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HomeMy WebLinkAboutAgenda Packet - PC - 2022.09.26Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Online7:00 PMMonday, September 26, 2022 On September 16, 2021, Governor Newsom signed into law AB 361, which allows a local agency to meet remotely when: 1. The local agency holds a meeting during a declared state of emergency; 2. State or local health officials have imposed or recommended measures to promote social distancing; and 3. Legislative bodies declare the need to meet remotely due to present imminent risks to the health or safety of attendees. On September 19, 2022 the City Council adopted Resolution Number 114-2022 stating that the City Council and Commissions will continue to meet remotely for at least thirty days for the following reasons: 1. There is still a declared state of emergency; 2. The State recommends that individuals in public spaces maintain social distancing and wear masks; and 3. The City can't maintain social distancing requirements for the public, staff, Councilmembers, and Commissioners in their meeting spaces. Pursuant to Resolution Number 114-2022, the City Council Chambers will not be open to the public for the September 26, 2022 Planning Commission Meeting. Members of the public may view the meeting by logging on to the Zoom meeting listed below. Additionally, the meeting will be streamed live on YouTube and uploaded to the City's website after the meeting. Members of the public may provide written comments by email to publiccomment@burlingame.org. Emailed comments should include the specific agenda item on which you are commenting, or note that your comment concerns an item that is not on the agenda or is on the consent agenda. The length of the emailed comment should be commensurate with the three minutes customarily allowed for verbal comments, which is approximately 250-300 words. To ensure your comment is received and read to the Planning Commission for the appropriate agenda item, please submit your email no later than 5:00 p.m. on September 26, 2022. The City will make every effort to read emails received after that time, but cannot guarantee such emails will read into the record. Any emails received after the 5:00 p.m. deadline which are not read into the record will be provided to the Planning Commission after the meeting. Page 1 City of Burlingame Printed on 9/22/2022 September 26, 2022Planning Commission Meeting Agenda To Join the Zoom Meeting: To access by computer: Go to www.zoom.us/join Meeting ID: 826 6118 3096 Passcode: 934909 To access by phone: Dial 1-346-248-7799 Meeting ID: 826 6118 3096 Passcode: 934909 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES There are no Minutes to approve. 4. APPROVAL OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak about any item not on the agenda. Members of the public wishing to suggest an item for a future Planning Commission agenda may do so during this public comment period . The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. Speakers are limited to three minutes each; the Chair may adjust the time limit in light of the number of anticipated speakers. 6. STUDY ITEMS There are no Study Items. 7. CONSENT CALENDAR Items on the Consent Calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. 1312 Montero Avenue, zoned R-1 - Application for Design Review and Special Permit for second floor deck for a first and second story addition to an existing single -unit dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(1). (Dreiling Terrones Architecture Inc ., applicant and architect; Kate and Joel Rosenquist, property owners) (120 noticed) Staff Contact: Catherine Keylon a. Page 2 City of Burlingame Printed on 9/22/2022 September 26, 2022Planning Commission Meeting Agenda 2836 Mariposa Drive, zoned R -1- Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(1). (Audrey Tse, InSite Design Inc., applicant and architect; Vikram Rao and Sonam Prakash, property owners) (104 noticed) Staff Contact: Fazia Ali b. 8. REGULAR ACTION ITEMS 1205 Burlingame Avenue, zoned BAC - Application for a Master Sign Program for a sign above the ground floor and to exceed allowable sign area on an existing commercial building. (David Ford, applicant and designer; Ronald Karp, property owner) (66 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. 1855 -1881 Rollins Road, zoned RRMU - Application for Design Review, Density Bonus with Incentive and Waiver, and Community Benefit Bonuses for a new, 420-unit multi-unit residential development. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15332 of the CEQA Guidelines (Infill Exemption). (Scott Youdall, The Hanover Company, applicant; Jon Ennis, BDE Architecture, architect; SJ Amoroso Properties Co, E and S Property LLC, and ANRM Holdings LLC, property owners) (75 noticed) Staff Contact: Erika Lewit b. 9. DESIGN REVIEW STUDY 740 Paloma Avenue, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and detached garage and Minor Use Permit for plate height of new detached garage. (Dain Adamson, Thomas James Homes, applicant; Bassenian Lagoni, architect; SF21G, LLC, Thomas James Homes, property owner) (112 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. 2704 Hillside Drive, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and detached garage and Minor Use Permit for plate height of new detached garage. (Dain Adamson, Thomas James Homes, applicant; Bassenian Lagoni, architect; SF21G, LLC, Thomas James Homes , property owner) (114 noticed) Staff Contact: 'Amelia Kolokihakaufisi b. 132 Occidental Avenue, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and detached garage and Minor Use Permit for plate height of new detached garage. (Anna Felver, Thomas James Homes, applicant; Bassenian Lagoni, architect; SF21A, LLC, property owner) (129 noticed) Staff Contact: 'Amelia Kolokihakaufisi c. 1305 Rollins Road, zoned I /I - Application for Commercial Design Review for exterior facade improvements to an existing commercial building. (William Hagman, applicant and architect; Black Mountain Properties, LLC, property owner) (49 noticed) Staff Contact: Catherine Keylon d. Page 3 City of Burlingame Printed on 9/22/2022 September 26, 2022Planning Commission Meeting Agenda 620 Airport Boulevard, zoned BFC - Application for Environmental Review, Commercial Design Review, and Special Permits for Height and Development under Tier 3/Community Benefits for two, new 9-story office/R&D buildings. (Boca Lake Office, applicant and property owner; DGA, Inc, architect) (20 noticed) Staff Contact: Catherine Keylon e. 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of September 19, 2022 12. ADJOURNMENT Notice: Any individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, September 26, 2022 at rhurin@burlingame.org or 650-558-7256. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for inspection via www.burlingame.org/planningcommission/agenda or by emailing the Planning Manager at rhurin@burlingame.org. If you are unable to obtain information via the City's website or through email, contact the Planning Manager at 650-558-7256. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on September 26, 2022. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on October 6, 2022, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $745.00, which includes noticing costs. Page 4 City of Burlingame Printed on 9/22/2022 Item No. 7a Consent Calendar City of Burlingame Design Review and Special Permit Address: 1312 Montero Avenue Meeting Date: September 26, 2022 Request: Application for Design Review and Special Permit for second floor deck for a first and second story addition to an existing single-unit dwelling. Applicant and Architect: Dreiling Terrones Architecture APN: 027-192-140 Property Owners: Kate and Joel Rosenquist Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The subject property is an interior lot which slopes down approximately eight feet between the front and rear property lines. Due to this slope, the main living level is one-story at the street and is the second story at the rear of the house, with a lower level below. The existing single-unit dwelling measures 2,412 SF in floor area, including an attached garage. The applicant is proposing a two-story addition at the rear of the house. The lower floor addition would include an expansion of the family room and the addition of a laundry/mud room. The proposed project also includes removing an existing second floor deck at the rear of the house and expanding the main living level (bedroom #1) with a new 75 SF second floor deck that would be accessible from both bedroom #1 and bedroom #2. With the proposed project the total floor area would increase from 2,412 SF (0.39 FAR) to 2,888 SF (0.47 FAR) where 3,020 SF (0.50 FAR) is the maximum allowed. The proposed deck/terrace at the rear of the house has a finished floor that is more than 9 feet above grade and therefore is considered a second floor deck. A Special Permit is required for a second floor deck/balcony with a maximum size of 75 square feet and a side setback two times the minimum required setback. While the existing house has an existing second floor deck that is approximately 115 SF, because the proposed project includes demolition of the existing deck with a rear expansion and construction of a new deck, the application includes a request for a Special Permit for the proposed 75 SF second floor deck (12’-0” right side setback proposed where 8’-0” is the minimum required). With this application, the number of bedrooms would remain at three. Two parking spaces, one of which must be covered, are required on site. The existing attached garage provides one covered parking space, measuring 17- 1” wide by 22’-9” deep (10’ x 18’ clear interior dimensions required for an existing one-car garage): one uncovered parking space (9’ x 18’) is provided in the driveway. The applicant is requesting the following applications:  Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)); and  Special Permit for a second floor deck (75 SF proposed where up to 75 SF is allowed with a Special Permit) (C.S. 25.10.035(7)). Design Review and Special Permit 1312 Montero Avenue 2 1312 Montero Avenue Lot Area: 6,000 SF Plans date stamped: August 15, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (Lower flr): (Main flr): N/A 10’-3” No change No change 15'-0" or block average 20’-0” or block average Side (left): (right): 4’-9" 7’-0" 7’-9” 12’-0” 4’-0” 4’-0” Rear (Lower flr): (Main flr): 54’-8" 48’-6” 44’-9" 44’-9” 15’-0" 20’-0" Lot Coverage: 1,759 SF 29% 1,763 SF 29% 2,400 SF 40% FAR: 2,412 SF 0.39 FAR 2,888 SF 0.47 FAR 3,020 SF 0.50 FAR # of bedrooms: 3 No change --- Off-Street Parking: 1 covered (17’-1” x 22’-9” clear interior) + 1 uncovered (9’ x 18’) No change 1 covered (10’ x 18’ clear interior) 1 uncovered (9' x 20') Building Height: 14’-10” No change 30'-0" Plate Height (Lower flr): (Main flr): 7’-0” 8’-0” No change (matching) No change (matching) 9’-0” 8’-0” DH Envelope: Complies Complies C.S. 25.10.055 Second Floor Balcony: 115 SF second floor deck to be removed 75 SF ² (12’-0” right side setback) 75 SF (8’-0” side setbacks) 1 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR). 2 The deck/terrace at the rear of the house is considered a second floor deck because any uncovered deck/terrace with a finished floor that is more than 9 feet above grade is a second floor deck. Special Permit requested for proposed 75 SF second story deck. Design Review and Special Permit 1312 Montero Avenue 3 Summary of Proposed Exterior Materials: • Windows: Aluminum clad wood window with simulated true divided lites with wood trim around windows. • Siding: Cement plaster (stucco). • Roof: Ceramic “S” tiles. • Other: Wood corbels, wood trim, wood railings, wood timber header, wrought iron balcony railing. Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on September12, 2022, the Planning Commission noted that the proposed addition was a natural expansion to the existing house and voted to place this item on the Consent Calendar (see attached September 12, 2022 Planning Commission Minutes). There were no changes requested by the Commission. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Suggested Findings for Design Review: 1. The proposed addition to the existing single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25, with the exception of the requested Special Permit for the second floor deck; the addition is at the rear portion of the house and the architectural style, mass and bulk match the existing house with the new gable at the rear complimenting the existing front gable; and that the addition has been designed to include elements and materials of the existing architectural style to help integrate the addition into the existing structure including clay tile roof materials, wood timbers, and cement plaster. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. Design Review and Special Permit 1312 Montero Avenue 4 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio and declining height envelope requirements. For these reasons, the project may be found to be compatible with the requirements of the City's design review criteria. Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-1 zoning district pursuant to Chapter 25.78 shall be supported by written findings. In making such determination, the following findings shall be made: 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood; 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; 3. The proposed project is consistent with the residential design guidelines adopted by the City; and 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. Suggested Findings for a Special Permit (Second Floor Deck): 1. The blend of mass, scale, and dominant structural characteristics of the proposed second floor addition are consistent with the existing dwelling; the 75 SF second floor deck is smaller than the existing deck as it is replacing an existing second floor deck that is approximately 115 SF; the new second floor deck is more cohesively integrated in to the style of the existing Spanish revival architecture. 2. The variety of façade, exterior finish materials, and elevations of the proposed second floor deck are consistent with the existing structure and will be located on the right side of the structure, where the existing deck spans the entire rear façade; the new second floor deck is setback 12’-0” from the right side property lines in excess of the minimum required 8’-0” side setback. 3. The proposed project is consistent with the residential design guidelines adopted by the City in that the proposed structure is compatible with the requirements of the City's design review criteria as noted above. For these reasons, the project may be found to be compatible with the requirements of the City's Special Permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 15, 2022, sheets A0.0 through A5.1; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or Design Review and Special Permit 1312 Montero Avenue 5 pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. 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 12. 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. Catherine Keylon Senior Planner Design Review and Special Permit 1312 Montero Avenue 6 c. Dreiling Terrones Architecture, applicant and architect Attachments: September 12, 2022 Planning Commission Minutes Application to the Planning Commission Special Permit Application Neighbor Letter of Support, B. Boyse, dated August 26, 2022 Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed September 16, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, September 12, 2022 c.1312 Montero Avenue, zoned R-1 - Application for Design Review and Special Permit for second floor deck for a first and second story addition to an existing single -unit dwelling. (Dreiling Terrones Architecture Inc ., applicant and architect; Kate and Joel Rosenquist, property owners) (120 noticed) Staff Contact: Catherine Keylon 1312 Montero Ave - Staff Report 1312 Montero Ave - Attachments 1312 Montero Ave - Plans Attachments: All Commissioners have visited the project site. Associate Planner Kolokihakaufisi provided an overview of the staff report. Chair Gaul opened the public hearing. Richard Terrones, architect and Kate Rosenquist, property owner, represented the applicant and answered questions about the application. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >The style is fabulous; it is a wonderful project. It's great that the property owner wants to reuse the structure completely and is keeping all of the landscaping. >This is a very beautiful and charming design; love the very natural expansion of the home at the rear . It's great that you were able to talk to the neighbor to the right and get their consensus on the project . This is a perfect project to go to the Consent Calendar. >I can support the Special Permit for the second floor deck because 75 SF is allowed and there are 10 -foot wide alleys on two sides of the property, which helps to separate the neighbors. It sounds like they have support from the neighbors. Chair Tse made a motion, seconded by Commissioner Pfaff, to place the item on the Consent Calendar. The motion carried by the following vote: Aye:Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse6 - Absent:Comaroto1 - Page 1City of Burlingame City of Burlingame  Community Development Department  501 Primrose Road  (650) 558-7250  planningdept@burlingame.org Authorization to Reproduce Project Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City’s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. _________ (Initials of Architect/Designer) Project Application - Planning Division Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit Design Review Hillside Area Construction Permit Minor Modification Special Permit Variance Other Project Address: Assessor’s Parcel #: Zoning: Project Description: Applicant Property Owner Name: Name: Address: Phone: E-mail: Architect/Designer Name: Address: Phone: E-mail: Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant’s signature: Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Division. Property owner’s signature: Date: Date Application Received (staff only): 1312 Montero Ave Richard Terrones (650) 696-1200 Richard Terrones (650) 696-1200 rt@dtbarch.com Kate & Joel Rosenquist 06868 RT 027-192-140 R1 1103 Juanita Ave Burlingame, CA 94010 1103 Juanita Ave Burlingame, CA 94010 4 First and second floor addition and interior alterations to an existing single unit dwelling. City of Burlingame Community Development Department 501 Primrose Road P (650) 558-7250 www.burlingame.org City of Burlingame Special Permit Application (R-1 and R-2) The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Chapter 25.78). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the existing street and neighborhood. 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. The proposed second floor balcony, replaces an existing larger balcony that is in the same general location on the property. The area of the existing balcony is approximately 115 sf. The area of the proposed balcony will be 75 s.f. There are other houses in the neighborhood that have second floor balconies, including the neighbor at 1308 Montero Ave. That house will be separated from the new balcony by large mature trees on each property. The house at 1316 Montero is separated from the new balcony, by the proposed addition, and by the existing driveway of 1316 Montero. The existing balcony is actually inconsistent with the existing Spanish revival architecture of the house. The proposed balcony will be more characteristic of the Spanish style design. The proposed second floor balcony will be accessed from Bedroom Spaces, and not the communal and entertaining living spaces of the house. The balcony is consistent with other residential balconies in the neighborhood, that often occur on sloping lots such as this one. The new balcony will be reduced in size relative to the current balcony. The existing second floor balcony (+/- 115 s.f.) would not be allowed under the Design Guidelines and permitting requirements. The new second floor balcony meets the requirements for the new Special Permit application processes. The design of the new second floor balcony is consistent with the massing and detailing that is encouraged through the Design Guidelines. No trees are being removed as a result of this project. 1 Alicia Ader From:Joel Rosenquist Sent:Monday, August 29, 2022 11:40 AM To:Richard Terrones; Alicia Ader Cc:Kate Rosenquist Subject:Letter of support from neighbor on right Richard,    Good just seeing you. Please see below for the letter we discussed. Let us know if you need anything else.    Thank you, Joel      Sent from iCloud    Begin forwarded message:    From: BRAD BOYSE   Subject: Proposed renovation  Date: Aug 26, 2022 at 3:49 PM  To: Joel Rosenquist         Hi Joel and Kate,      Thank you for reaching out regarding your planned remodel. Exciting news despite the disruption  between here and the completed project for you!    I appreciate seeing the plans for the renovation including the deck in back. I am confident that with  some simple coordination we can preserve the privacy that the existing tree line provides to both our  properties and I am fine with the proposed changes.    I am happy to discuss if there are further concerns or changes that evolve in your project.    Best,    Brad     1308 Montero    BRAD BOYSE      Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, AND SPECIAL 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 Design Review and Special Permit for a second floor deck for a first and second story addition to an existing single-unit dwelling at 1312 Montero Avenue, Zoned R-1, Joel A. and Mary Kate Rosenquist Tr, property owners, APN: 027-192-140; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 26, 2022, 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 Initial 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 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26th day of September, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, and Special Permit 1312 Montero Avenue Effective October 6, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 15, 2022, sheets A0.0 through A5.1; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, and Special Permit 1312 Montero Avenue Effective October 6, 2022 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11. 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 12. 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. 1312 Montero Avenue 300’ noticing APN: 027-192-140 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONAugust 15, 2022 civil engineers and surveyors ROSENBLUM, INC. 1630 Oakland Road, Suite A114, San Jose, CA 95131 www.uandr.com UNDERWOOD& (408) 453-1222 Address: 2836 Mariposa Drive Meeting Date: Septembet 26,2022 Request: Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling. Design Review and Hillside Area Construction Permit Applicant and Architect: Audrey Tse, lnsite Design lnc Property Owners: Vikram Rao and Sonam Prakash General Plan: Low Density Residential Item No. 7b Consent Calendar APN: 025-072-100 Lot Area: 15,072 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEOA), per Section 15301 (eX1 ) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The subject property is an interior lot with an existing one-story, single-unit dwelling and attached garage. The applicant is proposing an addition to the first and second floor of the main dwelling. With this application, the floor area would increase from 2,451 SF (0.16 FAR) to 3,438 SF (0.23 FAR) where 5,923 SF (0.39 FAR) is the maximum allowed (includes covered porch exemption). The subject property is located within the Hillside Overlay Zone. Code Section 25.20.040 states that hillside development shall be designed to preserve existing distant views. View preservation shall be limited to obstruction of distant views to San Francisco Bay, the San Francrsco Airport, and Mills Canyon from primary indoor living areas (living rooms and family rooms) (Code Section 25.20.040.8). With this application, the number of bedrooms in the main dwelling would increase from 3 to 5 (office/workout room qualifies as a potential bedroom). Three parking spaces, two of which must be covered, are required on-site for the main dwelling. Two covered spaces (18'-8" wide x 18'-5" deep, clear interior dimensions) are provided in the attached garage; one uncovered parking space (9'x 18') is provided in the driveway. Therefore, the project complies with off-street parking requirements- All other Zoning Code requirements have been met. Design Review for a first and second story addition to an 2s.68.020(C)(1 )(b)); ano existing single-unit dwelling (C.S Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling (c.s. 25.70.020(A)); This space intentionally left blank. City of Burlingame The applicant is requesting the following applications: Design Review and Hillside Area Construction Permit 2836 Mariposa Drave Lot Area: 1 072 SF Plans date stam 2836 Mariposa Drive 2022 EXISTING ALLOWED/REQUIRED Front Sefbaclrs (1st flr): (2nd flr): 21',-5"17'-8" (to addition) 27'-11" 1s',-7" 20'-0" Side Sefbacks (|eft, l"t flr): (2nd flr): (right, l"t flr): (7d flr): 8',-7" 12',-9" no change 35',-1o', no change 14',-3" 7',-0" 7'-0" 7',-0" 7'-0" Rear Sefbacks (1st flr): (2nd ftr): 7"111'-no change 112'-9" 15',-0" 20'-0" Lot Coverage:2,472 SF 160/o 2,542 SF 17o/o 6,029 SF 40o/o FAR:2,451 SF 0.16 FAR 3,438 SF 0.23 FAR 5,923 SF I 0.39 FAR # of bedrooms:3 5 2 covered (18'-8'wide x 18'-5' deep clear interior) 1 uncovered (9' x 18') no change 2 covered (18'x1 8' clear interior) 1 uncovered (9' x 18') Building Height:20'-11"28',-2"30'-0" Plate Height (1"t flr): (7d flr): 8'-0'8',-0" 8',-0" 9',-0" 8',-0" Declining Height Envelope:complies complies c.s. 25.10.05s(AX1) 1 (0.32 x 15,072 SF) + 1,100 SF = 5,923 SF (0.39 FAR) Summary of Proposed Exterior Materials: . Windows: fiberglass wood clad windowso Doors: stained grade front entry door, stained wood garage doorso Siding; stained cedar siding, stucco. Roof: composite shingles. Other: stone tiles, wood trims Staff Comments: None. -z- PROPOSED Off Street Parking: Design Review and Hillside Area Construction Permit 2836 Mariposa Drive Design Review Study Meeting: At the Planning Commission Design Review Study meeting on Septemberl2, 2022, the Planning Commission noted that the proposed addition was a natural expansion to the existing house and voted to place this item on the Consent Calendar with no suggested changes (see attached September 12, 2022 Planning Commission Minutes). The project architect provided a response letter which addresses a correction to the floor plan which aligns with the approved plans from the September 12, 2022 Planning Commission meeting. The architect also notes a minor change requested by the homeowners to have the garage door lites placed across the top of the garage rather than vertically along the right side of the garage door (see revised Proposed Front Elevation). No other changes have been made. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1 . Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. lnterface ofthe proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. ln the case of an addition, compatibility with the architeclural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. ln making such determination, the following findings shall be made: The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Suggested Findings for Design Review: The proposed addition to the existing single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the architectural style, mass and bulk match the existing house and that the addition has been designed to include elements and materials of the existing architectural style to help integrate the addition into the existing structure including composition shingle roofing, stucco and cedar siding, fiberglass clad wood windows, painted wood trim, and wood doors. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio, building height, and declining height envelope requirements. 1 2 2 3 ?- 1. 1 2 a Design Review and Hi side Area Construction Permit 2836 Mariposa Drive For these reasons, the project may be found to be compatible with the requirements of the City's design review criteria. Required Findings for Hillside Area Construction Permit: Any decision to approve a Hillside Area Construction Permit application pursuant to Code Section 25.20.040 and Chapter 25.70 shall be supported by written findings. ln making such determination, the following findings shall be made: The project is consistent with the purpose of the Hillside Overlay Zone. The project complies with the development standards found in Section 25.20.040.8 through l. The placement ofthe proposed construction does not have a substantial impact on adjacent properties or on the character of the immediate neighborhood. Suggested Findings for Hillside Area Construction Permit: That the proposed addition creates enclosed living area at the lowest level and the upper level does not block protected views from neighboring properties. That the addition increases the existing highest roof ridge by 7'-3" (from 20'-11" to 28'-2"), however is not considered to be a significant increase; a large portion of the massing of the addition is placed within the pitched roof of the existing house. That the siting of the lot in relation to the surrounding properties and placed of the addition on the existing house does not have a substantial impact on neighboring properties and that the existing trees in the rear yard will remain with construction and continue to enhance the open spaces in the canyon that are visible from the subject site and from surrounding properties. For these reasons, the project does not obshuct distant views from habitable areas with nearby dwelling units and therefore the project may be found to be compatible with Hillside Area Construction Permit criteria. Planning Gommission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 20, 2022, sheets A'1.0 through A4.2; revised sheet A4.0 reflect the correct material for the garage lites that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYl or amendment to be determined by Planning staff); that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; that demolition for 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; 3 1 2 1 -4- 2. 3. 4. 5. 6 Design Review and Hillside Area Construction Permit 2836 Mariposa Drive 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 all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 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 the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11.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 project has been built according to the approved Planning and Building plans. Fazia Ali Assistant Planner c. Audrey Tse, applicant and architect Attachments: September 12, 2022 Planning Commission Minutes Applicant's Response Letter to the Planning Commission, dated September 20,2O22 Application to the Planning Commission Planning Commission Resolution (Proposed) Notice of Public Hearing - Mailed September 16,2022 Area Map l 8 o 12. BURLINGAME Gity of Burlingame BURLINGAME CIry HALL 501 PRIMROSE ROAD BURLINGAIVE, CA 94010 d Monday, Septembet 12, 2022 7:00 PM Online 2836 l\4ariposa Drive, zoned R-1- Application for Design Review, Hillside Area Construction Permit, and Special Permit for second floor deck for a first and second story addition to an existing single-unit dwelling. (Audrey Tse, lnSite Design lnc., applicant and architect; Vikram Rao and Sonam Prakash, property owners) (104 noticed) Staff Contact: Fazia Ali Attachments: 2836 l\y'ariposa Dr - Staff Report 2836 Marioosa Dr -Attachements 2836 l\,larioosa Dr - Plans All Commissioners have visited the project s/te. Commlssioner fse was recused from this item because she is the architect for the project. Planning Manager Hurin provided an oveNiew of the staff repod. Chair Gaul opened the public hearing. Lauren Lee, representing tha architect, and Viknm Rao and rcpresented tho applicant and answered questions about the application. Public Comments: > There were no public comments. Chair Gaul closed the public heaing. Commlsslon Dlscussion/Diraclion: Sonam Prakash,property owners, > Concerned about potential view blockage on the uphill neighbor at 2840 Maiposa Drive. > /f is a groat looking project. I didn't find any issuos with regards to views or other impacts from being on the hillside. There is cunently a lot of vegetation out thero and there isn't a lot of view cofiidors that this project affects, so I can suppotT that. > I agree with my fellow commissioner. The propottions are don6 really nicely on this project. The different mateials and the propotlions complement each othet. > lt is a really good projoct. Chair Gaul made a motion, seconded by Commissioner Horan, to place the item on the Consent Calendar. The motion carried by the following vote: Aye: 5 - Gaul, Horan, Lowenthal, Pfaff, and Schmid Absent: 'l - Comaroto Recused: 1 - Tse Page 1 Meeting Minutes Planning Gommission City of Burllngamd I inSite l September 20,2022 City of Burlingame Community Development Departments 501 Primrose Road Burlingame, California 940 I 0 Regardingz 2836 Mariposa Drive At the last submission, we had erroneously included an outdated rendition of the proposed floor plan for this project. Enclosed is the correct floor plan that aligns with the exterior elevations that were reviewed and approved at the September 12ft Planning Commission meeting. We apologize for the oversight. Please note that there is no change in the project data. Secondly, our client decided to revise the location of the lites at the garage door, preferring lites across the top of the garage door rather than vertically along the right of the door as you had previously reviewed. It is a matter of safety and improved light infiltration into the garage that this decision was made. Enclosed is an updated front elevation reflecting the approved front elevation and the proposed front elevation reflecting this edit. We hope that you will find the proposed garage door design as amenable as the previous version Thank you for your support. Respectfully submitted, Lauren Lee Principal, Insite Design Inc. RECEIVED sEP 2 0 2022 CITY OF BURLINGAME CDD-PI-ANNING DIV 1534 Ptaza Lane, #318 . Burtingame, CA 94010 r [t] 650.697.1318 c [f] 650.697.0338 r www.insite2design.com rl'hitrrlrrrr. rL^.iun . ittli'rirrs Project Application - Planning Division Type of Application:Accessory Dwelling Unit Design Review Special Permit E Conditional Use/Minor Use Permit Hillside Area Construction Permit E variance r' r' r'E ruino, Modification E otn"t 2836 Mariposa Drive 025-072-100 R1 Proiect Address:Assessor's Parcel#:Zoning: Project Description: Main floor reconfiguration, small front expansion, 2nd story addition for a 4-bedroom plus office and 5 bathroom home. Applicant Name: Address: Audrey Tse 1534Plaza Lane, #318 Burlingame, CA 94010 650-235-9566 audrey @ i nsite2design.com Propefi Owner Name: Vikram Rao and Sonam Prakash Phone E-mail Address: Phone: E-mail: 2836 Mariposa Drive Burlingame, CA 94010 646-556-50 90 vikramrrao@gmail.com Date: Architect/Designer Name: Same as above Address: application to the Planning Division Property owne/s signature: Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. AT uf a/y- (lnitials of Architect/Designer) 91 81 91 * Architect/Designer must have a valid Burlingame Business License.Burlingame Business License # Applica nt: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Propefi Owner: I am aware of proposed application and hereby authorize the above applicant to submit this t J lL JUN - 32022 's,,f5'xY.t,liff$i$: Dote Application Received (stalf only): 6-3-2022 City of Burlingame r Community Development Department o 501 Primrose Road o (650) 558-7250 o planninsdept@burlingame.ors Phone: E-mail: RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND HILLSIDE AREA CONSTRUCTION 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 and Hillside Area Construction Permit for a first and second story addition to an existino single- unit dwellino at 2836 Mariposa Drive. Zoned R-1. Vikram Rao and Sonam Prakash, property owners. APN: 025-072-100; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 26. 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the lnitial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, 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 categoricalexemption, per CEQA Section 15301 (eX1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. 3.It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Said Design Review and Hillside Area Construction Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Hillside Area Construction Permit are set forth in the staff report, minutes, and recording of said meeting. Chairperson l, _, Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26th day of September. 2022 by the following vote: 1 Secretary 2 J EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review and Hillside Area Construction Permit 2836 Mariposa Drive Effective October 6, 2022 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 15, 2022, sheets A1.0 through A4.2; that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Dlvision or Planning Commission review (FYl or amendment to be determined by Planning staff); that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; that demolition for 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 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 all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration proiects 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 the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPEGTIONS NOTED IN EACH GONDITION: 10. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural cer{ification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural 4 ^ 6 8 o EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review and Hillside Area Construction Permit 2836 Mariposa Drive Effective Oclober 6, 2022 certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 11 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 12 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. CITY OF BURUNGAME COMMUIIIW DEVETOPMENT DEPAETMEi{T 501 PRIMROSE ROAD BURUNGAME, CA 94010 PH: (650i 558-7250 www.burlingame.org Pr{lct Sllr: 2t36 iloriporo Driw, zd l.l Ihe ffty of turlingomo Plonniq Comnirsioa mrounoi lhe lolloring vfulucl pblir hooriq vh loom ca ilendcy, S.pr.mf.r 26, t0l2 cr 7:00 P.ff. Tou moy onmr dn meeliag oaliue !t uur.toom.urffllh or ry phom 0t (3161?rsrr9e, HootinglD; 8266118309e Porffode: 93{909 Dcm{pfbm lpplitotion for llerign lmisr ond llillride Arro (onrtrurtbn Ptrmit for o fir$ ond rrund rlory oddiliur lo on erirtiag *ngle+nil duellln g. lhnbsrr of tic putlir moy provide (orfimenfi ty emoil to ouHkomment@burlfi{omc.org or rpeol ot lhe ereeting. lloiled; hptamter I 6, 7022 (Please refer to other side) Cftv of BurlinEame - Public ltpaflBa.Hotice lf you have any questions abotrt this application or would like to schedule an appointment to view a hard copy of tfie application and plans, please send an email to pl eB n ing d,epl @ b udinqame.orr or ca ll { 6S1 558-7250" lndividuals who require special astisttnce or a disabllity-related modification or accommodation to participate in this meeting, or who have a disabitity and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that mav be distributed, should contact the Planna*g Division at planningdept@b$rlinraFe.orn or (55e| 558.7250 bV 10 am on theday of the meering. lf you challenge the subject application{s} ln court, you may be limited to raising only those issues you or solneone else raised at the public hearlng, deseribed in the notice or in written correspondence delivered to the city et or prior to the public hearing. Propefi owners who receive this notice are responsible for infurming their tenants about this notice. Kevin Gardiner, AICP Community Development Director [please refer ?a other side) PUBLIC HEARING NOTICE 2836 Mariposa Drive 300'noticing APN:025-072-100 rl&c rF ,l,J ,€'l ;' (1 .-'* €p ^4rSsYi' ,Iot &t,+I r.alo€6 $9 rO+ .51 B ES,i} s(}p @ tr 4rs H;.' {, (D(,46J Rt -4 ,rlaa *Ia D 5r}-a o Bs 7 s,. *o fuu* %€*' qA -stodz,'{/ -.s)oFb %_ +ae- sC-% b-o- ^a\r-no0.. t), ),TaT -41Vz-Eo flDro. -$4 4c .r:lY^-r* % s -@p_{t ,tu 6(JS\ #o 1 rrqtIqs 8Gs6 #^oao afrfril eao,s @v'(r,*TtI ,o'd $s itr/o- uo -*\\y5 -J\va +)"F-.oo €-n"o^ Vi?A'{il to&{ rst doq's {s&o qrps 4t--- 6 rfn A d far qvnl t5 rgi) {F E-d\ ry {fr66 soas toss $fit G t) Q*^ *frqs+s{(i86 %^'ttqJ" A\r*, ,% tJ rr@ oC!$F (\\,d -atV.1w^v--{.- U-\/^t7 VJ t? +21*a- 4,1 *@- "s 9S ,u**t e,-H cl '?1s.a! p- *o 5) ro *e_ $oaD ld **C{ s**rF s+€^Jl r{}*{:€ @ @r{t v;n 'tE d€_(, B A1.0TITLE SHEETGENERAL SYMBOLSPROJECT DIRECTORYCODE DATAPROJECT DATALEGENDABBREVIATIONS[ inSite ]CONTACT: AUDREY TSE OR LAUREN LEEPHONE: (650) 235-9566, FAX: (650) 235-9596DESIGNER:1534 PLAZA LN. #318BURLINGAME, CA 94010BURLINGAME, CA2836 MARIPOSA DR.VIKRAM PRAKASH AND SONAM RAOinSiteCLIENT/OWNER:ZONING DISTRICT: RS-6ASSESSOR'S PARCEL #: 025-072-1002836 MARIPOSA DR.LOCATION:BURLINAGME, CAarchitecture design interiorsDRAWING INDEX PROJECT DESCRIPTIONBURLINGAME, CA2836 MARIPOSA DRIVEPRAKASH-RAO RESIDENCEALLOWABLE FAR FOR THE HOUSE: 32% OF LOT PLUS 1100 SFLOT SIZE: 15,072 SFFLOOR AREA RATIO INFORMATIONEXISTING LOT COVERAGE: 1,983 SF (HOUSE) + 467 SF (GAR) + 17 SFLOT COVERAGE INFORMATIONALLOWABLE LOT COVERAGE - .40 X 15,072 SF = 6,029 SFSTORAGEFIRST FLOOR REMODEL AND ADDITION - KITCHEN, FAMILY ROOM, DINING AREA, LIVING ROOM, LAUNDRY,EXISTING FAR HOUSE: HOUSE = 1,983 SFTOTAL EXISTING FAR HOUSE: 2,450 SFA1.0 TITLE SHEET A2.3 EXISTING ROOF PLANA2.0 EXISTING/DEMO PLANA4.1 EXISTING AND PROPOSED REAR ELEVATIONSCONSTRUCTION HOURSLOCATION MAP SURVEYA4.0 EXISTING AND PROPOSED FRONT ELEVATIONSTOTAL PROPOSED FAR HOUSE: 3,472 SF 1ST FLOOR ADDITION = 104 SF GARAGE = 467 SFMONDAY - FRIDAY: 8:00AM - 7:00PMSATURDAYS: 9:00AM - 6:00PMNO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH,ALTER OR REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OR URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY, AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING OFFICIAL, WHICH APPROVAL SHALL BE GRANTEDFOR A PERIOD OF 3 DAYS. NO WORK ON SUNDAYS OR HOLIDAYS. HOLIDAYS ARETHE 1ST DAY OF JANUARY, 3RD MONDAY OF FEBRUARY, LAST MONDAY OF MAY,4TH DAY OF JULY, 1ST MONDAY OF SEPTEMBER, 11TH DAY OF NOVEMBER, 4THTHURSDAY OF NOVEMBER, OR 25TH DAY OF DECEMBER. IF 1ST DAY OF JANUARY4TH DAY OF JULY, 11TH DAY OF NOVEMBER OR 25TH DAY OF DECEMBER FALLS UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY.CONSTRUCTION HOURS - 2ND FLOOR ADDITION = 918 SFPROPOSED FAR HOUSE: (E) HOUSE = 1,983 SFORDINANCES, RULES AND REGULATIONS:THESE PLANS ARE TO COMPLY TO THE FOLLOWING CODES,2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA FIRE CODEALL OTHER STATE, MUNICIPAL & LOCAL ORDINANCES, CODES,RULES & REGULATIONS, AS APPLICABLE2019 CALIFORNIA GREEN BUILDING STANDARDS CODE2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA EXISTING BUILDING CODE2018 IBC, UMC, UPC AND 2017 NEC, AS AMENDED 2019 CALIFORNIA RESIDENTIAL CODEBY THE STATE OF CALIFORNIAPROPOSED LOT COVERAGE: 2,087 SF (HOUSE 1ST FLOOR) + 467 SF (GAR) A2.1 CONSTRUCTION PLAN (E) GARAGE (NO CHANGE) = 467 SFA1.1 SITE PLANTITLE 24 AND GREEN BUILDING:JIM BLOMQUIST, CERTIFIED ENERGYCONTACT: JIM BLOMQUISTPHONE: 408-310-008141C HANGAR WAYWATSONVILLE, CA 95076STRUCTURAL ENGINEER:SUNG ENGINEERING, INC.CONTACT: PETER SUNGPHONE/FAX: 510-475-7900/510-475-791329300 KOHOUTEK WAY, SUITE #190UNION CITY, CA 94587ANALYST CEPE CEASECOND FLOOR ADDITION - PRIMARY SUITE, BEDROOM, BATHROOMCONSTRUCTION TYPE: V-BALLOWABLE FAR FOR THE HOUSE: 4,823 SF + 1,100 SF = 5,923 SFA2.1A AREA CALCULATIONS2836 MARIPOSA DR.BURLINGAME, CARAOPRAKASH - RESIDENCEA2.4 PROPOSED ROOF PLANOCCUPANCY TYPE: = 2,665 SFADDITION OF INTERIOR STAIR TO 2ND FLOOR ADDITIONPW.1 PUBLIC WORKS STANDARD DETAILSBEYOND SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIREFURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION.1. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED2. A GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THEDEPARTMENT OF PUBLIC WORKS.3. COMPLY WITH SB 407 - ALL NON-COMPLIANT PLUMBING FIXTURES TO BEREPLACED BY WATER-CONSERVING PLUMBING FIXTURES.4. A MINIMUM OF 65% OF CONSTRUCTION WASTE TO BE RECYCLED OR SALVAGED CALGREEN 4.408.1FIRE SPRINKLER NOTES1. PROVIDE A FIRE SPRINKLER SYSTEM THROUGHOUT MAIN HOUSE AND2. SEE SITE PLAN FOR SCHEMATIC LINE DIAGRAM3. PROVIDE A BACKFLOW PREVENTION DEVICE; USC APPROVED DOUBLE CHECK VAVLE ASSEMBLY. GENERAL CONTRACTOR SHALL ENSURE THE4. MINIMUM WATER METER SIZE SHALL ACCOMODATE BOTH DOMESTIC ANDFIRE SPRINKLER SYSTEM DEMAND TOTALS.ADU. FIRE SPRINKLER PLANS SHALL BE SUBMITTED THROUGH FIRE DEPARTMENT FOR APPROVAL PRIOR TO INSTALLATION.DOUBLE CHECK VALVE FOR FIRE PROTECTION SHALL BE TESTED ANDAPPROVED BY A SAN MATEO COUNTY ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENTFINAL INSPECTION.5. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODEAPPENDIX B. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN3600 SQFT SHALL BE PROVIDED AT 1000 GPM UNLESS PROTECTED BY ANAUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN IT MAY BE REDUCED BY 50%. CONTACT BURLINGAME ENGINEERING DEPARTMENT.GENERAL NOTESA1.2 CONSTRUCTION BEST MANAGEMENT PRACTICESA4.2 EXISTING AND PROPOSED SIDE ELEVATIONS (SMALL SHED) + 68 SF (STOR. SHED) + 26 SF (RAISED DECK) = 2,561 SF +17 SF (SMALL SHED) + 68 SF (STOR. SHED) + 26 SF (RAISED DECK) A1.1SITE PLAN2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCEMARIPOSA DRIVE PW.1PUBLIC WORKSarchitecture design interiors[ inSite ]STANDARD DETAILS2836 MARIPOSA DR.BURLINGAME, CARAOPRAKASH - RESIDENCE A1.2[ inSite ]architecture design interiors CONSTRUCTIONBEST MANAGEMENTPRACTICES2836 MARIPOSA DR.BURLINGAME, CARAOPRAKASH - RESIDENCE A2.0EXISTING AND 2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCEUPUPDNDEMOLITION PLANLINEN A2.1CONSTRUCTION PLAN2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCEUPUPDNDNUPOPEN RAILPANTRY CLOSETLINENLINE OF HOUSE BELOWWET BAR A2.1AAREA CALCULATIONS2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCEUPUPDNUPOPEN RAILPANTRY CLOSETLINE OF HOUSE BELOWWET BARZONING DISTRICT: RS-6ALLOWABLE FAR FOR THE HOUSE: 32% OF LOT PLUS 1100 SFLOT SIZE: 15,072 SFFLOOR AREA RATIO INFORMATIONEXISTING LOT COVERAGE: 1,983 SF (HOUSE) + 467 SF (GAR) = 2,450 SFLOT COVERAGE INFORMATIONALLOWABLE LOT COVERAGE - .40 X 15,072 SF = 6,029 SFEXISTING FAR HOUSE: HOUSE = 1,983 SFTOTAL EXISTING FAR HOUSE: 2,450 SFTOTAL PROPOSED FAR HOUSE: 3,472 SF 1ST FLOOR ADDITION = 104 SF GARAGE = 467 SF 2ND FLOOR ADDITION = 918 SFPROPOSED FAR HOUSE: (E) HOUSE = 1,983 SFPROPOSED LOT COVERAGE: 2,087 SF (HOUSE 1ST FLOOR) + 467 SF (GAR) (E) GARAGE (NO CHANGE) = 467 SFCONSTRUCTION TYPE: V-BALLOWABLE FAR FOR THE HOUSE: 4,823 SF + 1,100 SF = 5,923 SFOCCUPANCY TYPE: = 2,554 SFPROJECT DATADNLINEN A2.3EXISTING ROOF PLAN2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCE A2.4PROPOSED ROOF PLAN2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCE A4.0EXISTING AND 2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCERIDGE HEIGHTPROPOSED FRONTELEVATION RIDGE HEIGHTA4.1EXISTING AND 2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCEPROPOSED REARELEVATION RIDGE HEIGHTA4.2EXISTING AND 2836 MARIPOSA DR.BURLINGAME, CAarchitecture design interiors[ inSite ]RAOPRAKASH - RESIDENCEPROPOSED SIDEELEVATIONSRIDGE HEIGHT City of Burlingame Master Sign Program Address: 1205 Burlingame Avenue Meeting Date: September 26, 2022 Request: Application for a Master Sign Program for a sign above the ground floor and to exceed allowable sign area to replace an existing sign with a new sign on an existing commercial building. Applicant and Sign Designer: David Ford, All Sign Services APN: 029-204-060 Property Owner: Ronald Karp Lot Area: 5,850 SF General Plan: Burlingame Downtown Specific Plan Zoning: BAC (Burlingame Avenue Commercial District) Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311 (a), which states that construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on-premise signs, is exempt from environmental review. Background: In April 2002, a Sign Variance was granted for the number of signs on the pri mary frontage (Burlingame Avenue) (five signs approved where a maximum of three signs were allowed) and on the secondary frontage (six signs approved where a maximum of three signs were allowed). Master Sign Program: With the Zoning Code Update which became effective January 5, 2022, a Master Sign Program is required for signs located above the first story of a building in cases where the code does not specifically allow them. A Master Sign Program provides a means for the flexible application of sign regulations for projects that require multiple signs and/or unique signs. Proposed signs included with a master sign program request shall comply with the following: 1. The placement of any such sign shall not obscure any building or window trim or any architectural feature of the building. 2. The sign shape and design shall be compatible with the architectural style of the building on which it is placed. 3. The sign size shall be in proportion to façade portion on which it is placed. 4. No more than one sign shall be placed on any building frontage. 5. The total area of all signage on any one frontage shall be 1.0 square foot of sign area per 1.0 lineal foot of building frontage, with no sign permitted to be larger than 60 square feet. The second floor sign proposed with this Master Sign Program complies with the criteria above. Project Description: The applicant is requesting approval of a Master Sign Program for a second floor projecting sign at 1205 Burlingame Avenue, zoned BAC. As part of the Master Sign Program, the applicant is also requesting to exceed the maximum allowed sign area allotted for the secondary tenant frontage along Lorton Avenue. The building facades have frontages along Burlingame Avenue (primary frontage) and Lorton Avenue (secondary frontage). Sephora (retail tenant) has four (4) existing ground floor signs along Burlingame Avenue (primary frontage), consisting of a wall sign, awning sign, and a blade sign (totaling 43 SF), and one (1) existing ground floor wall sign (7.56 SF) along Lorton Avenue (secondary frontage). The applicant is proposing to replace the existing second floor projecting sign (45 SF) at the corner of the building with a new 47 SF projecting sign in the same location (counted towards the secondary frontage along Lorton Avenue). The proposed sign would be for the existing primary tenant (Sephora, retail store), located on the ground floor of the building. The proposed sign would consist of a framed aluminum sign cabinet with face lit aluminum channel Item No. 8a Regular Action Item Master Sign Program 1205 Burlingame Avenue 2 letters and would be mounted above the corner of the building. The sign would project 3’-10½ inches from the building, supported by three structural steel square tubes (4 inches thick) attached to 3/8 -inch thick steel mounting plates that wrap around the building corner. Sign lettering would be internally lit with LED. The vertical clearance of the proposed sign is 15’-10” above ground where 8’-0” above ground is the minimum required. A Master Sign Program is being requested for the following:  Sign above the first building story (C.S. 25.42.060 (C)); and  Signs exceeding the maximum allowed sign area along the secondary tenant frontage (55 SF proposed where 39 SF is the maximum allowed) (C.S. 25.42.060 (B)(2) and 25.42.060 – Table 25.42-3). 1205 Burlingame Avenue Plans date stamped: August 31, 2022 EXISTING PROPOSED ALLOWED/REQ’D Primary Frontage (Burlingame Avenue) # of signs: 4 (tenant and building frontage) no change 5 signs allowed along building frontage per Sign Variance approved in 2002 1 Total sign area (tenant frontage): 43 SF no change 86 SF Secondary Frontage (Lorton Avenue) # signs: 2 (tenant frontage) 3 (building frontage) 2 (tenant frontage) 3 (building frontage) 6 signs allowed along building frontage per Sign Variance approved in 2002 1 Total sign area (tenant frontage): 53 SF 2 55 SF 3 39 SF 1 Sign Variance for number of signs approved April 22, 2002. All signs along building frontage (not just tenant frontage) count towards total allowed number of signs. 2 Existing nonconforming sign area. 3 Approval of Master Sign Program required to allow total sign area to exceed 39 SF. Staff Comments: The Planning Division would note that this application was brought direct ly to the Planning Commission as a Regular Action Item. However, if the Commission feels there is a need for more discussion, this item may be placed on a future action calendar for a second review and/or public hearing with direction to the applicant. Required Findings for Master Sign Program: In order to grant a Master Sign Program the Planning Commission must find that the following findings exist on the property (Code Section 25.42.060 (D)(1-8): 1. The master sign program complies with the purpose and intent of this section and chapter; 2. The master sign program does not allow any sign that is prohibited by Section 25.42.040 (Prohibited Signs); 3. The master sign program standards will result in signs that are visually related or complementary to each other and to the buildings and/or developments they identify through the integration of predominant architectural materials, elements, or details of such buildings or developments; Master Sign Program 1205 Burlingame Avenue 3 4. The signage shall make a positive visual contribution to the overall image of the City; 5. Any deviations from sign standards are justified by unique circumstances or conditions applicable to the property; 6. The master sign program will not result in signs that would impair pedestrian and vehicular safety; 7. Light and glare associated with the signs will not negatively affect nearby residential uses; and 8. The master sign program shall not be used to exceed the maximum total number of freestanding signs per parcel frontage. (Ord. 2000 § 2, (2021)) Suggested Findings: That the placement of the proposed sign complies with the purpose and intent of the sign code regulations and is not a prohibited sign. That the proposed sign is replacing a similarly sized sign within the same location with a contemporary update that is visually related and complementary to the existing architectural details of the existing commercial building and contributes to the overall image of the City. That the proposed sign area exceeds the existing sign area by 2 SF and will create minimal impact to the surrounding area with its installation. That the placement of the sign projecting from the direct corner of the building and that the light and glare from the internally lit channel letters will not negatively affect the surrounding commercial buildings. For these reasons, the proposed project may be found to be compatible with the criteria above. Planning Commission Action: The Planning Commission should conduct a public hearing on the application and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 31, 2022, sheets 0.0 through 2.0; 2. that any increase in the number or area of the signs shall be subject to Planning Division or Planning Commission review (may require amendment to Master Sign Program; 3. that if the structure is demolished or the envelope changed at a later date the Master Sign Program associated with the building, as well as any other exceptions to the code granted here will become void; and 4. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame. ‘Amelia Kolokihakaufisi Associate Planner c. David Ford, applicant and sign designer Ronald Karp, property owner Attachments: Application to the Planning Commission Planning Commission Resolution (proposed) Notice of Public Hearing – September 16, 2022 Area Map City of Burlingame  Community Development Department  501 Primrose Road  (650) 558-7250  planningdept@burlingame.org Authorization to Reproduce Project Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City’s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. _________ (Initials of Architect/Designer) Project Application - Planning Division Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit Design Review Hillside Area Construction Permit Minor Modification Special Permit Variance Other Project Address: Assessor’s Parcel #: Zoning: Project Description: Applicant Property Owner Name: Name: Address: Address: Phone: Phone: E-mail: E-mail: Architect/Designer Name: Address: Phone: E-mail: Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant’s signature: Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Division. Property owner’s signature: Date: Date Application Received (staff only): Ronaldkarp@gmail.com 650-740-8005 Ronald Karp Sephora Burlingame Master Sign program for large projecting blade previously a Hotel sign 1205 Burlingame Avenue Suite 11205 DocuSign Envelope ID: 7585A1AD-BFE0-4FA6-9E8B-F114B61C16D6 June 16, 2022 Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND MASTER SIGN PROGRAM RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for A Master Sign Program for a sign above the ground floor and to exceed allowable sign area of an existing commercial building at 1205 Burlingame Avenue, Zoned BAC, Ronald Karp, property owner, APN: 029- 204-060; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 26, 2022, 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 Initial 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 15311 (a), which states that construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on-premise signs, is exempt from environmental review, is hereby approved. 2. Said Master Sign Program is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Master Sign Program is set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26th day of September, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Master Sign Program 1205 Burlingame Avenue Effective October 6, 2022 Page 1 1. that the project shall be built as shown on the plans subm itted to the Planning Division date stamped August 31, 2022, sheets 0.0 through 2.0; 2. that any increase in the number or area of the signs shall be subject to Planning Division or Planning Commission review (may require amendment to Master Sign Program); 3. that if the structure is demolished or the envelope changed at a later date the Master Sign Program associated with the building, as well as any other exceptions to the code granted here will become void; and 4. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame. 1205 Burlingame Avenue 300’ noticing APN: 029-204-060 SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR: 0.003.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 94010 VICINITY PLAN KEY PLAN NOTES: Per City of Burlingame Municipal Code 12.05, any work within the public right‐of‐way of the Downtown Burlingame Avenue limits shall require approval from the Public Works Department and shall comply with the following special conditions, specifications, details, and construction moratorium. RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION AUG 31 2022 SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR: EXISTING SIGNAGE - CORNER OF LORTON AVENUE AND BURLINGAME AVENUE SCALE: N.T.S. EXISTING SIGNAGE - BURLINGAME AVENUE SCALE: N.T.S. 0.103.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 94010 EXISTING SIGNAGE EXTERNALLY-LIT DIMENSIONAL LETTERS EXTERNALLY-LIT DIMENSIONAL LETTERS D/F ILLUMINATED BLADE SIGN NON-LIT D/F BLADE SIGN D/F ILLUMINATED BLADE SIGN EXTERNALLY-LIT DIMENSIONAL LETTERS NON-LIT ENTRY AWNING W/ GRAPHICS NON-LIT D/F BLADE SIGN NON-LIT D/F BLADE SIGN NON-LIT D/F BLADE SIGN SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR: 0.2 CONSTRUCTION PLAN SCALE: 1/8" = 1'-0" 03.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 94010 EDU TABLET 4'-0" EDU 6 5 4 3 2 A B C D 1 3'-0"48"x18"48"x12"48"x12"48"x12"48"x12"48"x12"48"x12"3'-0"48"x18"48"x12"48"x12"48"x12"48"x12"48"x12"48"x12"5' - 0 "CL E A R 5' - 0 "CL EA R 5'-0"CLEAR3'COAT RACK36"x18"36"x12"36"x12" MPOS 36"x12"36"x12"36"x12"ROPIS MPOS EXTERIOR SIDEWALK EXTERIOR SIDEWALKADJACENT TENANT EXTERIOR ALLEY WAYADJACENT TENANT N.I.C. N.I.C. N.I.C. ELEC. AREA108 TOILET ROOM104 ACC. TOILET ROOM103 MOP SINK109 OFFICE107 BREAK AREA105 HALLWAY102 STOCK ROOM106 J1 1 2 2'-6 1/8" VIF 1'-5 1/2"VIF1'-10 1/2" VIF 1'-5 1/2"VIF2 1'-10" VIF1'-5 1/2"VIF2 1'-10" VIF 1'-5"VIF2 1'-5" VIF1'-5"VIF4 4 2'-4 5/8"VIF3'-4 1/2" VIF2'-5 1/2"VIF3'-5 7/8" VIF 3 1/2" VIF 3 1/2" VIF 7 7 7 8 8 8 8 8 8 8 8 9 10 10 10 10 3'-0"12 2 13 3 14 15 NORTH CL.3 3 2 A B 1 5'-0"CLEARMPOSROPIS ADJACENT TENANT N.I.C. 2 1'-5 1/2"VIF1'-5 1/2"VIF2 1'-5 1/2"VIF4 2'-5 1/2"VIF3'-5 7/8" VIF 10 10 2 15 SEE SH. 0.3 FOR DETAIL Per City of Burlingame Municipal Code 12.05, any work within the public right-of-way of the Downtown Burlingame Avenue limits shall require approval from the Public Works Department and shall comply with the following special conditions, specifications, details, and construction moratorium. SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR: 0.303.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 94010 NORTH CL.3 16'-2 3/4" +/-C D MPOS EXTERIOR SIDEWALK 1'-10" VIF 1'-5"VIF1'-5" VIF1'-5"VIF4 2'-4 5/8"VIF3'-4 1/2" VIF7 10 3 PLAN DETAIL SCALE: 3/16" = 1'-0" SIDEWALK SIDEWALK LINE OF CURB Per City of Burlingame Municipal Code 12.05, any work within the public right-of-way of the Downtown Burlingame Avenue limits shall require approval from the Public Works Department and shall comply with the following special conditions, specifications, details, and construction moratorium. SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR: NEW TRACK LIGHTING, TYP. EXISTING STOREFRONT GLAZING; GC TO DEEP CLEAN AND POWERWASH, TYP. NEW TRACK LIGHTING, TYP. EXISTING UPRIGHT SPRINKLER HEAD, TYP.EXISTING HVAC DUCT, TYP. LEASELINE EXISTING PLASTER COLUMN,TYP. EXISTING STOREFRONT GLAZING; GC TO DEEP CLEAN AND POWERWASH, TYP. EXISTING OUTDOOR PLASTER WALL NICHE; GC TO DEEP CLEAN AND POWERWASH, TYP. D FA 10298'-0"N1.2-PBL 8'-0"N1.2-PBL 1029 B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" B2.5-P8'-0" EXTERIOR SIDEWALK ADJACENT TENANT N.I.C. REPLACE EXISTING HOTEL SIGNAGE WITH NEW LIT VERTICAL SEPHORA SIGNAGE. REUSE EXISTING MOUNTING STRUCTURE AND HARDWARE, IF IN GOOD CONDITION. 6" 6"6"6"6"8"EXISTING 360° CAMERA AT SALES AREA EXISTING STOREFRONT ELEVATION SCALE: 1/8"=1'-0" EXISTING STOREFRONT PLAN SCALE: 1/8"=1'-0" 0.403.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 94010 REPLACE EXISTING HOTEL SIGNAGE WITH NEW LIT VERTICAL SEPHORA SIGNAGE. REUSE EXISTING MOUNTING STRUCTURE AND HARDWARE, IF IN GOOD CONDITION. EXISTING LOGO PLAQUE; GC TO DEEP CLEAN/POWERWASH; TYP.2'-8 1/2"2'-0"1'-6" EXISTING HOTEL SIGN TO REMAIN; GC TO DEEP CLEAN/POWERWASH; TYP. EXISTING MEDALLION TO REMAIN; GC TO DEEP CLEAN AND POWERWASH; TYP. EXISTING PROJECTED LIGHT FIXTURES; GC TO REMOVE.LEASE LINELEASE LINE51'-6" +/- CL.3 NOTE: GC TO PROVIDE ACCESS, BLOCKING & ELECTRICAL, J BOX WITHIN 6 FT OF SIGNS CL.3 15'-6"15'-10 3/4"31'-4 3/4"DISCONNECT SWITCH DISCONNECT SWITCH BY G.C. DISCONNECT ON SIGN SEE SH. 0.3 FOR DETAIL SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR:11029 1029 8'-0"N1.2-PBL8'-0"N1.2-PBL8'-0"N1.2-PBL4'-0"N1.2-PBL8'-0"N1.2-PBL1029B2.5-P8'-0"B2.5-P8'-0"B2.5-P8'-0"B2.5-P8'-0"B2.5-P8'-0"B2.5-P4'-0"B2.5-P4'-0"B2.5-P2'-0"B2.5-P8'-0"B2.5-P8'-0"B2.5-P8'-0"B2.5-P8'-0"B2.5-P8'-0"B2.5-P4'-0"B2.5-P4'-0"B2.5-P2'-0"N.I.C.REPLACE EXISTING HOTEL SIGNAGE WITH NEW LIT VERTICAL SEPHORA SIGNAGE. REUSE EXISTING MOUNTING STRUCTURE AND HARD WARE, IF IN GOOD CONDITION.6"8"6"6"6"6"8"6"6"6"8"6"6"6"6" 0.503.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 940109'-10 1/4"9 1/8"9'-8 3/4"4'-3 1/4"9'-10 7/8"B.O. AWNING4'-11 7/8"16'-3 1/2"LEASE LINELEASE LINEEXISTING PROJECTED LIGHT FIXTURE TO EACH LETTER TO BE REMOVED EXISTING STOREFRONT ELEVATION SCALE: 1/8"=1'-0" EXISTING STOREFRONT PLAN SCALE: 1/8"=1'-0" CL.3 CL.3 57'-0 5/8"15'-6"15'-10 3/4"31'-4 3/4"DISCONNECT SWITCH DISCONNECT SWITCH BY G.C. DISCONNECT ON SIGN SEE SH. 0.3 FOR DETAIL SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR: 1.003.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 94010 FACE LIT CHANNEL LETTERS ON D/F CABINET - EXTERIOR (Qty 2 sets)CL.3 SQUARE FOOTAGE: 46.5 ELECTRICAL SPECS: - BITRO LED 4000K MODULES. 0.9W/EA. 2 MODS/FT. = 107.1WATTS- POWER SUPPLY 60W/12V (qty.3) = 3AMPP-1 MATTHEWS BLACK - SOA929SP V-1 3M 7725-12 GLOSS BLACK COLORS/FINISHES 1 5 2 4 6 12 3" 13 3 19 NOTES - ETL, MANUFACTURER & VOLTAGE/AMPERAGE TAGS ON TOP OF LETTER - TYPICAL ELECTRICAL LEAD / WHIP LENGTH IS 6'-0" - VOLTAGE: 120V - APPROVED PROTOTYPE SEPHORA FSC 19 OVERHANG OF ACRYLIC FACE ROUTED TO BE FLUSH w/ RETURN / ROUTED EDGE TO BE PAINTED P-1 3 FACES GLUED TO RETURNS ALONG ROUTED EDGE CHANNEL LETTER SPECIFICATIONS 1. .063" PRE-FINISH BLACK / WHT ALUMINUM RETURNS 2. .080" ALUMINUM LETTER BACKS w/ 1” .080” WELDED RETURN / PAINTED P-1 3. COUNTERSUNK SCREWS THROUGH FULL RETURN, WELDED; EXPOSED SCREWS PAINTED P-1 4. BITRO 4000K WHITE LED MODULES (2 MODS / FT) 5. .188" 7328 WHITE ACRYLIC FACE / VISIBLE ROUTED EDGE PAINTED P-1 / FACES TO BE GLUED TO LETTER RETURNS; FACE TO BE MASKED PRIOR TO PAINTING ROUTED EDGE 6. PASS-THRU FOR LOW VOLTAGE LED WIRING 7. 1/4" WEEP HOLES WITH LIGHT BAFFLES (EXTERIOR APPLICATIONS ONLY) 8. UL COMPLIANT ENCLOSURE FOR LED POWER SUPPLIES +/- 18"L X 7"H, REMOTE LOCATED 9. DISCONNECT SWITCH 10. LED POWER SUPPLIES 11. PRIMARY ELECTRICAL 12. CORROSION RESISTANT FASTENERS PER CONDITIONS 13. FRAMED CABINET W/ .063" ALUMINUM RETURNS / PAINTED P-1 14. .125" ALUMINUM FACES / PAINTED P-1 15. (3) STEEL TUBE MOUNTING ARMS / PAINTED P-1 15. STEEL CORNER MOUNTING PLATES / PAINTED P-1 16. ELECTRICAL WHIP THRU MOUNTNG TUBE 17. REMOTE POWER SUPPLY HOUSED WITHIN POWER SUPPLY BOX WITH DISCONNECT SWITCH (NOT SHOWN) 18. TO 120V ELECTRICAL SUPPLY (BY OTHERS) 19. 1/4” WEEP HOLES w/ TEEPEES (EXTERIOR APPLICATIONS ONLY) SCALE: 1 1/2" = 1'-0" END VIEW DETAIL FRONT VIEW SCALE: 3/8”=1’-0” SIDE VIEW SCALE: 3/8”=1’-0” 10 3/8" 3"3"13'-1"15'-6"1'-3 1/4"1'-4"3'-0" ALIGN PLAN VIEW SCALE: 1"=1'-0" 10 1/2" PROPOSED SIGNAGE SCALE: N.T.S.10 3/8"3'-0"10 1/2" 8"8"1'-4"5'-1"5'-1"1'-0" TYP4"DISCONNECT SWITCH BY G.C. DISCONNECT ON SIGN 8" 4" X 4" X 3/16" HSS STEEL SQ. TUBE, TYP 3/8" TH. STEEL CORNER MOUNTING PLATE, TYP 3/8" DIA., 1 7/8" NOM. EMBED. HILTI KB-TZ 2 S.S. EXP. ANCHOR, ICC-ESR#4266, TYP. SHEET #SEPHORA OF SHEET TITLE:YJINC. www.yjinc.com P.O. BOX 802050 SANTA CLARITA, CA. 91380 TEL. (661)259-0700 FAX. (661)259-0900 Jun 08, 2022 CHK BY: DRN BY:107222_Sephora_Blade Sign_Burlingame Ave_Burlingame CA.dwgJTS_PROJECT JOB # : PROJECT LOCATION : SEPHORA 1205 BURLINGAME AVENUE BURLINGAME, CA REVISED BYREV. DATEREV. NO. 1 2 3 --/--/-- --/--/-- --/--/----- --- --- REV BY: T.J. T.J. B.B.DATE LAST REVISED: PROJ. START DATE: SCALE: AS SHOWN Jun. 06, 2022 6/8/2022 10:49:02 AMMichelle GradyPLOTTED BY:ONBLADE SIGN TYP. A N.T.S. ELEVATION MAX.TO GRADE31'-5"STEEL DESIGN AND FABRICATION ACCORDING TO AWS D1.1. / D1.3 · AWS CERTIFICATION REQUIRED FOR ALL STRUCTURAL WELDERS. · E70 XX ELECTRODE FOR SMAW PROCESS. · E70S XX ELECTRODE FOR GMAW PROCESS. · ER7 XX ELECTRODE FOR GTAW PROCESS. · E70T XX ELECTRODE FOR FCAW PROCESS. ALL WELDS SHALL BE MADE WITH A FILLER METAL THAT CAN PRODUCE WELDS THAT HAVE A MINIMUM CHARPY V-NOTCH TOUGHNESS OF 20FT-LB AT ZERO 0° AS DETERMINED BY THE APPROPRIATE AWS A5 CLASSIFICATION TEST METHOD OR MFG'S. CERTIFICATION. ALUMINUM DESIGN AND FABRICATION ACCORDING TO AWS D1.2. ALL WELDING IN ACCORDANCE WITH THE LATEST EDITION OF THE AWS A.5.10. FILLER ALLOYS PER TABLES M.9.1 & M.9.2 OF 2015 ALUMINUM DESIGN MANUAL. STEEL : NOTES : ALUMINUM : · SIGN DESIGN IS BASED ON ADEQUATE EXISTING SUPPORT ELEMENTS. · PROVIDE ISOLATION OF DISSIMILAR MATERIALS. · COAT ALUMINUM IN CONTACT WITH CONCRETE WITH ZINC RICH PAINT. · THERE IS NO PROTECTION ZONE AS DEFINED IN AISC 341-16. · PROVIDE FULLY WELDED END CAPS AT EXPOSED OPEN ENDS OF STEEL / ALUM. TUBES, MATCH THICKNESS LIKE FOR LIKE. · SLOPE TOP OF EXPOSED FOOTING AWAY FROM DIRECT BURIAL POSTS · ALL EXPOSED STEEL TO BE PRIMED & PAINTED (POWDER COAT AS AN OPTION) OR ALTERNATIVELY USE GALVANIZED STEEL. · BRAND NAME APPROVED POST INSTALLED ANCHORS SPECIFIED ON PLANS MAY BE SUBSTITUTED BY APPROVED EQUAL. GENERAL :WELDING : ANCHORS : DESIGN AND FABRICATION ACCORDING TO 2019 CBC · PLATE, ANGLE, CHANNEL TEE: ASTM A36 . WIDE FLANGE: ASTM A992 · ROUND PIPE: ASTM A53 GRADE B OR EQUIVALENT. · HSS ROUND, SQUARE, AND RECTANGULAR TUBE: ASTM A500 GRADE B OR EQUIVALENT. · ALL ANCHORS BOLTS SHOULD BE: ASTM F1554 · ALL STEEL MACHINED BOLTS SHOULD BE: ASTM A307 OR ASTM A449 · ALL STAINLESS STEEL MACHINED BOLTS SHOULD BE: ASTM A276 · ALL BOLTS TO BE ZINC COATED: ASTM B633 · DEFORMED REINFORCING REBAR: ASTM A615 GRADE 60. DESIGN AND FABRICATION ACCORDING TO 2015 ALUM. DESIGN MANUAL PLATES, ANGLES, CHANNELS, TEE, AND SQUARE TUBING: ALUMINUM · ALLOY 6061 - T6 WITH 0.098 LBS PER CUBIC INCH. 1 1 TYP.3/16" 3'-0" 10 3/8" 10 1/2" 15'-6" 3'-0" SIGN CABINET 10 1/2" EX. STUCCO OVER MIN. 4" CONC. WALL 16" 12" 1"1"7"7" 10" 1" 1" N.T.S. PLAN VIEW SIGN CABINET TYP. C CABINET PURLINS TYP. CONNECTION N.T.S.(6 PLACES) NOTE: SPECIAL INSPECTION REQUIRED FOR FIELD WELDS TYP.3/16" TYP.3/16" C 3/8" DIA., GALV. ST'L. THRU-BOLT, TYP. L 2x2x3/16" ST'L ANGLE, COPE ANGLE FOR WELD TO COLUMN, TYP. B MATCH PLATE t= 3/8" (3 PLACES) N.T.S. TYP. B EX. STUCCO OVER MIN. 4" CONC. WALL 3/8" DIA., 1 7/8" NOM. EMBED. HILTI KB-TZ 2 S.S. EXP. ANCHOR, ICC-ESR#4266, TYP. HSS 4" X 4" X 3/16" ST'L. SQ. HSS, TYP. HSS 4" X 4" X 3/16" ST'L. SQ. HSS, TYP. HSS 4" X 4" X 3/16" ST'L. SQ. HSS, TYP. 3/8" DIA., 1 7/8" NOM. EMBED. HILTI KB-TZ 2 S.S. EXP. ANCHOR, ICC-ESR#4266, TYP. PL 16" X 12" X 3/8" THK. ST'L. MOUNTING PLATE, TYP. 90° BEND LINE HSS 4" X 4" X 3/16" ST'L. SQ. HSS, TYP. AREA CONSIDERED 3/8" DIA., 1 7/8" NOM. EMBED. HILTI KB-TZ 2 S.S. EXP. ANCHOR, ICC-ESR#4266, TYP.1205 BURLINGAME AVEBURLINGAME, CA06/10/2022 SHEET NUMBERJOB #: DATE: DESIGNER: SALES REP: PROJ MGR: 2.003.30.2022 271261-R3 PERMIT A. McKinney M. Bjorklund L. Zarbo 1 04.20.22 JS REMOVE CL.3 OPTION 1 & 2 / ADD VI.8, VI.9 2 04.29.22 JS UPDATE ALL STRIPES VI.1-9 / UPDATE BL.1,BL.2 / ADD CL.3 DETAILS / ADD PG 7.1 3 08.26.22 WAM REVISE PER COMMENTS 4 00.00.00 XX XXXX 5 00.00.00 XX XXXX 6 00.00.00 XX XXXX 7 00.00.00 XX XXXX 8 00.00.00 XX XXXX 9 00.00.00 XX XXXX 10 00.00.00 XX XXXX Sephora - Burlingame Ave. 1205 Burlingame Avenue Suite 11205 Burlingame, CA 94010 EXISTING CONDITIONS - CORNER SIGN EXISTING SIGN TO BE REMOVED EXISTING HARDWARE TO BE REMOVED Item No. 8b Regular Action Item City of Burlingame Design Review, Density Bonus, and Approval of Community Benefit Bonuses for a New 5-story, 420-unit Multi-Unit Residential Development Address: 1855-1881 Rollins Road Meeting Date: September 26, 2022 Request: Application for Design Review, Density Bonus, and Approval of Community Bonuses for a new 5-story, 420 -unit multi-unit residential development. Applicant: Scott Youdall, The Hanover Company Architect: Jon Ennis, BDE Architecture Property Owners: E&S Property LLC, ANRM Holdings LLC (1855 Rollins Road) SJ Amoroso Properties (1881 Rollins Road), Union Pacific Railroad Company APNs: 025-166 -230 and 025-166-240 (no APN assigned to the UPRR parcel because it is a utility) Existing Parcel Area s: Proposed Parcel Area: 5.023 acres (218,797 SF) 87,162 SF / 2.0 acres (1855 Rollins Rd) 122,296 SF / 2.81 acres (1881 Rollins Rd) 9,339 SF/ 0.2 14 acres (Union Pacific Railroad parcel) Project Development Site: 4.993 acres (217,495 SF) General Plan: Innovation Industrial (II) Zoning: RRMU (North Rollins Road Mixed Use) Adjacent Development: Commercial industrial, storage, commercial recreation, vehicle storage and dispatch Current Uses: Commercial industrial Proposed Uses: Multi-Unit residential Allowable Uses: Multi-Unit residential and mixed use, restaurants, retail, commercial services, research and development laboratories Note: This application was submitted prior to January 5, 2022, the effective date of the new Zoning Ordinance, and therefore was reviewed under the previous Zoning Code in effect at that time. Environmental Review: Environmental review of this project is required by the California Environmental Quality Act (CEQA). Based on the proposed project, it is anticipated that the project qualifies for an exemption under CEQA Guidelines Section 15332, as a Class 32 urban infill development. Section 15332 of the CEQA Guidelines is intended to promote in-fill development within urbanized areas. This class consists of in-fill projects which are consistent with local general plan and zoning requirements. This class is not intended to be applied to projects which would result in significant impacts on endangered, rare, or threatened species, traffic, noise, air quality, water quality, utilities, and public services. Application of this exemption, as all categorical exemptions, is limited by the exceptions described in Section 15300.2 of the CEQA Guidelines. Section 15332 states: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 2 On the basis of the evidence provided in the analysis, it was determined the project is eligible for a Class 32 categorical exemption, in accordance with Section 15332, Infill Development Projects, of the CEQA Guidelines (see attached CEQA Class 32 Infill Exemption prepared by Circlepoint, dated September 21, 2022). Based on City of Burlingame threshold criteria, no additional substantial adverse impacts beyond those discussed in the analysis are anticipated. Because the project meets the criteria for categorically exempt infill development projects, and because it would not have a significant effect on the environment, this analysis finds that a Notice of Exemption may be prepared for the Project. No further review is needed. Project Summary: The project site is comprised of three existing parcels, including two with street frontage at 1855 Rollins Road and 1881 Rollins Road, and a third interior parcel with no street frontage that is an abandoned Union Pacific Railroad (UPRR) spur (see sheet VTM-2.0). With the proposed application, the three parcels would be merged to create a 5.023 parcel and a 0.03 acre area of the new parcel (located on the railroad spur) would be fenced off and not developed (see sheet VTM-3.0). The remaining 4.993-acres of the new parcel comprises the project development site. The project development site would have frontages on both Rollins Road and Broderick Road. Rollins Road abuts the east side of the site and is considered the front of the parcel. To the north (right side) of the project development site is a drainage right-of-way for El Portal Creek and the City boundary between Burlingame and Millbrae runs down the middle of the paved drainage culvert, parallel to the right side property line of the subject site. The west side (rear of the site) is a curved property line that abuts the Caltrain railroad tracks and an industrial building at 40 Broderick Road. The south side (left side) of the site fronts on Broderick Road. The parcels with frontage on Rollins Road currently contain three industrial buildings and the UPRR parcel is vacant. The applicant proposes to demolish all existing structures, merge the three parcels, fence off a 1,302 SF area of the UPRR parcel that will not be developed, and on the remaining project development site to build a new five-story, 420 -unit multi-unit residential development with 545 parking spaces located primarily in an attached garage at the rear of the site. The proposed height of the building is 64’-0”. The project includes three public plazas, one at the north end, one mid-block along Rollins Road, and one at the south end of the site. A total of three courtyards are proposed at the interior of the main residential building, along with loggias that connect the courtyard spaces. There are additional open spaces located at the rear, right side of the site and along the Broderick Road frontage. Common space amenities, such as a lobby and mailroom, lounge and workspace areas, and a fitness room, are proposed adjacent to the main entrance and the main public plaza (Plaza A) on Rollins Road. There are a total of 545 parking spaces proposed for the project. Parking for the residents is located in an attached garage at the rear of the residential building with five levels of enclosed parking and a roof deck, totaling 539 off -street parking spaces. There are an additional six surface parking spaces located near the lobby entrance at the front of the site that are intended for guests and deliveries. Vehicular access into the garage is provided from both Rollins Road and Broderick Road. The proposed mix of residential units would include 50 studio units (12 % of total units), 233 one-bedroom units (56%), 119 two -bedroom units (28 %), and 18 three -bedroom units (4%). Of the 420 units, 35 units (10 %) would be designated affordable for low income households (80% of San Mateo County’s Area Median Income for 55 years). Unit sizes range from approximately 545 SF to 1,550 SF. The affordable unit types will be designated at the time of the building permit application and must reflect the mix of unit types proposed for the overall project. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 3 The applicant has elected to develop consistent with “Tier 3” development standards, which is the highest tier. Projects using Tier 3 standards must provide at least three community benefits (see Community Benefits section in staff report for additional information). Planning staff has determined that the proposed project complies with the Tier 3 development standards. For a more detailed description of the proposed project, please refer to the attached Letter of Explanation submitted by the applicant, dated September 12, 2022. The following applications are requested for this project:  Design Review for construction of a new 5-story, 420 -unit multi-unit residential development (C.S. 25.39.060);  Density Bonus to allow 70 additional units over the density permitted for Tier 3 developments (C.S. 25.63.020 (a)(1));  Density Bonus to allow an incentive to facilitate the provision of affordable housing for the development to provide less than the required minimum of open space per living unit (123 SF per unit proposed, where 125 SF per unit is the minimum required);  Density Bonus to allow a waiver/modification to development standards to facilitate the provision of affordable housing; request for waiver to the minimum landscape coverage standard (15.9% proposed, where 20% is the maximum allowed); and  Approval of community benefits bonuses for Tier 3 projects. The Planning Commission may approve Tier 3 projects if it determines that a project includes at least three community benefits. (C.S. 25.39.030). Design Review Study Meeting: At the Planning Commission Design Review Study meeting on March 14, 2022 the Commission had several suggestions for the project applicant to consider (see attached March 14, 2022 Planning Commission Minutes). Overall, the Commission was in support of the proposed project. The following is a summary of the Commission’s comments:  Look for more opportunities for the public to be drawn to these plazas, such as retail or some other interactive use to draw in foot traffic;  Could the culvert be used to enhance the landscaping;  Green space is in short supply in this area; would like more presence of green space;  As you drive South on Rollins from Millbrae into Burlingame, there is a potential graphic or texture opportunity to engage the entry of the project at your main plaza; something large and vertical that would give a sense of arrival and create a gateway into Burlingame;  This is a very long block and something more could be done to the corners to add variety or to the balconies in the middle to break up the monotony of so many units;  Consider moving the pool up several levels so that is has more sun throughout the day;  The project is below the maximum height. Is there a reason the project can’t have more height variations to create visual interest? Perhaps shorter buildings at the Rollins Road frontage and increases in height as you approach the garage; and New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 4  Generally a well-designed project in general; exactly what we want to see as a catalyst to further residential development in this zoning district. In a response letter dated September 12, 2022, the applicant provided detailed responses to the Commission’s comments and a summary of the changes that have been made to the project since the Design Review Study Meeting (see attachments). The applicant also submitted revised plans, including renderings, dated September 12, 2022. Design Review: Design Review is required for all new development and is subject to the design standards and objective design criteria pursuant to Code Section 25.39.040. The criteria for design review in mixed-use districts is detailed in Code Section 25.57.030 (g) and requires the proposed project to be reviewed by the Planning Commission for the following considerations: 1) Support of the pattern of diverse architectural styles that characterize the city’s commercial, industrial and mixed use areas; and 2) Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate street frontages; and 3) On visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; and 4) Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development and compatibility with transitions where changes in land use occur nearby; and 5) Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure, restores or retains existing or significant original architectural features, and is compatible in mass and bulk with other structures in the immediate area; and 6) Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing opportunities of the commercial neighborhood. Exterior materials proposed for the project include stucco, Allura siding, fiber cement siding, tile, glass railings, ACM panel, painted concrete, vinyl windows and doors for the residential units, and an aluminum storefront for the lobby and amenity spaces at the main building entrance (located off Plaza A). Exterior materials are shown on sheet AP3.10 and AP3.11 of the plans dated September 12, 2022. To better help visualize the proposed project, renderings of the proposed project are provided on sheets AP3.00 and AP3.01. General Plan and North Rollins Road Mixed Use (RRMU) Zone: In January 2019, the City adopted a new General Plan and certified the Environmental Impact Report (EIR). The new General Plan includes a Live/Work designation in the northerly one‐third of the Rollins Road corridor, corresponding to an approximate ½ mile distance from the Millbrae BART/Caltrain Intermodal Station. The North Rollins Road Mixed Use (RRMU) Zone implements the General Plan Live/Work land use designation by creating and sustaining a new neighborhood of creative live/work units and stand -alone residential developments, small-scale support commercial businesses, and other employment uses within easy walking distance to the Millbrae multimodal transit station. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 5 The RRMU zoning and the General Plan were approved by C/CAG’s Airport Land Use Committee (ALUCP). The proposed project meets height limits in for the Zoning district and therefore no additional review by the ALUCP is required for this project. Community Benefits: To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission may grant increased FAR, density, and/or height in return for provision of specific community benefits, if doing so is in the City’s interest and will help implement the General Plan and further, if these benefits cannot be realized without granting increased FAR, height, and/or density. The RRMU Zoning Standards includes “tiered” development standards requiring community benefits to be included in projects in order to achieve the highest residential densities and building heights. The developer has elected to develop consistent with Tier 3 development standards. The Planning Commission may approve Tier 3 projects if it determines that the project includes at least three community benefits; at least one of the community benefits must be an affordable and workforce housing objective. The developer is proposing to provide the following three community benefits (where a minimum of three are required):  Affordable Housing – Section 4.1.a - The project qualifies for and intends to utilize a density bonus in compliance with the City’s affordable housing incentives by including 35 below-market rate units, 10% of the base number of units allowed and 8.3% of the total project. These units will be for affordable Low Income Households (80% of San Mateo County’s Area Median Income (AMI)) for 55 years.  Public Plaza Beyond Minimum – Section 4.c - The project includes an approximately 3,824 square-foot publicly accessible plaza (Plaza A). To be considered a community benefit, the plaza must be 50% larger than the minimum required (or a minimum of 2,250 SF).  Mode Split - Transportation Demand Management (TDM) Plan - Section 4.h – A TDM Plan must provide for a permanent mobility mode shift towards alternative transportation of up to twenty-five (25) percent for building occupants through a TDM Plan. A TDM Plan, dated July 22, 2022, was prepared for this project by Hexagon Transportation Consultants (see attached). The TDM Plan would include measures such as participation in Commute.org programs, providing bicycle facilities (secure bicycle storage, back racks), providing pedestrian facilities (sidewalk frontage improvements and accessible- disabled ramps), employing a transportation coordinator, providing information and promotions for residents, assistance with on-site ride matching and carpools, providing on-site amenities to reduce trips (fitness center, work lounge, pool, and charging stations), unbundled parking (parking management), and high-bandwidth internet connection to encourage telecommuting. The measures listed in the TDM Plan have been developed to meet the 25 percent trip reduction requirement needed to provide a community benefit. Landscaping: Proposed landscaping throughout the site is shown on the Landscape Plans (sheets L-1.1.0 through L-6.1.0). The RRMU zoning standards require that for Tier 3 projects, 20% of the site be landscaped. Landscaping is provided throughout the site, including in the areas between the building and property lines and within the interior courtyards. The project proposes 15.9% site landscaping where a minimum of 20% of the project development site is required. The applicant has made application for a Density Bonus Waiver to this development standard (see the September 12, 2022 Letter of Explanation for a discussion of the waiver application). In accordance with the City's requirements, each lot developed with a multi-unit residential use is required to provide a minimum of one 24-inch box-size, non-fruit tree for every 2,000 SF of lot coverage. Based on the proposed project, a total of 64 landscape trees are required on site. A total of 76 new landscape trees are New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 6 proposed on -site and 22 street trees (Australian Willow, 36-inch box size) are proposed in the right-of-ways along Rollins Road and Broderick Road. Plaza and Paseo Requirements: Where the total lot area of a development is 50,000 SF or greater (project development site is 217,495 SF), the project is required to provide a pedestrian plaza or other public open space that is at least 1,500 SF in area, is at least 30 feet in dimension in any direction, and that includes at least one focal element. The project proposes Plaza A at the northeast corner of the site (facing Rollins Road) that meets the plaza minimum requirements with a total size of 3,824 SF, a public art focal point, four seat walls, a trash receptacle, and four bike stands. The project also includes an additional, non-required plaza (Plaza B) at the southeast corner of the site (at the intersection of Broderick Road and Rollins Road). Plaza B is 2,777 SF in area with a public art focal point, two seat walls, and four bike stands. Where blocks are longer than 400 feet (subject site block is over 700 feet in length) and where a development has more than 300 feet of frontage (subject site has 440 feet of frontage on Rollins Road), a midblock paseo, plaza, or pedestrian pathway must be provided perpendicular to the block face and must be at least 15 feet x 15 feet in dimension. The project proposes a third plaza (Plaza C) to meet this midblock plaza requirement. Plaza C is located along the Rollins Road frontage at a secondary entry to the residential portion of the building. Plaza C is 1,003 SF (17’ x 46’) with one seat wall and three bike racks. The three proposed plazas are shown on the Landscape Plan and on the Plaza Enlargement Plans (sheets L-1.1.1 and L-1.1.2). Each plaza will be paved with matching pavers that are distinct from the sidewalk material and are required to have visible signage stating they are open to the public every day of the year. Open Space Requirements: RRMU zoning standards require that the project provide 125 SF of open space for each residential unit. Areas that can count towards the open space requirement include private open spaces (e.g., patios or balconies) that are a minimum of 5’ x 8’ in dimension, common open spaces (e.g., yards, dog parks, courtyards), and public open spaces (e.g., plazas or paseos), including up to 50% of the square footage of required plazas. The project proposes 123 SF of open space per unit (51,693 SF total) where a minimum of 125 SF of open space per unit (52,500 SF total) is required. The applicant has made application for a Density Bonus Incentive to provide less than the required minimum of open space per unit (see the September 12, 2022 Letter of Explanation for a discussion of the incentive application). The project proposes all three types of open space and the totals are shown on sheet AP0.30. Private open space calculations are shown on sheet AP0.31. Not all of the proposed units have private open space as part of their floor plan and for those units that do include a patio or balcony, only some floor plans meet the minimum required 5’ x 8’ private open space dimensions to allow them to be counted towards the open space requirement. A total of 12,759 SF of private open space in the form of balconies that meet the minimum dimensions counts towards the required open space minimum. The common open space proposed for the project totals 34,449 SF and includes the following spaces that are located at the exterior of the building: Open Spaces A and B along Broderick Road and Open Space C at the northwest corner of the site that includes a dog run. The following common open spaces are located at the interior of the building: Courtyards A, B, and C and Loggias A and B that connect the three courtyards. The courtyards and loggias include various amenities such as pools, cabanas, outdoor lounges, BBQ grills, banquet and bar seating areas, shuffleboard courts, ping pong tables, televisions, and water features (refer to sheet L-1.1.0 for full amenities for each common open space). The project also proposes 4,485 SF of public open space that can be counted towards the open space requirement. The public open spaces that are eligible include 50% of Plaza A and Plaza C and all the square footage for Plaza B. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 7 Off-Street Parking: Parking requirements are based on the number of bedrooms proposed per unit. Zoning Code Section 25.39.050 of the RRMU zoning district provides reduced residential parking standards given its proximity to the Millbrae multimodal transit station. In the RRMU District, the minimum parking requirement is 1 space for each studio or one-bedroom unit, 1.5 spaces for each two-bedroom unit, and 2 spaces for each unit containing 3 or more bedrooms; no guest parking is required. The proposed project requires a total of 498 spaces for the mix of residential units, where 545 parking spaces are provided. A total of 539 parking spaces are proposed in the attached parking garage (including EV and ADA spaces) and six additional spaces are provided in a surface parking area near the lobby and amenity areas at the north end of the site. The project exceeds the number of required parking spaces by 47 parking spaces. Bicycle parking is provided in secured rooms on each floor within the building (210 bicycles stalls provided where 210 stalls are required) and there are visitor bicycle stalls located in stands in each of three plazas (11 stands and 22 total bicycle stalls where 21 stalls are required). Zoning Code standards require a minimum of 5% Electric Vehicle (EV) parking stalls. This Burlingame Reach Code standard exceeds the zoning code minimum with a requirement of one EV parking stall for every residential unit. The proposed project meets the Reach Code standard with a total of 420 proposed EV parking stalls where 420 EV parking stalls are required. Transportation Demand Management: A Transportation Demand Management (TDM) Plan, dated July 12, 2022, was prepared by Hexagon Transportation Consultants. TDM measures will be implemented as a part of the project to reduce the number of single-occupant vehicle trips generated by the project. The TDM plan includes design features, programs, and services that promote sustainable modes of transportation. Condition of approvals #9 - #13 have been added which require implementation and monitoring of the TDM Plan for the project. Proposed TDM measures, as described in greater detail in the TDM Plan, include the following: • Participation by the project in Commute.org’s programs. • Bicycle facilities, including secure bicycle storage on each floor, bicycle parking in each exterior public plaza, and free Bike Buddy matching. • Pedestrian facilities, including sidewalk frontage improvements and Americans with Disabilities Act– compliant ramps along Rollins Road and Broderick Road. • On-site Transportation Coordinator to monitor TDM metrics for reporting and to disseminate TDM information. • Information and promotions, including an online kiosk and welcome brochure information packet for new residents. • Facilitate carpool and vanpool programs, including on-site ride-matching assistance and carpool/vanpool incentives. • Wi-Fi and high bandwidth internet to facilitate telecommuting. • On-site amenities, including a residential fitness center, work lounge, pool, and 420 EV parking spaces site. • Unbundled parking – parking management. • TDM administration, monitoring, and reporting. The TDM Plan notes that “Trips that would be generated by the proposed project were estimated using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition for “Multifamily Housing (Mid- Rise)” (Land Use 221). Before TDM reductions, the proposed project is estimated to generate a total of 1,995 daily trips with 134 trips during the AM peak hour and 122 trips during the PM peak hour. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 8 In order to meet the 25 percent reduction requirement, at least 34 AM peak hour and 30 PM peak hour trips would need to be eliminated through implementation of the various TDM measures. Stated conversely, the project would be required to generate no more than 100 AM peak hour trips and 92 PM peak hour trips.” The measures listed in this plan have been developed to meet the 25 percent trip reduction requirement needed to provide a community benefit. Based on the proposed TDM measures for this project, a 39.5% trip reduction can be achieved. Density Bonus Affordable (Below Market Rate) Units and Incentives/Waivers: This application includes a request to utilize the Density Bonus Ordinance, consistent with the provisions set forth in Government Code Sections 65915 through 65919, which is the State Density Bonus Law. The proposed project includes 35 of the total units as low-income units. In San Mateo County the “Low Income” category is defined as households with an income that is 80% of “Area Median Income” (AMI). The San Mateo County 2022 Median Income is $166,000 (four-person household). For reference, the 2022 San Mateo County AMI for low income is $104,400 for a single-person household, $119,300 for a two-person household, $134,200 for a three-person household, and $149,100 for a four-person household. Consistent with the State Density Bonus Law and the City’s Density Bonus ordinance, the applicant proposes to provide thirty-five (35) below-market rate units for Low Income households making 80% of San Mateo County’s AMI in order to obtain a density bonus of 20%, or 70 additional units, over the density permitted for Tier 3 developments (density permitted is 350 units). The calculation of the density bonus is as follows:  The total lot size of the project is 4.993 acres. As a Tier 3 project, the RRMU Zone allows for a maximum density of 70 DU/acre, which would permit a total of 350 units prior to the application of a density bonus (4.993 acres × 70 du/ac = 350 units).  The applicant seeks a density bonus of 20% to allow for a total of 420 units.  350 units + 70 units = 420 units (70 units ÷ 350 units = 20%) According to the Density Bonus Ordinance, Code Section 25.63.020 (a)(1) (see attached), the City shall grant a twenty (20) percent density bonus when an applicant for a development of five (5) or more dwelling units seeks and agrees to construct at least ten (10) percent of the total dwelling units of the development as restricted affordable units affordable to Lower Income Households. To qualify for a density bonus of 20%, the applicant is proposing to designate 10% of the units (thirty-five units) as below-market rate units for Low Income Households making 80% of San Mateo County’s AMI. The City’s Density Bonus ordinance requires restricting units for 55 years (Condition #4 addresses this restriction). The applicant is requesting the following incentive to facilitate the provision of affordable housing for the development and the following waiver to a development standard:  Open Space per Unit Minimum Standard: The project proposes 123 SF open space per unit where a total of 125 SF per unit is required. Refer to the Letter of Explanation from the applicant, dated September 12, 2022, for details of the proposed Incentive.  Landscape Coverage Minimum Standard: The project proposes a total of 15.9% landscape coverage where a total of 60% landscape coverage is required. Refer to the Letter of Explanation from the applicant, dated September 12, 2022, for justifications for the requested Waiver. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 9 The following table provides a summary of the project’s compliance with the RRMU Zone Standards: 1855-1881 Rollins Road Project Development Site: 4.99 3 acres (217,495 SF) Plans date stamped: September 12, 2022 Previous Plans (dated 3/7/2022) Tier 3 Projects Maximum / Minimum for 4.81 acres (previous parcel size) Proposed Plans (dated 9/12/2022) Tier 3 Projects Maximum / Minimum for 4.993 acres Density - Residential Units: 84.2 du/ac ¹ 405 units 70 du/ac 337 units 84.1 du/ac 2 420 units 70 du/ac 350 units Building Height: 5 stories 61’-11” 5 stories 80’-0” No change 64’-0” 5 stories 80’-0” Setbacks - Front (Rollins Rd): Side (Interior): Side (Broderick Rd): Rear: 15’-0” 27’-2” 17’-0” 10’-0” 3 0’-0” to 15’-0” 10’-0” 10’-0” 20’-0” No change 26’-7” 13’-8” 29’-8” 0’-0” to 15’-0” 10’-0” 10’-0” 20’-0” Lot Coverage: 61.1% 4 127,991 SF 60% 125,675 SF 59.4% 129,153 SF 60% 130,497 SF Open Space per Unit: 42,291 SF (common) 4,250 SF (plaza) 7,000 SF (private) 53,541 SF / 405 units = 132 SF per unit 125 SF per unit = 50,625 SF may be private, common or both 34,449 SF (common) 4,485 SF (plaza) 12,759 SF (private) 61,693 SF / 420 units = 123 SF per unit 5 125 SF per unit = 52,500 SF may be private, common or both Landscape Coverage: 20.2% of site 42,235 SF 20% of site 41,892 SF 15.9% of site 34,516 SF 6 20% of site 43,499 SF ¹ Consistent with the State Density Bonus Law and the City’s Density Bonus ordinance, the applicant previously proposed to provide thirty-four (34) below-market rate units for Low Income households to obtain a density bonus of 20.2%, or 68 additional units, over the density permitted for Tier 3 developments. 2 For the revised project, consistent with the State Density Bonus Law and the City’s Density Bonus ordinance, the applicant proposes to provide thirty-f ive (35) below-market rate units for Low Income households to obtain a density bonus of 20%, or 70 additional units, over the density permitted for Tier 3 developments. 3 Density bonus waiver/modification previously requested for rear setback standard. 4 Density bonus waiver/modification previously requested for lot coverage standard. 5 For the revised project a density bonus incentive is proposed for the standard minimum for open space per unit. 6 For the revised project a density bonus is requested to the landscape coverage standard. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 10 1855-1881 Rollins Road Project Development Site: 4.993 acres (217,495 SF) Plans date stamped: September 12, 2022 Previous Plans (dated 3/7/2022) Tier 3 Projects Maximum / Minimum for 4.81 acres (previous parcel size) Proposed Plans (dated 9/12/2022) Tier 3 Projects Maximum / Minimum for 4.993 acres Pedestrian Plaza/ Public Space: 3,824 SF (Plaza A) 2,777 SF (Plaza B) One required plaza (minimum of 1,500 SF /minimum of 30' in every direction) 3,824 SF (Plaza A) 2,072 SF (Plaza B) One required plaza (minimum of 1,500 SF /minimum of 30' in every direction) Mid-Block Plaza: 532 SF Plaza C 100% open to sky 15’ x 15’ 50% open to sky 1002 SF Plaza C 100% open to sky 15’ x 15’ 50% open to sky Number of Parking Spaces: 544 spaces 25 studio units x 1.0 = 25 233 1-bdr units x 1.0 = 233 129 2-bdr units x 1.5 = 194 18 3-bdr units x 2.0 = 36 Total Spaces Required = 488 545 spaces 50 studio units x 1.0 = 50 233 1-bdr units x 1.0 = 233 119 2-bdr units x 1.5 = 179 18 3-bdr units x 2.0 = 36 Total Spaces Required = 498 Parking Stall Dimensions: 8’-6” x 18’-0” (standard) 8’-6” x 17’-0” No change 8’-6” x 17’-0” Aisle Dimensions: 24’-0” 24’-0” for 90-degree parking No change 24’-0” for 90-degree parking Driveway Width: 20’-0” (Rollins Rd) 20’-3” (Broderick Rd) Parking areas with more than 30 vehicle spaces shall have two 12'-0" wide driveways or one 18’-0” wide driveway No change Parking areas with more than 30 vehicle spaces shall have two 12'-0" wide driveways or one 18’-0” wide driveway Bicycle Parking: 203 resident (in building) 20 guest (outdoor) 203 resident (0.5 spaces/unit) 20 guest (0.05 spaces/unit) 210 resident (in building) 22 guest (outdoor) 210 resident (0.5 spaces/unit) 21 guest (0.05 spaces/unit) Electric Vehicle Charging: 42 spaces (7.7% of all spaces) 27 spaces (5% of all spaces) 420 spaces (77% of all spaces) 420 spaces (one space for each unit Reach Code standard) New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 11 Staff Comments: At the time of the Action hearing date on September 26, 2022 the Vesting Tentative Parcel Map application associated with the Planning entitlements for this project has not been approved by the Public Works Division. The Vesting Tentative Parcel Map will return for a public hearing as a Consent Calendar item on a future Planning Commission hearing date so that the Commission may take action to recommend the map to the City Council for final action. Development / Impact Fees: North Burlingame/ Rollins Road Development Fee Development fees for projects in the North Burlingame/Rollins Road Specific Plan are subject to a fee of $0.66 per SF for multi-unit residential uses and $0.83 per SF for other uses. New development that, through demolition or conversion, will eliminate existing development is entitled to a fee credit offset for the existing development. The North Burlingame/Rollins Road Development fee is estimated to be $430,924 (includes a credit for the existing uses located on the property). The final fee amount will be calculated based on the fee schedule in effect at the time the building permit is issued, with half of the fees required at permit issuance and half due prior to the framing inspection. Residential Linkage Fees The City Council adopted Residential Linkage Fees on April 1, 2019. The proposed project is subject to the fees based on the formula set forth in Code Section 25.82 which sets the fees based on the dwelling units per acre, with different rates for prevailing wage and non-prevailing wage for labor used for the construction of the project. However, because the project would include at least 10% of the units as low income BMR units, as per C.S. 25.82.070(a), the fee is not required as the units would be provided on-site. The code states that if a project mitigates affordable housing impacts through the construction of affordable units on site with a guarantee of affordability for a period of 55 years, then the impacts of residential development on the need for affordable housing shall be deemed mitigated. The applicant is proposing 10 % of the residential units as low income BMR units, therefore the Planning Commission may approve the provision of affordable units on site, consistent with the requirements set forth in subsection (b), as part of the review of the project, which would eliminate the requirement to pay the Residential Linkage Fee as 35 (10%) low income BMR units would be provided on-site. Public Facilities Impact Fees The purpose of public facilities impact fees is to provide funding for necessary maintenance and improvements created by development projects. Public facilities impact fees are based on the uses, the number of dwelling units, and the amount of square footage to be located on the property after completion of the development project. New development that, through demolition or conversion, will eliminate existing development is entitled to a fee credit offset if the existing development is a lawful use under this title, including a nonconforming use. Based on the proposed 420 -unit mixed-use development, the required public facilities impact fees for this development project are estimated to be $1,647,807.00 (includes a credit of $213,633.00 for the existing light industrial and office uses on-site). The final fee amount will be calculated based on the fee schedule in effect at the time the building permit is issued. Payment will be required prior to final inspection. Design Review Criteria: The criteria for design review in mixed-use districts is detailed in Code Section 25.57.030 (g) and requires the proposed project to be reviewed by the Planning Commission for the following considerations: (1) Support of the pattern of diverse architectural styles that characterize the city’s commercial, industrial and mixed use areas; and New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 12 (2) Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate street frontages; and (3) On visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; and (4) Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development and compatibility with transitions where changes in land use occur nearby; and (5) Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure, restores or retains existing or significant original architectural features, and is compatible in mass and bulk with other structures in the immediate area; and (6) Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing opportunities of the commercial neighborhood. Suggested Findings for Design Review: The project may be found to be compatible with the requirements of the City’s criteria for design review based on the following:  That the project supports the pattern of diverse architectural styles that characterize the city’s industrial area with articulated massing, an articulated main entry on the ground floor, and articulated walls and repetitive fenestration on the upper floors; the project contains residential design features with a blend of industrial materials in an overall contemporary design that embraces the street and the pedestrian realm;  That the project respects and promotes pedestrian activity by placing the lobby and tenant amenity spaces on the ground floor and fronting Rollins Road and by designing these spaces with a connection to the sidewalk and main plaza by featuring large windows at this façade; that the project encourages pedestrian activity by placing the three publicly accessible pedestrian plazas adjacent to the street frontage s along Rollins and Broderick Road s and by providing a dog park at the rear of the site that can be accessed from both main streets; and that the parking for the project does not dominate the street frontage because the garage is located behind the residential building;  That on this visually prominent site the building is being highlighted with a vertical emphasis and enhanced building-focused lighting at the exterior corners to announce the gateway site;  That the project is characterized by a single contemporary, industrial architectural style and its design fits the site and is compatible with the surrounding development by exhibiting thoughtful well- articulated massing, character and pedestrian scale;  That the building is compatible with the mass, bulk, scale, and existing materials of existing development in that the exterior building materials include a mix of include a mix of stucco, fiber siding, metal siding, tiles, and glass railings; and  That site features such as landscaping and seating in the plazas and paseo, as well as streetscape improvements that will enrich the existing opportunities of the neighborhood and encourage additional pedestrian connectivity. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 13 Planning Commission Action: The Planning Commission should conduct a public hearing on the application and conside r public testimony and the analysis contained within the staff report. Affirmative action should be taken separately by resolution and include findings for Design Review, Density Bonus with waivers and Community Benefits supporting the Planning Commission’s decision. The reasons for any action should be stated clearly for the record. 1. Design Review, Density Bonus and Approval of Community Benefit Bonuses. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 12, 2022, sheets AP0.0 through AP4.01, L1.1.0 through L6.1.0, C1.0 through C8.1, and Draft VTM1.0 through VTM 3.0; including a total of 11 exterior bicycle racks (parking for 22 bicycles); 2. that the applicant shall apply for a Vesting Tentative Parcel Map with for processing as required by the the Public Works Department, Engineering Division;; 3. that the project shall include thirty-five (35) affordable units to households of “Low Income” category, as defined as earning a maximum of 80% of the San Mateo County Area Median Income; the City Manager shall be authorized to execute an agreement with the applicant and the applicant shall enter into an agreement for the administration of the renting or leasing of the affordable units at least 120 days before the final inspection; 4. that the required affordable dwelling units shall be constructed concurrently with market-rate units; 5. that the thirty-five (35) low income restricted affordable units shall remain restricted and affordable to the designated income group for a minimum period of fifty-five (55) years (or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program); 6. that the thirty-five (35) restricted affordable units shall be built on-site and be dispersed within the development. The number of bedrooms of the restricted affordable units shall be equivalent to the bedroom mix and average sizes of the non-restricted units in the development; except that the applicant may include a higher proportion of restricted affordable units with more bedrooms. The design and construction of the affordable dwelling units shall be consistent with the design, unit layout, and construction of the total project development in terms of appearance, exterior construction materials, and unit layout; 7. that the applicant shall enter into a regulatory agreement with the City; the terms of this agreement shall be approved as to form by the City Attorney’s Office, and reviewed and revised as appropriate by the reviewing City official; this agreement will be a form provided by the City, and will include the following terms: (a) The affordability of very low, lower, and moderate income housing shall be assured in a manner consistent with Government Code Section 65915(c)(1); (b) An equity sharing agreement pursuant to Government Code Section 65915(c)(2); (c) The location, dwelling unit sizes, rental cost, and number of bedrooms of the affordable units; (d) A description of any bonuses and incentives, if any, provided by the City; and (e) Any other terms as required to ensure implementation and compliance with this section, and the applicable sections of the density bonus law; New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 14 8. that the above noted regulatory agreement regarding the thirty-five (35) restricted affordable units shall be binding on all future owners and successors in interest; the agreement required by this Zoning Code Section 25.63.080 is hereby a condition of all development approvals and shall be fully executed and recorded prior to the issuance of any building or construction permit for the proposed project; 9. the project shall include the Transportation Demand Management Measures as proposed in the Transportation Impact Analysis, prepared by Hexagon Transportation Consultants, Inc., dated July 22, 2022; 10. that a TDM annual report shall be prepared by a qualified, independent consultant and paid for by the owner and submitted to the City of Burlingame annually; with the initial, or baseline, commute survey report to be conducted and submitted one (1) year after the granting of a certificate of occupancy for 75 percent or more of the project and annually after that; 11. that the TDM annual report shall provide information about the level of alternative mode-uses and in the event a 25 percent reduction in peak-hour vehicle trips and reduction in overall parking demand is not met, the report shall explain how and why the goal has not been reached; in such a circumstance the annual report shall identify a work plan, to be approved by the City of Burlingame, which describes additional or alternative measures for implementation that would be necessary to enhance the TDM program to attain the TDM goal of 25 percent mode split; 12. that the City may consider whether the owner has made a good faith effort to meet the TDM goals and may allow the owner a six-month “grace period” to implement additional TDM measures to achieve the 25 percent vehicle trip reduction; 13. that prior to the issuance of building permits, a covenant agreement shall be recorded office with the San Mateo County Assessor and Recorder’s Office to provide constructive notice to all future owners of the property of any ongoing programmatic requirements that discloses the required Transportation Demand Management (TDM) provisions and any conditions of approval related herein to compliance and reporting for the TDM; 14. that the residents of new live/work, mixed-use, and stand-alone residential development projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment, that the noise levels may be higher than in a strictly residential area, and that there may be odors associated with commercial and industrial uses. The covenants, conditions, and restrictions of any development with a residential use shall require that prospective residents acknowledge the receipt of the written noise notification. Such written noise notification shall be provided in residential leases. Signatures shall confirm receipt and understanding of this information; 15. that the public plazas shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; 16. that the public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; 17. 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 New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 15 conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 18. that any changes to the size or envelope of the building, building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 19. that the maximum elevation at the top of the roof ridge shall not exceed 64 feet from the average elevation at reference top of the curb (9.32’) or as alternately shown on the plan building elevations shall not exceed an elevation 62’-2” as measured from the average elevation at the top of the curb (-1’- 9 ½”), and that the top of each floor and final roof ridge shall be surveyed by a licensed surveyor and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. Should any framing exceed the stated elevation 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; 20. that the conditions of the, the Fire Division’s August 3, 2022 memo, the Parks Division’s November 23, 2022 memo, and the Stormwater Division’s August 1, 2022 memo the Public Works-Engineering Division’s August 29, 2022 memo, including provisions on the plans to address comment #13 for a sea wall at the north end of the site and to address comment #14 for a gate and maintenance easement for the drainage canal, and shall be met; 21. that prior to issuance of a building permit, the applicant shall prepare and submit to the Department of Public Works – Engineering Division a sanitary sewer analysis that assesses the impact of this project to determine if the additional sewage flows can be accommodated by the existing sewer line. If the analysis results in a determination that the existing sewer line requires upgrading, the applicant shall perform the necessary upgrades as determined by the Engineering Division; 22. that prior to issuance of a building permit for the project, the project applicant shall pay the first half of the North Burlingame/Rollins Road Development Fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 23. that prior to scheduling the final framing inspection, the project applicant shall pay the second half of the North Burlingame/Rollins Road Development Fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 24. that prior to issuance of the final inspection of the project, the applicant shall pay the Public Facilities Impact Fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 25. that the project shall comply with the SFO Comprehensive Airport Land Use Compatibility Plan (ALUCP), specifically in accordance with Safety Compatibility Policy SP-2 pertaining to land uses; and that any future tenants of the commercial and office space comply with the Safety Compatibility Criteria for Safety Zone 3 as contained in Table IV-2 of the SFO ALUCP; this table defines uses to avoid and uses that are incompatible, summarized as follows: Incompatible Uses - Use is not compatible in the indicated zones and cannot be permitted: New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 16 • Biosafety Level 3 and 4 facilities – which include medical and biological research facilities involving the storage and processing of extremely toxic or infectious agents. See Policy SP-3 of the SFO ALUCP for additional detail • Children’s schools - Public and private schools serving preschool through grade 12, excluding commercial services • Large child day care centers - Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et seq., and licensed to serve 15 or more children. Family day care homes and noncommercial employer-sponsored facilities ancillary to place of business are allowed. • Hospitals, nursing homes • Stadiums, arenas Avoidable Uses – Uses that are not fully compatible and should not be permitted unless no feasible alternative is available as follows: • Biosafety Level 3 and 4 facilities – Hazardous use other than Biosafety Level 3 and 4 facilities – which include medical and biological research facilities involving the storage and processing of extremely toxic or infectious agents. See Policy SP-3 of the SFO ALUCP for additional detail. • Critical public utilities - Facilities that, if disabled by an aircraft accident, could lead to public safety or health emergencies. They include the following: electrical power generation plants, electrical substations, wastewater treatment plants, and public water treatment facilities. 26. that the applicant shall be required to comply with the real estate disclosure requirements of State law and General Plan as outlined in Policy IP-1 of the SFO ALUCP and that the following statement must be included in the notice of intention to offer the property for sale or lease: “Notice of Airport in Vicinity This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase or lease and determine whether they are acceptable to you.”; 27. that the project applicant shall be required to evaluate potential airport noise impacts if the project is located within the 65 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility Plan; 28. that any action that would either permit or result in the development or construction of a land use considered to be conditionally compatible with aircraft noise of CNEL 65 dB or greater (as mapped in the Airport Land Use Compatibility Plan) shall include the grant of an avigation easement to the City and County of San Francisco prior to issuance of a building permit(s) for any proposed buildings or structures, consistent with Airport Land Use Compatibility Plan Policy NP-3 Grant of Avigation Easement; 29. 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 New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 17 plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 30. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District unless applicant produces evidence, to the satisfaction of the Community Development Director, that special circumstances exist that warrant early demolition, in accordance with the provisions of the Burlingame Municipal Code Chapter 18.07.065; 31. that the applicant or contractor shall ensure that a Soils Management Plan to address the appropriate handling, storing, and sampling of any soil to be removed from the subject property shall be submitted to the applicable regulatory agency for approval and monitoring; 32. 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; 33. that storage of construction materials and equipment on the street or in the public right-of -way shall be prohibited; 34. that if construction is done during the wet season (October 1 through April 30), that prior to October 1 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of -way; covering/tarping stored construction materials, fuels and other chemicals; 35. 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 street frontages; 36. that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 18 d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant; and e. Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. 37. 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).  Using “quiet” gasoline-powered compressors or electrically powered compressors and electric rather than gasoline- or diesel-powered forklifts for small lifting. 38. 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; 39. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of -way, clean off-site paved areas and sidewalks using dry sweeping methods; 40. that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; 41. 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; 42. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 43. 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; 44. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 19 45. that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division to remove any existing protected size trees and that the project shall comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application; 46. that if there are any existing trees on adjacent properties abutting the project site that are determined to remain, the applicant shall have an arborist's report prepared which documents how the trees should be protected during construction; this report shall be reviewed and approved by the City Arborist and the contractor shall call for the City Arborist to inspect the protection measures installed before a building permit shall be issued; 47. that the applicant shall coordinate with the City of Burlingame Parks Division regarding the installation of the street trees along Broderick Road and Rollins Road; 48. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 49. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame; The following conditions shall be met during the Building Inspection process prior to the inspections noted in each condition: 50. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 51. 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; 52. 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; 53. 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; The following conditions of approval are from applicable policies of the 2040 General Plan or the Environmental Impact Report prepared for the 2040 General Plan: 54. HP -3.12. The Project sponsor shall ensure implementation of the following BMPs during Project construction, in accordance with the BAAQMD’s standard requirements:  All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) shall be watered two times per day.  All haul trucks transporting soil, sand, or other loose material offsite shall be covered.  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 shall be prohibited.  All vehicle speeds on unpaved roads shall be limited to 15 mph. New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 20  All roadways, driveways, and sidewalks that are to be paved shall be paved as soon as possible. Building pads shall be laid as soon as possible after grading, unless seeding or soil binders are used.  Idling times shall be minimized, either by shutting equipment off 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 California Code of Regulations). Clear signage shall be provided for construction workers at all access points.  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.  A publicly visible sign with the name and telephone number of the person to contact at the lead agency regarding dust complaints shall be posted. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations. 55. CS-4.7: Airport and Heliport Noise. Monitor noise impacts from aircraft operations at San Francisco International Airport and Mills-Peninsula Medical Center, and implement applicable noise abatement policies and procedures as outlined in the Airport Noise Ordinance and Airport Land Use Compatibility Plan; 56. CS-4.8: Airport Noise Evaluation and Mitigation. Require project applicants to evaluation potential airport noise impacts if the project is located within the 60 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility Plan; 57. CS-4.9: Airport Disclosure Notices. Require that all new development comply with real estate disclosure requirements of State law, which requires that the presence of all existing and planned airports within two miles to be disclosed in any sale or lease of property; 58. HP -5.2: Migratory Birds. Identify and protect habitats that contribute to the healthy propagation of migratory birds, including trees and natural corridors that serve as stopovers and nesting places. Avoid construction activities that involve tree removal between March and June, unless a bird survey has been conducted to determine that the tree is unused during the breeding season by avian species protected under California Fish and Game Codes 3503, 3503.5, and 3511; 59. HP -5.5: Protection and Expansion of Tree Resources. Continue to preserve and protect valuable native trees and introduce species that contribute to the urban forest but allow for the gradual replacement of trees for ongoing natural renewal. Consider replacement with native species. Use zoning and building requirements to ensure that existing trees are integrated into new developments; 60. HP -5.6: Tree Preservation Ordinance. Continue to adhere to the Burlingame Tree Preservation Ordinance (Burlingame Municipal Code Title 11); ensure the preservation of protected trees, as designated by the ordinance; and continue to be acknowledged by the Arbor Day Foundation as a Tree City USA; 61. HP -5.7: Urban Forest Management Plan. Continue to update and use the Burlingame Urban Forest Management Plan, which integrates environmental, economic, political, historical, and social values for the community for guidance on BMPs related to tree planting, removal, and maintenance, including onsite protection of extant trees and street trees during projects; New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 21 62. HP -5.14: Compliance with Environmental Laws. Ensure that all projects affecting resources of regional concern satisfy regional, state, and federal laws; and 63. Paleontological Assessment. In areas containing middle to late Pleistocene-era sediments where it is unknown if paleontological resources exist, prior to grading an assessment shall be made by a qualified paleontological professional to establish the need for paleontological monitoring. Should paleontological monitoring be required after recommendation by the professional paleontologist and approval by the Community Development Director, paleontological monitoring shall be implemented. Paleontological Monitoring. A project that requires grading plans and is located in an area of known fossil occurrence or that has been demonstrated to have fossils present in a paleontological field survey or other appropriate assessment shall have all grading monitored by trained paleontological crews working under the direction of a qualified professional, so that fossils exposed during grading can be recovered and preserved. Should any potentially unique fossils be encountered during development activities, work shall be halted immediately within 50 feet of the discovery, the City of Burlingame Planning Department shall be immediately notified, and a qualified paleontologist shall be retained to determine the significance of the discovery. Paleontological Recovery, Identification, and Curation. The City and a project applicant shall consider the mitigation recommendations of the qualified paleontologist for any unanticipated discoveries. The City and the project applicant shall consult and agree upon implementation of measures that the City and project applicant deem feasible and appropriate. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other appropriate measures. The project applicant shall be required to implement any mitigation necessary for the protection of paleontological resources. Paleontological Findings. Qualified paleontological personnel shall prepare a report of findings (with an itemized appendix of specimens) subsequent to implementation of paleontological recovery, identification, and curation. A preliminary report shall be submitted, subject to approval by the Community Development Director before granting of building permits, and a final report shall be submitted, subject to approval by the Community Development Director before granting of occupancy permits. Erika Lewit Senior Planner c. The Hanover Company, Scott Youdall, applicant Attachments: March 14, 2021 Planning Commission Minutes Applicant’s Response Letter, dated September 12, 2022 July 22, 2022 Transportation Demand Management Plan by Hexagon Transportation Consultants Applications to the Planning Commission SB330 Letter of Completeness, dated October 29, 2021 Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed September 16, 2022 New 420-Unit Mulit-Unit Residential Development 1855-1881 Rollins Road 22 Area Map Submitted Separately: CEQA Class 32 Infill Exemption prepared by Circlepoint, dated September 21, 2022 RRMU Zoning District Regulations effective project submittal date of October 1, 2021 Density Bonus Title 25 Zoning effective project submittal date of October 1, 2021 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, March 14, 2022 d.1855 -1881 Rollins Road, zoned RRMU - Application for Environmental Scoping, Design Review, Density Bonus with Waivers /Modifications, Community Benefit Bonuses, and Vesting Tentative Parcel Map for a new, 405-unit multi-unit residential development . (Scott Youdall, The Hanover Company, applicant; Jon Ennis, BDE Architecture, architect; SJ Amoroso Properties Co, E and S Property LLC, and ANRM Holdings LLC, property owners) (75 noticed) Staff Contact: Erika Lewit All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Schmid opened the public hearing. Scott Youdall and Ian Murphy, represented the applicant and answered questions about the application. Public Comments: > There were no public comments. Chair Schmid closed the public hearing. Commission Discussion/Direction: >I love the plaza and I like the sculptures. >Wondering if there was an opportunity to do a retail use or something that is a little bit more interactive for the public, maybe on a short -term basis, because I'm in that area all the time and I don't see any foot traffic. I don't know why people would use these plazas. I think they're great, but I don't see anybody using them because there's no reason to be walking around down there. So, until the whole area gets a little bit more developed, I ’m hoping we can see some small businesses in there that would generate some pedestrian traffic. >Consider using the culvert as part of the landscape area. There's an opportunity to develop something; you have open space there that you can take advantage of. >Looking at the rendering of the north end of the project, driving from Millbrae towards your site, there is a large round wall that can be an opportunity for a wall art, a way to recognize that you are turning into Burlingame and Rollins Road. There's potentially a graphic or a texture opportunity to engage the entry of your project at your main plaza. The artwork is a nice piece. I like the plaza there. But there is something bigger that could go vertical in that area that would give more sense of arrival since you are the first property in. Overall, I like the architecture and project. Consider something that can potentially provide a gateway to Burlingame from Millbrae. >This is environmental scoping, the traffic has got to be a big issue for us to study. I can't think of any new environmental scoping matters, it is really the usual items. >In general, I like the project. It's hard not to like this kind of development happening in the city and Bay Area and the housing is desperately needed. It's quite a large project and it's struggling a little bit not be too monotonous. The length is 300 plus feet along Rollins Road and it was a wise move to break it in the middle as you have done so. The question is, is that enough? The gesture at the corners are nice, Page 1City of Burlingame March 14, 2022Planning Commission Meeting Minutes they do something to inflect those important spots in the architecture. However, it feels monotonous in the middle. Consider being more free and playful with the balconies, they are very structured which just adds to the general structure of the 300 feet between the two end points. I looked to see if they were linked to some special units. I don ’t see any rhyme or reason to them other than they're stacked on top of each other on identical units. Suggest hiding or burying those balconies, they can go up and down and provide some play against the very structured surface for 300 feet. That provides a new level of reading beyond that major break in the middle. It is the nature of these kinds of multi -unit residential projects to be structured similarly to one another. You've done a good job to try to address the monotony. I love the metal snake that runs along each of the corners so there are interesting things going on. It could always be improved. You could jazz up the corners a little bit more, perhaps. The beauty of the project really is that, it's going to be like South Beach or Mission Bay. It's going to be years before we see the kind of foot traffic that we need to see down there and the ability to support retail, but it will come. It's just going to take a long time. There's no way to rush it. But anchor projects like this will be the catalyst for the development we're looking for in this part of the city, so I would say in general, well done. >I would agree with my fellow commissioner. It's a good development; I like the layout of everything. I like the interior spaces where you have community areas for the people who live there. But again, I'm concerned about those plaza areas and how they're going to be used. I too, like the areas like in China Basin and specifically around the ball park. But as I walk around there before and after games, I've noticed the ground floor street -facing units are often shuttered. It looks nice in your rendering because they're lit up, but that's not what you're going to see. If there's foot traffic there, they're not going to want everyone looking in their doors. But if you gave the opportunity for a small amount of retail, you have a captive audience here. There's going to be over 500 people living in this place, so you have the opportunity and at a future date, maybe they can be converted to living spaces. There's a lot of flexibility when you build. I don’t see the foot traffic happening. I like the idea of plazas and they may be developed further as some of the commissioners have suggested. I would like to see if we can generate a reason for people to be there out on the street and not just get into their cars, drive to work and leave the area. But overall, good job. >I'm getting tired of the monotonous height. You weren't at your maximum height so it might be refreshing to have some more interesting areas. Possibly something at the bottom, it would be logical that those would be at the lower level. Because it ’s large, has so many units, and because of its location, it feels like the right project to look into some variations on certain areas which would tie into it being a gateway. >I agree with my fellow commissioners. I would like to see some height and different variations of height. That was one thing that just felt a little bit too monotonous. I think we need to have some coffee shops or something. You have so many people there that there are opportunities here to be wasted if we don't create some retail space on the bottom floor. I want to see an invigoration of Rollins Road and we can do that if we create smaller retail spaces that a lot of people can go to and enjoy. We are missing an opportunity here if we don't do that. >I agree as well. This property has some unique ability to bring in retail on the ground floor because of the close proximity to the In -n-Out burger and that whole complex is within walking distance. There's a lot of traffic at the intersection of Adrian Road and Rollins Roads so it's not a far stretch for someone to go to this block and visit a cafe, restaurant or retail services that could be offered because this location is at the gateway and in a much better position than further down on Rollins Road. I would like to encourage that to be reviewed further. Also, the corners have some great opportunities for whether it's even more artwork or a stronger statement for that gateway to our North Rollins Road area. It's calling for that and would help break some of the monotony that some of my fellow commissioners were talking about. The design is looking quite nice and has put a lot of work into it so far. >Concerned with the swimming pool being in shade all day long at the bottom of a five -story building . Consider bringing it up onto a higher level so that it actually will get used. We're not in Hawaii where we want that shade in the swimming pool. Otherwise, a really nice job and thank you for your presentation. >I agree. It's a nice project overall. There are opportunities always. Going back to the idea of the gateway, we do have some gateway monuments at various areas of the city. We have our lighted obelisks at either end of Burlingame Avenue. We have the old Broadway sign going across the road that helps celebrate the entrance into some of our neighborhoods. Being the first property from the north, you almost Page 2City of Burlingame March 14, 2022Planning Commission Meeting Minutes have the responsibility of being that introduction to what is going to be our newest neighborhood. In hopes that we are going to be creating a more pedestrian friendly environment coming down Rollins Road and not just being the industrial road that it has been for 30 years. There's an opportunity, whether that involves the building architecture on the corner or it's something out in the plaza that gives that gateway feel, it is something to work with. Otherwise, I was pretty satisfied with the drawings and what you're putting forward . I hope to be able to see this project get further along. >We've got the setbacks in the rear and then the floor area ratio which both could be affected differently depending on that parcel in the back. For me personally, it didn't feel like exceeding the FAR seemed out of whack or we were stuffing too much into too small of a lot. The setbacks seemed reasonable because it's not backing up to anything that seems unreasonable. This seems like something we would be able to stomach until the time come. >If that swath involves taking out trees to do something, then I personally would have concerns with that. There was no motion from the Planning Commission, as this application is required to return on the Regular Action Calendar. Page 3City of Burlingame September 12, 2022 The City of Burlingame Community Development Dept. Planning Division Attn: Erika Lewit 501 Primrose Road Burlingame, CA 94010 Re: 1855-1881 Rollins Road – Letter of Explanation Dear Ms. Lewit, Please see below project summary for the proposed multifamily development project at 1855-1881 Rollins Road in Burlingame: Project Applicant: Scott Youdall The Hanover Company 156 Diablo Road, Ste. 220 Danville, CA 94526 (925) 490-2990 syoudall@hanoverco.com Property Owners: 1855 Rollins Road Owners: E&S Property LLC 1040 Crystal Springs Road Hillsborough, CA 94010 (650) 703-7517 arosenbaum@al.net ANRM Holdings LLC 540 Kenwood Drive Menlo Park, CA 94025 (415) 710-6162 nmodena@gmail.com 1881 Rollins Road Owner: SJ Amoroso Properties Co. 497 Seaport Court Redwood City CA 94063 gil@amorosoproperties.com Rail Spur Owner: Union Pacific Railroad Company 1400 Douglas Street, STOP 1690 Omaha, NE 68179 (402) 544-8624 dparker@up.com Property Information: 1855-1881 Rollins Road Burlingame, CA 94010 Acreage: 4.993 Acres APNs: 025-166-230; 025-166-240 [Note: Union Pacific Railroad Company (UPRR) is classified as a “public utility”, so UPRR-owned real estate does not have APNs] General Plan Designation: Rollins Road Mixed Use (RRMU) Zoning: RRMU Project Description: 1855-1881 Rollins Road (the “Property”) is located between Broderick Road to the southeast and the El Portal Channel, a drainage right-of-way which also serves as the Millbrae border, to the northwest. The Property fronts onto Rollins Road to the northeast and backs up to the BART/Caltrain tracks to the southwest. The Property is currently improved with three single-story commercial/industrial buildings plus surface parking. Each of the buildings are leased to commercial tenants on short term leases. Project Applicant (“Applicant”) is proposing to demolish all existing onsite structures for the construction of a new 5-story Type III wood- frame multifamily building wrapping a 6 level Type I structured parking garage (the “Project”). Since the Applicant’s last planning submittal to the City of Burlingame on March 7th, 2022, the following Project changes have been made: • UPRR rail spur parcel has been added to the Project, increasing the Project acreage from 4.81 to 4.993 acres • The hammerhead turnaround in the northwest corner of the Project has been replaced by a loop road around the parking garage for improved fire and trash truck access around the Project perimeter o C.3 planters added adjacent to loop road o Storm drain lateral extension added beneath loop road • Unit count has increased from 405 to 420 units and the unit mix has been revised (see updated breakdown below) o Affordable unit count has increased from 34 to 35 units • Long-term bike parking count has increased from 203 to 210 stalls • Short-term bike parking count has increased from 10 to 11 racks (22 bike parking spaces total) • Metal “ribbon” at either end of the Rollins Road roofline sloped upwards to create additional height and visual interest at the Project corners • Exterior accent lighting added to the metal ribbon above the Project’s main entrance to create an enhanced “sense of arrival” and visual interest • Ground floor coffee kiosk space added near the corner of Rollins / Broderick to help spur pedestrian foot traffic and improved retail options along Rollins Road o Plaza B adjusted to account for the coffee kiosk • Resident lobbies have been added outside the parking garage elevators • Plaza C expanded and shifted to the mid-block massing break along Rollins and enhanced with pedestrian seating and additional landscaping • Pet relief area in Courtyard B has been replaced with a resident seating / lounge area o Dog park added in the northwest corner of the Project • Floor-to-floor heights have been increased • New electrical pole added to the northwest corner of the Project adjacent to the dog park • Resident loading zone reconfigured to reflect improved fire and trash truck access via loop road • One (1) transformer location in northwest corner of Project shifted to corner of garage • Project lighting plan updated • 10’ wide Maintenance Access Easement (MAE) with gate added along the Project’s El Portal Channel frontage at the City’s request • Flood wall with elevation 13’ based on NAVD88 to be constructed along the Project’s El Portal Channel frontage at the City’s request • Applicant previously requested a waiver of development standards for 1) rear setback, and 2) lot coverage. These two waivers are no longer necessary with the addition of the UPRR parcel. However, the Project now seeks an incentive for the Open Space requirement, and a waiver of the development standard for 20% landscape coverage. Further explanation for these requests is covered in the “State Density Bonus” section below. The Project consists of 420 apartment units and 545 off-street parking spaces, which exceeds the RRMU residential parking standard of 498 required spaces. The unit mix includes studio (12%), 1-bedroom (55%), 2- bedroom (28%), and 3-bedroom (4%) units. Resident amenities will include professionally landscaped courtyards with a pool; cabana seating; BBQs; outdoor gaming; a clubhouse and fitness center; bike parking; and on-site storage. The Project’s proximity – only a five-minute walk – to the Millbrae Transit Center, will be an added amenity to residents by providing convenient access to both BART and Caltrain. Ten percent (10%) of the apartment units (35 total) will be designated affordable for Low-income households at 80% Area Median Income (AMI), providing much-needed affordable housing in Burlingame. The unit mix for the affordable units will mirror the unit mix for the market rate apartments, as detailed above. Proposed Action: The Property is within the RRMU area and the soon to-be-adopted North Rollins Specific Plan (NRSP), which seeks to create a new neighborhood of housing and commercial uses within close proximity to transit. Applicant is seeking Design Review approval, as the proposed Project is consistent with the Development Standards for RRMU, which the City has advised will remain consistent through NRSP adoption. Applicant is proposing to merge the three Property parcels via a Vesting Tentative and Final Map, which will include a public easement along the Property’s Rollins Road and Broderick Road frontages for the construction of new widened public sidewalks. The Project complies with the following Maximum Intensity/Tier 3 Development Standards for the RRMU District: Development Standard Description Density 70 du/ac Height 7 stories/80 feet maximum Setbacks Front: 15 feet Walk Zone (Public)—10 feet Planter Zone—5 feet Tree Wells—5 feet by 5 feet minimum Side-Interior: 10 feet Side-Street: 10 feet Rear: 20 feet Alley: 5 feet Lot Dimension 3,500 square feet Width at street frontage 40 feet Lot Coverage 60% Open Space—sf per unit minimum 125 square feet per unit (may be either private, common, or include both)* Percent Landscape Coverage 20%* Pedestrian Plaza/Public Space 1,500 square feet minimum (50% open to the sky) Mid-Block Plaza 15 feet x 15 feet (50% open to the sky) Parking Studio = 1 space per unit One bedroom = 1 space per unit 2 bedroom = 1.5 spaces per unit 3+ bedroom = 2 spaces per unit Guest parking = None Commercial: 1 space per 300 square feet Bicycle Parking Class I—Residential bikes = 0.5 spaces/unit Class II—Guest bikes = 0.05 spaces/unit * Applicant seeks incentive or waiver for this development standard To qualify for the Tier 3 density of 70 du/acre, Applicant will provide three community benefits: 1) Affordable Housing, 2) Public Plaza at least 50% larger than the minimum required, and 3) a Transportation Demand Management (TDM) Plan. Affordable and Workforce Housing Applicant is proposing to allocate ten percent (10%) of the “base” project units (35 total) as affordable to Low-Income households at 80% Area Median Income (AMI) for a period of fifty-five (55) years. This allocation is double the required percentage of Low Income units per 25.39.030 (c)(4)(A). The Project seeks to invoke the California State Density Bonus Program in exchange for the above-mentioned Low- income units, which will entitle the Project to a 20% bonus, per Section 25.63.020 of the Burlingame Municipal Code. Public Plazas Beyond Minimum Applicant is proposing to provide approximately 6,899 square feet of publicly accessible open space across three (3) public plazas, with the northernmost plaza (Plaza A) more than fifty percent (50%) larger than the RRMU’s minimum required area of 1,500 square feet. The public plazas will be professionally landscaped and owned, operated, and maintained by the Applicant in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director. The plazas are located on the ground level with direct access from the sidewalk. Mode Split via TDM Plan Applicant is proposing to execute and record a TDM Plan that would achieve up to a 25% mode shift towards alternative transportation for future residents. This TDM Plan has been prepared by the Applicant in parallel with the City’s traffic analysis for the Project’s CEQA review. State Density Bonus: Per Section 25.63.020 of the Burlingame Municipal Code, the Project seeks to invoke the Burlingame Density Bonus Program by allocating ten percent (10%) of units (35 total) as affordable to low-income households at 80% AMI. In exchange for providing these Below Market Rate (BMR) units, Applicant seeks one (1) incentive and one (1) waiver of a development standards for the Project, as allowed by Chapter 25.33 of the Burlingame Municipal Code, and CA Government Code 65915, Section 1. •Open Space (OS): An incentive to allow the Project to provide less than the required 125 square feet (SF) per unit (52,500 SF total) of OS and instead provide 123 SF per unit (51,689 SF total). Without this incentive, the Project would need to install grass pavers on the loop road or add additional ordinance-sized balconies to make up the OS shortfall, resulting in additional cost to the Project. Grass pavers would also complicate trash pickup operations by creating additional paver maintenance and replacement costs for the Project. •Landscape Coverage: A development standard waiver to allow the Project to provide landscape coverage of 16%, which is below the 20% minimum threshold set forth in the RRMU standards. Applying this development standard would reduce the building’s footprint by 8,974 SF, which would eliminate approximately 10-11 stacks of residential units. At five stories high, this would translate to a loss of at least 50 units, including 4 affordable units. Applicant reserves the right to seek additional development standard waivers. We appreciate the City’s thoughtful consideration and feedback on our project submittals to date and look forward to working with Staff and the Planning Commission to deliver more needed housing to Burlingame in a transit rich neighborhood! Please feel free to reach out to the Hanover team with any questions. Sincerely, Scott Youdall Regional Development Partner 1881 & 1885 Rollins Road Residential Development Transportation Demand Management Plan Prepared for: City of Burlingame on Behalf of Hanover Company July 22, 2022 Hexagon Transportation Consultants, Inc. Hexagon Office: 100 Century Center Court, Suite 501 San Jose, CA 95112 Hexagon Job Number: 22DC08 Phone: 408.971.6100 Client Name: Hanover Company 1881 & 1885 Rollins Road TDM Plan July 22, 2022 Table of Contents List of Tables Table 1 Trip Generation Estimates ................................................................................................... 4 Table 2 Summary of C/CAG Estimated Trip Reduction Percentage ............................................... 16 List of Figures Figure 1 Site Location ....................................................................................................................... 2 Figure 2 Site Plan .............................................................................................................................. 3 Figure 3 Existing Bicycle Facilities ..................................................................................................... 7 Figure 4 Existing Transit Services ..................................................................................................... 9 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 1 1. Introduction Transportation Demand Management (TDM) is a combination of services, incentives, facilities, and actions that reduce single-occupant vehicle (SOV) trips to help relieve traffic congestion, parking demand, and air pollution problems. The purpose of TDM is to promote more efficient utilization of existing transportation facilities, and to ensure that new developments are designed to maximize the potential for sustainable transportation usage. This Plan has been prepared for the proposed residential development at 1881 & 1885 Rollins Road in Burlingame, California. The City of Burlingame Zoning Code (Section 25.43.020) requires new multi-unit developments of 10 units or more to incorporate measures to meet vehicle trip reduction generation rates that are 20% lower than the standard rates established the most recent edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. The City also requires a 25% mode shift in order to count the TDM plan as a community benefit. This plan has been prepared with the goal of achieving the 25 percent trip reduction. Given that the project is expected to add more than 100 average daily trips, a San Mateo City/County Association of Governments (C/CAG) trip reduction analysis per the TDM Policy Update (September 1, 2021) also was prepared. Project Description The project is located at 1881 & 1885 Rollins Road in Burlingame, California (see Figure 1). The project would consist of 420 apartment units in a five-story building with a 6-level parking garage. The site plan shows that access to the project site would be provided via a driveway along Rollins Road and a driveway along Broderick Road (see Figure 2). BURLINGAME MILLBRAE Cali f o r n i a D r Ro l l i n s R d Adeline DrA d r i a n R d El C a m i n o R e a lTrousdale DrLag u n a A veBroadwayHillside DrRay DrEaston DrBa y s h o r e H w y Millbrae Ave M illbrae A ve Millbrae Ave Murchison DrA v i a d o r A v e DavidDavidRdRdDavidRdMarstenMarstenRdRdBroderickRdMarstenRd101 = Site Location LEGEND Broadway Caltrain Station Millbrae Caltrain Station Millbrae BART San Francisco Bay 1881 & 1885 Rollins Road TDM Plan Figure 1 Site Location 1881 & 1885 Rollins Road TDM Plan Figure 2 Site Plan ;        ;        ;        ;        ;      ;      ;      ;      ;      ;      ;      ;     ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;     ;     ;     ;    ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;  ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;    ;  ;  ;  ;  ;  ;     ;    ;  ;     ;      ;     672373))(73 73!))( ))( 73 ))( 7 3 ))( 7& 9,75(286&+,1$:$//+81*72,/(79(,/. 9,75(286&+,1$:$//+81*72,/(79(,/.9,75(286&+,1$:$//+81*72,/(79(,/.9,75(286&+,1$:$//+81*72,/(79(,/. $3  $3  $3  $3  6) *$5$*( 6) (/(& 5220 6) 75$6+ 5220 6) /2**,$% 6) &2857<$5' % 6) /2**,$$ 6) &2857<$5' $ 6) &2857<$5' &52//,1652$'6) /2%%< $0(1,7< 6) 38%/,& 3/$=$$  $3 BBBBBBBBBBBB  $3 BBBBBBBBBBBB %5 2'(5 ,&.5 2$'  $3 BBBBBBBBBBBB 6) 029(,1 /2%%< 6) (/(& 5220 6) ),5( :$7(5 3$5.,1*663$&(6 (963$&(6 $'$63$&(6     6 (7 %$&. 6 (7 %$&. 6(7%$&. 6) 38%/,& 3/$=$% 6) %8,/',1* 0$,17(1$1&(     6) (/(& 5220    6) '2* :$6+ 6) 0(7(5 5220 6) 6725$*( 6) %,.(5220 %,.(6 *$5$*( $&&(66 *$5$*( $&&(66 /2$',1*=21(/2$',1*=21(                                                                 [  7<3   6 $ $ $ $ $ $ $ $ % $ $ $ % 6 $ 6 6 $ % % $ % $ % % % % % % % % & $ $ $$ $ $ $ $ $ $ $ $ $ $$ $ $ $ $ $ $ $ $ 6 % $ % & % 6) 23(1 63$&($ 6) 23(1 63$&(&   6) 38%/,& 3/$=$& ),71(66 &/8% 5220 9,(:,1* /281*( &2:25. 0$,/ /($6,1* 3$5&(/   6(&21'$5< %8,/',1*(175< 6(&21'$5< %8,/',1*(175< 35,0$5< %8,/',1*(175< 6(7%$&.              6) 032( $ % 6) &2))(( .,26. $ 6 6 6 66   '1 83          6(7%$&. 6) 23(1 63$&(% 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 4 TDM Goals This TDM Plan responds to the City of Burlingame TDM Program requirement and includes a broad range of TDM measures designed to reduce single-occupant vehicle trips through a combination of appropriate measures to promote alternative forms of transportation. The objective of the TDM Program is to encourage residents to walk, bike, or use existing transit services. The program complies with the City’s current expectations for TDM measures and incorporates current best practices for reducing vehicle trips. Trips that would be generated by the proposed project were estimated using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition for “Multifamily Housing (Mid- Rise)” (Land Use 221). Before TDM reductions, the proposed project is estimated to generate a total of 1,995 daily trips with 134 trips during the AM peak hour and 122 trips during the PM peak hour. As shown in Table 1, in order to meet the City’s 25 percent reduction requirement, at least 34 AM peak hour and 30 PM peak hour trips would need to be eliminated through implementation of the various TDM measures. Stated conversely, the project would be required to generate no more than 100 AM peak hour trips and 92 PM peak hour trips. Table 1 Trip Generation Estimates Land Use Unit Rate Trips Rate In %In Out Total Rate In %In Out Total Proposed Uses Multi-Family Apartments1 420 DU 4.75 1,995 0.32 56%75 59 134 0.29 43%52 70 122 25% Required TDM Reduction (499)(19)(15)(34)(13)(17)(30) Net Project Trip Target 1,496 56 44 100 39 53 92 Notes: 1 Multi-Family Housing (Mid-Rise) (Land Use 221) average rates published in ITE's Trip Generation Manual, 11th Edition. Size Daily AM Peak Hour PM Peak Hour 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 5 2. Transportation Facilities and Services Transportation facilities and services that support sustainable modes of transportation include commuter rail, buses and shuttle buses, bicycle facilities, and pedestrian facilities. This chapter describes existing facilities and services near the project site that will support the TDM measures contained in this plan. Bicycle Facilities Bicycle facilities are an important component of the City of Burlingame’s transportation network. The City’s bikeways are classified as Class I, Class II, or Class III facilities, as follows: • Class I Bicycle Path – off-street paths with exclusive right-of- way for non-motorized transportation used for commuting as well as recreation • Class II Bicycle Lane – lanes on roadways designated for use by bicycles with special lane markings, pavement legends, and signage • Class III Bicycle Route – existing rights-of-way that accommodate bicycles but are not separate from the existing travel lanes The existing bicycle facilities within the study area are described below and are shown on Figure 3. North-South bicycle connections in the study area consist of a Class II bike lane/Class III bike route along Rollins Road. A bike route also exists on El Camino Real, north of Millbrae Avenue. The bike route along Rollins Road provides a connection to the project site from transit facilities and other points on interest in the area. East-West bicycle connections in the study area consist of a bike route/bike lane along Broadway, from Carolan Avenue to where Broadway becomes Airport Boulevard. It begins as a bike route at Carolan Avenue and connects to the bike/pedestrian bridge over US 101 to Airport Boulevard. From Airport Boulevard, bicycle riders can connect to a bicycle/pedestrian path (the San Francisco Bay Trail) or a bike lane/bike route on Airport Way. 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 6 Pedestrian Facilities Pedestrian facilities consist of sidewalks, crosswalks, and pedestrian signals at signalized intersections. In the vicinity of the project site, sidewalks exist along both sides of Rollins Road, on Broderick Road, and on Millbrae Avenue. Crosswalks with pedestrian signal heads and push buttons are provided on all approaches of the El Camino Real/Millbrae Avenue and Rollins Road/Adrian Road intersections within walking distance of the site. Crosswalks are provided along the following approaches of study intersections: • North, west, and south legs of Rollins Road/Millbrae Avenue intersection • South leg of US 101 Northbound Ramps/Millbrae Avenue intersection • North and west legs of Rollins Road/Marsten Road intersection • North and west legs of Rollins Road/Broadway intersection Although some sidewalk and crosswalk connections are lacking, the overall network of sidewalks and crosswalks in the study area has adequate connectivity and provides pedestrians with safe routes to transit services and other points of interest in the vicinity of the project site. Within a typical walking distance (a half mile or 10 minutes), continuous pedestrian facilities are present between the site and the surrounding land uses, including the Millbrae Station and bus stops in the area. BURLINGAME MILLBRAE Cali f o r n i a D r Ro l l i n s R d Adeline DrA d r i a n R d El C a m i n o R e a lTrousdale DrLag u n a A veBroadwayHillside DrRay DrEaston DrBa y s h o r e H w y Murchison DrA v i a d o r A v e Ma r s t e n R dDavidDavidRdRdDavidRdAdrian CtBroderickRd Millbrae Ave M illbrae A ve Millbrae Ave 101 = Site Location LEGEND Broadway Caltrain Station Millbrae Caltrain Station Millbrae BART San Francisco Bay = Existing Class I Bike Paths = Existing Class II Bike Lanes = Existing Class III Bike Routes 1881 & 1885 Rollins Road TDM Plan Figure 3 Existing Bicycle Facilities 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 8 Millbrae Intermodal Station The Millbrae Station is located about 0.3 miles northwest of the project site on California Drive, which is approximately a 10-minute walk. The station has bike racks and bike lockers. The Millbrae Station is served by Caltrain, Bay Area Rapid Transit (BART), SamTrans, and shuttles (see Figure 4). Caltrain Caltrain provides commuter rail service between San Francisco and San Jose, with limited service to Gilroy during commute hours. The Millbrae Station is served by local-stop, limited-stop, and baby bullet trains. During the morning peak period of 6:00 to 9:30 AM, the Millbrae Station is served by 14 northbound trains (four local-stop, seven limited-stop, and three baby bullet trains) with headways of 10 to 20 minutes. Thirteen southbound trains (four local-stop, six limited-stop, and three baby bullet trains) serve the Millbrae Station in the AM peak period with headways between 8 and 21 minutes. During the PM peak period between 3:30 and 7:30 PM, the station is served by 15 northbound trains (four local-stop, eight limited-stop, and three baby bullet trains) with headways between 8 and 27 minutes. Fifteen southbound trains (four local-stop, eight limited-stop, and three baby bullet trains) with headways between 9 and 20 minutes serve the Millbrae Station during the PM peak period. As part of the Caltrain Modernization Program, the rail service will be electrified. With the electrification of service, Caltrain will be able to provide faster and more frequent service along the corridor, including at the Millbrae Station. BART BART operates regional rail service in the Bay Area, connecting between San Francisco International Airport and the Millbrae Intermodal Station to the south, San Francisco to the north, and cities in the East Bay. BART trains operate on 15-minute headways during peak hours and 20-minute headways during off-peak hours. The Richmond-SFO-Millbrae line (Red) and Millbrae-SFO-Antioch line (Yellow) provide service to the Millbrae Station. BURLINGAME MILLBRAE Cali f o r n i a D r Ro l l i n s R d Adeline DrA d r i a n R d El C a m i n o R e a lTrousdale DrLag u n a A veBroadwayHillside DrRay DrEaston DrBa y s h o r e H w y Murchison DrA v i a d o r A v e Ma r s t e n R dDavidDavidRdRdDavidRdAdrian CtBroderickRd Millbrae Ave M illbrae A ve Millbrae Ave 101 292 292 292 ECR ECR 398 398 397 397 713 713 7 1 3 713 713 397 = Site Location LEGEND = SamTrans Routes Connecting to Caltrain Stations = North Burlingame BART/Caltrain Shuttle = SamTrans Routes Connecting to BART and Caltrain Stations = Millbrae/Broadway Shuttle Broadway Caltrain Station Millbrae Caltrain Station Millbrae BART San Francisco Bay = Burlingame Bayside Shuttle Service = North Foster City BART Shuttle 1881 & 1885 Rollins Road TDM Plan Figure 4 Existing Transit Services 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 10 Shuttles Millbrae/Broadway Shuttle The Millbrae/Broadway (MB) Shuttle is operated by the San Mateo County Transit District (SamTrans) and runs between the Broadway Station and Millbrae Station. There are 13 shuttles provided during the AM and 12 shuttles provided during the PM peak periods, with 15- and 30-minute headways. The shuttles run during the weekday commute hours and are free for Caltrain passengers. North Burlingame BART/Caltrain Shuttle The North Burlingame (NB) Shuttle is operated by Commute.org and runs between the Millbrae Station, Mills-Peninsula Health Services, Sisters of Mercy, and the Easton Addition neighborhood during commute hours, Monday through Friday. There are 6 shuttles provided during the AM peak hours and 7 shuttles during the PM peak hours with headways between 28 and 32 minutes during the AM peak hour and 30-minute headways during the PM peak hour. Shuttles are free to riders and open to the general public. Burlingame Bayside BART/Caltrain Shuttle The Burlingame-Bayside (BAY) Shuttle is operated by Commute.org and runs between the Millbrae Station and the Burlingame Bayside Area during commute hours, Monday through Friday. There are 7 shuttles provided during the AM and PM peak periods with 20- to 25-minute headways. Shuttles are free to riders and open to the general public. Foster City-North BART/Caltrain The Foster City-North (NFC) Shuttle is operated by Commute.org and runs between the Millbrae Station and businesses in the North Foster City Area during commute hours, Monday through Friday. There are 4 shuttles during the AM peak period, with headways between 42 and 60 minutes. There are 4 shuttles during the PM peak period with headways between 45 and 60 minutes. Shuttles are free to riders and open to the general public. SamTrans Bus Service The closest bus stops are located at the Millbrae Station, approximately 1,440 feet from the project site. The station is served by SamTrans Routes SFO, 397, and 713. Route SFO provides service between the Millbrae Station and the San Francisco International Airport (SFO). Route 397 is a limited overnight service, operating from 12:46 AM to 6:37 AM, between the Palo Alto Transit Center and San Francisco. Route 713 is a limited overnight service, operating from 4:01 AM to 5:32 AM, between the San Francisco Transit Center and the San Francisco International Airport. 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 11 3. Proposed TDM Measures This chapter describes Transportation Demand Management (TDM) measures that are proposed by the project. The measures listed in this plan have been developed to meet the 25 percent trip reduction requirement needed to provide a community benefit, as described in the City of Burlingame Zoning Code. The TDM measures to be implemented by the project include services, incentives, actions, and planning and design measures related to the attributes of the site design and site amenities. Such design measures encourage walking, biking, and use of transit. Some of the TDM measures are programs that would be created and implemented by the building manager. The project would generate 134 AM peak-hour trips and 122 PM peak-hour trips, so in order to meet the City’s 25 percent reduction requirement, at least 34 AM peak hour trips and 30 PM peak hour trips would need to be eliminated through implementation of the various TDM measures. TDM Administration and Promotion Transportation Coordinator A Transportation Coordinator will be assigned to provide information regarding alternative modes of transportation to residents of the project. The Transportation Coordinator will be designated by the building developer, the property manager, or any subsequent building owner. The Transportation Coordinator’s responsibilities will include updating information on the online information board/kiosk, providing trip planning assistance and/or ride-matching assistance to residents who are considering an alternative mode for their commute, and managing the annual surveys. The Transportation Coordinator will maintain a supply of up-to-date transit schedules and route maps for SamTrans and Caltrain and be knowledgeable enough to answer residents’ TDM program-related questions. The Transportation Coordinator will distribute a carpool/vanpool matching application to all residents as part of the New Resident Information packets. The application will match residents who live at the project site who may be able to carpool or vanpool together. Online Transportation Kiosk The project will establish an “online kiosk” with transportation information that residents can access from their smart phones, their homes, or anywhere else. This online kiosk will be available on the project website. By allowing someone to have all the information about transportation alternatives and TDM programs available to them in a single online location, people will be more likely to refer to this information from 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 12 home. The project developer or property manager will have responsibility for setting up and maintaining this online information center. This website will include the site-specific information about all the measures, services, and facilities discussed in this plan. In addition, this online information center will include: • A summary of SamTrans, Caltrain, BART, and nearby shuttle services and links to further information about their routes and schedules. • Information about ride matching services (511.org and on-site ride matching) and the incentive programs available to carpools and vanpools. • Information about services such as Uber, Lyft, and other on-demand transportation services. • A local bikeways map and bicycling resources on 511.org. • A link to the many other resources available in the Bay Area, such as Dadnab, Merge, real-time traffic conditions, etc. Resident Orientation (Welcome) Brochure New residents will be provided transportation information brochures. The brochure will include information about transit maps/schedules (Caltrain, BART, SamTrans, and shuttle services), location of bus stops, bike maps, ride matching services, transit planning resources, and bicycle parking on site. Also included in the brochure will be information regarding how to contact the Transportation Coordinator, who can provide information regarding alternative modes of transportation to residents. The resident orientation (welcome) brochure will provide a quick, easy-to-read announcement of the most important features of the TDM program for residents to know about immediately and a message that the building values alternative modes of transportation and takes their commitment to supporting alternative transportation options seriously. Participation in Commute.org or TMA Commute.org, formerly the Peninsula Traffic Congestion Relief Alliance (also known as simply “The Alliance”), is a joint powers agency that serves as a Transportation Management Associations (TMA) in San Mateo County. Commute.org offers programs and services to give commuters alternatives to driving alone, including shuttles, guaranteed ride home, and rewards programs. The project will participate in Commute.org’s programs. Bicycle and Pedestrian Amenities Bicycle Parking Providing secure bicycle parking encourages bicycle commuting and reduces daily bicycle trips. The project will provide 210 long-term bicycle spaces. In addition, a total of 40 short-term bicycle spaces (10 bike racks) will be provided at convenient and well-lit locations around the building. The Transportation Coordinator will monitor the usage of the bicycle parking facilities and will also tabulate the mode share for bicycles based on survey results. Bicycle Resources The following resources are available to bicycle commuters through 511.org. These resources will be noted on the project’s online information center to make residents aware of them. • Free Bike Buddy matching 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 13 • Bicycle maps • Bicycle safety tips • Information about taking bikes on public transit • Location and use of bike parking at transit stations • Information on Bike to Work Day • Tips on selecting a bike, commute gear, and clothing • Links to bicycle organizations Pedestrian Design Elements The project will provide enhanced pedestrian facilities along the project frontage on Broderick Road with landscaping between Broderick Road and project building. New sidewalks landscaped with street trees will be provided. Onsite, clearly defined walkways and three central courtyards will be incorporated between the apartment units to enable residents to walk between the building’s amenities. There will also be 3 public plazas along the Rollins Road frontage. The plazas at the northeast and southeast corners will provide a gathering space with metal sculptures as focal points. The plaza will also be connected to the adjacent public street and be unenclosed by any wall, fence, gate, or other obstruction. Onsite Amenities High-Bandwidth Internet Connection The residential units will include high-bandwidth internet connections to facilitate telecommunicating. Access to high-bandwidth internet connection will allow residents to work from home and therefore reduce the number of commute trips to and from project site. Electric Vehicle Charging Stations Per the Burlingame Reach Code (Ordinance 1980), 10 percent of units (42 stalls) will be level 2 EV Ready and 90 percent of units (378 stalls) will be level 1 EV Ready. While EV charging station parking spaces will not directly reduce any peak-hour trips, the designated Clean Air Vehicle spaces provide a prominent visual message that the project values a reduction in air pollution. Fitness Room, Courtyards, Pool, and Spa The project will include a pool, a fitness room, and three courtyards on-site for use by residents for socializing and recreation. These amenities will encourage residents to stay on site for these services, reducing the number of trips that are required to be made. Delivery Room The project will include a delivery storage room for package deliveries. A delivery room will allow residents to pick up their packages onsite instead of travelling to another pickup location and therefore reduce the number of vehicle trips to and from project site. Carpool and Vanpool Programs On-Site Ride Matching Assistance The welcome packet will provide resources to carpool/vanpool programs offered by 511.org and Scoop. The Transportation Coordinator should stay up-to-date on reliable ridematching services and 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 14 knowledge of how to use them. The Transportation Coordinator should answer any questions future residents may have on setting up an account and using ridematching services. 511 Ride Matching Assistance Merge Merge is 511.org’s free ridematching service that provides an interactive, on-demand system that helps commuters find carpools, vanpools, or bicycle partners. The Transportation Coordinator in conjunction with the future building manager contacts, will promote the on-line 511 service to residents. This free carpool, vanpool, and bikepool ride matching service helps commuters find others with similar routes and travel patterns with whom they may share a ride. Registered users provide their commute information and get matched with other users. Participants are then able to contact a match to discuss schedules and see if the match is a good fit. The service also provides a list of existing carpools and vanpools in their residential area that may have vacancies. Scoop Scoop offers a fee-based ride matching service through an easy-to-use app. Scoop allows commuters to separate their AM and PM trips, to help accommodate unpredictable work schedules. Scoop also lets users schedule a trip as a driver or passenger, depending on their daily needs. Scoop identifies carpoolers who are heading the same direction and finds the most efficient carpool trip based on fastest route, nearby carpoolers, carpool lanes, and other factors. Payment for each trip is made through the app. Carpool/Vanpool Incentives Scoop Discounts for San Mateo County Carpools San Mateo City/County Association of Governments (C/CAG) has developed the “Carpool in San Mateo County!” program, which provides a $2 incentive per person for each trip that begins or ends in San Mateo County. Drivers and riders can earn up to $4 per day when using the Scoop app to carpool. Drivers and riders using Scoop will automatically receive the $2 incentive per person during commute periods (5:30 a.m. – 10:00 a.m. and 3:30 p.m. – 8:00 p.m.), with a maximum of $4 per rider and driver each day. STAR Commute.org (formerly the Peninsula Traffic Congestion Relief Alliance) has established a free program called STAR (Support, Track, and Reward). Residents and commuters who log their alternative to driving alone trips to or from San Mateo County are eligible to win a raffle prize ranging from giveaways to e-gift cards. The STAR platform also provides trip planning and carpool/vanpool matching. STAR also hosts a rewards program where users can earn up to $100 when they carpool to or from work using the Scoop or Waze Carpool apps and automatically track their trips on STAR via the connected app option. Users are eligible for a $25 e-gift card reward after 10 days of carpooling, up to four times until funds are depleted. A similar rewards program exists for participants commuting via vanpool. 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 15 Merge Merge rewards all carpools. Users can carpool using Merge, Scoop, Waze Carpool, Casual Carpool, or a personal contact. Users who log their carpool trips earn 10 points per trip and receive a $25 reward for every 250 points earned. Rewards are given as an e-gift card or donated to a nonprofit. Transit Elements Proximity to Transit Center The project is located about 0.3 miles from the Millbrae Station, which provides direct access to Caltrain and BART services as well as to multiple shuttle routes and SamTrans bus routes. At a normal walking pace, it would take approximately 10 minutes to walk from the project site to the transit center. This encourages the use of Caltrain, BART, and SamTrans for residents of the proposed project. Unbundled Parking Unbundled parking means separating the cost of parking from residential leases and allowing residents to choose whether to lease a parking space. This allows residents without cars to lease a unit without having to pay for a parking spot. Unbundling of parking encourages residents to forego a second car or to have no car at all. Parking spaces will be leased at market rate and will not be subsidized by the property. C/CAG TDM Requirement Based on C/CAG’s Draft Transportation Demand Management Policy Update Approach updated September 1, 2021, and the Implementation Guide dated March 2021, any new development project anticipated to generate at least 100 average daily trips (ADT) is subject to the TDM Policy and must complete a TDM Checklist and implement associated measures to mitigate traffic impacts. The proposed project would generate 1,596 net daily trips. Therefore, a TDM Checklist is required as a Condition of Approval for the project. C/CAG categorizes new developments as small projects and large projects. Multi-family residential projects larger than 50 units (generating more than 500 average daily trips) are considered to be large projects. The project would be qualified as a transit-oriented development as it is located 0.5 miles from the Millbrae Station. The recommended vehicle trip reduction target for large multi-family residential projects that are transit-oriented developments (TOD) is 25 percent. To accomplish the reduction goal, C/CAG provides a list of potential TDM measures and the estimated trip reduction percentage associated with each TDM measure. As shown in Table 2, the project would meet the City minimum requirement of a 25% trip reduction. 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 16 Table 2 Summary of C/CAG Estimated Trip Reduction Percentage Orientation, Education, Promotional Programs and/or Materials Y 1.0% TDM Coordinator/Contact Person Y 0.5% Actively Participate in Commute.org, or Transportation Management Association (TMA) Equivalent Y 5.0% Participation in Commute.org, or equivalent program such as TMA Y 4.0% Commute assistance and ride-matching Y 1.0% Active Transportation Secure Bicycle Storage Y 1.0% Site Design Initiatives Design Streets to Encourage Bike/Ped Access Y 1.0% Employee Programs Delivery Amenities Y 1.0% Parking Management Paid Parking at Market rate Y 25.0% Transit, Shuttles, & Ridesharing Carpool or Vanpool Program Y 2.0% Site Design Initiatives Pedestrian Oriented Uses & Amenities on Ground Floor Y 3.0% 39.5%Estimated Trip Reduction Percentage TDM Management and Admin Estimated Trip Reduction PercentageCateogryMeasure Provided by Project (Y/N) 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 17 4. TDM Implementation, Monitoring, and Reporting This chapter outlines the required implementation, monitoring, and reporting for the 1881 & 1885 Rollins Road Residential Development TDM Plan. C/CAG requires a TDM self-certification status form to be completed for large multi-family residential projects biennially for the first six (6) years after occupancy. The project will also be required to report TDM monitoring to the City of Burlingame. Annual Commute Surveys The purpose of the TDM Plan is to reduce daily vehicle trips by at least 25 percent, thereby lessening parking issues, traffic congestion, and vehicle emissions associated with the proposed project. Regular monitoring will ensure that the implemented TDM measures are effective and achieve that standard. The program will be evaluated annually to assess the actual level of trip reduction achieved at the site and to identify any adjustments to the program necessary to ensure the TDM measures are successful. Annual commute surveys will be administered by the transportation coordinator to measure the number of residents commuting by alternative modes and whether they are aware of the services and programs that are available to them. Residents who do not respond to the survey will be assumed to be driving alone. In addition to obtaining quantitative data on the mode split, the survey will provide qualitative data regarding resident perceptions of the alternative transportation programs. The survey results will measure the relative effectiveness of individual program components relative to other components and facilitate the design of possible program enhancements. Along with collecting information on mode split, the survey can gather information on use of the bike storage, use of the online kiosk, and walking trips made to nearby commercial uses. The transportation coordinator will be responsible for administering the survey, compiling the results, and communicating the results to the City. Annual Driveway Counts In order to evaluate whether or not the project has met the 25 percent daily vehicle trip reduction requirement, annual driveway counts will be conducted. A count of the number of vehicles entering and exiting the project’s driveways on a typical weekday will be conducted annually by an independent third party to determine the number of vehicle trips being generated by the project. The counts will be conducted at the site’s driveway on a weekday that is not disclosed in advance. All vehicles entering and exiting the project driveways will be counted. The driveway counts will be used to determine the actual peak hour trip generation of the project. The Transportation Coordinator will provide the results of the driveway counts to the City of Burlingame, along with a statement as to whether the 25 percent peak-hour trip reduction goal was met. 1881 & 1885 Rollins Road TDM Plan July 22, 2022 P a g e | 18 Annual Reporting to City The TDM ordinance for the City of Burlingame Zoning Code (Section 25.43.020) states that new multi- unit developments of 10 units or more requires measures to meet vehicle trip reduction generation rates that are 20% lower than the standard rates in the ITE Trip Generation Manual. The City also requires a 25% mode shift in order for TDM plans to qualify as a community benefit. The Transportation Coordinator will submit to the City of Burlingame annual documentation to substantiate implementation of the TDM plan elements, the results of the resident survey, and the results of the driveway counts. If the 25 percent peak-hour trip reduction requirement has not been met, then the report will state what additional measures will be implemented in the coming year in order to achieve the City’s requirement. CITY OF BURLINGAME City Hall – 501 Primrose Road Burlingame, California 94010-3997 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division PH: (650) 558-7250 FAX: (650) 696-3790 Register online to receive City of Burlingame e-mail updates at www.burlingame.org October 29, 2021 Scott Youdall The Hanover Company 156 Diablo Road, Suite 220 Danville, CA 94526 Re: 1855-1881 Rollins Road, Burlingame – SB 330 Preliminary Application Dear Mr. Youdall, Thank you for submitting the SB 330 Preliminary Application for a new, 420-unit multifamily residential development at 1855-1881 Rollins Road, Burlingame. Based upon our review of the required forms, documents and plans submitted on September 30, 2021, the SB 330 Preliminary Application is considered complete. The last day to file an Entitlement Application for this project is 180 days from submittal of the complete SB 330 Preliminary Application, or on Tuesday, March 29, 2022. Information about submittal requirements for an Entitlement Application is available on the Burlingame Planning Division’s webpage at www.burlingame.org. Should you have any further questions, please feel free to contact me at (650) 558-7256 or via email at rhurin@burlingame.org. Sincerely, Ruben Hurin Planning Manager c. File Project Address: 1855-1881 Rollins Road, zoned RRMU, APN: 025-166-240, 025-166-230 Description: Request for Full project submittal- Environmental Review, DSR for two buildings with 420 living units and standalone parking. From: Christine Reed Fire Dept. Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 8/3/22 – Items addressed. Approved. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. The building shall be equipped with an approved NFPA 13 sprinkler system throughout. Sprinkler drawings shall be submitted and approved by the Central County Fire Department prior to installation. 2. The fire sprinkler system shall be electronically monitored by an approved central receiving station. The system shall indicate water flow by floor. 3. The applicant shall ensure proper drainage in accordance with the City of Burlingame Engineering Standards is available for the fire sprinkler main drain and inspector test on the building plumbing drawings. These items may drain directly to landscape or in the sewer with an air gap. 4. The fire protection underground water line shall be submitted and approved through the Burlingame Building Department prior to approval of aboveground fire sprinkler permit. 5. The building shall be equipped with an approved Class III NFPA 14 Standpipe System, interconnected with the sprinkler system. The standpipe system shall be submitted and approved by the Central County Fire Department prior to installation. The system shall be installed and operable prior to construction of the fourth story. Outlets shall be located on the intermediate stair landings of each floor. 6. The fire sprinkler system and fire standpipe system will not be approved by the Central County Fire Department until the fire protection underground has been submitted and approved by the Burlingame Building Department. 7. A manual and automatic fire alarm system shall be installed throughout the building. 8. Approved emergency radio communication capability is required throughout the building. If building construction/layout cannot accommodate required radio communication strength, an Emergency Responder Radio Communications system is required throughout. Permit required to be obtained through the Central County Fire Dept. prior to installation. Riser wiring survivability rating shall be the same as interior wall ratings. Infrastructure should be designed for this rated shaft, alternates for this requirement will not be approved later in lieu of the rated shaft. 9. Phase I & II elevator recall for firefighter emergency operation required. 10. Elevator shunt trip (causing loss of power) is not allowed. Sprinkler head at top of elevator shaft and in machine room not allowed. Elevator machine room must be constructed of the same rating as the elevator shaft. Project Comments – Planning Application 11. All portions of the fire access road – a. Shall be capable of supporting 65,000 lbs. Provide note on civil and landscape plan sheets. b. Shall be identified as such with painted red curb and white lettering stating “Fire Lane – No Parking”. 12. Confirmation of fire flow demand calculation from proposed/existing fire hydrants meet requirements. Reviewed By: Christine Reed Date: 8/3/2022 650-558-7617 Project Address: 1881-1855 Rollins Road, zoned RR, APN: 025-166-240, 025-166-230 Description: Request for SB 330 - Environmental Review, Design Review for two buildings with 420 living units and stand-alone parking. From: Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Please provide a preliminary title report for review along with a tentative map showing all easement to maintained/removed. 2. Please provide a site plan, dimensioning proposed curb cuts, including adjacent parcels as well as across the street driveway curb cuts. 3. Please provide a profile section of the side setback with elevations as it relates to the storm concrete channel. Provide pictures of all existing/proposed storm drain lateral connections to the channel. Map records show a 30’ drainage right-of-way to the City Limit, but section view shows 30’ for the entire channel. Please confirm as middle of the channel represents the City Limit between Millbrae and Burlingame. 4. Please provide section views of the sidewalks surrounding the project. 5. This area is in the special flood hazard area, please show or describe how this project will comply. 6. Please provide lighting details for the proposed open space, public sidewalk, private pathways and exit driveways. 7. Please reach out to Recology (Alexandra Rinear at ARinear@recology.com for their service requirements. Review of the trash room is required by Recology to confirm sizing is appropriate and serviceable. It has been our experience that last minute changes are preventable if Recology has the opportunity to review and provide input before approval of the project design. 8. Please provide garage ramp profiles for review. 9. Please provide a stormwater plan to meet the C3 requirements. 10. A traffic, sewer, water, and storm drain study will be required for this project. Any impacts generated as the result of the project will be required to upsize or contribute its prorated share of the impact to upgrade the existing infrastructure. 11. For all driveways, please show that they meet the triangle of visibility. 12. Is all residential loading and unloading to occur on private property and in designated areas? 13. For sea level rise resiliency, the City is requesting the developer to install a flood wall along the north side of the parcel adjacent to El Portal Channel to have a finish height of 13’ based on NAVD88. 14. Please show a gate access along the north property line for future City access to El Portal Channel. Project Comments – Planning Application The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Based on the scope of work, this is a “Type IV” project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). 2. A stormwater maintenance agreement shall be recorded with the County for all C3 treatment measures. This agreement must be recorded prior to building permit signoff. 3. Please provide a letter from Recology indicating that the proposed trash areas are sufficient to service the development and provide details for the outdoor enclosures. 4. Please submit an erosion control plan. This plan shall include, but not limited to, delineation of area of work, show primary and secondary erosion control measures, protection of creek or storm drain inlets, perimeter controls, protections for construction access points, and sediment control measures. 5. All public sidewalk and existing storm drain inlets fronting the project site shall be replaced. 6. All public sidewalks (fronting the project site) and open space areas (for the public) shall meet a minimum lighting requirement of 0.5fc. 7. An address assignment application will be required from Public Works for review and approval, prior to Building Permit plan review. 8. As this project site is within the Flood Zone, applicant shall submit a FEMA CLOMR/LOMR application to remove the parcel out of the SFHA. 9. This project will require a construction management plan (CMP) and sewer and water impact fees. 10. Proposed fire hydrants that are required by the project shall be on private property and privately owned/maintained. 11. Based on the sewer demands for this project, this project will be required to pay its pro rata share to upsize the existing street main that will service this project and pay sewer and water capacity fees. 12. A ten (10’) maintenance roadway access easement will need to be established in order for the City to gain access and maintain the adjacent channel embankment on the north side of the parcel. 13. As part of the parcel map, a PAE and possible relocation of City street light conduit easement will need to be established due to the conflict with the projects proposed street tree location. 14. All project storm drain inlets that discharge to the open channel must be treated per c3 requirements and existing pipe to channel inspected and reviewed by Public Works. If the condition of the pipe is not useable, the applicant must either replace the pipe or abandon it in place and redirect the project storm runoff to another approved location. A backflow device is required for all existing storm drains connected to the channel to prevent private property damage. 15. Project will be required to resurface (0.2’ grind/overlay) Rollins Road fronting the project site to the middle centerline and provide updated stripping and curb markings for City review/approval. Roadway damage due to project activities along Broderick Road will have to be assessed by means of a pre-inspection video and any damage caused by project activities shall be repaired. This can include dig outs and/or grind/overlay sections of the damaged roadway. Reviewed By: Martin Quan Date: 8/29/2022 mquan@burlingame.org Project Address: 1855-1881 Rollins Road, zoned RRMU, APN: 025-166-240, 025-166-230 Description: Request for Full project submittal- Environmental Review, DSR for two buildings with 420 living units and standalone parking. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. No existing tree over 48 inches in circumference measured at 54 inches form natural grade may be removed without a Protected Tree Removal Permit from the Parks Division. (558-7330) The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Street trees must be chosen for City Official Street Tree list. Contact Parks Division for approved list of street trees (650.558.7330) 2. New landscape plan is required to meet the Water Conservation in Landscape Regulations (WELO) Submit checklist for review. Irrigation Plan required for Building permit. Reviewed By: BD Date: 11/23/2021 bdisco@burlingame.org Project Comments – Planning Application Project Address: 1855-1881 Rollins Road, zoned RRMU, APN: 025-166-240, 025-166-230 Description: Request for Full project submittal- Environmental Review, DSR for two buildings with 420 living units and standalone parking. From: Jennifer Lee Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. This project is required to comply with Provision C.3 of the San Francisco Bay Municipal Regional Stormwater NPDES Permit (MRP) since it will create and/or replace 10,000 square feet or more of impervious surface. Please complete, sign and return the “C.3/C.6 Development Review Checklist”, available at www.burlingame.org/stormwaterdevelopment. Applicant submitted C.3/C.6 Development Review Checklist. No further comments. 2. For DMAs 1, 2, 5, and 8, how will runoff enter the treatment areas? For example, in DMA 8 the grading plans suggest that the entire length of the driveway is sloped equally to both the self-retaining landscaping area and treatment area (as opposed to the treatment area only). Per written comments, driveways will be sloped to low points along planter walls which will have curb cuts for the water to flow into the planter for treatment. No further comments. 3. DMAs 9 and 10 have 73 sf of untreated area. Please show how you intend to treat this area. Per written comments, these DMAs will be treated using offsite landscape strips (or interceptor tree credits). No further comments. 4. Plazas A and B are not in a DMA. Ex: corner of Broderick and Rollins Road. Please create new DMAs for these areas and show how stormwater runoff will be treated (e.g. pervious pavement). These plazas are within a DMA and runoff will be treated along with the roof runoff using the Contech 4 Cartridge Linear Precast Stormfilter or similar media filter. No further comments. 5. Per the Municipal Stormwater Permit, projects on lands greater than 10,000 sf that are plumbed directly to the City’s storm drain system must be equipped with full trash capture systems or are managed with trash discharge control actions equivalent to or better than full trash capture systems. Please show how you are complying with this requirement on the plans. Per sheet C6.0, stormwater draining to the channel will be treated water from the non-LID perk filters inside the building. Any water received directly by the driveway is directed to stormwater treatment planters and treated. No further comments. Project Comments – Planning Application The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Projects that involve demolition of a building will need to ensure that polychlorinated biphenyls do not enter the storm drains per Municipal Code 15.15 Managing PCBs during Building Demolition Ordinance. Project applicants must complete, sign, and return the PCBs Screening Assessment Form before issuance of the building permit as part of the plan review process, the form is available at www.burlingame.org/stormwaterdevelopment. For assistance with completing the form, please review the PCBs in Priority Building Materials Applicant Package, which is also available at the website referenced above. 2. The building permit application plans shall show the marking of the words “No Dumping! Flows to Bay” or equivalent on all storm drain inlets surrounding and within the project site consistent with the San Mateo Countywide Water Pollution Prevention Program’s C.3 Regulated Projects Guide. 3. Trash storage areas (including recyclables and compostables or similar areas), wash areas, loading docs, repair/maintenance bays, and equipment or material storage areas shall be completely covered and bermed to ensure that no stormwater enters the covered area. Covered areas shall be graded so that spills and washwater flow to area drains connected to the sanitary sewer system. 4. Interior level parking garage floor drains, and any other interior floor drains, shall be connected to the sanitary sewer system. 5. Fire sprinkler test waster shall discharge to onsite vegetated areas, or alternatively shall be discharged to the sanitary sewer system. 6. Swimming pools, hot tubs, spas, and fountains shall have a connection to the sanitary sewer. This connection could be a drain in the pool to the sanitary sewer or a cleanout located close enough to the pool so that a hose can readily direct the pool discharge into the sanitary sewer cleanout. 7. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer system. 8. All construction projects, regardless of size, must prevent stormwater pollution from construction-related activities. Project applicants shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include the Construction BMP plan sheet. An electronic file is available at: www.burlingame.org/stormwaterdevelopment. 9. Post-construction treatment measures must be designed, installed, and hydraulically-sized to treat a specified amount of runoff. The project plan submittals shall identify the owner and maintenance party responsible for the ongoing inspection and maintenance of the post- construction stormwater treatment measures in perpetuity. A completed, notarized Stormwater Treatment Measure Maintenance Agreement must be submitted to the City prior to the issuance of a final construction inspection. 10. Since the project will disturb one (1) or more acres of soil, the project must obtain coverage under the Construction General Permit from the State Water Resources Control Board. When submitting plans for a building permit, please include the WDID # and a copy of the Notice of Intent (NOI) for Construction General Permit coverage. 11. Show construction details for media filter and bioretention areas. Reviewed By: Jennifer Lee Date: 8/1/2022 6505587381 Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, DENSITY BONUS, AND APPROVAL OF COMMUNITY BENEFITS RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for a Design Review, Density Bonus, and Approval of Community Benefits for construction of a new 5-story, 420-unit residential development at 1855-1881 Rollins Road, Zoned RRMU, The Hanover Company, E & S Property LLC, ANRM Holdings LLC, SJ Amaroso Properties, and Union Pacific Railroad Company, property owners, APNs: 025-166-230, 025 -166 -240, and UPRR parcel; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 26, 2022, 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 Initial 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, In -Fill Development Projects, is hereby approved. 2. Said Design Review, Density Bonus, and Approval of Community Benefits are approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review, Density Bonus, and Approval of Community Benefits are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26th day of September, 2022, by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 12, 2022, sheets AP0.0 through AP4.01, L1.1.0 through L6.1.0, C1.0 through C8.1, and Draft VTM1.0 through VTM 3.0; including a total of 11 exterior bicycle racks (parking for 22 bicycles); 2. that the applicant shall apply for a Vesting Tentative Parcel Map with for processing as required by the the Public Works Department, Engineering Division;; 3. that the project shall include thirty-five (35) affordable units to households of “Low Income” category, as defined as earning a maximum of 80% of the San Mateo County Area Median Income; the City Manager shall be authorized to execute an agreement with the applicant and the applicant shall enter into an agreement for the administration of the renting or leasing of the affordable units at least 120 days before the final inspection; 4. that the required affordable dwelling units shall be constructed concurrently with market- rate units; 5. that the thirty-five (35) low income restricted affordable units shall remain restricted and affordable to the designated income group for a minimum period of fifty-five (55) years (or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program); 6. that the thirty-five (35) restricted affordable units shall be built on-site and be dispersed within the development. The number of bedrooms of the restricted affordable units shall be equivalent to the bedroom mix and average sizes of the non-restricted units in the development; except that the applicant may include a higher proportion of restricted affordable units with more bedrooms. The design and construction of the affordable dwelling units shall be consistent with the design, unit layout, and construction of the total project development in terms of appearance, exterior construction materials, and unit layout; 7. that the applicant shall enter into a regulatory agreement with the City; the terms of this agreement shall be approved as to form by the City Attorney’s Office, and reviewed and revised as appropriate by the reviewing City official; this agreement will be a form provided by the City, and will include the following terms: (a) The affordability of very low, lower, and moderate income housing shall be assured in a manner consistent with Government Code Section 65915(c)(1); (b) An equity sharing agreement pursuant to Government Code Section 65915(c)(2); (c) The location, dwelling unit sizes, rental cost, and number of bedrooms of the affordable units; (d) A description of any bonuses and incentives, if any, provided by the City; and (e) Any other terms as required to ensure implementation and compliance with this EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 section, and the applicable sections of the density bonus law; 8. that the above noted regulatory agreement regarding the thirty-five (35) restricted affordable units shall be binding on all future owners and successors in interest; the agreement required by this Zoning Code Section 25.63.080 is hereby a condition of all development approvals and shall be fully executed and recorded prior to the issuance of any building or construction permit for the proposed project; 9. the project shall include the Transportation Demand Management Measures as proposed in the Transportation Impact Analysis, prepared by Hexagon Transportation Consultants, Inc., dated July 22, 2022; 10. that a TDM annual report shall be prepared by a qualified, independent consultant and paid for by the owner and submitted to the City of Burlingame annually; with the initial, or baseline, commute survey report to be conducted and submitted one (1) year after the granting of a certificate of occupancy for 75 percent or more of the project and annually after that; 11. that the TDM annual report shall provide information about the level of alternative mode- uses and in the event a 25 percent reduction in peak-hour vehicle trips and reduction in overall parking demand is not met, the report shall explain how and why the goal has not been reached; in such a circumstance the annual report shall identify a work plan, to be approved by the City of Burlingame, which describes additional or alternative measures for implementation that would be necessary to enhance the TDM program to attain the TDM goal of 25 percent mode split; 12. that the City may consider whether the owner has made a good faith effort to meet the TDM goals and may allow the owner a six-month “grace period” to implement additional TDM measures to achieve the 25 percent vehicle trip reduction; 13. that prior to the issuance of building permits, a covenant agreement shall be recorded office with the San Mateo County Assessor and Recorder’s Office to provide constructive notice to all future owners of the property of any ongoing programmatic requirements that discloses the required Transportation Demand Management (TDM) provisions and any conditions of approval related herein to compliance and reporting for the TDM; 14. that the residents of new live/work, mixed-use, and stand-alone residential development projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment, that the noise levels may be higher than in a strictly residential area, and that there may be odors associated with commercial and industrial uses. The covenants, conditions, and restrictions of any development with a residential use shall require that prospective residents acknowledge the receipt of the written noise notification. Such written noise notification shall be provided in residential leases. Signatures shall confirm receipt and understanding of this information; EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 15. that the public plazas shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; 16. that the public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; 17. 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; 18. that any changes to the size or envelope of the building, building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 19. that the maximum elevation at the top of the roof ridge shall not exceed 64 feet from the average elevation at reference top of the curb (9.32’) or as alternately shown on the plan building elevations shall not exceed an elevation 62’-2” as measured from the average elevation at the top of the curb (-1’-9 ½”), and that the top of each floor and final roof ridge shall be surveyed by a licensed surveyor and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. Should any framing exceed the stated elevation 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; 20. that the conditions of the, the Fire Division’s August 3, 2022 memo, the Parks Division’s November 23, 2022 memo, and the Stormwater Division’s August 1, 2022 memo the Public Works-Engineering Division’s August 29, 2022 memo, including provisions on the plans to address comment #13 for a sea wall at the north end of the site and to address comment #14 for a gate and maintenance easement for the drainage canal, and shall be met; 21. that prior to issuance of a building permit, the applicant shall prepare and submit to the Department of Public Works – Engineering Division a sanitary sewer analysis that assesses the impact of this project to determine if the additional sewage flows can be accommodated by the existing sewer line. If the analysis results in a determination that the existing sewer line requires upgrading, the applicant shall perform the necessary upgrades as determined by the Engineering Division; 22. that prior to issuance of a building permit for the project, the project applicant shall pay the first half of the North Burlingame/Rollins Road Development Fee (final fee amount to EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 23. that prior to scheduling the final framing inspection, the project applicant shall pay the second half of the North Burlingame/Rollins Road Development Fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 24. that prior to issuance of the final inspection of the project, the applicant shall pay the Public Facilities Impact Fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 25. that the project shall comply with the SFO Comprehensive Airport Land Use Compatibility Plan (ALUCP), specifically in accordance with Safety Compatibility Policy SP-2 pertaining to land uses; and that any future tenants of the commercial and office space comply with the Safety Compatibility Criteria for Safety Zone 3 as contained in Table IV-2 of the SFO ALUCP; this table defines uses to avoid and uses that are incompatible, summarized as follows: Incompatible Uses - Use is not compatible in the indicated zones and cannot be permitted: • Biosafety Level 3 and 4 facilities – which include medical and biological research facilities involving the storage and processing of extremely toxic or infectious agents. See Policy SP-3 of the SFO ALUCP for additional detail • Children’s schools - Public and private schools serving preschool through grade 12, excluding commercial services • Large child day care centers - Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et seq., and licensed to serve 15 or more children. Family day care homes and noncommercial employer-sponsored facilities ancillary to place of business are allowed. • Hospitals, nursing homes • Stadiums, arenas Avoidable Uses – Uses that are not fully compatible and should not be permitted unless no feasible alternative is available as follows: • Biosafety Level 3 and 4 facilities – Hazardous use other than Biosafety Level 3 and 4 facilities – which include medical and biological research facilities involving the storage and processing of extremely toxic or infectious agents. See Policy SP-3 of the SFO ALUCP for additional detail. • Critical public utilities - Facilities that, if disabled by an aircraft accident, could lead to public safety or health emergencies. They include the following: electrical power generation plants, electrical substations, wastewater treatment plants, and public water treatment facilities. EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 26. that the applicant shall be required to comply with the real estate disclosure requirements of State law and General Plan as outlined in Policy IP-1 of the SFO ALUCP and that the following statement must be included in the notice of intention to offer the property for sale or lease: “Notice of Airport in Vicinity This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase or lease and determine whether they are acceptable to you.”; 27. that the project applicant shall be required to evaluate potential airport noise impacts if the p roject is located within the 65 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility Plan; 28. that any action that would either permit or result in the development or construction of a land use considered to be conditionally compatible with aircraft noise of CNEL 65 dB or greater (as mapped in the Airport Land Use Compatibility Plan) shall include the grant of an avigation easement to the City and County of San Francisco prior to issuance of a building permit(s) for any proposed buildings or structures, consistent with Airport Land Use Compatibility Plan Policy NP-3 Grant of Avigation Easement; 29. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 30. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District unless applicant produces evidence, to the satisfaction of the Community Development Director, that special circumstances exist that warrant early demolition, in accordance with the provisions of the Burlingame Municipal Code Chapter 18.07.065; 31. that the applicant or contractor shall ensure that a Soils Management Plan to address the appropriate handling, storing, and sampling of any soil to be removed from the subject property shall be submitted to the applicable regulatory agency for approval and monitoring; EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 32. 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; 33. that storage of construction materials and equipment on the street or in the public right- of -way shall be prohibited; 34. that if construction is done during the wet season (October 1 through April 30), that prior to October 1 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of -way; covering/tarping stored construction materials, fuels and other chemicals; 35. 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 street frontages; 36. that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant; and EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 e. Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. 37. 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).  Using “quiet” gasoline-powered compressors or electrically powered compressors and electric rather than gasoline- or diesel-powered forklifts for small lifting. 38. 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; 39. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of -way, clean off-site paved areas and sidewalks using dry sweeping methods; 40. that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; 41. 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; 42. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 landscape and irrigation plans shall be provided at the time of building permit application; 43. 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; 44. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 45. that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division to remove any existing protected size trees and that the project shall comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application; 46. that if there are any existing trees on adjacent properties abutting the project site that are determined to remain, the applicant shall have an arborist's report prepared which documents how the trees should be protected during construction; this report shall be reviewed and approved by the City Arborist and the contractor shall call for the City Arborist to inspect the protection measures installed before a building permit shall be issued; 47. that the applicant shall coordinate with the City of Burlingame Parks Division regarding the installation of the street trees along Broderick Road and Rollins Road; 48. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 49. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame; The following conditions shall be met during the Building Inspection process prior to the inspections noted in each condition: 50. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 51. 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; 52. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 height of the roof ridge and provide certification of that height to the Building Division; 53. 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; The following conditions of approval are from applicable policies of the 2040 General Plan or the Environmental Impact Report prepared for the 2040 General Plan: 54. HP -3.12. The Project sponsor shall ensure implementation of the following BMPs during Project construction, in accordance with the BAAQMD’s standard requirements:  All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) shall be watered two times per day.  All haul trucks transporting soil, sand, or other loose material offsite shall be covered.  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 shall be prohibited.  All vehicle speeds on unpaved roads shall be limited to 15 mph.  All roadways, driveways, and sidewalks that are to be paved shall be paved as soon as possible. Building pads shall be laid as soon as possible after grading, unless seeding or soil binders are used.  Idling times shall be minimized, either by shutting equipment off 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 California Code of Regulations). Clear signage shall be provided for construction workers at all access points.  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.  A publicly visible sign with the name and telephone number of the person to contact at the lead agency regarding dust complaints shall be posted. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations. 55. CS-4.7: Airport and Heliport Noise. Monitor noise impacts from aircraft operations at San Francisco International Airport and Mills-Peninsula Medical Center, and implement applicable noise abatement policies and procedures as outlined in the Airport Noise Ordinance and Airport Land Use Compatibility Plan; 56. CS-4.8: Airport Noise Evaluation and Mitigation. Require project applicants to evaluation potential airport noise impacts if the project is located within the 60 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 Plan; 57. CS-4.9: Airport Disclosure Notices. Require that all new development comply with real estate disclosure requirements of State law, which requires that the presence of all existing and planned airports within two miles to be disclosed in any sale or lease of property; 58. HP -5.2: Migratory Birds. Identify and protect habitats that contribute to the healthy propagation of migratory birds, including trees and natural corridors that serve as stopovers and nesting places. Avoid construction activities that involve tree removal between March and June, unless a bird survey has been conducted to determine that the tree is unused during the breeding season by avian species protected under California Fish and Game Codes 3503, 3503.5, and 3511; 59. HP -5.5: Protection and Expansion of Tree Resources. Continue to preserve and protect valuable native trees and introduce species that contribute to the urban forest but allow for the gradual replacement of trees for ongoing natural renewal. Consider replacement with native species. Use zoning and building requirements to ensure that existing trees are integrated into new developments; 60. HP -5.6: Tree Preservation Ordinance. Continue to adhere to the Burlingame Tree Preservation Ordinance (Burlingame Municipal Code Title 11); ensure the preservation of protected trees, as designated by the ordinance; and continue to be acknowledged by the Arbor Day Foundation as a Tree City USA; 61. HP -5.7: Urban Forest Management Plan. Continue to update and use the Burlingame Urban Forest Management Plan, which integrates environmental, economic, political, historical, and social values for the community for guidance on BMPs related to tree planting, removal, and maintenance, including onsite protection of extant trees and street trees during projects; 62. HP -5.14: Compliance with Environmental Laws. Ensure that all projects affecting resources of regional concern satisfy regional, state, and federal laws; and 63. Paleontological Assessment. In areas containing middle to late Pleistocene-era sediments where it is unknown if paleontological resources exist, prior to grading an assessment shall be made by a qualified paleontological professional to establish the need for paleontological monitoring. Should paleontological monitoring be required after recommendation by the professional paleontologist and approval by the Community Development Director, paleontological monitoring shall be implemented. Paleontological Monitoring. A project that requires grading plans and is located in an area of known fossil occurrence or that has been demonstrated to have fossils present in a paleontological field survey or other appropriate assessment shall have all grading monitored by trained paleontological crews working under the direction of a qualified professional, so that fossils exposed during grading can be recovered and preserved. EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Density Bonus, and Approval of Community Benefits 1855-1881 Rollins Road Effective October 6, 2022 Should any potentially unique fossils be encountered during development activities, work shall be halted immediately within 50 feet of the discovery, the City of Burlingame Planning Department shall be immediately notified, and a qualified paleontologist shall be retained to determine the significance of the discovery. Paleontological Recovery, Identification, and Curation. The City and a project applicant shall consider the mitigation recommendations of the qualified paleontologist for any unanticipated discoveries. The City and the project applicant shall consult and agree upon implementation of measures that the City and project applicant deem feasible and appropriate. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other appropriate measures. The project applicant shall be required to implement any mitigation necessary for the protection of paleontological resources. Paleontological Findings. Qualified paleontological personnel shall prepare a report of findings (with an itemized appendix of specimens) subsequent to implementation of paleontological recovery, identification, and curation. A preliminary report shall be submitted, subject to approval by the Community Development Director before granting of building permits, and a final report shall be submitted, subject to approval by the Community Development Director before granting of occupancy permits. 1855-1881 Rollins Road 500’ noticing APNs: 025-166-230 & 025-166-240 25.39.010 (Burlingame Supp. No. 49, 2-21) 528 Chapter 25.39 RRMU (NORTH ROLLINS ROAD MIXED-USE) DISTRICT REGULATIONS Sections: 25.39.010 Purpose and applicability. 25.39.020 Land use regulations. 25.39.030 Development standards. 25.39.040 Design standards and objective design criteria. 25.39.050 Parking. 25.39.060 Review procedures. 25.39.070 Comprehensive airport land use compatibility plan consistency. 25.39.010 Purpose and applicability. (a) The purpose of the North Rollins Road Mixed- Use Zone (RRMU) is to implement the General Plan Live/Work land use designation by creating and sustain- ing a new neighborhood of creative live/work units and developments, small-scale support commercial business- es, and other employment uses within easy walking dis- tance to the Millbrae multimodal transit station. Long- established industrial uses are permitted to remain as conforming uses, provided they comply with all applica- ble standards and operational conditions. (b) The provisions of this chapter shall apply to the areas in the city with the “Live/Work” land use designa- tion as shown on the Land Use Plan, Figure CC-1 of the Burlingame General Plan. (Ord. 1988 § 1, (2020)) 25.39.020 Land use regulations. (a) Table 25.39-1 identifies the land use regulations for the RRMU zone. Any use not listed below shall be prohibited, unless the Director finds that the proposed use is similar in characteristics to allowed uses. TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit TUP Temporary Use Permit A Accessory Use — Not Permitted Land Use Permit Requirement Specific Use Regulations COMMERCIAL - RETAIL Eating and Drinking Establishments • Bars, Taverns MCUP • Night Club -- • Restaurant P • Restaurant – Drive-through -- Food and Beverage Sales • General Market P • Convenience Store MCUP • Liquor Store -- Nurseries and Garden Centers -- Retail Sales No outdoor storage or sales permitted in conjunction with any permitted use, except for permitted temporary sales. • General P • Large Format -- • Specialized CUP Vehicle Fuel Sales and Accessory Service -- Vehicle Sales • Auto and Light Truck – New -- • Auto and Light Truck – Used -- • Heavy Equipment Sales and Rental -- 25.39.020 529 (Burlingame Supp. No. 49, 2-21) TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit TUP Temporary Use Permit A Accessory Use — Not Permitted Land Use Permit Requirement Specific Use Regulations COMMERCIAL – SERVICES AND RECREATION Adult Entertainment Businesses -- Animal Care Services Grooming - No overnight animal stays permitted. • Boarding/Kennels -- • Grooming P • Veterinarian MCUP Banks and Financial Institutions P Check Cashing and Pay Day Loan Establishments -- Commercial Recreation CUP Day Care Centers CUP Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et seq., and licensed to serve 15 or more children not allowed. Family day care homes and nonco mmercial employer- sponsored facilities ancillary to place of business allowed with a CUP. Food Preparation (catering) MCUP Funeral Services and Cemeteries -- Office – Medical or Dental CUP Limited to 5,000 square feet. Office – Professional P Limited to 5,000 square feet. Personal Services – General P Personal Services – Specialized CUP Theaters • Live CUP • Movie or similar CUP Vehicle Service, Repairs, and Rentals • Car Wash -- • Major Repair/Body Work -- • Minor Repair/Body Work -- • Rental Facilities -- EDUCATIONAL SERVICES Class or School Uses CUP Public and private schools serving preschool through grade 12 not allowed. Trade Schools — INDUSTRIAL, MANUFACTURING, PROCESSING, WAREHOUSING, AND WHOLESALING USES Food Processing and Production CUP 25.39.020 (Burlingame Supp. No. 49, 2-21) 530 TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit TUP Temporary Use Permit A Accessory Use — Not Permitted Land Use Permit Requirement Specific Use Regulations Laboratories/Research and Development P CUP required if use entails hazardous materials. Biosafety Level 3 and 4 facilities not allowed. Light Industrial MCUP Personal Storage CUP Warehousing/Logistics CUP Wholesaling A Accessory to a permitted industrial or live/work use. LODGING Bed and Breakfast -- Emergency Shelters P Limited in size to 24 beds. See also Section 25.44.045 (Additional Uses for Properties in the Northern Rollins Road Area). Hostels -- Hotels and Motels -- PUBLIC AND QUASI-PUBLIC USES Community Open Space P Hospitals -- Medical Clinics CUP No 24-hour clinics. Public Assembly Facilities CUP Public Parks P Places of Religious Assembly CUP RESIDENTIAL USES Live/Work P See Section 25.39.030.B.1. Multi-Family Residential P Residential Care Facilities -- Nursing homes not allowed. Supportive and Transitional Housing P MIXED USES Mixed Use Developments P With individual specific uses subject to land use regulatory requirements set forth in this Table 25.39-1. TRANSPORTATION AND UTILITIES Air courier, delivery, or other transshipment services -- Parking facilities, including parking garages A Transit Facilities -- Utilities MCUP Vehicle Storage -- 25.39.020 530-1 (Burlingame Supp. No. 49, 2-21) TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit TUP Temporary Use Permit A Accessory Use — Not Permitted Land Use Permit Requirement Specific Use Regulations DRAINAGE RIGHTS-OF-WAYS Publicly Owned and Operated Drainage Facilities and Improvements P Privately Owned and Operated Electric Transmission Lines P Supplemental Parking for Permitted or Conditional Uses in the District CUP Storage of Operable Vehicles CUP a) Vehicles must be in operable condition and must be managed at all times by a single, responsible person with access to the keys for all vehicles. b) Vehicles shall be moved by appointment only and shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the city engineer. c) Site size must be a minimum of 0.7 acres. d) Site must have approved access to a public street. e) No customers shall visit the site. Storage of Recreational Vehicles and Boats CUP Vehicles shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the city traffic engineer. Outdoor Storage CUP Must be related to immediately abutting uses which are permitted or conditional in the district. Fencing CUP Uses Similar in Nature to Those Allowed in This Section CUP Must have frontage on a public street and which proposed use and siting meets all the requirements established by the city engineer. Long Term Airport Parking -- SPECIFIC AND TEMPORARY USES Outdoor Temporary and Seasonal Sales TUP Temporary Uses TUP Outdoor Dining A Note: Uses must comply with Safety Compatibility Policies SP-1 through SP-3 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport including Noise/Land Use Compatibility and Safety Compatibility Criteria listed in Tables IV-1 and IV-2. Some uses listed above may be incompatible in safety zones. The North Rollins Road Mixed Use Zone is entirely within Safety Compatibility Zone 3 – Inner Turning Zone. 25.39.030 (Burlingame Supp. No. 49, 2-21) 530-2 (b) Maximum Retail Sales Building Size. No retail sales establishment shall exceed fifteen thousand (15,000) square feet of gross floor area. An applicant may request a retail sales building larger than fifteen thousand (15,000) square feet, but in no case larger than thirty thousand (30,000) square feet, through the Condi- tional Use Permit process. (c) Stand-alone Residential, Commercial, and Light Industrial Uses. Stand-alone commercial, residential, and light industrial developments are permitted. (d) Limitations on Use. The following uses and ac- tivities shall be prohibited: (1) New manufacturing and industrial uses except those specifically allowed in Table 25.39-1, except non- conforming uses as allowed in subsection 25.39.020(f). (2) Vehicle/equipment repair (e.g., body or mechan- ical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use). (3) In any residential or live/work unit, storage of flammable liquids or hazardous materials beyond that normally associated with a residential use. (4) Any other activity or use, as determined by the Community Development Director, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of residents due to the po- tential for the use to create dust, glare, heat, noise, nox- ious gases, odor, smoke, traffic, vibration, or other im- pacts, or would be hazardous because of materials, pro- cesses, products, or wastes. (e) Nonconforming Industrial Uses. (1) General. The purpose of this subsection is to recognize and allow for the continued use of industrial activities that become nonconforming with the adoption of this Chapter. Except as provided in this subsection, the nonconforming use regulations set forth in Chapter 25.50 (Nonconforming Uses and Structures) shall apply. (2) Discontinuance of nonconforming uses. If a non- conforming use of a lot, building, or structure is discon- tinued for a continuous period exceeding three years, the right to continue the nonconforming use shall expire. (3) Allowed expansion of nonconforming industrial uses. Expansion of a legally established nonconforming industrial use is permitted on the same site with the issu- ance of a Conditional Use Permit. (4) Change from a nonconforming industrial use to another nonconforming industrial use. The Community Development Director may authorize a change from a legally established nonconforming industrial use to an- other nonconforming industrial use upon making the finding that the new use is similar in character to the existing nonconforming use and does not have the poten- tial to result in adverse impacts on surrounding uses. (Ord. 1988 § 1, (2020)) 25.39.030 Development standards. (a) Development Standards Generally; Calculation of FAR and Density. (1) Development projects shall comply with the development standards set forth in Table 25.39-2 (RRMU Development Standards). The floor area ratio (FAR) standards shall apply to the non-residential com- ponent on a development on a site; the density standards shall apply to any residential component. The non- residential (FAR) and residential (density) components may be additive. (2) A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3 development standards for live/work and any other non-industrial or non- institutional development. Projects using Tiers 2 or 3 standards shall provide community benefits pursuant to subparagraph 25.39.030(c), below. TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed-Use and Commercial Development Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Industrial and Institutional Development Additional Regulations a. Density – Maximum (applies to residential component) 30 du/ac 50 du/ac 70 du/ac N/A Tiers 2 and 3 must provide community benefits per subparagraph (c) below. 25.39.030 530-3 (Burlingame Supp. No. 49, 2-21) TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed-Use and Commercial Development Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Industrial and Institutional Development Additional Regulations b. Floor Area Ratio – Maximum (applies to non- residential component) 1 0.50 0.75 1.0 1.02 Tiers 2 and 3 must provide community benefits per subparagraph (c) below. c. Height4 3 stories/40 ft. maximum 5 stories/55 ft. maximum 7 stories/80 ft. maximum 50 ft. Tiers 2 and 3 must provide community benefits per subparagraph (c) below. d. Setbacks • Front: Mixed- Use Arterial (Rollins Road) 0 - 15 ft. 0 - 15 ft. 0 - 15 ft. 20 ft. Subject to streetscape frontage standards in Table 25.39-3 • Front: All other streets 12 ft. from edge of curb 12 ft. from edge of curb 15 ft. from edge of curb 15 ft. from edge of curb Subject to streetscape frontage standards in Table 25.39-3 • Side – Interior 10 ft. 10 ft. 10 ft. 0 ft. adjacent to industrial use/20 ft. adjacent to all other uses Setbacks for industrial uses apply only to new construction; established industrial uses shall be considered conforming with regard to required setbacks. • Side – Street 10 ft. 10 ft. 10 ft. 10 ft. Subject to streetscape frontage standards in Table 25.39-3 • Rear 20 ft. 20 ft. 20 ft. 0 ft. adjacent to industrial use/20 ft. adjacent to all other uses Setbacks for industrial uses apply only to new construction; established industrial uses shall be considered conforming with regard to required setbacks. • Alley 5 ft. 5 ft. 5 ft. 10 ft. If alley is used for direct access to a garage, setback shall be 20 ft. to allow vehicle access. e. Edge condition between industrial and residential use See Section 25.39.030(b)(4). 25.39.030 (Burlingame Supp. No. 49, 2-21) 530-4 TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed-Use and Commercial Development Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Industrial and Institutional Development Additional Regulations f. Lot Dimensions – Minimum • Size • Mixed use development: 10,000 sf • Mixed use development: 10,000 sf • Mixed use development: 10,000 sf 10,000 sf • Residential subdivision: 3,500 sf • Residential subdivision: 3,500 sf • Residential subdivision: 3,500 sf • Width at street frontage • Mixed use development: 100 ft. • Mixed use development: 100 ft. • Mixed use development: 100 ft. 50 ft. • Residential subdivision: 40 ft. • Residential subdivision: 40 ft. • Residential subdivision: 40 ft. g. Lot Coverage – Maximum3 60% 60% 60% 70% h. Open Space for residential units per unit – Minimum • Live/work units: 100 sf • Multifamily housing or mixed use: 125 sf • Open space may be either private, common, or include both • Live/work units: 100 sf • Multifamily housing or mixed use: 125 sf • Open space may be either private, common, or include both • Live/work units: 100 sf • Multifamily housing or mixed use: 125 sf • Open space may be either private, common, or include both N/A Minimum dimensions of open space: • Private: 5 ft. deep, 8 ft. wide • Common: 15 ft. in any direction Any required pedestrian plaza/public space, as set forth in subsection (b)(3), below, may count toward up to 50% of the common open space. i. Percent landscape coverage – Minimum 15% 20% 20% 15% Notes: 1 Above-ground parking structures shall be exempt from Floor Area Ratio (FAR) calculations. 2 FAR of Industrial, Manufacturing, Processing, Warehousing, and Wholesale uses may be increased to 1.5 with a Conditional Use Permit. 25.39.030 530-5 (Burlingame Supp. No. 49, 2-21) TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed-Use and Commercial Development Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Industrial and Institutional Development Additional Regulations 3 Lot coverage may be increased if additional useable common open space equivalent to the additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or plaza. 4 Maximum building heights are also required to comply with Airspace Protection Policies AP-1 through AP-4 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP). This includes determining the need to file Form 7460-1, Notice of Proposed Construction or Alteration, with the FAA for any proposed project that would exceed the FAA notification heights, as shown approximately on ALUCP Exhibit IV-10 and complying with FAA Aeronautical Study Findings. It also includes complying with the maximum compatible building height, which includes all parapets, elevator overruns, etc. of a building, as noted in ALUCP policy AP-3 and depicted in Exhibits IV-17 and IV-18 of the ALUCP. (b) Additional Regulations. (1) Live/Work Standards. (A) Purpose and Applicability. The provisions in this section shall apply to live/work units. (B) Intent. The development standards of this section are intended to facilitate the creation of new, adaptable live/work units in a manner that preserves the surround- ing industrial and artistic character, supports enhanced street level activity, maintains a consistent urban street- wall, and orients buildings and pedestrians toward public streets. Live/work units are intended to be designed with adequate workspace, higher ceilings, larger doors, suffi- cient natural light, open floor plans, and equipped with non-residential finishes and features that support arts and production activities. (C) Density/Floor Area Allocation. Live/work units consistent with the provisions of this section may be apportioned from either the residential (as specified by Density standards in Table 25.39-2) and/or nonresiden- tial (as specified by Floor Area Ratio/FAR standards in Table 25.39-2) allocations for a property. (D) Limitations on Use. The nonresidential compo- nent of a live/work unit shall be limited in use to those uses set forth in Table 25.39-1 (RRMU Land Use Regu- lations). Nonresidential/work is not required; however, each unit shall be designed to be adaptable and facilitate work activities per the provisions in this section. (E) Floor Area Requirement. A live/work unit shall have a minimum floor area of at least seven hundred fifty (750) square feet. At least one hundred fifty (150) square feet of a live/work unit shall be designated as suitable for workspace, and measure not less than fifteen (15) feet in at least one dimension and no less than ten (10) feet in any dimension. The area suitable for workspace for each unit shall be clearly demarcated on approved building plans. (F) Separation of and Access to Individual Units. Access to each individual live/work unit shall be provid- ed from shop fronts, directly from the sidewalk parallel to the primary or secondary street, or from common ac- cess areas, corridors, or halls. The access to each unit shall be clearly separate from other live/work units or other uses within the building. (G) Location of Living Space – Ground Floor Units. Ground floor live/work units shall designate the front twenty (20) feet of the unit as area suitable for work- space, in order to maintain activity and commercial ac- cess along the frontage. Dedicated living space may be located in the rear portion of the ground level, provided the front twenty (20) feet of the unit is designated as suitable for work. (H) Ceiling Height. Ground floor live/work units shall have floor to ceiling height of fifteen (15) feet or greater, measured from top of floor to bottom of ceiling. Upper floor live/work units shall have floor to ceiling height of ten (10) feet or greater. A mezzanine space shall not be included in the calculation of minimum height for any floor or level. (I) Integration of Living and Working Space. Areas within a live/work unit that are designated as living space shall be an integral part of the live/work unit and not separated (or occupied and/or rented separately) from the area designated for workspace. (J) Client and Customer Visits. Client and customer visits to live/work units are permitted. 25.39.030 (Burlingame Supp. No. 49, 2-21) 530-6 (2) Pedestrian Plaza/Public Space. Where total lot area or development site equals fifty thousand (50,000) square feet or greater, a pedestrian plaza or other public open space/gathering space shall be provided that meets the following design criteria: (A) Is a minimum of one thousand five hundred (1,500) square feet in size; (B) Has a minimum dimension at least thirty (30) feet on any side; (C) Is at least fifty (50) percent open to the sky; (D) Is located at ground level with direct pedestrian and ADA access to the adjacent public street; (E) Is unenclosed by any wall, fence, gate, or other obstruction across the subject property; (F) Is open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; and (G) Includes at least one gathering space with a foun- tain or other focal element. (3) Mid-Block Plazas and Paseos. Where blocks (measured from curb face to curb face) are longer than four hundred (400) feet, and where a development has more than three hundred (300) feet of frontage, at least one plaza, pedestrian pathway or paseo shall be provided perpendicular to the block face. All such plazas shall meet the design criteria outlined in Section 25.39.030(b)(2). All such paseos shall meet the following design criteria: (A) Be open to the public and remain so during day- light hours; (B) Be at least fifteen (15) feet wide, and fifteen (15) feet deep if a plaza; (C) Have a clear line of sight to the back of the pa- seo, gathering place, or focal element; and (D) Be at least fifty (50) percent open to the sky or covered with a transparent material. (4) Industrial/Residential Interface. Any live/work unit or other residential unit on a site abutting an indus- trial use on an adjoining site shall be set back a minimum of fifteen (15) feet from the lot line shared by the proper- ty with the industrial use. A minimum six (6) foot-high masonry wall or other buffering feature suitable to the review authority shall be provided along the shared prop- erty line. (5) Residential Notice. Residents of new live/work, mixed-use, and stand-alone residential development pro- jects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment, that the noise levels may be higher than in a strictly residential area, and that there may be odors associated with commercial and industrial uses. The covenants, conditions, and restrictions of any development with a residential use shall require that prospective residents acknowledge the receipt of the written noise notification. Such written noise notification shall be provided in residential leases. Signatures shall confirm receipt and understanding of this information. (c) Community Benefit Bonuses – Tiers for In- creased FAR, Density, and Height. (1) Purpose and Applicability. To provide an incen- tive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission may grant increased FAR, density, and/or height in return for provision of specific community benefits, as listed below or subse- quently identified by the City Council, if doing so is in the City’s interest and will help implement the General Plan and further, if these benefits cannot be realized without granting increased FAR, height, and/or density. A variety of objectives are listed to ensure that proposed project features are appropriate for the site and surround- ings, and to allow for a wide range of possible project types. (2) Tier 2 – Number of Community Benefits. The Planning Commission may approve Tier 2 projects if it determines that the project includes at least two (2) community benefits from subsection 4 of this Section (Community Benefits Objectives). At least one afforda- ble and workforce housing objective from subsection (4)(A) shall be chosen. (3) Tier 3 – Number of Community Benefits. The Planning Commission may approve Tier 3 projects if it determines that the project includes at least three com- munity benefits from subsection (c)(4) of this Section (Community Benefits Objectives). At least one afforda- ble and workforce housing objective from subsection (4)(A) shall be chosen. (4) Community Benefit Objectives. (A) Affordable and Workforce Housing. (i) The project provides affordable housing at the rate of five (5) percent for low-income households, or ten (10) percent for moderate-income households, as a per- centage of the total number of housing units built, for a period of fifty-five (55) years or greater. (ii) The project qualifies for, and utilizes, a density bonus in compliance with the City’s affordable housing incentives (Chapter 25.63). (B) Pedestrian Amenities. The project includes major pedestrian connections in excess of minimum paseo re- quirements. (C) Public Plazas Beyond Minimum. Public plazas or other publicly accessible open spaces at least fifty (50) percent larger than the minimum required. Where pro- 25.39.040 530-7 (Burlingame Supp. No. 49, 2-21) vided, such public plazas and open spaces shall be sub- ject to the following: (i) The public plaza shall be owned, operated, and maintained by the developer or property manager in ac- cordance with an approved maintenance plan to be re- viewed and approved by the Community Development Director; (ii) Each part of the public plaza shall be accessible from other parts of the open space without leaving the open space area; (iii) The public plaza shall be on the ground level and directly accessible from the sidewalk, and be accessible to persons with disabilities; (iv) The public plaza shall be open to the public, without charge, each day of the year, except for tempo- rary closures for necessary maintenance or public safety; and (v) At a minimum, the following elements shall be included: trees and landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation. (D) Off-Site Streetscape Improvements. Does not include improvements along the frontage of a develop- ment site that would normally be required. Examples include: (i) Enhanced pedestrian and bicycle-oriented streetscapes; (ii) Protected bicycle lanes and pedestrian pathways, improved bicycle and pedestrian crossings/signals, bicy- cle racks/shelters; (iii) New pedestrian and bicycle connections to trans- it facilities, neighborhoods, trails, commercial areas, etc.; (iv) Removal of existing pedestrian and bicycle bar- riers (e.g. dead-ends and cul-de-sacs); (v) Upgrading traffic signals to enhance pedestrian and bicycle safety. (E) Cultural Arts Space. Includes space for visual arts, performing arts, artist housing, and other activities that support arts and culture. (F) Pedestrian and Similar Paths and Connections between Adjacent Properties. To effectuate the goal of creating walkable and bikeable environments, improved pedestrian ways and other paths open to the public that accommodate easy movement across and between prop- erties under separate ownership. (G) Historic Preservation (Off-Site). Where there are no historic resources on the project site, the project pro- vides for the permanent preservation of a building off site that is listed in the City’s inventory of historical re- sources through the recordation of a historic preservation agreement. (H) Mode Split. The project provides for a permanent mobility mode shift towards alternative transportation of up to twenty-five (25) percent for building occupants through a Transportation Demand Management Program. Prior to the issuance of building permits, a covenant agreement shall be recorded that discloses the required Transportation Demand Management provisions. This agreement shall be recorded in the office of the County Recorder to provide constructive notice to all future owners of the property of any ongoing programmatic requirements. (I) Zero Net Energy. The project provides one hun- dred (100) percent of total building energy load meas- ured as kilowatt per square foot through solar panels, wind turbines, or other renewable sources. (J) Publicly Accessible Park Space. Contribution towards the provision of public parks in the North Rol- lins Road area. Contribution can be in the form of dedi- cation of land, provisions of improvements, or payment of fee in excess of that normally required for parks. (K) Public Parking Facilities. The project provides publicly accessible parking to serve area-wide parking needs. To qualify, the parking spaces should be perma- nently available for public use and subject to easements or restrictions acceptable to the City. (L) Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently undefined community bene- fit approved by the City Council that is significant and substantially beyond normal requirements. Examples are inclusion of a child care center or community event space in a new development project, off-site utility infra- structure improvements above and beyond those required to serve the development, additional funding for City programs such as contribution to a local façade im- provement program, or subsidy for existing commercial tenants or other local small businesses. (Ord. 1988 § 1, (2020)) 25.39.040 Design standards and objective design criteria. (a) Design Standards. All new development shall be designed to achieve the following objectives: (1) The overall design intent of the RRMU zone is to provide for an eclectic mix of residential, live/work, commercial, and light industrial development that has an industrial and contemporary look in terms of materials used, architectural styles, and building forms. (2) Site and building design shall provide for internal compatibility among the different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of open space, and similar operating charac- teristics. 25.39.040 (Burlingame Supp. No. 49, 2-21) 530-8 (3) Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be minimized to allow a compatible mix of residen- tial and nonresidential uses on the same site. (4) The design of any live/work or mixed-use project shall take into consideration potential impacts on adja- cent properties and shall include specific design features to minimize potential impacts. (5) The design of the mixed-use project shall ensure that the residential units are of a residential character and that privacy between residential units and between other uses on the site is maximized. (6) The design of the structures and site planning shall encourage integration of the street pedestrian envi- ronment with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture. (7) Site planning and building design shall be com- patible with and enhance the adjacent and surrounding built environment in terms of scale, building design, color, exterior materials, roof styles, lighting, landscap- ing, and signage. (b) Building Orientation, Entrances, and Articula- tion. (1) Building Design. Recognizing the varied com- mercial and industrial character of the area, new devel- opment and redevelopment projects should be encour- aged to feature a blend of both commercial and residen- tial design features, including modern, industrial type building design. (2) Orientation. The main building of a development shall be oriented to face a public street. Building frontag- es shall be generally parallel to streets. For all residential, retail, and office uses, at least one primary entrance to a ground-floor use shall face the adjacent street right-of- way. Ground-related entrances include entrances to ground-floor uses. (3) Ground Floor Transparency. At least forty-five (45) percent of the exterior walls on the ground floor facing the street shall include windows, doors, or other openings. (4) Nonresidential Entrances. Entries shall be clearly defined features of front façades and of a scale that is in proportion to the size of the building and number of units being accessed. Larger buildings shall have a more prominent building entrance while maintaining a pedes- trian scale. (5) Transitional Space at Residential Entries. New residential buildings shall provide transitional spaces in the form of stoops, overhangs, and porches between pub- lic areas fronting the primary street and entrances. This type of element or equivalent shall be required for each unit or group of units, but no less than one of this type of element shall be provided. (6) Building Articulation. Except for buildings hous- ing industrial uses, no street frontage wall may run in a continuous plane for more than twenty-five (25) feet without an opening (door or window) or offsets, or as approved by the review authority if the project is con- strained by unusual parcel size, shape, use, or other fea- tures that the responsible review authority accepts as rendering this requirement infeasible. Openings fulfilling this requirement shall have transparent glazing and pro- vide views into work areas, display areas, sales areas, lobbies, or similar active spaces. Offsets shall vary in depth and/or direction of at least eighteen (18) inches, or a repeated pattern of offsets, recesses, or projections of similar depth. (7) Structured Parking. Structured parking facing public streets should be fronted or wrapped with actively occupied spaces such as storefronts, live/work units, residential community amenities, and lobbies. Access to parking shall be designed so that it is not prominent and ties into the adjacent architectural style. (c) Site Layout. (1) Streetscape. Street frontages shall meet the standards set forth in Table 25.39-3 (RRMU Street Frontage Standards). TABLE 25.39-3: RRMU STREET FRONTAGE STANDARDS Street Type Frontage – Measured from Back of Curb to Building Face Mixed-Use Arterial (Rollins Road) Building Frontage Setback 15 ft. minimum Walk Zone (Public) 10 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. minimum Mixed-Use Collector (Adrian Road) Building Frontage Setback 12 feet Walk Zone (Public) 6 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. minimum 25.39.050 530-9 (Burlingame Supp. No. 49, 2-21) TABLE 25.39-3: RRMU STREET FRONTAGE STANDARDS Street Type Frontage – Measured from Back of Curb to Building Face Mixed-Use Access (Adrian Court, Broderick Road, Guittard Road, Ingold Road) Building Frontage Setback 10 feet Walk Zone (Public) 6 ft. minimum Amenity/Planter Zone 4 ft. minimum Tree Wells 4 ft. by 4 ft. minimum Build-To Lines At least sixty (60) percent of the structure shall be located at the Building Frontage Setback. Exceptions Exceptions to Building Frontage Standards may be granted to accommodate conflicts with recorded easements, rights-of-ways, etc. (2) Pedestrian Access. On-site pedestrian circulation and access shall be provided per the following standards: (A) Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian ameni- ties. (B) To Circulation Network. Regular and convenient connections between on-site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided. An on- site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. (C) To Adjacent Areas. Direct and convenient access shall be provided among adjoining residential and com- mercial areas and along creeks to the maximum extent feasible while still providing for safety and security. Public access easements minimum ten (10) feet in width shall be provided to allow for future connections. (D) To Transit. Safe and convenient pedestrian con- nections shall be provided from adjacent transit stops to building entrances. (3) Location of Parking. Any surface parking facili- ties shall be located to the side or rear of any proposed project. No more than thirty-three (33) percent of the site area at the ground level may be used for surface parking facilities. (4) Service and Delivery Areas. Unenclosed service and loading areas shall be screened from residential areas and integrated with the design of the building. Special attention shall be given when designing loading facilities in a location that is proximate to residential uses. Tech- niques such as block walls, enhanced setbacks, or en- closed loading shall be used to minimize adverse impacts to residents. (Ord. 1988 § 1, (2020)) 25.39.050 Parking. (a) Off-Street Vehicle Parking. Parking shall be provided as set forth in Chapter 25.70 (Off-Street Park- ing), with the following exceptions for live/work units, stand-alone residential development, and the residential component of a mixed-use development: TABLE 25.39-4: RRMU OFF-STREET VEHICLE PARKING Number of Bedrooms in a Unit Minimum Number of Parking Spaces Required 0 (Studio or Loft) 1 space/unit 1 1 space/unit 2 1.5 spaces/unit for multifamily housing; 2 spaces/unit for live/work 3 or more 2 spaces/unit Guest parking None required (b) Vehicle Parking Stall Dimensions. All parking stalls may be provided in a single dimension, eight and one-half (8½) feet in width by seventeen (17) feet in length, except for required accessible parking spaces which shall meet the dimensions required in the Califor- nia Building Code in effect at the time a project is sub- mitted for City review. No compact parking stalls shall be allowed if only a single dimension stall is used. (c) Aisle Dimensions. All aisles within a parking area shall be as follows: TABLE 25.39-5: RRMU PARKING AISLE DIMENSIONS Parking Space Angle Required Backup Aisle 90 degree 24 feet 60 degree 18 feet 30 degree 13 feet 25.39.060 (Burlingame Supp. No. 49, 2-21) 530-10 (d) Stacked/Mechanical Parking. Parking utilizing stackers or mechanical systems may be approved with a Conditional Use Permit. (e) Bicycle Parking. Bicycle parking shall be pro- vided as follows: TABLE 25.39-6: RRMU BICYCLE PARKING Class Minimum Number of Parking Spaces Required Class I – Resident bicycles 0.5 spaces/unit Class II – Guest bicycles 0.05 spaces/unit (f) Electric Vehicle (EV) Charging Stalls. Five (5) percent of all spaces shall be prepared for EV charging equipment. (g) Parking Reductions for Transportation Demand Management (TDM) Plan. Projects utilizing a Transpor- tation Demand Management (TDM) Plan per Section 25.39.030(c)(4)(H) shall be allowed up to twenty (20) percent reduction in required off-street vehicle parking (not including bicycle parking and EV stalls) provided the project provides for a permanent mobility mode shift towards alternative transportation of twenty-five (25) percent or greater for building occupants through the TDM program. (Ord. 1988 § 1, (2020)) 25.39.060 Review procedures. (a) Design Review Required. Design review is re- quired pursuant to Chapter 25.57 (Design Review). (b) Planning Commission Approval of Community Benefits Bonuses. The Planning Commission shall be the final review authority for an application for Tier 2 and Tier 3 projects. (Ord. 1988 § 1, (2020)) 25.39.070 Comprehensive airport land use compatibility plan consistency. The following requirements and criteria shall be in- corporated into site-specific development projects: (a) Airport Disclosure Notices. All new develop- ment is required to comply with the real estate disclosure requirements of state law. The following statement must be included in the notice of intention to offer the property for sale: “Notice of Airport in Vicinity This property is presently located in the vicinity of an airport, within what is known as an airport influ- ence area. For that reason, the property may be sub- ject to some of the annoyances or inconveniences as- sociated with proximity to airport operations (for ex- ample: noise, vibration, or odors). Individual sensi- tivities to those annoyances can vary from person to person. You may wish to consider what airport an- noyances, if any, are associated with the property be- fore you complete your purchase and determine whether they are acceptable to you.” (b) Airport Noise Evaluation and Mitigation. Project applicants shall be required to evaluate potential airport noise impacts if the project is located within the sixty- five (65) CNEL contour line of San Francisco Interna- tional Airport (as mapped in the Airport Land Use Com- patibility Plan for the Environs of San Francisco Interna- tional Airport). All projects shall be required to mitigate impacts to comply with the interior (CNEL forty-five (45) dB or lower, unless otherwise stated) and exterior noise standards established by the Airport Land Use Compatibility Plan or Burlingame General Plan, which- ever is more restrictive. (c) Avigation Easement. Any action that would ei- ther permit or result in the development or construction of a land use considered to be conditionally compatible with aircraft noise of CNEL sixty-five (65) dB or greater (as mapped in the Airport Land Use Compatibility Plan) shall include the grant of an avigation easement to the City and County of San Francisco prior to issuance of a building permit(s) for any proposed buildings or struc- tures, consistent with Airport Land Use Compatibility Plan Policy NP-3 Grant of Avigation Easement. (d) Other Flight Hazards. Within Airport Influence Area (AIA) B, certain land use characteristics are recog- nized as hazards to air navigation and, per SFO ALUCP Policy AP-4, need to be evaluated to ensure compatibil- ity with FAA rules and regulations. These characteristics include the following: (1) Sources of glare, such as highly reflective build- ings, building features, or blight lights including search lights, or laser displays, which would interfere with the vision of pilots in command of an aircraft in flight; (2) Distracting lights that could be mistaken for air- port identification lightings, runway edge lighting, run- way end identification lighting, or runway approach lighting; (3) Sources of dust, smoke, water vapor, or steam that may impair the visibility of a pilot in command of and aircraft in flight; (4) Sources of electrical/electronic interference with aircraft communications/navigation equipment; (5) Any use that creates an increased attraction for wildlife, particularly large flocks of birds, that is incon- sistent with FAA rules and regulations, including but not limited to FAA Order 5200.5A, Waste Disposal Site On or Near Airports and FAA Advisory Circular 150/5200- 33B, Hazardous Wildlife Attractants On or Near Airports 25.39.070 530-11 (Burlingame Supp. No. 49, 2-21) and any successor or replacement orders or advisory circulars. 25.39.070 (Burlingame Supp. No. 49, 2-21) 530-12 (Ord. 1988 § 1, (2020)) 25.40.010 530-13 (Burlingame Supp. No. 49, 2-21) Chapter 25.40 NBMU (NORTH BURLINGAME MIXED USE) DISTRICT REGULATIONS Sections: 25.40.010 Purpose and applicability. 25.40.020 Land use regulations. 25.40.030 Development standards. 25.40.040 Design standards and objective design criteria. 25.40.050 Parking. 25.40.060 Review procedures. 25.40.070 Comprehensive airport land use compatibility plan consistency. 25.40.010 Purpose and applicability. (a) The purpose of the North Burlingame Mixed-Use (NBMU) zone is to implement the General Plan North Burlingame Mixed Use designation by providing a dis- tinct, defining area at the City’s north gateway on El Camino Real, with housing and complementary com- mercial and office uses at urban-level intensities, and that takes advantage of the adjacent multimodal transit center. This transit-oriented development district accommodates housing at progressively higher densities based on the level of community benefits provided, with the goal of ensuring that new development adds value for all in the City. (b) The provisions of this chapter shall apply to the areas in the city with the “North Burlingame Mixed Use” land use designation as shown on the Land Use Plan, Figure CC-1 of the Burlingame General Plan. (Ord. 1988 § 2, (2020)) 25.40.020 Land use regulations. (a) Table 25.40-1 identifies the land use regulations for the NBMU zone. Any use not listed below shall be prohibited, unless the Director finds that the proposed use is similar in characteristics to allowed uses. (b) Stand-alone commercial and residential devel- opments are permitted. TABLE 25.40-1: NBMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit TUP Temporary Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations COMMERCIAL - RETAIL Eating and Drinking Establishments • Bars, Taverns MCUP • Night Club CUP • Restaurant P • Restaurant – Drive-through -- Food and Beverage Sales • General Market P • Convenience Store CUP • Liquor Store -- Nurseries and Garden Centers -- Retail Sales • General P • Large Format -- • Specialized CUP Vehicle Fuel Sales and Service CUP 25.63.010 (Burlingame Supp. No. 33, 8-15) 574 Chapter 25.63 DENSITY BONUS Sections: 25.63.010 Purpose. 25.63.015 Definitions. 25.63.020 Density bonus. 25.63.030 Development standards for affordable units. 25.63.040 Development concessions and incentives. 25.63.050 Waiver/modification of development standards. 25.63.060 Child care facilities. 25.63.070 Application and review process. 25.63.080 Regulatory agreement. 25.63.010 Purpose. (a) It is the City Council’s intent that this chapter be implemented in a manner consistent with the provisions set forth in Government Code Sections 65915 through 65919, hereinafter the “density bonus law.” This chapter creates procedures for identifying qualifying develop- ments, and the submission, review, and granting of incen- tives and concessions consistent with state law. (b) All applicable provisions of the density bonus law are hereby incorporated by reference and shall be the de- fault law unless otherwise provided by this chapter. (c) This chapter shall not abrogate any other require- ments set forth by federal, state, or local law, including, but not limited to, California Environmental Quality Act requirements and Burlingame Municipal Code. (Ord. 1909 § 1, (2015)) 25.63.015 Definitions. The following terms shall have the following meanings when used in this chapter. All other terms shall be inter- preted consistent with the meaning set forth in the density bonus law. (a) “Affordable units” shall collectively mean units qualifying as “very low,” “lower,” and “moderate” income units as used in this chapter and in the density bonus law. (b) “Applicant” shall mean any person, firm, partner- ship, association, joint venture, corporation, entity, or any combination thereof, who seeks a density bonus and/or concessions as defined in this section. (c) “Child care facility” shall mean a child day care facility other than a family day care home, including, but not limited to, infant centers, preschools, extended day care facilities, and schoolage child care centers. (d) “Concessions” shall be interchangeable with “in- centives,” unless otherwise indicated. The meaning shall be consistent with Government Code Section 65915(k). (e) “Density bonus” shall mean a density increase over the otherwise maximum allowable residential density as of the date of the application. (f) “Development” shall have the meaning set forth in Government Code Section 65915(i). (g) “Incentives” shall be interchangeable with “con- cessions,” unless otherwise indicated. The meaning shall be consistent with Government Code Section 65915(k). (h) “Lower income” shall have the same definition set forth in Health and Safely Code Section 50079.5. (i) “Moderate income” shall have the same definition set forth in Health and Safety Code Section 50093. (j) “Specific adverse impact” shall have the same definition as set forth in Government Code Section 65589.5(d)(2). (k) “Very low income” shall have the same definition as set forth in Health and Safety Code Section 50105. (Ord. 1909 § 1, (2015)) 25.63.020 Density bonus. This section describes the density bonuses that will be provided, at the request of an applicant, when that appli- cant provides restricted affordable units as described be- low. (a) The City shall grant a twenty (20) percent density bonus when an applicant for a development of five (5) or more dwelling units seeks and agrees to construct at least any one of the following in accordance with the require- ments of this section and Government Code Section 65915: (1) At least ten (10) percent of the total dwelling units of the development as restricted affordable units affordable to lower income households. For each one (1) percent increase in the percentage of restricted lower income units, a development will receive an additional one and one-half (1.5) percent density bonus up to thirty-five (35) percent of the maximum residential density; or (2) At least five (5) percent of the total dwelling units of the development as restricted affordable units affordable to very low income households. For each one (1) percent increase in the percentage of restricted very low income units, a development will receive an additional two and one-half (2.5) percent density bonus up to thirty-five (35) percent of the maximum residential density; or (3) A senior citizen housing development; or (4) A qualifying mobile home park. (b) The City shall grant a five (5) percent density bo- nus when an applicant for a development of five (5) or more additional dwelling units seeks and agrees to con- 25.63.030 575 (Burlingame Supp. No. 32, 5-15) struct, in accordance with the requirements of this section and Government Code Section 65915, at least ten (10) percent of the total dwelling units in a common interest development as defined in California Civil Code Section 4100 for moderate income households, provided that all dwelling units in the development are offered to the public for purchase. For each one (1) percent increase in the per- centage of restricted moderate income units, a develop- ment will receive an additional one (1) percent density bonus up to thirty-five (35) percent of the maximum resi- dential density. (c) No additional density bonus shall be authorized for a senior citizen development or qualifying mobile home park beyond the density bonus authorized by subsection (a) of this section. (d) When calculating the number of permitted density bonus units, any fractions of units shall be rounded to the next highest number. An applicant may elect to receive a density bonus that is less than the amount permitted by this section; however, the City shall not be required to similar- ly reduce the number of restricted affordable units required to be dedicated pursuant to this section and Government Code Section 65915(b). (e) Each development is entitled to only one density bonus, which shall be selected by the applicant based on the percentage of very low restricted affordable units, low- er income restricted affordable units, or moderate income restricted affordable units, or the development’s status as a senior citizen housing development or qualifying mobile home park. Density bonuses from more than one category may not be combined. In no case shall a development be entitled to a density bonus of more than thirty-five (35) percent. (f) The density bonus units shall not be included when determining the number of restricted affordable units required to qualify for a density bonus. When calculating the required number of restricted affordable units, any resulting decimal fraction shall be rounded to the next larger integer. (g) Certain other types of development activities are specifically eligible for a density bonus pursuant to state law: (1) A development may be eligible for a density bonus in return for land donation pursuant to the requirements set forth in Government Code Section 65915(g). (2) A condominium conversion may be eligible for a density bonus or concession pursuant to the requirements set forth in Government Code Section 65915.5. (h) Notwithstanding any provision of this chapter, all developments must satisfy all applicable requirements of any below market rate housing program adopted by the City, which may impose requirements for restricted af- fordable units in addition to those required to receive a density bonus or concessions. Table 1 summarizes the density bonus provisions de- scribed in this section. Table 1: Density Bonus Summary Table Restricted Affordable Units or Category Minimum Percentage of Restricted Affordable Units Percentage of Density Bonus Granted Additional Bonus for Each 1% Increase in Restricted Affordable Units Percentage of Restricted Units Required for Maximum 35% Density Bonus Very Low Income 5% 20% 2.50% 11% Lower Income 10% 20% 1.50% 20% Moderate Income 10% 5% 1% 40% Senior Citizen Housing 100% 20% ——— ——— Qualifying Mobile Park 100% 20% ——— ——— Note: A density bonus may be selected from only one category up to a maximum of 35% of the maximum residential density. (Ord. 1909 § 1, (2015)) 25.63.030 Development standards for affordable units. The affordable housing standards are as follows: (a) Concurrent Construction. The required affordable dwelling units shall be constructed concurrently with mar- ket-rate units unless both the final decision-making author- ity of the City and developer agree within the affordable housing agreement to an alternative schedule for develop- ment. (b) Moderate income restricted affordable units shall remain restricted and affordable to the designated income group for a minimum period of thirty (30) years (or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insur- ance program, or rental subsidy program). Very low and lower restricted affordable units shall remain restricted and affordable to the designated income group for a period of 25.63.040 (Burlingame Supp. No. 33, 8-15) 576 thirty (30) years for both rental and for-sale units (or a longer period of time if required by a construction or mortgage financing assistance program, mortgage insur- ance program, or rental subsidy program). (c) Design. Restricted affordable units shall be built on-site and be dispersed within the development. The number of bedrooms of the restricted affordable units shall be equivalent to the bedroom mix and average sizes of the non-restricted units in the development; except that the applicant may include a higher proportion of restricted affordable units with more bedrooms. The design and con- struction of the affordable dwelling units shall be con- sistent with the design, unit layout, and construction of the total project development in terms of appearance, exterior construction materials, and unit layout, and be consistent with any affordable residential development standards that may be prepared by the City. (d) A regulatory agreement, as described in Section 25.63.080, shall be made a condition of the discretionary permits for all developments pursuant to this chapter. The regulatory agreement shall be recorded as a restriction on the development. (Ord. 1909 § 1, (2015)) 25.63.040 Development concessions and incentives. (a) By Right Parking Incentives. Upon request by the applicant a development that is eligible for a density bonus may provide parking as provided in this subsection (a), consistent with Government Code Section 65915(p), in- clusive of accessible and guest parking: (1) Zero- to one-bedroom unit: one (1) on-site parking space; (2) Two - to three-bedroom unit: two (2) on-site park- ing spaces; (3) Four- or more bedroom unit: two and one-half (2.5) parking spaces. (b) Other Incentives and Concessions. A development is eligible for other concessions or incentives as follows: % very low income units % lower income units % moderate income units 1 incentive 5 10 10 2 incentives 10 20 20 3 incentives 15 30 30 (c) In submitting a request for concessions or incen- tives, an applicant may request the specific concessions set forth below. The following concessions and incentives are deemed not to have a specific adverse impact: (1) In zoning districts where a Conditional Use Permit is required for buildings or structures more than thirty-five (35) feet in height, a height up to forty-six (46) feet with- out a Conditional Use Permit; or (2) Reduction of common open space in the rear yard of a residential development by up to fifty (50) percent or two hundred (200) square feet, whichever is more, without necessity of a variance, so long as no dimension of the common open space provided is less than ten (10) feet in any direction; or (3) Use of unistall parking spaces each with a clear interior measurement of eight and one-half (8 1/2) feet in width and eighteen (18) feet in length without necessity of a variance; or (4) Allowance of up to fifty (50) percent of the re- quired parking as compact parking stalls as defined in Chapter 25.70, without necessity of a variance. (d) Nothing in this chapter shall be construed to re- quire the provision of direct financial concessions for the development, including the provision of publicly owned land by the City or the waiver of fees or dedication re- quirements. (Ord. 1909 § 1, (2015)) 25.63.050 Waiver/modification of development standards. An applicant may apply for a waiver or modification of development standards that will have the effect of physi- cally precluding the construction of a development at the densities or with the concessions or incentives permitted by this chapter. The developer must demonstrate that de- velopment standards that are requested to be waived or modified will have the effect of physically precluding the construction of a development meeting the criteria of sub- section (a) of Section 25.63.020 at the densities or with the concessions or incentives permitted by this chapter. (Ord. 1909 § 1, (2015)) 25.63.060 Child care facilities. (a) An applicant otherwise qualifying for density bo- nuses and/or incentives under this chapter may be eligible for the following density bonuses or incentives if they propose to construct a qualifying child care facility, con- sistent with Section 65915(h). (b) The density bonus shall be in an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility. (c) The incentive shall be granted if it contributes significantly to the economic feasibility of the construction of the child care facility. (d) The City may deny the density bonus or incentives described in this section if it finds, based on substantial evidence, that the community has adequate child care fa- cilities. (Ord. 1909 § 1, (2015)) 25.63.070 576-1 (Burlingame Supp. No. 32, 5-15) 25.63.070 Application and review process. (a) An application for a density bonus or incentive shall be made to the Community Development Department on forms provided by the City. The application shall in- clude the following information: (1) A brief description of the proposed housing devel- opment, including the total number of dwelling units, af- fordable housing units, and density bonus units proposed. (2) The requested density bonus amount and requested incentives, if any. (3) Site plans showing the location of market-rate, density bonus, and affordable housing units. (4) Any other such information as is necessary to verify that the applicant and/or the housing development meets all requirements set forth by state and local law. (b) The application, or an incentive therein, may be wholly or partially denied for any of the following reasons: (1) The application is incomplete. (2) The application contains a material misrepresenta- tion. (3) The incentive has an insufficient relationship to providing affordable housing. (4) The incentive has a specific, adverse impact as defined in this chapter. (5) The incentive is contrary to federal or state law. (c) The applicant may file an appeal to the City Coun- cil within fourteen (14) days of being notified of his or her application’s final denial. (Ord. 1909 § 1, (2015)) 25.63.080 Regulatory agreement. (a) After approval of the application as detailed in Section 25.63.050, applicant shall enter into a regulatory agreement with the City. The terms of this agreement shall be approved as to form by the City Attorney’s Office, and reviewed and revised as appropriate by the reviewing City official. This agreement shall be on a form provided by the City, and shall include the following terms: (1) The affordability of very low, lower, and moderate income housing shall be assured in a manner consistent with Government Code Section 65915(c)(1). (2) An equity sharing agreement pursuant to Govern- ment Code Section 65915(c)(2). (3) The location, dwelling unit sizes, rental cost, and number of bedrooms of the affordable units. (4) A description of any bonuses and incentives, if any, provided by the City. (5) Any other terms as required to ensure implementa- tion and compliance with this section, and the applicable sections of the density bonus law. (b) This agreement shall be binding on all future own- ers and successors in interest. The agreement required by this section shall be a condition of all development ap- provals and shall be fully executed and recorded prior to the issuance of any building or construction permit for the project in question. (Ord. 1909 § 1, (2015)) All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 SEPTEMBER 8, 2022 1855-1881 N ROLLINS ROAD BURLINGAME, CA PLANNING SUBMITTAL RECEIVED City of Burlingame CDD-Planning DIV REVISED 09.12.22 JOINT TRENCH: RADIUS DESIGN 1460 MARIA LANE #420 WALNUT CREEK, CA 94596 P: 925.269.4575 CONTACT: SCOTT HARDESTER LANDSCAPE ARCHITECT: GWH LANDSCAPE ARCHITECTS 5847 SAN FELIPE, SUITE 3600 HOUSTON, TX 77057 P: 713.267.2100 CONTACT: MATT SHEARER PROJECT TEAM APPLICANT: THE HANOVER COMPANY 156 DIABLO ROAD, SUITE 220 DANVILLE, CA 94526 P: 925.490.2990 CONTACT: SCOTT YOUDALL ARCHITECT: BDE ARCHITECTURE 950 HOWARD STREET SAN FRANCISCO, CA 94103 P: 415.677.0966 CONTACT: JON ENNIS CIVIL ENGINEER: BKF ENGINEERS 150 CALIFORNIA STREET, SUITE 600 SAN FRANCISCO, CA 94111 P: 415.930.7900 CONTACT: RYAN BERNAL PROJECT DESCRIPTION 1855 -1881 N ROLLINS ROAD IS LOCATED BETWEEN BRODERICK ROAD TO THE SOUTHEAST, CALTRAIN TO THE SOUTH, AND DRAINAGE RIGHT OF WAY TO THE NORTHWEST. THE PROJECT WILL INCLUDE DEMOLITION OF ALL EXISTING ONSITE STRUCTURES FOR THE CONSTRUCTION OF A NEW 5-STORY MULTI-FAMILY RESIDENTIAL BUILDING. THE PROJECT CONTAINS 5 LEVELS OF TYPE IIIA CONSTRUCTION AROUND 6 LEVELS OF TYPE IA CONSTRUCTION AT THE GARAGE. THE PROJECT CONSISTS OF 420 APARTMENT UNITS AND A TOTAL OF 545 OFF-STREET PARKING SPACES. PROJECT LOCATION:1855 -1881 N ROLLINS ROAD BURLINGAME, CA BLOCK AND LOT NUMBER:1855, 1881 ASSESSOR'S PARCEL NUMBER:025166230, 025166240, (NO APN EXISTS FOR UPRR PARCEL) PROPOSED PARCEL:218,797 SF PROJECT AREA:217,495 SF LOT SLOPE:0.5% PROPOSED FAR:2.05 PROPOSED LAND USE:MULTI-FAMILY RESIDENTIAL GROSS FLOOR AREA: PROPOSED GROSS FLOOR AREA: FLOOR OCCUPANCY GROSS AREA FLOOR 1 RESIDENTIAL R-2 88,162 SF FLOOR 1 GARAGE S-2 33,940 SF FLOOR 2 RESIDENTIAL R-2 85,890 SF FLOOR 2 GARAGE S-2 33,940 SF FLOOR 3 RESIDENTIAL R-2 91,929 SF FLOOR 3 GARAGE S-2 33,940 SF FLOOR 4 RESIDENTIAL R-2 91,832 SF FLOOR 4 GARAGE S-2 33,940 SF FLOOR 5 RESIDENTIAL R-2 91,462 SF FLOOR 5 GARAGE S-2 33,940 SF GARAGE ROOF S-2 33,940 SF TOTAL:652,915 SF NOTE: AREA MEASURED TO THE EXTERIOR FACE OF BUILDING WALLS, INCLUDING DECKS THAT ARE NOT OPEN TO THE SKY. EXCLUDES PORTIONS OF DECKS WHICH PROJECT BEYOND THE FACE OF THE BUILDING. NO DEDUCTIONS FOR SHAFTS OR STAIRWAYS. BUILDING FOOTPRINT:129,153 SF LOT COVERAGE:59.4% TOTAL IMPERVIOUS AREA:84% TOTAL PERVIOUS AREA:16% BUILDING HEIGHT:64'-0" (MEASURED FROM AVERAGE TOP OF CURB TO TOP OF HIGHEST PARAPET, DOES NOT INCLUDE ELEVATOR OVERRUN, STAIR AND MECHANICAL ENCLOSURES WHICH CAN EXCEED MAX BUILDING HEIGHT BY 10FT MEASURED FROM THE TOP OF PARAPET) OPEN SPACE CALCULATIONS: OPEN SPACE REQUIRED: 125 SF / UNIT = 52,500 SF OPEN SPACE PROVIDED GROSS AREA PUBLIC PLAZA A (50%), COMMON 1,912 SF PUBLIC PLAZA B, COMMON 2,072 SF PUBLIC PLAZA C (50%), COMMON 501 SF COURTYARD A, COMMON 11,389 SF COURTYARD B, COMMON 5,893 SF COURTYARD C, COMMON 7,039 SF LOGGIA A, COMMON 1,656 SF LOGGIA B, COMMON 1,660 SF OPEN SPACE A, COMMON 2,777 SF OPEN SPACE B, COMMON 897 SF OPEN SPACE C, COMMON 3,138 SF DECKS, PRIVATE 12,759 SF TOTAL:51,693 SF LANDSCAPE PERCENTAGE CALCULATIONS: MIN. LANDSCAPE PERCENTAGE REQUIRED:20% TOTAL SITE AREA WITHIN PROPERTY LINE:217,495 SF TOTAL LANDSCAPE AREA:34,516 SF TOTAL LANDSCAPE PERCENTAGE:16% RESIDENTIAL DENSITY: RESIDENTIAL UNITS:420 NUMBER OF UNITS / ACRE:84 PARKING REQUIRED COUNT STUDIO: 50 1 BEDROOM:233 2 BEDROOM:179 3 BEDROOM:36 TOTAL:498 SPACES PARKING PROVIDED COUNT DIMENSION STANDARD STALL 114 8'-6" x 17'-0" LEVEL I EV STALL 378 8'-6" x 17'-0 LEVEL II EV STALL (10% OF UNITS)42 (2 FLEX)9'-0" x 18'-0" ADA STALL (2%)11 9'-0" x 18'-0" TOTAL:545 SPACES BICYCLE PARKING REQUIRED PROVIDED FLOOR 1 -VERTICAL RACK 11 STALLS FLOOR 2 -2-TIER PULL DOWN TRAYS 40 STALLS FLOOR 2 -VERTICAL RACK 11 STALLS FLOOR 3 -2-TIER PULL DOWN TRAYS 40 STALLS FLOOR 3 -VERTICAL RACK 11 STALLS FLOOR 4 -2-TIER PULL DOWN TRAYS 40 STALLS FLOOR 4 -VERTICAL RACK 9 STALLS FLOOR 5 -2-TIER PULL DOWN TRAYS 40 STALLS FLOOR 5 -VERTICAL RACK 8 STALLS TOTAL:210 STALLS 210 STALLS BICYCLE GUEST PARKING REQUIRED PROVIDED PLAZA A:4 RACKS (8 SPACES) PLAZA B:4 RACKS (8 SPACES) PLAZA C:3 RACKS (6 SPACES) TOTAL:21 SPACES 11 RACKS (22 SPACES) PROJECT SITE ROLLI NS ROAD B R O D E R IC K R O A DEL CAMI NO REALMILLBRAE AVENUEBAYSH O RE FREE W AY All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.00 SEPTEMBER 8, 2022 PROJECT INFORMATION BURLINGAME, CA1855-1881 N ROLLINS ROAD PLANNING SHEET INDEX C1.0 CIVIL LEGEND & ABBREVIATIONS C2.0 ALTA C2.1 ALTA C2.2 ALTA C2.3 EXISTING CONDITIONS AND DEMOLITION PLAN C3.0 PROPOSED SITE PLAN C4.0 PROPOSED FIRE ACCESS PLAN C5.0 PROPOSED GRADING PLAN C5.1 PROPOSED GRADING PROFILE C6.0 PROPOSED UTILITY PLAN C7.0 PROPOSED STORMWATER MANAGMENT PLAN C8.0 SECTIONS C8.1 SECTIONS L-1.1.0 LANDSCAPE PLAN L-1.1.1 PLAZA A ENLARGEMENT PLAN L-1.1.2 PLAZA B & C ENLARGEMENT PLAN L-1.2.1 HARDSCAPE PALETTE L-1.2.2 LANDSCAPE PALETTE L-2.1.0 TREE PLANTING PLAN L-3.1.0 FENCING PLAN L-3.1.1 FENCING DETAILS L-4.1.0 IRRIGATION HYDROZONE PLAN L-4.1.1 IRRIGATION CALCULATIONS L-5.1.0 LANDSCAPE COVERAGE PLAN L-6.1.0 SITE LIGHTING PLAN PLANNING SHEET INDEX AP0.00 PROJECT INFORMATION AP0.10 ACCESSIBILITY COMPLIANCE DETAILS 11A AP0.11 ACCESSIBILITY COMPLIANCE DETAILS 11A AP0.12 ACCESSIBILITY COMPLIANCE DETAILS 11A AP0.13 ACCESSIBILITY COMPLIANCE DETAILS 11A / 11B AP0.14 ACCESSIBILITY COMPLIANCE DETAILS 11B AP0.15 ACCESSIBILITY COMPLIANCE DETAILS 11B AP0.16 ALLOWABLE AREAS AP0.17 ALLOWABLE AREAS AP0.18 EGRESS FLOOR 1 AP0.19 EGRESS FLOOR 2 AP0.20 EGRESS FLOOR 3 AP0.21 EGRESS FLOOR 4 AP0.22 EGRESS FLOOR 5 AP0.23 EGRESS ROOF AP0.30 OPEN SPACE DIAGRAM AP0.31 OPEN SPACE DIAGRAM AP0.35 LOT COVERAGE DIAGRAM AP2.01 FLOOR 1 AP2.02 FLOOR 2 AP2.03 FLOOR 3 AP2.04 FLOOR 4 AP2.05 FLOOR 5 AP2.06 ROOF PLAN AP3.00 RENDERINGS AP3.01 RENDERINGS AP3.10 ELEVATIONS AP3.11 ELEVATIONS AP3.20 SECTIONS AP4.00 UNIT PLANS AP4.01 UNIT PLANS UNIT ENTRY -FRONT APPROACH UNIT INTERIOR CORRIDOR OR EXTERIOR UNIT INTERIOR & SECONDARY EXTERIOR UNIT INTERIOR UNIT INTERIOR NOTE: A.PROVIDE MANEUVERING CLEARANCES AT THE PUBLIC USE SIDE OF THE DOOR THAT MEET REQUIREMENTS OF SECTION 1126A.3. B.PROVIDE MANEUVERING CLEARANCES AT UNIT INTERIOR SIDE OF DOOR THAT MEET REQUIREMENTS OF SECTION 1132A. C.PROVIDE A LEVEL AND CLEAR AREA AT MANEUVERING CLEARANCES AT DOORS. D.ALL DOORS ARE TO BE EQUIPPED WITH NON GRASP LEVER HARDWARE THAT UNLOCKS & UNLATCHES WITH A SINGLE EFFORT CENTERED BETWEEN 30" AND 44" ABOVE FINISH FLOOR PER SECTION 1126A.6. ENTRY ALCOVE DIRECTION OF APPROACH 36”WIDE DOOR WITH 32”MINIMUM CLEAR OPENING, CLOSER AND LATCH DIRECTION OF APPROACH ACCESSIBLE ROUTE THROUGHOUT UNIT 39”MINIMUM WHEN CLEAR OPENING DOOR WIDTH OF 34” IS PROVIDED 34”WIDE INTERIOR UNIT DOOR WITH 32” MINIMUM CLEAR OPENING IS ACCEPTABLE4' - 0" MIN3' - 8" MIN 1' - 6" 1' 3' - 0"3' - 6" MIN3' - 6" MIN1' - 6" FRONT APPROACH -SWINGING DOOR PUSH SIDE PULL SIDE HINGE APPROACH -SWINGING DOOR PUSH SIDE PULL SIDE LATCH APPROACH -SWINGING DOOR PUSH SIDE PULL SIDE18”MINIMUM AT INTERIOR DOORS 24”MINIMUM AT EXTERIOR DOORS DIRECTION OF APPROACH REQUIRED ONLY IF DOOR HAS BOTH A LATCH AN D CLOSER 48”IF DOOR HAS BOTH A LATCH AND CLOSER DIRECTION OF APPROACH 48”IF DOOR HAS BOTH A LATCH AND CLOSER 4' - 0" MIN3' - 8" MINMIN 2' - 0"3' - 8" MINNOTE: A.PROVIDE 36”WIDE DOORS WITH 32”MINIMUM CLEAR OPENING AS MEASURED WITH DOOR OPENED AT 90 DEGREES. B.PROVIDE A LEVEL AND CLEAR AREA AT MANEUVERING CLEARANCES AT DOORS. C.ALL DOORS ARE TO BE EQUIPPED WITH NON GRASP LEVER HARDWARE THAT UNLOCKS & UNLATCHES WITH A SINGLE EFFORT CENTERED BETWEEN 30" AND 44" ABOVE FINISH FLOOR PER SECTION 1126A.6. 12" MIN. SLIDING AND FOLDING DOOR APPROACH STOP OR LATCH SIDE POCKET OR HINGE SIDE FRONT APPROACH -SLIDING AND FOLDING DOOR FRONT DOORWAYS WITHOUT DOORS/GATES -SIDE APPROACH NOTE: A.PROVIDE MANEUVERING CLEARANCES AT THE PUBLIC USE SIDE OF THE DOOR THAT MEET REQUIREMENTS OF SECTION 1126A.3. B.PROVIDE MANEUVERING CLEARANCES AT UNIT INTERIOR SIDE OF DOOR THAT MEET REQUIREMENTS OF SECTION 1132A. C.PROVIDE A LEVEL AND CLEAR AREA AT MANEUVERING CLEARANCES AT DOORS. D.ALL DOORS ARE TO BE EQUIPPED WITH NON GRASP LEVER HARDWARE THAT UNLOCKS & UNLATCHES WITH A SINGLE EFFORT CENTERED BETWEEN 30" AND 44" ABOVE FINISH FLOOR PER SECTION 1126A.6. MIN 1' - 10" MIN 2' - 0"3' - 6" MIN3' - 6" MIN3' - 6" MIN4' - 0" MINHOSE BIB TYPICAL KITCHEN OUTLET LOCATION TYPICAL BATHROOM OUTLET LOCATION TYPICAL BATHROOM MIRROR LOCATION TO OUTLET/CONTROL BO OUTLET/CONTROL MEDICINE CABINET W/ MIRROR MIRROR ELECTRICAL OUTLET PAPER TOWEL DISPENSER W/ WASTE RECEPTACLE WASTE RECEP TACLE SANITARY NAPKIN DISPENSER AIR HAND DRYER SOAP DISPENSER TOWEL BAR BABY CHANGING STATION FIRE EXTINGUISHER CABINET TOILET PAPER DISPENSER SANITARY NAPKIN DISPOSAL LIGHT SWITCH THERMOSTAT INTERCOM STATION COAX, TELEPHONE OR DATA OUTLET FIRE ALARM DOOR PEEP HOLE DOORBELL BUTTON SEAT COVER DISPENSER 1'-3" MIN.2'-10"ABOVE F.F.2ND PEEP HOLE AT LOWER HEIGHT CAN BE ADDED TO ACCOMMODATE FOR DISABLED RESIDENT BOTTOM OF GLASS, TOP OF FRAME WHERE OCCURS TO DISPENSER’S MOUTH SWITCH AND CONTROL OVER OBSTRUCTION, E.G. BASE CABINET WORKING SURFACE SHALL BE AT A 34” MAXIMUM HEIGHT WHEN LOWERED NOT CODE REQUIRED, RECOMMENDED HEIGHTLOW REACH15" MIN44" MAX AT OBSTRUCTION48" MAX HIGH REACH48" MAX3' - 4"5' - 0" MAX. REFLECTIVE SURFACE40" A.F.F.TO B.O. THEUSABLE SHELF3' - 8" MAXTO HIGHEST OPERABLE PARTS3' - 4" MAXMIN1' - 7"2' - 6"1' - 3" MIN3' - 8" MAX.3' - 0"2' - 10"3' - 8" MAX. TO REFLECTIVE SURFACE3' - 4" MAX40" MAX.ELECTRICAL PANEL TOP OF TOP CIRCUIT BREAKER TOILET: NOT ADJACENT TO SIDE WALL TOILET: NOT ADJACENT TO SIDE WALL TOILET: ADJACENT TO SIDE WALL TOILET: ADJACENT TO SIDE WALL 3" MIN. ADDITIONAL REINFORCING AT ALL SIDES, TYP. LOCATE FLUSH LEVER AT TRANSFER SIDE MINIMUM GRAB BAR REINFORCING, TYP. TOILET PAPER DISPENSER 3" MIN. ADDITIONAL REINFORCING RECOMMENDED AT ALL SIDES, TYP. MINIMUM GRAB BAR REINFORCING, TYP. FOLD-DOWN GRAB BAR CLCLCL CL33" 19" MIN17" - 19" 40" MIN 33" 40" MAX.3' - 2" MIN.2' - 8" MAX. 3' - 2" MIN.32" MAX.12" MIN32" MAX.38" MIN.BATHTUB: BACK WALL BATHTUB: HEAD END WALLBATHTUB: CONTROL END WALL SHOWER HEAD CURTAIN ROD CONTROL 3" MIN. ADDITIONAL REINFORCING RECOMMENDED AT ALL SIDES, TYP. MINIMUM GRAB BAR REINFORCING, TYP.6" MAX 48" MIN TUB W/ SEAT 24" MIN 12" MAX 48" MIN TUB W/ SEAT 12" MIN 6" MAX 15" MAX TUB W/ SEAT 24" MAX MAXIMUM OF 32" TO FINISH FLOOR (30" MAX. PREFERRED), TYPICAL THROUGHOUT CABNOTE: A. B. C. MINIMUM OF 38" TO FINISH FLOOR TYPICAL THROUGHOUT MINIMUM OF 6" FROM TOP OF BATHTUB TO BOTTOM OF WALL REINFORCING AB3”MIN ADDITIONAL REINFORCED T&B RECOMMENDED, TYP. CONTROL SLOPE FLOOR TO DRAIN, 2% MAXIMUM IN ANY DIRECTION MINIMUM GRAB BAR REINFORCING, TYP. 1/2”MAXIMUM BEVELED THRESHOLD 3' - 6" MIN.4' - 0" MIN SHOWER: SIDE SHOWER: SIDESHOWER: BACK FOR EXTENT OF BACKING, SEE PLANS OF SHOWER 3”MIN ADDITIONAL REINFORCED T&B RECOMMENDED, TYP.MINIMUM GRAB BAR REINFORCING, TYP. CONTROL SLOPE FLOOR TO DRAIN, 2% MAXIMUM IN ANY DIRECTION 1/2”MAXIMUM BEVELED THRESHOLD 5' - 0" MIN ABMAXIMUM OF 32" TO FINISH FLOOR( 30" MAX. PREFERRED), TYPICAL THROUGHOUT NOTE: A. B.MINIMUM OF 38" TO FINISH FLOOR TYPICAL THROUGHOUT ACCESSIBILITY GENERAL NOTES BASE CABINETS DIRECTLY UNDER THE LAVATORIES ARE ACCEPTABLE PROVIDED THERE IS SPACE TO ALLOW A PARALLEL APPROACH IN A WHEELCHAIR AND THE LAVATORY CABINETS / PEDESTAL ARE DESIGNED WITH ADAPTABLE KNEE AND TOE SPACE. VANITY CABINET UNDER THE LAVATORY COUNTER AREA, INCLUDING TOE KICK AND SHELVING SHALL BE REMOVABLE WITHOUT THE USE OF SPECIALIZED TOOLS OR SPECIALIZED KNOWLEDGE IN ORDER TO PROVIDE CLEARANCE FOR A FORWARD APPROACH IN A WHEELCHAIR. FINISH FLOORING SHALL BE PROVIDED BENEATH THE REMOVABLE CABINET AND EXTEND TO THE WALL. DOORS WITHIN UNITS THAT ARE INTENDED FOR USER PASSAGE MUST PROVIDE A 32”NET CLEAR OPENING WIDTH PER SECTION 1132A. DOOR SIGNAL DEVICES REQUIRED (CHAPTER 11A). WATER CLOSET, BATHTUB AND LAVATORY MINIMUM SPACE REQUIREMENTS (CHAPTER 11A & 11B). PER SECTION 1008.1.3, THE FORCE FOR PUSHING OR PULLING OPEN INTERIOR SWINGING DOORS, OTHER THAN FIRE DOORS, SHALL NOT EXCEED 5 LBS. FOR OTHER SWINGING DOORS, AS WELL AS SLIDING AND FOLDING DOORS, THE DOOR LATCH SHALL RELEASE WHEN SUBJECTED TO A 15 LB. FORCE. THE DOOR SHALL BE SET IN MOTION WHEN SUBJECTED TO A 30 LB. FORCE. THE DOOR SHALL SWING TO A FULL OPEN POSITION WHEN SUBJECTED TO A 15 LB. FORCE. O.DIMENSIONS SHOWN ON THIS ARE TO FACE OF FINISH UNLESS OTHERWISE NOTED. A.ALL UNITS ARE DESIGNED TO BE ADAPTABLE AND ON AN ACCESSIBLE PATH OF TRAVEL TO COMPLY WITH DISABLED ADAPTABILITY AND ACCESSIBILITY REGULATIONS. B.BASE CABINET DIRECTLY UNDER THE KITCHEN SINK, INCLUDING TOE KICK AND SHELVING SHALL BE REMOVABLE WITHOUT THE USE OF SPECIALIZED TOOLS OR SPECIALIZED KNOWLEDGE IN ORDER TO PROVIDE CLEARANCE FOR A WHEELCHAIR. FINISH FLOORING TO MATCH KITCHEN FLOORING SHALL BE PROVIDED BENEATH THE REMOVABLE CABINET AND EXTEND TO THE WALL. THE FHA REQUIREMENTS REQUIRE THAT THE FLOOR, WALLS AND CABINET FACES OF THE KNEE SPACE BE FINISHED DURING INITIAL CONSTRUCTION SO THAT NO WORK IS NECESSARY WHEN THE BASE CABINET IS REMOVED D.KITCHEN COUNTERTOPS SHALL PROVIDE A MINIMUM OF 30" IN LENGTH FOR BOTH THE KITCHEN SINK INSTALLATION AND WORK SURFACE OR A SINGLE INTEGRAL UNIT A MINIMUM OF 60". EXCEPTION: (2) 15" MINIMUM WIDTH BREADBOARDS MAY BE PROVIDED IN LIEU OF THE REQUIRED 30" OF COUNTERTOP WORK SURFACE. GRAB BAR BACKING OR BLOCKING MUST PROVIDE A MINIMUM STRUCTURAL STRENGTH PER SECTION 1127A.4. BACKING SHALL MATCH METAL FRAMING GAUGE PER SSMA, MINIMUM 16 GAUGE SHEET METAL, AND 2X12 WOOD BLOCKING AT WOOD FRAMING. F. LEVER HARDWARE REQUIRED (CHAPTER 10).G. H. I. MINIMUM 15" WATER CLOSET SEAT HEIGHT WHERE OCCURS (CHAPTER 11A).J. L.PROVIDE ACCESSIBLE DOORS W/ REQUIRED STRIKE CLEARANCES (CHAPTER 11A). M.ALL GROUND AND FLOOR SURFACES SHALL BE STABLE, FIRM AND SLIP-RESISTANT IN COMPLIANCE WITH SECTIONS 1110A.3, 1119A.2 AND 11B-302 N. C. E. CLEAR SPACE BY DOORS REQUIRED (CHAPTER 10 & 11A) K. All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.10 SEPTEMBER 8, 2022 ACCESSIBILITY COMPLIANCE DETAILS 11A BURLINGAME, CA1855-1881 N ROLLINS ROAD 1/4" = 1'-0" 1MANEUVERING CLEARANCES AT UNIT ENTRY DOOR AND DOORS WITHIN UNIT (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 2CLEAR SPACE AT COMMON USE DOORS (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 3CLEAR SPACE AT SLIDING AND FOLDING DOORS (CBC 11A) ? 1/4" = 1'-0" 9ACCESSIBLE ACCESSORIES, SWITCHES, OUTLETS, AND CONTROLS (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 10ADAPTABLE TOILET GRAB BAR REINFORCEMENT (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 11ADAPTABLE BATHTUB GRAB BAR REINFORCEMENT (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 14ADAPTABLE SHOWER REINFORCEMENT 42"X48" (CBC 11A) 1/4" = 1'-0" 15ADAPTABLE SHOWER REINFORCEMENT 30"/36"X60" (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 4ACCESSIBILITY GENERAL NOTES UPDATED 10.08.18 base armarmT-SHAPED SPACE FOR 180º TURN60 INCHES DIAMETER SPACE 5' - 0" MIN 5' - 0" MINMIN. 1' - 0" MIN. 3' - 0" MIN. 1' - 0"MIN. 2' - 0"MIN. 3' - 0"5' - 0" 5' -0" PUSH SIDE APPROACH WITH BOTH A LATCH AND A CLOSER PUSH SIDE APPROACH AT RECESSED DOOR PULL SIDE APPROACH AT RECESSED DOOR NOTE: A.PROVIDE MANEUVERING CLEARANCES AT THE PUBLIC USE SIDE OF THE DOOR THAT MEET REQUIREMENTS OF SECTION 1126A.3. B.PROVIDE MANEUVERING CLEARANCES AT UNIT INTERIOR SIDE OF DOOR THAT MEET REQUIREMENTS OF SECTION 1132A. C.PROVIDE A LEVEL AND CLEAR AREA AT MANEUVERING CLEARANCES AT DOORS. D.ALL DOORS ARE TO BE EQUIPPED WITH NON GRASP LEVER HARDWARE THAT UNLOCKS & UNLATCHES WITH A SINGLE EFFORT CENTERED BETWEEN 30" AND 44" ABOVE FINISH FLOOR PER SECTION 1126A.6. 1' - 0" MIN. 18" MIN AT INTERIOR 24" MIN AT EXTERIOR X < 8"48" MINX > 8"48" MIN.X > 8"48" MIN.MINIMUM WIDTH FOR CORRIDORS MINIMUM WIDTH FOR CORRIDORS OVER 200 FEET PASSING METHODS FOR CORRIDORS WITH LENGTH OVER 200 FEET AND WIDTH LESS THAN 60" <10 OCCUPANTS 36" MIN > 10 OCCUPANTS 44" MIN 60" MIN 5' - 0" 3' - 8"5' - 0" MIN3' - 8"3' - 8"3' - 8" 1' - 4"BO REFLECTIVESURFACENOTE: A.PROVIDE FAUCET CONTROLS AND OPERATING MECHANISMS (OPERABLE WITH ONE HAND) THAT DO NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST AND CAN ACTIVE WITH NO MORE THAN 5 LB. FORCE.B.HAND OPERATED METERING FAUCETS ARE TO REMAIN OPEN FOR AT LEAST 10 SECONDS. SHROUD KNEE GUARD OR INSULATED HOT WATER AND DRAIN PIPING SHROUD KNEE GUARD OR INSULATED HOT WATER AND DRAIN PIPING MIRRORMIRROR CLEAR FLOOR SPACE MIN 2' - 6"8" MAX4' - 0"1' - 6" CL CL FOF 18" MIN 40" MAX8" MIN6" MAX 17" MIN 25" MAX9" MIN27" MIN29" MIN3"34" MAXFLEXIBLE 59" MIN HAND-HELD SPRAYER UNIT FIXED SHOWER HEAD FOLDING SHOWER SEAT SHOWER STALL SOAP DISH (RECESSED) SINGLE LEVER SHOWER MIXING VALVE SHOWER CURTAIN ROD TOP TO OFCONTROL AREARECOMMENDED AS A STANDARD, NOT CODE REQUIRED RECOMMENDED AS A STANDARD, NOT CODE REQUIRED NOTE: A.DIMENSIONS ARE TYPICAL MOUNTING HEIGHTS.+/- 1"3'- 4 " 3'- 4" 7' - 0"6' - 0"19" MAX17" MIN4' MAXCLEAR FLOOR SPACE BACK/CONTROL WALL 42" x 48" CONFIGURATIONTO TOP OFCONTROL AREACONTROL AREA NOTE: A.PROVIDE FLOOR SLOPES OF 2%, MAXIMUM, IN ANY DIRECTION B.SHOWER COMPARTMENTS SHALL COMPLY PER SECTION 1127A.5.3 AND 1134A.6. C.SHOWER COMPARTMENT SEATS SHALL COMPLY PER SECTION 1127A.5.3.7 AND 11B-610.3.1.D.GLASS WALLED SHOWER STALLS OR A BATHING CABIN, CONSISTING OF A SHOWER AND SEPARATE TUB, SHALL PROVIDE REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED OR CEILING-MOUNTED GRAB BARS.FOF48" MIN1" MAX30".42" MIN FOF 48" CL 36" MAX33" MIN40" +/- 1"19" MAX 48" MAX18" CLEAR FLOOR SPACE BACK/CONTROL WALL 30" x 60" CONFIGURATION 36" x 60" CONFIGURATION 36" x 60" CONFIGURATION CLEAR FLOOR SPACE TO TOP OFCONTROL AREACONTROL AREA FOLDING SEAT 1/2”MAX THRESHOLD NOTE: A.PROVIDE FLOOR SLOPES OF 2%, MAXIMUM, IN ANY DIRECTION B.SHOWER COMPARTMENTS SHALL COMPLY PER SECTION 1127A.5.3 AND 1134A.6. C.SHOWER COMPARTMENT SEATS SHALL COMPLY PER SECTION 1127A.5.3.7 AND 11B-610.3.1.D.GLASS WALLED SHOWER STALLS OR A BATHING CABIN, CONSISTING OF A SHOWER AND SEPARATE TUB, SHALL PROVIDE REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED OR CEILING-MOUNTED GRAB BARS. CL 19" MAX.48" MAX.18" 40 +/- 1"36" MAX33" MIN60" MIN FOF 60" MIN FOF 60" MIN FOF FOF36" 19" MIN27" MAXOPENING 36" MIN 27" MAX 19" MIN 60" MIN FOF 60" 44" MAX.PROVIDE HAND ACTIVATED/AUTOMATIC FLUSH CONTROL THAT REQUIRES NO MORE THAN 5 LB. FORCE 4”-10”TOILET PARTITION CLEAR FLOOR SPACE 44" MAX.SCREEN4' - 0"1' - 0"TO OPERABLE PART44" MAX.MAX17" MIN 13 1/2" CL 3' - 0" 15" MIN FOF 15" MIN FOF MIN13 1/2" 4' - 0"2' - 6"X > 24"LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE GRAB BAR, 1 1/4”TO 1 1/2”DIA SEAT COVER DISPENSER PROVIDE CONTROLS THAT REQUIRE 5 LB. MAXIMUM ACTIVATION FORCE TOILET PAPER DISPENSER MUST BE19”MIN AFF AND BELOW GRAB BAR NOSE OF TOILET CLEARANCE DOOR PERMITTED TO SWING OVER HATCHED PORTION OF MANEUVERING SPACE CL CL CL 7" - 9"19" MIN19" MAX17" MIN3" MAX 2" MAX18"*44" MAXMIN 5' - 0" 17" MIN - 18" MAX MIN4' - 8"MIN4' - 0" 40" MAX12" MAX GRAB BAR 42" MIN 24" MIN 33" - 36"GRAB BAR 36" MIN 24" MIN 12" MIN 1 1/2" MINX = 56" MIN AT WALL HUNG TOILET X = 59" MIN AT FLOOR MOUNTED TOILET DOOR SHALL BE PERMITTED TO SWING INTO CLEAR FLOOR SPACE OR CLEARANCE FOR FIXTURE PER SECTION 11B-603.2.3, EXCEPTION 2 60”DIAMETER TURNING CIRCLE OR T-SHAPED TURNING SPACE PER SECTION 11B-304.3 CAN EXTEND UNDER LAVATORY 8” LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE 30”X48”CLEAR FLOOR SPACE 4' MAX 8" 1' - 6" MIN.60" MIN CLEAR2' - 6"42" MIN MAX 12" X CLEARMAX.1' - 0"24" MIN 17" MIN - 18" MAXCL X = 56" MIN AT WALL HUNG TOILET X = 59" MIN AT FLOOR MOUNTED TOILET 12" MAX 36”MIN GRAB BAR ON REAR WALL LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE STRIKE SIDE CLEARANCE CAN BE OMITTED AT COMPARTMENT DOOR W/ 9”CLEAR FOOTREST AND SELF CLOSING DEVICE ADJACENT (NON-ACCESSIBLE) STALLS SHOWN DASHED LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE 36”MIN GRAB BAR ON REAR WALL STRIKE SIDE CLEARANCE CAN BE OMITTED AT COMPARTMENT DOOR W/ 9”CLEAR FOOTREST AND SELF CLOSING DEVICE ADJACENT (NON-ACCESSIBLE) STALLS SHOWN DASHED MIN18" 42" MIN CL42" MIN 12" MAX CLTO EDGE OF WC32" MIN36" MINCLEAR 34" MIN 60" MIN60" MIN17" MIN. - 18" MAX.32" MIN60" MIN24" MIN 17" MIN. - 18" MAX.X 24" MIN CLEAR 48" MINMAX4"12" MAX OTHER KITCHEN DESIGNS U-SHAPED KITCHEN W/ STOVE AT END REF. RANGE SINK RANGE SINK 30" MIN.30" MIN.NOTE: A.REPOSITIONABLE COUNTERTOPS SECTION 1133A.4.1: EXCEPTION 1. STONE, CULTURED STONE AND TILED COUNTERTOPS MAY BE USED WITHOUT MEETING THE REPOSITIONING REQUIREMENTS EXCEPTION 2. TWO 15" WIDE MINIMUM PULL-OUT BREADBOARDS MAY BE PROVIDED IN LIEU OF THE REQUIRED 30" OF COUNTERTOP WORK SURFACE, AND USED WITHOUT MEETING THE REPOSITIONING REQUIREMENTS. SHEET NOTES 30”MINIMUM COUNTERTOP SPACE FOR SINK INSTALLATION W/ REMOVABLE BASE CABINET AND FINISH FLOORING BENEATH; 30”X48”MINIMUM CLEAR FLOOR SPACE TO ALLOW PARALLEL OR FORWARD APPROACH 30”MINIMUM COUNTERTOP WORK SURFACE W/ REMOVABLE BASE CABINET AND FINISH FLOORING BENEATH; 30”X48” MINIMUM CLEAR FLOOR SPACE TO ALLOW PARALLEL OR FORWARD APPROACH 30”X48”MINIMUM CLEAR FLOOR SPACE ADJACENT TO RANGE TO ALLOW PARALLEL APPROACH 30”X48”CLEAR FLOOR SPACE AT REFRIGERATOR, DISHWASHER, TRASH COMPACTOR OTHER APPLIANCES TO ALLOW PARALLEL OR FORWARD APPROACH CLCLCLCLCL CLEAR2' - 0"CLEAR2' - 0"30" MIN30" MIN2 24 1 3 2' - 0"2' - 0" 60 MIN. CLR 48" MIN CLR 3 1. 2. 3. 4. All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.11 SEPTEMBER 8, 2022 ACCESSIBILITY COMPLIANCE DETAILS 11A BURLINGAME, CA1855-1881 N ROLLINS ROAD 1/2" = 1'-0" 1WHEELCHAIR TURNING SPACE SIZE (CBC 11A) 1/4" = 1'-0" 2CLEAR SPACE AT RECESSED DOORS (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 3INTERIOR ACCESSIBLE ROUTE (CBC 11A) 1/4" = 1'-0" 4ACCESSIBLE LAVATORY COMMON USE FACILITIES (CBC 11A) 1/4" = 1'-0" 5ACCESSIBLE SHOWER ACCESSORIES (CBC 11A) 1/4" = 1'-0" 6COMMON USE SHOWER CONFIGURATION 42"X48" (CBC 11A) 1/4" = 1'-0" 7COMMON USE SHOWER CONFIGURATIONS 30"/36"X60" (CBC 11A) 1/4" = 1'-0" 8ACCESSIBLE URINAL COMMON USE FACILITIES (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 9ACCESSIBLE WATER CLOSET COMMON USE FACILITIES (CBC 11A) UPDATED 10.30.18 1/2" = 1'-0" 10SINGLE ACCOMMODATION TOILET FACILITY (CBC 11A) UPDATED 10.08.18 1/4" = 1'-0" 11ACCESSIBLE WC MULTIPLE ACCOMMODATION(CBC 11A) ? 1/4" = 1'-0" 12KITCHEN CLEARANCES (CBC 11A) TOILET FROM THEFOOT OF THETUBBATHTUB LAVATORY OR OR TOILET WITH WING WALL OR CABINET SHOWER W/ TOILETSHOWER/BATHTUB CABIN BATHTUB W/ TOILET PROVIDE SOLID BLOCKING REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED OR CEILING-MOUNTED GRAB BARS BATHROOM FIXTURE REQUIRED CLEARANCES A.THESE ARE MINIMUM CLEARANCE REQUIREMENTS. B.ADJACENT WALLS ARE CONCEPTUAL, SEE PLANS FOR SPECIFIC LAYOUTS. REQ'D CLEAR FLOOR SPACE, TYPICAL WING WALL PER PLAN CL CL CL CL 1' - 6" 3' - 0" CLR MIN 3' - 0" MIN4' - 0" 4' - 0" 1' - 6"3' - 0"11" MIN MIN 3' - 0"MIN2' - 0"5' - 0" MINMIN3' - 0"4' - 0"3'-0 MIN 1' - 0" MAX4' 2' - 6" 1' - 0" MAX5' - 0" MIN3'-0" MIN MIN 2' - 6"MIN4' - 0"2' - 6" MIN MIN 2' - 6"4' MINMIN 2' - 0"2' - 6"4' - 0" MIN 1' - 6"4' - 0"8" MAX2' - 6"5' - 0" MINMIN 2' - 6"CL CL 18" MIN 18" MIN24" MAXELEVATOR CAB DIMENSION OFFSET OPENING ELEVATOR CAB DIMENSION CENTER OPENING ELEVATOR ENTRANCE B A (2)(2) 4,000 LB., MINIMUM, PASSENGER ELEVATOR CAB WITH CENTER OPENING DOORS 3,500 LB., MINIMUM, PASSENGER ELEVATOR CAB WITH OFFSET OPENING DOORS 24”X 84”GURNEY FLOOR LANDING NUMBERS AND BRAIL SYMBOL ON BOTH SIDES OF DOOR JAMB HALL LANTERNS CALL BUTTON 90 MIN. RATED ELEVATOR HOISTWAY DOOR, TYPICAL NOTE: A.USE THIS DETAIL IF PROJECT REQUIRES ELEVATOR (FOR MEDICAL EMERGENCY SERVICE). B.ELEVATORS SHALL BE CAPABLE OF TRANSPORTING A 24" X 84" GURNEY WITH 5”RADIUS CORNERS IN THE HORIZONTAL POSITION AND (2) ATTENDING MEDICAL PERSONNEL.C.THE AUTOMATIC DOOR REOPENING DEVICE IS ACTIVATED IF AN OBJECT PASSES THROUGH EITHER LINE A OR LINE B. LINE A AND B REPRESENT THE VERTICAL LOCATION OF THE DOOR REOPENING DEVICE NOT REQUIRING CONTACT. 4' - 0"CLEAR INSIDE CAB54" MINCLEAR INSIDE CAB 92" MIN68" MIN 51" MIN54" MIN36" MIN 5"2' - 5"3' - 6 " 5' - 0" MAX.6' - 0" MIN.ELEVATOR CONTROL PANEL DETAIL 5 ⠼⠋6 3 4 1 2 B2 B1 ⠼⠑ ⠼⠉ ⠼⠙ ⠼⠁ ⠼⠃ ⠠⠃⠼⠃ ⠠⠃⠼⠁ ⠠⠕⠏⠢⠠⠉⠇⠕⠎⠑ ⠠⠁⠇⠁⠗⠍⠠⠎⠞⠕⠏ OPEN CLOSE ALARM STOP 35" MIN.ABOVE FLOOR48" MAX.ABOVE FLOOR3/4”Ø BUTTON, TYPICAL, RAISED 1/8”WITH SQUARE SHOULDERS, ILLUMINATED, AND ACTIVATED BY DETECTABLE MECHANICAL MOTION 5/8”MINIMUM RAISED CHARACTERS AND SYMBOL HEIGHT. WHITE ON BLACK BACKGROUNDS EMERGENCY STOP DOOR CLOSE BRAILLE BELOW NUMBER SYMBOLS, 3/16”MINIMUM HEIGHT PLACE STAR ALONGSIDE MAIN EXIT FLOOR NUMBER EMERGENCY ALARM DOOR OPEN 5/8" MINSEPARATION3/8" MIN35" MIN.48" MAX.1 - 1/2" MIN 32" MIN.CONTROL PANEL RAIL MAXIMUM INSTALLATION HEIGHTS ABOVE CAB FLOOR HEADROOM CLEARANCE OVERHANGING OBSTRUCTION IN GARAGE OCCUPANCIES OVERHANGING OBSTRUCTION IN NON-GARAGE OCCUPANCIES 7' - 6" MIN. 7' - 0" MIN.6' - 8" MIN.TOP LOADING FRONT LOADING NOTE: A.IF CLOTHES WASHING MACHINES AND CLOTHES DRYERS ARE PROVIDED IN COVERED MULTIFAMILY DWELLING UNITS, ONE OF EACH TYPE OF APPLIANCE SHALL BE PROVIDED. WHERE FRONT LOADING CLOTHES WASHERS ARE NOTE PROVIDED, MANAGEMENT SHALL PROVIDE ASSISTIVE DEVICES, ON REQUEST OF THE OCCUPANT, TO PERMIT THE USE OF TOP-LOADING CLOTHES WASHERS.36" MAX15" - 36"48" MAX27" MIN36" MAX38" MIN43" MAXV A R IE S REF: CBC 11B-407.4, PLAN: ALCOVE INSTALLATION SPOUT HEIGHT & KNEE CLEARANCE DIAGRAM ISOMETRIC: ALCOVE INSTALLATION BUBBLER FRONT EDGE OF FOUNTAIN HANDLE “HI”FOUNTAIN ACCESSIBLE “LO” FOUNTAIN CL CL36" MAX27" MIN9" MIN6" MAX 3" 6" MAX TO HANDLE 8" MIN KNEE SPACE 17" MIN TOE SPACE 5" MAX 18" - 19" DEEP CLEARANCE30" ALCOVEVARIESALCOVE32" MINMIN 18" 48" CLEAR FORWARD APPROACH PARALLEL APPROACH CLEAR FLOOR SPACE PARALLEL APPROACH IF X> 15", AN ADDITIONAL MANEUVERING CLEARANCE OF 12" SHALL BE PROVIDED FORWARD APPROACH IF X> 24", AN ADDITIONAL MANEUVERING CLEARANCE OF 6" SHALL BE PROVIDED 2'-6"IN ALCOVES 2' - 6"MAX2' - 0"MAX.1' - 3"4' - 0"2' - 6"2' - 6"4' - 0"2' - 6"4' - 0"4' - 0"2' - 6"2' - 6"4' - 0"1' - 0"X > 15"X > 24"2' - 6" AT SINK AT WORK SURFACE TOE SPACE FOR SINKS & WORK SURFACESKNEE SPACE FOR SINKS & WORK SURFACES KNEE & TOE SPACE FOR SINKS NOTE: A.PROVIDE FAUCET CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 LBS. OF FORCE. SELF-CLOSING VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR AT LEAST 10 SECONDS. B.THE KNEE AND TOE SPACE SHALL BE CLEAR AND UNOBSTRUCTED, OR REMOVABLE BASE CABINETS IN COMPLIANCE WITH SECTION 1133A.3 SHALL BE PROVIDED. REMOVABLE BOTTOM SHELF & TOE KICK DISPOSAL TO FIT OUTSIDE OF KNEE CLEARANCE ZONE PLUMBING PROTECTION AS REQUIRED MIN. 2' - 6"25" MAX 19" MIN2' - 6"25" MAX 10" MIN.9" MIN27" MIN13" MIN. 3" MIN. 13" MIN6" MAX 25" MAX 19" MIN9" MIN27" MIN36" MAX.3" MIN. 6" MAX 13" MIN. 25" MAX 19" MIN27" MAX36" MAX9" MIN. 19" MIN. 10" MIN.10" MIN. C.COMBINED KNEE AND TOE CLEARANCES SHALL EXTEND 19" MINIMUM BENEATH SINKS AND WORK SURFACES PER SECTION 1138A.2.1.3 AND 1138A.2.2.3, AND SHALL ALSO EXTEND NOT LESS THAN THE DISTANCE REQUIRED TO REACH THE OPERABLE PARTS OF FAUCET CONTROLS, ACCESSORIES, SWITCHES AND OUTLETS ETC. LOCATED ABOVE. THIS MAY REQUIRE THE MINIMUM KNEE AND TOE CLEARANCES TO BE INCREASED IN ORDER TO PROVIDE THE REACH DEPTH TO THE OPERABLE PARTS PER SECTION 1138A.3.1 #2. IN NO CASE SHALL THE REACH DEPTH TO OPERABLE PARTS EXCEED 25".9" MIN6" MAX. AT LAVATORY AT COUNTER TOE SPACE FOR LAVATORIESKNEE SPACE FOR LAVATORIES KNEE & TOE SPACE FOR LAVATORIES SHROUD KNEE GUARD OR INSULATED HOT WATER AND DRAIN PIPING NOTE: A.PROVIDE FAUCET CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 LBS. OF FORCE. SELF-CLOSING VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR AT LEAST 10 SECONDS.MIN2' - 6"17" MIN9" MIN6" MAX.MIN2' - 6"25" MAX9" MIN27" MIN8" MIN 11" MIN 34" MAX29" MIN9" MIN27" MIN6" MAX 8" MIN 3" 25" MAX 17" MIN.27" MIN29" MIN34" MAX9" MIN6" MAX 11" MIN 25" MAX 17" MIN 8" MIN29" MINFORWARD REACH OVER OBSTRUCTION 4' - 0" MAX20" 2' - 6"4' - 0" XZ20" 20" 20" < Y 25"3' - 8" MAX2' - 6"XYZ 4' - 0" 20" <Y 25" 4' - 0"2' - 6"4' - 0" MAX1' - 3" MINHIGH AND LOW SIDE REACH LIMITS CLEAR FLOOR SPACE FOR PARALLEL APPROACH HIGH AND LOW SIDE REACH LIMITS CLEAR FLOOR SPACE FOR PARALLEL APPROACH MAXIMUM SIDE REACH OVER OBSTRUCTION CLEAR FLOOR SPACE FOR PARALLEL APPROACH UNOBSTRUCTED SIDE REACH SIDE REACH OVER OBSTRUCTION 10" MAXIMUM SIDE REACH OVER OBSTRUCTION 10" MINIMUM AND 24" MAXIMUM 2' - 0" MAX 2' - 6"4' - 0"2' - 10" MAX3' - 10" MAX2' - 0" MAX 10" MAX 2' - 6"4' - 0"4' - 0" MAX.1' - 3" MIN.10" MAX. 2' - 6"4' - 0"4' - 0" MAX.1' - 3" MINAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.12 SEPTEMBER 8, 2022 ACCESSIBILITY COMPLIANCE DETAILS 11A BURLINGAME, CA1855-1881 N ROLLINS ROAD 1/4" = 1'-0" 1CLEAR FLOOR AREAS (CBC 11A) UPDATED 10.30.18 1/4" = 1'-0" 2ELEVATOR CLEARANCES, CONTROLS & SIGNAGE (CBC 11A) 3" = 1'-0" 3ELEVATOR CONTROL PANEL (CBC 11A) 1/2" = 1'-0" 4HEADROOM AND OVERHANGING OBSTRUCTION (CBC 11A) 3/4" = 1'-0" 5HEIGHT OF LAUNDRY COMPARTMENT OPENING(CBC 11A) 1/4" = 1'-0" 6ACCESSIBLE DRINKING FOUNTAIN COMMON USE FACILITIES (CBC 11A) ? 1/4" = 1'-0" 11MINIMUM CLEAR FLOOR SPACE FOR WHEELCHAIRS (CBC 11A) 1/4" = 1'-0" 7ACCESSIBLE SINK & WORK SURFACE KNEE AND TOE SPACE (CBC 11A) ? 1/4" = 1'-0" 8ACCESSIBLE LAVATORY KNEE AND TOE SPACE (CBC 11A) ? 1/4" = 1'-0" 9REACH RANGES - FRONT REACH (CBC 11A) 1/4" = 1'-0" 10REACH RANGES - SIDE REACH (CBC 1A) NOTE: A.PROVIDE GRAB BARS AND MOUNTING DEVICES THAT MEET THE FOLLOWING STRUCTURAL CRITERIA: 1. GRAB BAR BENDING STRESS: 250-LB. POINT LOAD. 2. GRAB BAR SHEAR STRESS: 250-LB. POINT LOAD. 3. MOUNTING SHEAR STRESS: LOAD INDUCED BY 250-LB. POINT LOAD ON GRAB BAR. 4. MOUNTING TENSILE FORCE: DIRECT TENSION INDUCED BY 250-LB. LOAD ON GRAB BAR PLUS THE MAX MOMENT FROM APPLICATION OF 250-LB. POINT LOAD.B.ENSURE THAT GRAB BAR AND ADJACENT WALL AND OTHER SURFACES ARE FREE OF ANY SHARP OR ABRASIVE ELEMENTS; ENSURE EDGES HAVE A MINIMUM RADIUS OF 1/8". C.PROVIDE GRAB BARS THAT DO NOT ROTATE WITHIN THEIR FITTINGS. +33" TO 36" AFF AT SHOWER +33"AFF AT WATER CLOSET T.O. GRAB BAR SURFACE METAL BACKING TO MATCH STUD GAUGE, 16 GAUGE MINIMUM OR 2X12 SOLID BLOCKING @ WOOD FRAMED AS REQ'D TO SUPPORT LOADS ON HANDRAIL PER CODE MINIMUM 4”MIN-4.8”MAX PERIMETER FOR NON-CIRCULAR CROSS SECTIONS WALL ASSEMBLY, SEE PLAN FOR TYPE 1 1/4" TO 2" NOMINAL DIAMETER GRAB BAR 1 1/2" MAX 2"MAX2" RAMP HANDRAIL STAIR HANDRAIL NOTE: A.EXTENSIONS ARE REQUIRED ON BOTH SIDES OF STAIRS EXCEPT WITHIN DWELLING UNITS. B.EXTENSION SHALL RETURN TO A WALL, GUARD, OR THE LANDING SURFACE, OR SHALL BE CONTINUOUS TO THE HANDRAIL OF AN ADJACENT RAMP RUN OR STAIR FLIGHT. ADD 3”FOR PIPE RETURN AND PIPE RADIUS, TYPICAL ADD 3”FOR PIPE RETURN AND PIPE RADIUS, TYPICAL 27" MAX12" MIN. MIN 12" + T T 27" MAX34" TO 38"27" MAX12" MIN.27" MAX34" TO 38"12" MIN C.RAMP HANDRAIL SHOWN INDICATES THE USE OF A WHEEL RAIL OR BARRIER INSTEAD OF A CURB. EDGE PROTECTION SHALL COMPLY WITH SECTIONS 1012.10, 1012.10.1 AND 1114A.7 REF: 2016 CBC 1114A.6.2 A. HANDRAIL SECTIONC. HANDRAIL ELEVATION 18A - B. HANDRAIL PLAND. HANDRAIL ALTERNATE SECTIONS PROFILES 2'-10" MIN. -3'-2" MAX.ABOVE STAIRNOSING OR RAMP12" MIN OR12" +T MINGRIPPABLE AND UNINTERRUPTED METAL HANDRAIL 4”MIN-4.8”MAX PERIMETER FOR NON-CIRCULAR CROSS SECTIONS NOTE: A.HANDRAILS SHALL NOT ROTATE WITHIN THEIR FITTINGS. CONTRACTOR TO COORDINATE HANDRAIL ATTACHMENT INTO CONCRETE, CMU, METAL FRAMED WALLS. PROVIDE BLOCKING/BACKING PRIOR TO ENCLOSING WALL ASSEMBLY.METAL BACKING TO MATCH STUD GAUGE, 16 GAUGE MINIMUM OR 2X12 SOLID BLOCKING @ WOOD FRAMED AS REQ'D TO SUPPORT LOADS ON HANDRAIL PER CODE MINIMUM WALL ASSEMBLY, SEE PLAN FOR TYPE METAL BRACKETMAX2" MAX 2"3" MIN1 1/2" NOMINAL DIAMETER 1 1/4" MIN - 1 1/2" MAX 3" MAX MAX. 1' - 0" MAX. 1' - 0"27" - 80" 2' - 3" MAXx > 12"6' - 8" MIN.4" MAX. X > 80"27" MAXX > 27"XZ80"X > 12" FRONT APPROACH -SWINGING DOOR PUSH SIDE PULL SIDE HINGE APPROACH -SWINGING DOOR PUSH SIDE PULL SIDE LATCH APPROACH -SWINGING DOOR PUSH SIDE PULL SIDE 44" MIN60" MINNOTE: A.MANEUVERING CLEARANCES AT DOORS AND GATES SHALL COMPLY WITH SECTION 11B-404.2.4. B.PROVIDE 36”WIDE DOORS WITH 32”MINIMUM CLEAR OPENING AS MEASURED WITH DOOR OPENED AT 90 DEGREES. C.PROVIDE A LEVEL AND CLEAR AREA AT MANEUVERING CLEARANCES AT DOORS. D.ALL DOORS ARE TO BE EQUIPPED WITH NON GRASP LEVER HARDWARE THAT UNLOCKS & UNLATCHES WITH A SINGLE EFFORT CENTERED BETWEEN 34”AND 44" ABOVE FINISH FLOOR PER SECTION 11B-309.4. 18”MINIMUM AT INTERIOR DOORS 24”MINIMUM AT EXTERIOR DOORS DIRECTION OF APPROACH REQUIRED ONLY IF DOOR HAS BOTH A LATCH AN D CLOSER DIRECTION OF APPROACH 48”IF DOOR HAS BOTH A LATCH AND CLOSER 48”IF DOOR HAS BOTH A LATCH AND CLOSER60" MIN48" MIN44" MINMIN 1' - 10"44" MIN60" MIN.60" MINMIN 24" SLIDING AND FOLDING DOOR APPROACH STOP OR LATCH SIDE POCKET OR HINGE SIDE FRONT APPROACH -SLIDING AND FOLDING DOOR FRONT DOORWAYS WITHOUT DOORS/GATES -SIDE APPROACH NOTE: A.MANEUVERING CLEARANCES AT DOORS AND GATES SHALL COMPLY WITH SECTION 11B-404.2.4 B. C. PROVIDE A LEVEL AND CLEAR AREA AT MANEUVERING CLEARANCES AT DOORS. ALL DOORS ARE TO BE EQUIPPED WITH NON GRASP LEVER HARDWARE THAT UNLOCKS & UNLATCHES WITH A SINGLE EFFORT CENTERED BETWEEN 34" AND 44" ABOVE FINISH FLOOR PER SECTION 11B-309.4 MIN 1' - 10" MIN 2' - 0"3' - 6" MIN3' - 6" MIN3' - 6" MIN4' - 0" MINPUSH SIDE APPROACH WITH BOTH A LATCH AND A CLOSER PUSH SIDE APPROACH AT RECESSED DOOR PULL SIDE APPROACH AT RECESSED DOOR X > 8"X > 8"48" MIN.NOTE: A.MANEUVERING CLEARANCES AT DOORS AND GATES SHALL COMPLY WITH SECTION 11B-404.2.4. B.PROVIDE A LEVEL AND CLEAR AREA AT MANEUVERING CLEARANCES AT DOORS. C.ALL DOORS ARE TO BE EQUIPPED WITH NON GRASP LEVER HARDWARE THAT UNLOCKS & UNLATCHES WITH A SINGLE EFFORT CENTERED BETWEEN 34”AND 44" ABOVE FINISH FLOOR PER SECTION 11B-309.4.X > 8"12" MIN.48" MIN.X > 8"X > 8"48" MIN.18" MIN AT INTERIOR 24" MIN AT EXTERIOR 48" MIN.34" MIN ANSI 404.2.6 TO FINISH FLA: LEVER B: LEVER HAND ACTIVATED DOOR HARDWARE DOORS AND GATES IN SERIES SERVING OTHER THAN A REQUIRED EXIT STAIRWAY *NOTE: PROVIDE THIS ADDITIONAL SPACE IF DOOR IS EQUIPPED WITH BOTH A LATCH & A CLOSER 18"* MINPERPENDICULAR WALL WHERE OCCURS SHOWN DASHED, TYPICAL 48" MIN34" TO 44"ACCESSIBILITY GENERAL NOTES BASE CABINETS DIRECTLY UNDER THE LAVATORIES ARE ACCEPTABLE PROVIDED THERE IS SPACE TO ALLOW A PARALLEL APPROACH IN A WHEELCHAIR AND THE LAVATORY CABINETS / PEDESTAL ARE DESIGNED WITH ADAPTABLE KNEE AND TOE SPACE. VANITY CABINET UNDER THE LAVATORY COUNTER AREA, INCLUDING TOE KICK AND SHELVING SHALL BE REMOVABLE WITHOUT THE USE OF SPECIALIZED TOOLS OR SPECIALIZED KNOWLEDGE IN ORDER TO PROVIDE CLEARANCE FOR A FORWARD APPROACH IN A WHEELCHAIR. FINISH FLOORING SHALL BE PROVIDED BENEATH THE REMOVABLE CABINET AND EXTEND TO THE WALL. DOORS WITHIN UNITS THAT ARE INTENDED FOR USER PASSAGE MUST PROVIDE A 32”NET CLEAR OPENING WIDTH PER SECTION 1132A. DOOR SIGNAL DEVICES REQUIRED (CHAPTER 11A). WATER CLOSET, BATHTUB AND LAVATORY MINIMUM SPACE REQUIREMENTS (CHAPTER 11A & 11B). PER SECTION 1008.1.3, THE FORCE FOR PUSHING OR PULLING OPEN INTERIOR SWINGING DOORS, OTHER THAN FIRE DOORS, SHALL NOT EXCEED 5 LBS. FOR OTHER SWINGING DOORS, AS WELL AS SLIDING AND FOLDING DOORS, THE DOOR LATCH SHALL RELEASE WHEN SUBJECTED TO A 15 LB. FORCE. THE DOOR SHALL BE SET IN MOTION WHEN SUBJECTED TO A 30 LB. FORCE. THE DOOR SHALL SWING TO A FULL OPEN POSITION WHEN SUBJECTED TO A 15 LB. FORCE. O.DIMENSIONS SHOWN ON THIS ARE TO FACE OF FINISH UNLESS OTHERWISE NOTED. A.ALL UNITS ARE DESIGNED TO BE ADAPTABLE AND ON AN ACCESSIBLE PATH OF TRAVEL TO COMPLY WITH DISABLED ADAPTABILITY AND ACCESSIBILITY REGULATIONS. B.BASE CABINET DIRECTLY UNDER THE KITCHEN SINK, INCLUDING TOE KICK AND SHELVING SHALL BE REMOVABLE WITHOUT THE USE OF SPECIALIZED TOOLS OR SPECIALIZED KNOWLEDGE IN ORDER TO PROVIDE CLEARANCE FOR A WHEELCHAIR. FINISH FLOORING TO MATCH KITCHEN FLOORING SHALL BE PROVIDED BENEATH THE REMOVABLE CABINET AND EXTEND TO THE WALL. D.KITCHEN COUNTERTOPS SHALL PROVIDE A MINIMUM OF 30" IN LENGTH FOR BOTH THE KITCHEN SINK INSTALLATION AND WORK SURFACE OR A SINGLE INTEGRAL UNIT A MINIMUM OF 60". EXCEPTION: (2) 15" MINIMUM WIDTH BREADBOARDS MAY BE PROVIDED IN LIEU OF THE REQUIRED 30" OF COUNTERTOP WORK SURFACE. GRAB BAR BACKING OR BLOCKING MUST PROVIDE A MINIMUM STRUCTURAL STRENGTH PER SECTION 1127A.4. BACKING SHALL MATCH METAL FRAMING GAUGE PER SSMA, MINIMUM 16 GAUGE SHEET METAL, AND 2X12 WOOD BLOCKING AT WOOD FRAMING. F. LEVER HARDWARE REQUIRED (CHAPTER 10).G. H. I. MINIMUM 15" WATER CLOSET SEAT HEIGHT WHERE OCCURS (CHAPTER 11A).J. L.PROVIDE ACCESSIBLE DOORS W/ REQUIRED STRIKE CLEARANCES (CHAPTER 11A). M.ALL GROUND AND FLOOR SURFACES SHALL BE STABLE, FIRM AND SLIP-RESISTANT IN COMPLIANCE WITH SECTIONS 1110A.3, 1119A.2 AND 11B-302 N. C. E. CLEAR SPACE BY DOORS REQUIRED (CHAPTER 10 & 11A) K.27" MIN.TO REFLECTIVESURFACESHROUD KNEE GUARD OR INSULATED HOT WATER AND DRAIN PIPING MIRROR MIRROR SHROUD KNEE GUARD OR INSULATED HOT WATER AND DRAIN PIPING CLEAR FLOOR SPACE NOTE: A.PROVIDE FAUCET CONTROLS AND OPERATING MECHANISMS (OPERABLE WITH ONE HAND) THAT DO NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST AND CAN ACTIVE WITH NO MORE THAN 5 LB. FORCE.B.HAND OPERATED METERING FAUCETS ARE TO REMAIN OPEN FOR AT LEAST 10 SECONDS. FOF 18" MIN CL 40" MAXCL 2' - 6" MIN MAX 6"8" MIN 17" MIN. 25" MAX29" MIN.27" MIN.34" MAX.9" MIN.8" MAX4' - 0"1' - 6" 3" X = 56" MIN AT WALL HUNG TOILET X = 59" MIN AT FLOOR MOUNTED TOILET 12" MAX 36”MIN GRAB BAR ON REAR WALL LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE STRIKE SIDE CLEARANCE CAN BE OMITTED AT COMPARTMENT DOOR W/ 9”CLEAR FOOTREST AND SELF CLOSING DEVICE ADJACENT (NON-ACCESSIBLE) STALLS SHOWN DASHED LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE 36”MIN GRAB BAR ON REAR WALL STRIKE SIDE CLEARANCE CAN BE OMITTED AT COMPARTMENT DOOR W/ 9”CLEAR FOOTREST AND SELF CLOSING DEVICE ADJACENT (NON-ACCESSIBLE) STALLS SHOWN DASHED MIN18" 42" MIN CL42" MIN 12" MAX CL32" MIN36" MINCLEAR 34" MIN 60" MIN60" MIN17" MIN. - 18" MAX.32" MIN60" MIN24" MIN 17" MIN. - 18" MAX.24" MIN4" MAXAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.13 SEPTEMBER 8, 2022 ACCESSIBILITY COMPLIANCE DETAILS 11A / 11B BURLINGAME, CA1855-1881 N ROLLINS ROAD 3" = 1'-0" 1GRAB BAR SECTION AND BLOCKING DETAIL (CBC 11A) 1/2" = 1'-0" 2HANDRAILS AND EXTENSIONS (CBC 11A) 3" = 1'-0" 3METAL HANDRAIL DETAIL (CBC 11A) 1/4" = 1'-0" 4PROTRUDING OBJECTS & HEADROOM CLEARANCES (CBC 11A) 1/4" = 1'-0" 7CLEAR SPACE AT DOORS (CBC 11B) 1/4" = 1'-0" 8CLEAR SPACE AT SLIDING AND FOLDING DOORS (CBC 11B) 1/4" = 1'-0" 10CLEAR SPACE AT RECESSED DOORS (CBC 11B) 1/4" = 1'-0" 9VESTIBULE AND DOOR HARDWARE (CBC 11B) 1/4" = 1'-0" 11ACCESSIBILITY GENERAL NOTES 1/4" = 1'-0" 6ACCESSIBLE LAVATORY (CBC 11B) 1/4" = 1'-0" 5ACCESSIBLE WC MULTIPLE ACCOMMODATION(CBC 11B) CLEAR FLOOR SPACE BACK/CONTROL WALL 30" x 60" CONFIGURATION 36" x 60" CONFIGURATION 36" x 60" CONFIGURATION CLEAR FLOOR SPACE 60"TO TOP OF CONTROL AREANOTE: A.PROVIDE FLOOR SLOPES OF 2%, MAXIMUM, IN ANY DIRECTION B.GLASS WALLED SHOWERS STALLS OR BATHING CABIN, CONSISTING OF A SHOWER AND SEPARATE TUB, SHALL PROVIDE REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED OR CEILING-MOUNTED GRAB BARS. C.SHOWER COMPARTMENTS SHALL COMPLY PER SECTION 11B-608. D.SHOWER COMPARTMENT SEATS SHALL COMPLY PER SECTION 11B-610.3.1 AND 11B-610.3.2. FOLDING SEAT 1/2”MAX THRESHOLD CONTROL AREA 60" MIN FOF 60" MIN FOF CL 19" MAX 48" MAX18" 40" +/- 1"36" MAX33" MIN60" MIN FOF 27" MAX 19" MIN FOF30" MIN30" MIN60" FOF 36" 19" MIN27" MAX36" MIN 60" MIN FOF base armarmT-SHAPED SPACE FOR 180º TURN 60 INCHES DIAMETER SPACE 5' - 0" MIN 5' - 0" MINMIN. 1' - 0" MIN 3' - 0" MIN. 1' - 0"MIN.2' - 0"MIN. 3' - 0"5' - 0" 5' - 0 " ELEVATOR CAB DIMENSION OFFSET OPENING ELEVATOR CAB DIMENSION CENTER OPENING ELEVATOR ENTRANCE B A54" MIN.(2)(2) NOTE: A.USE THIS DETAIL IF PROJECT REQUIRES ELEVATOR (FOR MEDICAL EMERGENCY SERVICE). B.ELEVATORS SHALL BE CAPABLE OF TRANSPORTING A 24" X 84" GURNEY WITH 5”RADIUS CORNERS IN THE HORIZONTAL POSITION AND (2) ATTENDING MEDICAL PERSONNEL. C.THE AUTOMATIC DOOR REOPENING DEVICE IS ACTIVATED IF AN OBJECT PASSES THROUGH EITHER LINE A OR LINE B. LINE A AND B REPRESENT THE VERTICAL LOCATION OF THE DOOR REOPENING DEVICE NOT REQUIRING CONTACT. 4,000 LB., MINIMUM, PASSENGER ELEVATOR CAB WITH CENTER OPENING DOORS 3,500 LB., MINIMUM, PASSENGER ELEVATOR CAB WITH OFFSET OPENING DOORS 24”X 84”GURNEY VISIBLE HALL SIGNALS FLOOR LANDING NUMBERS AND BRAIL SYMBOL ON BOTH SIDES OF DOOR JAMB CALL BUTTON 90 MIN. RATED ELEVATOR HOISTWAY DOOR, TYPICAL 68" MIN.51" MIN.54" MIN.36" MIN. 4' CLEAR INSIDE CAB54" MIN.CLEAR INSIDE CAB 92" MIN.5' MAX.6' MIN. 3' 6" 2' - 5"5"ELEVATOR CONTROL PANEL DETAIL 5 ⠼⠋6 3 4 1 2 B2 B1 ⠼⠑ ⠼⠉ ⠼⠙ ⠼⠁ ⠼⠃ ⠠⠃⠼⠃ ⠠⠃⠼⠁ ⠠⠕⠏⠢ ⠠⠉⠇⠕⠎⠑ ⠠⠁⠇⠁⠗⠍ ⠠⠎⠞⠕⠏ OPEN CLOSE ALARM STOP 35" MIN.ABOVE FLOOR48" MAX.ABOVE FLOOR3/4”Ø BUTTON, TYPICAL, RAISED 1/8”WITH SQUARE SHOULDERS, ILLUMINATED, AND ACTIVATED BY DETECTABLE MECHANICAL MOTION 5/8”MINIMUM RAISED CHARACTERS AND SYMBOL HEIGHT. WHITE ON BLACK BACKGROUNDS EMERGENCY STOP DOOR CLOSE BRAILLE BELOW NUMBER SYMBOLS, 3/16”MINIMUM HEIGHT PLACE STAR ALONGSIDE MAIN EXIT FLOOR NUMBER DOOR OPEN EMERGENCY ALARM 3/8" MIN5/8" MIN35" MIN.48" MAX.1 - 1/2" MIN 32" MIN.CONTROL PANEL RAIL MAXIMUM INSTALLATION HEIGHTS ABOVE CAB FLOOR CLEAR FLOOR SPACE CLEAR FLOOR SPACE 33" MIN48" MIN30" MINBATHTUB: BACK WALL BATHTUB: HEAD END WALLBATHTUB: CONTROL END WALL REMOVABLE IN-TUB SEAT FORWARD APPROACHSEAT REMOVABLE IN-TUB SEAT PARALLEL APPROACHSEAT 59”MINIMUM FLEXIBLE SHOWER SPRAY HOSE CONTROL AREA PER SECTION 11B-607.5 GRAB BAR AT TUB W/ REMOVABLE SEAT 36" MAX33" MIN10" MAX8" MIN19" MAX17" MIN24" MAX 24" MAX 12" MAX TUB W/SEAT 12" MIN SEAT 24" MIN 7" -9" 12" MAX 17" MINGRAB BAR, 1 1/4”TO 1 1/2”DIA LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE SEAT COVER DISPENSER TOILET PAPER DISPENSER MUST BE19”MIN AFF AND BELOW GRAB BAR NOSE OF TOILET PROVIDE CONTROLS THAT REQUIRE 5 LB. MAXIMUM ACTIVATION FORCE19" MAX17" MINCL 7" - 9"19" MIN40" MAX3" MAX 24" MIN 12" MAX GRAB BAR 42" MIN CL GRAB BAR 36" MIN 24" MIN 1 1/2" MIN2" MAX18" *44" MAX33" - 36"12" MIN REF: 2016 CBC 3002.9 CAB INTERIOR DIMENSIONS: 54"X80" CLEAR TO ACCOMMODATE A 24"X84" GURNEY PHOTOELECTRIC TUBE BYPASS SWITCH CLEARLY LABELED “TO BE USED IN CASE OF FIRE ONLY” POSITION INDICATOR ABOVE CONTROL PANEL (SHOWN) OR DOOR CENTERLINE OF HIGHEST BUTTON ELEVATOR CONTROL PANEL CENTERLINE OF EMERGENCY BUTTON 42" MIN CLR IF REQ 36" MIN CLEAR 48" AFF MAX-SIDE APPROACH48" MAX-FRONT APPROACH35" MIN6' - 6" MAX AFF6'-0" MIN AFF FO CAB54" MIN TOAT DR51" MINCLCL80" MIN FOR CENTER OPENING DR TOP LOADING FRONT LOADING NOTE: A.A CLEAR FLOOR OR GROUND SPACE COMPLYING WITH SECTION 11B-305 POSITIONED FOR PARALLEL APPROACH SHALL BE PROVIDED. THE CLEAR FLOOR OR GROUND SPACE SHALL BE CENTERED ON THE APPLIANCE.34" MAX15" - 34"48" MAXB.OPERABLE PARTS, INCLUDING DOORS, LINT SCREENS, AND DETERGENT AND BLEACH COMPARTMENTS SHALL COMPLY WITH SECTION 11B-309. 18"27" MIN36" MAX38" MIN43" MAXV A R IE S PLAN: ALCOVE INSTALLATION SPOUT HEIGHT & KNEE CLEARANCE DIAGRAM ISOMETRIC: ALCOVE INSTALLATION FRONT EDGE OF FOUNTAIN BUBBLER HANDLE ACCESSIBLE “LO” FOUNTAIN “HI”FOUNTAIN CL CL CLEARANCE30" ALCOVE32" MINVARIESMIN 18" 48" CLEAR 18" - 19" DEEP 5" MAX 3"2' - 11 7/8"2' - 3"9" MIN6" MAX 8" MIN KNEE SPACE 17" MIN TOE SPACE 6" MAX TO HANDLE CL X = 56" MIN AT WALL HUNG TOILET X = 59" MIN AT FLOOR MOUNTED TOILET DOOR SHALL BE PERMITTED TO SWING INTO CLEAR FLOOR SPACE OR CLEARANCE FOR FIXTURE PER SECTION 11B-603.2.3, EXCEPTION 2 60”DIAMETER TURNING CIRCLE OR T-SHAPED TURNING SPACE PER SECTION 11B-304.3 CAN EXTEND UNDER LAVATORY 8” THIS APPLIES TO RESIDENTIAL DWELLING UNITS ONLY PER 11B-604.3.2 LOCATE FLUSH ACTIVATOR OR AUTOMATIC SENSOR ON OPEN SIDE 30”X48”CLEAR FLOOR SPACE 30x48CLCL4' 8" MAX 18" MIN.1' - 6"60" MIN CLEAR2' - 6"48" MIN 42" MIN 12" MAX X CLEAR 11B-604.3.2 66" MIN PER EXCEPTION1' - 0"24" MIN NOTE: A.PROVIDE GRAB BARS AND MOUNTING DEVICES THAT MEET THE FOLLOWING STRUCTURAL CRITERIA: 1. GRAB BAR BENDING STRESS: 250-LB. POINT LOAD. 2. GRAB BAR SHEAR STRESS: 250-LB. POINT LOAD. 3. MOUNTING SHEAR STRESS: LOAD INDUCED BY 250-LB. POINT LOAD ON GRAB BAR. 4. MOUNTING TENSILE FORCE: DIRECT TENSION INDUCED BY 250-LB. LOAD ON GRAB BAR PLUS THE MAX MOMENT FROM APPLICATION OF 250-LB. POINT LOAD.B.ENSURE THAT GRAB BAR AND ADJACENT WALL AND OTHER SURFACES ARE FREE OF ANY SHARP OR ABRASIVE ELEMENTS; ENSURE EDGES HAVE A MINIMUM RADIUS OF 1/8". C.PROVIDE GRAB BARS THAT DO NOT ROTATE WITHIN THEIR FITTINGS. 4”MIN-4.8”MAX PERIMETER FOR NON-CIRCULAR CROSS SECTIONS METAL BACKING TO MATCH STUD GAUGE, 16 GAUGE MINIMUM OR 2X12 SOLID BLOCKING @ WOOD FRAMED AS REQ'D TO SUPPORT LOADS ON HANDRAIL PER CODE MINIMUM WALL ASSEMBLY, SEE PLAN FOR TYPE +33" TO 36" AFF AT SHOWER +33"AFF AT WATER CLOSET T.O. GRAB BAR SURFACE 1 1/4" TO 2" NOMINAL DIAMETER GRAB BAR 1 1/2" MAX2" MAX 2" PROVIDE HAND ACTIVATED/AUTOMATIC FLUSH CONTROL THAT REQUIRES NO MORE THAN 5 LB. FORCE 4”-10”TOILET PARTITION CLEAR FLOOR SPACE 44" MAXSCREEN4' - 0"2' - 6"4' - 0"MIN13 1/2" 3' - 0"X>24"MAX17" TO OPERABLE PART44" MAXMIN 13 1/2" 1' - 0"CL 15" MIN FOF 15" MIN FOF All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.14 SEPTEMBER 8, 2022 ACCESSIBILITY COMPLIANCE DETAILS 11B BURLINGAME, CA1855-1881 N ROLLINS ROAD 1/4" = 1'-0" 6ACCESSIBLE ROLL-IN SHOWER (CBC 11B) 1/2" = 1'-0" 7TURNING SPACE SIZE (CBC 11B) 1/4" = 1'-0" 8ELEVATOR CLEARANCES, CONTROLS & SIGNAGE (CBC 11B) 3" = 1'-0" 9ELEVATOR CONTROL PANEL (CBC 11B) 1/4" = 1'-0" 10ACCESSIBLE BATHTUB (CBC 11B) 1/4" = 1'-0" 11ACCESSIBLE WATER CLOSET (CBC 11B) 1/4" = 1'-0" 12ELEVATOR CAR - GENERAL (CBC 11B) 3/4" = 1'-0" 13HEIGHT OF LAUNDRY COMPARTMENT OPENING(CBC 11B) UPDATED 10.08.18 1/4" = 1'-0" 14ACCESSIBLE DRINKING FOUNTAIN (CBC 11B) UPDATED 10.08.18 1/2" = 1'-0" 15SINGLE ACCOMMODATION TOILET FACILITY (CBC 11B) UPDATED 10.08.18 3" = 1'-0" 16GRAB BAR SECTION AND BLOCKING DETAIL (CBC 11B) 1/4" = 1'-0" 17ACCESSIBLE URINAL (CBC 11B) ALIGN, TYP.ALIGN, TYP. MEDICINE CABINET W/ MIRROR MIRROR TOILET SEAT COVER DISPENSER PAPER TOWEL DISPENSER W/ WASTE RECEPTACLE WASTE RECEPTACLE SANITARY NAPKIN DISPENSER AIR HAND DRYER BABY CHANGING STATION TOILET PAPER DISPENSER SANITARY NAPKIN DISPOSAL SANITARY NAPKIN DISPOSAL (RECESSED) SOAP DISPENSER COAT HOOKPAPER TOWEL DISPENSER LOCATE TOP OF CONTROLS FOR TOWEL, SANITARY NAPKINS. WASTE RECEPTACLES AND OTHER DISPENSERS A MAXIMUM OF 48”AFF FRAME, WHERE OCCURS IF NO SINKBOTTOM OF GLASS MOUNTING ZONE 48" MAX40" MIN2' - 10"2' - 6"40" MAXMIN1' - 7"35" MAX40" MAXABOVE SINKUSABLE SHELF 3' - 8" MAXFIRE EXTINGUISHER CABINET OR FIRE HOSE CABINET FOR ABOVE COUNTER OUTLETS AND CONTROLS, MOUNT A MINIMUM 36" HORIZONTALLY FROM ANY ADJACENT WALLS OR OTHER OBSTRUCTIONS TO ALLOW FOR PARALLEL APPROACH. TO OUTLET/CONTROL BO OUTLET/CONTROL ELECTRICAL OUTLET LIGHT SWITCH THERMOSTAT INTERCOM STATION COAX, TELEPHONE OR DATA OUTLET FIRE ALARM CARD READER, LOCAL ALARM, OR ARMING STATION CLOCK OR CLOCK OUTLET AUDIBLE & VISUAL FIRE ALARM FIREMAN'S TELEPHONE JACK44" MAX FORWARDREACH WHEREOBSTRUCTIONS IS48" MAX HIGH REACHUNOBSTRUCTEDGAS ALARM PANEL ELECTRICAL PANEL BOARD> 20" - 25" OF MAX15" MIN LOW REACH84" 96" MAX80" TYPICALTO OPERABLE PARTS3' - 4" MAX60" MAX48" CL 1 1 1 1 1 1 1 1 1 1 KEYNOTE REF: 2016 CBC 11B-308 TOP OF TOP CIRCUIT BREAKER FLEXIBLE 59" MIN HAND-HELD SPRAYER UNIT FIXED SHOWER HEAD FOLDING SHOWER SEAT SHOWER STALL COAT HOOK SOAP DISH (RECESSED) SINGLE LEVER SHOWER MIXING VALVE SHOWER CURTAIN ROD TOP TO OFCONTROL AREARECOMMENDED AS A STANDARD, NOT CODE REQUIRED RECOMMENDED AS A STANDARD, NOT CODE REQUIRED NOTE: A.DIMENSIONS ARE TYPICAL MOUNTING HEIGHTS.+/- 1"3'- 4 " 3'- 4" 7' - 0"6' - 0"19" MAX17" MIN4' MAXMOUNT FOLDING SHOWER SEAT SO THAT SEAT EXTENDS 6" MAXIMUM FROM MOUNTING WALL WHEN FOLDED. 3' - 4" LOCATED WITHIN REACH LIMITS OF SEAT C. E. HAZARDS AT WALKWAYS NOTES A.PROVIDE 80" HEADROOM FROM THE WALKWAY SURFACE TO ANY OVERHANGING OBSTRUCTION AT WALKS, CORRIDORS, AISLES AND PASSAGEWAYS. B.WHERE VERTICAL CLEARANCE IS LESS THAN 80", PROVIDE A BARRIER WITH THE LEADING EDGE LOCATED 27" MAXIMUM ABOVETHE FLOOR. LIMIT PROJECTING OBJECTS WITH LEADING EDGES BETWEEN 27" AND 80" ABOVE THE WALKWAY SURFACE TO A MAXIMUM OF 4" AT WALKS, CORRIDORS, AISLES AND PASSAGEWAYS. D.OBJECTS WITH LEADING EDGES MOUNTED AT OR BELOW 27" ABOVE THE WALKWAY SURFACE MAY PROTRUDE ANY AMOUNT INTO THE WALK SO LONG AS MINIMUM PASSAGE WIDTHS ARE MAINTAINED. PROVIDE A MINIMUM 6" TALL WARNING CURB WHERE THERE ARE ABRUPT CHANGES IN LEVEL EXCEEDING 4" IN VERTICAL DISTANCE, EXCEPT BETWEEN A WALK OR SIDEWALK AND AN ADJACENT STREET OR DRIVEWAY. F.PROVIDE ROUNDED OR EASED EDGES OF A MINIMUM RADIUS OF 1/8" AT FREE-STANDING SIGNS MOUNTED ON POSTS WHERE THE BOTTOM EDGE OF THE SIGN IS LESS THAN 80" ABOVE THE WALKWAY SURFACE, AND WHERE THE SIGN PROTRUDES FROM ITS MOUNTING POST PER SECTION 11B-307.3.1. FINISHED FLOOR TENANT DOOR48" MAXUSPS ACCESS DOOR36" MIN & 48" MAXPARACEL DOOR15" MINCLCLCLCLTENANT DOOR28" MINHEADROOM CLEARANCE OVERHANGING OBSTRUCTION IN GARAGE OCCUPANCIES OVERHANGING OBSTRUCTION IN NON-GARAGE OCCUPANCIES 7' - 6" MIN. 7' - 0" MIN.6' - 8" MIN.AT LAVATORY AT COUNTER TOE SPACE FOR FOR LAVATORIESKNEE SPACE LAVATORIES KNEE & TOE SPACE FOR LAVATORIES NOTE: A.PROVIDE FAUCET CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 LBS. OF FORCE. SELF-CLOSING VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR AT LEAST 10 SECONDS. SHROUD KNEE GUARD OR INSULATED HOT WATER AND DRAIN PIPING MIN. 2' - 6"25" MAX 17" MINMIN2' - 6"25" MAX 8" MIN 9" MIN11" MIN 8" MIN 6" MAX 11" MIN 25" MAX 17" MIN34" MAX9" MIN29" MIN.27" MIN.3"29 " MIN27" MIN34" MAX9" MINMAX 6" MIN 8" 25" MAX 17" MIN27" MIN29" MINRAMP HANDRAIL STAIR HANDRAIL NOTE: A.EXTENSION SHALL RETURN TO A WALL, GUARD, OR THE LANDING SURFACE, OR SHALL BE CONTINUOUS TO THE HANDRAIL OF AN ADJACENT RAMP RUN OR STAIR FLIGHT. B.RAMP HANDRAIL SHOWN INDICATES THE USE OF A WHEEL RAIL OR BARRIER INSTEAD OF A CURB. EDGE PROTECTION SHALL COMPLY WITH SECTIONS 1012.10, 1012.10.1 AND 11B-303.5. ADD 3”FOR PIPE RETURN AND PIPE RADIUS, TYPICAL ADD 3”FOR PIPE RETURN AND PIPE RADIUS, TYPICAL 27" MAX12" MIN. MIN 12" + T T 27" MAX34" TO 38"27" MAX12" MIN.27" MAX34" TO 38"12" MIN REF: 2016 CBC 11B-505 A. HANDRAIL SECTIONC. HANDRAIL ELEVATION 11A - B. HANDRAIL PLAND. HANDRAIL ALTERNATE SECTIONS PROFILES 2'-10" MIN. -3'-2" MAX.ABOVE STAIRNOSING OR RAMP12" MIN OR12" +T MINNOTE: A.HANDRAILS SHALL NOT ROTATE WITHIN THEIR FITTINGS. 4”MIN-4.8”MAX PERIMETER FOR NON-CIRCULAR CROSS SECTIONS CONTRACTOR TO COORDINATE HANDRAIL ATTACHMENT INTO CONCRETE, CMU, METAL FRAMED WALLS. PROVIDE BLOCKING/ BACKING PRIOR TO ENCLOSING WALL ASSEMBLY. GRIPPABLE AND UNINTERRUPTED METAL HANDRAIL METAL BACKING TO MATCH STUD GAUGE, 16 GAUGE MINIMUM OR 2X12 SOLID BLOCKING @ WOOD FRAMED AS REQ'D TO SUPPORT LOADS ON HANDRAIL PER CODE MINIMUM WALL ASSEMBLY, SEE PLAN FOR TYPE METAL BRACKET 3" MINNOMINAL DIAMETER 1 1/4" MIN - 1 1/2" MAX 3" MAX 1 1/2"MAX2" MAX 2" MAX. 1' - 0" MAX. 1' - 0"27" - 80" 2' - 3" MAXX > 12"6' - 8" MIN.4" MAX. X > 80"27" MAXX > 27"XZ80"X > 12" CORRIDOR OR OTHER CIRCULATION SPACE POINT PASSAGECONTINUOUSPASSAGE ATOCCUPANCYOF 10 ORMORE36" MIN ATOCCUPANCY9 OR LESSEXAMPLE OF PROTECTION AROUND WALL-MOUNTED OBJECTS AND MEASUREMENTS OF CLEAR WIDTHS NOTE: A.WALKING SURFACES SHALL PROVIDE CLEARANCES COMPLYING WITH SECTION 11B-403.5. B.EXCEPT AS PROVIDED IN SECTIONS 11B-403.5.2 AND 11B403.5.3, THE CLEAR WIDTH OF WALKING SURFACES SHALL BE 36”MINIMUM. EXCEPTIONS: 1. THE CLEAR WIDTH SHALL BE PERMITTED TO BE REDUCED TO 32”MINIMUM FOR A LENGTH OF 24”MAXIMUM PROVIDED THAT REDUCED WIDTH SEGMENTS ARE SEPARATED BY SEGMENTS THAT ARE 48”LONG MINIMUM AND 36 WIDE MINIMUM. 2. THE CLEAR WIDTH FOR WALKING SURFACES IN CORRIDORS SERVING AN OCCUPANT LOAD OF 10 OR MORE SHALL BE 44”MINIMUM. 3. THE CLEAR WIDTH FOR SIDEWALKS AND WALKS SHALL BE 48”MINIMUM. WHEN, BECAUSE OF RIGHT-OF-WAY RESTRICTIONS, NATURAL BARRIERS OR OTHER EXISTING CONDITIONS, THE ENFORCING AGENCY DETERMINES THAT COMPLIANCE WITH THE 48” CLEAR SIDEWALK WIDTH WOULD CREATE AN UNREASONABLE HARDSHIP, THE CLEAR WIDTH MAY BE REDUCED TO 36”. 4. THE CLEAR WIDTH FOR AISLES SHALL BE 36”MINIMUM IF SERVING ELEMENTS ON ONLY ONE SIDE AND 44”MINIMUM IF SERVING ELEMENTS ON BOTH SIDES. 5. THE CLEAR WIDTH FOR ACCESSIBLE ROUTES TO ACCESSIBLE TOILET COMPARTMENTS SHALL BE 44”EXCEPT FOR DOOR-OPENING WIDTHS AND DOOR SWINGS. ADDITIONAL PROTECTION NOT REQUIRED BETWEEN WING WALLS WING WALLS DOWN TO FLOOR 24" MAX 48" MIN 24" MAX ANY DIM 44" CLEAR4" MAX32" MINEQ EQ MAX.3' - 0"108" MIN. 8'-0" MIN. VAN AISLE 5'-0" MIN.108" MIN.CLCLREF: 2016 CBC 1109A.8.5, 1109A.8.6 18' - 0" MIN.NOTES: A. ACCESSIBLE PARKING SPACE AND ACCESS AISLE SHALL NOT EXCEED 1/4”PER FOOT SLOPE IN ANY DIRECTION PER SECTION 11B-502.4. B. VAN PARKING SPACES SHALL BE 108”WIDE MINIMUM WHERE THE ACCESS AISLE IS 96”WIDE MINIMUM PER SECTION 11B-502.2, EXCEPTION. C. WHERE PARKING SPACES ARE MARKED WITH LINES, WIDTH MEASUREMENTS OF PARKING SPACES AND ACCESS AISLES SHALL BE MADE FROM THE CENTERLINE OF THE MARKINGS. EXCEPTION: WHERE PARKING SPACES OR ACCESS AISLES ARE NOT ADJACENT TO ANOTHER PARKING SPACE OR ACCESS AISLE, MEASUREMENTS SHALL BE PERMITTED TO INCLUDE THE FULL WIDTH OF THE LINE DEFINING THE PARKING SPACE OR ACCESS AISLE. CLEAR PEDESTRIAN ROUTE IDENTIFICATION SIGNAGE WHEEL STOP PARKING SPACE STRIPE, 4" OUTLINE PAINTED BLUE TYP. LOADING/UNLOADING ACCESS AISLE, 4" BORDER PAINTED BLUE DIAGONAL 4”STRIPES AT 36" O.C. MAX PAINTED BLUE OR WHITE, COLOR CONTRASTING WITH THAT OF THE AISLE SURFACE 12”HIGH PAINTED WHITE LETTERS DESIGNATED “VAN ACCESSIBLE” CENTERLINE OF THE INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL BE A MAXIMUM OF 6” FROM THE CENTER LINE OF THE PARKING SPACE 12" HIGH PAINTED WHITE LETTERS 5’-0”MIN AT ACCESSIBLE PARKING STALL. 8’-0”MIN AT VAN ACCESSIBLE PARKING STALL (PASSENGER SIDE) CLCL CL CL 2' - 6"CL 9" MIN.MIN. 4' - 0"VAN ACCESSIBLE TYP. All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.15 SEPTEMBER 8, 2022 ACCESSIBILITY COMPLIANCE DETAILS 11B BURLINGAME, CA1855-1881 N ROLLINS ROAD 1/4" = 1'-0" 1MOUNTING HEIGHTS FOR RESTROOM ACCESSORIES (CBC) 11B) UPDATED 10.30.181/4" = 1'-0" 2(CBC 11B) ACCESSIBLE OUTLETS & CONTROLS UPDATED 04.14.20 1/4" = 1'-0" 3ACCESSIBLE SHOWER ACCESSORIES (CBC 11B) 1/4" = 1'-0" 4HAZARDS AT WALKWAYS (CBC 11B) 1/2" = 1'-0" 7MAIL BOXES MOUNTING HEIGHT REQUIREMENTS 1/2" = 1'-0" 8HEADROOM AND OVERHANGING OBSTRUCTION (CBC 11A) 1/4" = 1'-0" 9ACCESSIBLE LAVATORY KNEE AND TOE SPACE (CBC 11B) 1/2" = 1'-0" 10HANDRAILS AND EXTENSIONS (CBC 11B) 3" = 1'-0" 11METAL HANDRAIL DETAIL (CBC 11B) 1/4" = 1'-0" 13PROTRUDING OBJECTS & HEADROOM CLEARANCES (CBC 11B) 1/4" = 1'-0" 12PROJECTION OBJECTS (CBC 11B) UPDATED 10.30.18 1/4" = 1'-0" 5A0.25_ ACCESSIBLE PARKING STALLS (CBC 11B) UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆UPUP UP UP UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆FC-1 FC-2 FC-11 FC-3A FC-10 FC-8 FC-7 FC-4 FC-6 FC-9 PARKING FC-5 ROLLINS ROADB R O D E R I C K R O A D104' - 8"1 2 1 ' - 2 " 1 3 7 ' - 9 "109' - 1"FC-1 FC-2 FC-11 FC-10 FC-8 FC-7 FC-4 FC-6 FC-9 PARKING FC-5 FC-3A TRUE All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.16 SEPTEMBER 8, 2022 ALLOWABLE AREAS BURLINGAME, CA1855-1881 N ROLLINS ROAD 1" = 60'-0" 1FLOOR 1 1" = 60'-0" 2FLOOR 2 UPUP UPUP UPUP DNUP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆UPUP UPUP UPUP UPDN ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆UP UP UP DN ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆UPUP UPUP UPUP DNUP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆FC-1 FC-2 FC-11 FC-3B FC-10 FC-8 FC-7 FC-4 FC-6 FC-9 PARKING FC-5 FC-1 FC-2 FC-11 FC-3B FC-10 FC-8 FC-7 FC-4 FC-6 FC-9 PARKING FC-5 PARKING FC-1 FC-2 FC-11 FC-3B FC-10 FC-8 FC-7 FC-4 FC-6 FC-9 PARKING FC-5 TRUE All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.17 SEPTEMBER 8, 2022 ALLOWABLE AREAS BURLINGAME, CA1855-1881 N ROLLINS ROAD 1" = 60'-0" 1FLOOR 4 1" = 60'-0" 2FLOOR 5 1" = 60'-0" 3ROOF 1" = 60'-0" 4FLOOR 3 UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆STOP+T P 9 .2 +FFE 11.16+T P 8 .9 +TP 9.64.5% >+F F E 1 1 .1 6 +F F E 1 1 .1 6 +TP 8.8 +F F E 1 1 .1 6 +T P 9 .6 +FFE 11.16 +TC 10.50 PLANTERBANQUET BENCHBAR SEATI NGTV WALLCATERI NG COUNTERNANA WALLOCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 83 16,587 SF R-2 RESIDENTIAL -EXITING AREA B1 200 PRIMARY USE 2 3 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 110 32,785 SF S-2 RESIDENTIAL PARKING 300 PRIMARY USE 2 3 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 146 29,146 SF R-2 RESIDENTIAL -EXITING AREA A1 200 PRIMARY USE 2 5 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED NET 58 862 SF R-2 ACCESSORY LOBBY 15 PRIMARY USE 2 2 37 37 1/3 [OD] = 94' - 8" [OD] 284' - 1"[DBE] 137' - 0"H.E98H.E30 H.E34 H.E30 H.E 98H.E16 H .E 98H .E 85H.E 37H.E98 30 98858 5 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 30 5,997 SF R-2 RESIDENTIAL -EXITING AREA B2 200 PRIMARY USE 1 1 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 86 17,146 SF R-2 RESIDENTIAL -EXITING AREA B3 200 PRIMARY USE 2 4 85241 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 13 1,269 SF R-2 ACCESSORY LEASING 100 PRIMARY USE 1 1 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 3 535 SF R-2 ACCESSORY MAIL ROOM 200 PRIMARY USE 1 1 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 35 1,720 SF R-2 ACCESSORY FITNESS 50 PRIMARY USE 1 1 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 2 259 SF R-2 ACCESSORY PACKAGE 200 PRIMARY USE 1 1 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED NET 194 2,898 SF R-2 ACCESSORY COURTYARD C 15 2 2 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED NET 457 6,842 SF R-2 ACCESSORY COURTYARD A 15 2 3 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED NET 21 308 SF R-2 ACCESSORY LOGGIA B 15 1 1 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED NET 69 1,029 SF R-2 ACCESSORY COURTYARD B 15 2 2 ROLLINS ROADB R O D E R I C K R O A D 9 797 9 79733333333153153153153153153250186 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 12 1,762 SF R-2 ACCESSORY COWORK 150 PRIMARY USE 1 1 353512124141OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 124 1,860 SF R-2 ACCESSORY CLUB ROOM 15 PRIMARY USE 2 2 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 82 1,221 SF R-2 ACCESSORY VIEWING LOUNG 15 PRIMARY USE 1 16262 626233332929 131341412 4 133221/3 [OD] = 78' - 6" [OD] 235' - 5" [D B E ] 2 1 0 ' - 1 1 " EXIT ACCESS TRAVEL DISTANCE = 266'-6" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 400'-0" COMMON PATH OF EGRESS TRAVEL = 35'-6" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 100'-0" EXIT ACCESS TRAVEL DISTANCE = 151'-9" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 54'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0" EXIT ACCESS TRAVEL DISTANCE = 209'-0" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 70'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0" 1 / 3 [OD] = 6 8 ' - 0 " [OD] 2 0 3 ' - 1 0 "HO RIZO NTAL EXITHORIZONTAL EXIT HORI ZONTAL EXI THORIZONTAL EXITH O R I Z O N T A L E X I T HORIZONTAL EXIT HORIZONTAL EXIT HORIZONTAL EXIT111/3 [OD] = 133' - 11"[OD] 398' - 8"A. SEPARATION DISTANCE BETWEEN AT LEAST TWO EXITS SHALL BE 1/3 OF THE MAXIMUM DIAGONAL DIMENSION OF BUILDING. SEE DIAGRAMS FOR EXIT SEPARATION DISTANCE DIMENSIONS. B. MAXIMUM COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) SPRINKLERED S = 100' SPRINKLERED B = 100' SPRINKLERED R-2 = 125' SPRINKLERED M = 75' SPRINKLERED A = 75' C. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) SPRINKLERED S = 400' SPRINKLERED B = 300' SPRINKLERED R-2 = 250' SPRINKLERED M = 250' SPRINKLERED A = 250' D. EVERY ROOM OR SPACE THAT IS AN ASSEMBLY WITH AN OCCUPANCY LOAD OF 50 OR MORE SHALL HAVE SIGNAGE POSTED IN A CONSPICUOUS PLACE WITH THE ALLOWABLE OCCUPANT LOAD NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY. FINAL POSTED SIGN LOCATION(S) AND TYPE SHALL BE APPROVED BY THE FIRE AND BUILDING INSPECTORS PRIOR TO FINAL BUILDING OCCUPANCY CERTIFICATION PER CBC 1004.3. E. CLASS I STANDPIPE HOSE CONNECTION SHALL BE PROVIDED ON EACH SIDE OF THE WALL ADJACENT TO THE EXIT OPENING OF A HORIZONTAL EXIT, EXCEPT WHERE FLOOR AREAS ADJACENT TO A HORIZONTAL EXIT ARE REACHABLE FROM EXIT STAIRWAY HOSE CONNECTIONS BY A NOZZLE ATTACHED TO 100 FEET OF HOSE AS MEASURED ALONG THE PATH OF TRAVEL, A STANDPIPE SHALL NOT BE REQUIRED AT THE HORIZONTAL EXIT. F. DOOR OPENING WIDTHS NOTED IN TABLES ARE BASED ON THE NET CLEAR DOOR OPENING WIDTH FROM FACE OF DOOR TO DOOR STOP. G. A TYPICAL DOOR OPENING IS 3'-0", U.O.N., WITH A NET CLEAR OPENING OF 33 1/2", WHICH HAS AN OCCUPANT LOAD CAPACITY OF 167 OCCUPANTS. H. IF AN EMERGENCY WARNING SYSTEM IS REQUIRED, IT SHALL ACTIVATE A MEANS OF WARNING FOR THE HEARING IMPAIRED. EMERGENCY WARNING SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 72 AS AMENDED IN CHAPTER 35. A STROBE SHALL ACT AS A MEANS OF WARNING FOR THE HEARING IMPAIRED. THE SYSTEM SHALL BE ABLE TO EXPAND SO THAT ALL UNITS CAN BE ADAPTED TO HAVE A STROBE WITHIN THEM. GENERAL NOTES LEGEND EXIT OCCUPANT LOAD EXIT CUMULATIVE OCCUPANT LOAD EXIT DISCHARGE OR OCCUPANT LOAD MOST REMOTE LOCATION ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 MAXIMUM OVERALL DIAGONAL [OD] & CALCULATION OF [OD] DISTANCE BETWEEN EXITS PER CBC SECTION 1007.1.1 [DBE] =SEPARATION DISTANCE BETWEEN EXITS [DBE] POINT WHERE SEPARATE PATHS OF EGRESS OCCUR CBC 1006.2.1 39 3939 H.E39 39 EXIT OCCUPANT LOAD @ HORIZONTAL EXIT EXTENT OF TRAVEL DISTANCE ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 EXTENT OF TRAVEL DISTANCE ALONG EXIT ACCESS TRAVEL DISTANCE CBC 1017.2 1/3 [OD] = [OD] = 3-HR RATED FIRE WALL TRUE0'0'30'60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.18 SEPTEMBER 8, 2022 EGRESS FLOOR 1 BURLINGAME, CA1855-1881 N ROLLINS ROAD UPUP UP UP UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 247 49,283 SF R-2 RESIDENTIAL -EXITING AREA B 200 PRIMARY USE 2 6 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 110 32,785 SF S-2 RESIDENTIAL PARKING 300 PRIMARY USE 2 3 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 177 35,372 SF R-2 RESIDENTIAL -EXITING AREA A 200 PRIMARY USE 2 6 37 37 1/3 [OD] = 94' - 8" [OD] 284' - 1"H.E34H.E38 H.E34 H.E38 H.E 34H.E38 H .E 34H .E 38H.E 37H.E34 38 34381/3 [OD] = 186' - 7" [OD] 559' - 7" EXIT ACCESS TRAVEL DISTANCE = 266'-6" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 400'-0" COMMON PATH OF EGRESS TRAVEL = 35'-6" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 100'-0" EXIT ACCESS TRAVEL DISTANCE = 151'-9" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 54'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0" EXIT ACCESS TRAVEL DISTANCE = 158'-0" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 70'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0"HO RIZO NTAL EXITHORIZONTAL EXIT HORIZONTAL EXITHORI ZONTAL EXI TH O R I Z O N T A L E X I T HORIZONTAL EXIT HORIZONTAL EXIT HORIZONTAL EXIT1/3 [OD] = 133' - 11"[OD] 398' - 8"A. SEPARATION DISTANCE BETWEEN AT LEAST TWO EXITS SHALL BE 1/3 OF THE MAXIMUM DIAGONAL DIMENSION OF BUILDING. SEE DIAGRAMS FOR EXIT SEPARATION DISTANCE DIMENSIONS. B. MAXIMUM COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) SPRINKLERED S = 100' SPRINKLERED B = 100' SPRINKLERED R-2 = 125' SPRINKLERED M = 75' SPRINKLERED A = 75' C. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) SPRINKLERED S = 400' SPRINKLERED B = 300' SPRINKLERED R-2 = 250' SPRINKLERED M = 250' SPRINKLERED A = 250' D. EVERY ROOM OR SPACE THAT IS AN ASSEMBLY WITH AN OCCUPANCY LOAD OF 50 OR MORE SHALL HAVE SIGNAGE POSTED IN A CONSPICUOUS PLACE WITH THE ALLOWABLE OCCUPANT LOAD NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY. FINAL POSTED SIGN LOCATION(S) AND TYPE SHALL BE APPROVED BY THE FIRE AND BUILDING INSPECTORS PRIOR TO FINAL BUILDING OCCUPANCY CERTIFICATION PER CBC 1004.3. E. CLASS I STANDPIPE HOSE CONNECTION SHALL BE PROVIDED ON EACH SIDE OF THE WALL ADJACENT TO THE EXIT OPENING OF A HORIZONTAL EXIT, EXCEPT WHERE FLOOR AREAS ADJACENT TO A HORIZONTAL EXIT ARE REACHABLE FROM EXIT STAIRWAY HOSE CONNECTIONS BY A NOZZLE ATTACHED TO 100 FEET OF HOSE AS MEASURED ALONG THE PATH OF TRAVEL, A STANDPIPE SHALL NOT BE REQUIRED AT THE HORIZONTAL EXIT. F. DOOR OPENING WIDTHS NOTED IN TABLES ARE BASED ON THE NET CLEAR DOOR OPENING WIDTH FROM FACE OF DOOR TO DOOR STOP. G. A TYPICAL DOOR OPENING IS 3'-0", U.O.N., WITH A NET CLEAR OPENING OF 33 1/2", WHICH HAS AN OCCUPANT LOAD CAPACITY OF 167 OCCUPANTS. H. IF AN EMERGENCY WARNING SYSTEM IS REQUIRED, IT SHALL ACTIVATE A MEANS OF WARNING FOR THE HEARING IMPAIRED. EMERGENCY WARNING SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 72 AS AMENDED IN CHAPTER 35. A STROBE SHALL ACT AS A MEANS OF WARNING FOR THE HEARING IMPAIRED. THE SYSTEM SHALL BE ABLE TO EXPAND SO THAT ALL UNITS CAN BE ADAPTED TO HAVE A STROBE WITHIN THEM. GENERAL NOTES LEGEND EXIT OCCUPANT LOAD EXIT CUMULATIVE OCCUPANT LOAD EXIT DISCHARGE OR OCCUPANT LOAD MOST REMOTE LOCATION ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 MAXIMUM OVERALL DIAGONAL [OD] & CALCULATION OF [OD] DISTANCE BETWEEN EXITS PER CBC SECTION 1007.1.1 [DBE] =SEPARATION DISTANCE BETWEEN EXITS [DBE] POINT WHERE SEPARATE PATHS OF EGRESS OCCUR CBC 1006.2.1 39 3939 H.E39 39 EXIT OCCUPANT LOAD @ HORIZONTAL EXIT EXTENT OF TRAVEL DISTANCE ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 EXTENT OF TRAVEL DISTANCE ALONG EXIT ACCESS TRAVEL DISTANCE CBC 1017.2 1/3 [OD] = [OD] = 3-HR RATED FIRE WALL TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.19 SEPTEMBER 8, 2022 EGRESS FLOOR 2 BURLINGAME, CA1855-1881 N ROLLINS ROAD UPUP UPUP UPUP DN UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 279 55,669 SF R-2 RESIDENTIAL -EXITING AREA B 200 PRIMARY USE 2 6 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 110 32,785 SF S-2 RESIDENTIAL PARKING 300 PRIMARY USE 2 3 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 179 35,669 SF R-2 RESIDENTIAL -EXITING AREA A 200 PRIMARY USE 2 6 37 37 1/3 [OD] = 94' - 8" [OD] 284' - 1"H.E34H.E44 H.E34 H.E44 H.E 34H.E44 H .E 34H .E 44H.E 37H.E34 44 34441/3 [OD] = 186' - 7" [OD] 559' - 7" EXIT ACCESS TRAVEL DISTANCE = 266'-6" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 400'-0" COMMON PATH OF EGRESS TRAVEL = 35'-6" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 100'-0" EXIT ACCESS TRAVEL DISTANCE = 151'-9" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 54'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0" EXIT ACCESS TRAVEL DISTANCE = 158'-0" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 70'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0"HORIZONTAL EXITHORI ZONTAL EXI THO RIZONTAL EXIT HORIZO NTAL EXIT HORIZONTAL EXIT HORIZONTAL EXIT1/3 [OD] = 133' - 11"[OD] 398' - 8"HO RIZO NTAL EXITHORIZONTAL EXIT A. SEPARATION DISTANCE BETWEEN AT LEAST TWO EXITS SHALL BE 1/3 OF THE MAXIMUM DIAGONAL DIMENSION OF BUILDING. SEE DIAGRAMS FOR EXIT SEPARATION DISTANCE DIMENSIONS. B. MAXIMUM COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) SPRINKLERED S = 100' SPRINKLERED B = 100' SPRINKLERED R-2 = 125' SPRINKLERED M = 75' SPRINKLERED A = 75' C. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) SPRINKLERED S = 400' SPRINKLERED B = 300' SPRINKLERED R-2 = 250' SPRINKLERED M = 250' SPRINKLERED A = 250' D. EVERY ROOM OR SPACE THAT IS AN ASSEMBLY WITH AN OCCUPANCY LOAD OF 50 OR MORE SHALL HAVE SIGNAGE POSTED IN A CONSPICUOUS PLACE WITH THE ALLOWABLE OCCUPANT LOAD NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY. FINAL POSTED SIGN LOCATION(S) AND TYPE SHALL BE APPROVED BY THE FIRE AND BUILDING INSPECTORS PRIOR TO FINAL BUILDING OCCUPANCY CERTIFICATION PER CBC 1004.3. E. CLASS I STANDPIPE HOSE CONNECTION SHALL BE PROVIDED ON EACH SIDE OF THE WALL ADJACENT TO THE EXIT OPENING OF A HORIZONTAL EXIT, EXCEPT WHERE FLOOR AREAS ADJACENT TO A HORIZONTAL EXIT ARE REACHABLE FROM EXIT STAIRWAY HOSE CONNECTIONS BY A NOZZLE ATTACHED TO 100 FEET OF HOSE AS MEASURED ALONG THE PATH OF TRAVEL, A STANDPIPE SHALL NOT BE REQUIRED AT THE HORIZONTAL EXIT. F. DOOR OPENING WIDTHS NOTED IN TABLES ARE BASED ON THE NET CLEAR DOOR OPENING WIDTH FROM FACE OF DOOR TO DOOR STOP. G. A TYPICAL DOOR OPENING IS 3'-0", U.O.N., WITH A NET CLEAR OPENING OF 33 1/2", WHICH HAS AN OCCUPANT LOAD CAPACITY OF 167 OCCUPANTS. H. IF AN EMERGENCY WARNING SYSTEM IS REQUIRED, IT SHALL ACTIVATE A MEANS OF WARNING FOR THE HEARING IMPAIRED. EMERGENCY WARNING SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 72 AS AMENDED IN CHAPTER 35. A STROBE SHALL ACT AS A MEANS OF WARNING FOR THE HEARING IMPAIRED. THE SYSTEM SHALL BE ABLE TO EXPAND SO THAT ALL UNITS CAN BE ADAPTED TO HAVE A STROBE WITHIN THEM. GENERAL NOTES LEGEND EXIT OCCUPANT LOAD EXIT CUMULATIVE OCCUPANT LOAD EXIT DISCHARGE OR OCCUPANT LOAD MOST REMOTE LOCATION ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 MAXIMUM OVERALL DIAGONAL [OD] & CALCULATION OF [OD] DISTANCE BETWEEN EXITS PER CBC SECTION 1007.1.1 [DBE] =SEPARATION DISTANCE BETWEEN EXITS [DBE] POINT WHERE SEPARATE PATHS OF EGRESS OCCUR CBC 1006.2.1 39 3939 H.E39 39 EXIT OCCUPANT LOAD @ HORIZONTAL EXIT EXTENT OF TRAVEL DISTANCE ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 EXTENT OF TRAVEL DISTANCE ALONG EXIT ACCESS TRAVEL DISTANCE CBC 1017.2 1/3 [OD] = [OD] = 3-HR RATED FIRE WALL TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.20 SEPTEMBER 8, 2022 EGRESS FLOOR 3 BURLINGAME, CA1855-1881 N ROLLINS ROAD UPUP UPUP UPUP DN UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 281 56,095 SF R-2 RESIDENTIAL -EXITING AREA B 200 PRIMARY USE 2 6 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 111 33,190 SF S-2 RESIDENTIAL PARKING 300 PRIMARY USE 2 3 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 180 35,885 SF R-2 RESIDENTIAL -EXITING AREA A 200 PRIMARY USE 2 6 37 37 1/3 [OD] = 94' - 8" [OD] 284' - 1"H.E34H.E44 H.E34 H.E44 H.E 34H.E44 H .E 34H .E 44H.E 37H.E34 44 34441/3 [OD] = 186' - 7" [OD] 559' - 7" EXIT ACCESS TRAVEL DISTANCE = 266'-6" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 400'-0" COMMON PATH OF EGRESS TRAVEL = 35'-6" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 100'-0" EXIT ACCESS TRAVEL DISTANCE = 151'-9" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 54'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0" EXIT ACCESS TRAVEL DISTANCE = 158'-0" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 70'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0"HORI ZONTAL EXI THORIZONTAL EXITH O R I Z O N T A L E X I T HORIZO NTAL EXIT HORIZONTAL EXIT HORIZONTAL EXIT1/3 [OD] = 133' - 11"[OD] 398' - 8"HO RIZO NTAL EXITHORIZONTAL EXIT A. SEPARATION DISTANCE BETWEEN AT LEAST TWO EXITS SHALL BE 1/3 OF THE MAXIMUM DIAGONAL DIMENSION OF BUILDING. SEE DIAGRAMS FOR EXIT SEPARATION DISTANCE DIMENSIONS. B. MAXIMUM COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) SPRINKLERED S = 100' SPRINKLERED B = 100' SPRINKLERED R-2 = 125' SPRINKLERED M = 75' SPRINKLERED A = 75' C. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) SPRINKLERED S = 400' SPRINKLERED B = 300' SPRINKLERED R-2 = 250' SPRINKLERED M = 250' SPRINKLERED A = 250' D. EVERY ROOM OR SPACE THAT IS AN ASSEMBLY WITH AN OCCUPANCY LOAD OF 50 OR MORE SHALL HAVE SIGNAGE POSTED IN A CONSPICUOUS PLACE WITH THE ALLOWABLE OCCUPANT LOAD NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY. FINAL POSTED SIGN LOCATION(S) AND TYPE SHALL BE APPROVED BY THE FIRE AND BUILDING INSPECTORS PRIOR TO FINAL BUILDING OCCUPANCY CERTIFICATION PER CBC 1004.3. E. CLASS I STANDPIPE HOSE CONNECTION SHALL BE PROVIDED ON EACH SIDE OF THE WALL ADJACENT TO THE EXIT OPENING OF A HORIZONTAL EXIT, EXCEPT WHERE FLOOR AREAS ADJACENT TO A HORIZONTAL EXIT ARE REACHABLE FROM EXIT STAIRWAY HOSE CONNECTIONS BY A NOZZLE ATTACHED TO 100 FEET OF HOSE AS MEASURED ALONG THE PATH OF TRAVEL, A STANDPIPE SHALL NOT BE REQUIRED AT THE HORIZONTAL EXIT. F. DOOR OPENING WIDTHS NOTED IN TABLES ARE BASED ON THE NET CLEAR DOOR OPENING WIDTH FROM FACE OF DOOR TO DOOR STOP. G. A TYPICAL DOOR OPENING IS 3'-0", U.O.N., WITH A NET CLEAR OPENING OF 33 1/2", WHICH HAS AN OCCUPANT LOAD CAPACITY OF 167 OCCUPANTS. H. IF AN EMERGENCY WARNING SYSTEM IS REQUIRED, IT SHALL ACTIVATE A MEANS OF WARNING FOR THE HEARING IMPAIRED. EMERGENCY WARNING SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 72 AS AMENDED IN CHAPTER 35. A STROBE SHALL ACT AS A MEANS OF WARNING FOR THE HEARING IMPAIRED. THE SYSTEM SHALL BE ABLE TO EXPAND SO THAT ALL UNITS CAN BE ADAPTED TO HAVE A STROBE WITHIN THEM. GENERAL NOTES LEGEND EXIT OCCUPANT LOAD EXIT CUMULATIVE OCCUPANT LOAD EXIT DISCHARGE OR OCCUPANT LOAD MOST REMOTE LOCATION ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 MAXIMUM OVERALL DIAGONAL [OD] & CALCULATION OF [OD] DISTANCE BETWEEN EXITS PER CBC SECTION 1007.1.1 [DBE] =SEPARATION DISTANCE BETWEEN EXITS [DBE] POINT WHERE SEPARATE PATHS OF EGRESS OCCUR CBC 1006.2.1 39 3939 H.E39 39 EXIT OCCUPANT LOAD @ HORIZONTAL EXIT EXTENT OF TRAVEL DISTANCE ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 EXTENT OF TRAVEL DISTANCE ALONG EXIT ACCESS TRAVEL DISTANCE CBC 1017.2 1/3 [OD] = [OD] = 3-HR RATED FIRE WALL TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.21 SEPTEMBER 8, 2022 EGRESS FLOOR 4 BURLINGAME, CA1855-1881 N ROLLINS ROAD UPUP UPUP UPUP UP DN ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 281 56,056 SF R-2 RESIDENTIAL -EXITING AREA B 200 PRIMARY USE 2 6 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 110 32,785 SF S-2 RESIDENTIAL PARKING 300 PRIMARY USE 2 2 OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 178 35,529 SF R-2 RESIDENTIAL -EXITING AREA A 200 PRIMARY USE 2 6 H.E34H.E44 H.E34 H.E44 H.E 34H.E44 H .E 34H .E 44H.E 37H.E3437 37 1/3 [OD] = 94' - 8" [OD] 284' - 1" 44 34441/3 [OD] = 186' - 7" [OD] 559' - 7" EXIT ACCESS TRAVEL DISTANCE = 266'-6" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 400'-0" COMMON PATH OF EGRESS TRAVEL = 35'-6" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 100'-0" EXIT ACCESS TRAVEL DISTANCE = 151'-9" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 54'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0" EXIT ACCESS TRAVEL DISTANCE = 158'-0" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 250'-0" COMMON PATH OF EGRESS TRAVEL = 70'-0" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 125'-0"HORIZONTAL EXITHORIZONTAL EXITH O R IZ O N T A L E X IT HORIZO NTAL EXIT HORIZONTAL EXIT HORIZONTAL EXIT1/3 [OD] = 133' - 11"[OD] 398' - 8"HO RIZO NTAL EXITHORIZONTAL EXIT A. SEPARATION DISTANCE BETWEEN AT LEAST TWO EXITS SHALL BE 1/3 OF THE MAXIMUM DIAGONAL DIMENSION OF BUILDING. SEE DIAGRAMS FOR EXIT SEPARATION DISTANCE DIMENSIONS. B. MAXIMUM COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) SPRINKLERED S = 100' SPRINKLERED B = 100' SPRINKLERED R-2 = 125' SPRINKLERED M = 75' SPRINKLERED A = 75' C. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) SPRINKLERED S = 400' SPRINKLERED B = 300' SPRINKLERED R-2 = 250' SPRINKLERED M = 250' SPRINKLERED A = 250' D. EVERY ROOM OR SPACE THAT IS AN ASSEMBLY WITH AN OCCUPANCY LOAD OF 50 OR MORE SHALL HAVE SIGNAGE POSTED IN A CONSPICUOUS PLACE WITH THE ALLOWABLE OCCUPANT LOAD NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY. FINAL POSTED SIGN LOCATION(S) AND TYPE SHALL BE APPROVED BY THE FIRE AND BUILDING INSPECTORS PRIOR TO FINAL BUILDING OCCUPANCY CERTIFICATION PER CBC 1004.3. E. CLASS I STANDPIPE HOSE CONNECTION SHALL BE PROVIDED ON EACH SIDE OF THE WALL ADJACENT TO THE EXIT OPENING OF A HORIZONTAL EXIT, EXCEPT WHERE FLOOR AREAS ADJACENT TO A HORIZONTAL EXIT ARE REACHABLE FROM EXIT STAIRWAY HOSE CONNECTIONS BY A NOZZLE ATTACHED TO 100 FEET OF HOSE AS MEASURED ALONG THE PATH OF TRAVEL, A STANDPIPE SHALL NOT BE REQUIRED AT THE HORIZONTAL EXIT. F. DOOR OPENING WIDTHS NOTED IN TABLES ARE BASED ON THE NET CLEAR DOOR OPENING WIDTH FROM FACE OF DOOR TO DOOR STOP. G. A TYPICAL DOOR OPENING IS 3'-0", U.O.N., WITH A NET CLEAR OPENING OF 33 1/2", WHICH HAS AN OCCUPANT LOAD CAPACITY OF 167 OCCUPANTS. H. IF AN EMERGENCY WARNING SYSTEM IS REQUIRED, IT SHALL ACTIVATE A MEANS OF WARNING FOR THE HEARING IMPAIRED. EMERGENCY WARNING SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 72 AS AMENDED IN CHAPTER 35. A STROBE SHALL ACT AS A MEANS OF WARNING FOR THE HEARING IMPAIRED. THE SYSTEM SHALL BE ABLE TO EXPAND SO THAT ALL UNITS CAN BE ADAPTED TO HAVE A STROBE WITHIN THEM. GENERAL NOTES LEGEND EXIT OCCUPANT LOAD EXIT CUMULATIVE OCCUPANT LOAD EXIT DISCHARGE OR OCCUPANT LOAD MOST REMOTE LOCATION ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 MAXIMUM OVERALL DIAGONAL [OD] & CALCULATION OF [OD] DISTANCE BETWEEN EXITS PER CBC SECTION 1007.1.1 [DBE] =SEPARATION DISTANCE BETWEEN EXITS [DBE] POINT WHERE SEPARATE PATHS OF EGRESS OCCUR CBC 1006.2.1 39 3939 H.E39 39 EXIT OCCUPANT LOAD @ HORIZONTAL EXIT EXTENT OF TRAVEL DISTANCE ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 EXTENT OF TRAVEL DISTANCE ALONG EXIT ACCESS TRAVEL DISTANCE CBC 1017.2 1/3 [OD] = [OD] = 3-HR RATED FIRE WALL TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.22 SEPTEMBER 8, 2022 EGRESS FLOOR 5 BURLINGAME, CA1855-1881 N ROLLINS ROAD UP UP UP DN ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ OCCUPANT LOAD FACTOR OCCUPANT LOAD OCCUPANCY CLASSIFICATION AREA SECTION 302.1 TABLE 1004.5 NUMBER OF EXITS PROVIDED NUMBER OF EXITS REQUIRED GROSS 111 33,190 SF S-2 RESIDENTIAL PARKING 300 PRIMARY USE 2 2 56 56 1/3 [OD] = 94' - 8" [OD] 284' - 1"[DBE] 137' - 0"EXIT ACCESS TRAVEL DISTANCE = 266'-6" MAX. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) = 400'-0" COMMON PATH OF EGRESS TRAVEL = 42'-6" MAX. COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) = 100'-0" A. SEPARATION DISTANCE BETWEEN AT LEAST TWO EXITS SHALL BE 1/3 OF THE MAXIMUM DIAGONAL DIMENSION OF BUILDING. SEE DIAGRAMS FOR EXIT SEPARATION DISTANCE DIMENSIONS. B. MAXIMUM COMMON PATH OF EGRESS TRAVEL (CBC TABLE 1006.2.1) SPRINKLERED S = 100' SPRINKLERED B = 100' SPRINKLERED R-2 = 125' SPRINKLERED M = 75' SPRINKLERED A = 75' C. EXIT ACCESS TRAVEL DISTANCE (CBC TABLE 1017.2) SPRINKLERED S = 400' SPRINKLERED B = 300' SPRINKLERED R-2 = 250' SPRINKLERED M = 250' SPRINKLERED A = 250' D. EVERY ROOM OR SPACE THAT IS AN ASSEMBLY WITH AN OCCUPANCY LOAD OF 50 OR MORE SHALL HAVE SIGNAGE POSTED IN A CONSPICUOUS PLACE WITH THE ALLOWABLE OCCUPANT LOAD NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY. FINAL POSTED SIGN LOCATION(S) AND TYPE SHALL BE APPROVED BY THE FIRE AND BUILDING INSPECTORS PRIOR TO FINAL BUILDING OCCUPANCY CERTIFICATION PER CBC 1004.3. E. CLASS I STANDPIPE HOSE CONNECTION SHALL BE PROVIDED ON EACH SIDE OF THE WALL ADJACENT TO THE EXIT OPENING OF A HORIZONTAL EXIT, EXCEPT WHERE FLOOR AREAS ADJACENT TO A HORIZONTAL EXIT ARE REACHABLE FROM EXIT STAIRWAY HOSE CONNECTIONS BY A NOZZLE ATTACHED TO 100 FEET OF HOSE AS MEASURED ALONG THE PATH OF TRAVEL, A STANDPIPE SHALL NOT BE REQUIRED AT THE HORIZONTAL EXIT. F. DOOR OPENING WIDTHS NOTED IN TABLES ARE BASED ON THE NET CLEAR DOOR OPENING WIDTH FROM FACE OF DOOR TO DOOR STOP. G. A TYPICAL DOOR OPENING IS 3'-0", U.O.N., WITH A NET CLEAR OPENING OF 33 1/2", WHICH HAS AN OCCUPANT LOAD CAPACITY OF 167 OCCUPANTS. H. IF AN EMERGENCY WARNING SYSTEM IS REQUIRED, IT SHALL ACTIVATE A MEANS OF WARNING FOR THE HEARING IMPAIRED. EMERGENCY WARNING SYSTEM SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 72 AS AMENDED IN CHAPTER 35. A STROBE SHALL ACT AS A MEANS OF WARNING FOR THE HEARING IMPAIRED. THE SYSTEM SHALL BE ABLE TO EXPAND SO THAT ALL UNITS CAN BE ADAPTED TO HAVE A STROBE WITHIN THEM. GENERAL NOTES LEGEND EXIT OCCUPANT LOAD EXIT CUMULATIVE OCCUPANT LOAD EXIT DISCHARGE OR OCCUPANT LOAD MOST REMOTE LOCATION ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 MAXIMUM OVERALL DIAGONAL [OD] & CALCULATION OF [OD] DISTANCE BETWEEN EXITS PER CBC SECTION 1007.1.1 [DBE] =SEPARATION DISTANCE BETWEEN EXITS [DBE] POINT WHERE SEPARATE PATHS OF EGRESS OCCUR CBC 1006.2.1 39 3939 H.E39 39 EXIT OCCUPANT LOAD @ HORIZONTAL EXIT EXTENT OF TRAVEL DISTANCE ALONG COMMON PATH OF EGRESS TRAVEL CBC 1006.2.1 EXTENT OF TRAVEL DISTANCE ALONG EXIT ACCESS TRAVEL DISTANCE CBC 1017.2 1/3 [OD] = [OD] = 3-HR RATED FIRE WALL TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.23 SEPTEMBER 8, 2022 EGRESS ROOF BURLINGAME, CA1855-1881 N ROLLINS ROAD UP STOPXFMRXFMRXF MRXFMRP MJPMJSHOWER SHOWERXFMRXFMR A/V A/VPMJSAN 3,138 SF OPEN SPACE C 5,893 SF COURTYARD B 1,656 SF LOGGIA A 11,389 SF COURTYARD A 1,660 SF LOGGIA B 7,039 SF COURTYARD C 2,777 SF OPEN SPACE A 2,072 SF PUBLIC PLAZA B 3,824 SF PUBLIC PLAZA A (50%) 1,003 SF PUBLIC PLAZA C (50%) FITNESS CLUB ROOM VIEWING LOUNGE COWORK MAIL LEASING PARCEL 897 SF OPEN SPACE BSETBACK20' - 0"277' - 11"45' - 0"OPEN SPACE LEGEND COMMON OPEN SPACE PRIVATE OPEN SPACE OPEN SPACE COMPLIANCE REQUIRED: 125 SF / UNIT:52,500 SF PROVIDED: COMMON OPEN SPACE :38,934 SF PRIVATE OPEN SPACE:12,759 SF TOTAL:51,693 SF MIN. 5' X 8' TRUE0'0'30'60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.30 SEPTEMBER 8, 2022 OPEN SPACE DIAGRAM BURLINGAME, CA1855-1881 N ROLLINS ROAD 1" = 30'-0" 1FLOOR 1 - OPEN SPACE OPEN SPACE CALCULATIONS NAME AREA COMMON COURTYARD A 11,389 SF COURTYARD B 5,893 SF COURTYARD C 7,039 SF LOGGIA A 1,656 SF LOGGIA B 1,660 SF OPEN SPACE A 2,777 SF OPEN SPACE B 897 SF OPEN SPACE C 3,138 SF PUBLIC PLAZA A (50%) 1,912 SF PUBLIC PLAZA B 2,072 SF PUBLIC PLAZA C (50%) 501 SF 38,934 SF PRIVATE FLOOR 1 DECKS 1,406 SF FLOOR 2 DECKS 1,972 SF FLOOR 3 DECKS 2,632 SF FLOOR 4 DECKS 3,303 SF FLOOR 5 DECKS 3,446 SF 12,759 SF TOTAL COMMON AND PRIVATE 51,693 SF UPUP UP UP UP UPUP UPUP UPUP DNUP UPUP UPUP UPUP DNUP UPUP UPUP UPUP UPDN OPEN SPACE LEGEND COMMON OPEN SPACE PRIVATE OPEN SPACE OPEN SPACE COMPLIANCE REQUIRED: 125 SF / UNIT:52,500 SF PROVIDED: COMMON OPEN SPACE :38,934 SF PRIVATE OPEN SPACE:12,759 SF TOTAL:51,693 SF MIN. 5' X 8' 1,972 SF PRIVATE OPEN SPACE 2,632 SF PRIVATE OPEN SPACE 3,303 SF PRIVATE OPEN SPACE 3,446 SF PRIVATE OPEN SPACE TRUE All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP0.31 SEPTEMBER 8, 2022 OPEN SPACE DIAGRAM BURLINGAME, CA1855-1881 N ROLLINS ROAD OPEN SPACE CALCULATIONS NAME AREA COMMON COURTYARD A 11,389 SF COURTYARD B 5,893 SF COURTYARD C 7,039 SF LOGGIA A 1,656 SF LOGGIA B 1,660 SF OPEN SPACE A 2,777 SF OPEN SPACE B 897 SF OPEN SPACE C 3,138 SF PUBLIC PLAZA A (50%) 1,912 SF PUBLIC PLAZA B 2,072 SF PUBLIC PLAZA C (50%) 501 SF 38,934 SF PRIVATE FLOOR 1 DECKS 1,406 SF FLOOR 2 DECKS 1,972 SF FLOOR 3 DECKS 2,632 SF FLOOR 4 DECKS 3,303 SF FLOOR 5 DECKS 3,446 SF 12,759 SF TOTAL COMMON AND PRIVATE 51,693 SF FLOOR 3 -OPEN SPACE 1" = 60'-0" FLOOR 2 -OPEN SPACE 1" = 60'-0" FLOOR 5 -OPEN SPACE 1" = 60'-0" FLOOR 4 -OPEN SPACE 1" = 60'-0" 129,153 SF LOT COVERAGE EAVE, TYP. BALCONY PROJECTING LESS THAN 4 FEET, TYP. LOT COVERAGE COMPLIANCE SITE AREA: 217,495 SF REQUIRED: 60% MAXIMUM ALLOWED 130,497 SF PROVIDED: 59.4%129,153 SF TRUE0'0'30'60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP0.35 SEPTEMBER 8, 2022 LOT COVERAGE DIAGRAM BURLINGAME, CA1855-1881 N ROLLINS ROAD 1" = 30'-0" 1LOT COVERAGE PLAN X8' - 6 " 17' - 0 " X8' - 6 " 17' - 0 " X8' - 6 " 17' - 0 " X8' - 6 " 17' - 0 " X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X 8' - 6" 17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X8' - 6"17' - 0" X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆STOP+T P 9 .2 +FFE 11.16+T P 8 .9 +TP 9.64.5% >+F F E 1 1 .1 6 +F F E 1 1 .1 6 +TP 8.8 +F F E 1 1 .1 6 +T P 9 .6 +FFE 11.16 +TC 10.50 A P 3 .1 02 AP3.10 1 A P 3 .1 12 A P 3 .1 1 1 32,018 SF GARAGE 480 SF ELEC ROOM 2 815 SF TRASH ROOM 1,645 SF LOGGIA B 6,158 SF COURTYARD B 1,660 SF LOGGIA A 11,317 SF COURTYARD A 7,486 SF COURTYARD C ROLLINS ROAD12,844 SF LOBBY / AMENITY 3,824 SF PUBLIC PLAZA A 2 AP3.20 ____________ 1 AP3.20 ____________ B R O D E R I C K R O A D 4 AP3.20 ____________ 404 SF MOVE-IN LOBBY 565 SF ELEC ROOM 1 565 SF FIRE / WATER 83 PARKINGS SPACES (8 EV SPACES) (2 ADA SPACES) +0'-0" +0'-0" S E T B A C K15' - 0 " S E T B A C K20' - 0 "SETBACK20' - 0"2,072 SF PUBLIC PLAZA B 536 SF BUILDING MAINTENANCE 259' - 1"47' - 0"179' - 8" 573 SF ELEC ROOM 3 2 5 8 ' - 1 1 "356' - 8"292 SF DOG WASH 127 SF METER ROOM 365 SF STORAGE 334 SF BIKE ROOM (11 BIKES) GARAGE ACCESS GARAGE ACCESS LOADING ZONE1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 5960616263646566676869707172737475 76 77 79 80 81 828'-6" x 17'-0" TYP. S1.0 A1.0 A1.0 A1.0 A7.0 A3.0 A3.0 A7.0 A1.0 B1.0 A1.0 A9.0 A1.0 B1.0 S1.0 A8.1 S1.0 S1.2 A7.1 B1.0 B1.0 A8.1 B1.0 A1.0 B1.0 B1.0 B1.0 B2.0 A11.0 B1.0 B1.0 B1.0 C1.2 A2.1 A2.1 A2.0 A2.0 A2.0 A2.0 A2.1 A2.1 A2.0 A2.2 A2.0 A2.0 A2.1 A2.0 A12.0 A5.0 A4.0 A4.0 A4.0 A3.0 A7.4 A7.4 A7.2 S2.1 B3.1 A1.0 B1.0 C2.0 B6.0 2,777 SF OPEN SPACE A 3,138 SF OPEN SPACE C 997 SF PUBLIC PLAZA C FITNESS CLUB ROOM VIEWING LOUNGE COWORK MAIL LEASING PARCEL 180' - 6"SECONDARY BUILDING ENTRY SECONDARY BUILDING ENTRY PRIMARY BUILDING ENTRY 18' - 6"SETBACK12' - 0"3 4 ' - 1 1 "10' - 0"26' - 8"623' - 6"440' - 2"2 8 9 ' - 8 "33' - 9"45' - 0"39' - 9" 1 5 ' - 5 " 227 SF MPOE A1.0 B2.0 183 SF COFFEE KIOSK A4.0 S1.0 S3.0 S1.0 S1.0S1.0 78 83 DN UP17.5%8.0%8.0%252' - 3" 112' - 0" 30' - 11"277' - 11"SETBACK20' - 0"897 SF OPEN SPACE BSETBACK20' - 0 "45' - 0"277' - 11"97' - 5"1 1 7 ' - 2 " 493 SF FIRE / WATER TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP2.01 SEPTEMBER 8, 2022 FLOOR 1 BURLINGAME, CA1855-1881 N ROLLINS ROAD X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"UPUP UP UP UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ A P 3 .1 0 2 AP3.10 1 A P 3 .1 12 A P 3 .1 1 1 32,845 SF GARAGE 2 AP3.20 ____________ 1 AP3.20 ____________ 4 AP3.20 ____________ DN UP17.5%8.0%90 PARKINGS SPACES (8 EV SPACES) (3 ADA SPACES) +12'-0" +12'-0"47' - 0"179' - 8" 246' - 1"259' - 1" 39' - 9" 8.0% 334 SF BIKE ROOM (11 BIKES)401 SF BIKE ROOM (40 BIKES) 4 5 6 7 8 9 10 14 15 16 17 18 19 20 21 23 24 25 26 27 28 33 34 35 36 37 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 666768697071727374 82 83 84 89 90 11 1213 29 30 31 32 59 60 61 62 63 64 6575767778798081 3 2 1 88 87 86 85 A1.0 A1.0 A1.0 A1.0 A1.0 A7.0 A3.0 A3.0 A3.0 A7.0 A1.0 B1.0 A1.0 B1.0 A1.0 B1.0 S1.0 A8.1 S1.0 S1.0 S1.2 A7.1 B1.0 B1.0 A8.1 B1.0 A11.0 B2.0 B1.0 B1.0 A1.0 B1.0 B1.0 B1.0 B2.0 B1.0 B1.0 B1.0 B1.0 C1.2 A2.1 A2.1 A2.0 A2.0 A2.0 A2.0 A2.1 A2.1 A2.0 A2.2 A2.0 A2.0 A2.1 A2.0 A2.0 A2.0 A5.0 A10.0A4.0 A4.0 A4.0 A3.0 A7.4 A7.4 A7.2 S2.1 B3.1 B1.0 A1.0 B1.0 C2.0 C1.4B5.0 8'-6" x 17'-0" TYP. 3 4 ' - 1 1 "26' - 8"10' - 0"368 SF STORAGE A4.0 B2.0 A6.0 B2.0 A1.0 22 38 39 40 S3.0 S1.0 S1.0 S1.0 S1.0252' - 3" 112' - 0" 30' - 11"SETBACK20' - 0"S E T B A C K15' - 0 "SETBACK20' - 0"18' - 6"SETBACK12' - 0"1 5 ' - 5 " S E T B A C K20' - 0 "45' - 0"277' - 11"TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP2.02 SEPTEMBER 8, 2022 FLOOR 2 BURLINGAME, CA1855-1881 N ROLLINS ROAD X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"UPUP UPUP UPUP DN UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ A P 3 .1 0 2 AP3.10 1 A P 3 .1 12 A P 3 .1 1 1 33,173 SF GARAGE 2 AP3.20 ____________ 1 AP3.20 ____________ 4 AP3.20 ____________ 90 PARKINGS SPACES (8 EV SPACES) (3 ADA SPACES) +22'-8" 334 SF BIKE ROOM (11 BIKES)401 SF BIKE ROOM (40 BIKES) 4 5 6 7 8 9 10 14 15 16 17 18 19 20 21 23 24 25 26 27 28 33 34 35 36 37 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 666768697071727374 82 83 84 89 90 11 1213 29 30 31 32 59 60 61 62 63 64 6575767778798081 3 2 1 88 87 86 85 A1.0 A1.0 A1.0 A1.0 A1.0 A7.0 A3.0 A3.0 A3.0 A7.0 A1.0 B1.0 A1.0 B1.0 A1.0 B1.0 S1.0 A8.1 S1.0 S1.0 S1.2 A7.1 B1.0 B1.0 A8.1 B1.0 A11.0 B4.1 B2.0 B2.0 B1.0 B1.0 A1.0 B1.0 B1.0 B1.0 B2.0 B1.0 B1.0 B1.0 A1.1 B1.0 A1.0 C1.3 C1.2 A2.1 A2.1 A2.0 A2.0 A2.0 A2.0 A2.1 A2.1 A2.0 A2.2 A2.0 A2.0 A2.1 A2.0 A2.0 A2.0 A6.1 A5.0 A10.0A4.0 A4.0 A4.0 A3.0 A7.3 A7.3 A7.2 S2.1 B3.1 B1.0 A1.0 B1.0 C2.0 C1.4B5.0 8'-6" x 17'-0" TYP.47' - 0"179' - 8" 39' - 10"359' - 1"3 4 ' - 1 1 "26' - 8"10' - 0"371 SF STORAGE B2.0 A6.0 A1.0 B2.0 181' - 1"DN UP17.5%8.0%8.0% 22 38 39 40 A4.0 S1.0 S3.0 S1.0 S1.0 S1.0 252' - 3" 112' - 0" 30' - 11"SETBACK20' - 0"S E T B A C K20' - 0 "45' - 0"277' - 11"S E T B A C K15' - 0 "SETBACK20' - 0"18' - 6"SETBACK12' - 0"1 5 ' - 6 " TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP2.03 SEPTEMBER 8, 2022 FLOOR 3 BURLINGAME, CA1855-1881 N ROLLINS ROAD X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X 9' - 0" 18' - 0" UPUP UPUP UPUP DN UP ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ A P 3 .1 0 2 AP3.10 1 A P 3 .1 12 A P 3 .1 1 1 2 AP3.20 ____________ 1 AP3.20 ____________ 4 AP3.20 ____________ 33,173 SF GARAGE90 PARKINGS SPACES (9 EV SPACES) (2 ADA SPACES) +33'-4" 334 SF BIKE ROOM (9 BIKES)401 SF BIKE ROOM (40 BIKES) 4 5 6 7 8 9 10 14 15 16 17 18 19 20 21 23 24 25 26 27 28 33 34 35 36 37 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 666768697071727374 82 83 84 89 11 1213 29 30 31 32 59 60 61 62 63 64 6575767778798081 3 2 1 88 87 86 85 A1.0 A1.0 A1.0 A1.0 A1.0 A7.0 A3.0 A3.0 A3.0 A7.0 A1.0 B1.0 A1.0 B1.0 A1.0 B1.0 S1.0 A8.1 S1.0 S1.0 S1.2 A7.1 B1.0 B1.0 A8.1 B1.0 A11.0 B4.0 B2.0 B2.0 B1.0 B1.0 A1.0 B1.0 B1.0 B1.0 B2.0 B1.0 B1.0 B1.0 A1.0 B1.0 A1.0 C1.3 C1.2 A2.1 A2.1 A2.0 A2.0 A2.0 A2.0 A2.1 A2.1 A2.0 A2.2 A2.0 A2.0 A2.1 A2.0 A2.0 A2.0 A6.1 A5.0 A10.0A4.0 A4.0 A4.0 A3.0 A7.3 A7.3 A7.2 S2.1 B3.1 B1.0 A1.0 B1.0 B1.0 C1.4B5.0 8'-6" x 17'-0" TYP.47' - 0"179' - 8" 262' - 4" 39' - 10"356' - 10"3 4 ' - 1 1 "26' - 8"10' - 0"371 SF STORAGE B2.0 A6.0 A1.0 B2.0 181' - 4"DN UP17.5%8.0%8.0% 22 38 39 40 90 S1.0 A4.0 S3.0 S1.0 S1.0 S1.0 252' - 3" 112' - 0" 30' - 11"SETBACK20' - 0"S E T B A C K20' - 0 "45' - 0"277' - 11"S E T B A C K15' - 0 "SETBACK20' - 0"18' - 6"SETBACK12' - 0"1 5 ' - 6 " TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP2.04 SEPTEMBER 8, 2022 FLOOR 4 BURLINGAME, CA1855-1881 N ROLLINS ROAD X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X 9' - 0" 18' - 0" UPUP UPUP UPUP UP DN ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ A P 3 .1 0 2 AP3.10 1 A P 3 .1 12 A P 3 .1 1 1 2 AP3.20 ____________ 1 AP3.20 ____________ 4 AP3.20 ____________ 33,173 SF GARAGE A1.0 A1.0 A1.0 A1.0 A1.0 A7.0 A3.0 A3.0 A3.0 A7.0 A1.0 B1.0 A1.0 B1.0 A1.0 B1.0 S1.0 A8.0 S1.0 S1.0 S1.1 A7.0 B1.0 B1.0 A8.0 B1.0 A11.0 B4.0 B2.0 B2.0 B1.0 B1.0 A1.0 B1.0 B1.0 B1.0 B2.0 B1.0 B1.0 B1.0 A1.0 B1.0 A1.0 C1.3 C1.1 A2.1 A2.1 A2.0 A2.0 A2.0 A2.0 A2.1 A2.1 A2.0 A2.2 A2.0 A2.0 A2.1 A2.0 A2.0 A2.0 A6.1 A5.0 A10.0A4.0 A4.0 A4.0 A3.0 A7.3 A7.3 A7.2 S2.0 90 PARKINGS SPACES (9 EV SPACES) (2 ADA SPACES) +44'-0" +44'-0" B3.0 B1.0 A1.0 B1.0 C2.0 C1.4B5.0 211 SF BIKE ROOM (8 BIKES)401 SF BIKE ROOM (40 BIKES) 4 5 6 7 8 9 10 14 15 16 17 18 19 20 21 23 24 25 26 27 28 33 34 35 36 37 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 666768697071727374 82 83 84 89 11 1213 29 30 31 32 59 60 61 62 63 64 6575767778798081 3 2 1 88 87 86 85 8'-6" x 17'-0" TYP.47' - 0"179' - 8" 259' - 1" 39' - 10"356' - 10"3 4 ' - 1 1 "26' - 8"10' - 0"371 SF STORAGE B2.0 A6.0 A1.0 B2.0 DN UP17.5%8.0%8.0% 22 38 39 40 90 S3.0 S1.0 S1.0 S1.0 S1.0 A4.0252' - 3" 112' - 0" 30' - 11"SETBACK20' - 0"S E T B A C K20' - 0 "45' - 0"277' - 11"S E T B A C K15' - 0 "SETBACK20' - 0"18' - 10"SETBACK12' - 0"1 5 ' - 6 " 147 SF ELEVATOR MACHINE ROOM TRUE0'0'30' 60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP2.05 SEPTEMBER 8, 2022 FLOOR 5 BURLINGAME, CA1855-1881 N ROLLINS ROAD X8' - 6 " 17' - 0 "X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X 8' - 6"17' - 0" X8' - 6 " 17' - 0 " X8' - 6 " 17' - 0 " X8' - 6 " 17' - 0 "X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0" X 8' - 6"17' - 0"X8' -6"17' -0"X8' -6"17' -0"X8' -6"17' -0"X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" UP UP UP DN ◆◆◆◆ ◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆◆◆ ◆◆◆◆◆◆ ◆◆◆◆ ◆◆◆◆◆◆◆◆◆◆◆◆ ◆◆◆◆ ◆◆ ◆◆ ◆◆ A P 3 .1 0 2 AP3.10 1 A P 3 .1 1 2 A P 3 .1 1 1 2 AP3.20 ____________ 1 AP3.20 ____________ 33,171 SF GARAGE 4 AP3.20 ____________ LOW -SLOPE SINGLE PLY MEMBRANE 96 PARKINGS SPACES +54'-8" 4 5 6 7 8 9 10 11 12 3 2 1 8'-6" x 17'-0" TYP.47' - 0"179' - 8" 39' - 9" 3 4 ' - 1 1 "25' - 7"10' - 0"180' - 9"37' - 0"34' - 6"37' - 3"35' - 7"33' - 6"3 4 ' - 7 " 3 4 ' - 7 "30' - 6"41' - 3"3 1 ' - 1 0 " 3 7 ' - 4 "31' - 9"DN 17.5%8.0% 141516 17 18 19 20 21 23 24 25 26 27 28 33 34 35 36 37 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 66 67 68697071727374828384 89 91 13 29 30 31 32 59 60 61 62 63 64 65 75767778798081 88 87 86 85 22 38 39 40 90 92 93 94 96 95252' - 3" 112' - 0" 30' - 11"SETBACK20' - 0"S E T B A C K20' - 0 "45' - 0"277' - 11"S E T B A C K15' - 0 "SETBACK20' - 0"19' - 4"SETBACK12' - 0"81' - 9 5/8"TRUE0'0'30'60' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" APN: 025166230, 025166240 AP2.06 SEPTEMBER 8, 2022 ROOF PLAN BURLINGAME, CA1855-1881 N ROLLINS ROAD All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP3.00 SEPTEMBER 8, 2022 RENDERINGS BURLINGAME, CA1855-1881 N ROLLINS ROAD All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.APN: 025166230, 025166240 AP3.01 SEPTEMBER 8, 2022 RENDERINGS BURLINGAME, CA1855-1881 N ROLLINS ROAD FLOOR 1 0" FLOOR 2 12' - 0" FLOOR 3 22' - 8" FLOOR 4 33' - 4" FLOOR 5 44' - 0" ROOF 54' - 8" PARAPET 60' - 0" 1 B.F.E. -1' - 1 7/8" 11111 2445555661778 8 AVG T.C. -1' - 9 1/2"64' - 0" BUILDING HEIGHT11 54' - 8"1' - 9 1/2"10' - 8"10' - 8"10' - 8"10' - 8"12' - 0"2 9 2 STAIR 65' - 0"66' - 9 1/2"+62'-2" FLOOR 1 0" FLOOR 2 12' - 0" FLOOR 3 22' - 8" FLOOR 4 33' - 4" FLOOR 5 44' - 0" ROOF 54' - 8" PARAPET 60' - 0" 10 B.F.E. -1' - 1 7/8" 1111113844555661 AVG T.C. -1' - 9 1/2"64' - 0" BUILDING HEIGHT911 1' - 9 1/2"54' - 8"12' - 0"10' - 8"10' - 8"10' - 8"10' - 8"7 STAIR 65' - 0"66' - 9 1/2"+62'-2" STUCCO1 FIBER CEMENT SIDING23 4 5 6 7 8TILEVINYL WINDOW GLASS RAILING ALUMINUM STOREFRONT ACM PANEL 9 LOW-SLOPE SINGLE PLY MEMBRANE 10 VINYL WITH GLASS PANEL DOOR PAINTED CONCRETE 11WOOD LOOK SIDING 8' - 0"1' - 3"8' - 0"4' - 0" VINYL WITH GLASS PANEL DOOR 2' - 1"7' - 11"2' - 1"7' - 11"6' - 0"8' - 0" 6' - 0"1' - 3"6' - 9"8' - 0"1' - 3"6' - 9"2' - 0"1' - 3"6' - 9"2' - 0"3' - 3"4' - 9"9.92 T.C. 8.82 T.C.ROLLINS ROAD9.37 AVERAGE TOP OF CURB 11.16 FF 0'20' 40' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 20' - 0" APN: 025166230, 025166240 AP3.10 SEPTEMBER 8, 2022 ELEVATIONS BURLINGAME, CA1855-1881 N ROLLINS ROAD 1" = 20'-0" 2EAST ELEVATION 1" = 20'-0" 1NORTH ELEVATION DOOR & WINDOW LEGEND 1/8" = 1'-0" KEY PLAN - ELEVATIONS 21 111111 2445555661778 8112921111112445555661778811292 COFFEECOFFEE 62' -2"" 111 14518112 COFFEECOFFEE 10111111384455566191171011111138445556619117 62' -2"" 1111355661911 FLOOR 1 0" FLOOR 2 12' - 0" FLOOR 3 22' - 8" FLOOR 4 33' - 4" FLOOR 5 44' - 0" ROOF 54' - 8" PARAPET 60' - 0" 1 B.F.E. -1' - 1 7/8" 1 1 13 845555 511 AVG T.C. -1' - 9 1/2"64' - 0" TO HIGHEST PARAPET911 54' - 8"1' - 9 1/2"10' - 8"10' - 8"10' - 8"10' - 8"12' - 0"STAIR 65' - 0"66' - 9 1/2"FLOOR 1 0" FLOOR 2 12' - 0" FLOOR 3 22' - 8" FLOOR 4 33' - 4" FLOOR 5 44' - 0" ROOF 54' - 8" PARAPET 60' - 0" 1 B.F.E. -1' - 1 7/8" 11 1 1 11035556611 AVG T.C. -1' - 9 1/2"64' - 0" TO HIGHEST PARAPET911 54' - 8"1' - 9 1/2"10' - 8"10' - 8"10' - 8"10' - 8"12' - 0"15 STAIR 65' - 0"66' - 9 1/2"STUCCO1 FIBER CEMENT SIDING23 4 5 6 7 8TILEVINYL WINDOW GLASS RAILING ALUMINUM STOREFRONT ACM PANEL 9 LOW-SLOPE SINGLE PLY MEMBRANE 10 VINYL WITH GLASS PANEL DOOR PAINTED CONCRETE 11WOOD LOOK SIDING 9.92 T.C. 8.82 T.C.ROLLINS ROAD9.37 AVERAGE TOP OF CURB 11.16 FF 8' - 0"1' - 3"8' - 0"4' - 0" VINYL WITH GLASS PANEL DOOR 2' - 1"7' - 11"2' - 1"7' - 11"6' - 0"8' - 0" 6' - 0"1' - 3"6' - 9"8' - 0"1' - 3"6' - 9"2' - 0"1' - 3"6' - 9"2' - 0"3' - 3"4' - 9"0'20' 40' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 20' - 0" APN: 025166230, 025166240 AP3.11 SEPTEMBER 8, 2022 ELEVATIONS BURLINGAME, CA1855-1881 N ROLLINS ROAD 1" = 20'-0" 2SOUTH ELEVATION 1" = 20'-0" 1WEST ELEVATION 1/8" = 1'-0" KEY PLAN - ELEVATIONS 21 DOOR & WINDOW LEGEND 11 1 13 845555 511911 1 11 1 1 1103555661191115 9.92 T.C. 8.82 T.C.ROLLINS ROAD6 FF 1" = 20'-0" 2SOUTH ELEVATION 1/8" = 1'-0" LEVATIONS 2 FLOOR 1 0" FLOOR 2 12' - 0" FLOOR 3 22' - 8" FLOOR 4 33' - 4" FLOOR 5 44' - 0" ROOF 54' - 8" PL BRODERICK ROAD PARAPET 60' - 0" B.F.E. -1' - 1 7/8" AVG T.C. -1' - 9 1/2"64' - 0" TO HIGHEST PARAPETLOW-SLOPE SINGLE PLY MEMBRANE LOGGIA A A1.0 A1.0 A1.0 A1.0 A1.0A1.0 A1.0A1.0 A1.0A1.0 COURTYARD C 54' - 8"1' - 9 1/2"10' - 8"10' - 8"10' - 8"10' - 8"12' - 0"A1.0 A3.4a A3.4 A3.4b A3.4 A3.4 STAIR 65' - 0"66' - 9 1/2"FLOOR 1 0" FLOOR 2 12' - 0" FLOOR 3 22' - 8" FLOOR 4 33' - 4" FLOOR 5 44' - 0" ROOF 54' - 8" GARAGE PL PL ROLLINS ROAD PARAPET 60' - 0" B.F.E. -1' - 1 7/8" AVG T.C. -1' - 9 1/2"64' - 0" TO HIGHEST PARAPETLOW -SLOPE SINGLE PLY MEMBRANE GARAGE GARAGE GARAGE GARAGE GARAGE LOBBY / AMENITY PUBLIC PLAZA A A2.1 A2.1 A2.1 A2.1 A2.1 A2.1 A2.1 A2.1 A2.1 A2.1 C1.3 C1.3A5.0 1' - 9 1/2"54' - 8"12' - 0"10' - 8"10' - 8"10' - 8"10' - 8"B1.0 B1.0 B1.0 B1.0 S3.0 STAIR 65' - 0"66' - 9 1/2"A5.0 A5.0 A5.0 B1.0 C1.3 FLOOR 1 0" FLOOR 2 12' - 0" FLOOR 3 22' - 8" FLOOR 4 33' - 4" FLOOR 5 44' - 0" ROOF 54' - 8" PL ROLLINS ROAD PARAPET 60' - 0" B.F.E. -1' - 1 7/8" AVG T.C. -1' - 9 1/2"64' - 0" TO HIGHEST PARAPETLOBBY / AMENITY 54' - 8"1' - 9 1/2"10' - 8"10' - 8"10' - 8"10' - 8"12' - 0"B2.0 B2.0 B2.0 B2.0 B2.0a B2.0b B2.0f STAIR 65' - 0"66' - 9 1/2"EVA LANE PL LOW -SLOPE SINGLE PLY MEMBRANE TRASH ROOM COURTYARD A39"GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE A1.0 COURTYARD B LOGGIA B A2.1 A1.0A2.1 A1.0A2.1 A1.0A2.1 A2.1 A3.0 A3.0 A3.0 A3.0 1 2 3 9.92 T.C. 8.82 T.C. 9.37 AVERAGE TOP OF CURB 11.16 FF ROLLINS ROAD0'20' 40' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 20' - 0" APN: 025166230, 025166240 AP3.20 SEPTEMBER 8, 2022 SECTIONS BURLINGAME, CA1855-1881 N ROLLINS ROAD 1" = 20'-0" 2BUILDING SECTION 2 1" = 20'-0" 1BUILDING SECTION 1 1" = 20'-0" 3BUILDING SECTION 3 1/8" = 1'-0" KEY PLAN - SECTIONS ◆◆◆◆◆◆◆◆◆◆◆◆◆◆17' - 6"32' - 2"24' - 10"27' - 2"32' - 0"11' - 6"6' - 3"12' - 3"6' - 3"15' - 5"10' - 5"33' - 6" 29' - 4"26' - 10"24' - 11"26' - 11"19' - 7"37' - 0"16' - 5" 22' - 8"33' - 6"13' - 1"5' - 10"23' - 8"33' - 8" 9' - 4"5' - 8"32' - 2"24' - 0" 26' - 9"11' - 6"6' - 3"6' - 3"12' - 3"24' - 10"32' - 0"6' - 3"6' - 3"13' - 3"24' - 10"28' - 2"11' - 6"32' - 0"22' - 4"32' - 2"30' - 6"3' - 0"22' - 10" 10' - 8"5' - 9"22' - 8"34' - 10"37' - 0"21' - 5" 29' - 3"6' - 1"12' - 8"32' - 2"0'8'16' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1/8" = 1' - 0" APN: 025166230, 025166240 AP4.00 SEPTEMBER 8, 2022 UNIT PLANS BURLINGAME, CA1855-1881 N ROLLINS ROAD 1/8" = 1'-0" 1UNIT S1.0 PLAN 1/8" = 1'-0" 6UNIT A2.1 PLAN 1/8" = 1'-0" 9UNIT A4.0 PLAN 1/8" = 1'-0" 10UNIT A5.0 PLAN 1/8" = 1'-0" 2UNIT S2.0 PLAN 1/8" = 1'-0" 8UNIT A3.0 PLAN 1/8" = 1'-0" 11UNIT A6.0 PLAN 1/8" = 1'-0" 4UNIT A1.0 PLAN 1/8" = 1'-0" 5UNIT A2.0 PLAN 1/8" = 1'-0" 7UNIT A2.2 PLAN 1/8" = 1'-0" 3UNIT S3.0 PLAN 1/8" = 1'-0" 12UNIT A7.0 PLAN 1/8" = 1'-0" 13UNIT A7.3 PLAN 1/8" = 1'-0" 14UNIT A8.0 PLAN 1/8" = 1'-0" 15UNIT A9.0 PLAN 38' - 0"39' - 5"11' - 6"5' - 8" 35' - 0"5' - 11"12' - 2"32' - 2"32' - 2"37' - 0" 12' - 8"5' - 8"6' - 1"11' - 5"32' - 2"35' - 0" 36' - 1 1/2"38' - 7 1/8"18' - 3"5' - 4"40' - 7" 11' - 10"5' - 7"39' - 5"5' - 8"12' - 1" 35' - 0"32' - 2"23' - 9"26' - 8"26' - 5"34' - 7" 38' - 4"31' - 10"11' - 4"5' - 9"19' - 5" 39' - 1" 37' - 4"31' - 10"11' - 4"5' - 9"19' - 9" 39' - 1" 40' - 8"38' - 5"5' - 1"15' - 8"39' - 5"11' - 6"5' - 8" 35' - 8" 35' - 8"38' - 3"11' - 6"5' - 8" 0'8' 16' All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1/8" = 1' - 0" APN: 025166230, 025166240 AP4.01 SEPTEMBER 8, 2022 UNIT PLANS BURLINGAME, CA1855-1881 N ROLLINS ROAD 1/8" = 1'-0" 8UNIT C1.0 PLAN 1/8" = 1'-0" 3UNIT B1.0 PLAN 1/8" = 1'-0" 4UNIT B2.0 PLAN 1/8" = 1'-0" 7UNIT B4.0 PLAN 1/8" = 1'-0" 11UNIT C1.3 PLAN 1/8" = 1'-0" 13UNIT C2.0 PLAN 1/8" = 1'-0" 2UNIT A11.0 PLAN 1/8" = 1'-0" 1UNIT A10.0 PLAN 1/8" = 1'-0" 6UNIT B3.1 PLAN 1/8" = 1'-0" 5UNIT B3.0 PLAN 1/8" = 1'-0" 12UNIT C1.4 PLAN 1/8" = 1'-0" 10UNIT C1.2 PLAN 1/8" = 1'-0" 9UNIT C1.1 PLAN All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. 1" = 30' - 0" 1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 C1.0CIVIL LEGEND & ABBREVIATIONS A.L.T.A. / N.S.P.S. LAND TITLE SURVEYVICINITY MAP(NOT TO SCALE)PRELIMINARYREFERENCED PRELIMINARY REPORT FOR TITLE INSURANCE (A):TITLE COMPANY:FIRST AMERICAN TITLE INSURANCE COMPANYORDER NO.: 1062871-1COMMITMENT DATE:JULY 16, 2021 AT 7:30 AM & UPDATED ON AUGUST 2, 2021 (UPDATEDBUT NO REVISION DATE GIVEN)NATURE OF TITLE:FEE SIMPLETITLE VESTED IN: S.J. AMOROSO PROPERTIES CO., A CORPORATIONPROPERTY ADDRESS:1881 NORTH ROLLINS ROAD, BURLINGAME, CALIFORNIAASSESSOR'S PARCEL NO.: 025-166-240LEGAL DESCRIPTION:THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF BURLINGAME, COUNTY OF SANMATEO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:PORTION OF LOT 1, BLOCK 1, AS DESIGNATED ON THE MAP ENTITLED "UNIT NO. 1 MILLSDALEINDUSTRIAL PARK BURLINGAME SAN MATEO COUNTY, CALIFORNIA", WHICH MAP WAS FILED IN THEOFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA ON AUGUST 16,1954 IN BOOK 39 OF MAPS AT PAGES 49 AND 50, MORE PARTICULARLY DESCRIBED AS FOLLOWS:BEGINNING AT THE POINT OF INTERSECTION OF THE CORPORATE LIMITS LINE DIVIDING THE CITIES OFMILLBRAE AND BURLINGAME WITH THE SOUTHWESTERLY LINE OF ROLLINS ROAD, AS SAIDCORPORATE LIMITS LINE AND ROAD ARE SHOWN ON THE MAP ABOVE MENTIONED; THENCE ALONGSAID SOUTHWESTERLY LINE OF ROLLINS ROAD SOUTH 57° 02' 27" EAST 31.97 FEET TO THE TRUEPOINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTHWESTERLY LINE OF ROLLINS ROADSOUTH 57° 02' 27" EAST 245.13 FEET; THENCE LEAVING SAID LINE OF ROLLINS ROAD SOUTH 53° 11'36" WEST 298.60 FEET; THENCE CURVING TO THE RIGHT, TANGENT TO THE PROCEEDINGS COURSEWITH A RADIUS OF 372.245 FEET AND A CENTRAL ANGLE OF 20° 32' 08" AN ARC DISTANCE OF 133.42FEET; THENCE SOUTH 73° 43' 44" WEST 80.32 FEET; THENCE SOUTH 81° 54' WEST 29.16 FEET; THENCECURVING TO THE RIGHT TANGENT TO THE PRECEEDING COURSE, WITH A RADIUS OF 372.24 FEET ANDA CENTRAL ANGLE OF 35° 26' 22" AN ARC DISTANCE OF 230.24 FEET; THENCE NORTH 53° 11' 36" EAST601.38 FEET TO THE TRUE POINT OF BEGINNING.ALTA SURVEY NOTES:1.THE BOLDTYPE COMMENTS ARE ADDED BY THE PROFESSIONAL LAND SURVEYOR.2.ALL DISTANCES AND DIMENSIONS ARE IN FEET AND DECIMALS THEREOF.3.DIMENSIONAL TIES TO IMPROVEMENTS ARE 90° TO THE PROPERTY LINE(S) UNLESS OTHERWISENOTED.4."IN" AND "OUT" AS SHOWN ON THIS SURVEY INDICATE THE DISTANCE INSIDE OR OUTSIDE OFTHE SUBJECT PROPERTY.5.THE DATES OF THE FIELD SURVEY WERE JULY 26, 27, AND AUGUST 4, 6, 2021, FEBRUARY 18, JUNE20 & 30 2022.6.THE PROPERTY AT 1881 NORTH ROLLINS ROAD (PTR A) HAS DIRECT VEHICULAR ACCESS TO ANDFROM ROLLINS ROAD AND THE PROPERTY AT 1855 ROLLINS ROAD (PTR B) HAS DIRECTVEHICULAR ACCESS TO AND FROM ROLLINS ROAD AND BRODERICK ROAD, DEDICATED PUBLICSTREETS.7.IN THE PROCESS OF COMPLETING THE FIELD WORK FOR THIS SURVEY, NO EVIDENCE WASOBSERVED OR DISCLOSED TO THE UNDERSIGNED SURVEYOR OF ISOLATED GRAVESITES OR OFTHE LAND USED FORMERLY OR CURRENTLY AS A BURIAL GROUND.8.IN REFERENCE TO ITEM 2 OF TABLE "A", PER PTR (A) THE PROPERTY ADDRESS IS 1881-1885 NORTHROLLINS ROAD, BURLINGAME, CA. PER PTR (B) THE PROPERTY ADDRESS IS 1855 ROLLINS ROAD,BURLINGAME, CA.9.IN REFERENCE TO ITEM 3 OF TABLE "A", A FLOOD ZONE OF "X" AND "AE" HAS BEEN DETERMINEDFOR THESE PROPERTIES, AS SHOWN ON THIS SHEET.10.IN REFERENCE TO ITEM 4 OF TABLE "A", THE GROSS LAND AREA OF PTR (A) PARCEL = 122,296±SQ.FT. OR 2.81± ACRES, PTR (B) PARCEL = 87,162± SQ.FT. 2.00± ACRES, AS SHOWN ON THISSURVEY.11.IN REFERENCE TO ITEM 5 OF TABLE "A", VERTICAL RELIEF SHOWN ON THIS SURVEY IS THE RESULTOF A CONVENTIONAL GROUND TOPOGRAPHIC SURVEY PERFORMED BY BKF IN THE PROCESS OFCOMPLETING THE FIELD WORK FOR THIS SURVEY. SEE BENCHMARK STATEMENT ON THIS SHEET.12.IN REFERENCE TO ITEMS 6(A) OF TABLE "A", NO ZONING REPORT OR LETTER WAS PROVIDED TOTHE SURVEYOR BY THE CLIENT.13.IN REFERENCE TO ITEMS 7(A) OF TABLE "A", THE SQUARE FOOTAGE OF THE BUILDINGS ARESHOWN ON SHEET 2.14.IN REFERENCE TO ITEM 8 OF TABLE "A", SUBSTANTIAL FEATURES OBSERVED IN THE PROCESS OFCONDUCTING THE FIELDWORK AS SHOWN ON SHEETS 2 AND 3.15.IN REFERENCE TO ITEM 9 OF TABLE "A", THE NUMBER OF PARKING SPACES IDENTIFIED IN THEPROCESS OF COMPLETING THE FIELD WORK FOR THIS SURVEY ARE SHOWN ON THIS SHEET.16.IN REFERENCE TO ITEM 13 OF TABLE "A", AS SHOWN ON THE SURVEY HEREON.17.IN REFERENCE TO ITEM 14 OF TABLE "A", THE DISTANCE TO THE NEAREST POINT OF THE NEARESTSTREET INTERSECTION IS SHOWN ON SHEET 3.18.IN REFERENCE TO ITEM 16 OF TABLE "A", NO EVIDENCE OF RECENT EARTH MOVING WORKAND/OR BUILDING CONSTRUCTION OR ADDITIONS WERE OBSERVED IN THE PROCESS OFCONDUCTING THE FIELD WORK FOR THIS SURVEY.19.IN REFERENCE TO ITEM 17 OF TABLE "A", NO EVIDENCE OF PROPOSED CHANGES IN STREET RIGHTOF WAY LINES WERE OBSERVED OR DISCOVERED BY THE UNDERLINED SURVEYOR IN THEPROCESS OF CONDUCTING THE FIELD WORK FOR THIS SURVEY.20.IN REFERENCE TO ITEM 18 OF TABLE "A", NO PLOTTABLE OFFSITE EASEMENTS OR SERVITUDESWERE DISCLOSED OR DISCOVERED BY THE UNDERSIGNED SURVEYOR AS PART OF THIS SURVEY.BASIS OF BEARINGS:THE BEARING OF SOUTH 57°02'27" EAST ALONG THE MONUMENT LINE BETWEEN THE TWO FOUNDMONUMENTS ON ROLLINS ROAD AS SHOWN THAT CERTAIN MAP ENTITLED "UNIT NO. 1 MILLSDALEINDUSTRIAL PARK", FILED FOR RECORD ON AUGUST 16, 1954, IN VOLUME 39 OF MAPS AT PAGES 49AND 50, SAN MATEO COUNTY RECORDS, WAS USED AS THE BASIS OF ALL BEARINGS.BENCHMARK STATEMENT:THE ELEVATIONS SHOWN HEREON ARE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) ANDARE BASED UPON A NETWORK GNSS FIELD SURVEY PERFORMED BY BKF UTILIZING THE CALIFORNIASURVEY AND DRAFTING SUPPLY REAL-TIME NETWORK (CSDS RTN).OBSERVATIONS WERE PERFORMED BY BKF ON JUNE 19, 2020, ON BKF POINT NO. 9, A SET CUT BOX ONTHE TOP OF CURB AT THE SOUTHWEST CORNER OF ROLLINS ROAD AND ADRIAN ROAD.BKF POINT NO. 9 ELEVATIONS = 9.449 FEETUTILITY NOTE:THE UTILITIES SHOWN ON THIS SURVEY ARE FROM SURFACE OBSERVATION AND ARE APPROXIMATEONLY. NO WARRANTY IS IMPLIED AS TO THE ACTUAL LOCATION, SIZE OR PRESENCE OF ANYADDITIONAL UTILITIES OTHER THAN AS SHOWN ON THIS SURVEY.SURVEYOR'S STATEMENT:TO:HANOVER R.S. LIMITED PARTNERSHIP, A DELAWARE LIMITED PARTNERSHIPTO:FIRST AMERICAN TITLE INSURANCE COMPANYTHIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE INACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR A.L.T.A./N.S.P.S.LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY A.L.T.A. AND N.S.P.S., AND INCLUDESOPTIONAL ITEMS 2, 3, 4, 5, 6(A), 7(A), 8, 9, 13, 14, 16, 17 AND 18 OF TABLE A THEREOF.THE FIELD WORK WAS COMPLETED ON JUNE 30, 2022.     DAVID C. JUNGMANN, P.L.S. 9267DATEEXCEPTIONS (PTR A):1.ANY DEFECT, LIEN, ENCUMBRANCE, ADVERSE CLAIM, OR OTHER MATTER THAT APPEARS FORTHE FIRST TIME IN THE PUBLIC RECORDS OR IS CREATED, ATTACHES, OR IS DISCLOSED BETWEENTHE COMMITMENT DATE AND THE DATE ON WHICH ALL OF THE SCHEDULE B, PARTI-REQUIREMENTS ARE MET.NOT A SURVEY MATTER2.(A) TAXES OR ASSESSMENTS THAT ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OFANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THEPUBLIC RECORDS; (B) PROCEEDINGS BY A PUBLIC AGENCY THAT MAY RESULT IN TAXES ORASSESSMENTS, OR NOTICES OF SUCH PROCEEDINGS, WHETHER OR NOT SHOWN BY THERECORDS OF SUCH AGENCY OR BY THE PUBLIC RECORDS.NOT A SURVEY MATTER3.ANY FACTS, RIGHTS, INTERESTS, OR CLAIMS THAT ARE NOT SHOWN BY THE PUBLIC RECORDSBUT THAT COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR THAT MAY BEASSERTED BY PERSONS IN POSSESSION OF THE LAND.NOT A SURVEY MATTER4.EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBLICRECORDS.NOT A SURVEY MATTER5.ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE CIRCUMSTANCEAFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LANDSURVEY OF THE LAND AND NOT SHOWN BY THE PUBLIC RECORDS.NOT A SURVEY MATTER6.(A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTSAUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER,WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B), OR (C) ARE SHOWN BY THE PUBLICRECORDS. NOT A SURVEY MATTER7.GENERAL AND SPECIAL TAXES AND ASSESSMENTS FOR THE FISCAL YEAR 2021-2022, A LIEN NOTYET DUE OR PAYABLE.NOT A SURVEY MATTER8.THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO CHAPTER 3.5COMMENCING WITH SECTION 75 OF THE CALIFORNIA REVENUE AND TAXATION CODE.NOT A SURVEY MATTER9.THIS ITEM HAS BEEN INTENTIONALLY DELETED.NOT A SURVEY MATTER10.THIS ITEM HAS BEEN INTENTIONALLY DELETED.NOT A SURVEY MATTER11.THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "RESOLUTIONAPPROVING SPECIAL PERMIT" RECORDED JULY 10, 1985 AS INSTRUMENT NO. 85069055 OFOFFICIAL RECORDS OF SAN MATEO COUNTY, CALIFORNIA.NOT A SURVEY MATTER12.A 10' EASEMENT FOR GAS FACILITIES AND INCIDENTAL PURPOSES, RECORDED MAY 21, 1990 ASINSTRUMENT NO. 90068944 OF OFFICIAL RECORDS OF SAN MATEO COUNTY, CALIFORNIA.IN FAVOR OF: PACIFIC GAS AND ELECTRIC COMPANY, A CALIFORNIA CORPORATIONAFFECTS: AS DESCRIBED THEREINPLOTTED - EASEMENT CROSSES NORTHWEST BOUNDARY LINE (SEE SHEET 2)13.THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "RESOLUTIONAPPROVING SPECIAL PERMIT" RECORDED AUGUST 27, 1990 AS INSTRUMENT NO. 90114811 OFOFFICIAL RECORDS OF SAN MATEO COUNTY, CALIFORNIA.NOT A SURVEY MATTER14.THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "RESOLUTIONAPPROVING CATEGORICAL EXEMPTION, CONDITIONAL USE APPLICATION AND LANDSCAPINGVARIANCE" RECORDED MAY 09, 2002 AS INSTRUMENT NO. 2002-091919 OF OFFICIAL RECORDS.NOT A SURVEY MATTER15.A DEED OF TRUST TO SECURE AN ORIGINAL INDEBTEDNESS OF $5,000,000.00 RECORDED MARCH29, 2012 AS INSTRUMENT NO. 2012-041772 OF OFFICIAL RECORDS.DATED:MARCH 15, 2012TRUSTOR: S.J. AMOROSO PROPERTIES CO., A CORPORATIONTRUSTEE: CHICAGO TITLE COMPANYBENEFICIARY: BOREL PRIVATE BANK & TRUST COMPANY, A DIVISION OF BOSTON PRIVATEBANK & TRUST COMPANYA DOCUMENT ENTITLED "ASSIGNMENT OF RENTS" RECORDED MARCH 29, 2012 AS INSTRUMENTNO. 2012-041773 OF OFFICIAL RECORDS, AS ADDITIONAL SECURITY FOR THE PAYMENT OF THEINDEBTEDNESS SECURED BY THE DEED OF TRUST.A DOCUMENT RECORDED APRIL 16, 2013 AS INSTRUMENT NO. 2013-057291 OF OFFICIALRECORDS PROVIDES THAT THE LIEN OR CHARGE OF THE DEED OF TRUST WAS SUBORDINATEDTO THE LIEN OR CHARGE OF THE DEED OF TRUST RECORDED APRIL 16, 2013 AS INSTRUMENTNO. 2013-057292 OF OFFICIAL RECORDS.A DOCUMENT RECORDED APRIL 16, 2013 AS INSTRUMENT NO. 2013-057295, OF OFFICIALRECORDS PROVIDES THAT THE DEED OF TRUST/MORTGAGE OR THE OBLIGATION SECUREDTHEREBY HAS BEEN MODIFIED.A DOCUMENT RECORDED SEPTEMBER 04, 2015 AS INSTRUMENT NO. 2015-094813, OF OFFICIALRECORDS PROVIDES THAT THE DEED OF TRUST/MORTGAGE OR THE OBLIGATION SECUREDTHEREBY HAS BEEN MODIFIED.NOT A SURVEY MATTER16.A FINANCING STATEMENT RECORDED MARCH 29, 2012 AS INSTRUMENT NO. 2012-041776 OFOFFICIAL RECORDS.DEBTOR:S.J. AMOROSO PROPERTIES CO.SECURED PARTY: BOREL PRIVATE BANK & TRUST COMPANY, A DIVISION OF BOSTON PRIVATEBANK & TRUST COMPANYA CONTINUATION STATEMENT WAS RECORDED DECEMBER 16, 2016 AS INSTRUMENT NO.2016-133920 OF OFFICIAL RECORDS.NOT A SURVEY MATTER17.A DEED OF TRUST TO SECURE AN ORIGINAL INDEBTEDNESS OF $1,500,000.00 RECORDED APRIL16, 2013 AS INSTRUMENT NO. 2013-057292 OF OFFICIAL RECORDS.DATED:APRIL 04, 2013TRUSTOR: S.J. AMOROSO PROPERTIES CO., A CORPORATIONTRUSTEE: CHICAGO TITLE COMPANYBENEFICIARY: BOSTON PRIVATE BANK & TRUST COMPANYA DOCUMENT ENTITLED "ASSIGNMENT OF RENTS" RECORDED APRIL 16, 2013 AS INSTRUMENTNO. 2013-057293 OF OFFICIAL RECORDS, AS ADDITIONAL SECURITY FOR THE PAYMENT OF THEINDEBTEDNESS SECURED BY THE DEED OF TRUST.NOT A SURVEY MATTER18.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH WOULD BE DISCLOSED BY A CORRECTALTA/NSPS SURVEY.NOT A SURVEY MATTER19.RIGHTS OF PARTIES IN POSSESSION.NOT A SURVEY MATTER20.ANY RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF OR REFLECTEDBY THE FOLLOWING FACTS SHOWN ON THE ALTA SURVEY PREPARED BY BKF ENGINEERS DATEDAUGUST 10, 2021, AND REVISED ____, DESIGNATED AS 1881-1885 NORTH ROLLINS ROAD.A. CHAIN LINK FENCE ON THE SOUTH SIDE OF THE PROPERTY CROSSES THE BOUNDARY LINE.NOT A SURVEY MATTERFEMA MAP DETAIL(NOT TO SCALE)255 SHORELINE DR., SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.com A.L.T.A./N.S.P.S. LAND TITLE SURVEY OF 1881-1885 & 1855 ROLLINS ROADALTA1 3PRELIMINARYREFERENCED PRELIMINARY REPORT FOR TITLE INSURANCE (B):TITLE COMPANY:FIRST AMERICAN TITLE INSURANCE COMPANYORDER NO.: NCS-1062871-HOU1COMMITMENT DATE:JUNE 29, 2021 AT 7:30 AM & UPDATED JULY 13, 2021NATURE OF TITLE:FEE SIMPLETITLE VESTED IN: E&S PROPERTY, LLC A CALIFORNIA LIMITED LIABILITY COMPANY, AS TOAN UNDIVIDED 50% INTEREST AND ANRM HOLDINGS LLC, ACALIFORNIA LIMITED LIABILITY COMPANY, AS TO AN UNDIVIDED 50%INTEREST, AS TENANTS-IN-COMMONPROPERTY ADDRESS:1855 NORTH ROLLINS ROAD, BURLINGAME, CALIFORNIAASSESSOR'S PARCEL NO.: 025-166-230LEGAL DESCRIPTION:REAL PROPERTY IN THE CITY OF BURLINGAME, COUNTY OF SAN MATEO, STATE OF CALIFORNIA,DESCRIBED AS FOLLOWS:ALL THAT CERTAIN REAL PROPERTY LYING WITHIN THE EXTERIOR BOUNDARIES OF THE MAP ENTITLED"LOT MERGER, LANDS OF FOMIL WITH PORTIONS OF LANDS OF UNION PACIFIC RAILROADCOMPANY", FILED AUGUST 21, 1998 IN VOLUME 70 OF PARCEL MAPS, PAGE 75, IN THE OFFICE OF THERECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA.EXCEPTIONS (PTR B):1.ANY DEFECT, LIEN, ENCUMBRANCE, ADVERSE CLAIM, OR OTHER MATTER THAT APPEARS FORTHE FIRST TIME IN THE PUBLIC RECORDS OR IS CREATED, ATTACHES, OR IS DISCLOSED BETWEENTHE COMMITMENT DATE AND THE DATE ON WHICH ALL OF THE SCHEDULE B, PARTI-REQUIREMENTS ARE MET.NOT A SURVEY MATTER2.(A) TAXES OR ASSESSMENTS THAT ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OFANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THEPUBLIC RECORDS; (B) PROCEEDINGS BY A PUBLIC AGENCY THAT MAY RESULT IN TAXES ORASSESSMENTS, OR NOTICES OF SUCH PROCEEDINGS, WHETHER OR NOT SHOWN BY THERECORDS OF SUCH AGENCY OR BY THE PUBLIC RECORDS.NOT A SURVEY MATTER3.ANY FACTS, RIGHTS, INTERESTS, OR CLAIMS THAT ARE NOT SHOWN BY THE PUBLIC RECORDSBUT THAT COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR THAT MAY BEASSERTED BY PERSONS IN POSSESSION OF THE LAND.NOT A SURVEY MATTER4.EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBLICRECORDS.NOT A SURVEY MATTER5.ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE CIRCUMSTANCEAFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LANDSURVEY OF THE LAND AND NOT SHOWN BY THE PUBLIC RECORDS.NOT A SURVEY MATTER6.(A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTSAUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER,WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B), OR (C) ARE SHOWN BY THE PUBLICRECORDS. NOT A SURVEY MATTER7.GENERAL AND SPECIAL TAXES AND ASSESSMENTS FOR THE FISCAL YEAR 2021-2022, A LIEN NOTYET DUE OR PAYABLE.NOT A SURVEY MATTER8.THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO CHAPTER 3.5COMMENCING WITH SECTION 75 OF THE CALIFORNIA REVENUE AND TAXATION CODE.NOT A SURVEY MATTER9.THIS ITEM HAS BEEN INTENTIONALLY DELETED.NOT A SURVEY MATTER10.AN EASEMENT FOR TWO 20-FOOT ROADWAYS AND INCIDENTAL PURPOSES, RECORDEDFEBRUARY 16, 1956 IN BOOK 2970, PAGE 199 OF OFFICIAL RECORDS.IN FAVOR OF: ATLANTIC LIFE INSURANCE COMPANYAFFECTS: AS DESCRIBED THEREIN PLOTTED THE APPLICABLE EASEMENTS (TWO 20-FOOT ROADWAYS) THAT AFFECT THE PROPERTY11.THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "TENANTS INCOMMON AGREEMENT" RECORDED JUNE 22, 2020 AS INSTRUMENT NO. 2020-057880 OFOFFICIAL RECORDS. NOT A SURVEY MATTER12.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH WOULD BE DISCLOSED BY A CORRECTALTA/NSPS SURVEY.NOT A SURVEY MATTER13.RIGHTS OF PARTIES IN POSSESSION.NOT A SURVEY MATTER14.ANY RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF OR REFLECTEDBY THE FOLLOWING FACTS SHOWN ON THE ALTA SURVEY PREPARED BY BKF ENGINEERS DATEDAUGUST 10, 2021, AND REVISED ____, DESIGNATED AS 1855 NORTH ROLLINS ROAD.A. CHAIN LINK FENCE ON THE SOUTH SIDE OF THE PROPERTY CROSSES THE BOUNDARY LINE.NOT A SURVEY MATTER08/11/2022SITEZONE XROLLINS ROADADRIAN ROADMI L LBRA E AV ENU E US - 101B R O D E R I C K R O A DEL CAMINO REALSITEREFERENCED PRELIMINARY REPORT FOR TITLE INSURANCE (B):TITLE COMPANY:FIRST AMERICAN TITLE INSURANCE COMPANYORDER NO.: NCS-1062871-2-HOU1COMMITMENT DATE:MAY 13, 2022NATURE OF TITLE:FEE SIMPLETITLE VESTED IN: UNION PACIFIC RAILROAD COMPANY, A DELAWARE CORPORATION,FORMERLY KNOWN AS SOUTHERN PACIFIC TRANSPORTATIONCOMPANY, A CALIFORNIA CORPORATION, SUCCESSOR BY MERGER TOSOUTHERN PACIFIC COMPANY, A DELAWARE CORPORATIONPROPERTY ADDRESS:NONEASSESSOR'S PARCEL NO.: 025-166-230LEGAL DESCRIPTION:THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF BURLINGAME, COUNTY OF SANMATEO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:THAT PORTION OF LAND DESCRIBED AS PARCEL TWO, IN THAT CERTAIN INDENTURE DATEDFEBRUARY 09, 1956, AND RECORDED FEBRUARY 16, 1956, IN BOOK 2970, PAGE 199, SAN MATEOCOUNTY RECORDS, LYING NORTHWESTERLY OF THE LAND DESCRIBED IN THAT CERTAIN GRANT DEEDRECORDED AUGUST 26, 1998 AS INSTRUMENT NO. 98-136284, SAN MATEO COUNTY RECORDS ANDLYING SOUTHEASTERLY OF THE NORTH WEST LINE OF LOT 1, BLOCK 1, AS SHOWN ON THAT CERTAINMAP ENTITLED "UNIT NO. 1 MILLSDALE INDUSTRIAL PARK BURLINGAME SAN MATEO COUNTY,CALIFORNIA", WHICH WAS FILED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO,STATE OF CALIFORNIA ON AUGUST 16, 1954, IN BOOK 39 OF MAPS, PAGES 49 AND 50, SAN MATEOCOUNTY RECORDS.NOTE: THIS LEGAL DESCRIPTION IS BEING USED TO FACILITATE THE ISSUANCE OF A PRELIMINARYREPORT AND SHOULD NOT BE USED TO CONVEY OR ENCUMBER SAID LAND.EXCEPTIONS (PTR B):1.ANY DEFECT, LIEN, ENCUMBRANCE, ADVERSE CLAIM, OR OTHER MATTER THAT APPEARS FORTHE FIRST TIME IN THE PUBLIC RECORDS OR IS CREATED, ATTACHES, OR IS DISCLOSED BETWEENTHE COMMITMENT DATE AND THE DATE ON WHICH ALL OF THE SCHEDULE B, PARTI-REQUIREMENTS ARE MET.NOT A SURVEY MATTER2. (A) TAXES OR ASSESSMENTS THAT ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OFANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THEPUBLIC RECORDS; (B) PROCEEDINGS BY A PUBLIC AGENCY THAT MAY RESULT IN TAXES ORASSESSMENTS, OR NOTICES OF SUCH PROCEEDINGS, WHETHER OR NOT SHOWN BY THERECORDS OF SUCH AGENCY OR BY THE PUBLIC RECORDS.NOT A SURVEY MATTER3. ANY FACTS, RIGHTS, INTERESTS, OR CLAIMS THAT ARE NOT SHOWN BY THE PUBLIC RECORDSBUT THAT COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR THAT MAY BEASSERTED BY PERSONS IN POSSESSION OF THE LAND.NOT A SURVEY MATTER4. EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBLICRECORDS.NOT A SURVEY MATTER5. ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE CIRCUMSTANCEAFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LANDSURVEY OF THE LAND AND NOT SHOWN BY THE PUBLIC RECORDS.NOT A SURVEY MATTER6. (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTSAUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER,WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B), OR (C) ARE SHOWN BY THE PUBLICRECORDS. NOT A SURVEY MATTER7. GENERAL AND SPECIAL TAXES AND ASSESSMENTS FOR THE FISCAL YEAR 2022-2023, A LIEN NOTYET DUE OR PAYABLE.NOT A SURVEY MATTER8. REAL PROPERTY TAXES ARE CURRENTLY ASSESSED UNDER THE STATE BOARD OF EQUALIZATIONPUBLIC UTILITY TAX ROLL. WHICH INCLUDES THIS AND OTHER PROPERTY; FOR FULLPARTICULARS, PLEASE CONTACT THE STATE BOARD OF EQUALIZATION PROPERTY TAXVALIDATION DIVISION, TELEPHONE NUMBER (916) 322-2323. ADDITIONAL INFORMATION TOFOLLOW UPON REQUEST.NOT A SURVEY MATTER9. THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO CHAPTER 3.5COMMENCING WITH SECTION 75 OF THE CALIFORNIA REVENUE AND TAXATION CODE.NOT A SURVEY MATTER10. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "NOTICE OF INTENT TOPRESERVE MINERAL RIGHTS" RECORDED APRIL 22, 1985 AS INSTRUMENT NO. 85038346 OFOFFICIAL RECORDS. BY ALAMEDA & SAN JOAQUIN RAILROAD, ET AL.NOT A SURVEY MATTER11. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "NOTICE OF INTENT TOPRESERVE MINERAL INTEREST" RECORDED FEBRUARY 26, 1986 AS INSTRUMENT NO. 8620691 OFOFFICIAL RECORDS. BY SOUTHERN PACIFIC TRANSPORTATION COMPANY, A CALIFORNIACORPORATIONNOT A SURVEY MATTER12. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "NOTICE OF INTENT TOPRESERVE MINERAL INTEREST" RECORDED JUNE 17, 1986 AS INSTRUMENT NO. 86067306 OFOFFICIAL RECORDS. BY SOUTHERN PACIFIC TRANSPORTATION COMPANY, A CALIFORNIACORPORATION 13. ANY FAILURE TO COMPLY WITH THE REQUIREMENT OF APPROVAL,CONSENT, EXEMPTION OR OTHER ACTION BY OR NOTICE TO OR FILING WITH THE SURFACETRANSPORTATION BOARD OF THE U.S. DEPARTMENT OF TRANSPORTATION, ORANY PUBLICUTILITY COMMISSION OR OTHER SIMILAR REGULATORY AUTHORITY, RELATING TO THEABANDONMENT, CESSATION OF RAIL OPERATIONS, OR OTHER DISPOSITION OF THAT PORTIONOF THE LAND LYING WITHIN THE RAILROAD RIGHT OF WAY.NOT A SURVEY MATTER14. ANY PUBLIC RIGHTS OF WAY OR EASEMENTS ACQUIRED OVER, UNDER OR ACROSS THE LANDPURSUANT TO TITLE 43 U.S.C. 15. TRUST INDENTURES, BOND INDENTURES, TRUSTAGREEMENTS, DEEDS OF TRUST, MORTGAGES OR OTHER DOCUMENTS WHICH MAY NOTDESCRIBE THE LAND BUT WHICH MAY AFFECT THE TITLE OR IMPOSE LIENS THEREON.NOT A SURVEY MATTER16. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLICRECORDS. NOT A SURVEY MATTER17. ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH WOULD BE DISCLOSED BY A CORRECTALTA/NSPS SURVEY.NOT A SURVEY MATTER18. RIGHTS OF PARTIES IN POSSESSION.NOT A SURVEY MATTER19. THE DESCRIPTION CONTAINED HEREIN IS FOR THE SOLE PURPOSE OF THE ISSUANCE OF THISPRELIMINARY REPORT AND IS NOT TO BE USED FOR ANY OTHER PURPOSE. NOT A SURVEY MATTERA NEW DESCRIPTION OF THE LAND THAT IS THE SUBJECT OF THIS REPORT MUST BE PREPAREDBY A CIVIL ENGINEER/SURVEYOR AND SUBMITTED TO THIS COMPANY FOR EXAMINATION. THISCOMPANY RESERVES THE RIGHT TO ADD ADDITIONAL TITLE EXCEPTIONS TO THIS REPORTSUBSEQUENT TO SAID EXAMINATION.PARKING FOR 1881 NORTH ROLLINS ROAD (PTR A):REGULAR: 60HANDICAP: 3 TOTAL: 63PARKING FOR 1855 ROLLINS ROAD (PTR B):REGULAR: 49HANDICAP: 1 TOTAL: 50NOTE: UPRR PARCEL HAS NO PARKING STALLS.FLOOD ZONE:ZONE:ZONE X - 0.2% ANNUAL CHANCE FLOOD HAZARD, AREAS OF 1%ANNUAL CHANCE FLOOD WITH AVERAGE DEPTH LESS THAN ONE FOOTOR WITH DRAINAGE AREAS OF LESS THAN ONE SQUARE MILE.ZONE AE - WITH BASE FLOOD ELEVATION OF EL 10.PANEL:065019 0132 FMAP NUMBER:06081C0132FDATED:APRIL 5, 2019SOURCE:FEMA FLOOD MAP SERVICE (https://msc.fema.gov/portal/home)DATE OF ACCESS:AUGUST 11, 2021C2.0 CL DOOR3' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR3' WIDECL DOOR3' WIDECL DOOR3' WIDECL DOOR12' WIDECL DOOR12' WIDECL DOOR12' WIDECL DOOR12' WIDECL DOOR3' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOORCL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR12' WIDECL DOOR6.8' WIDEONE STORYCONCRETE BLDG59,677± SQ.FT.1.37± ACRES1 5 1 . 0 3 '37.65'6.55'0.74'25.11'0.71'3.33'9.59'54.55'0.76'76.04'2 3 5 . 5 3 '73.19 '71.05'25.06 '12.11'2.02'4.72'2.02'8 9 . 8 2 ' 6 5 . 5 8 '24.73'100.07'37.57'14.22'12.76'15.00'33.13'30.20'7.73'99.51'49.98'1 3 6 . 2 7 '84.80'97 . 9 7 '54.23'2.17'2.17'9.26'22.66'2 4 . 6 6 '42.68'6 7 . 7 1 '52.84'CONCRE T E CONCRETEASPHALTASPHA L TASPHALTGROUNDGROUNDASPHA L T ASPHA L T CONC R E T E GROUNDFLAGPOLEHBCLF ONCONC. WALLCMUWALLCLF0.2' INCLFON PLONE STORYCONCRETE BLDG5,800± SQ.FT.0.13± ACRES ASPHALTASPHALT1" WTRPIPES (x3)BLDGHEIGHT27.6'BLDGHEIGHT23.4'BLDGHEIGHT22.2'BLDGHEIGHT10.2'BLDGHEIGHT19.9'CL DOOR3' WIDERRTRACKSCLFON PLCLF1.6' INBLDG2.0' INCLF2.0' INCLF0.08' OUT1.3' OUT (WB-PL)HB8"DIA.2.4 ' IN 4.0 ' IN 5.2 ' IN1.3 ' IN TCTBRCTBRCR O L L I N S R O A D( 8 4 ' R / W - A PUBLIC STREET)CLF0.2' OUTCLF1.6' IN7.9' IN (OVHG-PL)OVHGOVHG7.7' IN (BLDG-PL)0.4' INCLFON PL0.2' OUTCLFON PLCLFON PL0.6' OUT4.0' IN3.8' INGW1.4' OUTJOINT POLE5.5' OUT1.5' OUT (TC-PL)0.5' OUT0.8' IN0.4' IN2.2' OUTS I T E A C C E S SBFPBFP1.8' OUT5.0' OUT2.1' OUT (EV-PL)STEPSTYP.CONC.19.8 ' IN17.8' INDWYA S P H A L T D W Y ASPHALT20.5 ' IN (B LDG -P L )CONC. SW21.2 ' IN (B LDG -P L )25.1 ' IN (B LDG -P L )18.9 ' IN49.8 ' IN (B LDG -P L )CLF2 0 . 4 ' IN ( B LDG - P L )CONC.10.2' OUT (PL-FC)10.5' OUT (PL-FC)CONC.CROSSESPLCONC.CROSSESPLCONC.10' BS LCONC.STEPSTEP0.6 ' IN (C L F -P L )248.98'EP9.8' IN (BLDG-PL)1.4' OUT ( EAS EM ENT -P L )CLFN5 3 ° 1 1 ' 3 6 " E 6 0 1 . 3 8 ' (R 1 )S57°02'27"E 245.15' (245.13) (R1)S 5 3 ° 1 1 ' 3 6 "W 2 9 8 . 6 0 ' (R 1 ) (R 2 )R=430.97'Δ=36°30'36"L=274.62'(R2)N57°02'27"W (R2)45.00' (44.99') (R2)N03°33'04"W19.99' (R2)N21°39'58"W20.00' (R2)R=372.245'Δ=20°32'08"L=133.42' (R1)R=372.24'Δ=15°08'26"L=98.37' (R2)S73°43'44"W 80.32' (R1)(R=372.24'Δ=35°26'22"L=230.24')(R1)R=372.24'Δ=35°26'34"L=230.27'25.18' (R2)4 4 . 7 6 ' (R 3 )10' PG&E GAS EASEMENTPTR (A) EX. 12S81°54'00"W (R1)29.16' (R1)LANDS OFS. J. AMOROSO PROPERTIES CO.(DN. 87900AE)(6092 O.R. 57)PTR (A) PARCEL AREA122,296 ± SQ.FT. OR2.81 ± ACRESLANDS OFE&S PROPERTY, LLC ET.AL.(DN. 2020-057879)(70 MAPS 75)PTR (B) PARCEL AREA87,162 ± SQ.FT. OR2.00 ± ACRESS57°02'27"E BASIS OF BEARINGS477.34'31.97'FOUND 3/4" IRON PIPEWITH CORRODED PLUG(R3)FOUND 3/4" REBAR NO CAP (R2)(N27°46'04'W 0.09')FOUND 3/4" REBARNO CAP (SLIGHTLY DISTURBED) (R2)(S81°59'03"W 0.17')LANDS OFNOMURA & COMPANY INCAPN. 025-166-100DRAINAGERIGHT OF WAYLANDS OF UPRR9,339 SQ.FT.±VACANT LAND509.32' (M-M)(509.30') (R3)20' ROADWAY EASEMENTPTR (B) EX. 1020' ROADWAY EASEMENTPTR (B) EX. 10R=430.97'Δ=4°32'57"L=34.22'S81°54'00"W112.00'R=392.24'Δ=36°50'49"L=252.25'N53°11'36"E3.06'N39°00'24"W30.03'R=372.24'Δ=5°01'50"L=32.68'N53°11'36"E13.35'0.5 ' B LDG -OV ER EA S EM ENT SI T E A C C E S SDWYWALLTOEW B DWYDWYTREE CLUSTERSTREE CLUSTERS ABBREVIATIONS:ACASPHALTIC CONCRETEAPNASSESSORS PARCEL NUMBERARACCESS RAMPASVANTI-SIPHON VALVEBFPBACK FLOW PREVENTERBLDGBUILDINGBOLBOLLARDCABCABINETCBCATCH BASINCLCENTERLINECLFCHAIN LINK FENCECMUCONCRETE MASONRY UNITS WALLCOCLEAN OUTCOMMCOMMUNICATIONCONCCONCRETEDIDRAIN INLETDNDOCUMENT NUMBERDWYDRIVEWAYEBELECTRIC BOXELECELECTRICEOW/EOPEDGE OF WALK/PATHEPEDGE OF PAVEMENTEVELECTRIC VAULTFCFACE OF CURBFDCFIRE DEPARTMENT CONNECTIONFHFIRE HYDRANTFLFLOWLINEFNDFOUNDGGASGLGAS LINEGMTRGAS METERGP/GWGUY POLE/WIREGVGAS VALVEHBHOSE BIBBJPJOINT POLELGLIP OF GUTTERMMAPSM-MMONUMENT TO MONUMENTMHMANHOLEMONMONUMENTO.R.ORIGINAL RECORDPLPROPERTY LINE(R#)RECORDED REFERENCE NUMBERRRRAIL ROADR/WRIGHT OF WAYSDSTORM DRAINSDCOSTORM DRAIN CLEAN OUTSDMHSTORM DRAIN MAN HOLESLSTREET LIGHTSLBSTREET LIGHT BOXSQ.FT.SQUARE FOOTSSSANITARY SEWERSSCOSANITARY SEWER CLEAN OUTSSMH SANITARY SEWER MAN HOLETBRCTOP BACK OF ROLL CURBTBOXTELEPHONE BOXTCTOP OF CURBTSBTRAFFIC SIGNAL BOXTYP.TYPICALMHMAN HOLEWB/WVWATER BOX/WATER VALVEW-TTOP OF WALLUKNUNKNOWNWBWATER BOXWMWATER METERLEGEND:FOUND IRON PIPE AS NOTEDFOUND MONUMENT AS NOTEDAREA LIGHTANTI-SIPHON VALVE/BACKFLOW PREVENTERBOLLARDFIRE DEPARTMENT CONNECTIONFIRE HYDRANTGAS METERJOINT POLESANITARY SEWER MAN HOLESIGNSITE LIGHTSTORM DRAIN MAN HOLESTREET LIGHTVALVE AS NOTEDRECORD REFERENCESR1GRANT DEED - DN. 87900AE - 6092 O.R. 57R2PARCEL MAP - 70 MAPS 75R3SUBDIVISION MAP - UNIT NO. 1 MILLSDALEINDUSTRIAL PARK - 39 MAPS 49 & 50LINETYPES:ADJACENT LOT LINESUBJECT BOUNDARY LINEBACK OF CURBBUILDING STRUCTURECONCRETE LINEEASEMENT LINEFENCE LINELIP OF GUTTERMONUMENT LINEPARKING SPACEROAD CENTERLINETOP OF CURBTOP OF WALL255 SHORELINE DR., SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.com A.L.T.A./N.S.P.S. LAND TITLE SURVEY OF 1881-1885 & 1855 ROLLINS ROADALTA2 3C2.1 CL DOOR3' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR3' WIDECL DOOR3' WIDECL DOOR12' WIDECL DOOR12' WIDECL DOOR12' WIDECL DOOR12' WIDECL DOOR3' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR17' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR10' WIDECL DOOR3' WIDECL DOOR6' WIDECL DOOR3' WIDECL DOOR3' WIDECL GATEONE STORYCONCRETE BLDG59,677± SQ.FT.1.37± ACRES151.03'37.65'6.55'0.74'25.11'0.71'3.33'9.59'54.55'0.76'76.04'2 3 5 . 5 3 '73.19'71.05'25.06'12.11'2.02'4.72'2.02'89.82'65.58'24.73'1 3 6 . 2 7 '84.80'97 . 9 7 '14.20'24 . 7 0 '94.96'12 2 . 5 7 '24.05'36 . 1 7 '32.36'92 . 0 0 ' 67.71'52.84'CONCRE T E CONCRETEASPHALTASPHA L TASPHALTGROUNDGROUND ASPHALT GROUNDPOLEHBCMUWALLCLFON PLONE STORYCONCRETE BLDG40,742± SQ.FT.0.94± ACRESBLDGHEIGHT27.6'BLDGHEIGHT22.2'BLDGHEIGHT19.9'CL DOOR3' WIDERRTRACKSHB8"DIA.2.4' IN 4.0 ' IN 5.2 ' IN1.3' INTC ( 8 4 ' R / W - A PUBLIC STREET)R O L L I N S R O A D( 8 4 ' R / W - A PUBLIC STREET)B R O D E R I C K R O A D ( 5 0 ' R / W - A P U B L I C S T R E E T )0.4' INCLFON PL0.2' OUTCLFON PLCLFON PL0.6' OUT4.0' IN3.8' INGW1.4' OUTJOINT POLE5.5' OUT1.5' OUT (TC-PL)0.5' OUT0.8' IN0.4' IN2.2' OUTJOINT POLEON PL1 5 ' I N ( B L D G - P L ) SI T E A C C E S SBFP 5.0' OUT2.1' OUT (EV-PL)STEPSTYP.CONC.19.8' IN17.8' INDWYC O N C .GROUNDA S P H A L T A S P H A L T A S P H A L TGW0.4' OUTG R O U N D D W Y A S P H A L T A S P H A L T ASPHALT20.5' IN (BLDG -P L )24.2' IN (BLDG-PL)CONC. SWC O N C . SW 21.2 ' IN (B LDG -P L )25.1' IN (BLDG-PL)49.8' IN (BLDG-PL)25.8' INCLF2 0 . 4 ' IN ( B LDG - P L )CONC.10.2' OUT (PL-FC)10.5' OUT (PL-FC)10.2' OUT (PL-FC)5. 4 ' O U T ( P L - F C ) 5. 3 ' O U T ( P L - F C )CONCRETECONC.CROSSESPLCONC.CROSSESPLCONC.10' BSLCONC.STEPSTEP0.6 ' IN (C L F -P L )248.98'EP CLF3.6' OUT (MH-PL)N53°11'36"E 601.38' (R1)S57°02'27"E 245.15' (245.13) (R1)S57°02'27"E 194.98' (R2)R=20.00' (R2)Δ=96°47'22" (Δ=96°47'27") (R2)L=33.79' (R2)S 5 3 ° 1 1 ' 3 6 "W 2 9 8 . 6 0 ' (R 1 ) (R 2 ) (S 3 9 ° 4 5 'W 2 8 9 . 6 7 ' ) ( R 2 ) N 3 9 ° 4 4 ' 5 5 " E 2 8 9 . 6 7 'R=430.97'Δ=36°30'36"L=274.62'(R2)N57°02'27"W (R2)45.00' (44.99') (R2)N03°33'04"W19.99' (R2)N21°39'58"W20.00' (R2)R=372.245'Δ=20°32'08"L=133.42'(R1)R=372.24'Δ=15°08'26"L=98.37'(R2)S73°43'44"W 80.32' (R1)25.18' (R2)10' PG&E GAS EASEMENTPTR (A) EX. 12S81°54'00"W (R1)29.16' (R1)LANDS OFS. J. AMOROSO PROPERTIES CO.(DN. 87900AE)(6092 O.R. 57)PTR (A) PARCEL AREA122,296 ± SQ.FT. OR2.81 ± ACRESLANDS OFE&S PROPERTY, LLC ET.AL.(DN. 2020-057879)(70 MAPS 75)PTR (B) PARCEL AREA87,162 ± SQ.FT. OR2.00 ± ACRESN 3 9 ° 4 4 ' 5 5 " E 3 5 4 . 4 9 ' 9 5 . 5 8 'S57°02'27"E BASIS OF BEARINGS477.34'FOUND 3/4" IRON PIPEWITH TAG ILLEGIBLEIN MONUMENT WELL(R3)FOUND 3/4" IRON PIPEWITH BRASS TAG & NAILIN MONUMENT WELL"RCE 7328"(R3)FOUND 3/4" REBAR NO CAP (R2)(N27°46'04'W 0.09')FOUND 3/4" REBARNO CAP (SLIGHTLY DISTURBED) (R2)(S81°59'03"W 0.17')LANDS OFNOMURA & COMPANY INCAPN. 025-166-100DRAINAGERIGHT OF WAY4 5 0 . 0 7 ' (M -M ) (4 5 0 . 0 0 ' ) ( R 3 )509.32' (M-M)(509.30') (R3)20' ROADWAY EASEMENTPTR (B) EX. 1020' ROADWAY EASEMENTPTR (B) EX. 10R=430.97'Δ=4°32'57"L=34.22'S81°54'00"W112.00'0.5' BLDG-OVER EASEMENT SITEACCESSDW YSITEACCESS SI T E A C C E S S SI T E A C C E S S DWYDWYSITEACCESSW B U B D W Y D W Y D W Y D W Y DWYDWYDWYDWY255 SHORELINE DR., SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.com A.L.T.A./N.S.P.S. LAND TITLE SURVEY OF 1881-1885 & 1855 ROLLINS ROADALTA3 3C2.2 C2.3 31,013 SF 217,452 SF L14 All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-1.1.0Landscape Plan TRUE BRODER I C K R DROLLINS RD 0 30 60 Feet 2010 L1 Ornamental TreeL2 L3 Evergreen Tree L4 Planting Area L5 L6 Plaza A Focal Point L7 Plaza B Focal Point L8 Seatwall L9 Paving A L10 Paving B L11 Concrete Sidewalk L12 Wood Fence; See L-3.1.0 L13 Future Resident Parking C3 Planter Swimming Pool L15 Chaise Lounge L16 Umbrella L17 Canopy L18 Dining Table L19 BBQ Grill L20 Paving C L21 Paving D L22 Synthetic Turf L23 Water Feature L24 Movable Furniture L25 BBQ Grill L26 60" Ht. Pool Enclosure L3 L5 L5 L5 L3L13 L6L9 L24 L3 L7 L10 L17 L16 L2 L17 L18L15 L25 L8 L35 L26 L21 L22 L17 L5 L3 L5 L5 L11 L19 L8 L2 L24 L17 L22 L24 L23 L1 L2 L19 L2 L1 L11 L3 L4 L4 L11 L12 L12 L27 Asphalt Driveway L4 L27 L28 L11 LANDSCAPE LEGEND PLAZA A SEE L1.1.1 L26 PLAZA B SEE L1.1.2 PLAZA C, SEE L1.1.2 PRIVATE DRIVE L28 Dog Run L27 L29 Banquette Seating L30 Bar Seating L26 L24 L30 L32 L20 L31 TV Wall Catering CounterL32 Pool Table L29 L31 L33 L34 L36 L20 L33 L34 Ping Pong Table L35 Shuffleboard Table L29 L36 L36 Loggia Cabana L31 L31L31 L37 Plaza A Hours of Operation Sign L37 L9 L10 L10 L12 L2 L24 L14 L8 L4 L8 L31 L38 Mulch L38 L5 L5 L5 L2 L2 L2 L2 L2 L39 Chain Link Fence; See L-3.1.0 L39 L11 SEPTEMBER 8, 2022 All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-1.1.1Plaza A Enlargement Plan TRUE0816 Feet 4230'-0"Red Line Indicates Portion of Plaza A with Minimum 30'-0" Dimension; 2,422 S.F. Enhanced Paving (Typ) Steps UP to Plaza Level Steps UP to Plaza Level Ornamental Tree in Paving Grate (Typ) Seatwall (Typ) Steps UP to Plaza Level Planting Area P.A. (Typ) P.A. P.A. P.A. P.A. P.A. P.A.P.A. P.A. P.A. P.A. Typical Concrete Sidewalk Plaza A Focal Point (Artwork) Enhanced Paving (Typ) PRIVATE DRIVE ROLLINS RDR.O .W . L ine R.O .W . L ine Plaza A 3,824 s.f. Blue Hatch Represents Extent of Plaza A - 3,824 s.f. (Including Red Line Area 2,422 s.f.) ±66' ±24' ±40'±88' Sign Location to Include Hours of Operation Bike Rack (Typ) Litter Receptacle Purple Dashed Line Indicates Plaza Below Cover 475 s.f. (475/3,824=12.4%) 87.6% of Plaza A is Open to Sky SEPTEMBER 8, 2022 S T O P All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-1.1.2Plaza B & C Enlargement Plan TRUE0816 Feet 42ROLLINS RDROLLINS RD BRODER I C K R D Plaza B 2,072 s.f.R.O .W . L ine R.O .W . L ine R.O .W . L ine Blue Hatch Represents Extent of Plaza B - 2,072 s.f. Enhanced Paving Steps UP to Building Level Ramp UP to Building Level P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. Plaza B Focal Point (Artwork) Enhanced Paving Ornamental Tree in Planting Area (Typ) Seatwall (Typ) P.A. P.A. Seatwall (Typ) ±16' Bike Rack (Typ) Litter Receptacle ±17'±46' Bike Rack (Typ)±17' NOTE: 100% of Plaza C is Open to Sky NOTE: 100% of Plaza B is Open to Sky Planting Area P.A. (Typ) ±38'±41' Plaza C 1,003 s.f. Blue Hatch Represents Extent of Plaza C -1,003 s.f. Seatwall (Typ) SEPTEMBER 8, 2022 All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-1.2.1Hardscape Palette POOL SEATING NIGHT SEATING TV FEATURE WALL PLAZA OUTDOOR THEATER PET AMENITY POOL OUTDOOR GAMING OUTDOOR GAMING CABANA BBQ GRILLFOUNTAIN SEPTEMBER 8, 2022 All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-1.2.2Landscape Palette SHRUBS DIETES IRIDIOIDES AFRICAN IRIS MAHONIA EURYBRACTEATA SOFT CARESS MAHONIA PHORMIUM 'MAORI QUEEN' MAORI QUEEN FLAX NANDINA DOMESTICA ' GULF STREAM NANDINA VIBURNUM AWABUKI 'CHINDO' CHINDO VIBURNUM GROUNDCOVER DELOSPERMA COOPERI PINK HARDY ICE PLANT OPHIOPOGON JAPONICUS 'NANUS' DWARF MONDO GRASS ROSMARINUS OFFICINALIS 'HUNTINGTON' HUNTINGTON CARPET 'ROSEMARY' TRACHELOSPERMUM JASMINOIDES STAR JASMINE FESTUCA ARUNDINACEA TALL FESCUE LAWN LIGUSTRUM JAPONICUM 'TEXANUM' WAX LEAF PRIVET OLEA EUROPAEA 'MONTRA' LITTLE OLLIE DWARF OLIVE LANTANA SELLOWIANA 'MONMA' WHITE LIGHTIN' TRAILING LANTANA NOTE: See Sheet L-2.1.0 for Quantity, Species and Box size of All Trees to be Planted on Site. CHONDROPETALUM TECTORUM CAPE RUSH CARISSA MACROCARPA DWARF NATAL PLUM ASPARAGUS DENSIFLORUS MYERS FERN RAPHIOLEPSIS INDICA INDIAN HAWTHORN FESTUCA MAIREI ATLAS FESCUE AGAPANTHUS AFRICANUS AGAPANTHUS SEPTEMBER 8, 2022 PLANTERBANQUET BENCHBAR SEAT INGTV WALLCATERING COUNTERNANA WALL X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-2.1.0Tree Planting Plan TRUE BRODER I C K R DROLLINS RD 0 30 60 Feet 2010 PRIVATE DRIVE PROTECTED TREE NOTE NO EXISTING TREE OVER 48 INCHES CIRC. MEASURED AT 54 INCHES FROM NATURAL GRADE MAY BE REMOVED WITHOUT A PROTECTED TREE REMOVAL PERMIT FROM THE PARKS DIVISION. (558-7330) PER ARBORIST REPORT, THERE ARE NO EXISTING TREES OVER 48 INCHES ON SITE PLANTING LEGEND STREET TREES ON-SITE TREES Australian Willow - Geijera parvifolia Size: 36" Box Qty: 22 Medjool Palm - Phoenix dactylifera Size: 48" Box (16' Brown Trunk Height) Qty: 5 River Birch - Betula nigra Size: 36" Box Qty: 15 Henkelii Yew - Podocarpus henkelii Size: 24" Box Qty: 17 Spartan Juniper - J. chinensis 'Spartan' Size: 24" Box Qty: 19 Swan Hill Olive - Olea europaea 'Swan Hill' Size: 36" Box Qty: 8 Armstrong Red Maple - A. rubrum 'Armstrong' Size: 24" Box Qty: 8 SHRUBS & GROUNDCOVER Tall Fescue - Festuca arundinacea Solid Sod LAWN See Planting Palette for Shrubs & Groundcover Re: L-1.2.2 Fruitless Olive - Olea europaea 'Wilsonii' Size: 36" Box Qty: 4 Redwood - Sequoia Sempervirens 'Aptos Blue' Size: 36" Box Qty: 5 SEPTEMBER 8, 2022 PLANTERBANQUET BENCHBAR SEAT INGTV WALLCATERING COUNTERNANA WALL X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-3.1.0Fencing Plan TRUE BRODER I C K R D 0 30 60 Feet 2010ROLLINS RD FENCING LEGEND 7' HT WOOD FENCE; SEE L3.1.1 BEGIN FENCE AT EXISTING CHAIN LINK FENCE TO REMAIN FENCE TO END AT PROPOSED SIDEWALK PRIVATE DRIVE 4' HT CHAIN LINK FENCE; SEE L3.1.1 SEPTEMBER 8, 2022 All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-3.1.1Fencing Details SCALE:A SECTION / ELEVATION 7' HT. PERIMETER WOOD FENCE 1" = 1'-0" NOTE: 1.Fence to be Painted PT-2 per Mat Leg/L0.00 2.Wood Shall be Redwood or Pressure Treated (varies where indicated) Set Post in 12" Dia Sono-tube and Backfill with Fence Post Concrete Mix as Shown 1" x 6" Pickets (Redwood), set horizontal 1" x 4" Vertical Member to Align with Post (Redwood) 2" x 8" Top Cap 2-3/8" Dia. Galvanized Steel Post Simpson Strong Tie Pipe Grip Tie PGT2A ℄ ℄ ℄ ℄7-1/2"6'-0" o.c. Max 7'-0"2" Clr.ROW LineSimpson Strong Tie Pipe Grip Tie PGT2A 2"x6" Horizontal Member to span between Posts (P.T.) 2"x6" Horizontal Member to span between Posts (P.T.) Install Additional 2"x6" Vertical Member (P.T.) Ctrd Between Posts as Shown Face Screw through Horiz Pickets into Vertical Member 2-3/8" Dia. Galvanized Steel Post (Typ) Simpson Strong Tie Pipe Grip Tie PGT2A Horizontal Members Fastened to Bracket w/ Carriage Bolt and Nuts as Req'd 3'-0"6"12" Ø 2 1/2" O. D. Corner Line Post w/ Oval Cap 10'-0" MAX. Between Posts 1 5/8" O. D. Line Post w/ Loop Cap Tension Wire (Typ.) Tension Bar (Typ.)4'-0"2'-0"2'-6" Min.1'-0" Min. 1 3/8" O. D. Top RailBlack Vinyl Coated Chain Link Fabric, (Top Selvage Knuckled) 1 3/4" Diamond Pattern 2" Air Space (Typ.) Posts and ALL hardware to be Black in Finish and Match Vinyl Fabric. NO EXCEPTIONSConcrete Footing (Typ) SCALE:B SECTION / ELEVATION 48" HT. VINYL COATED CHAIN LINK FENCING 1" = 1'-0" SEPTEMBER 8, 2022 PLANTERBANQUET BENCHBAR SEAT INGTV WALLCATERING COUNTERNANA WALL X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-4.1.0Irrigation Hydrozone Plan TRUE BRODER I C K R D 0 30 60 Feet 2010 IRRIGATION CONCEPT THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE STATE OF CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (TITLE 23 - DIVISION 2-CHAPTER 2.7) THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES. THE IRRIGATION SYSTEMS WILL CONSIST PRIMARILY OF LOW VOLUME, LOW FLOW BUBBLERS FOR TREES, POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS, AND LOW FLOW IRRIGATION FOR TURF PLANTINGS. PLANTS WILL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN EXPOSURE AND WATER USE TO ALLOW FOR IRRIGATION APPLICATION BY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL EVAPO-TRANSPIRATION RATES. THE ENTIRE SITE WILL BE DESIGNED TO RUN DURING NIGHTTIME HOURS WHEN IRRIGATION IS MOST EFFICIENT. TREES, SHRUBS & GROUNDCOVERS TURF BIORETENTION HYDROZONE LEGENDROLLINS RD PRIVATE DRIVE SEPTEMBER 8, 2022 All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-4.1.1Irrigation Calculations 5,386 24,724 656 17.50 80.36 2.13 30,766 555,457 (41.6)(0.62)[(0.7 x LA) + (0.3 x SLA)] (41.6)(0.62)[(0.7 x 30,766) + (0.3 x 0)] (41.6)(0.62)[(21,536) + (0)] (41.6)(0.62)[(21,536)] (25.792)[(21,536)] 555,457 0.8 5,386 4,308 0.3 24,724 7,417 0.5 656 328 12,053 509,251 (41.6)(0.62)((PF x HA)/IE)) (41.6)(0.62)((4,308)/(0.7)) (41.6)(0.62)((6,154)) 158,724 (41.6)(0.62)((PF x HA)/IE)) (41.6)(0.62)((7,417)/(0.9)) (41.6)(0.62)((8,241)) 212,551 (41.6)(0.62)((PF x HA)/IE)) (41.6)(0.62)((328)/(0.7)) (41.6)(0.62)((469)) 12,096 SEPTEMBER 8, 2022 PLANTERBANQUET BENCHBAR SEAT INGTV WALLCATERING COUNTERNANA WALL X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-5.1.0Landscape Coverage Plan TRUE BRODER I C K R DROLLINS RD 0 30 60 Feet 2010 PRIVATE DRIVE IN-GROUND SOFT LANDSCAPING 34,516 S.F. (16% OF SITE AREA) LANDSCAPE COVERAGE SITE AREA EXTENT OF SITE AREA IN-GROUND SOFT LANDSCAPING (TYP) SEPTEMBER 8, 2022 217,495 S.F. (20% = 43,499 S.F.) PLANTERBANQUET BENCHBAR SEAT INGTV WALLCATERING COUNTERNANA WALL X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0" X 9' - 0" 18' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X8' - 6"17' - 0"X 8' - 6" 17' - 0" X 8' - 6" 17' - 0" All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. JULY 20, 2022BURLINGAME, CALIFORNIA1855-1881 N ROLLINS ROAD APN: 025166230, 025166240 L-6.1.0Site Lighting Plan TRUE BRODER I C K R DROLLINS RD 0 30 60 Feet 2010 3'-0" HEIGHT LIT BOLLARD FORMS + SURFACES APTOS OR APPROVED EQUAL LIGHTING LEGEND 16'-0" HEIGHT POLE LIGHT COOPER LIGHTING SOLUTIONS LUXESCAPE OR APPROVED EQUAL PRIVATE DRIVE Pole Light (Typ) Pole Light (Typ) Building Wall Light (Typ) Pole Light (Typ) Lit Bollard (Typ) Lit Bollard (Typ)LED BUILDING WALL MOUNTED LIGHTS OR APPROVED EQUAL TREE UPLIGHT OR APPROVED EQUAL Building Wall Light (Typ) Tree Uplight (Typ) Tree Uplight (Typ) Pole Light (Typ) Pole Light (Typ)Building Wall Light (Typ) Tree Uplight (Typ) SEPTEMBER 8, 2022 BKFENGINEERS255SHORELINEDRIVESUITE200REDWOODCITY,CA94065(650)482-6300www.bkf.comBKF Engineers, Thomas R. Morse, PE, LEED® AP 07/28/2022 07/28/2022 RECEIVED City of Burlingame CDD-Planning DIV REVISED 07.29.22 BKFENGINEERS255SHORELINEDRIVESUITE200REDWOODCITY,CA94065(650)482-6300www.bkf.com BKFENGINEERS255SHORELINEDRIVESUITE200REDWOODCITY,CA94065(650)482-6300www.bkf.com Item No. 9a Design Review Study City of Burlingame Design Review and Minor Use Permit Address: 740 Paloma Avenue Meeting Date: September 26, 2022 Request: Application for Design Review for a new, two-story single-unit dwelling and detached garage and Minor Use Permit for plate height of new detached garage. Applicant: Dain Adamson, Thomas James Homes APN: 029-043-310 Architect: Bassenian Lagoni Lot Area: 7,447 SF Property Owner: SF21G, LLC (Thomas James Homes) Zoning: R-1 General Plan: Low Density Residential Project Description: The subject property is an interior lot that contains an existing one-story single-unit dwelling and detached garage. The applicant is proposing to demolish all structures on the site and build a new, two-story single-unit dwelling and detached one-car garage. The project proposes a total floor area of 3,725 SF (0.50 FAR) where 3,727 SF (0.50 FAR) is the maximum allowed (includes 59 SF front porch exemption). The new dwelling would contain four bedrooms (proposed den on the first floor does not qualify as a bedroom because it does not contain a door and the opening is at least 50% of the wall length). Two parking spaces, one of which must be covered, are required for a four-bedroom house. The new detached garage measures 11’-0” x 20’-6” (clear interior dimensions) and provides the required covered parking for the four-bedroom house; one uncovered parking space (9’ x 18’) is provided in the driveway. The applicant is also requesting a Minor Use Permit for a 9’-8” plate height on the detached garage where 9’-0” above grade is the maximum allowed. All other Zoning Code requirements have been met. On May 31, 2022, a Tree Removal Permit was approved by the City Arborist for the removal of six (6) trees due to poor health and/or structural issues. Six (6) new 24-inch box landscape trees are proposed to replace the removal of these existing trees. A Certified Arborist Report, prepared by HMH on March 24, 2022 is included in the attachments. The applicant is requesting the following applications:  Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020 (C)(1)(a));  Minor Use Permit for detached garage plate height (9’-8” plate height proposed where 9’-0” is the maximum allowed) (C.S. 25.31.020(C)(8)(a)). This space intentionally left blank. 740 Paloma Avenue Design Review and Minor Use Permit 740 Paloma Avenue -2- Lot Area: 7,447 SF Plans date stamped: August 31, 2022 PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): 15’-2” 27’-8” 15’-0” (block average) 20’-0” Side Setbacks (left): (right): 5’-6” 11’-3” 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 33’-3” 38’-2” 15'-0" 20'-0" Lot Coverage: 2,302 SF 30.9% 2,979 SF 40% FAR: 3,725 SF 0.50 FAR 3,727 SF 1 0.50 FAR # of bedrooms: 4 --- Off Street Parking: 1 covered (11’ x 20’-6” clear interior dimensions) 1 uncovered (9' x 18') 1 covered (10' x 18') 1 uncovered (9' x 18') Building Height: 29’-8” 30'-0" Declining Height Envelope: complies C.S. 25.26.075 1 (0.32 x 7,447 SF) + 1,100 SF + 244 SF = 3,727 SF (0.50 FAR) Summary of Proposed Exterior Materials:  Windows: fiberglass with simulated true divided lights  Doors: fiberglass  Siding: cementitious siding (6”), cementitious shingles, cementitious trim/corner board (5.5”)  Roof: composition shingle  Other: stone veneer porch base, wood corbels, brick trim Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory struc tures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing Design Review and Minor Use Permit 740 Paloma Avenue -3- structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Findings for a Minor Use Permit: In order to grant a Minor Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.66.060, A-E): A. The proposed use is consistent with the General Plan and any applicable specific plan. B. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. D. The site is physically suitable in terms of: 1. Its design, location, shape, size, and operating characteristics of the proposed use to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yard s, and other features required to adjust the use with the land and uses in the neighborhood; 2. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). E. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. ‘Amelia Kolokihakaufisi Associate Planner c. Dain Adamson, Thomas James Homes, applicant Bassenian Lagoni, architect SF21G, LLC (Thomas James Homes), property owner Design Review and Minor Use Permit 740 Paloma Avenue -4- Attachments: Application to the Planning Commission Applicant’s Letter of Explanation, dated April 1, 2022 Minor Use Permit Application Arborist Report, prepared by HMH and dated March 24, 2022 Notice of Public Hearing – Mailed September 16, 2022 Area Map Thomas James Homes 255 Shoreline Drive Suite 428 Redwood City, CA 94065 740 Paloma Avenue Letter of Explanation Job No. 918-21316 April 1st, 2022 The proposed home at 740 Paloma Avenue is designed with the Craftsman style, a product of the historic Arts and Crafts movement. This style is known for its low-pitched gabled roofs, exaggerated eave overhangs, and wooden elements. Other key elements will include large front porches, shingle sidings and tapered columns. The proposed design helps compliment the current pattern of Craftsman style homes on the street as well as balance with the historically Spanish styled homes. This home blends with the current neighborhood aesthetic, using an efficient footprint and low pitched roof to minimize the impact of the new construction on the street. To maintain the atmosphere accustomed to by neighboring homes this style uses materials and design details to mimic those of adjacent homes. To further protect the privacy of the homebuyer and neighbors, much effort has been placed to locate windows and doors inward to the site and reducing the size of those windows facing the adjacent homes. City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Minor Use Permit Application The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City’s Ordinance (Code Section 25.66.060). Your answers to the following questions can assist the Director or Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. A. How will the proposed use be consistent with the General Plan, Zoning Ordinance, and any applicable Specific Plan? B. How will the design, location, size, and operating characteristics of the proposed activity be compatible with the existing and future land uses in the vicinity? Page 1 of 2 740 Paloma Avenue in Burlingame, CA is located in the Residential Zoning District: R-1 Zone. The proposed use of the new detached garage will be consistent with Zoning Ordinance as it relates to the R-1 requirements. The overall height of the proposed detached garage and plate height maximum (measured from finished floor) complies with Table 25.10-2 within code section 25.10.030 - Development Standards. The proposed detached garage will have a height of 9'-8" (nine feet, eight inches) from finished grade to top of plate because of the constructibility of a finished concrete slab accompanied with the grade differences present on the lot. The existing neighborhood surround 740 Paloma Avenue is a mixture of single and two story Traditional styled homes accompanied with an adjacent drive aisle leading to a single-car detached garage located within the rear of the lot. The proposed residence at 740 Paloma Ave will match the existing (and future) program of the surrounding neighborhood with its elevation style and proposed detached single-car garage. C. Explain how the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. D. Explain how the site is physically suitable in terms of: 1. Its design, location, shape, and size to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood; 2. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). Page 2 of 2 The allowance of the minor exceedance in plate height from finished grade is requested to preserve the neighborhood by avoiding significant grading that would be required. Additionally, this will avoid potential conforming issues with the existing grade along the neighboring property lines. The proposed plate height is designed to keep the massing centralized with a ridgeline that runs front to back for a slender profile of elevation. The 8” exceedance thus will not affect the neighboring homes. The roughly ~7500 sq. ft. rectilinear site perpendicular to Paloma Avenue is physically suitable to accommodate the proposed two story single-family residence with a detached garage based on the underlying development standards present in the R-1 Zoning Code. Other features including landscape, fencing, parking and yard space all have been implemented into the proposed project to continue to serve the same land use present in the residential zone. Additionally, public improvements will include removal and replacement of the existing sidewalk and existing curb and gutter. Utility improvements will included removal and replacement the existing water meter, removal and replacement of a new sewer lateral and installation of a new sanitary sewer clean out. CERTIFIED ARBORIST REPORT September 22, 2021 Rev. March 24, 2022 5985.40 PROJECT 740 Paloma Ave. Burlingame, CA PREPARED FOR Thomas James Homes PREPARED BY HMH 1570 Oakland Road San Jose, CA 95131 William Sowa ISA Certified Arborist #WE-12270A TABLE OF CONTENTS Page Table of Contents 1 Introduction and Overview 2 Methodology 2 Summary of Findings 2 Table 1 - Tree Quantity Summary 3 Table 2 - Tree Evaluation Summary 4 General Observations and Recommendations 6 Recommendations for Tree Protection During Construction 16 Maintenance Recommendations for Trees to Remain 17 Terms and Conditions 19 Exhibit A – Existing Tree Map 20 Tree Photographs 21 HMH 1 of 25 03/24/2022 INTRODUCTION AND OVERVIEW HMH was contracted to complete a survey, assessment and arborist report for trees located within the limit of work illustrated on Exhibit A. The project site encompasses one residential lot totaling approximately .15 acres. The site is surrounded by single-family homes with Paloma Avenue along the west of the site. Our scope of services includes locating, measuring DBH, assessing, and photographing the condition of all trees within the limit of work. Disposition and health recommendations are based on current site conditions. Site development/design may affect the preservation suitability. METHODOLOGY Our tree survey work is a deliberate and systematic methodology for cataloging trees on site: 1. Identify each tree species. 2. Note each tree’s location on a site map. 3. Measure each trunk circumference at 48” above grade per ISA standards for trees six inches or greater. 4. Evaluate the health and structure of each tree using the following numerical standard: 5 - A healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species. 4 - A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. 3 - A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care. 2 - A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. 1 - A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated. 0 - Tree is dead. SUMMARY OF FINDINGS HMH conducted a tree inventory of 18 trees located within the limit of work outlined in Exhibit A. Seven (7) of the trees inventoried is classified as protected tree under the City of Burlingame Urban Reforestation and Tree Protection Ordinance. A protected tree is: Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; or A stand of trees in which the director has determined each tree is dependent upon the others for survival. Table 1 - Tree Quantity Summary summarizes tree quantities by both species and size. Each species that was inventoried as part of this scope is included. This is a useful tool for analyzing the mixture of trees as part of the project. The size table is useful when calculating mitigation requirements in the case of tree removal as well as aiding in determining tree maturity. Table 2 - Tree Evaluation Summary lists each tree number, botanical name, common name, DBH, circumference, ordinance trees, health rating, preservation suitability, general notes and observations and recommendations. HMH 2 of 25 03/24/2022 Species Quantity % of Site Acacia melanoxylon 1 6% Citrus spp.1 6% Crataegus monogyna 2 11% Ligustrum lucidum 1 6% Liquidambar styraciflua 2 11% Pinus jeffreyi 1 6% Pittosporum undulatum 3 17% Prunus cerasifera 2 11% Pyrus spp.1 6% Quercus spp.1 6% Schinus terebinthifolia 2 11% Washingtonia spp.1 6% Total Trees 18 100% TABLE 1 - TREE QUANTITY SUMMARY Tree Quantity by Species HMH 3 of 25 03/24/2022 Suitability for Preservation is based on the following Health Rating 5 4 3 2 1 0 Abbreviations and Definitions CD Codominant branches CDB Dieback in Crown CR Crowded D Decline DBH Diameter at Breast Height EG Epicormic Growth EH Exposed Heartwood H Hazardous HD Headed IB Included Bark LC Low crotch LN Leaning Tree ML Multiple Leaders PT Phototropism S Suckers SD Structural Defects SE Severe SL Slight SR Surface Roots ST Stress WU Weak Union Protected Tree Tree is dead. Multiple central leaders originating below the DBH measurement site. Tree is bounded closely by one or more of the following: structure, tree, Etc. Naturally or secondary conditions including cavities, poor branch attachments, cracks, or decayed wood in any part of the tree that may contribute to structural failure. Structural defect where bark is included between the branch attachment so the wood can't join. Such defect can have a higher probability of failure. Condition where branches in the tree crown die from the tips toward the center. Watersprouting on trunk and main leaders. Typically indicative of tree stress. Measurement of tree diameter in inches. Measurement height varies by City and is noted above. TABLE 2 - TREE EVALUATION SUMMARY Prepared By: William Sowa ISA Certified Arborist WE-12270A A healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species. A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care. Good - Trees with good health and structural stability that have the potential for longevity at the site. Moderate - Trees in somewhat declining health and/or exhibits structural defects that cannot be abated with treatment. Trees will require more intense management and will have a shorter lifespan than those in the 'Good' category. Poor - Trees in poor health or with significant structural defects that cannot be mitigated. Tree is expected to decline, regardless of treatment. Date of Evaluation: 8/17/2021 DBH MEASUREMENT HEIGHT: 48" A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; or A stand of trees in which the director has determined each tree is dependent upon the others for survival. Weak union or fork in tree branching structure. A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated. Shoot arising from the roots. A tree that in it's current condition, presents a hazard. Forked branches nearly the same size in diameter, arising from a common junction an lacking a normal branch union. Tree shows obvious signs of decline, which may be indicative of the presence of multiple biotic and abiotic disorders. Tree exhibits phototropic growth habits. Reduced trunk taper, misshapen trunk and canopy growth are examples of this growth habit. Exposure of the tree's heartwood is typically seen as an open wound that leaves a tree more susceptible to pathogens, disease or infection. Roots visible at finished grade. Environmental factor inhibiting regular tree growth. Includes drought, salty soils, nitrogen and other nutrient deficiencies in the soil. Poor pruning practice of cutting back branches. Often practiced under utility lines to limit tree height. Tree leaning, see notes for severity. More than one upright primary stem Indicates the severity of the following term. Indicates the mildness of the following term. HMH 4 of 25 03/24/2022 TREE # BOTANICAL NAME COMMON NAME DBH (INCHES) CIRCUMFERENCE (INCHES) PROTECTED TREE HEALTH PRESERVATION SUITABILITY REMOVE OR RETAIN NOTES 1 Prunus cerasifera Purple Leaf Plum 1.2 4 NO 3 Moderate Retain Street Tree, new tree 2 Prunus cerasifera Purple Leaf Plum 1.0 3 NO 3 Moderate Retain Street Tree, new tree 3 Schinus terebinthifolia Brazilian Pepper 12, 6, 11, 5 107 YES 3 Poor Remove - Health CR powerlines, Multi-trunk, SR - girdling, pushing up sidewalk, SD 4 Schinus terebinthifolia Brazilian Pepper 28.4 89 YES 3 Moderate Remove - Development CR powerlines, ST, termites 5 Crataegus monogyna Hawthorn 7.7 24 NO 3 Poor Remove - Health/Development LN, CR by #7 6 Crataegus monogyna Hawthorn 3, 2.2 16 NO 2 Poor Remove - Health/Development LN, Multi-trunk 7 Acacia melanoxylon Blackwood Acacia 17.2 54 YES 3 Poor Remove - Health/Development SE CR #8 8 Washingtonia spp.Fan Palm 8.7 27 NO 3 Poor Remove - Health/Development SE CR #7 9 Ligustrum lucidum Glossy Privet 6.4 20 NO 3 Poor Remove - Health/Development CR neighbor's house 10 Pittosporum undulatum Victorian Box 5.5, 3.7 29 NO 3 Moderate Remove - Development 11 Pinus jeffreyi Jeffrey Pine 24.8 78 YES 3 Moderate Remove - Development ST, CR neighbor's house, gall 12 Pyrus spp.Pear 8, 5.5, 7.4, 5, 4.7 96 YES 0 Poor Remove - Health Dead 13 Pittosporum undulatum Victorian Box 6, 3.7, 3, 2 46 NO 2 Poor Remove - Health ST, CDB 14 Pittosporum undulatum Victorian Box 3, 2 16 NO 3 Moderate Remove - Development CD 15 Liquidambar styraciflua Sweetgum 7,8 47 NO 3 Moderate Remove - Development Sap leaking 16 Citrus spp.Citrus 1.8, 2.5, 2 20 NO 3 Moderate Remove - Development 17 Liquidambar styraciflua Sweetgum 16.3 51 YES 2 Poor Remove - Health/Development CR fence, SE sap leak 18 Quercus spp.Oak 18.7 59 YES 2 Poor Retain CR house and fence, IB HMH 5 of 25 03/24/2022 GENERAL OBSERVATIONS AND RECOMMENDATIONS Species: Acacia melanoxylon (Blackwood Acacia) Tree number 7 Quantity: 1 Observations / Recommendations: The Blackwood Acacia is severely crowded next to a fan palm. Because of this crowding, it doesn’t appear to have developed a proper trunk taper, which could lead to structural failure. Blackwood Acacias are considered somewhat invasive due to their prolific self-seeding and regrowth from root fragments. It is recommended that this tree is removed. Blackwood Acacia and Fan Palm crowding HMH 6 of 25 03/24/2022 Species: Citrus spp. (Citrus) Tree number 16 Quantity: 1 Observations / Recommendations: This citrus tree is in moderate shape and moderate health. It appears to have a crowded branching structure, so structural pruning would benefit this tree. A routine feeding regiment with an all-purpose citrus fertilizer and supplemental irrigation is recommended as well. Species: Crataegus spp. (Hawthorn) Tree #5 (on the left) and Tree #6 (on the right) Tree numbers 5 & 6 Quantity: 2 Observations / Recommendations: Trees #5 and #6 are in moderate shape and health. They appear to either be volunteers or a single tree growing from a common source underground. The trees are crowded at the base by each other, but as they got taller, they started growing leaning away from each other. Hawthorns are considered invasive because of their prolific self-seeding. It is recommended that these trees are removed. HMH 7 of 25 03/24/2022 Species: Ligustrum lucidum (Glossy Privet) Tree Number 9 Quantity:1 Observations / Recommendations: The Glossy Privet is in poor shape and condition. It appears to have been planted as a hedge and has grown lanky and tall searching for light. It is growing next to a fence and very close to the neighbor’s house. Because of the crowded location it has grown, the tree lacks proper structure and form. This tree is considered invasive and reseeds and produces suckers freely and can crowd out other plants quickly. This tree is a candidate for removal. HMH 8 of 25 03/24/2022 Species: Liquidambar styriciflua (Sweetgum) Tree 15 Tree Numbers 15 & 17 Quantity:2 Observations / Recommendations: Tree #15 is in moderate health and condition. There is some sap leakage on the trunk which can be a sign of an infection, but it is not a large amount. Tree #17 is a large specimen, but is leaking large amounts of sap, which is usually a sign of an infection and poor health. It can sometimes take a tree many years to decline and die after an infection. This tree is recommended for removal. Tree #17 Tree #17 sap leaking HMH 9 of 25 03/24/2022 Species: Pinus jeffreyi (Jeffrey Pine) Tree Number 11 Quantity:1 Observations / Recommendations: The Jeffrey Pine is a large specimen that is in moderate health. The tree is showing signs of stress. It has a large gall and it is close to the property fence and neighbor’s house. The branch with the gall should be pruned as well as an overall structural pruning. Supplemental irrigation would benefit this tree as well. HMH 10 of 25 03/24/2022 Species: Pittosporum undulatum (Victorian Box) Tree #10 Tree Numbers 10, 13, & 14 Quantity:3 Observations / Recommendations: Victorian Box is on the watch list of having the potential to be an invasive species in California. Tree #10 is in moderate shape and health. It appears to have been planted as a hedge and has grown leggy and sparce searching for light. Tree #13 is in poor health and shape. It is showing signs of stress and crown die back. It is not thriving in the shaded location. There is a large tree on the neighboring property that is shading it. This tree is a candidate for removal. Tree #14 is in moderate health. It does have 2 codominant trunks which weakens the overall structural integrity of the tree . Tree #13 Tree #14 HMH 11 of 25 03/24/2022 Species: Prunus cerasifera (Purple Leaf Plum) Tree Numbers 1 & 2 Quantity:2 Observations / Recommendations: These Purple Leaf Plums are street trees. Tree #1 and #2 are both in moderate shape and health. They are both growing under powerlines, but they typically aren’t very tall trees, therefore it shouldn’t be a problem. They are both growing underneath the nearby Brazilian Pepper tree and are in shade. Their condition should improve if Tree #3 is removed. Tree #1 Tree #2 Species: Pyrus spp. (Pear) Tree Number 12 Quantity:1 Observations / Recommendations: This tree is dead and should be removed. HMH 12 of 25 03/24/2022 Species: Quercus spp. (Oak) Tree Number 18 Quantity:1 Observations / Recommendations: This oak tree is crowded between the house and the property fence. It is has more than one branch attachment which has included bark. Included bark weakens the attachment of the branches and increases the probability of failure. The location of these attachments fairly low on the tree increases the probability of failure. It is recommended that this tree is removed. Examples of included bark: HMH 13 of 25 03/24/2022 Species: Schinus terebinthifolia (Brazilian Pepper) Tree Numbers 3 &4 Quantity:2 Observations / Recommendations: Brazilian Peppers are considered invasive in California. If a tree is removed, the tree roots must also be removed or killed and seedlings must be removed for at least 3 years. Tree #3 is crowded by the powerlines, the surface roots are girdling, which can cut off the tree from receiving sufficient water and nutrients. The roots are also pushing up the sidewalk which can result in a dangerous situation. The tree’s branching structure is very confused and crisscrosses itself, which is typical of the species. It is recommended that this tree is removed. Tree #4 is in moderate condition and shape, showing some signs of stress. It does have surface roots, which would make grading around it difficult as well as signs of a possible termite infestation. Because of the invasive nature of Brazilian Peppers, this tree is a candidate for removal as well. Tree #3 Tree #3 branching structure Tree #4 HMH 14 of 25 03/24/2022 Species: Washingtonia spp. (Fan Palm) Tree Number 8 Quantity:1 Observations / Recommendations: The Fan Palm is severely crowded by the Acacia. It is not structurally sound because of this crowding and is recommended for removal. HMH 15 of 25 03/24/2022 RECOMMENDATIONS FOR TREE PROTECTION DURING CONSTRUCTION Site preparation: All existing trees shall be fenced off 10’ beyond the outside the drip line (foliar spread) of the tree. Alternatively, where this is not feasible, fence to the drip line of the tree. Where fencing is not possible, the trunk shall be protected straw waddle and orange snow fencing. The fence should be a minimum of six feet high, made of pig wire with steel stakes or any material superior in quality, such as cyclone fencing. Tree protection zone sign shall be affixed to fencing at appropriate intervals as determined by the arborist on site. If the fence is within the drip line of the trees, the foliar fringe shall be raised to offset the chance of limb breakage from construction equipment encroaching within the drip line. All contractors, subcontractors and other personnel shall be warned that encroachment within the fenced area is forbidden without the consent of the certified arborist on the job. This includes, but is not limited to, storage of lumber and other materials, disposal of paints, solvents or other noxious materials, parked cars, grading equipment or other heavy equipment. Penalties, based on the cost of remedial repairs and the evaluation guide published by the international society of arboriculture, shall be assessed for damages to the trees. See tree preservation detail for additional information, including tree protection zone sign. Grading/excavating: All grading plans that specify grading within the drip line of any tree, or within the distance from the trunk as outlined in the site preparation section above when said distance is outside the drip line, shall first be reviewed by a certified arborist. Provisions for aeration, drainage, pruning, tunneling beneath roots, root pruning or other necessary actions to protect the trees shall be outlined by an arborist. If trenching is necessary within the area as described above, said trenching shall be undertaken by hand labor and dug directly beneath the drip line of the tree. All roots 2 inches or larger shall be tunneled under and other roots shall be cut smoothly to the trunk side of the trench. The trunk side should be draped immediately with two layers of untreated burlap to a depth of 3 feet from the surface. The burlap shall be soaked nightly and left in place until the trench is back filled to the original level. An arborist shall examine the trench prior to back filling to ascertain the number and size of roots cut, so as to suggest the necessary remedial repairs. Remedial repairs: An arborist shall have the responsibility of observing all ongoing activities that may affect the trees, and prescribing necessary remedial work to ensure the health and stability of the trees. This includes, but is not limited to, all arborist activities brought out in the previous sections. In addition, pruning, as outlined in the "pruning standards" of the western chapter of the International Society of Arboriculture, shall be prescribed as necessary. Fertilizing, aeration, irrigation, pest control and other activities shall be prescribed according to the tree needs, local site requirements, and state agricultural pest control laws. All specifications shall be in writing. For pest control operations, consult the local county agricultural commissioner's office for individuals licensed as pest control advisors or pest control operators. Final inspection: Upon completion of the project, the arborist shall review all work undertaken that may impact the existing trees. Special attention shall be given to cuts and fills, compacting, drainage, pruning and future remedial work. An arborist should submit a final report in writing outlining the ongoing remedial care following the final inspection. HMH 16 of 25 03/24/2022 MAINTENANCE RECOMMENDATIONS FOR TREES TO REMAIN Regular maintenance, designed to promote plant health and vigor, ensures longevity of existing trees. Regular inspections and the necessary follow-up care of mulching, fertilizing, and pruning, can detect problems and correct them before they become damaging or fatal. Tree Inspection: Regular inspections of mature trees at least once a year can prevent or reduce the severity of future disease, insect, and environmental problems. During tree inspection, four characteristics of tree vigor should be examined: new leaves or buds, leaf size, twig growth, and absence of crown dieback (gradual death of the upper part of the tree). A reduction in the extension of shoots (new growing parts), such as buds or new leaves, is a fairly reliable cue that the tree’s health has recently changed. Growth of the shoots over the past three years may be compared to determine whether there is a reduction in the tree’s typical growth pattern. Further signs of poor tree health are trunk decay, crown dieback, or both. These symptoms often indicate problems that began several years before. Loose bark or deformed growths, such as trunk conks (mushrooms), are common signs of stem decay. Any abnormalities found during these inspections, including insect activity and spotted, deformed, discolored, or dead leaves and twigs, should be noted and observed closely. Mulching: Mulch, or decomposed organic material, placed over the root zone of a tree reduces environmental stress by providing a root environment that is cooler and contains more moisture than the surrounding soil. Mulch can also prevent mechanical damage by keeping machines such as lawn mowers and string trimmers away from the tree’s base. Furthermore, mulch reduces competition from surrounding weeds and turf. To be most effective, mulch should be placed 2 to 4 inches deep and cover the entire root system, which may be as far as 2 or 3 times the diameter of the branch spread of the tree. If the area and activities happening around the tree do not permit the entire area to be mulched, it is recommended that as much of the area under the drip line of the tree is mulched as possible. When placing mulch, care should be taken not to cover the actual trunk of the tree. This mulch-free area, 1 to 2 inches wide at the base, is sufficient to avoid moist bark conditions and prevent trunk decay. An organic mulch layer 2 to 4 inches deep of loosely packed shredded leaves, pine straw, peat moss, or composted wood chips is adequate. Plastic should not be used as it interferes with the exchange of gases between soil and air, which inhibits root growth. Thicker mulch layers, 5 to 6 inches deep or greater, may also inhibit gas exchange. Fertilization: Trees require certain nutrients (essential elements) to function and grow. Urban landscape trees may be growing in soils that do not contain sufficient available nutrients for satisfactory growth and development. In certain situations, it may be necessary to fertilize to improve plant vigor. Fertilizing a tree can improve growth; however, if fertilizer is not applied wisely, it may not benefit the tree at all and may even adversely affect the tree. Mature trees making satisfactory growth may not require fertilization. When considering supplemental fertilizer, it is important to consider nutrients deficiencies and how and when to amend the deficiencies. Soil conditions, especially pH and organic matter content, vary greatly, making the proper selection and use of fertilizer a somewhat complex process. To that end, it is recommended that the soil be tested for nutrient content. A soil testing laboratory and can give advice on application rates, timing, and the best blend of fertilizer for each tree and other landscape plants on site. Mature trees have expansive root systems that extend from 2 to 3 times the size of the leaf canopy. A major portion of actively growing roots is located outside the tree’s drip line. Understanding the actual size and extent of a tree’s root system before applying fertilizer is paramount to determine quantity, type and rate at which to best apply fertilizer. Always follow manufacturer recommendations for use and application. HMH 17 of 25 03/24/2022 Pruning: Pruning is often desirable or necessary to remove dead, diseased, or insect-infested branches and to improve tree structure, enhance vigor, or maintain safety. Because each cut has the potential to change the growth of (or cause damage to) a tree, no branch should be removed without reason. Removing foliage from a tree has two distinct effects on growth: (1) it reduces photosynthesis and, (2) it may reduce overall growth. Pruning should always be performed sparingly. Caution must be taken not to over-prune as a tree may not be able to gather and process enough sunlight to survive. Pruning mature trees may require special equipment, training, and experience. Arborists are equipped to provide a variety of services to assist in performing the job safely and reducing risk of personal injury and property damage (See also ANSI A300 Part 1 Pruning Standards- https://www.tcia.org). Removal: There are circumstances when removal is necessary. An arborist can help decide whether or not a tree should be removed. Professionally trained arborists have the skills and equipment to safely and efficiently remove trees. Removal is recommended when a tree: (1) is dead, dying, or considered irreparably hazardous; (2) is causing an obstruction or is crowding and causing harm to other trees and the situation is impossible to correct through pruning; (3) is to be replaced by a more suitable specimen, and; (4) should be removed to allow for construction. Pruning or removing trees, especially large trees, can be dangerous work. It should be performed only by those trained and equipped to work safely in trees. HMH 18 of 25 03/24/2022 TERMS AND CONDITIONS The following terms and conditions apply to all oral and written reports and correspondence pertaining to consultations, inspections and activities of HMH. 1. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. HMH assumes no liability for the failure of trees or parts of trees, either inspected or otherwise. HMH assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 2. No tree described in this report was climbed, unless otherwise stated. HMH does not take responsibility for any defects, which could have only been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots was not performed unless otherwise stated. HMH does not take responsibility for any root defects, which could only have been discovered by such an inspection. 3. HMH shall not be required to provide further documentation, give testimony, be deposed, or attend court by reason of this appraisal or report unless subsequent contractual arrangements are made, including payment of additional fees for such services as described by HMH or in the schedule of fees or contract. 4. HMH guarantees no warrantee, either expressed or implied, as to the suitability of the information contained in the reports for any reason. It is the responsibility of the client to determine applicability to his/her case. 5. Any report and the values, observations and recommendations expressed therein represent the professional opinion of HMH, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding to be reported. 6. Any photographs, diagrams, graphs, sketches or other graphic material included in any report, being intended solely as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys, unless otherwise noted in the report. Any reproductions of graphic material or the work produced by other persons, is intended solely for clarification and ease of reference. Inclusion of said information does not constitute a representation by HMH as to the sufficiency or accuracy of that information. 7. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. HMH 19 of 25 03/24/2022 1 4 8 9 10 12 11 1314 1516 1718 6 7 5 2 3PALOMA AVE.Existing Tree Map Exhibit A NNN HMH 20 of 25 03/24/2022 2 3 4 Purple Leaf Plum 1 Purple Leaf Plum Brazilian Pepper Brazilian Pepper HMH 21 of 25 03/24/2022 6 7 98 Blackwood Acacia Glossy Privet 5 Hawthorn Fan Palm HMH 22 of 25 03/24/2022 11 12 13 Jeff rey Pine 10 Victorian Box Victorian BoxPear HMH 23 of 25 03/24/2022 15 16 17 Sweetgum 14 Victorian Box Citrus Sweetgum HMH 24 of 25 03/24/2022 18 Oak HMH 25 of 25 03/24/2022 SF2IG, LLC 255 Shoreline tkive, Suite 42t City of Burlingame Parks & Recreation Department l0l0 Burlingame Ave., Burlingame, CA 94010 phone: (650) 558-7330 . fa>r: (650) 696-7216 sborba@burl ill game.org May 31,2422 I reviewed your request for the removal of one (l) Pine tre€, hilo (2) Pepper Trees, one (l) Acacia Tree, one (l) Evergreen Pear tree and one (l).Liquidambar tee at 740 Paloma Avenue and based on the information you have provided, I have made the following determination: The property at 740 Paloma has been approved for a new building project. The 6 trees proposed for remoyal have been evaluated by an independent arborist and have poor health or stnrctural issues. 2 Schinus (Pepper Tree) Poor sEucture, included bark, multiple attachmens. I Acacia (Black Acacia) Poor stmcture and health I Pine - (Jetrery Pine) interferes with new development. Pyrus (Evergreen Pear) Poor health Liquidambar (Sweetgum) Poor health, flu:<, included bark and interferes with new development. Therefore, I am approving removal of these trees based on the criteria in Chapter I1.06 of the Municipal Code, Urban Reforestation and Tree Protection Ordhance, section I I .06.060 (d) ( I ) the condition of the tree with rcspect to the proximity to existing or proposed structures, yards, driveway and other trees.. .; (dX2) the necessity to r€move the trees in order to construct any proposed improvements to allow economic enjoyment of the property; and (dX7) the economic consequences and obligations of requiring a ree to remain. I intend to issue a permit for the removal of one (l) Pine Eee, two (2) Pepper TrEes, one (l) Acacia Tree, one (l) Evergreen Pear tree and one (l) Liquidambar tree based on the Municipal Code Chapter ll.A6.A60(d\ Urban Reforestation and Tree Protection Ordinance. Replacement with slr 24-inch bor stendard size single stem lendscape tree (no fruit, nut or cypress) will be required to be plantd an;mhere on the private property as defined in Soction 11.ffi.090. Adjacent property owne(s) wi&in I00 feet ofthe propety are also receiving notification ofthis decision. Appeals to this decision or any of its conditions or findings, must be filed in ryriting to our office by June 15, 2022 b$ore l:M pm u provided in Section I I .06.080 of the Urban Reforestation and Tree Protection Ordinorce @urlingame Municipal Code Chapter I 1.06). The permit will be issued at 4:01 pm ontune 15,2022, if no appeal has been received by that date. Sincerety, B*U &-e. ^Bob Disco Park Superintendent/City Arborist Cetified Arborist WE{89 I A ISA Qualified Tree Risk Assessor bdgb CC: Adjacent Property Owners 740 Paloma Avenue 300’ noticing APN #: 029-043-310 740 PALOMA AVENUEBURLINGGAME, CALIFORNIA 9401007.11.22 PLAN B28 V3 P200 CRAFTSMAN KRISTIN LASKY BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS GAF ROOF SHINGLES CHARCOAL ANONYMOUS SW 7046 o SIDING o GABLE SHINGLES HOUSE NUMBERS EXTERIOR LIGHT FIXTURE 7.63”W X 14.13”H WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY BRIDGEPORT EXTENDED RECESSED PANEL WINDOW: SQ24 LONG FRONT DOOR MASONITE HERITAGE WINSLOW FIBERGLASS 1/4 LITE 4 SDL 2 PANEL DOOR 1/4 LITE 2 SDL 1 PANEL SIDELITE EXTERIOR ELEVATIONS (NOT TO SCALE) FENCE STAIN SEMI-TRANSPARENT NAVAJO WHITE GOSSAMAR VEIL SW 9165 o FASCIA, EAVES, AND KICKERS o TRIM & HEADERS o COLUMNS & BEAMS TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR ELDORADO STONE LIMESTONE –AUSTIN CREAM BRICK CAP ELDORADO SPLIT EDGE COASTAL SAND S H E E T I N D E XPROPOSED SECTIONSIRRIGATION LEGEND AND NOTESCONSTRUCTION PLANPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0PROPOSED SITE PLANA2.0PROPOSED FLOOR PLAN : FIRST FLOORA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 382-0648EMAIL: CTHIEBAUT@TJHUSA.COMCONTACT: CYNTHIA THIEBAUTREDWOOD CITY, CA 94065255 SHORELINE DRIVE, SUITE 428OWNER:CIVIL ENGINEER:PHONE: (925) 866-0322CBG SAN RAMON, CA 945832633 CAMINO RAMON #350D I R E C T O R YA3.1PROPOSED EXTERIOR ELEVATIONS: FRONT, REAR, AND ROOF PLANA3.3A4.0L1.1L3.21TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 13 BLOCK 9GOVERNING BODY :CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEP R O J E C T D A T ACODES :LEGAL DESCRIPTION :GOVERNING BODY :CITY OF BURLINGAME2019CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEBURLINGAME TERRACER-1ZONING :SITE AREA :7,447 SQ. FT.COVERED PARKING :1ALLOWABLE LOT COVERAGE :40% (2,979 SQ. FT.)BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3TYPE OF CONSTRUCTION :TYPE V-B TYPE OF CONSTRUCTION :TYPE V-B PROJECT ADDRESS :PROJECT ADDRESS :740 PALOMA AVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :029-043-310PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED15'-1.5" (1st) / 27'-7.5" (2nd)REQUIRED15'-0" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:5'-6"(LEFT) / 11'-3" (RIGHT)4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :33'-2.5" (1st) / 38'-1.5" (2nd)15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,702 SQ. FT.SECOND FLOOR :1,303 SQ. FT.TOTAL LIVABLE :3,005 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 59 SQ. FT.BUILDING HEIGHT:± 29'-8"PROPOSED FAR :3,725 SQ. FT.ALLOWABLE FAR :3,727 SQ. FT. (.50)31% (2,308 SQ.FT.)2019201920192019201920192019FAR1,723 SQ. FT. 1,482 SQ. FT. 244 SQ. FT.N/AREAR PORCH : 276 SQ. FT. 276 SQ. FT.UNCOVERED PARKING :1EXISTING1,418 SQ. FT.617 SQ. FT.1,384 SQ. FT. 333 SQ. FT. 27 SQ. FT.N/AAvg. Front Setback: 96'/7 homes = 13.71'COLOR AND MATERIAL BOARDA3.2CONSTRUCTION DETAILSL2.1-2.2IRRIGATION PLANL3.1IRRIGATION DETAILSL3.3PLANTING PLANL4.1PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEA2.1PLANTING LEGEND AND NOTESL4.2PLANTING DETAILSL4.3TREE PROTECTION PLAN AND DETAILL5.1NOTE:“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.Note: Construction hours for work in the public right of way must now be included on the plans.0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RC o v e r S h e e tA0.0C O V E R S H E E TJuly 27th, 2022BURLINGAME, CA 94010740 PALOMA AVENUERECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONAUG 31 2022 XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWNORTH1/8" = 1'-0"3 4 18 11 10 9 121317151416 7 8 5 6 P A L O M A A V E1-CARGARAGENEW2-STORYRESIDENCE0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA1.0P R O P O S E D S I T E P L A N 0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 13.71' *20'-0" or 18.71' 4'-0"4'-0"15'-0"20'-0"15'-1.5"27'-7.5" or n/a5'- 6"11'- 3"33'- 2.5"38'-1.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,308 SFLANDSCAPE IMPERVIOUS: 1,825 SFTOTAL: 4,133 SF40% OF LOT AREA: 7,447 SF X 40% = 2,978 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS9.0'748 PALOMA744 PALOMA740 PALOMA736 PALOMA732 PALOMA726 PALOMA724 PALOMA720 PALOMA714 PALOMA14.0'18.0'21.0'13.5'13.0'12.5'8.0'16.0'N/AN/AAVG. CALC.ALLOWABLE SETBACK(9+14+18+13.5+13+12.5+16)/7 = 13.71'13.7' OR 13'-8" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH276 SQ. FT.FRONT PORCH59 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3005 SQ. FT.2ND FLOOR1303 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3725 SQ. FT.REAR PORCH276 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,482 SQ. FT.1ST FLOOR1,723 SQ. FT.FAR TABLEFRZ.DWT.C.GREATROOM200190X9'-0" CLG.KITCHEN9'-0" CLG.DROP9'-0" CLG.BEDROOM 41010114X9'-0" CLG.ENTRY9'-0" CLG.BA. 39'-0" CLG.UP 17 R DEN124100XW/HDINING200153X9'-0" CLG.REF.WALK-INPANTRY9'-0" CLG.PORCH9'-0" CLG.REAR PORCH9'-0" CLG.8'-5 1/2"13'-10 1/2"27'-3"104'-5"6'-0"6'-2 1/2"21'-1"104'-5"3'-3"9'-9" 33'-0"18'-4"28'-0 1/2"39'-7 1/2" 5'-4"50'-8"10'-11"6'-0"11'-7"9'-0" CLG.18'-9 1/2"25'-1"27'-8 1/2"GARAGE206110X9'-0" CLG.6'-7 1/2"3'-0"0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.0F L O O R P L A N SF i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH276 SQ. FT.FRONT PORCH59 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3005 SQ. FT.2ND FLOOR1303 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3725 SQ. FT.REAR PORCH276 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,482 SQ. FT.1ST FLOOR1,723 SQ. FT.FAR TABLEBA. 28'-0" CLG.LAU.8'-0" CLG.DN 17 R BEDROOM 2126118X8'-0" CLG.BEDROOM 3125137X8'-0" CLG.OPENTOBELOWWALK-INCLOSET22 L.F.PRIMARYBATH8'-0" CLG.PRIMARYBEDROOM169152X8'-0" CLG.curblessshower63'-11"63'-11"13'-4"36'-9 1/2"15'-6 1/2" 14'-11 1/2"14'-0 1/2" 5'-0" 29'-0" 29'-0"8'-5 1/2"5'-1 1/2"8'-8"0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.1F L O O R P L A N SS e c o n d F l o o r REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7'106.7'107.9'115.9'120.8'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE(91.03’ + 91.28’)/2 = 91.15’8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF6.0 SF6.0 SFROOF PLANCRAFTSMAN1/8"=1'-0"PITCH: 4:12 U.N.O.RAKE: 18"EAVE: 24"ROOF MATERIAL: COMPOSITION3.5:12 3.5:124:12 4:12 4:124:124:12 4:12 4:124:12 3.5:12FRONTCRAFTSMAN ± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0" 7'-6" ABOVE 2ND FLR. 6'-6 1/2"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’8'-8"7'-6 1/2"106.7'107.9'115.9'120.8'6.0 SF6.0 SF0 7 . 0 8 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.0F r o n t & R e a r E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.WOOD CORBEL (3.5" X 1'-8")3.CEMENTITIOUS SIDING (6")4.CEMENTITIOUS SHINGLES5.CEMENTITIOUS TRIM/CORNER BOARD (5.5")6.STONE VENEER7.BRICK TRIM (4")8.COACH LIGHT9.FIBERGLASS ENTRY DOOR10.FIBERGLASS WINDOW11.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES.31845671092112 RIGHT18'-3" ± 29'-8" 9'-0"8'-0" 8'-0" Hdr. Ht. 7'-6" Hdr. Ht. 9'-7"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'120.8'115.9'6.0 SF6.0 SF6.0 SF6.0 SF6.0 SF6.0 SFLEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht. 9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'115.9'120.8'0 7 . 0 8 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.1L e f t & R i g h t E l e v a t i o n sE L E V A T I O N S 4:12 4:12 LEFT12'-0" 9'-0"REARFRONT12'-0"9'-0"RIGHT9'-0" 12'-0"0 7 . 0 8 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.2G a r a g e E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.WOOD CORBEL (3.5" X 1'-8")3.CEMENTITIOUS SIDING (6")4.CEMENTITIOUS SHINGLES5.CEMENTITIOUS TRIM/CORNER BOARD (5.5")6.STONE VENEER7.BRICK TRIM (4")8.COACH LIGHT9.FIBERGLASS ENTRY DOOR10.FIBERGLASS WINDOW11.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. SECTION 'B'HALLPRIMARY BEDROOMGREAT ROOMOUTDOOR LIVINGKITCHEN/DININGENTRYPORCH± 25'-11" ± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'115.9'120.8'BEDROOM 2HALLLAUDININGKITCHENSECTION 'A'± 29'-8"18'-3"9'-0"8'-0" 8'-0" Hdr. Ht. 7'-6" Hdr. Ht.FFE = 97.7'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0" 7'-6" ABOVE 2ND FLR. 6'-6 1/2"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’8'-8"7'-6 1/2"115.9'120.8'0 7 . 0 8 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.3S E C T I O N S 0 7 . 0 8 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926607 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i a9 1 8 . 2 1 3 1 6 B 2 8 V 3 P 2 0 0 - C RP H O T O S T R E E T S C E N E740 Paloma Ave(Project Site)744 Paloma Ave748 Paloma Ave738 Paloma Ave732 Paloma AveA4.0 740 PALOMA AVENUEBURLINGGAME, CALIFORNIA 9401007.11.22 PLAN B28 V3 P200 CRAFTSMAN KRISTIN LASKY BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS GAF ROOF SHINGLES CHARCOAL ANONYMOUS SW 7046 o SIDING o GABLE SHINGLES HOUSE NUMBERS EXTERIOR LIGHT FIXTURE 7.63”W X 14.13”H WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY BRIDGEPORT EXTENDED RECESSED PANEL WINDOW: SQ24 LONG FRONT DOOR MASONITE HERITAGE WINSLOW FIBERGLASS 1/4 LITE 4 SDL 2 PANEL DOOR 1/4 LITE 2 SDL 1 PANEL SIDELITE EXTERIOR ELEVATIONS (NOT TO SCALE) FENCE STAIN SEMI-TRANSPARENT NAVAJO WHITE GOSSAMAR VEIL SW 9165 o FASCIA, EAVES, AND KICKERS o TRIM & HEADERS o COLUMNS & BEAMS TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR ELDORADO STONE LIMESTONE –AUSTIN CREAM BRICK CAP ELDORADO SPLIT EDGE COASTAL SAND A5.0 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E 2'-10"3'-0"3'-3"3'-0"2'-6"2'-6"6" TYP 6" TYP 3"3'-6"3'-6"3'-0"4" 2'-0"11'-0" 2'-3"2'-3"21'-9"4'-10"26'-0"90'-11"1'-0"17'-4"31'-1"112'-5"8'-0"4'-0"16'-0"50'-0"4'-0"Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L1.1 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:35 AMGRAPHIC SCALE 1/8 inch = 1 foot( In Feet ) 32168408 1/8" = 1'-0" KM CONSTRUCTION PLAN CONSTRUCTION NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR THE INSTALLATION OF ALL IMPROVEMENTS AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. CONTRACTOR SHALL REVIEW ALL EXISTING SITE CONDITIONS PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING INSTALLATION. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING AND STAKING ALL SEWER, WATER AND UTILITY LINES ABOVE OR BELOW GRADE THAT MIGHT BE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY FOR ANY COST INCURRED FOR REPAIR, RESTORATION, OR REPLACEMENT OF AFOREMENTIONED UTILITIES DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. DEVIATIONS BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. HARDSCAPE AND STRUCTURAL ELEMENTS SHALL BE PLACED PER GEOTECHNICAL SOILS REPORT. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, ALL MATERIALS DESIGNATED FOR REMOVAL SHALL BE DISPOSED OF OFF-SITE. COSTS INCURRED DUE TO REPAIR, RESTORATION, OR REPLACEMENT OF EXISTING IMPROVEMENTS WHICH ARE DESIGNATED "TO BE PROTECTED" OR "TO REMAIN" WHICH ARE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, MATERIALS TO BE PURCHASED AND FURNISHED BY THE CONTRACTOR SHALL BE NEW. CONCRETE INDICATED FOR SAWCUTTING AND REMOVAL SHALL BE CUT TO A TRUE LINE WITH NEATLY SAWED EDGES. IF A SAWCUT IS WITHIN THREE FEET (3') OF AN EXISTING EXPANSION OR CONTROL JOINT, CONCRETE SHALL BE REMOVED TO THAT NEAREST JOINT. CONTRACTOR SHALL SUBMIT SHOP DRAWINGS, MANUFACTURER'S CUT OR DATA SHEETS FOR APPROVAL PRIOR TO ORDERING MATERIALS. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ABANDONED PIPES SHALL BE CAPPED OR PLUGGED IN A MANNER APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. PLANS WERE DESIGNED BY REFERENCING 1. GRADING NOTES PREPARED BY CBG CIVIL ENGINEERS DATED: SEPTEMBER 22, 2021. 2. GEOTECHNICAL REPORTS PREPARED BY ROMIG ENGINEERS DATED: DECEMBER 9, 2021. PROJECT NOTES SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO AS FOLLOWS: (1) SUBMIT SOIL SAMPLES TO A LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. (A) SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. (B) THE SOIL ANALYSIS MAY INCLUDE: SOIL TEXTURE, INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE, PH, TOTAL SOLUBLE SALTS, SODIUM, PERCENT ORGANIC MATTER, AND RECOMMENDATIONS. (2) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL COMPLY WITH ONE OF THE FOLLOWING: (A) IF SIGNIFICANT MASS GRADING IS NOT PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE; OR (B) IF SIGNIFICANT MASS GRADING IS PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE CERTIFICATE OF COMPLETION. (3) THE SOIL ANALYSIS REPORT SHALL BE MADE AVAILABLE, IN A TIMELY MANNER, TO THE PROFESSIONALS PREPARING THE LANDSCAPE DESIGN PLANS AND IRRIGATION DESIGN PLANS TO MAKE ANY NECESSARY ADJUSTMENTS TO THE DESIGN PLANS. (4) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL SUBMIT DOCUMENTATION VERIFYING IMPLEMENTATION OF SOIL ANALYSIS REPORT RECOMMENDATIONS TO THE LOCAL AGENCY WITH CERTIFICATE OF COMPLETION. CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH TITLE 23 BY THE STATE DEPARTMENT OF WATER RESOURCES SECTION 492.12, OR LOCAL AGENCY APPROVED ORDINANCE: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT THE WORK IS COMPLETE AND IN COMPLIANCE WITH THE MOST CURRENT CODES, ORDINANCES AND REQUIREMENTS OF THE GOVERNING AGENCY. HMH IS NOT RESPONSIBLE FOR CHANGES WHICH OCCUR TO THE CODES, ORDINANCES OR REQUIREMENTS AFTER THE GOVERNING AGENCY'S APPROVAL OR DURING INSTALLATION. CONTRACTOR IS SOLELY RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK. HMH IS NOT RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONSTRUCTION CONTRACT DOCUMENTS, NOR RESPONSIBLE FOR ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTORS, OR THEIR AGENTS OR EMPLOYEES, OR OF ANY OTHER PERSONS PERFORMING PORTIONS OF THE WORK. AS REQUESTED BY THE OWNER, HMH WILL VISIT THE SITE AT INTERVALS APPROPRIATE TO THE STAGE OF CONSTRUCTION TO REVIEW THE PROGRESS AND QUALITY OF WORK AND TO DETERMINE IN GENERAL IF THE WORK IS BEING PERFORMED IN A MANNER INDICATING THAT THE WORK, WHEN COMPLETED, WILL BE IN SUBSTANTIAL CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS. HOWEVER, HMH WILL NOT MAKE EXHAUSTIVE OR CONTINUOUS ON-SITE OBSERVATIONS TO CHECK QUALITY OF THE WORK. THERE IS NO WARRANTY OR GUARANTEE EITHER EXPRESSED OR IMPLIED BY HMH FOR THE COMPLETION OF THE WORK OR THE QUALITY OF PERFORMANCE OF THE CONSTRUCTION CONTRACTOR(S). CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK, USING THE CONTRACTOR'S BEST SKILL AND ATTENTION. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR AND HAVE CONTROL OVER CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND PROCEDURES AND FOR COORDINATING ALL PORTIONS OF THE WORK. CONTRACTOR SHALL BE RESPONSIBLE TO THE OWNER FOR ACTS AND OMISSIONS OF THE CONTRACTOR'S EMPLOYEES, SUBCONTRACTORS AND THEIR AGENTS AND EMPLOYEES, AND OTHER PERSONS PERFORMING PORTIONS OF THE WORK UNDER A CONTRACT WITH CONTRACTOR. IN THE EVENT OWNER CONSENTS TO, ALLOWS, AUTHORIZES OR APPROVES OF CHANGES TO ANY PLANS, SPECIFICATIONS, OR OTHER CONSTRUCTION DOCUMENTS, AND THESE ALTERATIONS ARE NOT APPROVED IN WRITING BY HMH, OWNER RECOGNIZES THAT SUCH ALTERATION AND THE RESULTS THEREOF ARE NOT THE RESPONSIBILITY OF HMH IN ADDITION, OWNER AGREES, TO THE FULLEST EXTENT PERMITTED BY LAW, TO INDEMNIFY AND HOLD HMH HARMLESS FROM ANY DAMAGE, LIABILITY OR COST (INCLUDING REASONABLE ATTORNEY'S FEES AND COSTS OF DEFENSE) ARISING FROM SUCH ALTERATIONS. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM AVAILABLE RECORDS AT THE TIME THE PLANS WERE DRAFTED AND DO NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF SUCH UTILITIES. IN NORTHERN CALIFORNIA, CONTRACTOR SHALL CONTACT UNDERGROUND SERVICES ALERT AT 1-800-642-2444 PRIOR TO PERFORMING ANY CONSTRUCTION WORK. IN OTHER AREAS, CONTRACTOR SHALL CONTACT A SIMILAR AGENCY/ORGANIZATION. CONTRACTOR SHALL PROVIDE PROPER PROJECT MAINTENANCE AFTER THE PROJECT IS COMPLETE. ANY LACK OF OR IMPROPER MAINTENANCE MAY RESULT IN DAMAGE TO PROPERTY OR PERSONS. CONTRACTOR SHALL BE RESPONSIBLE FOR THE RESULTS OF ANY LACK OF OR IMPROPER MAINTENANCE. CONSTRUCTION LEGEND DESCRIPTION SYMBOL ALIGN PAPLANTING AREA TYPTYPICAL DETAIL NOTES: 1.SEE SHEET L2.1 - L2.2 FOR CONSTRUCTION DETAILS. 2.SEE SHEET L5.1 FOR TREE PROTECTION PLAN AND DETAIL. TREE PROTECTION MEASURES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 3.ALL CONCRETE PAVING ADJACENT TO WALLS SHALL HAVE AN EXPANSION JOINT WHETHER SHOWN ON PLANS OR NOT. 4.FENCE LOCATIONS ARE DIAGRAMMATIC. FINAL LOCATIONS ARE TO BE COORDINATED IN THE FIELD BY CONTRACTOR. 5.CONTRACTOR SHALL REFER TO SHEET GP-1 FOR SITE GRADING AND DRAINAGE INSTALLATION. 6.SEE CIVIL DRAWINGS FOR ELEVATION OF CONCRETE PAD. SEE ARCHITECTURAL DRAWINGS FOR EXACT PAD LOCATION AND SIZE. SEE MEP DRAWINGS FOR AC UNIT CONDENSATE DISCHARGE METHOD. IF REQUIRED, INSTALL DRYWELL PER MEP PLANS. CONFIRM DRYWELL LOCATION WITH TJH PRIOR TO INSTALLATION. CONCRETE PAVING PEDESTRIAN DECOMPOSED GRANITE METAL HEADER WOOD FENCE, 6'-0" HEIGHT, 260 LFL2.1 A AC UNIT SCREEN FENCE LOW WOOD FENCE, 3'-0" HEIGHT, 26 LFL2.1 B CONCRETE PAVING VEHICULAR CONTROL JOINT EXPANSION JOINT CLCENTER LINE SITE COVERAGE CALCULATIONS DESCRIPTION % OF LOTSF TOTAL LOT COVERAGE TOTAL LANDSCAPE COVERAGE PERMEABLE LANDSCAPE COVERAGE BARK MULCH, NON-IRRIGATED IMPERMEABLE LANDSCAPE COVERAGE CONCRETE PAVING LAWN 7.1 22.2 24.5 24.5 48.6 73.1 100.0 5,443 "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE." SIGNATURE DATE SHRUBS AND GROUNDCOVER 19.3 BUILDING FOOTPRINT 26.92,004 7,447 3,618 529 1,438 1,651 1,825 1,825 EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA PROPOSED TREE, TYPICAL EXISTING TREE TO BE REMOVED, TYPICAL PA PA PA PAPA PA PA PA PA PA PA PA PA PA PA PA PA LAWN CLCONCRETE PAD FOR AC UNIT, SEE NOTE 6 EXISTING CONCRETE SIDEWALK TO REMAIN DRIVEWAY GATE6'-0" HEIGHTL2.2A CL EXISTING TREE TO REMIAN AND PROTECT TRASH BIN AREA 6/14/22 6/14/22 A B Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.1 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AMAS NOTED JH CONSTRUCTION DETAILS LOW WOOD FENCE, 3'-0" HEIGHT SCALE: 1/2" = 1'-0" CONCRETE FOOTING, SLOPE TOP OF FOOTING TO DRAIN AWAY FROM POST NOTE: 1.ALL WOOD SHALL BE CONSTRUCTION GRADE REDWOOD. 2.ALL FASTENERS SHALL BE GALVANIZED. 3.TOP AND BOTTOM RAIL SHALL BE KEPT LEVEL. 1 CLASS 2 AGGREGATE BASE2 3'-0"2'-6"6"6"±3"4'-0" O.C. 1 2 3 5 8 6 NATIVE GRADE3 4x4 POST4 2x4 TOP RAIL, MITER AT CORNERS 5 2x4 BOTTOM RAIL6 1x1 FRAME7 1x8 BOARD8 1 2 3 5 4 7 8 6 SECTION / ELEVATIONSECTION 1'-0" EQUAL TYP. 4 7 WOOD FENCE AND GATE, 6'-0" HEIGHT SCALE: 1/2" = 1'-0" NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED. 3.SECURE LEDGER TO BUILDING FRAMING WITH 1/4" x 4" LAG SCREWS AND WASHERS, COUNTERSUNK. APPLY SILICONE CAULKING PRIOR TO INSERTING LAG SCREW. 4.STEP FENCE AT POSTS. FOR GRADES 1:6 (17%) OR GREATER, SLOPE PANELS WITH GRADE. 5.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR PER BUILDER, SEE REPRESENTATIVE STAIN COLORS. 8'-0" O.C .MAX.6'-0"±22'-6"CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 1 NATIVE GRADE14 6x6 POST, ACQ TREATED2 2x8 CAP4 2x6 BOTTOM RAIL5 9 1x6 BOARD, OVERLAP 1" AS SHOWN 10 1x4 FRAME7 FENCE SECTION / ELEVATION FENCE SECTION 14 1 7 9 17 4 14 1 2 5 9 7 GATE SECTION / ELEVATION3"4'-0" 12 6 13 16 7 6 9 14 1 1x2 FRAME8 HEAVY DUTY GATE HINGE12 SELF-CLOSING GATE LATCH, 5'-0" ABOVE GRADE 13 CLASS 2 AGGREGATE BASE, 4" THICK 15 1'-0"3"PROVIDE FULL BLOCKING AT EACH SIDE OF GATE 2x4 DIAGONAL BRACE, BACKYARD SIDE OF GATE 11 ADJACENT BUILDING WALL16 2x6 GATE FRAME6 GATE SECTION FENCE PLAN VIEW CAP OMITTED FOR CLARITY GATE PLAN VIEW TOP OF GATE FRAME OMITTED FOR CLARITY 10 9 7 6 6 11 2 14 1 6 7 10 6 9 7 5 9 7 5 15 7 9 8 8 7 5 15 15 15 6 9 9 11 6 7 4 6 11 9 17 1x6 FASCIA BOARD17 17 17 REPRESENTATIVE STAIN COLORS: 2 2x12 KICKER, ACQ TREATED3 3 3 6/14/22 A Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.2 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AMAS NOTED JH CONSTRUCTION DETAILS DRIVEWAY GATE, 6'-0" HEIGHT SCALE: 1/2" = 1'-0" CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 3 6x6 PRESSURE TREATED POST4 2x4 WOOD GATE FRAME6 1x6 BOARD HEAVY DUTY GATE HINGE9 8 5 NATIVE GRADE1 CLASS 2 AGGREGATE BASE, 4" THICK 2 GATE SECTION / ELEVATION HOUSE SIDE OF GATE GATE SECTION 1 3 4 2 5 6 8 5 4 6 GATE PLAN VIEW 4 ±3"1 3 2 2x6 WOOD GATE FRAME 8 NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR TO MATCH ADJACENT FENCE. 3.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED. 4.STUB ELECTRICAL AT POSTS FOR OPTIONAL AUTOMATIC GATE OPENER. 5.IF AUTOMATIC GATE OPENER IS NOT INSTALLED, INSTALL A SELF-CLOSING GATE LATCH AND CANE BOLTS TO SECURE GATE IN CLOSED POSITION. 6.GATE LATCH SHALL BE OPERABLE FROM BOTH SIDES OF GATE. 7.HEIGHT OF GATE SHALL MATCH HEIGHT OF ADJACENT FENCE. 8 6 7 GATE SECTION / ELEVATION STREET SIDE OF GATE 9 4 8 1 3 2 88 8 10 8 8 5 4 8 4 8 VARIES, SEE CONSTRUCTION PLAN 588 2'-6"1'-0" 2x4 WOOD DIAGONAL BRACE7 GATE HANDLE10 6/14/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.1 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 IRRIGATION PLAN ANTI-SIPHON REMOTE CONTROL VALVE, PRESSURE REGULATOR, AND FILTER FOR DRIP SYSTEMS IA W ELECTRIC IRRIGATION CONTROLLER WEATHER SENSOR (OMIT IF CONTROLLER IS CONNECTED TO INTERNET) PVC BALL VALVE TREE BUBBLER NON PRESSURE LATERAL LINE DRIPZONE LATERAL LINE SLEEVE (4" UNLESS OTHERWISE NOTED) IRRIGATION LEGEND DESCRIPTION SYMBOL STATION # GPM SIZE ZONE TYPE APPROX. LENGTH OF DRIP TUBING DRIP IRRIGATION LINES VALVE TAG SPRAY / BUBBLER ANTI-SIPHON VALVE # GPM X" XXXX' X" GPM # CENTER FEED POP-UP SPRAY HEADS, 15' RADIUS POP-UP SPRAY HEADS, 12' RADIUS POP-UP SPRAY HEADS, 10' RADIUS NOTES: 1.SEE SHEET L3.2 FOR IRRIGATION LEGEND AND NOTES. 2.IRRIGATION PLANS ARE DIAGRAMMATIC FOR GRAPHIC CLARITY. 3.EXACT LOCATION OF WEATHER SENSOR TO BE DETERMINED BY SITE SUPERINTENDENT. SEE SHEET L3.2 FOR ADDITIONAL NOTES ON PLACEMENT OF WEATHER SENSOR. EXISTING WATER METER 1 2 3 4 1 7.1 1" 471' 1" 2.8 2 CENTER FEED 3 3.5 1" 487' 1" 2.9 4 CENTER FEED IA W EXISTING TREE TO REMIAN AND PROTECT PROPOSED TREE, TYPICAL EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT 6/14/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.2 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AMNONE KM 1.CONTRACTOR SHALL CONNECT P.O.C. FROM DOWNSTREAM OF HOSE BIB OR IRRIGATIONS STUB AND COMPLETE THE ENTIRE SYSTEM AS SHOWN ON THE PLANS AND SPECIFICATIONS. 2.DRAWINGS ARE DIAGRAMMATIC AND DO NOT NECESSARILY INDICATE ALL THE OFFSETS AND FITTINGS REQUIRED FOR A COMPLETE IRRIGATION SYSTEM. THE IRRIGATION SYSTEM SHALL BE INSTALLED WITHIN A PLANTING AREA WHEREVER POSSIBLE. CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTMENTS NECESSARY TO CONFORM TO ACTUAL FIELD CONDITIONS. 3.EQUIPMENT INCLUDING MAIN, LATERALS, AND VALVES SHOWN IN HARDSCAPE AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WHENEVER POSSIBLE WITHIN PLANTED AREAS A REASONABLE, REACHABLE DISTANCE FROM HARDSCAPE OR TURF AREAS UNLESS OTHERWISE NOTED ON THE DRAWINGS. 4.CONTRACTOR SHALL INSTALL WIRE AND PIPE UNDER HARDSCAPE AREAS IN SEPERATE P.V.C. SCHEDULE 40 SLEEVES. CONTRACTOR SHALL COORDINATE PIPING AND SLEEVING LOCATION PRIOR TO HARDSCAPE INSTALLATION. SLEEVING SHALL BE INSTALLED IN ACCORDANCE WITH APPLICABLE CODES. WHEREVER POSSIBLE, CONTROL WIRES SHALL OCCUPY THE SAME TRENCH AS PIPES. EACH CONTROLLER SHALL HAVE AN INDEPENDENT GROUND WIRE. 5."I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN." INSTALL IRRIGATION SYSTEM IN ACCORDANCE WITH ALL LOCAL AND STATE CODES AND ORDINANCES. 6.THE EXISTING WATER PRESSURE AT THE WATER METER IS UNKNOWN. THE IRRIGATION SYSTEM IS DESIGNED TO OPERATE AT 45 - 55 PSI. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND WATER PRESSURE. IF ANY DISCREPANCY EXISTS BETWEEN DESIGN AND ACTUAL FIELD CONDITIONS NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY IN WRITING FOR A DECISION BEFORE PROCEEDING WITH THE INSTALLATION. 7.SYSTEM DESIGN IS BASED ON A MINIMUM OPERATING PRESSURE (P.S.I.) AND A MAXIMUM DEMAND (G.P.M.) AS SHOWN AT EACH POINT OF CONNECTION ON THE DRAWINGS. CONTRACTOR SHALL VERIFY PRESSURE AND DEMAND AT EACH POINT OF CONNECTION PRIOR TO COMMENCING INSTALLATION AND SUBMIT SUCH IN WRITING TO THE OWNER'S AUTHORIZED REPRESENTATIVE. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. 9.CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE AND EFFECTIVE COVERAGE OF ALL PLANTING AREAS. DURING THE MAINTENANCE PERIOD, IT IS THE RESPONSIBILITY OF THE LANDSCAPE MAINTENANCE CONTRACTOR TO ENSURE ALL PLANT MATERIAL RECEIVES AS MUCH WATER AS IS NECESSARY FOR ESTABLISHMENT AND TO SUSTAIN GOOD PLANT HEALTH. 10.CONTRACTOR SHALL FLUSH ALL LINES AND ADJUST IRRIGATION SYSTEM FOR OPTIMUM PERFORMANCE IN ACCORDANCE WITH THE SPECIFICATIONS. COSTS INCURRED DUE TO ANY ADJUSTMENTS FOR 100% COVERAGE, INCLUDING THOSE REQUESTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 11.CONTRACTOR SHALL COORDINATE INSTALLATION OF THE IRRIGATION SYSTEM WITH THE LAYOUT AND INSTALLATION OF THE PLANT MATERIAL TO ENSURE THAT THERE WILL BE COMPLETE AND UNIFORM IRRIGATION COVERAGE OF PLANTING. THE IRRIGATION LAYOUT SHALL BE CHECKED BY THE CONTRACTOR AND OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO CONSTRUCTION TO DETERMINE IF ANY CHANGES, DELETIONS, OR ADDITIONS ARE REQUIRED. THE IRRIGATION SYSTEM SHALL BE INSTALLED AND TESTED PRIOR TO THE INSTALLATION OF ANY PLANT MATERIALS. 12.TRENCHING DEPTHS FOR IRRIGATION PIPES SHALL BE AS FOLLOWS: MAIN = 24", ALL LATERALS = 12". ALL DIMENSIONS ARE FROM THE TOP OF THE PIPE. PROVIDE A MINIMUM 3" SAND ENVELOPE AROUND ALL MAINLINE PIPE. 13.MINIMUM LATERAL SIZE SHALL BE 3/4". SEE PIPE SIZING CHART FOR SIZING. 14.IF SETTLEMENT OCCURS ALONG TRENCHES AND ADJUSTMENT(S) TO PIPES, VALVES, OR HEADS IS REQUIRED, THE CONTRACTOR, AS PART OF WORK UNDER THIS CONTRACT, SHALL MAKE ALL ADJUSTMENTS WITHOUT EXTRA COSTS TO THE OWNER. 15.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FILL AND REPAIR ALL DEPRESSIONS AND REPLACE ALL NECESSARY LAWN AND/OR PLANTING DUE TO THE SETTLEMENT OF IRRIGATION FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. 16.CONTRACTOR SHALL GUARANTEE THAT ALL MATERIAL, EQUIPMENT, AND WORKMANSHIP FURNISHED BY HIM BE FREE OF DEFECTS FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. CONTRACTOR SHALL BE LIABLE FOR REPAIRS AND REPLACEMENT OF FAILED MATERIAL DURING THIS GUARANTEE PERIOD. 17.ALL PLASTIC FITTINGS SHALL BE A MINIMUM OF 18" APART TO FACILITATE REMOVAL AND REPLACEMENT OF INDIVIDUAL FITTINGS. 18.SPLICING OF 24 VOLT WIRES WILL NOT BE PERMITTED EXCEPT IN VALVE BOXES. CONTRACTOR TO LEAVE A 24" COIL OF EXCESS WIRE AT EACH SPLICE AND EVERY 100' ON CENTER ALONG WIRE RUN. TAPE WIRE BUNDLES 10' ON CENTER. NO TAPING WILL BE PERMITTED INSIDE SLEEVES. WIRE CONNECTORS SHALL BE SCOTCH DBY OR APPROVED EQUAL, INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. 19.CONTROL VALVES SHALL BE SIZED AS DESIGNATED ON THE DRAWINGS AND SHALL BE INSTALLED IN VALVE BOXES AS INDICATED IN THE DETAILS. BOXES SHALL BE SET FLUSH WITH THE FINISH GRADE OR SURFACE AND PERMANENTLY MARKED AS INDICATED IN THE DETAILS. IRRIGATION NOTES 20.EXACT LOCATION OF CONTROLLERS TO BE DETERMINED AT JOB SITE BY PROJECT MANAGER. USE THIN WALL METAL CONDUIT ABOVE GRADE AND IN GARAGES. PAINT ALL CONDUIT TO MATCH BUILDING OR WALL COLOR. USE WATERPROOF CONNECTIONS FOR OUTDOOR INSTALLATION. INSTALL PER MANUFACTURERS SPECIFICATIONS. SEAL ALL CONDUIT HOLES WITH SILICONE OR EQUAL. PROGRAM CONTROLLER TO IRRIGATE USING MULTIPLE REPEAT CYCLES OF SHORT DURATION. CARE SHALL BE TAKEN TO PREVENT RUNOFF OF WATER AND SLOPE/SOIL EROSION DUE TO PROLONGED APPLICATIONS OF WATER. FOR CONTROL WIRE INSTALLED IN GARAGE, COORDINATE WITH ELECTRICAL ENGINEER AND PROJECT ELECTRICIAN FOR CONNECTIONS BETWEEN PODIUM OR WALL PENETRATIONS TO IRRIGATION CONTROLLER LOCATION(S). 21.CONTROL WIRES SHALL BE 14 GAUGE (RED). SEPARATE WIRES SHALL RUN FROM THE CONTROLLER TO EACH VALVE. COMMON GROUND WIRES SHALL BE 12 GAUGE (WHITE) ALL CONTROL WIRES LEADING FROM VALVES TO CONTROLLER SHALL BE LOOPED-UP A MINIMUM OF 30" INTO EVERY VALVE BOX INTERCEPTED ON THE WAY TO THE CONTROLLER. 22.CONTRACTOR TO COORDINATE CONTROLLER POWER HOOK-UP WITH PROJECT ELECTRICIAN. THE GENERAL CONTRACTOR SHALL COORDINATE HIS PORTION OF WORK WITH THE ELECTRICAL CONTRACTOR TO MINIMIZE CONFLICTS. 23.FINAL LOCATION FOR CONTROL VALVES SHALL BE APPROVED BY THE OWNERS AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLING. CONTRACTOR SHALL NOTIFY ALL LOCAL JURISDICTIONS FOR INSPECTION AND TESTING OF INSTALLED BACKFLOW PREVENTION DEVICE. 24.BUBBLERS SHALL BE LOCATED ON THE UPHILL SIDE OF TREES. 25.ALL WATER TO DRAIN AWAY FROM BUILDING PER LOCAL BUILDING CODE. 31.DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OF DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. 32.A LAMINATED, COLOR CODED, REDUCED SIZE IRRIGATION PLAN SHALL BE FURNISHED TO THE OWNER AFTER FINAL ACCEPTANCE. PLACE ANOTHER LAMINATED COPY INSIDE THE CONTROLLER CABINET DOOR. 33.LANDSCAPE CONTRACTOR TO COORDINATE WITH GENERAL CONTRACTOR PRIOR TO DEMOLITION OR PROTECTION OF EXISTING MAINLINE AND CONTROLLER WIRE FOR FUTURE USE. 34.IF THE INTENT IS TO DEMO ANY IRRIGATION EQUIPMENT IN NEW CONSTRUCTION AREA, LANDSCAPE CONTRACTOR SHALL SUPPLY ALL NEW MAINLINE AND CONTROLLER WIRE TO NEW REMOTE CONTROL VALVE AS DESIGNED PER THIS PLAN, TYPICAL. 35.CONTRACTOR SHALL INSTALL DRIPLINE ON SLOPES PER MANUFACTURERS RECOMMENDATIONS WITH 25% INCREASED SPACING AT BOTTOM 1/3 OF SLOPE. 36.CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH LOCAL WELO AND TITLE 23 DEPARTMENT OF WATER RESOURCES SECTION 492.12: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION. 37.CONTRACTOR SHALL PROVIDE A CERTIFICATE OF COMPLETION AS REQUIRED TO THE LOCAL REVIEWING AGENCY. SEE CALIFORNIA CODE OF REGULATIONS TITLE 23 WATERS DIVISION 2 DEPARTMENT OF WATER RESOURCES CHAPTER 2.7 MODEL WATER EFFICIENT LANDSCAPE ORDINANCE APPENDIX C. 38.SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO. 39.CONTRACTOR IS RESPONSIBLE FOR HAND WATERING INCLUDING BUT NOT LIMITED TO THE FOLLOWING AREAS DURING PLANT ESTABLISHMENT: BIO-CELL AREAS, SODDED AREAS. THESE AREAS WILL NEED SUPPLEMENTAL HAND WATERING IF THEY ARE IRRIGATED BY DRIP UNTIL ROOTS ARE ESTABLISHED AS DRIP IRRIGATION MAY NOT PROVIDE SUFFICIENT WATER TO THESE AREAS FOR HEALTHY PLANT ESTABLISHMENT. 40.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICE. 41.CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR. 42.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. 43.WATER SUPPLIED BY CALIFORNIA WATER SERVICE. IRRIGATION LEGEND AND NOTES NOTE: INSTALL TORO DL2000 PER MANUFACTURER'S SPECIFICATIONS FOR GROUND COVER & SHRUB AREAS: DL2000 DRIPLINE SPACING =18" EMITTER SPACING =18" DRIPPER FLOW =0.53 GPH BUBBLERS MODEL ANTI-SIPHON DRIPZONE CONTROL KIT INC. REMOTE CONTROL VALVE, PRESSURE REGULATOR & FILTER FOR DRIP AND TREE BUBBLER VALVES TORO FCH-H-FIPT, MINIMUM ONE PER VALVE TORO DL-MP9 MINIMUM ONE PER VALVE TORO YD-500-34 MINIMUM ONE PER VALVE SPRAY, ROTOR, AND BUBBLER VALVES DRIP TUBING VALVES GALLONS PER MINUTE THROUGH VALVE CONTROL VALVE SIZE CONTROLLER STATION NUMBER ZONE TYPE, IF APPLICAPBLE LENGTH OF DRIP TUBING, IF APPLICABLE IRRIGATION LEGEND DESCRIPTIONSYMBOL PVC BALL VALVE FLUSH VALVE FOR DL2000 SYSTEM OPERATION INDICATOR FOR DRIP SYSTEM AIR VACUUM RELIEF VALVE FOR DRIP SYSTEM ON-GRADE TORO DRIP TUBING NONPRESSURE IRRIGATION SUPPLYLINE-3/4" MIN. PRESSURE SUPPLY MAINLINE SLEEVE: 2x ENCLOSED PIPE DIAMETER OR AS INDICATED CONTROLLER STATION NUMBER GALLONS PER MINUTE THROUGH VALVE CONTROL VALVE SIZE MANUFACTURER/MODEL/SIZE DRIP TORO DL-2000 SERIES (RGP-212-10) SCHEDULE 40 PVC PIPE NONPRESSURE DRIP IRRIGATION LATERAL, SIZED PER PIPE SIZING CHART 12" COVER 24" COVER 24" COVER CLASS 200 PVC PIPE 1120 SCHD. 40 PVC PIPE FOR SIZES 1-1/2" AND SMALLER 1120 CLASS 315 PVC PIPE FOR SIZES 2" AND LARGER 1120/SCHEDULE 40 PVC PIPE NOTES 12" COVER OPERATING PRESSURE MODEL NOZZLE GPM OPERATING PRESSURE MODEL 30 PSI REQUIRED DRIP EQUIPMENT NOT GRAPHICALLY DEPICTED ON PLANS: (INSTALL PER MANUFACTURER'S RECOMMENDATIONS.) ON GRADE TREE BUBBLER 0.2520-75 PSI DRIP TUBE FITTINGS TORO TRI-LOC FITTINGS NIBCO PVC BALL VALVE 4660-S OR EQUAL, LINE SIZE DESCRIPTION DESCRIPTION DESCRIPTIONIRRIGATION LINES AND SLEEVES IRRITOL 2700 ANTI-SIPHON SERIES WEATHER SENSOR IA HUNTER PRO HC WIFI ENABLED 12-STATION CONTROLLER WITH HUNTER HC FLOW METERWALL MOUNT ET BASED ELECTRIC IRRIGATION CONTROLLER W SPRAY 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-15 (360, TQ, TT, 210, H, 150, T, Q, 60)2.31, 1.78, 1.54, 1.20, 1.16, 0.96, 0.77, 0.58, 0.39 OPERATING PRESSURE MODEL NOZZLE GPMDESCRIPTION SPRAY / BUBBLER ANTI-SIPHON VALVE 15' RADIUS TORO FB-25 MOUNTED ON TORO SHRUB ADAPTERS IN QUANTITIES AS FOLLOWS: 2 PER 15 GALLON OR 24" BOX TREE 4 PER 36" BOX TREE AND LARGER 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-12 (360, TQ, TT, 210, H, 150, T, Q, 60)1.46, 1.15, 0.99, 0.82, 0.74, 0.62, 0.49, 0.37, 0.2512' MOUNT IN AN AREA EXPOSED TO RAIN CONDITIONS AND OUT OF REACH FOR VANDALISM. 2.4G WIRELESS CONNECTION IS REQUIRED FOR OPERATION. PLEASE VISIT HTTPS://WWW.HYDRAWISE.COM TO ENROLL AND SET UP ACCOUNT WITH SCHEDULE TO TRANSFER TO FUTURE HOMEOWNER WR-CLIK IRRITOL 2700 ANTI-SIPHON SERIES XXXX' 1" GPM # CENTER FEED 1" GPM # 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-10 (360, TQ, TT, 210, H, 150, T, Q, 60)1.03, 0.79, 0.69, 0.58, 0.51, 0.43, 0.34, 0.23, 0.1710' PIPE SIZING CHART FLOW RATE PIPE SIZE 0.0 - 9.0 0.75" 9.1 - 18.0 1.00" 18.1 - 30.0 1.25" 30.1 - 40.0 1.50" 40.1 - 60.0 2.00" 60.1 - 70.0 2.50" (DIAMETER)(GPM) 6/14/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.3 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AMAS NOTED JH IRRIGATION DETAILS A B CFIK J G H E D SCALE: 2" = 1'-0" BALL VALVE SECTION NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 1 NATIVE SOIL 2 IRRIGATION MAINLINE, MINIMUM 18" DEEP 3 PVC ELBOW, 45 DEGREES, SCH 40 4 PVC, SCH 40 5 PVC, SCH 40, MINIMUM 8" LONG BOTH SIDE OF BALL VALVE 6 BALL VALVE 7 8 PEA GRAVEL SUMP, 6" WIDE, 6" DEEP BRICK SUPPORTS 9 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "BV" ON LID IN 1" LETTERS 1 23457869 POP-UP SPRAY HEAD SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALWAYS INSTALL POP-UP SPRAY HEAD PERPENDICULAR TO FINISHED GRADE. 1 NATIVE SOIL 2 FINISHED GRADE 3 LAWN 4 SPRAY IRRIGATION LATERAL 5 PCV TEE, SxSxT, WITH 1/2" THREADED OUTLET 6 1/2" PVC NIPPLE, SCH 80 7 POP-UP SPRAY HEAD, PLACE FLUSH WITH FINISHED GRADE AS SHOWN, MAINTAIN 2" CLEAR FROM EDGES OF HARDSCAPE SECTION 2 3 7 4 5 6 1 SPRAY / BUBBLER CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 8 9 PVC ELBOW SPRAY / BUBBLER LATERAL LINE CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 6 9 5 4 5 87 2 3 1 VALVE BOX INSTALLATION DIAGRAMS SCALE: 1/2" = 1'-0" NOTES: 1.SLEEVE BELOW ALL HARDSCAPE ELEMENTS. 2.SLEEVING SHALL BE TWICE THE DIAMETER OF WIRE BUNDLE CONTAINED WITHIN. 3.CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING. 4.SET VALVE BOX 1" ABOVE FINISH GRADE IN PLANTING AREAS AND FLUSH WITH FINISH GRADE IN TURF AREAS. 5.PLACE VALVE AND VALVE BOX IN PLANTING AREAS WHERE POSSIBLE. 6.SET VALVE BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN, WALK, FENCE, ETC. 7.AVOID HEAVILY COMPACTED SOIL AROUND VALVE BOX TO PREVENT DAMAGE TO VALVE BOX. 8.DO NOT INSTALL VALVE BOX IN HARDSCAPE. 9.VALVE BOXES IN PLANTING AREAS SHALL HAVE BROWN LIDS EXCEPT FOR RECYCLED WATER VALVES, IN WHICH CASE THE LIDS SHALL BE PURPLE. 10.PROVIDE A MINIMUM 2" CLEAR BETWEEN PIPES. 14" x 19" VALVE BOX1 MAIN LINE3 LATERAL LINE4 WIRING IN CONDUIT5 2 16" x 25" VALVE BOX MAIN LINE, LATERAL LINE, AND WIRING IN SAME TRENCH 6 INSTALL WIRING BENEATH AND BESIDE MAIN LINE, TAPE AND BUNDLE AT 10'-0" INTERVALS 7 3" SAND ENVELOPE AROUND MAIN LINES8 TIE A 2'-0" LOOP IN WIRING AT ALL CHANGES OF DIRECTION 30° OR GREATER, UNTIE AFTER ALL CONNECTIONS HAVE BEEN MADE 9 EDGE OF LAWN, WALK, FENCE, ETC.10 3 1 45 6 2 SECTION 7 88 9 1'-0"1'-0"1'-0"1'-0"11 10 PLAN VIEW PLAN VIEW SHOWN WITHOUT VALVE BOX LIDS DRIPLINE SOIL STAPLE SCALE: 4" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.LOCATE STAPLES ALONG TUBING PER MANUFACTURERS RECOMMENDATIONS. 1 NATIVE SOIL 2 FINISHED GRADE 3 DRIPLINE 4 SOIL STAPLE 5 MULCH, DEPTH PER SPECIFICATIONS AND PLANTING PLAN SECTIONELEVATION 3 2 4 5 1 3 2 4 5 1 DRIPLINE FLUSH VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ONE FLUSH VALVE SHALL BE PLACED FOR EVERY 7 GPM PER ZONE AT LOW POINTS. 1 NATIVE SOIL 2 PVC FLUSH MANIFOLD, SEE DRIPLINE LAYOUT DETAILS 3 PCV TEE, SxSxT, WITH 3/4" THREADED OUTLET 4 3/4" PVC NIPPLE, SCH 80 5 DRIPLINE FLUSH VALVE 6 PEA GRAVEL SUMP, 6" WIDE, 18" DEEP 7 BRICK SUPPORTS 8 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "FV" ON LID IN 1" LETTERS SECTION 5 1 8 7 3 2 4 6 SCALE: 1" = 1'-0" DRIPLINE END-FEED LAYOUT NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREA PERIMETER. 1 PLANTING AREA PERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEF LATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 3 2 10 1 5 4 6 4 DRIPLINE CENTER-FEED LAYOUT SCALE: 1" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREA PERIMETER. 1 PLANTING AREA PERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEF LATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 10 1 5 7 2 44 3 66 4 DRIP CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 Y-FILTER 8 PRESSURE REGULATOR 9 PVC ELBOW 10 DRIP LATERAL LINE 11 CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 7 6 11 5 4 5 109 2 3 1 8 SCALE: 2" = 1'-0" WALL SURFACE ELECTRICAL SUPPLY CONDUIT, CONNECT TO POWER SOURCE, J-BOX INSIDE CONTROLLER WALL MOUNT CONTROLLER, SEE IRRIGATION LEGEND FOR SPECIFICATION WALL MOUNT CONTROLLER IRRIGATION CONTROL WIRE IN CONDUIT, SIZE AND TYPE PER LOCAL CODES NOTES: 1.THIS DRAWING IS PROVIDED FOR REFERENCE ONLY. 2.INDIVIDUAL PROJECT REQUIREMENTS AND LOCAL CODES MAY DICTATE DIFFERENCES IN INSTALLATION PROCEDURES THAT ARE NOT IDENTIFIED ON THIS DETAIL. 2 3 4 1 ELEVATION 1 2 4 33 3.ALL ELECTRICAL WORK MUST CONFORM TO LOCAL CODES. 4.VERIFY CONTROLLER LOCATION WITH PROJECT ELECTRICIAN. 5. REFER TO PRODUCT LITERATURE FOR ADDITIONAL INSTALLATION REQUIREMENTS. SCALE: 2" = 1'-0" TREE BUBBLER 6 NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALLOW 6" BETWEEN TRUNK AND BUBBLER. 4.IF APPLICABLE, PLACE ALL BUBBLERS ON UPHILL SIDE OF TRUNK. 5.CONCEAL ALL EQUIPMENT UNDER MULCH. 1 NATIVE SOIL 2 IRRIGATION LATERAL 3 4 SUPER FUNNY PIPE ADAPTER, MALE THREADS, 3/4" x 3/8" 5 SUPPER FUNNY PIPE, 3/8" 6 SUPER FUNNY PIPE ADAPTER, FEMALE THREADS, 1/2" x 3/8" 7 8 BUBBLER ROOT BALL 9 SOIL STAPLE, SEE SOIL STAPLE DETAIL PVC TEE, SxSxT, WITH 3/4" THREADED OUTLET 10 MULCH SECTION 9 5 7 10 4 3 2 8 1 6/14/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.1 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 PLANTING PLAN 1 CER OCC 24" BOX GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 NOTES: 1.TREES TO BE PLANTED MINIMUM 5' FROM UNDERGROUND UTILITIES. 2.SEE SHEET L4.2 FOR PLANTING LEGEND AND NOTES. 3.SEE SHEET L4.3 FOR PLANTING DETAILS. 4.A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. SHRUB LEGEND SYMBOL BOTANICAL NAME TREE LEGEND SYMBOL BOTANICAL NAME ARBUTUS UNEDOARB UNE CAREX TUMULICOLA MUHLENBERGIA RIGENS BOLERO PLUS BY DELTA BLUEGRASS GROUNDCOVER LEGEND SYMBOL BOTANICAL NAME SALVIA LEUCANTHA DYMONDIA MARGARETAE WESTRINGIA FRUTICOSA 'GREY BOX' CERCIS OCCIDENTALISCER OCC LAGERSTROEMIA INDICALAG IND PITTOSPORUM TOBIRA 'VARIEGATA' PODOCARPUS GRACILIOR FICUS PUMILA VINE LEGEND SYMBOL BOTANICAL NAME 3 LAG IND 24" BOX 1 ARB UNE 24" BOX CITRUS MEYERICIT MEY 1 CIT MEY 24" BOX PODOCARPUS MACROPHYLLUS 'MAKI' TUHLBAGIA VIOLACEA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA 1 ARB UNE 24" BOX 6/14/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.2 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AMNONE KM PLANTING NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT NECESSARY TO FURNISH AND INSTALL PLANT MATERIAL AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, STRUCTURAL IMPROVEMENTS AND HARDSCAPE SHALL BE INSTALLED PRIOR TO PLANTING OPERATIONS. PLANT LIST ON THE DRAWINGS SHALL BE USED AS A GUIDE ONLY. CONTRACTOR SHALL TAKEOFF AND VERIFY SIZES AND QUANTITIES BY PLAN CHECK. A SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO THE CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. THE SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) OR LOCAL AGENCY ADOPTED WELO. CONTRACTOR SHALL OBTAIN A SOILS MANAGEMENT REPORT AFTER GRADING OPERATIONS AND PRIOR TO PLANT INSTALLATION. SAMPLES OF FERTILIZERS, ORGANIC AMENDMENT, SOIL CONDITIONERS, AND SEED SHALL BE SUBMITTED PRIOR TO INCORPORATION. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ALL WORK ON THE IRRIGATION SYSTEM, INCLUDING HYDROSTATIC, COVERAGE, AND OPERATIONAL TESTS AND THE BACKFILLING AND COMPACTION OF TRENCHES SHALL BE PERFORMED PRIOR TO PLANTING OPERATIONS. LOCATIONS OF PLANT MATERIAL SHALL BE REVIEWED ON SITE BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION. TREES SHALL BE PLANTED NO CLOSER THAN TEN FEET (10') FROM UTILITIES. TREES PLANTED WITHIN FIVE FEET (5') OF HARDSCAPE OR STRUCTURES SHALL BE INSTALLED WITH A ROOT BARRIER AS APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR MUST CONTACT THE CITY ARBORIST TO VERIFY ANY PROPOSED SPECIES (EVEN IF SHOWN ON THE PLANS), LOCATIONS, AND QUANTITIES OF ALL PROPOSED TREES PRIOR TO ORDERING MATERIAL. A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. CONTRACTOR SHALL PROVIDE SAMPLE OF PROPOSED BARK MULCH FOR APPROVAL. BARK MULCH SHALL BE LYNGSO SMALL FIR BARK (3/4" TO 1-1/2") OR APPROVED EQUAL. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6" OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6" INTO THE SOIL. ALL PLANT MATERIAL SHALL BE SELECTED IN ACCORDANCE WITH THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1) FOR STANDARD FORM TREES, CALIPER SIZE SHALL BE MEASURED 6" ABOVE THE SOIL LINE FOR CALIPERS EQUAL TO OR LESS THAN 4" FOR CALIPERS GREATER THAN 4", CALIPER SHALL BE MEASURES 12" ABOVE THE SOIL LINE. FOR MULTI-TRUNK TREES THE CALIPER SHALL BE ESTABLISHED BY TAKING THE AVERAGE OF THE CALIPER OF THE TWO LARGEST TRUNKS. CALIPER IS MEASURED 6” ABOVE ORIGINATION POINT OF THE SECOND LARGEST TRUNK OR 6” ABOVE GROUND IF ALL TRUNKS ORIGINATE FROM THE SOIL. CALIPER SIZES STANDARDS: 15 GALLON: 0.75-1.25" 24" BOX: 1.25-2" 36" BOX: 2-3.5" 48" BOX: 3.5-5" 60" BOX: 4-6" WATER NEEDS CATEGORY BASED ON WUCOLS IV (JANUARY 2014) LANDSCAPE COEFFICIENT METHOD: CATEGORY PERCENTAGE OF ETo (H) HIGH:0.7-0.9 (M) MEDIUM:0.4-0.6 (L) LOW:0.1-0.3 (VL) VERY LOW:<0.1 SITE CLEANLINESS: THE CONTRACTOR IS RESPONSIBLE TO KEEP THE SITE CLEAN FOR SOIL EROSION CONTROL MEASURES AND FOR ANY OTHER GENERAL REQUIREMENTS. SHOULD EXISTING CONDITIONS REQUIRE MITIGATION, THE CONTRACTOR SHALL ALERT THE OWNER OR LANDSCAPE ARCHITECT PRIOR TO PERFORMING WORK. CERTIFICATE OF COMPLETION: A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. PLANTING LEGEND AND NOTES SHRUB LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS TREE LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS PLANTING LEGEND QUANTITY QUANTITY ARBUTUS UNEDOARB UNE STRAWBERRY TREE 24" BOX 10 x 10'L2 BERKELEY SEDGE 1 GALLON 2' x 2' L110CAREX TUMULICOLA DEER GRASS 5 GALLON 3' x 3'L24MUHLENBERGIA RIGENS BOLERO PLUS BY DELTA BLUEGRASS LAWN SOD SOD H GROUNDCOVER LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLSSPACING - SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GALLON 4' x 4'L19 DYMONDIA MARGARETAE DYMONDIA 4 INCH 2" x 1'L6" O.C. WESTRINGIA FRUTICOSA 'GREY BOX'DWARF COAST ROSEMARY 5 GALLON 3' x 3'L4 LAGERSTROEMIA INDICA 'NATCHEZ'LAG IND CRAPE MYRTLE 24" BOX 15' x 15'L3 CITRUS MEYORICIT MEY LEMON TREE 24" BOX 8' x 8'M1 CERCIS OCCIDENTALISCER OCC WESTERN REDBUD 24" BOX 15' x 10'L1 VARIEGATED MOCK ORANGE 5 GALLON 5 x 5'L2PITTOSPORUM TOBIRA 'VARIEGATA' PODOCARPUS GRACILIOR FERN PINE 15 GALLON 6' x 6'M7 NOTES STANDARD TRUNK MULTI-TRUNK FICUS PUMILA CREEPING FIG 1 GALLON CLIMBING M12 VINE LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLSQUANTITY TULBAGHIA VIOLACEA SOCIETY GARLIC 1 GALLON 2' x 2'L6 PODOCARPUS MACROPHYLLUS 'MAKI'SHRUBBY YEW PODOCARPUS 15 GALLON 7' x 5'M11 6/14/22 ABD C Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.3 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AMAS NOTED KM PLANTING DETAILS SCALE: 1" = 1'-0" VINE NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 9 6 6"VINE AGRIFORM PLANT TABLETS, 2 PER VINE 6 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS FOOT TAMP BASE 5 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING TREE NATIVE GRADE ROOT BALL 2 1 3 4 7 7 WALL OR FENCE8 ATTACH VINE TO WALL OR FENCE TO SUPPORT BRANCHING STRUCTURE 9 5 8 SCALE: 1" = 1'-0" 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS NATIVE GRADE CINCH TIE TREE 1 9 8 FOOT TAMP BASE2 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING TREE 3 AGRIFORM PLANT TABLETS, 3 PER 15 GALLON, 6 PER 24" BOX, AND 8 FOR 36" BOX 4 TREE5 ROOT BALL6 PINE LODGE POLE STAKE, 2" DIAMETER, PLACED ON WINDWARD SIDES OF TREE AND OUTSIDE OF ROOT BALL 7 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 3.TREE INSTALLED IN TURF AREAS SHALL BE INSTALLED WITH 'ARBOR-GUARD' AT BASE OF TRUNK. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 5 6 7 8 6"9 SHRUB SCALE: 1" = 1'-0" NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 5 6 6"NATIVE GRADE 2 3 4 SHRUB5 6 7 AGRIFORM PLANT TABLETS, 3 PER SHRUB 2" DEEP BASIN AROUND ROOT BALL FOOT TAMP BASE BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING SHRUB ROOT BALL 1 7 SCALE: 1" = 1'-0" 2 1 GROUNDCOVER EDGE OF PLANTING AREA PLANT, SPACING VARIES, SEE PLANTING LEGEND 1 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.SPACING SHALL BE TRIANGULATED UNLESS OTHERWISE NOTED. 3.INFILL PLANTS AS REQUIRED TO MAINTAIN SPACING AT IRREGULAR EDGES. 2 EQUAL EQUAL 1/2 PLANTSPACINGPLUS 6"EQUALEQUALPLAN VIEW 6/14/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L5.1 5985.40 JH BG JUNE 14, 2022 PLOTTED: 6/15/2022 9:26 AM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 TREE PROTECTION PLAN AND DETAIL TREE PROTECTION NOTES SECTION I SITE PREPARATION: ALL EXISTING TREES SHALL BE FENCED OFF WITHIN OR AT THE DRIP LINE (FOLIAR SPREAD) OF THE TREE. THE FENCE SHOULD BE A MINIMUM OF SIX FEET HIGH, MADE OF WIRE WITH STEEL STAKES, SUCH AS CYCLONE FENCING. IF THE FENCE IS WITHIN THE DRIP LINE OF THE TREES, EVERY ATTEMPT SHOULD BE MADE TO RELOCATE THE FENCE AT THE DRIPLINE OF THE TREE. IF NOT POSSIBLE, THE TREE SHALL BE PRUNED TO REDUCE THE CHANCE OF LIMB BREAKAGE FROM CONSTRUCTION EQUIPMENT ENCROACHING WITHIN THE DRIP LINE. ALL CONTRACTORS, SUBCONTRACTORS AND OTHER PERSONNEL SHALL BE WARNED THAT ENCROACHMENT WITHIN THE FENCED AREA IS FORBIDDEN WITHOUT THE CONSENT OF THE CERTIFIED ARBORIST ON THE JOB. THIS INCLUDES, BUT IS NOT LIMITED TO, STORAGE OF LUMBER AND OTHER MATERIALS, DISPOSAL OF PAINTS, SOLVENTS OR OTHER NOXIOUS MATERIALS, PARKED CARS, GRADING EQUIPMENT OR OTHER HEAVY EQUIPMENT. PENALTIES, BASED ON THE COST OF REMEDIAL REPAIRS AND THE EVALUATION GUIDE PUBLISHED BY THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE ASSESSED FOR DAMAGES TO THE TREES. SECTION II GRADING/EXCAVATING: ALL GRADING PLANS THAT SPECIFY GRADING WITHIN THE DRIP LINE OF ANY TREE, OR WITHIN THE DISTANCE FROM THE TRUNK AS OUTLINED IN SECTION I WHEN SAID DISTANCE IS OUTSIDE THE DRIP LINE, SHALL FIRST BE REVIEWED BY THE CERTIFIED ARBORIST. PROVISIONS FOR AERATION, DRAINAGE, PRUNING, TUNNELING BENEATH ROOTS, ROOT PRUNING OR OTHER NECESSARY ACTIONS TO PROTECT THE TREES SHALL BE OUTLINED BY THE ARBORIST. IF TRENCHING IS NECESSARY WITHIN THE AREA AS DESCRIBED ABOVE, SAID TRENCHING SHALL BE UNDERTAKEN BY HAND LABOR. ALL ROOTS 2 INCHES OR LARGER SHALL BE TUNNELED UNDER AND OTHER ROOTS SHALL BE CUT SMOOTHLY TO THE TRUNK SIDE OF THE TRENCH. THE TRUNK SIDE SHOULD BE DRAPED IMMEDIATELY WITH TWO LAYERS OF UNTREATED BURLAP TO A DEPTH OF 3 FEET FROM THE SURFACE. THE BURLAP SHALL BE SOAKED NIGHTLY AND LEFT IN PLACE UNTIL THE TRENCH IS BACK FILLED TO THE ORIGINAL LEVEL. THE ARBORIST SHALL EXAMINE THE TRENCH PRIOR TO BACK FILLING TO ASCERTAIN THE NUMBER AND SIZE OF ROOTS CUT, SO AS TO SUGGEST THE NECESSARY REMEDIAL REPAIRS. SECTION III REMEDIAL REPAIRS: THE ARBORIST ON THE JOB SHALL HAVE THE RESPONSIBILITY OF OBSERVING ALL ONGOING ACTIVITIES THAT MAY AFFECT THE TREES, AND PRESCRIBING NECESSARY REMEDIAL WORK TO INSURE THE HEALTH AND STABILITY OF SAID TREES. THIS INCLUDES, BUT IS NOT LIMITED TO, ALL ARBORIST ACTIVITIES BROUGHT OUT IN SECTIONS I AND II. IN ADDITION, PRUNING, AS OUTLINED IN THE "PRUNING STANDARDS" OF THE WESTERN CHAPTER OF THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE PRESCRIBED AS NECESSARY. FERTILIZING, AERATION, IRRIGATION, PEST CONTROL AND OTHER ACTIVITIES SHALL BE PRESCRIBED ACCORDING TO THE TREE NEEDS, LOCAL SITE REQUIREMENTS, AND STATE AGRICULTURAL PEST CONTROL LAWS. ALL SPECIFICATIONS SHALL BE IN WRITING. FOR PEST CONTROL OPERATIONS, CONSULT THE LOCAL COUNTY AGRICULTURAL COMMISSIONERS OFFICE FOR INDIVIDUALS LICENSED AS PEST CONTROL ADVISORS OR PEST CONTROL OPERATORS. SECTION IV FINAL INSPECTION: UPON COMPLETION OF THE PROJECT, THE ARBORIST SHALL REVIEW ALL WORK UNDERTAKEN THAT MAY IMPACT THE EXISTING TREES. SPECIAL ATTENTION SHALL BE GIVEN TO CUTS AND FILLS, COMPACTING, DRAINAGE, PRUNING AND FUTURE REMEDIAL WORK. THE ARBORIST SHOULD SUBMIT A FINAL REPORT IN WRITING OUTLINING THE ONGOING REMEDIAL CARE FOLLOWING THE FINAL INSPECTION. A TREE TO BE REMOVED TREE TO REMAIN AND PROTECT TREE PROTECTION LEGEND DESCRIPTION SYMBOL PROPOSED TREE, SEE PLANTING PLAN TREE PROTECTION FENCING TREE MITIGATION TABLE DESCRIPTION QUANTITY TREES ON SITE TREES TO BE REMOVED PROTECTED TREES TO BE REMOVED PROPOSED TREES TOTAL PROPOSED TREES AND TREES TO REMAIN 18 15 6 7 10 NOTES: 1.SEE SHEET L4.2 FOR PROPOSED TREE SPECIES. 2.SEE ARBORIST REPORT BY WILLIAM SOWA, CERTIFIED ARBORIST WE-12270A, DATED: SEPTEMBER 22, 2021. 3.A TREE REMOVAL APPLICATION HAS BEEN SUBMITTED FOR TREES 3, 4, 7, 11, 12, AND 17. THESE TREES SHALL BE PROTECTED AND IRRIGATED UP TO AND UNTIL A TREE REMOVAL PERMIT HAS BEEN ISSUED. LANDSCAPE CONTRACTOR TO CONFIRM WITH TJH TO VERIFY TREE REMOVAL PERMIT STATUS PRIOR TO REMOVAL OF TREE PROTECTION FENCING AND REMOVAL OF TREES. TEMPORARY TREE PROTECTION FENCING EXISTING TREE TABLE # RETAIN / REMOVESPECIESDBHCONDITION GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 SCALE: 1/2" = 1'-0" 6'-0" HIGH TEMPORARY CHAIN LINK FENCE, INSTALLED AT DRIP LINE TREE PROTECTION 1 INSTALL TRUNK WRAP IF DRIP LINE FENCE IS NOT PRACTICAL, INSTALL FOUR (4) LODGE POLES AROUND EACH TREE, WRAP TRUNK IN STRAW WADDLE, THEN WRAP IN ORANGE SNOW FENCING UP TO BRANCHING STRUCTURE 2 NOTES: 1.TREE PROTECTION MEASURES SHALL BE INSTALLED BEFORE GRADING OR EQUIPMENT IS ALLOWED ON SITE. 2.PRIOR TO CONSTRUCTION, CONSULT WITH THE PROJECT ARBORIST TO DETERMINE FERTILIZING AND WATERING SCHEDULES FOR EXISTING TREES. 3.WHEN CONSTRUCTION IS TO TAKE PLACE WITHIN A TREE'S DRIP LINE, FENCING SHALL BE LOCATED BY THE PROJECT ARBORIST. 4.NO CONSTRUCTION WASTE, EITHER LIQUID, SOLID, OR ANY OTHER SUBSTANCE WHICH COULD ENTER INTO THE ROOT SYSTEM (OIL, GASOLINE, CHEMICALS, OR OTHER HARMFUL MATERIALS) SHALL BE DEPOSITED, DISPOSED OF, OR STORED WITHIN OR NEAR A TREE'S DRIP LINE. 5.WIRE, SIGNS, ROPES, PULLEYS, ETC., SHALL NOT BE ATTACHED TO ANY TREE. 6.IF TRENCHING WITHIN A TREE'S DRIP LINE IS NECESSARY, CONSULT WITH PROJECT ARBORIST. 7.IF TREE PRUNING IS NECESSARY, IT SHALL BE CARRIED OUT BY THE PROJECT ARBORIST. 8.ONLY TREES WITHIN THE LIMITS OF OR ADJACENT TO GRADING AND CONSTRUCTION AREAS SHALL RECEIVE TREE PROTECTION. 9.INSTALL ONE SIGN TO DRIP LINE FENCING PER AREA. SECTION 1DRIP LINETREE PROTECTION ZONE DO NOT REMOVE EXCEPT FOR UNDER THE DIRECTION OF THE PROJECT ARBORIST SIGN SCALE: 1" = 1'-0" 2'-0"8"1-1/2"1"DRIP LINE2 18 1 2 3 5 6 8 7 9 10 11 17 16 15 14 13 12 4 EXISTING TREE TO REMOVE, PINUS JEFFERYI EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, LIGUSTRUM LUCIDUM EXISTING TREE TO REMOVE, ACACIA MELANOXYLON EXISTING TREE TO REMOVE, WASHINGTONIA SPP. EXISTING TREES (2) TO REMOVE, CRATAEGUS MONOGYNA EXISTING TREE TO REMOVE, SCHINUS TEREBINTHIFOLIA EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, PYRUS SPP. EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, LIQUIDAMBAR STYRACIFLUA EXISTING TREE TO REMOVE, CITRUS SPP. EXISTING TREE TO REMOVE, LIQUIDAMBAR STYRACIFLUA EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMOVE, SCHINUS TEREBINTHIFOLIA 6/14/22 LOT 13BLOCK 9(7 M 38)EXISTING SINGLESTORY RESIDENCEFF 99.2(1,385 SQ. FT. ±)PALOMA AVENUEEXISTINGGARAGE(533 SQ. FT. ±)F:\3085-000\BURLINGAME\740 PALOMA AVE\ACAD\EXHIBITS\XB-LOT SURVEY_740 PALOMA AVE.DWG9/22/2021 10:01 AM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#15SURVEYOR'S STATEMENT:JOB NO.: 3085-000740 PALOMA AVENUETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: SEPTEMBER 22, 2021CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMSACRAMENTO(925) 866-0322(916) 375-18773020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITE 740 PALOMA AVENUEBURLINGGAME, CALIFORNIA 9401007.11.22 PLAN B28 V3 P200 CRAFTSMAN KRISTIN LASKY BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS GAF ROOF SHINGLES CHARCOAL ANONYMOUS SW 7046 o SIDING o GABLE SHINGLES HOUSE NUMBERS EXTERIOR LIGHT FIXTURE 7.63”W X 14.13”H WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY BRIDGEPORT EXTENDED RECESSED PANEL WINDOW: SQ24 LONG FRONT DOOR MASONITE HERITAGE WINSLOW FIBERGLASS 1/4 LITE 4 SDL 2 PANEL DOOR 1/4 LITE 2 SDL 1 PANEL SIDELITE EXTERIOR ELEVATIONS (NOT TO SCALE) FENCE STAIN SEMI-TRANSPARENT NAVAJO WHITE GOSSAMAR VEIL SW 9165 o FASCIA, EAVES, AND KICKERS o TRIM & HEADERS o COLUMNS & BEAMS TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR ELDORADO STONE LIMESTONE –AUSTIN CREAM BRICK CAP ELDORADO SPLIT EDGE COASTAL SAND 740 Paloma Avenue Planning Commission | 9.26.2022 P a l o m a A v e n u e A c a c i a D r i v e Palm THOMAS JAMES HOMES 740 Paloma Avenue | Site Context THOMAS JAMES HOMES 740 Paloma Paloma Avenue 740 Paloma Avenue | Site Context XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHW3 4 11 10 9 12 13 17 15 14 16 7 8 561-CARGARAGENEW2-STORYRESIDENCEBA. 28'-0" CLG.LAU.8'-0" CLG.DN17 R BEDROOM 2126118X8'-0" CLG.BEDROOM 3125137X8'-0" CLG.OPENTOBELOWWALK-INCLOSET22 L.F.PRIMARYBATH8'-0" CLG.PRIMARYBEDROOM169152X8'-0" CLG.curblessshower63'-11"63'-11"13'-4"36'-9 1/2"14'-11 1/2"14'-0 1/2" 29'-0"5'-1 1/2"8'-8"THOMAS JAMES HOMES 740 Paloma Avenue | Site Existing VS Proposed 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOMA A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.1 5985.40 JH BG JULY 11, 2022 PLOTTED:7/11/2022 9:27 AM1/8" = 1'-0" KM PLANTING PLAN 7/11/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOMA A V E 13 12 14 15 16 17 11 10 9 7 8 6 53 4 1 2 18 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOMA A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.1 5985.40 JH BG JULY 11, 2022 PLOTTED:7/11/2022 9:27 AM1/8" = 1'-0" KM PLANTING PLAN 7/11/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOMA A V E 13 12 14 15 16 17 11 10 9 7 8 6 53 4 1 2 18 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOMA A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.1 5985.40 JH BG JULY 11, 2022 PLOTTED:7/11/2022 9:27 AM1/8" = 1'-0" KM PLANTING PLAN 7/11/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOMA A V E 13 12 14 15 16 17 11 10 9 7 8 6 53 4 1 2 18 THOMAS JAMES HOMES 740 Paloma Avenue | Trees Existing VS Proposed 740 PALOMA AVENUE BURLINGAME, CA PALOMA A V E DRA PRO CAD CHE DES DAT SCA C NO 11 10 9 7 8 6 5 THOMAS JAMES HOMES 740 Paloma Avenue | Trees Removals THOMAS JAMES HOMES 740 Paloma (Existing Site) 740 Paloma Avenue | Streetscape 748 Paloma 744 Paloma 738 Paloma 732 Paloma 740 Paloma (Proposed Site) 748 Paloma 744 Paloma 738 Paloma 732 Paloma THOMAS JAMES HOMES 740 Paloma Avenue | Neighborhood THOMAS JAMES HOMES 740 Paloma Avenue | Proposed Two-Story Home REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' 106.7' 107.9' 115.9' 120.8' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78'12'-0"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF 6.0 SF 6.0 SF ROOF PLAN CRAFTSMA PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:124:124:124:12 4:12 4:124:124:124:123.5:12FRONT CRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 12'-0"7'-6"ABOVE 2ND FLR.6'-6 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2" 106.7' 107.9' 115.9' 120.8' 6.0 SF 6.0 SF MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3184 567109 2112 THOMAS JAMES HOMES 740 Paloma Avenue | Proposed Two-Story Home WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY BRIDGEPORT EXTENDED RECESSED PANEL WINDOW: SQ24 LONG FRONT DOOR MASONITE HERITAGE WINSLOW FIBERGLASS 1/4 LITE 4 SDL 2 PANEL DOOR 1/4 LITE 2 SDL 1 PANEL SIDELITE FENCE STAIN SEMI-TRANSPARENT NAVAJO WHITE BRICK CAP ELDORADO SPLIT EDGE COASTAL SAND 740 PALOMA AVENUEBURLINGGAME, CALIFORNIA 9401007.1 PLAN B28 V3 P200 CRAFTSMAN KRISTIN LA BASSENIAN LA Thisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandNOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE N INTENDED TO BE AN ACTUA DEPICTION OF THE HOME O IT’S SURROUNDINGS GAF ROOF SHINGLES CHARCOAL ANONYMOUS SW 7046 o SIDING o GABLE SHINGLES HOUSE NUMBERS EXTERIOR LIGHT FIXTURE 7.63”W X 14.13”H WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY BRIDGEPORT EXTENDED RECESSED PANEL WINDOW: SQ24 LONG FRONT DOOR MASONITE HERITAGE WINSLOW FIBERGLASS 1/4 LITE 4 SDL 2 PANEL DOOR 1/4 LITE 2 SDL 1 PANEL SIDELITE EXTERIOR ELEVATIONS (NOT TO SCALE) FENCE STAIN SEMI-TRANSPARENT NAVAJO WHITE GOSSAMAR VEIL SW 9165 o FASCIA, EAVES, AND KICKERS o TRIM & HEADERS o COLUMNS & BEAMS TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR ELDORADO STONE LIMESTONE –AUSTIN CREAM BRICK CAP ELDORADO SPLIT EDGE COASTAL SAND WINDOW FRAMES MARVIN ALL ULTREX WINDOWS FIBERGLASS - EQUAL LITE BLACK FRAMES THOMAS JAMES HOMES 740 Paloma Avenue | Proposed Two-Story Home 6 513 1014 6 15 5 7 13 1014 11 6 7 8 2 3 4 7 8 REVISIONS JOB NUMBER:918-21248 COPYRIGHT BASSENIAN LAGONI ARCHITECTS C 2019 Date: 2nd PLAN CHECK 06/21/22 255 Shoreline Suite 428 Redwood City, CA 94065 Phone: (916) 869-6639 624 Myrtle St. Redwood City, CA 94061 BLA PLAN # DETAILS NOTE: REFER TO GENERAL NOTES SHEETS FOR FURTHER INFORMATION PLAN B28V3-TR D.4 26 15 REVISIONS Date: 2nd PLAN CHECK 06/21/22 C23971 Exp. 01/31/23 ARCHITE C TLICENSED T S ATE FO ARNO IIFLCAKENNETHCHESTERNIEMERSKI THOMAS JAMES HOMES 740 Paloma Avenue | Proposed Two-Story Home REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' 106.7' 107.9' 115.9' 120.8' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE (91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF 6.0 SF 6.0 SF ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:124:124:124:12 4:12 4:124:124:124:123.5:12FRONT CRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 12'-0"7'-6"ABOVE 2ND FLR.6'-6 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2" 106.7' 107.9' 115.9' 120.8' 6.0 SF 6.0 SF MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3184 567109 2112 REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' 106.7' 107.9' 115.9' 120.8' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE (91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF 6.0 SF 6.0 SF ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:124:124:124:12 4:12 4:124:124:124:123.5:12FRONT CRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 12'-0"7'-6"ABOVE 2ND FLR.6'-6 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2" 106.7' 107.9' 115.9' 120.8' 6.0 SF 6.0 SF A3 E L E V A T I O N S MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3184 567109 2112 AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' DECLINING HEIGHT ENVELOPE 8'-8" 6.0 SF 6.0 SF 6.0 SF ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:124:124:124:12 4:12 4:124:124:124:123.5:12CRAFTSMAN 12'-0"7'- ABOVE 2 AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' 6.0 SF 6.0 SF MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 740 Paloma Avenue | Proposed Two-Story Home REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' 106.7' 107.9' 115.9' 120.8' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE (91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF 6.0 SF 6.0 SF ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:124:124:124:12 4:12 4:124:124:124:123.5:12FRONT CRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 12'-0"7'-6"ABOVE 2ND FLR.6'-6 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2" 106.7' 107.9' 115.9' 120.8' 6.0 SF 6.0 SF MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3184 567109 2112 REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' 106.7' 107.9' 115.9' 120.8' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE (91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF 6.0 SF 6.0 SF ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:124:124:124:12 4:12 4:124:124:124:123.5:12FRONT CRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 12'-0"7'-6"ABOVE 2ND FLR.6'-6 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2" 106.7' 107.9' 115.9' 120.8' 6.0 SF 6.0 SF A3 E L E V A T I O N S MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3184 567109 2112 AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' DECLINING HEIGHT ENVELOPE 8'-8" 6.0 SF 6.0 SF 6.0 SF ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:124:124:124:12 4:12 4:124:124:124:123.5:12CRAFTSMAN 12'-0"7'- ABOVE 2 AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' 6.0 SF 6.0 SF MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 740 Paloma Avenue | Proposed Two-Story Home RIGHT 18'-3"± 29'-8"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-7"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 120.8' 115.9' 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF LEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 115.9' 120.8' RIGHT 18'-3"± 29'-8"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-7"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 120.8' 115.9' 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF LEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 115.9' 120.8' 0 7 . 0 8 . 2 2| Lagoni Architects Suite 100 USA 92660 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a A3.1 L e f t & R i g h t E l e v a t i o n s E L E V A T I O N STHOMAS JAMES HOMES 740 Paloma Avenue| Proposed Two-Story Home RIGHT 18'-3"± 29'-8"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-7"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 120.8' 115.9' 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF LEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 115.9' 120.8' RIGHT 18'-3"± 29'-8"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-7"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 120.8' 115.9' 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF LEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 115.9' 120.8' 0 7 . 0 8 . 2 2| Lagoni Architects Suite 100 USA 92660 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a A3.1 L e f t & R i g h t E l e v a t i o n s E L E V A T I O N STHOMAS JAMES HOMES 740 Paloma Avenue| Proposed Two-Story Home 4:124:12LEFT12'-0"9'-0"REAR FRONT12'-0"9'-0"RIGHT9'-0"12'-0"MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES.4:124:12LEFT12'-0"9'-0"REAR FRONT12'-0"9'-0"RIGHT9'-0"12'-0"0 7 . 0 8 . 2 2Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 2 4 8 9 1 8 . 2 1 3 1 6 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 P 2 0 0 - C R A3.2 G a r a g e E l e v a t i o n s E L E V A T I O N S MATERIALS LEGEND: 1.COMPOSITION SHINGLE ROOF 2.WOOD CORBEL (3.5" X 1'-8") 3.CEMENTITIOUS SIDING (6") 4.CEMENTITIOUS SHINGLES 5.CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6.STONE VENEER 7.BRICK TRIM (4") 8.COACH LIGHT 9.FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 740 Paloma Avenue| Proposed Detached Garage REAR± 28'-4"1'-3"19'-11"9'-7"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.AVG. NG @15' SETBACK93.45'+93.86'/2=93.66' FFE = 97.7' 107.3' 108.5' 117.6' 122.0' ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:12 FRONT CRAFTSMAN± 28'-4"1'-3"19'-11 1/8"9'-7"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 12'-0"7'-6"ABOVE 2ND FLR.4'-0 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 6'-0"4'-4 3/4"93.45'+93.86'/2=93.66' 9'-3 1/16"8'-1 3/8" 107.3' 108.5' 117.6' 122.0' MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. WOOD CORBEL (3.5" X 1'-8") 3. CEMENTITIOUS SIDING (6") 4. CEMENTITIOUS SHINGLES 5. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6. STONE VENEER 7. BRICK TRIM (4") 8. COACH LIGHT 9. FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3184 567109 2112 REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' 106.7' 107.9' 115.9' 120.8' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE (91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF 6.0 SF 6.0 SF FRONT CRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 7'-6"ABOVE 2ND FLR.6'-6 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = DECLINING HEIGHT ENVELOPE 6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2" 106.7' 107.9' 115.9' 120.8' 6.0 SF 6.0 SF MATER 1.COM 2.WOO 3.CEM 4.CEM 5.CEM 6.STON 7.BRIC 8.COA 9.FIBE 10.FIBE 11.DECO NOTE: ALL WIN DIVIDED EXTERI BETWEE 3184 567109 2112 THOMAS JAMES HOMES 740 Paloma Avenue | Changes in Design Current Elevation • 9ft and 8ft plate heights • Reduced second floor • Reduced eave heights Previous Elevation • 9ft 7in and 9ft plate heights • Larger massing at second floor • Taller eave heights NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION LOT COVERAGE (40% MAX.)31% REAR PORCH 244 SQ. FT. FRONT PORCH 59 SQ. FT. 1 - CAR DETACHED GARAGE 244 SQ. FT. TOTAL LIVING 3029 SQ. FT. 2ND FLOOR 1303 SQ. FT. 1ST FLOOR 1726 SQ. FT. FLOOR AREA TABLE 2- CAR DETACHED GARAGE 4 BEDROOMS / 3 BATHS + DEN NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3727 MAX)3717 SQ. FT. REAR PORCH 244 SQ. FT. GARAGE 244 SQ. FT. 2ND FLOOR 1,482 SQ. FT. 1ST FLOOR 1,747 SQ. FT. FAR TABLE REF. FRZ.DWT.C. MICRO. GREAT ROOM 20 0 19 8X 9'-7" CLG. BEDROOM 4 10 10 11 4X 9'-7" CLG. ENTRY 9'-7" CLG. BA. 3 9'-7" CLG. KITCHEN 9'-7" CLG.UP17 RWALK-IN PANTRY 9'-7" CLG. DINING 17 8 11 4X 9'-7" CLG. DEN 12 4 10 0X DROP 9'-7" CLG. W/H PORCH 9'-7" CLG. REAR PORCH 9'-7" CLG.8'-5 1/2"13'-10 1/2"18'-8"28'-2" 104'-8 1/2" 6'-0"6'-5 5/8"21'-1" 103'-6 1/2"4'-0"9'-9"33'-0"9'-3 3/8"28'-9 1/2"40'-4 1/2"5'-4"31'-4 1/2"10'-11"6'-0"11'-7"9'-7" CLG.19'-6 1/2"25'-1"36'-9 1/2" GARAGE 20 6 11 0X 9'-1" CLG. 6'-7 1/2"3'-0"0 4 . 2 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 24 8 9 1 8 . 2 1 3 1 6 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 - C R A2.0F L O O R P L A N S F i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION LOT COVERAGE (40% MAX.)31% REAR PORCH 276 SQ. FT. FRONT PORCH 59 SQ. FT. 1 - CAR DETACHED GARAGE 244 SQ. FT. TOTAL LIVING 3005 SQ. FT. 2ND FLOOR 1303 SQ. FT. 1ST FLOOR 1702 SQ. FT. FLOOR AREA TABLE 2- CAR DETACHED GARAGE 4 BEDROOMS / 3 BATHS + DEN NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3727 MAX)3725 SQ. FT. REAR PORCH 276 SQ. FT. GARAGE 244 SQ. FT. 2ND FLOOR 1,482 SQ. FT. 1ST FLOOR 1,723 SQ. FT. FAR TABLE FRZ.DW T.C. GREAT ROOM 20 0 19 0X 9'-0" CLG. KITCHEN 9'-0" CLG. DROP 9'-0" CLG. BEDROOM 4 10 10 11 4X 9'-0" CLG. ENTRY 9'-0" CLG. BA. 3 9'-0" CLG.UP17 RDEN 12 4 10 0X W/H DINING 20 0 15 3X 9'-0" CLG. REF. WALK-IN PANTRY 9'-0" CLG. PORCH 9'-0" CLG. REAR PORCH 9'-0" CLG.8'-5 1/2"13'-10 1/2"27'-3" 104'-5" 6'-0"6'-2 1/2"21'-1" 104'-5"3'-3"9'-9"33'-0"18'-4"28'-0 1/2"39'-7 1/2"5'-4"50'-8"10'-11"6'-0"11'-7"9'-0" CLG.18'-9 1/2"25'-1"27'-8 1/2" GARAGE 20 6 11 0X 9'-0" CLG. 6'-7 1/2"3'-0"0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 2 4 8 9 1 8 . 2 1 3 1 6 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 P 2 0 0 - C R A2.0F L O O R P L A N S F i r s t F l o o r THOMAS JAMES HOMES 740 Paloma Avenue | Changes in Design Current Floor Plans • Flipping the first floor to align the rear porch with the garage side • Replaced doors at dining with windows • Centralized access from Great room to rear porch • Larger covered rear porch area Previous Floor Plans • Access to house from garage on opposite sides • Dining has doors that open up to driveway • Smaller utilized rear porch area • Great room is not aligned with rear yard and porch NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION LOT COVERAGE (40% MAX.)31% REAR PORCH 244 SQ. FT. FRONT PORCH 59 SQ. FT. 1 - CAR DETACHED GARAGE 244 SQ. FT. TOTAL LIVING 3029 SQ. FT. 2ND FLOOR 1303 SQ. FT. 1ST FLOOR 1726 SQ. FT. FLOOR AREA TABLE 2- CAR DETACHED GARAGE 4 BEDROOMS / 3 BATHS + DEN NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3727 MAX)3717 SQ. FT. REAR PORCH 244 SQ. FT. GARAGE 244 SQ. FT. 2ND FLOOR 1,482 SQ. FT. 1ST FLOOR 1,747 SQ. FT. FAR TABLE REF. FRZ.DWT.C. MICRO. GREAT ROOM 20 0 19 8X 9'-7" CLG. BEDROOM 4 10 10 11 4X 9'-7" CLG. ENTRY 9'-7" CLG. BA. 3 9'-7" CLG. KITCHEN 9'-7" CLG.UP17 RWALK-IN PANTRY 9'-7" CLG. DINING 17 8 11 4X 9'-7" CLG. DEN 12 4 10 0X DROP 9'-7" CLG. W/H PORCH 9'-7" CLG. REAR PORCH 9'-7" CLG.8'-5 1/2"13'-10 1/2"18'-8"28'-2" 104'-8 1/2" 6'-0"6'-5 5/8"21'-1" 103'-6 1/2"4'-0"9'-9"33'-0"9'-3 3/8"5'-4"31'-4 1/2"10'-11"6'-0" 9'-7" CLG.19'-6 1/2"25'-1"36'-9 1/2" GARAGE 20 6 11 0X 9'-1" CLG. 6'-7 1/2"3'-0"0 4 . 2 0 . 2 2 0 24 8 9 1 8 . 2 1 3 1 6 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 - C R A2.0F L O O R P L A N S F i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3727 MAX)3725 SQ REAR PORCH 276 S GARAGE 244 S 2ND FLOOR 1,482 S 1ST FLOOR 1,723 S FAR TABLE FRZ.DW T.C. GREAT ROOM 20 0 19 0X 9'-0" CLG. KITCHEN 9'-0" CLG. DROP 9'-0" CLG. BEDROOM 4 10 10 11 4X 9'-0" CLG. W/H DINING 20 0 15 3X 9'-0" CLG. REF. WALK-IN PANTRY 9'-0" CLG. REAR PORCH 9'-0" CLG.8'-5 1/2"13'-10 1/2"27'-3" 104'-5" 6'-2 1/2"21'-1" 104'-5" 18'-4"28'-0 1/2"39'-7 1/2"50'-8"11'-7"18'-9 1/2"25'-1"27'-8 1/2" GARAGE 20 6 11 0X 9'-0" CLG. Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 2 4 8 9 1 8 . 2 1 3 1 6 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 P 2 0 0 - C R F L O O R P L A N S F i r s t F l o o r REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' 106.7' 107.9' 115.9' 120.8' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE (91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"6.0 SF 6.0 SF 6.0 SF FRONT CRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 7'-6"ABOVE 2ND FLR.6'-6 1/2"AV (99 DECLINING HEIGHT ENVELOPE 6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’ 8'-8"7'-6 1/2" 106.7' 107.9' 115.9' 120.8' 6.0 SF 6.0 SF F r o n t & R e a r E l e v a t i o n s E L E V A T I O N S 3184 567109 2112 REAR± 28'-4"1'-3"19'-11"9'-7"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.AVG. NG @15' SETBACK93.45'+93.86'/2=93.66' FFE = 97.7' 107.3' 108.5' 117.6' 122.0' ROOF PLAN CRAFTSMAN 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 18" EAVE: 24" ROOF MATERIAL: COMPOSITION3.5:123.5:12 FRONT CRAFTSMAN± 28'-4"1'-3"19'-11 1/8"9'-7"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.FFE = 97.7' AVG. NG = 94.78' (98.04'+91.49')/2 = 94.78' AVG. NG @15' SETBACK 12'-0"7'-6"ABOVE 2ND FLR.4'-0 1/2"AVG. NG = 95.92' (99.65'+92.19')/2 = 95.92' DECLINING HEIGHT ENVELOPE 6'-0"4'-4 3/4"93.45'+93.86'/2=93.66' 9'-3 1/16"8'-1 3/8" 107.3' 108.5' 117.6' 122.0' A F r o n t & R e a r E l e v a t i o n s E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. WOOD CORBEL (3.5" X 1'-8") 3. CEMENTITIOUS SIDING (6") 4. CEMENTITIOUS SHINGLES 5. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 6. STONE VENEER 7. BRICK TRIM (4") 8. COACH LIGHT 9. FIBERGLASS ENTRY DOOR 10.FIBERGLASS WINDOW 11.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3184 567109 2112 THOMAS JAMES HOMES 740 Paloma Avenue | Changes in Design 740 Paloma Avenue Thank you for your time! Our team is present to respond to any questions and feedback provided! XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWNORTH1/8" = 1'-0"3 4 18 11 10 9 121317151416 7 8 5 6 P A L O M A A V E1-CARGARAGENEW2-STORYRESIDENCE0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA1.0P R O P O S E D S I T E P L A N 0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 13.71' *20'-0" or 18.71' 4'-0"4'-0"15'-0"20'-0"15'-1.5"27'-7.5" or n/a5'- 6"11'- 3"33'- 2.5"38'-1.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,308 SFLANDSCAPE IMPERVIOUS: 1,825 SFTOTAL: 4,133 SF40% OF LOT AREA: 7,447 SF X 40% = 2,978 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS9.0'748 PALOMA744 PALOMA740 PALOMA736 PALOMA732 PALOMA726 PALOMA724 PALOMA720 PALOMA714 PALOMA14.0'18.0'21.0'13.5'13.0'12.5'8.0'16.0'N/AN/AAVG. CALC.ALLOWABLE SETBACK(9+14+18+13.5+13+12.5+16)/7 = 13.71'13.7' OR 13'-8" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH276 SQ. FT.FRONT PORCH59 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3005 SQ. FT.2ND FLOOR1303 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3725 SQ. FT.REAR PORCH276 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,482 SQ. FT.1ST FLOOR1,723 SQ. FT.FAR TABLEFRZ.DWT.C.GREATROOM200190X9'-0" CLG.KITCHEN9'-0" CLG.DROP9'-0" CLG.BEDROOM 41010114X9'-0" CLG.ENTRY9'-0" CLG.BA. 39'-0" CLG.UP 17 R DEN124100XW/HDINING200153X9'-0" CLG.REF.WALK-INPANTRY9'-0" CLG.PORCH9'-0" CLG.REAR PORCH9'-0" CLG.8'-5 1/2"13'-10 1/2"27'-3"104'-5"6'-0"6'-2 1/2"21'-1"104'-5"3'-3"9'-9" 33'-0"18'-4"28'-0 1/2"39'-7 1/2" 5'-4"50'-8"10'-11"6'-0"11'-7"9'-0" CLG.18'-9 1/2"25'-1"27'-8 1/2"GARAGE206110X9'-0" CLG.6'-7 1/2"3'-0"0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.0F L O O R P L A N SF i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH276 SQ. FT.FRONT PORCH59 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3005 SQ. FT.2ND FLOOR1303 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3725 SQ. FT.REAR PORCH276 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,482 SQ. FT.1ST FLOOR1,723 SQ. FT.FAR TABLEBA. 28'-0" CLG.LAU.8'-0" CLG.DN 17 R BEDROOM 2126118X8'-0" CLG.BEDROOM 3125137X8'-0" CLG.OPENTOBELOWWALK-INCLOSET22 L.F.PRIMARYBATH8'-0" CLG.PRIMARYBEDROOM169152X8'-0" CLG.curblessshower63'-11"63'-11"13'-4"36'-9 1/2"15'-6 1/2" 14'-11 1/2"14'-0 1/2" 5'-0" 29'-0" 29'-0"8'-5 1/2"5'-1 1/2"8'-8"0 7 . 2 7 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.1F L O O R P L A N SS e c o n d F l o o r Item No. 9b Design Review Study City of Burlingame Design Review and Minor Use Permit Address: 2704 Hillside Drive Meeting Date: September 26, 2022 Request: Application for Design Review for a new, two-story single-unit dwelling and detached garage and Minor Use Permit for plate height of new detached garage. Applicant: Dain Adamson, Thomas James Homes APN: 027-182-220 Architect: Bassenian Lagoni Lot Area: 6,000 SF Property Owner: SF21G, LLC (Thomas James Homes) Zoning: R-1 General Plan: Low Density Residential Project Description: The subject property is an interior lot that contains an existing two-story, split-level single- unit dwelling with an attached garage. The applicant is proposing to demolish all structures on the site and build a new, two-story single-unit dwelling and detached one-car garage. The project proposes a total floor area of 3,209 SF (0.53 FAR) where 3,264 SF (0.54 FAR) is the maximum allowed (includes 47 SF front porch exemption). The new dwelling would contain four bedrooms (proposed den on the first floor does not qualify as a bedroom because it does not contain a door and the opening is at least 50% of the wall length). Two parking spaces, one of which must be covered, are required for a four-bedroom house. The new detached garage measures 11’-0” x 20’-6” (clear interior dimensions) and provides the required covered parking for the four-bedroom house; one uncovered parking space (9’ x 18’) is provided in the driveway. The applicant is also requesting a Minor Use Permit for 9’-8” plate height where 9’-0” above grade is the maximum allowed. All other Zoning Code requirements have been met. One (1) existing tree is proposed to be removed due to poor health and five (5) new 24-inch box landscape trees are proposed. One (1) new 24-inch box fruit tree (Citrus Meyer) is also proposed. A Certified Arborist Report, prepared by HMH on April 4, 2022 is included in the attachments. The applicant is requesting the following applications:  Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020 (C)(1)(a));  Minor Use Permit for detached garage plate height (9’-8” plate height proposed where 9’-0” is the maximum allowed) (C.S. 25.31.020(C)(8)(a)). 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Design Review and Minor Use Permit 2704 Hillside Drive -2- 2704 Hillside Drive Lot Area: 6,000 SF Plans date stamped: September 7, 2022 PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): 21’-9” 36’-4” 21’-9” (block average) 21’-9” (block average) Side Setbacks (left): (right): 7’-5” 12’-7” 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 32’-6” 32’-6” 15'-0" 20'-0" Lot Coverage: 1,938 SF 32.3% 2,400 SF 40% FAR: 3,209 SF 0.53 FAR 3,264 SF 1 0.54 FAR # of bedrooms: 4 --- Off Street Parking: 1 covered (11’ x 20’-6” clear interior dimensions) 1 uncovered (9' x 18') 1 covered (10' x 18') 1 uncovered (9' x 18') Building Height: 25’-4” 30'-0" Declining Height Envelope: complies C.S. 25.26.075 1 (0.32 x 6,000 SF) + 1,100 SF + 244 SF = 3,264 SF (0.54 FAR) Summary of Proposed Exterior Materials:  Windows: fiberglass with simulated true divided lights  Doors: fiberglass  Siding: cementitious siding (6”), cementitious shingles, cementitious trim/corner board (5.5”), stone veneer  Roof: composition shingle  Other: brick trim (8”) Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and Design Review and Minor Use Permit 2704 Hillside Drive -3- 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Findings for a Minor Use Permit: In order to grant a Minor Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.66.060, A-E): A. The proposed use is consistent with the General Plan and any applicable specific plan. B. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. D. The site is physically suitable in terms of: 1. Its design, location, shape, size, and operating characteristics of the proposed use to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood; 2. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). E. The measure of site suitability shall be required to ensure that the type, density, and in tensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. ‘Amelia Kolokihakaufisi Associate Planner c. Dain Adamson, Thomas James Homes, applicant Bassenian Lagoni, architect SF21G, LLC (Thomas James Homes), property owner Design Review and Minor Use Permit 2704 Hillside Drive -4- Attachments: Application to the Planning Commission Applicant’s Letter of Explanation, dated April 7, 2022 Minor Use Permit application Arborist Report, prepared by HMH and dated April 4, 2022 Notice of Public Hearing – Mailed September 16, 2022 Area Map Thomas James Homes 255 Shoreline Drive Suite 428 Redwood City, CA 94065 2704 Hillside Drive Letter of Explanation Job No. 918-21315 April 7th, 2022 This home is designed in a Traditional style architecture, with design features including moderately pitched roofs, simple massing, shingles or horizontal siding, and accented of brick or stone elements. The classic color palette and horizontal siding balance well with the mild tones and materials of the neighboring homes, giving character to the street scene without being overbearing. Much focus was placed on the footprint of the home to align with the overall neighborhood aesthetic. With the garage rear design, we are able to reduce the overall scale of the front of the home to better balance with the existing adjacent homes. To further protect the privacy of the homebuyer and neighbors, much effort has been placed to locate windows and doors inward to the site and reducing the size of those windows facing the adjacent homes. City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Minor Use Permit Application The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City’s Ordinance (Code Section 25.66.060). Your answers to the following questions can assist the Director or Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. A. How will the proposed use be consistent with the General Plan, Zoning Ordinance, and any applicable Specific Plan? B. How will the design, location, size, and operating characteristics of the proposed activity be compatible with the existing and future land uses in the vicinity? Page 1 of 2 2704 Hillside Drive in Burlingame, CA is located in Residential Zoning District: R-1 Zone. The proposed use of the new detached garage will be consistent with the Zoning Ordinance as it relates to the R-1 requirements. The overall height of the proposed detached garage and plate height maximum (measured from finished floor) complies with Table 25.10-2 within code section 25.10.030 - Development Standards. The proposed detached garage will have a height of 9'-8" (nine feet, eight inches) from finished grade to top of plate because of the constructibility of a finished concrete slab accompanied with the grade differences present on the lot. The existing neighborhood surrounding 2704 Hillside Drive is a mixture of single and two story Traditional styled homes accompanied with an adjacent drive aisle leading to a single-car detached garage located within the rear of the lot. The proposed residence at 2704 Hillside Drive will match the existing (and future) program of the surrounding neighborhood with its elevation style and proposed detached single-car garage. C. Explain how the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. D. Explain how the site is physically suitable in terms of: 1. Its design, location, shape, and size to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood; 2. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). Page 2 of 2 The allowance of the minor exceedance in plate height from finished grade is requested to preserve the neighborhood by avoiding significant grading that would be required. Additionally, this will avoid potential conforming issues with the existing grade along the neighboring property lines. The proposed plate height is designed to keep the massing centralized with a ridgeline that runs front to back for a slender profile of elevation. The 8" exceedance thus will not affect the neighboring homes. The roughly ~6000 sq. ft. rectilinear site perpendicular to Hillside Drive is physically suitable to accommodate the proposed two story single-family residence with a detached garage based on the underlying development standards present in the R-1 Zoning Code. Other features including landscape, fencing, parking and yard space all have been implemented into the proposed project to continue to serve the same land use present in the residential zone. Additionally, public improvements will include the removal and replacement of the existing sidewalk and existing curb gutter. Utility improvements will include the removal and replacement of the existing water meter, removal and replacement of a new sewer lateral and installation of a new santitary sewer clean out. CERTIFIED ARBORIST REPORT September 20, 2021 Rev. April 4, 2022 5985.39 PROJECT 2704 Hillside Dr. Burlingame, CA PREPARED FOR Thomas James Homes PREPARED BY HMH 1570 Oakland Road San Jose, CA 95131 William Sowa ISA Certified Arborist #WE-12270A TABLE OF CONTENTS Page Table of Contents 1 Introduction and Overview 2 Methodology 2 Summary of Findings 2 Table 1 - Tree Quantity Summary 3 Table 2 - Tree Evaluation Summary 4 General Observations and Recommendations 6 Recommendations for Tree Protection During Construction 8 Maintenance Recommendations for Trees to Remain 9 Terms and Conditions 11 Exhibit A – Existing Tree Map 12 Tree Photographs 13 HMH 1 of 13 04/04/2022 INTRODUCTION AND OVERVIEW HMH was contracted to complete a survey, assessment and arborist report for trees located within the limit of work illustrated on Exhibit A. The project site encompasses one vacant lot totaling approximately .14 acres. The site is surrounded by single-family homes with Hillside Dr. along the east of the site. Our scope of services includes locating, measuring DBH, assessing, and photographing the condition of all trees within the limit of work. Disposition and health recommendations are based on current site conditions. Site development/design may affect the preservation suitability. In addition, trees located outside the limit of work may be included if they may potentially be impacted by development of the site. These trees will not be measured, nor health assessed due to limited access. Tree locations are approximate, and their exact location should be determined by a licensed land surveyor. It should not be assumed that all trees inventoried are owned by the property owner. Check city and/or county codes for regulations regarding trees in the public right of way, setbacks, and/or easements. METHODOLOGY Our tree survey work is a deliberate and systematic methodology for cataloging trees on site: 1. Identify each tree species. 2. Note each tree’s location on a site map. 3. Measure each trunk circumference at 48” above grade per ISA standards for trees. 4. Evaluate the health and structure of each tree using the following numerical standard: 5 - A healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species. 4 - A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. 3 - A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care. 2 - A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. 1 - A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated. 0 - Tree is dead. SUMMARY OF FINDINGS HMH conducted a tree inventory of 2 trees located within the limit of work outlined in Exhibit A. One (1) of the trees inventoried is classified as protected tree under the City of Burlingame Urban Reforestation and Tree Protection Ordinance. A protected tree is: Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; or A stand of trees in which the director has determined each tree is dependent upon the others for survival. Table 1 - Tree Quantity Summary summarizes tree quantities by both species and size. Each species that was inventoried as part of this scope is included. This is a useful tool for analyzing HMH 2 of 13 04/04/2022 Species Quantity % of Site Magnolia grandiflora 1 50% Pittosporum crassifolium 1 50% Total Trees 2 100% TABLE 1 - TREE QUANTITY SUMMARY Tree Quantity by Species HMH 3 of 13 04/04/2022 Suitability for Preservation is based on the following Health Rating 5 4 3 2 1 0 Abbreviations and Definitions CD Codominant branches CDB Dieback in Crown CR Crowded D Decline DBH Diameter at Breast Height EG Epicormic Growth EH Exposed Heartwood H Hazardous HD Headed IB Included Bark LC Low crotch LN Leaning Tree ML Multiple Leaders PT Phototropism S Suckers SD Structural Defects SE Severe SL Slight SR Surface Roots ST Stress WU Weak Union Protected Tree Tree is dead. Multiple central leaders originating below the DBH measurement site. Tree is bounded closely by one or more of the following: structure, tree, Etc. Naturally or secondary conditions including cavities, poor branch attachments, cracks, or decayed wood in any part of the tree that may contribute to structural failure. Structural defect where bark is included between the branch attachment so the wood can't join. Such defect can have a higher probability of failure. Condition where branches in the tree crown die from the tips toward the center. Watersprouting on trunk and main leaders. Typically indicative of tree stress. Measurement of tree diameter in inches. Measurement height varies by City and is noted above. TABLE 2 - TREE EVALUATION SUMMARY Prepared By: William Sowa ISA Certified Arborist WE-12270A A healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species. A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care. Good - Trees with good health and structural stability that have the potential for longevity at the site. Moderate - Trees in somewhat declining health and/or exhibits structural defects that cannot be abated with treatment. Trees will require more intense management and will have a shorter lifespan than those in the 'Good' category. Poor - Trees in poor health or with significant structural defects that cannot be mitigated. Tree is expected to decline, regardless of treatment. Date of Evaluation: 9/15/2021 DBH MEASUREMENT HEIGHT: 48" A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; or A stand of trees in which the director has determined each tree is dependent upon the others for survival. Weak union or fork in tree branching structure. A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated. Shoot arising from the roots. A tree that in it's current condition, presents a hazard. Forked branches nearly the same size in diameter, arising from a common junction an lacking a normal branch union. Tree shows obvious signs of decline, which may be indicative of the presence of multiple biotic and abiotic disorders. Tree exhibits phototropic growth habits. Reduced trunk taper, misshapen trunk and canopy growth are examples of this growth habit. Exposure of the tree's heartwood is typically seen as an open wound that leaves a tree more susceptible to pathogens, disease or infection. Roots visible at finished grade. Environmental factor inhibiting regular tree growth. Includes drought, salty soils, nitrogen and other nutrient deficiencies in the soil. Poor pruning practice of cutting back branches. Often practiced under utility lines to limit tree height. Tree leaning, see notes for severity. More than one upright primary stem Indicates the severity of the following term. Indicates the mildness of the following term. HMH 4 of 13 04/04/2022 TREE # BOTANICAL NAME COMMON NAME DBH (INCHES) CIRCUMFERENCE (INCHES) PROTECTED TREE HEALTH PRESERVATION SUITABILITY REMOVE OR RETAIN NOTES 1 Magnolia grandiflora Southern Magnolia 18.0 57 YES 3 Moderate Retain Street Tree, ST , SD, SR - Girdling roots 2 Pittosporum crassifolium Karo 4, 2.5, 3, 2 36 NO 2 Poor Remove - Health/ Development Multi-trunk, D HMH 5 of 13 04/04/2022 the mixture of trees as part of the project. The size table is useful when calculating mitigation requirements in the case of tree removal as well as aiding in determining tree maturity. Table 2 - Tree Evaluation Summary lists each tree number, botanical name, common name, DBH, circumference, ordinance trees, health rating, preservation suitability, general notes and observations and recommendations. GENERAL OBSERVATIONS AND RECOMMENDATIONS Species: Magnolia grandiflora (Southern Magnolia) Tree number 1 Quantity: 1 Observations / Recommendations: The magnolia tree is a street tree. It is in moderate health and shape. It is showing signs of stress with chlorosis (yellowing of leaves). There is also a hole in the tree that could be a sign of internal decay. There are surface roots that appear to be girdling which could be restricting the movement of water and nutrients to the leaves. This could be the cause of the chlorosis. HMH 6 of 13 04/04/2022 Species: Pittosporum crassifolium (Karo) Tree number 2 Quantity: 1 Observations / Recommendations: The Karo is in poor health and shape. The tree is in decline with over half of it void of leaves. It is recommended that this tree is removed. HMH 7 of 13 04/04/2022 RECOMMENDATIONS FOR TREE PROTECTION DURING CONSTRUCTION General: It is recommended that a Certified Arborist is hired to oversee any construction and a licensed tree company is hired to perform any work. Site preparation: A Tree Protection Zone (TPZ) must be established to protect the roots, canopy and trunk of the tree. All existing trees shall be fenced off at the the drip line (foliar spread) of the tree. Where fencing is not possible, the trunk shall be protected straw waddle and orange snow fencing. The fence should be a minimum of six feet high, made of chain link fence with steel posts or any material superior in quality. Tree protection zone sign shall be affixed to fencing at appropriate intervals as determined by the arborist on site. If the fence is within the drip line of the trees, the foliar fringe shall be raised to offset the chance of limb breakage from construction equipment encroaching within the drip line. A 3” layer of chip mulch shall be placed over the tree protection zone. All contractors, subcontractors and other personnel shall be warned that encroachment within the fenced area is forbidden without the consent of the certified arborist on the job. This includes, but is not limited to, storage of lumber and other materials, disposal of paints, solvents or other noxious materials, parked cars, grading equipment or other heavy equipment. Penalties, based on the cost of remedial repairs and the evaluation guide published by the international society of arboriculture, shall be assessed for damages to the trees. See tree preservation detail on the project landscape plans for additional information, including tree protection zone sign. If the city/county has specific tree protection regulations that are required, those take priority. If no plan set or agency requirement exists, then the detail provided in this report can be used. Temporary irrigation should be provided throughout the construction process as appropriate for the species. Grading/excavating: Grading, trenching and excavation should be avoided, if possible, within the drip line of any tree, or within the distance from the trunk as outlined in the site preparation section above. All grading plans that specify grading within the drip line of any tree, or within the distance from the trunk as outlined in the site preparation section above when said distance is outside the drip line, shall first be reviewed by a certified arborist. Provisions for aeration, drainage, pruning, tunneling beneath roots, root pruning or other necessary actions to protect the trees shall be outlined by an arborist. No mechanical trenching or excavation shall take place within the area as described above. If trenching is necessary, said trenching shall be undertaken by hand labor or an air spade. If possible, locate utility lines outside the drip line of a tree. If it is unavoidable, for deeper excavation related to utility installation, horizontal boring should be utilized as an alternative to trenching. All roots 2 inches or larger shall be tunneled under and other roots shall be cut smoothly to the trunk side of the trench. The trunk side should be draped immediately with two layers of untreated burlap to a depth of 3 feet from the surface. The burlap shall be soaked nightly and left in place until the trench is back filled to the original level. An arborist shall examine the trench prior to back filling to ascertain the number and size of roots cut, so as to suggest the necessary remedial repairs. Adding fill or raising the grade of the soil within the drip line of the tree should not occur as it will reduce the gas exchange to the root system. Remedial repairs: An arborist shall have the responsibility of observing all ongoing activities that may affect the trees and prescribing necessary remedial work to ensure the health and stability of the trees. This includes, but is not limited to, all arborist activities brought out in the previous sections. In addition, pruning, as outlined in the "pruning standards" of the western chapter of the International Society of Arboriculture, shall be prescribed as necessary. Fertilizing, aeration, irrigation, pest control and other activities shall be prescribed according to the tree needs, local site requirements, and state agricultural pest control laws. All specifications shall be in writing. HMH 8 of 13 04/04/2022 For pest control operations, consult the local county agricultural commissioner's office for individuals licensed as pest control advisors or pest control operators. Final inspection: Upon completion of the project, the arborist shall review all work undertaken that may impact the existing trees. Special attention shall be given to cuts and fills, compacting, drainage, pruning and future remedial work. An arborist should submit a final report in writing outlining the ongoing remedial care following the final inspection. MAINTENANCE RECOMMENDATIONS FOR TREES TO REMAIN Regular maintenance, designed to promote plant health and vigor, ensures longevity of existing trees. Regular inspections and the necessary follow-up care of mulching, fertilizing, and pruning, can detect problems and correct them before they become damaging or fatal. Tree Inspection: Regular inspections of mature trees at least once a year can prevent or reduce the severity of future disease, insect, and environmental problems. During tree inspection, four characteristics of tree vigor should be examined: new leaves or buds, leaf size, twig growth, and absence of crown dieback (gradual death of the upper part of the tree). A reduction in the extension of shoots (new growing parts), such as buds or new leaves, is a fairly reliable cue that the tree’s health has recently changed. Growth of the shoots over the past three years may be compared to determine whether there is a reduction in the tree’s typical growth pattern. Further signs of poor tree health are trunk decay, crown dieback, or both. These symptoms often indicate problems that began several years before. Loose bark or deformed growths, such as trunk conks (mushrooms), are common signs of stem decay. Any abnormalities found during these inspections, including insect activity and spotted, deformed, discolored, or dead leaves and twigs, should be noted and observed closely. Mulching: Mulch, or decomposed organic material, placed over the root zone of a tree reduces environmental stress by providing a root environment that is cooler and contains more moisture than the surrounding soil. Mulch can also prevent mechanical damage by keeping machines such as lawn mowers and string trimmers away from the tree’s base. Furthermore, mulch reduces competition from surrounding weeds and turf. To be most effective, mulch should be placed 2 to 4 inches deep and cover the entire root system, which may be as far as 2 or 3 times the diameter of the branch spread of the tree. If the area and activities happening around the tree do not permit the entire area to be mulched, it is recommended that as much of the area under the drip line of the tree is mulched as possible. When placing mulch, care should be taken not to cover the actual trunk of the tree. This mulch-free area, 1 to 2 inches wide at the base, is sufficient to avoid moist bark conditions and prevent trunk decay. An organic mulch layer 2 to 4 inches deep of loosely packed shredded leaves, pine straw, peat moss, or composted wood chips is adequate. Plastic should not be used as it interferes with the exchange of gases between soil and air, which inhibits root growth. Thicker mulch layers, 5 to 6 inches deep or greater, may also inhibit gas exchange. Fertilization: Trees require certain nutrients (essential elements) to function and grow. Urban landscape trees may be growing in soils that do not contain sufficient available nutrients for satisfactory growth and development. In certain situations, it may be necessary to fertilize to improve plant vigor. Fertilizing a tree can improve growth; however, if fertilizer is not applied wisely, it may not benefit the tree at all and may even adversely affect the tree. Mature trees making satisfactory growth may not require fertilization. When considering supplemental fertilizer, it is important to consider nutrients deficiencies and how and when to amend the deficiencies. Soil conditions, especially pH and organic matter content, vary greatly, making the proper selection and use of fertilizer a somewhat complex process. To that end, it is recommended that HMH 9 of 13 04/04/2022 the soil be tested for nutrient content. A soil testing laboratory and can give advice on application rates, timing, and the best blend of fertilizer for each tree and other landscape plants on site. Mature trees have expansive root systems that extend from 2 to 3 times the size of the leaf canopy. A major portion of actively growing roots is located outside the tree’s drip line. Understanding the actual size and extent of a tree’s root system before applying fertilizer is paramount to determine quantity, type and rate at which to best apply fertilizer. Always follow manufacturer recommendations for use and application. Pruning: Pruning is often desirable or necessary to remove dead, diseased, or insect-infested branches and to improve tree structure, enhance vigor, or maintain safety. Because each cut has the potential to change the growth of (or cause damage to) a tree, no branch should be removed without reason. Removing foliage from a tree has two distinct effects on growth: (1) it reduces photosynthesis and, (2) it may reduce overall growth. Pruning should always be performed sparingly. Caution must be taken not to over-prune as a tree may not be able to gather and process enough sunlight to survive. Pruning mature trees may require special equipment, training, and experience. Licensed and insured tree maintenance companies are equipped to provide a variety of services to assist in performing the job safely and reducing risk of personal injury and property damage and should be consulted for this type of work. (See also ANSI A300 Part 1 Pruning Standards- https://www.tcia.org). Planting and Irrigation: Any new planting and irrigation that is to occur under the drip line of an existing tree should be conducted with care to avoid the root system. Generally installation of an irrigation mainline should be avoided under the dripline of the existing tree. Refer to the Grading/Excavating section for installation of any irrigation lines to be installed under the drip line of an existing tree. Any new planting should match the water use of the existing tree (as defined by WUCOLS). The irrigation hydro zone for the new planting should also match the requirements of the existing tree. Removal: There are circumstances when removal is necessary. An arborist can help decide whether or not a tree should be removed. Professionally trained arborists have the skills and equipment to safely and efficiently remove trees. Removal is recommended when a tree: (1) is dead, dying, or considered irreparably hazardous; (2) is causing an obstruction or is crowding and causing harm to other trees and the situation is impossible to correct through pruning; (3) is to be replaced by a more suitable specimen, and; (4) should be removed to allow for construction. Pruning or removing trees, especially large trees, can be dangerous work. It should be performed only by those trained and equipped to work safely in trees. HMH 10 of 13 04/04/2022 TERMS AND CONDITIONS The following terms and conditions apply to all oral and written reports and correspondence pertaining to consultations, inspections and activities of HMH. 1. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. HMH assumes no liability for the failure of trees or parts of trees, either inspected or otherwise. HMH assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 2. No tree described in this report was climbed, unless otherwise stated. HMH does not take responsibility for any defects, which could have only been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots was not performed unless otherwise stated. HMH does not take responsibility for any root defects, which could only have been discovered by such an inspection. 3. HMH shall not be required to provide further documentation, give testimony, be deposed, or attend court by reason of this appraisal or report unless subsequent contractual arrangements are made, including payment of additional fees for such services as described by HMH or in the schedule of fees or contract. 4. HMH guarantees no warrantee, either expressed or implied, as to the suitability of the information contained in the reports for any reason. It is the responsibility of the client to determine applicability to his/her case. 5. Any report and the values, observations and recommendations expressed therein represent the professional opinion of HMH, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding to be reported. 6. Any photographs, diagrams, graphs, sketches or other graphic material included in any report, being intended solely as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys, unless otherwise noted in the report. Any reproductions of graphic material or the work produced by other persons, is intended solely for clarification and ease of reference. Inclusion of said information does not constitute a representation by HMH as to the sufficiency or accuracy of that information. 7. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. HMH 11 of 13 04/04/2022 1 2 HILLSIDE DR.Existing Tree Map Exhibit A NNN HMH 12 of 13 04/04/2022 2 Karo 1 Southern Magnolia HMH 13 of 13 04/04/2022 2704 Hillside Drive 300’ noticing APN: 027-182-220 S H E E T I N D E XPROPOSED SECTIONSIRRIGATION LEGEND AND NOTESCONSTRUCTION PLANPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0PROPOSED SITE PLANA2.0PROPOSED FLOOR PLAN : FIRST FLOORA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 382-0648EMAIL: CTHIEBAUT@TJHUSA.COMCONTACT: CYNTHIA THIEBAUTREDWOOD CITY, CA 94065255 SHORELINE DRIVE, SUITE 428OWNER:CIVIL ENGINEER:PHONE: (925) 866-0322CBG SAN RAMON, CA 945832633 CAMINO RAMON #350D I R E C T O R YA3.1PROPOSED EXTERIOR ELEVATIONS: FRONT, REAR, AND ROOF PLANA3.3A4.0L1.1L3.21TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 4, BLOCK 65GOVERNING BODY :CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEP R O J E C T D A T ACODES :LEGAL DESCRIPTION :GOVERNING BODY :CITY OF BURLINGAME2019CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEEASTON ADDITION TO BURLINGAMER-1ZONING :SITE AREA :6,000 SQ. FT.COVERED PARKING :1ALLOWABLE LOT COVERAGE :40%BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3TYPE OF CONSTRUCTION :TYPE V-B TYPE OF CONSTRUCTION :TYPE V-B PROJECT ADDRESS :PROJECT ADDRESS :2704 HILLSIDE DRIVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :027-182-220PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED21'-9" (1st) / 36'-4" (2nd)REQUIRED21'-9" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:7'-5"(LEFT) / 12'-7" (RIGHT)4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :32'-6.5" (1st) / 32'-6.5" (2nd)15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,631 SQ. FT.SECOND FLOOR :1,194 SQ. FT.TOTAL LIVABLE :2,825 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 47 SQ. FT.BUILDING HEIGHT:± 25'-4"PROPOSED FAR :3,209 SQ. FT.ALLOWABLE FAR :3,264 SQ. FT.33% (1,989 SQ.FT.)2019201920192019201920192019EXISTING1,799 SQ. FT. 695 SQ. FT. 719 SQ. FT.36 SQ. FT.REAR PORCH : 52 SQ. FT. N/AUNCOVERED PARKING :1FAR1,647 SQ. FT. 1,318 SQ. FT. 244 SQ. FT.N/A N/A2,494 SQ. FT.COLOR AND MATERIAL BOARDA3.2CONSTRUCTION DETAILSL2.1-2.2IRRIGATION PLANL3.1PLANTING DETAILSL3.3PLANTING PLANL4.1PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEA2.1PLANTING LEGEND AND NOTESL4.2PLANTING DETAILSL4.3TREE PROTECTION PLAN AND DETAILL5.1NOTE:“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.Note: Construction hours for work in the public right of way must now be included on the plans.0 8 . 3 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RC o v e r S h e e tA0.0C O V E R S H E E TAugust 30th, 2022BURLINGAME, CA 940102704 HILLSIDE DRIVERECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONSEP 7 2022 XXXXXXXXXXXXXOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWXXXXXXX X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW NORTH1/8" = 1'-0"NEW2-STORYRESIDENCEH I L L S I D E D R I V EEXISTING RESIDENCEEXISTING RESIDENCEEXISTINGRESIDENCEEXISTINGGARAGE1-CARDETACHEDGARAGE0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA1.0P R O P O S E D S I T E P L A N 0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 21'-9" *20'-0" or 26'-0"4'-0"4'-0"15'-0"20'-0"21'-9"36'-4" 7'- 5"12'- 7"32'- 6.5"32'- 6.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 1,989 SFLANDSCAPE IMPERVIOUS: 1,523 SFTOTAL: 3,512 SF40% OF LOT AREA: 6,000 SF X 40% = 2,400 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS2714 HILLSIDE21.8'21.7'15.3'N/AAVG. CALC.ALLOWABLE SETBACK(21.8+21.7')/2 = 21.75'21.8' OR 21'-9"2708 HILLSIDE2704 HILLSIDE2700 HILLSIDE21.5'N/A NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% Max)33%REAR PORCH52 SQ. FT.FRONT PORCH47 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2825 SQ. FT.2ND FLOOR1197 SQ. FT.1ST FLOOR1631 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3209 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,318 SQ. FT.1ST FLOOR1,647 SQ. FT.FAR TABLEBEDROOM 41010114X9'-1" CLG.ENTRY9'-1" CLG.BA. 39'-1" CLG.UP 17 R DEN124100XKITCHEN9'-1" CLG.DWT.C.DINING200160X9'-1" CLG.DROP9'-1" CLG.WALK-INPANTRY9'-1" CLG.W/HREF.FRZ.MICRO.GREATROOM190188X9'-1" CLG.PORCH9'-1" CLG.10'-7"21'-1"7'-5 1/2"94'-3"6'-0"21'-1"94'-3"6'-0"7'-9" 30'-0"23'-7"29'-1 1/2"7'-5 1/2"27'-0"39'-7" 5'-4"49'-1 1/2"10'-11"6'-0"3'-0"9'-1" CLG.11'-7"GARAGE206110X9'-1" CLG.REAR PORCH9'-1" CLG.7'-0"0 8 . 3 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA2.0F L O O R P L A N SF i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% Max)33%REAR PORCH52 SQ. FT.FRONT PORCH47 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2825 SQ. FT.2ND FLOOR1197 SQ. FT.1ST FLOOR1631 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3209 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,318 SQ. FT.1ST FLOOR1,647 SQ. FT.FAR TABLEPRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM169142X8'-1" CLG.LAU.8'-1" CLG.DN 17 R BEDROOM 2114118X8'-1" CLG.BEDROOM 3121137X8'-1" CLG.WALK-INCLOSET25 L.F.OPENTOBELOW9'-2 1/2"17'-8"51'-1 1/2"51'-1 1/2"13'-0"36'-1 1/2"27'-0" 13'-9"22'-3"13'-3" 3'-0" 30'-0" 30'-0"2'-0"3'-0"2'-0"Temp. GlassTemp. GlassTemp. Glass 0 8 . 3 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA2.1F L O O R P L A N SS e c o n d F l o o r REAR± 25'-4" 1'-3" 18'-3" 9'-0"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3'107.3'108.3'109.6'117.1'117.6'123.3'AVG. NG = 100.74'(100.99'+100.49')/2 = 100.74'AVG. NG = 97.30'(97.47'+97.12')/2 = 97.30'6.1 SF 6.1 SF 6.1 SF 6.1 SFROOF PLAN TRADITIONAL1/8"=1'-0"PITCH: 5:12 U.N.O.RAKE: 6"EAVE: 12"ROOF MATERIAL: COMPOSITION5:12 5:125:125:123:125:12 6:12 8:128:128:128:125:12 5:123:12 3:12FRONTTRADITIONAL 1'-3"9'-0"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. ± 25'-4" 30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0" 7'-6" ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99'AVG. NG = 100.74'(100.99'+100.49')/2 = 100.74'AVG. NG = 97.30'(97.47'+97.12')/2 = 97.30'5'-9 1/2"107.3'108.3'109.6'117.1'117.6'123.3'9.0 SF 9.0 SFTemp.Temp.Temp.0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA3.0F r o n t a n d R e a r E l e v a t i o n s + R o o f P l a nE L E V A T I O N SMATERIALS LEGEND:1. COMPOSITION SHINGLE ROOF2. CEMENTITIOUS SIDING (6")3. CEMENTITIOUS SHINGLES4. CEMENTITIOUS TRIM/CORNER BOARD (5.5")5. STONE VENEER6. BRICK TRIM (8")7. COACH LIGHT8. FIBERGLASS ENTRY DOOR9. FIBERGLASS WINDOW10.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES.31845671092 RIGHT± 25'-4" 1'-3" 18'-3" 9'-0"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. 9'-0"AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3'107.3'108.3'109.6'117.1'117.6'123.3'9.0 SF 9.0 SF6.1 SF6.1 SF7.9 SF 7.9 SFLEFT9'-0" 9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-3"± 25'-4"AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3'107.3'108.3'109.6'117.1'117.6'123.3'0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA3.1L e f t a n d R i g h t E l e v a t i o n sE L E V A T I O N S RIGHT9'-0" 11'-6" 9'-0"FRONT11'-6"RIGHT9'-0" 11'-6"REAR9'-0"11'-6" 3:12 3:12 0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA3.2D e t a c h e d G a r a g e E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1. COMPOSITION SHINGLE ROOF2. CEMENTITIOUS SIDING (6")3. CEMENTITIOUS SHINGLES4. CEMENTITIOUS TRIM/CORNER BOARD (5.5")5. STONE VENEER6. BRICK TRIM (8")7. COACH LIGHT8. FIBERGLASS ENTRY DOOR9. FIBERGLASS WINDOW10.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. 1'-3"9'-0"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. ± 27'-4"AVG. TOP OF CURB = 97.99'FFE = 99.3'107.3'108.3'109.6'117.1'117.6'AVG. NG = 97.30'(97.47'+97.12')/2 = 97.30'± 25'-4" 1'-3" 18'-3 1/8" 9'-0 1/8"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 3/8"FFE = 99.3'107.3'108.3'109.6'117.1'117.6'123.3'AVG. NG = 100.74'(100.99'+100.49')/2 = 100.74'AVG. NG = 97.30'(97.47'+97.12')/2 = 97.30'± 25'-4" 1'-3" 18'-3 1/8" 9'-0 1/8"8'-0" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 3/8"FFE = 99.3'107.3'108.3'109.6'117.1'117.6'123.3'AVG. NG = 100.74'(100.99'+100.49')/2 = 100.74'AVG. NG = 97.30'(97.47'+97.12')/2 = 97.30'0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RS E C T I O N SA3.3 0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926602 7 0 4 H I L L S I D E D R I V E B u r l i n g a m e , C a l i f o r n i a9 1 8 . 2 1 3 1 5 B 2 8 V 3 - T RP H O T O S T R E E T S C E N E2704 Hillside Drive (Project Site)2708 Hillside Drive2715 Hillside Drive2700 Hillside DriveA4.0 2704 HILLSIDE DRIVEBURLINGAME, CALIFORNIA 9401003.28.22 PLAN B28 V2 TRADITIONAL CHLOE NELSON BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS HOUSE NUMBERS GAF ROOF SHINGLES CHARCOAL PURE WHITE SW 7OO5 o FASCIA o EAVES o TAILS & SILLS o COLUMNS, HEADERS & BEAMS o TRIM o GABLE SHINGLES TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR o SHUTTERS WINDOW FRAMES: WHITE GARAGE DOOR CLOPAY GRAND HARBOR DESIGN 11, INSULATED WINDOW: REC14 EXTERIOR ELEVATIONS (NOT TO SCALE) FENCE STAIN NAVAJO WHITE TIN LIZZIE SW 9163 o SIDING ELDORADO STONE TUNDRA BRICK -CHALK DUST FRONT DOOR MASONITE -VISTAGRANDE FIBERGLASS ¾ LITE 6 SDL 1 PANEL DOOR AND 3 SDL SIDELITE EXTERIOR LIGHT FIXTURE 8”W x 9.5”D x 17”H A5.0 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE3'-0" TYP6'-0" TYP 3'-8"TYP3'-8"1'-0" TYP 22'-6"6" TYP6" 10'-0" 6" 2'-6" TYP 6"1'-6"91'-0"49'-9"93'-0"17'-6"1'-0"6" TYP 6" TYP 2'-6" 3'-0"10"6"TYP1'-3" GRAPHIC SCALE 1/8 inch = 1 foot( In Feet ) 32168408 1/8" = 1'-0" JS CONSTRUCTION PLAN CONSTRUCTION NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR THE INSTALLATION OF ALL IMPROVEMENTS AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. CONTRACTOR SHALL REVIEW ALL EXISTING SITE CONDITIONS PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING INSTALLATION. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING AND STAKING ALL SEWER, WATER AND UTILITY LINES ABOVE OR BELOW GRADE THAT MIGHT BE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY FOR ANY COST INCURRED FOR REPAIR, RESTORATION, OR REPLACEMENT OF AFOREMENTIONED UTILITIES DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. DEVIATIONS BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. HARDSCAPE AND STRUCTURAL ELEMENTS SHALL BE PLACED PER GEOTECHNICAL SOILS REPORT. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, ALL MATERIALS DESIGNATED FOR REMOVAL SHALL BE DISPOSED OF OFF-SITE. COSTS INCURRED DUE TO REPAIR, RESTORATION, OR REPLACEMENT OF EXISTING IMPROVEMENTS WHICH ARE DESIGNATED "TO BE PROTECTED" OR "TO REMAIN" WHICH ARE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, MATERIALS TO BE PURCHASED AND FURNISHED BY THE CONTRACTOR SHALL BE NEW. CONCRETE INDICATED FOR SAWCUTTING AND REMOVAL SHALL BE CUT TO A TRUE LINE WITH NEATLY SAWED EDGES. IF A SAWCUT IS WITHIN THREE FEET (3') OF AN EXISTING EXPANSION OR CONTROL JOINT, CONCRETE SHALL BE REMOVED TO THAT NEAREST JOINT. CONTRACTOR SHALL SUBMIT SHOP DRAWINGS, MANUFACTURER'S CUT OR DATA SHEETS FOR APPROVAL PRIOR TO ORDERING MATERIALS. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ABANDONED PIPES SHALL BE CAPPED OR PLUGGED IN A MANNER APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. PLANS WERE DESIGNED BY REFERENCING 1. GRADING NOTES PREPARED BY CBG CIVIL ENGINEERS DATED: FEBRUARY 14, 2022. 2. GEOTECHNICAL REPORTS PREPARED BY ROMIG ENGINEERS DATED: DECEMBER 3, 2021. PROJECT NOTES SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO AS FOLLOWS: (1) SUBMIT SOIL SAMPLES TO A LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. (A) SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. (B) THE SOIL ANALYSIS MAY INCLUDE: SOIL TEXTURE, INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE, PH, TOTAL SOLUBLE SALTS, SODIUM, PERCENT ORGANIC MATTER, AND RECOMMENDATIONS. (2) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL COMPLY WITH ONE OF THE FOLLOWING: (A) IF SIGNIFICANT MASS GRADING IS NOT PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE; OR (B) IF SIGNIFICANT MASS GRADING IS PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE CERTIFICATE OF COMPLETION. (3) THE SOIL ANALYSIS REPORT SHALL BE MADE AVAILABLE, IN A TIMELY MANNER, TO THE PROFESSIONALS PREPARING THE LANDSCAPE DESIGN PLANS AND IRRIGATION DESIGN PLANS TO MAKE ANY NECESSARY ADJUSTMENTS TO THE DESIGN PLANS. (4) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL SUBMIT DOCUMENTATION VERIFYING IMPLEMENTATION OF SOIL ANALYSIS REPORT RECOMMENDATIONS TO THE LOCAL AGENCY WITH CERTIFICATE OF COMPLETION. CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH TITLE 23 BY THE STATE DEPARTMENT OF WATER RESOURCES SECTION 492.12, OR LOCAL AGENCY APPROVED ORDINANCE: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT THE WORK IS COMPLETE AND IN COMPLIANCE WITH THE MOST CURRENT CODES, ORDINANCES AND REQUIREMENTS OF THE GOVERNING AGENCY. HMH IS NOT RESPONSIBLE FOR CHANGES WHICH OCCUR TO THE CODES, ORDINANCES OR REQUIREMENTS AFTER THE GOVERNING AGENCY'S APPROVAL OR DURING INSTALLATION. CONTRACTOR IS SOLELY RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK. HMH IS NOT RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONSTRUCTION CONTRACT DOCUMENTS, NOR RESPONSIBLE FOR ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTORS, OR THEIR AGENTS OR EMPLOYEES, OR OF ANY OTHER PERSONS PERFORMING PORTIONS OF THE WORK. AS REQUESTED BY THE OWNER, HMH WILL VISIT THE SITE AT INTERVALS APPROPRIATE TO THE STAGE OF CONSTRUCTION TO REVIEW THE PROGRESS AND QUALITY OF WORK AND TO DETERMINE IN GENERAL IF THE WORK IS BEING PERFORMED IN A MANNER INDICATING THAT THE WORK, WHEN COMPLETED, WILL BE IN SUBSTANTIAL CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS. HOWEVER, HMH WILL NOT MAKE EXHAUSTIVE OR CONTINUOUS ON-SITE OBSERVATIONS TO CHECK QUALITY OF THE WORK. THERE IS NO WARRANTY OR GUARANTEE EITHER EXPRESSED OR IMPLIED BY HMH FOR THE COMPLETION OF THE WORK OR THE QUALITY OF PERFORMANCE OF THE CONSTRUCTION CONTRACTOR(S). CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK, USING THE CONTRACTOR'S BEST SKILL AND ATTENTION. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR AND HAVE CONTROL OVER CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND PROCEDURES AND FOR COORDINATING ALL PORTIONS OF THE WORK. CONTRACTOR SHALL BE RESPONSIBLE TO THE OWNER FOR ACTS AND OMISSIONS OF THE CONTRACTOR'S EMPLOYEES, SUBCONTRACTORS AND THEIR AGENTS AND EMPLOYEES, AND OTHER PERSONS PERFORMING PORTIONS OF THE WORK UNDER A CONTRACT WITH CONTRACTOR. IN THE EVENT OWNER CONSENTS TO, ALLOWS, AUTHORIZES OR APPROVES OF CHANGES TO ANY PLANS, SPECIFICATIONS, OR OTHER CONSTRUCTION DOCUMENTS, AND THESE ALTERATIONS ARE NOT APPROVED IN WRITING BY HMH, OWNER RECOGNIZES THAT SUCH ALTERATION AND THE RESULTS THEREOF ARE NOT THE RESPONSIBILITY OF HMH IN ADDITION, OWNER AGREES, TO THE FULLEST EXTENT PERMITTED BY LAW, TO INDEMNIFY AND HOLD HMH HARMLESS FROM ANY DAMAGE, LIABILITY OR COST (INCLUDING REASONABLE ATTORNEY'S FEES AND COSTS OF DEFENSE) ARISING FROM SUCH ALTERATIONS. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM AVAILABLE RECORDS AT THE TIME THE PLANS WERE DRAFTED AND DO NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF SUCH UTILITIES. IN NORTHERN CALIFORNIA, CONTRACTOR SHALL CONTACT UNDERGROUND SERVICES ALERT AT 1-800-642-2444 PRIOR TO PERFORMING ANY CONSTRUCTION WORK. IN OTHER AREAS, CONTRACTOR SHALL CONTACT A SIMILAR AGENCY/ORGANIZATION. CONTRACTOR SHALL PROVIDE PROPER PROJECT MAINTENANCE AFTER THE PROJECT IS COMPLETE. ANY LACK OF OR IMPROPER MAINTENANCE MAY RESULT IN DAMAGE TO PROPERTY OR PERSONS. CONTRACTOR SHALL BE RESPONSIBLE FOR THE RESULTS OF ANY LACK OF OR IMPROPER MAINTENANCE. CONSTRUCTION LEGEND DESCRIPTION SYMBOL ALIGN PAPLANTING AREA TYPTYPICAL DETAIL NOTES: 1.SEE SHEET L2.1 - L2.2 FOR CONSTRUCTION DETAILS. 2.SEE SHEET L5.1 FOR TREE PROTECTION PLAN AND DETAIL. TREE PROTECTION MEASURES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 3.ALL CONCRETE PAVING ADJACENT TO WALLS SHALL HAVE AN EXPANSION JOINT WHETHER SHOWN ON PLANS OR NOT. 4.FENCE LOCATIONS ARE DIAGRAMMATIC. FINAL LOCATIONS ARE TO BE COORDINATED IN THE FIELD BY CONTRACTOR. 5.CONTRACTOR SHALL REFER TO SHEET GP-1 FOR SITE GRADING AND DRAINAGE INSTALLATION. 6.SEE CIVIL DRAWINGS FOR ELEVATION OF CONCRETE PAD. SEE ARCHITECTURAL DRAWINGS FOR EXACT PAD LOCATION AND SIZE. SEE MEP DRAWINGS FOR AC UNIT CONDENSATE DISCHARGE METHOD. IF REQUIRED, INSTALL DRYWELL PER MEP PLANS. CONFIRM DRYWELL LOCATION WITH TJH PRIOR TO INSTALLATION. CONCRETE PAVING PEDESTRIAN DECOMPOSED GRANITE METAL HEADER WOOD FENCE, 6'-0" HEIGHT, 273 LFL2.1 A AC UNIT SCREEN FENCEL2.1 B CONCRETE PAVING VEHICULAR CONTROL JOINT EXPANSION JOINT CLCENTER LINE SITE COVERAGE CALCULATIONS DESCRIPTION % OF LOTSF TOTAL LOT COVERAGE TOTAL LANDSCAPE COVERAGE PERMEABLE LANDSCAPE COVERAGE BARK MULCH, NON-IRRIGATED IMPERMEABLE LANDSCAPE COVERAGE CONCRETE PAVING LAWN 7.9 4.3 25.4 25.4 43.0 68.4 100.0 4,106 "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE." SIGNATURE DATE SHRUBS AND GROUNDCOVER 30.8 BUILDING FOOTPRINT 31.61,894 6,000 2,583 475 1,850 258 1,523 1,523 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L1.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:38 AMCONCRETE PAD FOR AC UNIT, SEE NOTE 6 PA PA PA PA PA PA PA PA PA PA PA PROPOSED TREE, TYPICAL EXISTING TREE TO BE REMOVED, TYPICAL DRIVEWAY GATE6'-0" HEIGHTL2.2A EXISTING TREE TO REMAIN AND PROTECT, MAGNOLIA GRANDIFLORA PA LAWN GARAGE EXISTING GARAGE AT PROPERTY LINE CL EXISTING CMU WALL TO REMAIN AND PROTECT EXISTING BRICK PILLAR TO REMAIN AND PROTECT EXISTING WOOD FENCE TO REMAIN AND PROTECT PA EXISTING TREE TO REMAIN AND PROTECT PA PA PA CL PA 8/10/22 8/10/22 AUGUST 10, 2022 AS NOTED JH CONSTRUCTION DETAILS A Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L2.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:38 AMWOOD FENCE AND GATE, 6'-0" HEIGHT SCALE: 1/2" = 1'-0" NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED. 3.SECURE LEDGER TO BUILDING FRAMING WITH 1/4" x 4" LAG SCREWS AND WASHERS, COUNTERSUNK. APPLY SILICONE CAULKING PRIOR TO INSERTING LAG SCREW. 4.STEP FENCE AT POSTS. FOR GRADES 1:6 (17%) OR GREATER, SLOPE PANELS WITH GRADE. 5.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR PER BUILDER, SEE REPRESENTATIVE STAIN COLORS. 8'-0" O.C .MAX.6'-0"±22'-6"CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 1 NATIVE GRADE14 6x6 POST, ACQ TREATED2 2x8 CAP4 2x6 BOTTOM RAIL5 9 1x6 BOARD, OVERLAP 1" AS SHOWN 10 1x4 FRAME7 FENCE SECTION / ELEVATIONFENCE SECTION 14 1 7 9 17 4 14 1 2 5 9 7 GATE SECTION / ELEVATION3"4'-0" 12 6 13 16 7 6 9 14 1 1x2 FRAME8 HEAVY DUTY GATE HINGE12 SELF-CLOSING GATE LATCH, 5'-0" ABOVE GRADE 13 CLASS 2 AGGREGATE BASE, 4" THICK 15 1'-0"3"PROVIDE FULL BLOCKING AT EACH SIDE OF GATE 2x4 DIAGONAL BRACE, BACKYARD SIDE OF GATE 11 ADJACENT BUILDING WALL16 2x6 GATE FRAME6 GATE SECTION FENCEPLAN VIEW CAP OMITTED FOR CLARITY GATE PLAN VIEW TOP OF GATE FRAME OMITTED FOR CLARITY 10 9 7 6 6 11 2 14 1 6 7 10 6 9 7 5 9 7 5 15 7 9 8 8 7 5 15 15 15 6 9 9 11 6 7 4 6 11 9 17 1x6 FASCIA BOARD17 17 17 REPRESENTATIVE STAIN COLORS: 2 2x12 KICKER, ACQ TREATED3 3 3 AC UNIT SCREEN FENCE SCALE: 1/2" = 1'-0" CONCRETE FOOTING, SLOPE TOP OF FOOTING TO DRAIN AWAY FROM POST NOTE: 1.ALL WOOD SHALL BE CONSTRUCTION GRADE REDWOOD. 2.ALL FASTENERS SHALL BE GALVANIZED. 3.LATTICE PANEL SHALL MAINTAIN HORIZONTAL CLEARANCES FROM AC UNIT PER MANUFACTURER RECOMMENDATIONS AND ALL GOVERNING CODES. 4.TOP AND BOTTOM RAIL SHALLBE KEPT LEVEL. 1 CLASS 2 AGGREGATE BASE2 3'-0"2'-6"6"6"±3"LENGHT PER PLAN 1 2 3 5 4 7 8 6 NATIVE GRADE3 9 4x4 POST4 2x4 TOP RAIL, MITER AT CORNERS 5 2x4 BOTTOM RAIL6 1x1 FRAME7 LATTICE8 FINISH GRADE9 1 2 3 5 4 7 8 6 SECTION / ELEVATIONSECTION 1'-0" B 8/10/22 AUGUST 10, 2022 AS NOTED JH CONSTRUCTION DETAILS Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L2.2 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:39 AMDRIVEWAY GATE SCALE: 1/2" = 1'-0" CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 3 6x6 PRESSURE TREATED POST4 2x4 WOOD GATE FRAME6 1x6 BOARD HEAVY DUTY GATE HINGE9 8 5 NATIVE GRADE1 CLASS 2 AGGREGATE BASE, 4" THICK 2 GATE SECTION / ELEVATION HOUSE SIDE OF GATE GATE SECTION 1 3 4 2 5 6 8 5 4 6 GATEPLAN VIEW 4 ±3"1 3 2 2x6 WOOD GATE FRAME 8 NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR TO MATCH ADJACENT FENCE. 3.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED. 4.STUB ELECTRICAL AT POSTS FOR OPTIONAL AUTOMATIC GATE OPENER. 5.IF AUTOMATIC GATE OPENER IS NOT INSTALLED, INSTALL A SELF-CLOSING GATE LATCH AND CANE BOLTS TO SECURE GATE IN CLOSED POSITION. 6.GATE LATCH SHALL BE OPERABLE FROM BOTH SIDES OF GATE. 7.HEIGHT OF GATE SHALL MATCH HEIGHT OF ADJACENT FENCE. 8 6 7 GATE SECTION / ELEVATION STREET SIDE OF GATE 9 4 8 1 3 2 88 8 10 8 8 5 4 8 4 8 VARIES, SEE CONSTRUCTION PLAN 588 2'-6"1'-0" 2x4 WOOD DIAGONAL BRACE7 GATE HANDLE10 A 8/10/22 AUGUST 10, 2022 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 1/8" = 1'-0" JS GRAPHIC SCALE 1/8 inch = 1 foot( In Feet ) 32168408 IRRIGATION PLAN ANTI-SIPHON REMOTE CONTROL VALVE, PRESSURE REGULATOR, AND FILTER FOR DRIP SYSTEMS IA W ELECTRIC IRRIGATION CONTROLLER WEATHER SENSOR (OMIT IF CONTROLLER IS CONNECTED TO INTERNET) PVC BALL VALVE TREE BUBBLER NON PRESSURE LATERAL LINE DRIPZONE LATERAL LINE SLEEVE (4" UNLESS OTHERWISE NOTED) IRRIGATION LEGEND DESCRIPTION SYMBOL STATION # GPM SIZE ZONE TYPE APPROX. LENGTH OFDRIP TUBING DRIP IRRIGATION LINES VALVE TAG SPRAY / BUBBLER ANTI-SIPHON VALVE # GPMX"XXXX'X" GPM# CENTERFEED POP-UP SPRAY HEADS, 12' RADIUS POP-UP SPRAY HEADS, 10' RADIUS NOTES: 1.SEE SHEET L3.2 FOR IRRIGATION LEGEND AND NOTES. 2.IRRIGATION PLANS ARE DIAGRAMMATIC FOR GRAPHIC CLARITY. 3.EXACT LOCATION OF WEATHER SENSOR TO BE DETERMINED BY SITE SUPERINTENDENT. SEE SHEET L3.2 FOR ADDITIONAL NOTES ON PLACEMENT OF WEATHER SENSOR. ECO-WRAP IRRIGATION LINE Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L3.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:40 AM1 4.61" 293'1" 1.73 CENTERFEED 2 0.31" 4 1.51" 793'1" 4.76 CENTERFEED IA W 5 1.51" 7 1.01" EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, MAGNOLIA GRANDIFLORA 1234567 8/10/22 AUGUST 10, 2022 NONE JS 1.CONTRACTOR SHALL CONNECT P.O.C. FROM DOWNSTREAM OF HOSE BIB OR IRRIGATIONS STUB AND COMPLETE THE ENTIRE SYSTEM AS SHOWN ON THE PLANS AND SPECIFICATIONS. 2.DRAWINGS ARE DIAGRAMMATIC AND DO NOT NECESSARILY INDICATE ALL THE OFFSETS AND FITTINGS REQUIRED FOR A COMPLETE IRRIGATION SYSTEM. THE IRRIGATION SYSTEM SHALL BE INSTALLED WITHIN A PLANTING AREA WHEREVER POSSIBLE. CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTMENTS NECESSARY TO CONFORM TO ACTUAL FIELD CONDITIONS. 3.EQUIPMENT INCLUDING MAIN, LATERALS, AND VALVES SHOWN IN HARDSCAPE AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WHENEVER POSSIBLE WITHIN PLANTED AREAS A REASONABLE, REACHABLE DISTANCE FROM HARDSCAPE OR TURF AREAS UNLESS OTHERWISE NOTED ON THE DRAWINGS. 4.CONTRACTOR SHALL INSTALL WIRE AND PIPE UNDER HARDSCAPE AREAS IN SEPERATE P.V.C. SCHEDULE 40 SLEEVES. CONTRACTOR SHALL COORDINATE PIPING AND SLEEVING LOCATION PRIOR TO HARDSCAPE INSTALLATION. SLEEVING SHALL BE INSTALLED IN ACCORDANCE WITH APPLICABLE CODES. WHEREVER POSSIBLE, CONTROL WIRES SHALL OCCUPY THE SAME TRENCH AS PIPES. EACH CONTROLLER SHALL HAVE AN INDEPENDENT GROUND WIRE. 5."I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN." INSTALL IRRIGATION SYSTEM IN ACCORDANCE WITH ALL LOCAL AND STATE CODES AND ORDINANCES. 6.THE EXISTING WATER PRESSURE AT THE WATER METER IS UNKNOWN. THE IRRIGATION SYSTEM IS DESIGNED TO OPERATE AT 45 - 55 PSI. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND WATER PRESSURE. IF ANY DISCREPANCY EXISTS BETWEEN DESIGN AND ACTUAL FIELD CONDITIONS NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY IN WRITING FOR A DECISION BEFORE PROCEEDING WITH THE INSTALLATION. 7.SYSTEM DESIGN IS BASED ON A MINIMUM OPERATING PRESSURE (P.S.I.) AND A MAXIMUM DEMAND (G.P.M.) AS SHOWN AT EACH POINT OF CONNECTION ON THE DRAWINGS. CONTRACTOR SHALL VERIFY PRESSURE AND DEMAND AT EACH POINT OF CONNECTION PRIOR TO COMMENCING INSTALLATION AND SUBMIT SUCH IN WRITING TO THE OWNER'S AUTHORIZED REPRESENTATIVE. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. 9.CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE AND EFFECTIVE COVERAGE OF ALL PLANTING AREAS. DURING THE MAINTENANCE PERIOD, IT IS THE RESPONSIBILITY OF THE LANDSCAPE MAINTENANCE CONTRACTOR TO ENSURE ALL PLANT MATERIAL RECEIVES AS MUCH WATER AS IS NECESSARY FOR ESTABLISHMENT AND TO SUSTAIN GOOD PLANT HEALTH. 10.CONTRACTOR SHALL FLUSH ALL LINES AND ADJUST IRRIGATION SYSTEM FOR OPTIMUM PERFORMANCE IN ACCORDANCE WITH THE SPECIFICATIONS. COSTS INCURRED DUE TO ANY ADJUSTMENTS FOR 100% COVERAGE, INCLUDING THOSE REQUESTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 11.CONTRACTOR SHALL COORDINATE INSTALLATION OF THE IRRIGATION SYSTEM WITH THE LAYOUT AND INSTALLATION OF THE PLANT MATERIAL TO ENSURE THAT THERE WILL BE COMPLETE AND UNIFORM IRRIGATION COVERAGE OF PLANTING. THE IRRIGATION LAYOUT SHALL BE CHECKED BY THE CONTRACTOR AND OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO CONSTRUCTION TO DETERMINE IF ANY CHANGES, DELETIONS, OR ADDITIONS ARE REQUIRED. THE IRRIGATION SYSTEM SHALL BE INSTALLED AND TESTED PRIOR TO THE INSTALLATION OF ANY PLANT MATERIALS. 12.TRENCHING DEPTHS FOR IRRIGATION PIPES SHALL BE AS FOLLOWS: MAIN = 24", ALL LATERALS = 12". ALL DIMENSIONS ARE FROM THE TOP OF THE PIPE. PROVIDE A MINIMUM 3" SAND ENVELOPE AROUND ALL MAINLINE PIPE. 13.MINIMUM LATERAL SIZE SHALL BE 3/4". SEE PIPE SIZING CHART FOR SIZING. 14.IF SETTLEMENT OCCURS ALONG TRENCHES AND ADJUSTMENT(S) TO PIPES, VALVES, OR HEADS IS REQUIRED, THE CONTRACTOR, AS PART OF WORK UNDER THIS CONTRACT, SHALL MAKE ALL ADJUSTMENTS WITHOUT EXTRA COSTS TO THE OWNER. 15.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FILL AND REPAIR ALL DEPRESSIONS AND REPLACE ALL NECESSARY LAWN AND/OR PLANTING DUE TO THE SETTLEMENT OF IRRIGATION FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. 16.CONTRACTOR SHALL GUARANTEE THAT ALL MATERIAL, EQUIPMENT, AND WORKMANSHIP FURNISHED BY HIM BE FREE OF DEFECTS FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. CONTRACTOR SHALL BE LIABLE FOR REPAIRS AND REPLACEMENT OF FAILED MATERIAL DURING THIS GUARANTEE PERIOD. 17.ALL PLASTIC FITTINGS SHALL BE A MINIMUM OF 18" APART TO FACILITATE REMOVAL AND REPLACEMENT OF INDIVIDUAL FITTINGS. 18.SPLICING OF 24 VOLT WIRES WILL NOT BE PERMITTED EXCEPT IN VALVE BOXES. CONTRACTOR TO LEAVE A 24" COIL OF EXCESS WIRE AT EACH SPLICE AND EVERY 100' ON CENTER ALONG WIRE RUN. TAPE WIRE BUNDLES 10' ON CENTER. NO TAPING WILL BE PERMITTED INSIDE SLEEVES. WIRE CONNECTORS SHALL BE SCOTCH DBY OR APPROVED EQUAL, INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. 19.CONTROL VALVES SHALL BE SIZED AS DESIGNATED ON THE DRAWINGS AND SHALL BE INSTALLED IN VALVE BOXES AS INDICATED IN THE DETAILS. BOXES SHALL BE SET FLUSH WITH THE FINISH GRADE OR SURFACE AND PERMANENTLY MARKED AS INDICATED IN THE DETAILS. IRRIGATION NOTES 20.EXACT LOCATION OF CONTROLLERS TO BE DETERMINED AT JOB SITE BY PROJECT MANAGER. USE THIN WALL METAL CONDUIT ABOVE GRADE AND IN GARAGES. PAINT ALL CONDUIT TO MATCH BUILDING OR WALL COLOR. USE WATERPROOF CONNECTIONS FOR OUTDOOR INSTALLATION. INSTALL PER MANUFACTURERS SPECIFICATIONS. SEAL ALL CONDUIT HOLES WITH SILICONE OR EQUAL. PROGRAM CONTROLLER TO IRRIGATE USING MULTIPLE REPEAT CYCLES OF SHORT DURATION. CARE SHALL BE TAKEN TO PREVENT RUNOFF OF WATER AND SLOPE/SOIL EROSION DUE TO PROLONGED APPLICATIONS OF WATER. FOR CONTROL WIRE INSTALLED IN GARAGE, COORDINATE WITH ELECTRICAL ENGINEER AND PROJECT ELECTRICIAN FOR CONNECTIONS BETWEEN PODIUM OR WALL PENETRATIONS TO IRRIGATION CONTROLLER LOCATION(S). 21.CONTROL WIRES SHALL BE 14 GAUGE (RED). SEPARATE WIRES SHALL RUN FROM THE CONTROLLER TO EACH VALVE. COMMON GROUND WIRES SHALL BE 12 GAUGE (WHITE) ALL CONTROL WIRES LEADING FROM VALVES TO CONTROLLER SHALL BE LOOPED-UP A MINIMUM OF 30" INTO EVERY VALVE BOX INTERCEPTED ON THE WAY TO THE CONTROLLER. 22.CONTRACTOR TO COORDINATE CONTROLLER POWER HOOK-UP WITH PROJECT ELECTRICIAN. THE GENERAL CONTRACTOR SHALL COORDINATE HIS PORTION OF WORK WITH THE ELECTRICAL CONTRACTOR TO MINIMIZE CONFLICTS. 23.FINAL LOCATION FOR CONTROL VALVES SHALL BE APPROVED BY THE OWNERS AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLING. CONTRACTOR SHALL NOTIFY ALL LOCAL JURISDICTIONS FOR INSPECTION AND TESTING OF INSTALLED BACKFLOW PREVENTION DEVICE. 24.BUBBLERS SHALL BE LOCATED ON THE UPHILL SIDE OF TREES. 25.ALL WATER TO DRAIN AWAY FROM BUILDING PER LOCAL BUILDING CODE. 31.DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OF DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. 32.A LAMINATED, COLOR CODED, REDUCED SIZE IRRIGATION PLAN SHALL BE FURNISHED TO THE OWNER AFTER FINAL ACCEPTANCE. PLACE ANOTHER LAMINATED COPY INSIDE THE CONTROLLER CABINET DOOR. 33.LANDSCAPE CONTRACTOR TO COORDINATE WITH GENERAL CONTRACTOR PRIOR TO DEMOLITION OR PROTECTION OF EXISTING MAINLINE AND CONTROLLER WIRE FOR FUTURE USE. 34.IF THE INTENT IS TO DEMO ANY IRRIGATION EQUIPMENT IN NEW CONSTRUCTION AREA, LANDSCAPE CONTRACTOR SHALL SUPPLY ALL NEW MAINLINE AND CONTROLLER WIRE TO NEW REMOTE CONTROL VALVE AS DESIGNED PER THIS PLAN, TYPICAL. 35.CONTRACTOR SHALL INSTALL DRIPLINE ON SLOPES PER MANUFACTURERS RECOMMENDATIONS WITH 25% INCREASED SPACING AT BOTTOM 1/3 OF SLOPE. 36.CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH LOCAL WELO AND TITLE 23 DEPARTMENT OF WATER RESOURCES SECTION 492.12: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION. 37.CONTRACTOR SHALL PROVIDE A CERTIFICATE OF COMPLETION AS REQUIRED TO THE LOCAL REVIEWING AGENCY. SEE CALIFORNIA CODE OF REGULATIONS TITLE 23 WATERS DIVISION 2 DEPARTMENT OF WATER RESOURCES CHAPTER 2.7 MODEL WATER EFFICIENT LANDSCAPE ORDINANCE APPENDIX C. 38.SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO. 39.CONTRACTOR IS RESPONSIBLE FOR HAND WATERING INCLUDING BUT NOT LIMITED TO THE FOLLOWING AREAS DURING PLANT ESTABLISHMENT: BIO-CELL AREAS, SODDED AREAS. THESE AREAS WILL NEED SUPPLEMENTAL HAND WATERING IF THEY ARE IRRIGATED BY DRIP UNTIL ROOTS ARE ESTABLISHED AS DRIP IRRIGATION MAY NOT PROVIDE SUFFICIENT WATER TO THESE AREAS FOR HEALTHY PLANT ESTABLISHMENT. 40.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICE. 41.CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR. 42.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. 43.WATER SUPPLIED BY CALIFORNIA WATER SERVICE. IRRIGATION LEGEND AND NOTES NOTE: INSTALL TORO DL2000 PER MANUFACTURER'S SPECIFICATIONS FOR GROUND COVER & SHRUB AREAS: DL2000 DRIPLINE SPACING =18" EMITTER SPACING =18" DRIPPER FLOW =0.53 GPH BUBBLERS MODEL ANTI-SIPHON DRIPZONE CONTROL KIT INC. REMOTE CONTROL VALVE, PRESSURE REGULATOR & FILTER FOR DRIP AND TREE BUBBLER VALVES TORO FCH-H-FIPT, MINIMUM ONE PER VALVE TORO DL-MP9 MINIMUM ONE PER VALVE TORO YD-500-34 MINIMUM ONE PER VALVE SPRAY, ROTOR, AND BUBBLER VALVES DRIP TUBING VALVES GALLONS PER MINUTE THROUGH VALVECONTROL VALVE SIZE CONTROLLER STATION NUMBER ZONE TYPE, IF APPLICAPBLE LENGTH OF DRIP TUBING, IF APPLICABLE IRRIGATION LEGEND DESCRIPTIONSYMBOL PVC BALL VALVE FLUSH VALVE FOR DL2000 SYSTEM OPERATION INDICATOR FOR DRIP SYSTEM AIR VACUUM RELIEF VALVE FOR DRIP SYSTEM ON-GRADE TORO DRIP TUBING NONPRESSURE IRRIGATION SUPPLYLINE-3/4" MIN. PRESSURE SUPPLY MAINLINE SLEEVE: 2x ENCLOSED PIPE DIAMETER OR AS INDICATED CONTROLLER STATION NUMBERGALLONS PER MINUTE THROUGH VALVECONTROL VALVE SIZE MANUFACTURER/MODEL/SIZE DRIP TORO DL-2000 SERIES (RGP-212-10) SCHEDULE 40 PVC PIPE NONPRESSURE DRIP IRRIGATION LATERAL, SIZED PER PIPE SIZING CHART 12" COVER 24" COVER 24" COVER CLASS 200 PVC PIPE 1120 SCHD. 40 PVC PIPE FOR SIZES 1-1/2" AND SMALLER 1120 CLASS 315 PVC PIPE FOR SIZES 2" AND LARGER 1120/SCHEDULE 40 PVC PIPE NOTES 12" COVER OPERATING PRESSURE MODEL NOZZLE GPM OPERATING PRESSURE MODEL 30 PSI REQUIRED DRIP EQUIPMENT NOT GRAPHICALLY DEPICTED ON PLANS: (INSTALL PER MANUFACTURER'S RECOMMENDATIONS.) ON GRADE TREE BUBBLER 0.2520-75 PSI DRIP TUBE FITTINGS TORO TRI-LOC FITTINGS NIBCO PVC BALL VALVE 4660-S OR EQUAL, LINE SIZE DESCRIPTION DESCRIPTION DESCRIPTIONIRRIGATION LINES AND SLEEVES IRRITOL 2700 ANTI-SIPHON SERIES WEATHER SENSOR IA HUNTER PRO HC WIFI ENABLED 12-STATION CONTROLLER WITH HUNTER HC FLOW METERWALL MOUNT ET BASED ELECTRIC IRRIGATION CONTROLLER W SPRAY OPERATING PRESSURE MODEL NOZZLE GPMDESCRIPTION SPRAY / BUBBLER ANTI-SIPHON VALVE RADIUS TORO FB-25 MOUNTED ON TORO SHRUB ADAPTERS IN QUANTITIES AS FOLLOWS: 2 PER 15 GALLON OR 24" BOX TREE 4 PER 36" BOX TREE AND LARGER 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-12 (360, TQ, TT, 210, H, 150, T, Q, 60)1.46, 1.15, 0.99, 0.82, 0.74, 0.62, 0.49, 0.37, 0.2512' MOUNT IN AN AREA EXPOSED TO RAIN CONDITIONS AND OUT OF REACH FOR VANDALISM. 2.4G WIRELESS CONNECTION IS REQUIRED FOR OPERATION. PLEASE VISIT HTTPS://WWW.HYDRAWISE.COM TO ENROLL AND SET UP ACCOUNT WITH SCHEDULE TO TRANSFER TO FUTURE HOMEOWNER WR-CLIK IRRITOL 2700 ANTI-SIPHON SERIES XXXX'1" GPM# CENTERFEED 1"GPM # 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-10 (360, TQ, TT, 210, H, 150, T, Q, 60)1.03, 0.79, 0.69, 0.58, 0.51, 0.43, 0.34, 0.23, 0.1710' PIPE SIZING CHART FLOW RATE PIPE SIZE 0.0 - 9.0 0.75" 9.1 - 18.0 1.00" 18.1 - 30.0 1.25" 30.1 - 40.0 1.50" 40.1 - 60.0 2.00" 60.1 - 70.0 2.50" (DIAMETER)(GPM) HUNTER ECO-WRAP 15-50 PSI ECO-WRAP-17, FLEECE-WRAPPED HDL-CV NOTE: INSTALL HUNTER ECO-WRAP PER MANUFACTURER'S SPECIFICATIONS Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L3.2 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:40 AM8/10/22 AUGUST 10, 2022 PLANTING DETAILS AS NOTED HMH Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L3.3 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:41 AMSCALE: 2" = 1'-0" BALL VALVE SECTION NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 1 NATIVE SOIL 2 IRRIGATION MAINLINE,MINIMUM 18" DEEP 3 PVC ELBOW, 45 DEGREES, SCH 40 4 PVC, SCH 40 5 PVC, SCH 40, MINIMUM 8" LONG BOTH SIDE OF BALL VALVE 6 BALL VALVE 7 8 PEA GRAVEL SUMP,6" WIDE, 6" DEEP BRICK SUPPORTS 9 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "BV" ON LID IN 1" LETTERS 1 23457869 SCALE: 2" = 1'-0" TREE BUBBLER 6 NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALLOW 6" BETWEEN TRUNK AND BUBBLER. 4.IF APPLICABLE, PLACE ALL BUBBLERS ON UPHILL SIDE OF TRUNK. 5.CONCEAL ALL EQUIPMENT UNDER MULCH. 1 NATIVE SOIL 2 IRRIGATION LATERAL 3 4 SUPER FUNNY PIPEADAPTER, MALE THREADS, 3/4" x 3/8" 5 SUPPER FUNNY PIPE, 3/8" 6 SUPER FUNNY PIPEADAPTER, FEMALE THREADS, 1/2" x 3/8" 7 8 BUBBLER ROOT BALL 9 SOIL STAPLE, SEE SOIL STAPLE DETAIL PVC TEE, SxSxT, WITH 3/4" THREADED OUTLET 10 MULCH SECTION 9 5 7 10 4 3 2 8 1 SCALE: 2" = 1'-0" WALL SURFACE ELECTRICAL SUPPLY CONDUIT, CONNECT TO POWER SOURCE, J-BOX INSIDE CONTROLLER WALL MOUNT CONTROLLER, SEE IRRIGATION LEGEND FOR SPECIFICATION WALL MOUNT CONTROLLER IRRIGATION CONTROL WIRE IN CONDUIT, SIZE AND TYPE PER LOCAL CODES NOTES: 1.THIS DRAWING IS PROVIDED FOR REFERENCE ONLY. 2.INDIVIDUAL PROJECT REQUIREMENTS AND LOCAL CODES MAY DICTATE DIFFERENCES IN INSTALLATION PROCEDURES THAT ARE NOT IDENTIFIED ON THIS DETAIL. 2 3 4 1 ELEVATION 1 2 4 33 3.ALL ELECTRICAL WORK MUST CONFORM TO LOCAL CODES. 4.VERIFY CONTROLLER LOCATION WITH PROJECT ELECTRICIAN. 5. REFER TO PRODUCT LITERATURE FOR ADDITIONAL INSTALLATION REQUIREMENTS. DRIP CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 Y-FILTER 8 PRESSURE REGULATOR 9 PVC ELBOW 10 DRIP LATERAL LINE 11 CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 7 6 11 5 4 5 109 2 3 1 8 DRIPLINE CENTER-FEED LAYOUT SCALE: 1" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREAPERIMETER. 1 PLANTING AREAPERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEFLATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 10 1 5 7 2 44 3 66 4 SCALE: 1" = 1'-0" DRIPLINE END-FEED LAYOUT NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREAPERIMETER. 1 PLANTING AREAPERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEFLATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 3 2 10 1 5 4 6 4 DRIPLINE FLUSH VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ONE FLUSH VALVE SHALL BE PLACED FOR EVERY 7 GPM PER ZONE AT LOW POINTS. 1 NATIVE SOIL 2 PVC FLUSH MANIFOLD, SEE DRIPLINE LAYOUT DETAILS 3 PCV TEE, SxSxT, WITH 3/4" THREADED OUTLET 4 3/4" PVC NIPPLE, SCH 80 5 DRIPLINE FLUSH VALVE 6 PEA GRAVEL SUMP, 6" WIDE, 18" DEEP 7 BRICK SUPPORTS 8 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "FV" ON LID IN 1" LETTERS SECTION 5 1 8 7 3 2 4 6 DRIPLINE SOIL STAPLE SCALE: 4" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.LOCATE STAPLES ALONG TUBING PER MANUFACTURERS RECOMMENDATIONS. 1 NATIVE SOIL 2 FINISHED GRADE 3 DRIPLINE 4 SOIL STAPLE 5 MULCH, DEPTH PER SPECIFICATIONS AND PLANTING PLAN SECTIONELEVATION 3 2 4 5 1 3 2 4 5 1 VALVE BOX INSTALLATION DIAGRAMS SCALE: 1/2" = 1'-0" NOTES: 1.SLEEVE BELOW ALL HARDSCAPE ELEMENTS. 2.SLEEVING SHALL BE TWICE THE DIAMETER OF WIRE BUNDLE CONTAINED WITHIN. 3.CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING. 4.SET VALVE BOX 1" ABOVE FINISH GRADE IN PLANTING AREAS AND FLUSH WITH FINISH GRADE IN TURF AREAS. 5.PLACE VALVE AND VALVE BOX IN PLANTING AREAS WHERE POSSIBLE. 6.SET VALVE BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN, WALK, FENCE, ETC. 7.AVOID HEAVILY COMPACTED SOIL AROUND VALVE BOX TO PREVENT DAMAGE TO VALVE BOX. 8.DO NOT INSTALL VALVE BOX IN HARDSCAPE. 9.VALVE BOXES IN PLANTING AREAS SHALL HAVE BROWN LIDS EXCEPT FOR RECYCLED WATER VALVES, IN WHICH CASE THE LIDS SHALL BE PURPLE. 10.PROVIDE A MINIMUM 2" CLEAR BETWEEN PIPES. 14" x 19" VALVE BOX1 MAIN LINE3 LATERAL LINE4 WIRING IN CONDUIT5 2 16" x 25" VALVE BOX MAIN LINE, LATERAL LINE, AND WIRING IN SAME TRENCH 6 INSTALL WIRING BENEATH AND BESIDEMAIN LINE, TAPE AND BUNDLE AT 10'-0" INTERVALS 7 3" SAND ENVELOPE AROUND MAIN LINES8 TIE A 2'-0" LOOP IN WIRING AT ALL CHANGES OF DIRECTION 30° OR GREATER, UNTIE AFTER ALL CONNECTIONS HAVE BEEN MADE 9 EDGE OF LAWN, WALK, FENCE, ETC.10 3 1 45 6 2 SECTION 7 88 9 1'-0"1'-0"1'-0"1'-0"11 10PLAN VIEW PLAN VIEW SHOWN WITHOUT VALVE BOX LIDS SPRAY / BUBBLER CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 8 9 PVC ELBOW SPRAY / BUBBLERLATERAL LINE CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 6 9 5 4 5 87 2 3 1 POP-UP SPRAY HEAD SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALWAYS INSTALL POP-UP SPRAY HEAD PERPENDICULAR TO FINISHED GRADE. 1 NATIVE SOIL 2 FINISHED GRADE 3 LAWN 4 SPRAY IRRIGATIONLATERAL 5 PCV TEE, SxSxT, WITH 1/2" THREADED OUTLET 6 1/2" PVC NIPPLE, SCH 80 7 POP-UP SPRAY HEAD, PLACE FLUSH WITH FINISHED GRADE AS SHOWN, MAINTAIN 2" CLEAR FROM EDGES OF HARDSCAPE SECTION 2 3 7 4 5 6 1 A B C D E F G H IK J 8/10/22 AUGUST 10, 2022 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 1/8" = 1'-0" JS GRAPHIC SCALE 1/8 inch = 1 foot( In Feet ) 32168408 PLANTING PLAN Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L4.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:41 AMNOTES: 1.TREES TO BE PLANTED MINIMUM 5' FROM UNDERGROUND UTILITIES. 2.SEE SHEET L4.2 FOR PLANTING LEGEND AND NOTES. 3.SEE SHEET L4.3 FOR PLANTING DETAILS. 4.A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. SHRUB LEGENDSYMBOLBOTANICAL NAME LOMANDRA LONGIFOLIA 'BREEZE' HESPERALOE PARVIFLORA 'PERPA' HEUCHERA 'KEY LIME PIE' FICUS PUMILA AESCULUS CALIFORNICAAES CAL DYMONDIA MARGARETAE CITRUS MEYERICIT MEY WESTRINGIA FRUTICOSA 'GREY BOX' TREE LEGENDSYMBOL BOTANICAL NAME VINE LEGENDSYMBOL BOTANICAL NAME GROUNDCOVER LEGENDSYMBOLBOTANICAL NAME EUPHORBIA 'ASCOT RAINBOW' LEUCADENDRON 'SAFARI GOLDSTRIKE' WOODWARDIA FIMBRIATA MISCANTHUS SINENSIS 'MORNING LIGHT' AGAVE ATTENUATA ACER PALMATUM 'BUTTERFLY'ACE BUT 1 COR NUT 24" BOX 1 ACE BUT 24" BOX 2 COT GOL 24" BOX 1 AES CAL 24" BOX 1 CIT MEY 24" BOX CARPENTERIA CALIFORNICA 'ELIZABETH' ANIGOZANTHUS 'BIG RED' ANIGOZANTHOS 'YELLOW GEM' DIANELLA CAERULEA 'CASSA BLUE' CORNUS NUTTALIICOR NUT COTINUS COGGYGRIA 'GOLDEN SPIRIT'COT GOL BOLERO PLUS BY DELTA BLUEGRASS EXISTING TREE TO REMAIN AND PROTECT, MAGNOLIA GRANDIFLORA JUNCUS PATENSEXISTING TREE TO REMAIN AND PROTECT 8/10/22 AUGUST 10, 2022 NONE JS PLANTING NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT NECESSARY TO FURNISH AND INSTALL PLANT MATERIAL AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, STRUCTURAL IMPROVEMENTS AND HARDSCAPE SHALL BE INSTALLED PRIOR TO PLANTING OPERATIONS. PLANT LIST ON THE DRAWINGS SHALL BE USED AS A GUIDE ONLY. CONTRACTOR SHALL TAKEOFF AND VERIFY SIZES AND QUANTITIES BY PLAN CHECK. A SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO THE CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. THE SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) OR LOCAL AGENCY ADOPTED WELO. CONTRACTOR SHALL OBTAIN A SOILS MANAGEMENT REPORT AFTER GRADING OPERATIONS AND PRIOR TO PLANT INSTALLATION. SAMPLES OF FERTILIZERS, ORGANIC AMENDMENT, SOIL CONDITIONERS, AND SEED SHALL BE SUBMITTED PRIOR TO INCORPORATION. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ALL WORK ON THE IRRIGATION SYSTEM, INCLUDING HYDROSTATIC, COVERAGE, AND OPERATIONAL TESTS AND THE BACKFILLING AND COMPACTION OF TRENCHES SHALL BE PERFORMED PRIOR TO PLANTING OPERATIONS. LOCATIONS OF PLANT MATERIAL SHALL BE REVIEWED ON SITE BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION. TREES SHALL BE PLANTED NO CLOSER THAN TEN FEET (10') FROM UTILITIES. TREES PLANTED WITHIN FIVE FEET (5') OF HARDSCAPE OR STRUCTURES SHALL BE INSTALLED WITH A ROOT BARRIER AS APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR MUST CONTACT THE CITY ARBORIST TO VERIFY ANY PROPOSED SPECIES (EVEN IF SHOWN ON THE PLANS), LOCATIONS, AND QUANTITIES OF ALL PROPOSED TREES PRIOR TO ORDERING MATERIAL. A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. CONTRACTOR SHALL PROVIDE SAMPLE OF PROPOSED BARK MULCH FOR APPROVAL. BARK MULCH SHALL BE LYNGSO SMALL FIR BARK (3/4" TO 1-1/2") OR APPROVED EQUAL. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6" OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6" INTO THE SOIL. ALL PLANT MATERIAL SHALL BE SELECTED IN ACCORDANCE WITH THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1) FOR STANDARD FORM TREES, CALIPER SIZE SHALL BE MEASURED 6" ABOVE THE SOIL LINE FOR CALIPERS EQUAL TO OR LESS THAN 4" FOR CALIPERS GREATER THAN 4", CALIPER SHALL BE MEASURES 12" ABOVE THE SOIL LINE. FOR MULTI-TRUNK TREES THE CALIPER SHALL BE ESTABLISHED BY TAKING THE AVERAGE OF THE CALIPER OF THE TWO LARGEST TRUNKS. CALIPER IS MEASURED 6” ABOVE ORIGINATION POINT OF THE SECOND LARGEST TRUNK OR 6” ABOVE GROUND IF ALL TRUNKS ORIGINATE FROM THE SOIL. CALIPER SIZES STANDARDS: 15 GALLON: 0.75-1.25" 24" BOX: 1.25-2" 36" BOX: 2-3.5" 48" BOX: 3.5-5" 60" BOX: 4-6" WATER NEEDS CATEGORY BASED ON WUCOLS IV (JANUARY 2014) LANDSCAPE COEFFICIENT METHOD: CATEGORY PERCENTAGE OF ETo (H) HIGH:0.7-0.9 (M) MEDIUM:0.4-0.6 (L) LOW:0.1-0.3 (VL) VERY LOW:<0.1 SITE CLEANLINESS: THE CONTRACTOR IS RESPONSIBLE TO KEEP THE SITE CLEAN FOR SOIL EROSION CONTROL MEASURES AND FOR ANY OTHER GENERAL REQUIREMENTS. SHOULD EXISTING CONDITIONS REQUIRE MITIGATION, THE CONTRACTOR SHALL ALERT THE OWNER OR LANDSCAPE ARCHITECT PRIOR TO PERFORMING WORK. CERTIFICATE OF COMPLETION: A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. PLANTING LEGEND AND NOTES Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L4.2 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:41 AMSHRUB LEGENDSYMBOL BOTANICAL NAME CARPENTERIA CALIFORNICA 'ELIZABETH'ELIZABETH BUSH ANEMONE 5 GALLON MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS 4' x 4'L3 BREAK LIGHTS RED YUCCA 1 GALLON 2' x 2'VL2 CITRUS MEYERICIT MEY MEYER LEMON 24" BOX 10' x 10'M1 HESPERALOE PARVIFLORA 'PERPA' ACER PALMATUM 'BUTTERFLY'ACE BUT JAPANESE MAPLE 24" BOX 15' x 15'M1 TREE LEGENDSYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS PLANTING LEGEND ASCOT RAINBOW EUPHORBIA 1 GALLON 2' x 2' L78EUPHORBIA 'ASCOT RAINBOW' COTINUS COGGYGRIA 'GOLDEN SPIRIT'COT GOL GOLDEN SPIRIT SMOKE TREE 24" BOX 10' x 10'L2 QUANTITY QUANTITY CORNUS NUTTALLIICOR NUT WESTERN DOGWOOD 24" BOX 15' x 15'M1 HEUCHERA 'KEY LIME PIE'KEY LIME PIE CORAL BELLS 1 GALLON 1' x 2'L29 AGAVE ATTENUATA FOXTAIL AGAVE 5 GALLON 3 x 3' L6 LEUCADENDRON 'SAFARI GOLDSTRIKE'YELLOW CONEBUSH 5 GALLON 4' x 4'L6 FICUS PUMILA BOLERO PLUS BY DELTA BLUEGRASS CREEPING FIG LAWN 1 GALLON SOD CLIMBING M SOD H 9 MAIDENHAIR GRASS 5 GALLON 3' x 3'L41MISCANTHUS SINENSIS 'MORNING LIGHT' VINE LEGENDSYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS GROUNDCOVER LEGENDSYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS QUANTITY SPACING WOODWARDIA FIMBRIATA GIANT CHAIN FERN 5 GALLON 4' x 3'L13 - DWARF COAST ROSEMARY 5 GALLON 3' x 3'L12WESTRINGIA FRUTICOSA 'GREY BOX' LOMANDRA LONGIFOLIA 'BREEZE'DWARF MAT RUSH 5 GALLON 3' x 3'L5 AESCULUS CALIFORNICAAES CAL CALIFORNIA BUCKEYE 24" BOX 15' x 15'L1 1 GALLON 2'X2'LCASSA BLUE FLAX LILYDIANELLA CAERULEA 'CASSA BLUE' RED KANGAROO PAWANIGOZANTHUS 'BIG RED'1 GALLON 4' x 3' ANIGOZANTHOS 'YELLOW GEM'YELLOW RED KANGAROO PAW 1 GALLON 3' x 3' 56 3 2 DYMONDIA MARGARETAE DYMONDIA 4 INCH 2" x 1'L6" O.C. FORM UPRIGHT JUNCUS PATENS CALIFORNIA GRAY RUSH 1 GALLON 2' x 2'M35 M M 8/10/22 AUGUST 10, 2022 AS NOTED HMH PLANTING DETAILS A Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L4.3 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:42 AMSCALE: 1" = 1'-0" VINE NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETEROF ROOT BALLSECTION 2 1 3 4 9 6 6"VINE AGRIFORM PLANT TABLETS,2 PER VINE 6 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS FOOT TAMP BASE 5 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTINGTREE NATIVE GRADE ROOT BALL 2 1 3 4 7 7 WALL OR FENCE8 ATTACH VINE TO WALL OR FENCE TO SUPPORT BRANCHING STRUCTURE 9 5 8 SHRUB SCALE: 1" = 1'-0" NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 5 6 6"NATIVE GRADE 2 3 4 SHRUB5 6 7 AGRIFORM PLANT TABLETS, 3 PER SHRUB 2" DEEP BASIN AROUND ROOT BALL FOOT TAMP BASE BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING SHRUB ROOT BALL 1 7 SCALE: 1" = 1'-0" 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS NATIVE GRADE CINCH TIE TREE 1 9 8 FOOT TAMP BASE2 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTINGTREE 3 AGRIFORM PLANT TABLETS, 3 PER 15 GALLON, 6 PER 24" BOX, AND 8 FOR 36" BOX 4 TREE5 ROOT BALL6 PINE LODGE POLE STAKE, 2" DIAMETER, PLACED ON WINDWARD SIDES OF TREE AND OUTSIDE OF ROOT BALL 7 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 3.TREE INSTALLED IN TURF AREAS SHALL BE INSTALLED WITH 'ARBOR-GUARD' AT BASE OF TRUNK. 2x DIAMETEROF ROOT BALLSECTION 2 1 3 4 5 6 7 8 6"9 BD SCALE: 1" = 1'-0" 2 1 GROUNDCOVER EDGE OF PLANTING AREA PLANT, SPACING VARIES, SEE PLANTING LEGEND 1 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.SPACING SHALL BE TRIANGULATED UNLESS OTHERWISE NOTED. 3.INFILL PLANTS AS REQUIRED TO MAINTAIN SPACING AT IRREGULAR EDGES. 2 EQUAL EQUAL 1/2 PLANTSPACINGPLUS 6"EQ U A L EQUALPLAN VIEW C 8/10/22 AUGUST 10, 2022 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 1/8" = 1'-0" JS GRAPHIC SCALE 1/8 inch = 1 foot( In Feet ) 32168408 TREE PROTECTION PLAN AND DETAIL TREE PROTECTION NOTES SECTION I SITE PREPARATION: ALL EXISTING TREES SHALL BE FENCED OFF WITHIN OR AT THE DRIP LINE (FOLIAR SPREAD) OF THE TREE. THE FENCE SHOULD BE A MINIMUM OF SIX FEET HIGH, MADE OF WIRE WITH STEEL STAKES, SUCH AS CYCLONE FENCING. IF THE FENCE IS WITHIN THE DRIP LINE OF THE TREES, EVERY ATTEMPT SHOULD BE MADE TO RELOCATE THE FENCE AT THE DRIPLINE OF THE TREE. IF NOT POSSIBLE, THE TREE SHALL BE PRUNED TO REDUCE THE CHANCE OF LIMB BREAKAGE FROM CONSTRUCTION EQUIPMENT ENCROACHING WITHIN THE DRIP LINE. ALL CONTRACTORS, SUBCONTRACTORS AND OTHER PERSONNEL SHALL BE WARNED THAT ENCROACHMENT WITHIN THE FENCED AREA IS FORBIDDEN WITHOUT THE CONSENT OF THE CERTIFIED ARBORIST ON THE JOB. THIS INCLUDES, BUT IS NOT LIMITED TO, STORAGE OF LUMBER AND OTHER MATERIALS, DISPOSAL OF PAINTS, SOLVENTS OR OTHER NOXIOUS MATERIALS, PARKED CARS, GRADING EQUIPMENT OR OTHER HEAVY EQUIPMENT. PENALTIES, BASED ON THE COST OF REMEDIAL REPAIRS AND THE EVALUATION GUIDE PUBLISHED BY THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE ASSESSED FOR DAMAGES TO THE TREES. SECTION II GRADING/EXCAVATING: ALL GRADING PLANS THAT SPECIFY GRADING WITHIN THE DRIP LINE OF ANY TREE, OR WITHIN THE DISTANCE FROM THE TRUNK AS OUTLINED IN SECTION I WHEN SAID DISTANCE IS OUTSIDE THE DRIP LINE, SHALL FIRST BE REVIEWED BY THE CERTIFIED ARBORIST. PROVISIONS FOR AERATION, DRAINAGE, PRUNING, TUNNELING BENEATH ROOTS, ROOT PRUNING OR OTHER NECESSARY ACTIONS TO PROTECT THE TREES SHALL BE OUTLINED BY THE ARBORIST. IF TRENCHING IS NECESSARY WITHIN THE AREA AS DESCRIBED ABOVE, SAID TRENCHING SHALL BE UNDERTAKEN BY HAND LABOR. ALL ROOTS 2 INCHES OR LARGER SHALL BE TUNNELED UNDER AND OTHER ROOTS SHALL BE CUT SMOOTHLY TO THE TRUNK SIDE OF THE TRENCH. THE TRUNK SIDE SHOULD BE DRAPED IMMEDIATELY WITH TWO LAYERS OF UNTREATED BURLAP TO A DEPTH OF 3 FEET FROM THE SURFACE. THE BURLAP SHALL BE SOAKED NIGHTLY AND LEFT IN PLACE UNTIL THE TRENCH IS BACK FILLED TO THE ORIGINAL LEVEL. THE ARBORIST SHALL EXAMINE THE TRENCH PRIOR TO BACK FILLING TO ASCERTAIN THE NUMBER AND SIZE OF ROOTS CUT, SO AS TO SUGGEST THE NECESSARY REMEDIAL REPAIRS. SECTION III REMEDIAL REPAIRS: THE ARBORIST ON THE JOB SHALL HAVE THE RESPONSIBILITY OF OBSERVING ALL ONGOING ACTIVITIES THAT MAY AFFECT THE TREES, AND PRESCRIBING NECESSARY REMEDIAL WORK TO INSURE THE HEALTH AND STABILITY OF SAID TREES. THIS INCLUDES, BUT IS NOT LIMITED TO, ALL ARBORIST ACTIVITIES BROUGHT OUT IN SECTIONS I AND II. IN ADDITION, PRUNING, AS OUTLINED IN THE "PRUNING STANDARDS" OF THE WESTERN CHAPTER OF THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE PRESCRIBED AS NECESSARY. FERTILIZING, AERATION, IRRIGATION, PEST CONTROL AND OTHER ACTIVITIES SHALL BE PRESCRIBED ACCORDING TO THE TREE NEEDS, LOCAL SITE REQUIREMENTS, AND STATE AGRICULTURAL PEST CONTROL LAWS. ALL SPECIFICATIONS SHALL BE IN WRITING. FOR PEST CONTROL OPERATIONS, CONSULT THE LOCAL COUNTY AGRICULTURAL COMMISSIONERS OFFICE FOR INDIVIDUALS LICENSED AS PEST CONTROL ADVISORS OR PEST CONTROL OPERATORS. SECTION IV FINAL INSPECTION: UPON COMPLETION OF THE PROJECT, THE ARBORIST SHALL REVIEW ALL WORK UNDERTAKEN THAT MAY IMPACT THE EXISTING TREES. SPECIAL ATTENTION SHALL BE GIVEN TO CUTS AND FILLS, COMPACTING, DRAINAGE, PRUNING AND FUTURE REMEDIAL WORK. THE ARBORIST SHOULD SUBMIT A FINAL REPORT IN WRITING OUTLINING THE ONGOING REMEDIAL CARE FOLLOWING THE FINAL INSPECTION.A TREE TO BE REMOVED TREE TO REMAIN AND PROTECT TREE PROTECTION LEGEND DESCRIPTION SYMBOL PROPOSED TREE, SEE PLANTING PLAN TREE PROTECTION FENCING NOTES: 1.SEE SHEET L4.2 FOR PROPOSED TREE SPECIES. 2.SEE ARBORIST REPORT BY WILLIAM SOWA, CERTIFIED ARBORIST WE-12270A, DATED: SEPTEMBER 20, 2021. EXISTING TREE TABLE # RETAIN / REMOVESPECIESDBHCONDITION TREE MITIGATION TABLE DESCRIPTION QUANTITY TREES >6" DBH ON SITE PROTECTED TREES ON SITE NON-PROTECTED TREES ON SITE TREES TO BE REMOVED PROTECTED TREES TO BE REMOVED 1 0 1 1 0 TREES ANALYZED IN ARBORIST REPORT 2 NON-PROTECTED TREES TO BE REMOVED TREES TO REMAIN ON SITE NEW TREES TO BE PLANTED TOTAL NUMBER OF TREES (EXISTING TO REMAIN AND NEW TREES TO BE PLANTED) 1 0 6 7 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L5.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:42 AM2 1 EXISTING TREE TO BE REMOVED, PITTOSPORUM CRASSIFOLIUM SCALE: 1/2" = 1'-0" 6'-0" HIGH TEMPORARY CHAIN LINK FENCE, INSTALLED ATDRIP LINE TREE PROTECTION 1 INSTALL TRUNK WRAP IF DRIP LINE FENCE IS NOT PRACTICAL, INSTALL FOUR (4) LODGE POLES AROUND EACH TREE, WRAP TRUNK IN STRAW WADDLE, THEN WRAP IN ORANGE SNOW FENCING UP TO BRANCHING STRUCTURE 2 NOTES: 1.TREE PROTECTION MEASURES SHALL BE INSTALLED BEFORE GRADING OR EQUIPMENT IS ALLOWED ON SITE. 2.PRIOR TO CONSTRUCTION, CONSULT WITH THE PROJECT ARBORIST TO DETERMINE FERTILIZING AND WATERING SCHEDULES FOR EXISTING TREES. 3.WHEN CONSTRUCTION IS TO TAKE PLACE WITHIN A TREE'S DRIP LINE, FENCING SHALL BE LOCATED BY THE PROJECT ARBORIST. 4.NO CONSTRUCTION WASTE, EITHER LIQUID, SOLID, OR ANY OTHER SUBSTANCE WHICH COULD ENTER INTO THE ROOT SYSTEM (OIL, GASOLINE, CHEMICALS, OR OTHER HARMFUL MATERIALS) SHALL BE DEPOSITED, DISPOSED OF, OR STORED WITHIN OR NEAR A TREE'S DRIP LINE. 5.WIRE, SIGNS, ROPES, PULLEYS, ETC., SHALL NOT BE ATTACHED TO ANY TREE. 6.IF TRENCHING WITHIN A TREE'S DRIP LINE IS NECESSARY, CONSULT WITH PROJECT ARBORIST. 7.IF TREE PRUNING IS NECESSARY, IT SHALL BE CARRIED OUT BY THE PROJECT ARBORIST. 8.ONLY TREES WITHIN THE LIMITS OF OR ADJACENT TO GRADING AND CONSTRUCTION AREAS SHALL RECEIVE TREE PROTECTION. 9.INSTALL ONE SIGN TO DRIP LINE FENCING PER AREA. SECTION 1DRIP LINETREE PROTECTION ZONE DO NOT REMOVE EXCEPT FOR UNDER THEDIRECTION OF THE PROJECT ARBORIST SIGN SCALE: 1" = 1'-0" 2'-0"8"1-1/2"1"DRIP LINE2 EXISTING TREE TO REMAIN AND PROTECT, MAGNOLIA GRANDIFLORA EXISTING TREE TO REMAIN AND PROTECT 8/10/22 AUGUST 10, 2022 LOT 4BLOCK 65(8 M 28)EXISTING TWOSTORY RESIDENCEFF 105.2(1,797 SQ. FT. ±)HILLSIDE DRIVEF:\3085-000\BURLINGAME\2704 HILLSIDE DRIVE\ACAD\EXHIBITS\XB-LOT SURVEY_2704 HILLSIDE DR.DWG9/20/2021 2:30 PM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#19SURVEYOR'S STATEMENT:JOB NO.: 3085-0002704 HILLSIDE DRIVETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: SEPTEMBER 20, 2021CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMSACRAMENTO(925) 866-0322(916) 375-18773020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITE 2704 Hillside Drive Planning Commission | 9.26.2022 Hillside DriveAlv a r a d o A v e n u e Beni t o A v e n u e THOMAS JAMES HOMES 2704 Hillside Drive | Site Context THOMAS JAMES HOMES 2704 Hillside Hillside Drive 2704 Hillside Drive | Site Context Benito AvenueAlvarado Avenue XXXXXXXXXXXXXO HW O H W O HW O HW O H W O HWOHWOHWOHWOHWOHWOHWOHWOHWXXX X XXXXXXXXXXXXXXXXXXXXXXNEW2-STORYRESIDENCE1-CARDETACHEDGARAGEPRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM169142X8'-1" CLG.LAU.8'-1" CLG.DN17 R BEDROOM 2114118X8'-1" CLG.BEDROOM 3121137X8'-1" CLG.WALK-INCLOSET25 L.F.OPENTOBELOWTemp. GlassTemp. GlassTemp. Glass THOMAS JAMES HOMES 2704 Hillside Drive | Site Existing VS Proposed THOMAS JAMES HOMES 2704 Hillside Drive | Trees Existing VS Proposed 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 1/8" = 1'-0" JS PLANTING PLAN Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L4.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:41 AM8/10/22 AUGUST 10, 2022PRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM169142X8'-1" CLG.LAU.8'-1" CLG.DN17 R BEDROOM 2114118X8'-1" CLG.BEDROOM 3121137X8'-1" CLG.WALK-INCLOSET25 L.F.OPENTOBELOWTemp. GlassTemp. GlassTemp. Glass 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 1/8" = 1'-0" JS PLANTING PLAN Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L4.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:41 AM8/10/22 AUGUST 10, 2022PRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM169142X8'-1" CLG.LAU.8'-1" CLG.DN17 R BEDROOM 2114118X8'-1" CLG.BEDROOM 3121137X8'-1" CLG.WALK-INCLOSET25 L.F.OPENTOBELOWTemp. GlassTemp. GlassTemp. Glass 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 1/8" = 1'-0" JS PLANTING PLAN Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L4.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:41 AM8/10/22 AUGUST 10, 2022PRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM169142X8'-1" CLG.LAU.8'-1" CLG.DN17 R BEDROOM 2114118X8'-1" CLG.BEDROOM 3121137X8'-1" CLG.WALK-INCLOSET25 L.F.OPENTOBELOWTemp. GlassTemp. GlassTemp. Glass 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE 1/8" = 1'-0" JS PLANTING PLAN Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO2704 HILLSIDE DRIVETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598539 2704 HILLSIDE DR\PRODUCTION\598539LCD.DWG598539LCD.DWG L4.1 5985.39 JS BG AUGUST 9, 2022 PLOTTED: 8/9/2022 8:41 AM8/10/22 AUGUST 10, 2022PRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM169142X8'-1" CLG.LAU.8'-1" CLG.DN17 R BEDROOM 2114118X8'-1" CLG.BEDROOM 3121137X8'-1" CLG.WALK-INCLOSET25 L.F.OPENTOBELOWTemp. GlassTemp. GlassTemp. Glass 2704 HILLSIDE DRIVE BURLINGAME, CA HILLSIDE DRIVE THOMAS JAMES HOMES 2704 Hillside (Existing Site) 2715 Hillside 2708 Hillside 2700 Hillside 2704 Hillside (Proposed Site) 2715 Hillside 2708 Hillside 2700 Hillside 2704 Hillside Drive | Streetscape THOMAS JAMES HOMES 2704 Hillside Drive | Neighborhood THOMAS JAMES HOMES 2704 Hillside Drive | Proposed Two-Story Home REAR ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 6.1 SF 6.1 SF 6.1 SF 6.1 SF ROOF PLAN T PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION5:125:125:12 5:123:125:126:128:12 8:12 5:125:12 FRONT TRADITIONAL 1'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 25'-4"30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0"7'-6"ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30'5'-9 1/2"107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF Temp.Temp.Temp. MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3 18 45671092 THOMAS JAMES HOMES 2704 Hillside Drive | Proposed Two-Story Home WINDOW FRAMES: WHITE GARAGE DOOR CLOPAY BRIDGEPORT EXTENDED RECESSED PANEL WINDOW: REC14 FENCE STAIN SEMI SOLID DARK GRAY FRONT DOOR MASONITE -VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR 3/4 LITE 3 SDL 1 PANEL SIDELITE 2704 HILLSIDE DRIVEBURLINGAME, CALIFORNIA 9401007.07.2 PLAN B28 V2 P200 TRADITIONAL KRISTIN LASK BASSENIAN LAGON Thisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS HOUSE NUMBERS GAF ROOF SHINGLES CHARCOAL PURE WHITE SW 7OO5 o TRIM o GABLE SHINGLES o FASCIA, EAVES, AND TAILS o COLUMNS, HEADERS & BEAMS TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR o SHUTTERS o DRIVEWAY GATE WINDOW FRAMES: WHITE GARAGE DOOR CLOPAY BRIDGEPORT EXTENDED RECESSED PANEL WINDOW: REC14 EXTERIOR ELEVATIONS (NOT TO SCALE) FENCE STAIN SEMI SOLID DARK GRAY TIN LIZZIE SW 9163 o SIDING ELDORADO STONE TUNDRA BRICK -CHALK DUST FRONT DOOR MASONITE -VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR 3/4 LITE 3 SDL 1 PANEL SIDELITE EXTERIOR LIGHT FIXTURE 8”W x 9.5”D x 17”H WINDOW FRAMES MARVIN ALL ULTREX WINDOWS FIBERGLASS - 2w2h BLACK FRAMESTHOMAS JAMES HOMES 2704 Hillside Drive | Proposed Two-Story Home THOMAS JAMES HOMES 2704 Hillside Drive | Proposed Details 6 513 1014 6 15 5 7 13 1014 11 6 7 8 2 3 4 7 8 REVISIONS JOB NUMBER:918-21248 COPYRIGHT BASSENIAN LAGONI ARCHITECTS C 2019 Date: 2nd PLAN CHECK 06/21/22 255 Shoreline Suite 428 Redwood City, CA 94065 Phone: (916) 869-6639 624 Myrtle St. Redwood City, CA 94061 BLA PLAN # DETAILS NOTE: REFER TO GENERAL NOTES SHEETS FOR FURTHER INFORMATION PLAN B28V3-TR D.4 11 26 1 10 7 59 REVISIONS Date: 2nd PLAN CHECK 06/21/22 255 Shoreline Suite 428 13 1014 9 15 13 1014 11 9 : 6-23-22 REAR ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 6.1 SF 6.1 SF 6.1 SF 6.1 SF ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION5:125:125:12 5:123:125:126:128:12 8:12 8:12 8:12 5:125:12 3:123:12FRONT TRADITIONAL 1'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 25'-4"30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0"7'-6"ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30'5'-9 1/2"107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF Temp.Temp.Temp. MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3 18 45671092 REAR ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 6.1 SF 6.1 SF 6.1 SF 6.1 SF ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION5:125:125:12 5:123:125:126:128:12 8:12 8:12 8:12 5:125:12 3:123:12FRONT TRADITIONAL 1'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 25'-4"30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0"7'-6"ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30'5'-9 1/2"107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF Temp.Temp.Temp. 0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects 2 7 0 4 H I L L S I D E D R I V E A3.0 F r o n t a n d R e a r E l e v a t i o n s + R o o f P l a n E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3 18 45671092 ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' 6.1 SF 6.1 SF 6.1 SF 6.1 SF ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION5:125:125:12 5:123:125:126:128:12 8:12 8:12 8:12 5:125:12 3:123:12TRADITIONAL 1'-3 9'-0"8'-0"Hdr. Ht.± 2 30'-0" MAX. ABO FFE = 99.3'12'-0"AVG. TOP OF CURB = 97.99' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 107.3' 108.3' 109.6' 9.0 SF 9.0 SF S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 2704 Hillside Drive | Proposed Two-Story Home REAR ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 6.1 SF 6.1 SF 6.1 SF 6.1 SF ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION5:125:125:12 5:123:125:126:128:12 8:12 8:12 8:12 5:125:12 3:123:12FRONT TRADITIONAL 1'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 25'-4"30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0"7'-6"ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30'5'-9 1/2"107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF Temp.Temp.Temp. MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3 18 45671092 REAR ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 6.1 SF 6.1 SF 6.1 SF 6.1 SF ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION5:125:125:12 5:123:125:126:128:12 8:12 8:12 8:12 5:125:12 3:123:12FRONT TRADITIONAL 1'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 25'-4"30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0"7'-6"ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30'5'-9 1/2"107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF Temp.Temp.Temp. 0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects 2 7 0 4 H I L L S I D E D R I V E A3.0 F r o n t a n d R e a r E l e v a t i o n s + R o o f P l a n E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3 18 45671092 ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' 6.1 SF 6.1 SF 6.1 SF 6.1 SF ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION5:125:125:12 5:123:125:126:128:12 8:12 8:12 8:12 5:125:12 3:123:12TRADITIONAL 1'-3 9'-0"8'-0"Hdr. Ht.± 2 30'-0" MAX. ABO FFE = 99.3'12'-0"AVG. TOP OF CURB = 97.99' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 107.3' 108.3' 109.6' 9.0 SF 9.0 SF S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 2704 Hillside Drive | Proposed Two-Story Home RIGHT 18'-3"± 29'-8"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-7"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 120.8' 115.9' 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF LEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 115.9' 120.8' RIGHT 18'-3"± 29'-8"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-7"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 120.8' 115.9' 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF 6.0 SF LEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’ FFE = 97.7' 106.7' 107.9' 115.9' 120.8' 0 7 . 0 8 . 2 2| Lagoni Architects Suite 100 USA 92660 7 4 0 P A L O M A A V E N U E B u r l i n g a m e , C a l i f o r n i a A3.1 L e f t & R i g h t E l e v a t i o n s E L E V A T I O N STHOMAS JAMES HOMES 2704 Hillside Drive | Proposed Two-Story Home RIGHT ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.9'-0"AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF 6.1 SF 6.1 SF 7.9 SF 7.9 SF LEFT 9'-0"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-3"± 25'-4"AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' 0 8 . 1 0 . 2 2ht 2022 Bassenian | Lagoni Architects 2 7 0 4 H I L L S I D E D R I V E A3.1 L e f t a n d R i g h t E l e v a t i o n s E L E V A T I O N S RIGHT ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.9'-0"AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF 6.1 SF 6.1 SF 7.9 SF 7.9 SF LEFT 9'-0"9'-0"8'-0"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-3"± 25'-4"AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' 0 8 . 1 0 . 2 2| Lagoni Architects Suite 100 9100 0548 USA 92660 0 24 8 9 1 8 . 2 1 3 1 5 2 7 0 4 H I L L S I D E D R I V E B u r l i n g a m e , C a l i f o r n i a A3.1 L e f t a n d R i g h t E l e v a t i o n s E L E V A T I O N STHOMAS JAMES HOMES 2704 Hillside Drive | Proposed Two-Story Home RIGHT 9'-0"11'-6"9'-0"FRONT 11'-6"RIGHT 9'-0"11'-6"REAR 9'-0"11'-6"3:123:12MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. RIGHT 9'-0"11'-6"9'-0"FRONT 11'-6"RIGHT 9'-0"11'-6"REAR 9'-0"11'-6"3:123:120 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 24 8 9 1 8 . 2 1 3 1 5 2 7 0 4 H I L L S I D E D R I V E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 P 2 0 0 - T R A3.2 D e t a c h e d G a r a g e E l e v a t i o n s E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 2704 Hillside Drive | Detached Garage REAR ± 27'-4"1'-3"20'-5"10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-7 1/4"FFE = 99.3' 107.3' 109.4' 110.6' 118.6' 119.7' 125.3' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 5:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:126:128:12 8:12 8:12 8:12 3:123:12FRONT TRADITIONAL 1'-3"10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.± 27'-4"30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0"7'-6"ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99' 4' = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30'5'-7 1/4"107.3' 109.4' 110.6' 118.6' 119.7' 125.3' MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SIDING (6") 3. CEMENTITIOUS SHINGLES 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTRY DOOR 9. FIBERGLASS WINDOW 10.DECORATIVE COLUMN 11.DECORATIVE SHUTTER NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 3 18 4567109211 REAR ± 25'-4"1'-3"18'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.AVG. TOP OF CURB = 97.99'5'-9 1/2"FFE = 99.3' 107.3' 108.3' 109.6' 117.1'117.6' 123.3' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30' 6.1 SF 6.1 SF 6.1 SF 6.1 SF FRONT TRADITIONAL 1'-3"9'-0"8'-0"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 25'-4"30'-0" MAX. ABOVE AVG. TOP OF CURBFFE = 99.3'12'-0"7'-6"ABOVE 2ND FLR.AVG. TOP OF CURB = 97.99' AVG. NG = 100.74' (100.99'+100.49')/2 = 100.74' AVG. NG = 97.30' (97.47'+97.12')/2 = 97.30'5'-9 1/2"107.3' 108.3' 109.6' 117.1'117.6' 123.3' 9.0 SF 9.0 SF Temp.Temp.Temp. MATERIALS LEGEN 1. COMPOSITION SHIN 2. CEMENTITIOUS SID 3. CEMENTITIOUS SH 4. CEMENTITIOUS TR 5. STONE VENEER 6. BRICK TRIM (8") 7. COACH LIGHT 8. FIBERGLASS ENTR 9. FIBERGLASS WIND 10.DECORATIVE COLU NOTE: ALL WINDOWS SHALL DIVIDED LIGHTS WITH EXTERIOR GRIDS AND BETWEEN THE GLASS 3 18 45671092 Current Elevation • 9ft and 8ft plate heights • Reduced massing at 1st and 2nd floors • Reduced eave heights Previous Elevation • 10ft and 9ft plate heights • Larger massing at 1st and 2nd floors • Taller eave heights THOMAS JAMES HOMES 2704 Hillside Drive | Changes in Design NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION LOT COVERAGE (40% Max)35% REAR PORCH 71 SQ. FT. FRONT PORCH 53 SQ. FT. 1 - CAR DETACHED GARAGE 244 SQ. FT. TOTAL LIVING 2952 SQ. FT. 2ND FLOOR 1262 SQ. FT. 1ST FLOOR 1690 SQ. FT. FLOOR AREA TABLE 1- CAR DETACHED GARAGE 4 BEDROOMS / 3 BATHS + DEN NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3420 MAX)3409 SQ. FT. GARAGE 244 SQ. FT. 2ND FLOOR 1,387 SQ. FT. 1ST FLOOR 1,778 SQ. FT. FAR TABLE REF. FRZ. DWT.C. MICRO. GREAT ROOM 21 6 18 8X 9'-1" CLG. BEDROOM 4 10 10 11 4X 9'-1" CLG. ENTRY 9'-1" CLG. BA. 3 9'-1" CLG. KITCHEN 9'-1" CLG.UP17 RWALK-IN PANTRY 9'-1" CLG. DINING 17 8 11 4X 9'-1" CLG.DEN 12 4 10 0X DROP 9'-1" CLG. W/H PORCH 9'-1" CLG. REAR PORCH 9'-1" CLG. 10'-7"9'-6"21'-1"11'-8 1/2" 101'-0" 6'-0"21'-1" 101'-0"5'-0"8'-9"30'-0"23'-11"38'-3 1/2"11'-8 1/2"5'-4"42'-1 1/2"10'-11"6'-0"3'-0"8'-6" CLG. GARAGE 20 6 11 0X 9'-1" CLG. 0 4 . 2 0 . 2 2 0 24 8 9 1 8 . 2 1 3 1 5 2 7 0 4 H I L L S I D E D R I V E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 - T R A2.0F L O O R P L A N S F i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3264 MAX)3261 SQ GARAGE 244 S 2ND FLOOR 1,318 S 1ST FLOOR 1,699 S FAR TABLE BEDROOM 4 10 10 11 4X 9'-1" CLG.UP17 RKITCHEN 9'-1" CLG. DW T.C. DINING 20 0 16 0X 9'-1" CLG. DROP 9'-1" CLG.WALK-IN PANTRY 9'-1" CLG. W/H REF. FRZ. MICRO. GREAT ROOM 19 0 18 8X 9'-1" CLG. 21'-1"7'-5 1/2" 94'-3" 21'-1" 94'-3" 23'-7"29'-1 1/2"7'-5 1/2"27'-0"39'-7"49'-1 1/2"3'-0"11'-7"GARAGE 20 6 11 0X 9'-1" CLG. REAR PORCH 9'-1" CLG. 7'-0" Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 24 8 9 1 8 . 2 1 3 1 5 2 7 0 4 H I L L S I D E D R I V E B u r l i n g a m e , C a l i f o r n i a B 2 8 V 3 P 2 0 0 - T R F L O O R P L A N S F i r s t F l o o r Current Floor Plans • Flipping the first floor to align the rear porch with the garage side • Replaced doors at dining with windows • Centralized access from Great room to rear porch • House setback further from front property line • More open corner between garage and house Previous Floor Plans • Access to house from garage on opposite sides • Dining has doors that open up to driveway • Main house closer to front property line THOMAS JAMES HOMES 2704 Hillside Drive | Changes in Design 2704 Hillside Drive Thank you for your time! Our team is present to respond to any questions and feedback provided! XXXXXXXXXXXXXOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWXXXXXXX X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW NORTH1/8" = 1'-0"NEW2-STORYRESIDENCEH I L L S I D E D R I V EEXISTING RESIDENCEEXISTING RESIDENCEEXISTINGRESIDENCEEXISTINGGARAGE1-CARDETACHEDGARAGE0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA1.0P R O P O S E D S I T E P L A N 0 8 . 1 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 21'-9" *20'-0" or 26'-0"4'-0"4'-0"15'-0"20'-0"21'-9"36'-4" 7'- 5"12'- 7"32'- 6.5"32'- 6.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 1,989 SFLANDSCAPE IMPERVIOUS: 1,523 SFTOTAL: 3,512 SF40% OF LOT AREA: 6,000 SF X 40% = 2,400 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS2714 HILLSIDE21.8'21.7'15.3'N/AAVG. CALC.ALLOWABLE SETBACK(21.8+21.7')/2 = 21.75'21.8' OR 21'-9"2708 HILLSIDE2704 HILLSIDE2700 HILLSIDE21.5'N/A NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% Max)33%REAR PORCH52 SQ. FT.FRONT PORCH47 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2825 SQ. FT.2ND FLOOR1197 SQ. FT.1ST FLOOR1631 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3209 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,318 SQ. FT.1ST FLOOR1,647 SQ. FT.FAR TABLEBEDROOM 41010114X9'-1" CLG.ENTRY9'-1" CLG.BA. 39'-1" CLG.UP 17 R DEN124100XKITCHEN9'-1" CLG.DWT.C.DINING200160X9'-1" CLG.DROP9'-1" CLG.WALK-INPANTRY9'-1" CLG.W/HREF.FRZ.MICRO.GREATROOM190188X9'-1" CLG.PORCH9'-1" CLG.10'-7"21'-1"7'-5 1/2"94'-3"6'-0"21'-1"94'-3"6'-0"7'-9" 30'-0"23'-7"29'-1 1/2"7'-5 1/2"27'-0"39'-7" 5'-4"49'-1 1/2"10'-11"6'-0"3'-0"9'-1" CLG.11'-7"GARAGE206110X9'-1" CLG.REAR PORCH9'-1" CLG.7'-0"0 8 . 3 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA2.0F L O O R P L A N SF i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% Max)33%REAR PORCH52 SQ. FT.FRONT PORCH47 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2825 SQ. FT.2ND FLOOR1197 SQ. FT.1ST FLOOR1631 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3209 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,318 SQ. FT.1ST FLOOR1,647 SQ. FT.FAR TABLEPRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM169142X8'-1" CLG.LAU.8'-1" CLG.DN 17 R BEDROOM 2114118X8'-1" CLG.BEDROOM 3121137X8'-1" CLG.WALK-INCLOSET25 L.F.OPENTOBELOW9'-2 1/2"17'-8"51'-1 1/2"51'-1 1/2"13'-0"36'-1 1/2"27'-0" 13'-9"22'-3"13'-3" 3'-0" 30'-0" 30'-0"2'-0"3'-0"2'-0"Temp. GlassTemp. GlassTemp. Glass 0 8 . 3 0 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 52 7 0 4 H I L L S I D E D R I V EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - T RA2.1F L O O R P L A N SS e c o n d F l o o r Item No. 9c Design Review Study City of Burlingame Design Review and Minor Use Permit Address: 132 Occidental Avenue Meeting Date: September 26, 2022 Request: Application for Design Review for a new, two-story single-unit dwelling and detached and Minor Use Permit for plate height of new detached garage. Applicant: Anna Felver, Thomas James Homes APN: 028-316-230 Architect: Bassenian Lagoni Lot Area: 6,886 SF Property Owner: SF21A, LLC (Thomas James Homes) Zoning: R-1 General Plan: Low Density Residential Background: The subject property is located within the Burlingame Park No. 2 subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Evaluation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated November 29, 2021. The results of the evaluation concluded that 132 Occidental Avenue does not appear to be individually eligible for listing in the National or California Registers under any criteria. Project Description: The subject property is an interior lot that contains an existing one-story single-unit dwelling with a detached garage. The applicant is proposing to demolish all structures on the site and build a new, two-story single-unit dwelling and detached one-car garage. The project proposes a total floor area of 3,547 SF (0.52 FAR) where 3,548 SF (0.52 FAR) is the maximum allowed (includes 84 SF front porch exemption). The new dwelling would contain four bedrooms (proposed loft on second floor qualifies as a bedroom because the opening is less than 50% of the wall length). Two parking spaces, one of which must be covered, are required for a four-bedroom house. The new detached garage measures 11’-0” x 20’-6” (clear interior dimensions) and provides the required covered parking for the four-bedroom house; one uncovered parking space (9’ x 18’) is provided in the driveway. The applicant is also requesting a Minor Use Permit for a 9’-8” plate height on the detached garage where 9’-0” above grade is the maximum allowed. All other Zoning Code requirements have been met. As part of this project, three (3) existing protected-size trees and sixteen (16) existing non-protected size trees are proposed to be removed due to poor health or structural issues. Four (4) new 24-inch box landscape trees are proposed on site. Tables listing the existing trees to be removed and the existing trees to remain can be found on sheet A1.0 of the proposed plans. A full plant schedule for proposed trees and plantings can be found on sheet L3.1 of the proposed plans. A Certified Arborist Report, prepared by HMH on November 11, 2021 is included in the attachments. A Tree Removal Permit application has been submitted to the Parks Division for the removal of the protected-size trees. Accessory Dwelling Unit This project includes an attached ADU (454 SF) that is located at the front, right side of the main dwelling. Review of the ADU application is administrative only and is not reviewed by the Planning Commission. Staff Design Review and Minor Use Permit 132 Occidental Avenue -2- has determined that the ADU complies with the ADU regulations. The applicant is requesting the following applications:  Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020 (C)(1)(a)); and  Minor Use Permit for detached garage plate height (9’-8” plate height proposed where 9’-0” is the maximum allowed) (C.S. 25.31.020(C)(8)(a)). 132 Occidental Avenue Lot Area: 6,886 SF Plans date stamped: September 14, 2022 PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): 16’-0” (to porch) 28’-1” 15’-8” (block average) 20’-0” Side Setbacks (left): (right): 4’-0” 11’-8” 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 34’-9” 34’-9” 15'-0" 20'-0" Lot Coverage: 2,236 SF 32.5% 2,754 SF 40% FAR: 3,547 SF 0.52 FAR 3,548 SF 1 0.52 FAR # of bedrooms: 4 --- Off Street Parking: 1 covered (11’ x 20’-6” clear interior dimensions) 1 uncovered (9' x 18') 1 covered (10' x 18') 1 uncovered (9' x 18') Building Height: 26’-9” 30'-0" Declining Height Envelope: complies C.S. 25.26.075 1 (0.32 x 6,886 SF) + 1,100 SF + 244 SF = 3,548 SF (0.52 FAR) Summary of Proposed Exterior Materials:  Windows: fiberglass with simulated true divided lights  Doors: fiberglass  Siding: cementitious siding (5”), cementitious shingles, cementitious trim/corner board (5.5”), brick veneer  Roof: composition shingle Staff Comments: None. Design Review and Minor Use Permit 132 Occidental Avenue -3- Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Findings for a Minor Use Permit: In order to grant a Minor Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.66.060, A-E): A. The proposed use is consistent with the General Plan and any applicable specific plan. B. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. D. The site is physically suitable in terms of: 1. Its design, location, shape, size, and operating characteristics of the proposed use to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood; 2. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). E. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. Design Review and Minor Use Permit 132 Occidental Avenue -4- ‘Amelia Kolokihakaufisi Associate Planner c. Anna Felver, Thomas James Homes, applicant Bassenian Lagoni, architect SF21A, LLC (Thomas James Homes), property owner Attachments: Application to the Planning Commission Applicant’s Letter of Explanation, dated May 31, 2022 Minor Use Permit Application Arborist Report, prepared by HMH and dated November 11, 2021 Notice of Public Hearing – Mailed September 16, 2022 Area Map Separate Attachments: Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated November 29, 2021 City of Burlingame  Community Development Department  501 Primrose Road  (650) 558-7250  planningdept@burlingame.org Authorization to Reproduce Project Plans: I hereby grant the City of Burlingame the authority to post plans submitted with this application on the City’s website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. _________ (Initials of Architect/Designer) Project Application - Planning Division Type of Application: Accessory Dwelling Unit Conditional Use/Minor Use Permit Design Review Hillside Area Construction Permit Minor Modification Special Permit Variance Other Project Address: Assessor’s Parcel #: Zoning: Project Description: Applicant Property Owner Name: Name: Address: Address: Phone: Phone: E-mail: E-mail: Architect/Designer Name: Address: Phone: E-mail: Burlingame Business License #: * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant’s signature: Date: Property Owner: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Division. Property owner’s signature: Date: Date Application Received (staff only): Thomas James Homes 255 Shoreline Drive Suite 428 Redwood City, CA 94065 132 Occidental Avenue Letter of Explanation Job No. 918-21426 May 31st, 2022 This home is designed in a Traditional style architecture, with design features including moderately pitched roofs, simple massing, horizontal siding, and accents of brick elements. The classic color palette and horizontal siding balance well with the mild tones and materials of the neighboring homes, giving character to the street scene without being overbearing. Much focus was placed on the footprint of the home to align with the overall neighborhood aesthetic. With the detached garage located on the rear of the site, we are able to reduce the overall scale of the front of the home to better balance with the existing adjacent homes. To further protect the privacy of the homebuyer and neighbors, much effort has been placed to locate windows and doors inward to the site and reducing the size of those windows facing the adjacent homes. City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Minor Use Permit Application The Director or Planning Commission (if appealed) is required by law to make findings as defined by the City’s Ordinance (Code Section 25.66.060). Your answers to the following questions can assist the Director or Planning Commission in making the decision as to whether the findings can be made for your request. Refer to the end of this form for assistance with these questions. A. How will the proposed use be consistent with the General Plan, Zoning Ordinance, and any applicable Specific Plan? B. How will the design, location, size, and operating characteristics of the proposed activity be compatible with the existing and future land uses in the vicinity? Page 1 of 2 132 Occidental Ave in Burlingame, CA is located in Residential Zoning District: R-1 Zone. The proposed use of the new detached garage will be consistent with the Zoning Ordinance as it relates to the R-1 requirements. The overall height of the proposed detached garage and plate height maximum (measured from finished floor) complies with Table 25.10-2 within code section 25.10.030 - Development Standards. The proposed detached garage will have a height of 9'-8" (nine feet, eight inches) from finished grade to top of plate because of the constructibility of a finished concrete slab accompanied with the grade differences present on the lot. The existing neighborhood surrounding 132 Occidental Ave is a mixture of single and two story Traditional styled homes accompanied with an adjacent drive aisle leading to a single-car detached garage located within the rear of the lot. The proposed residence at 132 Occidental Ave will match the existing (and future) program of the surrounding neighborhood with its elevation style and proposed detached single-car garage. C. Explain how the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. D. Explain how the site is physically suitable in terms of: 1. Its design, location, shape, and size to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood; 2. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; 3. Public protection services (e.g., fire protection, police protection, etc.); and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). Page 2 of 2 The allowance of the minor exceedance in plate height from finished grade is requested to preserve the neighborhood by avoiding significant grading that would be required. Additionally, this will avoid potential conforming issues with the existing grade along the neighboring property lines. The proposed plate height is designed to keep the massing centralized with a ridgeline that runs front to back for a slender profile of elevation. The 8" exceedance thus will not affect the neighboring homes. The roughly ~6800 sq. ft. rectilinear site perpendicular to Occidental Ave is physically suitable to accommodate the proposed two-story single-family residence with a detached garage based on the underlying development standards present in the R-1 Zoning Code. Other features including landscape, fencing, parking, and yard space all have been implemented into the proposed project to continue to serve the same land use present in the residential zone. Additionally, public improvements will include the removal and replacement of the existing sidewalk and existing curb gutter. Utility improvements will include the removal and replacement of the existing water meter, removal and replacement of a new sewer lateral, and installation of a new sanitary sewer clean out. CERTIFIED ARBORIST REPORT November 11, 2021 5985.47 PROJECT 132 Occidental Ave. Burlingame, CA PREPARED FOR Thomas James Homes PREPARED BY HMH 1570 Oakland Road San Jose, CA 95131 William Sowa ISA Certified Arborist #WE-12270A TABLE OF CONTENTS Page Table of Contents 1 Introduction and Overview 2 Methodology 2 Summary of Findings 2 Table 1 - Tree Quantity Summary 4 Table 2 - Tree Evaluation Summary 5 General Observations and Recommendations 7 Recommendations for Tree Protection During Construction 14 Maintenance Recommendations for Trees to Remain 15 Terms and Conditions 17 Exhibit A – Existing Tree Map 18 Tree Protection Detail 19 Tree Photographs 20 HMH 1 of 25 05/09/2022 INTRODUCTION AND OVERVIEW HMH was contracted to complete a survey, assessment and arborist report for trees located within the limit of work illustrated on Exhibit A. The project site encompasses one residential lot totaling approximately .16 acres. The site is surrounded by single-family homes with Occidental Avenue along the west of the site. Our scope of services includes locating, measuring DBH, assessing, and photographing the condition of all trees within the limit of work. Disposition and health recommendations are based on current site conditions. Site development/design may affect the preservation suitability. In addition, trees located outside the limit of work may be included if they may potentially be impacted by development of the site. These trees will not be measured, nor health assessed due to limited access. Tree locations are approximate, and their exact location should be determined by a licensed land surveyor. It should not be assumed that all trees inventoried are owned by the property owner. Check city and/or county codes for regulations regarding trees in the public right of way, setbacks, and/or easements. METHODOLOGY Our tree survey work is a deliberate and systematic methodology for cataloging trees on site: 1. Identify each tree species. 2. Note each tree’s location on a site map. 3. Measure each trunk circumference at 48” above grade per ISA standards for trees six inches or greater. 4. Evaluate the health and structure of each tree using the following numerical standard: 5 - A healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species. 4 - A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. 3 - A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care. 2 - A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. 1 - A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated. 0 - Tree is dead. SUMMARY OF FINDINGS HMH conducted a tree inventory of 22 trees located within the limit of work outlined in Exhibit A. Six (6) of the trees inventoried are classified as protected trees under the City of Burlingame Urban Reforestation and Tree Protection Ordinance. A protected tree is: Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; or A stand of trees in which the director has determined each tree is dependent upon the others for survival. Table 1 - Tree Quantity Summary summarizes tree quantities by both species and size. Each species that was inventoried as part of this scope is included. This is a useful tool for analyzing the mixture of trees as part of the project. The size table is useful when calculating mitigation requirements in the case of tree removal as well as aiding in determining tree maturity. HMH 2 of 25 05/09/2022 Table 2 - Tree Evaluation Summary lists each tree number, botanical name, common name, DBH, circumference, ordinance trees, health rating, preservation suitability, general notes and observations and recommendations. HMH 3 of 25 05/09/2022 Species Quantity % of Site Citrus limon 1 5% Citrus spp. 3 14% Ficus carica 4 18% Laurus nobilis 1 5% Ligustrum lucidum 3 14% Pittosporum undulatum 3 14% Platanus x hispanica 1 5% Pyrus spp. 2 9% Quercus agrifolia 3 14% unknown 1 5% Total Trees 22 100% TABLE 1 - TREE QUANTITY SUMMARY Tree Quantity by Species HMH 4 of 25 05/09/2022 Suitability for Preservation is based on the followingHealth Rating543210Abbreviations and DefinitionsCD Codominant branchesCDB Dieback in CrownCRCrowdedD DeclineDBHDiameter at Breast HeightEG Epicormic GrowthEH Exposed HeartwoodH HazardousHD HeadedIB Included BarkLC Low crotchLN Leaning TreeML Multiple LeadersPT PhototropismS SuckersSD Structural DefectsSESevereSLSlightSR Surface RootsST StressWU Weak UnionProtected TreeAny tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; orA tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; orA stand of trees in which the director has determined each tree is dependent upon the others for survival.Weak union or fork in tree branching structure.A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated.Shoot arising from the roots.A tree that in it's current condition, presents a hazard.Forked branches nearly the same size in diameter, arising from a common junction an lacking a normal branch union.Tree shows obvious signs of decline, which may be indicative of the presence of multiple biotic and abiotic disorders. Tree exhibits phototropic growth habits. Reduced trunk taper, misshapen trunk and canopy growth are examples of this growth habit. Exposure of the tree's heartwood is typically seen as an open wound that leaves a tree more susceptible to pathogens, disease or infection. Roots visible at finished grade. Environmental factor inhibiting regular tree growth. Includes drought, salty soils, nitrogen and other nutrient deficiencies in the soil. Poor pruning practice of cutting back branches. Often practiced under utility lines to limit tree height.Tree leaning, see notes for severity.More than one upright primary stemIndicates the severity of the following term.Indicates the mildness of the following term.TABLE 2 - TREE EVALUATION SUMMARYPrepared By: William Sowa ISA Certified Arborist WE-12270AA healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species.A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated.A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care.Good - Trees with good health and structural stability that have the potential for longevity at the site.Moderate - Trees in somewhat declining health and/or exhibits structural defects that cannot be abated with treatment. Trees will require more intense management and will have a shorter lifespan than those in the 'Good' category.Poor - Trees in poor health or with significant structural defects that cannot be mitigated. Tree is expected to decline, regardless of treatment.Date of Evaluation: 8/17/2021DBH MEASUREMENT HEIGHT: 48"A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected.Tree is dead.Multiple central leaders originating below the DBH measurement site.Tree is bounded closely by one or more of the following: structure, tree, Etc. Naturally or secondary conditions including cavities, poor branch attachments, cracks, or decayed wood in any part of the tree that may contribute to structural failure.Structural defect where bark is included between the branch attachment so the wood can't join. Such defect can have a higher probability of failure.Condition where branches in the tree crown die from the tips toward the center.Watersprouting on trunk and main leaders. Typically indicative of tree stress.Measurement of tree diameter in inches. Measurement height varies by City and is noted above.HMH5 of 2505/09/2022 TREE # BOTANICAL NAME COMMON NAME DBH (INCHES) CIRCUMFERENCE (INCHES) PROTECTED TREE HEALTH PRESERVATION SUITABILITY REMOVE OR RETAIN NOTES 1 Platanus x hispanica London Plane 18.3 57 YES 4 Good Retain Street Tree 2 Quercus agrifolia Coast Live Oak 17.7 56 YES 3 Moderate Retain LN 3 Quercus agrifolia Coast Live Oak 11.0 35 NO 3 Moderate Retain On property line 4 Quercus agrifolia Coast Live Oak 15, 16.3 98 YES 2 Poor Remove - Development/ Health LN, CD, IB 5 Citrus limon Lemon 3.8, 3.9, 2.3 31 NO 2 Moderate Remove - Development SD, CR by house, Chlorosis 6 Ficus carica Fig 3.8, 3.5, 9 51 YES 2 Moderate Remove - Development SD, CR by chicken coop & shed 7 Citrus spp.Citrus 4, 3, 2 28 NO 1 Poor Remove - Development/ Health Not tagged, D 8 Ficus carica Fig 2.5, 3, 3.5 28 NO 3 Moderate Remove - Development in shade 9 Ficus carica Fig 3.5, 2.9 20 NO 3 Moderate Remove - Development in shade 10 Citrus spp.Citrus 1.1 3 NO 3 Moderate Remove - Development in shade 11 Ficus carica Fig 14, 5 60 YES 3 Moderate Remove - Development SD, CDB 12 Ligustrum lucidum Glossy Privet 2, 2, 2, 2, 2, 2, 1.5 42 NO 3 Poor Remove - Development/ Health 13 Ligustrum lucidum Glossy Privet 4.2, 1 16 NO 3 Poor Remove - Development/ Health LN 14 Laurus nobilis Bay Laurel 3.5, 3.5, 3.5, 3.5, 3.5, 3.5, 4, 4, 4, 6, 6 141 YES 3 Moderate Retain 15 Pittosporum undulatum Victorian Box 3, 3, 2.8 28 NO 2 Poor Remove - Development/ Health CDB, EH 16 Pittosporum undulatum Victorian Box 5.3, 4.5 31 NO 2 Poor Remove - Development/ Health IB, SD 17 Pittosporum undulatum Victorian Box 4, 6 31 NO 3 Poor Remove - Development/ Health Ivy infestation 18 Pyrus spp.Pear 5, 4 28 NO 2 Poor Remove - Development/ Health SD, D 19 Citrus spp.Citrus 2.4 8 NO 3 Moderate Remove - Development in shade 20 Pyrus spp.Pear 6.0 19 NO 3 Moderate Remove - Development CR by fence & Ligustrum, LN 21 Ligustrum lucidum Glossy Privet 7.5 24 NO 2 Poor Remove - Development/ Health Ivy infestation, CR by fence 22 unknown unknown 3.3, 3 20 NO 0 Poor Remove - Development/ Health Ivy infestation, CR by oak, Dead HMH 6 of 25 05/09/2022 GENERAL OBSERVATIONS AND RECOMMENDATIONS Species: Citrus limon (Lemon) Tree number 5 Quantity: 1 Observations / Recommendations: This citrus tree is in moderate shape and moderate health. It appears to have been pruned poorly in the past and has structural defects. It is crowded next to the house and may need to be removed for proposed site improvements. Species: Citrus spp. (Citrus) Tree numbers 7, 10, 19 Quantity: 3 Observations / Recommendations: Tree 7 is inside a chicken coop and is in decline. It is recommended for removal. Trees 10 and 19 are both located in shade. Tree 10 is very small and has not developed good branching structure because of the shade. Tree 10 is a candidate for removal. Tree 19 is in moderate shape and condition. It would benefit from the surrounding vegetation being pruned and allowing for more sunlight. A routine feeding regiment with an all-purpose citrus fertilizer and supplemental irrigation is recommended as well. This tree is recommended for preservation, unless it is necessary to remove it for proposed site improvements. Tree 7 Tree 10 Tree 19 HMH 7 of 25 05/09/2022 Species: Ficus carica. (Fig) Tree numbers 6, 8, 9 11 Quantity: 4 Observations / Recommendations: All of the fig trees appear to be old specimens. Tree 6 is crowded between the chicken coop and shed and may need to be removed due to proposed site improvements. Trees 8 and 9 are growing at the rear of the property in the shade of the neighbor’s trees. They are both in moderate condition but do not provide much aesthetic interest and probably not much fruit, as sunlight is important for fruit development. They are candidates for removal. Tree 11 is a large specimen, but has structural defects and crown die back. Tree 6 Tree 8 Tree 9 Tree 11 HMH 8 of 25 05/09/2022 Species: Laurus nobilis (Bay Laurel) Tree Number 14 Quantity:1 Observations / Recommendations: The Bay Laurel is a very large multi trunk tree growing close to the fence. It is in moderate shape and health. Bay Laurels are native to Mediterranean climates and have low water requirements. It could be retained as a privacy buffer unless future site development requires removal. Species: Ligustrum lucidum (Glossy Privet) Tree Numbers 12, 13, 21 Quantity:3 Observations / Recommendations: All of the Glossy Privets appear to have been planted as a hedge and have grown lanky and tall. This tree is considered invasive and reseeds and produces suckers freely and can crowd out other plants quickly. These trees are candidates for removal. Tree 12 Tree 13 Tree 21 (on the left) HMH 9 of 25 05/09/2022 Species: Pittosporum undulatum (Victorian Box) Tree Numbers 15, 16, 17 Quantity:3 Observations / Recommendations: Victorian Box is on the watch list of having the potential to be an invasive species in California. Similarly to the Glossy Privets, these appear to have been planted as a hedge and have grown very tall. None of these trees are in good condition. They are all candidates for removal. Species: Platanus x hispanica (London Plane) Tree Number 1 Quantity:1 Observations / Recommendations: The London Plane is a street tree and is in good condition and shape. London Plane is a commonly planted street tree in the region and does well with regular irrigation. This tree is recommended for preservation. HMH 10 of 25 05/09/2022 Species: Pyrus spp. (Pear) Tree Numbers 18, 20 Quantity:2 Observations / Recommendations: Tree 18 is being crowded by the surrounding vegetation and has structural defects. It is in decline and should be removed. Tree 20 is also being crowded by the fence and nearby privet. It is leaning away from the fence because of this crowding. If the surrounding privet is removed this pear tree’s condition could be improved. Tree 18 Tree 20 (on the right) HMH 11 of 25 05/09/2022 Species: Quercus agrifolia (Coast Live Oak) Tree Numbers 2, 3, 4 Quantity:3 Observations / Recommendations: These Coast Live Oaks are crowded between the house and the neighbor’s house. Tree 2 is in moderate shape and condition. It is leaning and should be monitored for any risk of failure because of the close proximity to the houses. Tree 3 in in moderate shape and appears to be growing on the property line and any action should be discussed with the neighbor. Tree 4 has codominant stems and included back. Included bark weakens the attachment of the branches and increases the probability of failure. The codominant trunk fairly low on the tree increases the probability of failure. It is recommended that this tree is removed for safety. Tree 2 Tree 3 Tree 4 Tree 4 (included bark and codominant trunks HMH 12 of 25 05/09/2022 Species: unknown Tree Number 22 Quantity:1 Observations / Recommendations: This tree is dead and obscured from view because of the ivy. It is recommended for removal. HMH 13 of 25 05/09/2022 RECOMMENDATIONS FOR TREE PROTECTION DURING CONSTRUCTION General: It is recommended that a Certified Arborist is hired to oversee any construction and a licensed tree company is hired to perform any work. Site preparation: A Tree Protection Zone (TPZ) must be established to protect the roots, canopy and trunk of the tree. All existing trees shall be fenced off at the drip line (foliar spread) of the tree. Where fencing is not possible, the trunk shall be protected straw waddle and orange snow fencing. The fence should be a minimum of six feet high, made of chain link fence with steel posts or any material superior in quality. Tree protection zone sign shall be affixed to fencing at appropriate intervals as determined by the arborist on site. If the fence is within the drip line of the trees, the foliar fringe shall be raised to offset the chance of limb breakage from construction equipment encroaching within the drip line. A 3” layer of chip mulch shall be placed over the tree protection zone. All contractors, subcontractors and other personnel shall be warned that encroachment within the fenced area is forbidden without the consent of the certified arborist on the job. This includes, but is not limited to, storage of lumber and other materials, disposal of paints, solvents or other noxious materials, parked cars, grading equipment or other heavy equipment. Penalties, based on the cost of remedial repairs and the evaluation guide published by the international society of arboriculture, shall be assessed for damages to the trees. See tree preservation detail on the project landscape plans for additional information, including tree protection zone sign. If the city/county has specific tree protection regulations that are required, those take priority. If no plan set or agency requirement exists, then the detail provided in this report can be used. Temporary irrigation should be provided throughout the construction process as appropriate for the species. Grading/excavating: Grading, trenching and excavation should be avoided, if possible, within the drip line of any tree, or within the distance from the trunk as outlined in the site preparation section above. All grading plans that specify grading within the drip line of any tree, or within the distance from the trunk as outlined in the site preparation section above when said distance is outside the drip line, shall first be reviewed by a certified arborist. Provisions for aeration, drainage, pruning, tunneling beneath roots, root pruning or other necessary actions to protect the trees shall be outlined by an arborist. No mechanical trenching or excavation shall take place within the area as described above. If trenching is necessary, said trenching shall be undertaken by hand labor or an air spade. If possible, locate utility lines outside the drip line of a tree. If it is unavoidable, for deeper excavation related to utility installation, horizontal boring should be utilized as an alternative to trenching. All roots 2 inches or larger shall be tunneled under and other roots shall be cut smoothly to the trunk side of the trench. The trunk side should be draped immediately with two layers of untreated burlap to a depth of 3 feet from the surface. The burlap shall be soaked nightly and left in place until the trench is back filled to the original level. An arborist shall examine the trench prior to back filling to ascertain the number and size of roots cut, so as to suggest the necessary remedial repairs. Adding fill or raising the grade of the soil within the drip line of the tree should not occur as it will reduce the gas exchange to the root system. Remedial repairs: An arborist shall have the responsibility of observing all ongoing activities that may affect the trees and prescribing necessary remedial work to ensure the health and stability of the trees. This includes, but is not limited to, all arborist activities brought out in the previous sections. In addition, pruning, as outlined in the "pruning standards" of the western chapter of the International Society of Arboriculture, shall be prescribed as necessary. Fertilizing, aeration, irrigation, pest control and other activities shall be prescribed according to the tree needs, local site requirements, and state agricultural pest control laws. All specifications shall be in writing. HMH 14 of 25 05/09/2022 For pest control operations, consult the local county agricultural commissioner's office for individuals licensed as pest control advisors or pest control operators. Final inspection: Upon completion of the project, the arborist shall review all work undertaken that may impact the existing trees. Special attention shall be given to cuts and fills, compacting, drainage, pruning and future remedial work. An arborist should submit a final report in writing outlining the ongoing remedial care following the final inspection. MAINTENANCE RECOMMENDATIONS FOR TREES TO REMAIN Regular maintenance, designed to promote plant health and vigor, ensures longevity of existing trees. Regular inspections and the necessary follow-up care of mulching, fertilizing, and pruning, can detect problems and correct them before they become damaging or fatal. Tree Inspection: Regular inspections of mature trees at least once a year can prevent or reduce the severity of future disease, insect, and environmental problems. During tree inspection, four characteristics of tree vigor should be examined: new leaves or buds, leaf size, twig growth, and absence of crown dieback (gradual death of the upper part of the tree). A reduction in the extension of shoots (new growing parts), such as buds or new leaves, is a fairly reliable cue that the tree’s health has recently changed. Growth of the shoots over the past three years may be compared to determine whether there is a reduction in the tree’s typical growth pattern. Further signs of poor tree health are trunk decay, crown dieback, or both. These symptoms often indicate problems that began several years before. Loose bark or deformed growths, such as trunk conks (mushrooms), are common signs of stem decay. Any abnormalities found during these inspections, including insect activity and spotted, deformed, discolored, or dead leaves and twigs, should be noted and observed closely. Mulching: Mulch, or decomposed organic material, placed over the root zone of a tree reduces environmental stress by providing a root environment that is cooler and contains more moisture than the surrounding soil. Mulch can also prevent mechanical damage by keeping machines such as lawn mowers and string trimmers away from the tree’s base. Furthermore, mulch reduces competition from surrounding weeds and turf. To be most effective, mulch should be placed 2 to 4 inches deep and cover the entire root system, which may be as far as 2 or 3 times the diameter of the branch spread of the tree. If the area and activities happening around the tree do not permit the entire area to be mulched, it is recommended that as much of the area under the drip line of the tree is mulched as possible. When placing mulch, care should be taken not to cover the actual trunk of the tree. This mulch-free area, 1 to 2 inches wide at the base, is sufficient to avoid moist bark conditions and prevent trunk decay. An organic mulch layer 2 to 4 inches deep of loosely packed shredded leaves, pine straw, peat moss, or composted wood chips is adequate. Plastic should not be used as it interferes with the exchange of gases between soil and air, which inhibits root growth. Thicker mulch layers, 5 to 6 inches deep or greater, may also inhibit gas exchange. Fertilization: Trees require certain nutrients (essential elements) to function and grow. Urban landscape trees may be growing in soils that do not contain sufficient available nutrients for satisfactory growth and development. In certain situations, it may be necessary to fertilize to improve plant vigor. Fertilizing a tree can improve growth; however, if fertilizer is not applied wisely, it may not benefit the tree at all and may even adversely affect the tree. Mature trees making satisfactory growth may not require fertilization. When considering supplemental fertilizer, it is important to consider nutrients deficiencies and how and when to amend the deficiencies. Soil conditions, especially pH and organic matter content, vary greatly, making the proper selection and use of fertilizer a somewhat complex process. To that end, it is recommended that HMH 15 of 25 05/09/2022 the soil be tested for nutrient content. A soil testing laboratory and can give advice on application rates, timing, and the best blend of fertilizer for each tree and other landscape plants on site. Mature trees have expansive root systems that extend from 2 to 3 times the size of the leaf canopy. A major portion of actively growing roots is located outside the tree’s drip line. Understanding the actual size and extent of a tree’s root system before applying fertilizer is paramount to determine quantity, type and rate at which to best apply fertilizer. Always follow manufacturer recommendations for use and application. Pruning: Pruning is often desirable or necessary to remove dead, diseased, or insect-infested branches and to improve tree structure, enhance vigor, or maintain safety. Because each cut has the potential to change the growth of (or cause damage to) a tree, no branch should be removed without reason. Removing foliage from a tree has two distinct effects on growth: (1) it reduces photosynthesis and, (2) it may reduce overall growth. Pruning should always be performed sparingly. Caution must be taken not to over-prune as a tree may not be able to gather and process enough sunlight to survive. Pruning mature trees may require special equipment, training, and experience. Licensed and insured tree maintenance companies are equipped to provide a variety of services to assist in performing the job safely and reducing risk of personal injury and property damage and should be consulted for this type of work. (See also ANSI A300 Part 1 Pruning Standards- https://www.tcia.org). Planting and Irrigation: Any new planting and irrigation that is to occur under the drip line of an existing tree should be conducted with care to avoid the root system. Generally installation of an irrigation mainline should be avoided under the dripline of the existing tree. Refer to the Grading/Excavating section for installation of any irrigation lines to be installed under the drip line of an existing tree. Any new planting should match the water use of the existing tree (as defined by WUCOLS). The irrigation hydro zone for the new planting should also match the requirements of the existing tree. Removal: There are circumstances when removal is necessary. An arborist can help decide whether or not a tree should be removed. Professionally trained arborists have the skills and equipment to safely and efficiently remove trees. Removal is recommended when a tree: (1) is dead, dying, or considered irreparably hazardous; (2) is causing an obstruction or is crowding and causing harm to other trees and the situation is impossible to correct through pruning; (3) is to be replaced by a more suitable specimen, and; (4) should be removed to allow for construction. Pruning or removing trees, especially large trees, can be dangerous work. It should be performed only by those trained and equipped to work safely in trees. HMH 16 of 25 05/09/2022 TERMS AND CONDITIONS The following terms and conditions apply to all oral and written reports and correspondence pertaining to consultations, inspections and activities of HMH. 1. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. HMH assumes no liability for the failure of trees or parts of trees, either inspected or otherwise. HMH assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 2. No tree described in this report was climbed, unless otherwise stated. HMH does not take responsibility for any defects, which could have only been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots was not performed unless otherwise stated. HMH does not take responsibility for any root defects, which could only have been discovered by such an inspection. 3. HMH shall not be required to provide further documentation, give testimony, be deposed, or attend court by reason of this appraisal or report unless subsequent contractual arrangements are made, including payment of additional fees for such services as described by HMH or in the schedule of fees or contract. 4. HMH guarantees no warrantee, either expressed or implied, as to the suitability of the information contained in the reports for any reason. It is the responsibility of the client to determine applicability to his/her case. 5. Any report and the values, observations and recommendations expressed therein represent the professional opinion of HMH, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding to be reported. 6. Any photographs, diagrams, graphs, sketches or other graphic material included in any report, being intended solely as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys, unless otherwise noted in the report. Any reproductions of graphic material or the work produced by other persons, is intended solely for clarification and ease of reference. Inclusion of said information does not constitute a representation by HMH as to the sufficiency or accuracy of that information. 7. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. HMH 17 of 25 05/09/2022 1 4 8 9 10 12 11 1314 15161718 19 202122 6 75 2 3 OCCIDENTAL AVENUE.Existing Tree Map Exhibit A NNN HMH 18 of 25 05/09/2022 HMH 19 of 25 05/09/2022 2341London PlaneCoast Live OakCoast Live OakCoast Live OakHMH20 of 2505/09/2022 678 5Lemon CitrusFigFigHMH21 of 2505/09/2022 1011129Glossy PrivetCitrusFigFigHMH22 of 2505/09/2022 14151813Victorian Box PearBay LaurelGlossy Privet1617HMH23 of 2505/09/2022 22Citrusunknown20. Pear21. Glossy Privet192021HMH24 of 2505/09/2022 2221Birch Japanese MapleHMH25 of 2505/09/2022 132 Occidental Avenue 300’ noticing APN: 028-316-230 DPR 523A (9/2013) *Required information State of California ⎯ The Resources Agency Primary #______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code __6Z________________________________ Other Listings_____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page 1 of 11 Resource name(s) or number (assigned by recorder) 132 Occidental Avenue P1. Other Identifier: *P2. Location: Not for Publication Unrestricted *a. County San Mateo *b. USGS 7.5’ Quad San Mateo, Calif. Date 2018 *c. Address 132 Occidental Avenue City Burlingame Zip 94010 *e. Other Locational Data: Assessor’s Parcel Number 028-316-230 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) 132 Occidental Avenue (APN 028-316-230) is a one-story, single-family Craftsman style bungalow built circa 1919 by an unknown builder. The property is located on the east side of Occidental Avenue, between Barroilhet and Howard avenues. The approximately 6,100-square-foot, rectangular parcel contains a residence, detached rear garage, small garden storage shed, and chicken coop (Figure 1). The residence is generally rectilinear in plan and is set back from the street, behind a front lawn, in line with the other houses along Occidental Avenue. The detached rear garage is accessed by a driveway on the south side of the parcel. The residence at 132 Occidental Avenue is a wood-frame building clad in stucco. The cross-gabled roof is clad in composition shingles and has multiple gables with open eaves, exposed decoratively cut rafters, and a wood board fascia. The primary (west) façade features a projecting gabled bay with a north-facing primary entrance and an enclosed front porch (P5a. Photo). A stuccoed exterior chimney at the west end of the north façade of the residence. Typical windows are hung wood windows with ogee lugs, set in wood frames with molded sills; typical configurations include one-over-one and eight-over-one hung windows. (See Continuation Sheet, page 2) *P3b. Resource Attributes: HP2: Single-Family Residence, HP4: Ancillary Building (detached garage, garden shed, and chicken coop) *P4. Resources Present: Building Structure Object Site District Element of District Othe P5b. Photo: (view and date) View of the primary (west) façade, October 18, 2021 *P6. Date Constructed/Age and Sources: historic prehistoric both Circa 1919 (San Mateo County Assessor’s Office) *P7. Owner and Address: At Home 132 LLC 132 Occidental Avenue Burlingame, CA 94010 *P8. Recorded by: Page & Turnbull, Inc. 170 Maiden Lane, 5th Fl San Francisco, CA 94010 *P9. Date Recorded: November 29, 2021 *P10. Survey Type: Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none") None *Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (list) P5a. Photo State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 2 of 11 Resource Name or # (Assigned by recorder) 132 Occiddental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L *P3a. Description: (continued) Figure 1. Approximate boundary of the subject parcel shown with a dashed yellow line. Source: Google Maps, 2021. Edited by Page & Turnbull. The primary entrance has an eight-lite fully glazed wood double door and the entryway is illuminated by a small decorative lantern sconce mounted to the left. The primary (west) façade of the projecting porch is enclosed by a 44-lite window and metal ventilation grilles at the foundation level (Figure 2 and Figure 3). At the north (left) end of the west façade is a fixed picture window flanked by two typical eight-over-one windows. The enclosed entrance porch is accessed via a brick path and set of brick steps up to an open quarter circle brick patio. The front yard features a lawn with brick planters against the house, low hedges and shrubs, and a large bougainvillea climbing the west side of the enclosed entry porch. Figure 2. Front entry porch, looking southeast. Figure 3. View of enclosed porch, looking southeast. Main Residence Shed Chicken Coop State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 3 of 11 Resource Name or # (Assigned by recorder) 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L *P3a. Description (continued): A 24-lite fixed window encloses the south façade of the entry porch with a 12-lite casement window on the left. Located east (right) of the enclosed front porch, the south façade has a gabled, shallow projecting bay with a pair of one-over-one typical windows with and a third, smaller one-over-one typical window on the right side. The bay also has a metal ventilation grille at the foundation level and a wood vent at the gable peak. To the right (east) of the projecting bay is a pair of one-over-one typical windows (Figure 4Figure 4). Vegetation on the south side of the parcel includes a large privacy hedge at the property line and small trees and low shrubs against the house. From left (south) to right (north), the rear (east) façade features a pair of one-over-one typical windows, two one-over-one hung vinyl windows, and a secondary entrance. The secondary entrance has a fully glazed ten-lite double wood door, accessed by a semicircular brick stair with a central metal railing. At the ground level, there is a large metal ventilation grille at the center of the façade (Figure 5). Figure 4. Oblique view of south façade, looking northwest. Figure 5. Rear (east) façade, looking west. There is a small projecting volume at the northeast corner of the house with a small access hatch at the foundation level. This projecting volume is capped by a low parapet with aluminum coping and ha s a stuccoed ventilation duct on its west-facing side (Figure 6). Windows on the north façade include, from east (left) to west (right) a pair of one-over-one typical windows on the primary volume of the residence, and a pair of eight-over-one typical windows and an eight-lite fixed window (Figure 7). A wood ventilation grille is located at the gable peak, and east (left) of the paired windows are two metal ventilation grilles and a wood ventilation grille at the foundation level. The north side of the parcel features a stone walkway, ferns, and trees at the lot line. Figure 6. Detail of projecting volume at northeast corner at north façade, looking east. Figure 7. Oblique view of north façade, looking southwest. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 4 of 11 Resource Name or # (Assigned by recorder) 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L The rear yard features a herringbone brick patio and a lawn with a central fountain set in a circular brick planter with ferns (Figure 8). Vegetation includes a low hedge and climbing vines planted along the north façade of the detached garage and auxiliary storage shed (Figure 9 and Figure 10). The parcel features a privacy fence and trees planted along the east and north lot lines . Figure 8. Rear yard, looking northwest. Figure 9. Oblique view of garage, looking southeast. The subject property includes three auxiliary buildings along the south boundary of the lot—a garage dating from the construction of the primary residence, a small storage shed, and a chicken coop. The garage is located southeast of the primary residence and has board and batten siding over wood framing on a concrete slab -on-grade foundation. The garage has a gable roof has wood fascia boards and is clad in asphalt composite shingles. The garage is accessed by a paneled overhead wood door. The shed is located directly to the east of the garage and is accessed by a partially glazed nine-lite wood door on the north façade. The shed is constructed in wood shiplap siding on wood framing on a concrete block foundation with an asphalt -composite-shingle-clad gable roof. Windows on the north and east façades of the shed are vinyl sliders with surface-applied muntins. The chicken coop is made of lap wood siding on wood framing with a corrugated metal roof. The coop features a wood and wire mesh fence with an enclosed roof, and is accessed through a wood door at the southeast corner of the building with a second door to access the fenced pen area. Figure 10. North façade of shed building, looking south. Figure 11. Oblique view of chicken coop, looking southeast. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 5 of 11 Resource Name or # (Assigned by recorder) 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L *P3a. Description (continued): The surrounding neighborhood is residential with one- and two-story free-standing single-family homes. Burlingame Park was primarily developed in the first few decades of the twentieth century, and the surrounding buildings are representative of the Craftsman and early twentieth-century revival styles that were popular during this period of development. Buildings within the subject block are primarily Craftsman and Colonial Revival, with other examples of other revival styles. Detached garages are common within Burlingame Park (Figure 12 - Figure 15). Figure 12. 136 Occidental Avenue, built in 1907, looking northeast. Figure 13. 133 Occidental Avenue, built in 1946, looking west. Figure 14. 128 Occidental Avenue, built in 1926, looking east. Figure 15. 124 Occidental Avenue, built in 1928, looking southeast. DPR 523B (9/2013) *Required information State of California ⎯ The Resources Agency Primary #__________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________ BUILDING, STRUCTURE, AND OBJECT RECORD Page 6 of 11 *NRHP Status Code 6Z *Resource Name or # 132 Occidental Avenue B1. Historic name: 132 Occidental Avenue B2. Common name: 132 Occidental Avenue B3. Original Use: Single-Family Residence B4. Present use: Single-Family Residence *B5. Architectural Style: Craftsman Bungalow *B6. Construction History: (Construction date, alterations, and date of alterations) The original building permit for 132 Occidental Avenue is not on file with the City of Burlingame, and no architect, builder could be associated with the subject property. The water tap record for the building on file at the Burlingame Historical Society indicates that the building was hooked up to the City’s water system in August 1917 and the San Mateo County Assessor’s Office indicates that the residenc was builtin 1919.1 The Haffen family are recorded living at the address in the 1920 census, but is not listed in the 1918 City of Burlingame Directory, indicating that they may be the original occupants of the residence. (See Continuation Sheet, page 7) *B7. Moved? No Yes Unknown Date: Original Location:______________________________ *B8. Related Features: N/A B9a. Architect: Unknown b. Builder: Unknown *B10. Significance: Theme _N/A Area Burlingame Park Period of Significance _N/A Property Type _Single-Family Residential____ Applicable Criteria _N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity) Historic Context – City of Burlingame: The lands that would become the City of Burlingame were initially part of Rancho San Mateo, a Mexican-era land grant given to Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In 1866, Ralston sold over 1,000 acres to Anson Burlingame, the U.S. Minister to China. Following Burlingame's death in 1870, the land reverted to Ralston and eventually to Ralston's business partner, William Sharon. Very little formal development occurred during this period, with most of the land used for dairy and stock farm operations. In 1893, William Sharon's trustee, Francis G. Newlands, proposed the development of the Burlingame Country Club as an exclusive semi-rustic destination for wealthy San Franciscans. A railroad depot was constructed in 1894, concurrent with small -scale subdivisions in the vicinity of Burlingame Avenue. During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small village of Burlingame to the east. The latter developed almost exclusively to serve the needs of the wealthy estate owners. Burlingame began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Francisco in 1903. However, the 1906 Earthquake and Fires had a far more dramatic impact on the area. Hundreds of San Franciscans who had lost their homes began relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two years, the village's population grew from 200 to 1,000 people. (See Continuation Sheet, page 8) B11. Additional Resource Attributes: N/A *B12. References: See Continuation Sheet, page 11 B13. Remarks: None *B14. Evaluator: Jeronimo Roldan and Hannah Simonson, Page & Turnbull, Inc. *Date of Evaluation: November 29, 2021 1 While there is no building permit on file at the City of Burlingame, water tap record on file at Burlingame Historical Society indicates that the property was hooked up to the city’s water system 1917 and the San Mateo County Assessor’s Office records indicate 1919 as the year of construction. The inclusion of the residence on the March 1921 Sanborn Map Company fire insurance map and the listing of the Haffen family in the 1920 census at the subject property appear to corroborate the 1919 year of construction. Source: San Mateo County Assessor's Office, 2021. Property shaded red. North to top right. Modified by Page & Turnbull. (This space reserved for official comments.) State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 7 of 11 Resource Name or # 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L *B6. Construction History (continued): 132 Occidental Avenue appears on the March 1921 Sanborn Map Company fire insurance map.2 It is shown as a one-story wood- frame building with a rectilinear footprint. The residence had a projecting partial-width front porch and a small projecting bay at the south side of the north façade (Figure 16). By 1959, based on another Sanborn map, the footprint of the primary residence and detached garage had not changed (Figure 17). Figure 16. Sanborn Map Co., page 25, 1921. The subject property is indicated by red dashed outline. Source: San Francisco Public Library. Edited by Page & Turnbull. Figure 17. Sanborn Map Co., page 25, revised to 1959. The subject property is indicated by red dashed outline. Source: San Francisco Public Library. Edited by Page & Turnbull. Research into the permit history of the house did not provide a definitive date for the extension of the garage or the construction of the storage shed and chicken coop. The Sanborn maps indicate these changes to the property likely occurred after 1959, under Giuseppe Nieri. Later improvements, undertaken by the Gardiner and Dawson -Moore families, were permitted through the City of Burlingame. The following table lists all significant building permits on file at the Burlingame Building Department. Table 1: Building Permits for 132 Occidental Avenue Permit # Date Owner Builder/Contractor Description 741 07/05/1929 Joseph Haffen JB Oswald Installation of plumbing fixture Y-82 12/01/1977 Joe Nieri Izmirian Roofing Reroofing of house in Tar and Gravel 4115 10/14/1987 Estate of Joe Nieri Lindstrom Plumbing Replacement of Lateral Sewer line. Not Issued 05/17/1989 Mr. & Mrs. Gardiner Stanley Yorke Denied permit for new Single-Family Residence on the subject lot. 9405135 06/03/1994 Kari Moore Brian Dawson Michael Troubleshooting Murphy Construction Repair to foundation and floor framing 9600931 06/19/1996 Kari Moore Ridout Roofing Reroofing of house in Composite Shingles 2 Burlingame Water Tap Record for 132 Occidental Avenue. Accessed at the Burlingame Historical Society. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 8 of 11 Resource Name or # 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L *B10. Significance (continued): Burlingame Park Neighborhood In 1908, Burlingame incorporated as a city, and in 1910, annexed the adjacent town of Easton to the north. The followin g year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame's population had increased to 4,107. The subject property was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame Heights and Glenwood Park) created from lands that were part of Rancho San Mateo. William C. Ralston, having reacquired the property following Burlingame's death in 1870, began to develop plans for a residential park in this area as early as 1873. Initially, Ralston hired William Hammond Hall to draw up a plan for an exclusive residential development to be called Burlingame Park. Hall's early plan was never realized, but work began on the residential development in the 1890s under Francis Newlands. Newlands commissioned Hall's cousin, Richard Pindell Hammond, Jr., to draw up a new plan for the subdivision. The plan "centered on a communal country club and featured winding tree -lined roads, ample lots, and polo fields for the residents."3 The land was subdivided, and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. Burlingame Park is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlinga me in 1911.4 Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest planned residential developments in Burlingame and were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burlingame Park is bounded by the County Road (El Camino Real) to the north; Cypress Avenue to the east; Barroilhet Avenue to the south; and Elm , Pepper, Bellevue avenues to the west. Sanborn Map Company fire insurance maps indicate that Burlingame Park developed over a period of about 50 years, with modest residences constructed in the early years of the twentieth century, and the neighborhood was nearly completely built out in the 1940s. The town of Burlingame experienced a residential building boom in the early 192 0s and most the residences within the neighborhood were constructed in the 1920s and 1930s. 132 Occidental Avenue was constructed during the primary period of development of Burlingame Park. By the time the 1959 Sanborn Map Company map was produced, nearly all of the approximately 250 lots in Burlingame Park were developed. Today, the neighborhood represents the continuous development of the subdivision from the time it was first laid out in 1905, through the early-twentieth-century building boom, to the present day. In terms of architecture, most of the residences in the neighborhood are some variation of the Craftsman, Colonial Revival, or various revival styles, although a number of recent developments have been undertaken, and many of the early houses are being renovated or replaced with new construction. 132 Occidental Avenue – Ownership & Occupancy History The following table outlines the ownership and occupancy history of 132 Occidental Avenue, compiled from Burlingame city directories, building permits, San Mateo County Assessor records, obituaries, Ancestry.com, and other available resources. Table 2: Ownership & Occupant History of 132 Occidental Avenue Years of Occupancy Names of Residents (known owners in bold) Occupation (if listed) c.1920 – 1936 Joseph B. Haffen Jr. Flora Haffen Manufacturing Agent - 1937 Vacant - 1938 – 1941 Cecil R Smith Sr. Cecil R Smith Jr. Dentist - 1942 – 1944 Mrs. B Del Bene - 1945 – 1982 Giuseppe Nieri Landscaper 1983 – 1988 Unknown (or vacant) - 1989 – 1993 John Gardiner M. Gardiner Contractor - 1993 – 2019 Brian Dawson Kari Moore - - 2019 – 2021 At Home 123 LLC - 3 Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94. 4 Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park” (Burlingame, CA: Burlingame Historical Society, ca. 2004). State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 9 of 11 Resource Name or # 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L *B10. Significance (continued): Joseph B. Haffen, Owner/Occupant 1920-1936 Joseph Barrian Haffen Jr. (1890-1967) was born in San Francisco to manufacturer Joseph B. Haffen Sr. and Annie E. Haffen. According to census records and city directories, Joseph worked his whole life as a manufacturing agent ; in the 1940s, his employer was listed as Universal Button Company.5 Flora Collins was born in Canada in about 1892 and emigrated to the United States in 1913, and was naturalized through her marriage to Joseph on an unknown date.6 The couple had two daughters together, Catherine in 1917 and Francis in 1925. Flora was tragically lost at sea while returning from a trip to New York i n 1935.7 Joseph moved away from the subject property in 1935 but continued to live nearby with his sister-in-law Agnes Ryan at 528 Costa Rica Ave, San Mateo, and sold the subject property in 1936.8 Giuseppe Nieri Owner/Occupant 1936-1982 Born in Florence, Italy, Giuseppe Augusto Nieri (1889-1982) emigrated to the United States via Ellis Island in 1928.9 By 1933, Giuseppe petitioned for citizenship while living in Burlingame and working as a valet.10 After becoming naturalized, he married his wife Bianca Meucci (1884-1949), also born in Florence, Italy.11 They moved into the subject property together in 1945. It is unknown if the couple had any children before Bianca died in 1949.12 In Bianca's obituary, Giuseppe is listed as working as a landscaper for W.W. Crocker. Burlingame City Directories and permits on file at the City of Burlingame, Nieri lived at the subject property until his death in 1982.13 Evaluation: The property at 132 Occidental Avenue is not currently listed in the National Register of Historic Places (National Register) or the California Register of Historical Resources (California Register). The building is not listed in the California Historical Resources Information System (CHRIS) as of 2020, indicating that no record of a previous survey or evaluation affiliated with the State of California Office of Historic Preservation (OHP) is on file. The City of Burlingame has a Historic Register that was created in 2020; 132 Occidental Avenue is not listed on the local Historic Register. 132 Occidental Avenue does not appear to be individually eligible for listing in the California Register under Criterion 1 (Events) for its association with any events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. The residence was constructed circa 1919, during the primary period of development of the Burlingame Park subdivision; however, the property is not individually representative of this pattern of development. No significant events are known to have occurred at the subject prop erty. Therefore, 132 Occidental Avenue does not rise to a level of significance to be individually eligible for the California Register under Criterion 1. 132 Occidental Avenue does not appear to be individually eligible for listing in the California Register under Criterion 2 (Persons). The owners and occupants of the property, manufacturing agent Joseph Haffen and his wife Flora do not appear to have made any significant contributions to local, state, or national history. Any significant contributions that Giuseppe Nieri may have made as W. W. Crocker’s landscaper are not related to the subject property. Little information about other occupants Mrs. B Del Bene (occupant from 1936 to 1937), Cecil Smith (occupant from 1938 to 1941), John and M. Gardiner (owners and occupants from 1989 to 1993), or Brian Dawson and Kari Moore (owners and occupants from 1993 to 2019. The research did not yield any information that these owners and/or occupants made any significant contributions to local, state, or national history. Thus, none of the known owners or occupants of 132 Occidental Avenue appear to have made a significant impact on local, state, or national history such that 132 Occidental Avenue could be found to be individually eligible under Criteria 2. 132 Occidental Avenue does not appear to be individually eligible for listing in the California Register under Criterion 3 (Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction. The residence is a modest example of a Craftsman style bungalow. The architectural and features associated with the Craftsman style are limited to the stucco cladding, gable roof, and detailing on the exposed roof purlins and fascia. However, the property lacks the more elaborate examples of craftsmanship and detailing that are associated with the best examples of Craftsman style. The residence does not stand out as a distinctive example of the Craftsman style amongst numerous examples of the style in Burlingame, California, and nationally. The building is not known to have been designed or constructed by a master architect or builder, and 5 United States Federal Census, 1910; United States Federal Census, 1920; United States Federal Census, 1930; U.S. World War II Draft Cards Young Men, 1940-1947; and California, US, Death Index, 1940-1997. 6 List of US Citizens aboard the US Pennsylvania, April 19, 1935. 7 “Bay Wife Vanishes from Liner,” San Francisco Examiner, April 18, 1935. 8 United States Federal Census, 1940; and ownership index at Burlingame Historical Society. 9 California, U.S., Death Index, 1940-1997; Petition for US Citizenship, number 29240, July 24, 1933. 10 Petition for US Citizenship, number 29240, July 24, 1933. 11 California, U.S., Death Index, 1940-1997; Social Security Applications and Claims Index, 1936-2007. 12 Obituary, “Mrs. Bianca Nieri,” The Times (San Mateo), October 24, 1949. 13 Burlingame city directories, 1945-1983. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 10 of 11 Resource Name or # 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L does not possess high artistic value. Therefore, 132 Occidental Avenue does not appear to rise to a level of individual significance under Criterion 3. The "potential to yield information important to the prehistory or history of California " typically relates to archeological resources, rather than built resources. When California Register Criterion 4 (Information Potential) does relate to built resources, it is relevant for cases when the building itself is the principal source of important construction-related information. The analysis of the property at 132 Occidental Avenue for eligibility under Criterion 4 is beyond the scope of this report. Conclusion The residence at 132 Occidental Avenue was constructed circa 1919 during the primary period of development in the subdivision of Burlingame Park, but it is not individually representative of this residential growth. No significant events have been identified that are associated with the property. The various owners and occupants of the building do not appear to have made significant contributions to history in association with the property. The building does not embody the work of a master or possess high artistic style, and it is an undistinguished example of the Craftsman style. As such, the California Historical Resource Status Code (CHRSC) of "6Z" has been assigned to the building, meaning that it was "Found ineligible for NR, CR or Local designation through survey evaluation."14 This conclusion does not address whether 132 Occidental Avenue would qualify as a contributor to a potential historic district. Additional research and evaluation of Burlingame Park and its surrounding neighborhoods would need to be done to assess the neighborhood's eligibility as a historic district. 14 California Office of Historic Preservation, Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory, Sacramento, CA: California Office of State Publishing, November 2004. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 11 of 11 Resource Name or # 132 Occidental Avenue *Recorded by Page & Turnbull, Inc. *Date November 29, 2021  Continuation  Update DPR 523L *B12. References: "Bay Wife Vanishes from Liner," San Francisco Examiner, April 18, 1935. 1921 Sanborn Fire Insurance Company Map, Page 25. San Francisco Public Library. 1959 Sanborn Fire Insurance Company Map, Page 25. San Francisco Public Library. Burlingame City Directories, 1918-2009. Burlingame Public Library. California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory. Sacramento, CA: California Office of State Publishing, November 2004. California, US, Death Index, 1940-1997. Ancestry.com. Diane Condon-Wirgler. "Burlingame Park, Burlingame Heights, Glenwood Park.” Burlingame, CA: Burlingame Historical Society, ca. 2004. Gray Brechin, Imperial San Francisco. Berkeley, CA: University of California Press, 1999. List of US Citizens aboard the US Pennsylvania, 19 April 1935. Ancestry.com. Obituary, "Mrs. Bianca Nieri," The Times (San Mateo), October 24, 1949. Petition for US Citizenship, number 29240, July 24, 1933. Ancestry.com. Social Security Applications and Claims Index, 1936-2007. Ancestry.com. United States Federal Census, 1910, 1920, 1930, 1940. Ancestry.com. Water tap record card, 132 Occidental Avenue, on file at Burlingame Historical Society. World War II Draft Cards Young Men, 1940-1947. Ancestry.com. 132 OCCIDENTAL AVENUEBURLINGAME, CALIFORNIA 9401003.21.22PLAN B33 V2 ATRADITIONALMAYA ZIAEIBASSENIAN LAGONIThis is an example of design specifications for this particular plan and elevation. Detailed specifications, finishes and fixtures are subject to change, on homes prior to sale, at any timewithout notice or obligation. Square footages and lot dimensions are approximate and may vary in construction and depending on the standard of measurement used, engineering andmunicipal requirements, or other site-specific conditions. Room size, walls, windows, doors, porches and balconies vary per home elevation and location. Not an offer or solicitation tosell real property. Thomas James Homes is a registered trademark of Thomas James Homes, LLC.©2018 Thomas James Homes. All rights reserved. CA DRE License #02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGSPURE WHITESW 7OO5oFASCIA & EAVESoHEADERSoPOSTS, BEAMS & RAILS oTRIM oHORIZONTAL TRIM BELOW SHINGLESSNOWBOUNDSW 7004oSIDING oGABLE SHINGLESHOUSE NUMBERSGAF ROOF SHINGLESCHARCOALEXTERIOR LIGHT FIXTURE6.5”W x 6”D x 16.5”H TRICORN BLACKSW 6258oFRONT DOORoGARAGE DOOR oSHUTTERSoTRIM BETWEEN DOOR AND SIDELITESoDRIVEWAY GATE WINDOW FRAMES: BLACKGARAGE DOORCLOPAY GRAND HARBORDESIGN 11, PLAIN SHORT WINDOWFRONT DOORMASONITEVISTAGRANDE FIBERGLASS3/4 LITE 6 SDL 1 PANEL DOOR3/4 LITE 3 SDL 1 PANEL SIDELITESEXTERIOR RENDERINGS (NOT TO SCALE)ELDORADO STONETUNDRA BRICK - CHALK DUST MORTAR: ORCO SNOW WHITEFENCE STAINSEMI-SOLIDPEPPERWOODA5.0 S H E E T I N D E XPROPOSED SECTIONSPLANTING PLANLAYOUT PLANPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0 PROPOSED SITE PLANA2.0EXISTING EXTERIOR ELEVATIONSPROPOSED FLOOR PLAN : FIRST FLOOREXISTING ROOF PLANA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 382-0648EMAIL: CTHIEBAUT@TJHUSA.COMCONTACT: CYNTHIA THIEBAUTREDWOOD CITY, CA 94065255 SHORELINE DRIVE, SUITE 428OWNER:CIVIL ENGINEER:PHONE: (925) 866-0322CBG SAN RAMON, CA 945832633 CAMINO RAMON #350D I R E C T O R YA3.1PROPOSED EXTERIOR ELEVATIONS: FRONT, REAR, AND ROOF PLANA3.3EXISTING FLOOR PLANA4.0L1.1L3.11TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 25 BLOCK 8GOVERNING BODY :CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEP R O J E C T D A T ACODES :LEGAL DESCRIPTION :GOVERNING BODY :CITY OF BURLINGAME2019 CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEBURLINGAME PARKR-1ZONING :SITE AREA :6,886 SQ. FT.COVERED PARKING :1ALLOWABLE LOT COVERAGE :40%BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3TYPE OF CONSTRUCTION :TYPE V-B TYPE OF CONSTRUCTION :TYPE V-B PROJECT ADDRESS :PROJECT ADDRESS :132 OCCIDENTAL AVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :028-316-230PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED16'-0" (1st) / 29'-1" (2nd)REQUIRED15'-8" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:4'-.5"(LEFT) / 11'-8" (RIGHT) 4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :35'-5.5" (1st) / 35'-5.5" (2nd) 15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,416 SQ. FT.SECOND FLOOR : 1,453 SQ. FT.TOTAL LIVABLE : 3,324 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 96 SQ. FT.BUILDING HEIGHT:± 26'-9"PROPOSED FAR :3,547 SQ. FT.ALLOWABLE FAR :3,548 SQ. FT.30% (2,031 SQ.FT.)2019201920192019201920192019FAR1,417 SQ. FT. 1,620 SQ. FT. 244 SQ. FT.N/AREAR PORCH : 266 SQ. FT. 266 SQ. FT.UNCOVERED PARKING :1EXISTING1,490 SQ. FT.1,490 SQ. FT. 432 SQ. FT.N/AADU : 455 SQ. FT.N/AN/AN/AN/ACOLOR AND MATERIAL BOARDA3.2CONSTRUCTION DETAILSL1.2HYDROZONE PLANL2.1TREE PLANL4.1PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEEXISTING EXTERIOR ELEVATIONS : DETACHED GARAGEA2.1A6.0A6.1A6.2A6.3 "Construction Hours"Weekdays: 8:00 a.m. - 7:00 p.m.Saturdays: 9:00 a.m. - 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between8:00 a.m. and 5:00 p.m.0 8 . 2 3 . 2 2J:\GROUP21\91821426\DESIGN\COVER SHEET.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RC o v e r S h e e tA0.0C O V E R S H E E TAugust 23rd, 2022BURLINGAME, CA 94010132 OCCIDENTALRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION NORTH1/8" = 1'-0"6111617192022155NP23421 7 8 9 10121318141NEW2-STORYRESIDENCE1-CARGARAGEOCCIDE N T A L A V E N U E 0 8 . 2 3 . 2 2J:\GROUP21\91821426\XARCHSITE_132 OCCIDENTAL.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RA1.0P R O P O S E D S I T E P L A N PROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 14'-11" *20'-0" or 25'-7" 4'-0"4'-0"15'-0"20'-0"16'-0"29'-1"4'- .5"11'- 8"35'- 5.5"35'- 5.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,500 SFLANDSCAPE IMPERVIOUS: 1,490 SFTOTAL: 3,990 SF40% OF LOT AREA: 6,886 SF X 40% = 2,754 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.ADU:ADU (LEFT / RIGHT):15'-0" or 14'-11" *4'-0" / 4'-0"18'-11"19'-6.5" / 11'- 8"* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS16.0'140 OCCIDENTAL6.0'14.5'12.5'19.8'14.5'16.8'27.5'N/AN/AAVG. CALC.ALLOWABLE SETBACK(10.3+16+14.5+12.5+19.8+14.5+16.8)/7 = 14.91'14.9' OR 14'-11"136 OCCIDENTAL132 OCCIDENTAL128 OCCIDENTAL124 OCCIDENTAL120 OCCIDENTAL118 OCCIDENTAL114 OCCIDENTAL10.3'144 OCCIDENTAL NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE30%REAR PORCH266 SQ. FT.FRONT PORCH96 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3324 SQ. FT.ADU455 SQ. FT.2ND FLOOR1453 SQ. FT.1ST FLOOR1416 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3.5 BATHS + LOFTNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3548 MAX)3547 SQ. FT.GARAGE244 SQ. FT.REAR PORCH266 SQ. FT.2ND FLOOR1,620 SQ. FT.1ST FLOOR1,417 SQ. FT.FAR TABLEREF.FRZ.DWT.C.MICRO.DROPGREATROOM184198X9'-1" CLG.DINING212114X9'-1" CLG.BEDROOM 4 (ADU)109124X9'-1" CLG.ENTRY9'-1" CLG.BA. 39'-1" CLG.KITCHEN9'-1" CLG.GARAGE206110X9'-1" CLG.PDR.9'-1" CLG.SITTING (ADU)152110X9'-1" CLG.REF.WALK-INPANTRY9'-1" CLG.PORCH12'-1" CLG.20'-4"15'-6"21'-1"7'-9"114'-3 1/2"5'-4"84'-6 1/2"12'-3" 33'-0"25'-7 1/2"38'-1"15'-6"29'-1"40'-8" 5'-6"40'-10 1/2"11'-11"7'-10"11'-7"REAR PORCH10'-1" CLG.21'-1"0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426FLRB33V2_TR.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RF I R S T F L O O RA2.0ADU Notes: - Refrigerator has separate doors for the refrigeratorand freezer compartments - Cooking facility is a permanent stove and/or oven - Cabinets and storage. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE30%REAR PORCH266 SQ. FT.FRONT PORCH96 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3324 SQ. FT.ADU455 SQ. FT.2ND FLOOR1453 SQ. FT.1ST FLOOR1416 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3.5 BATHS + LOFTNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3548 MAX)3547 SQ. FT.GARAGE244 SQ. FT.REAR PORCH266 SQ. FT.2ND FLOOR1,620 SQ. FT.1ST FLOOR1,417 SQ. FT.FAR TABLEPRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM150163XLAU.8'-1" CLG.D.W.BEDROOM 21091111X8'-1" CLG.SLOPED CLG.WALK-INCLOSET29 L.F.LOFT127166XSLOPED CLG.BEDROOM 31101111X8'-1" CLG.DN17 ROPENTOBELOWCURBLESS SHOWER15'-2"55'-11"71'-1"67'-1 1/2"13'-6 1/2"38'-1"17'-2" 12'-8 1/2"16'-11 1/2" 4'-9" 29'-8" 28'-6"6'-7"15'-6"0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426FLRB33V2_TR.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RS E C O N D F L O O RA2.1 REAR1'-3" 18'-5" 9'-1"8'-1" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. ± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE12'-0"FFE = 101.4'126.75'ROOF PLAN TRADITIONAL1/8"=1'-0"PITCH: 6:12 U.N.O.RAKE: 6"EAVE: 12"ROOF MATERIAL: COMPOSITION3:123:12 3:12FRONTTRADITIONAL± 26'-9" 1'-3" 18'-5" 9'-1"8'-1" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht.FFE = 101.4'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0" 7'-6"AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE126.75'0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426ELVB33V2.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RF r o n t & R e a r E l e v a t i o n s + R o o f P l a nE L E V A T I O N SA3.0MATERIALS LEGEND:1. COMPOSITION SHINGLE ROOF2. CEMENTITIOUS SHINGLES3. CEMENTITIOUS SIDING (5")4. CEMENTITIOUS TRIM/CORNER BOARD (5.5")5. BRICK VENEER6. COACH LIGHT7. FIBERGLASS ENTRY DOOR8. FIBERGLASS WINDOW9. DECORATIVE SHUTTER10.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. LEFT± 26'-9" 1'-3" 18'-5" 10'-1" 9'-1"8'-1" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. 30'-0" Max Ht.AVG. TOP OF CURB = 100.0'FFE = 101.4'126.75'RIGHT9'-1"8'-1"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-5"± 26'-9" 9'-1" 30'-0" Max Ht.AVG. TOP OF CURB = 100.0'FFE = 101.4'126.75'0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426ELVB33V2.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RL e f t & R i g h t E l e v a t i o n sE L E V A T I O N SA3.1MATERIALS LEGEND:1. COMPOSITION SHINGLE ROOF2. CEMENTITIOUS SHINGLES3. CEMENTITIOUS SIDING (5")4. CEMENTITIOUS TRIM/CORNER BOARD (5.5")5. BRICK VENEER6. COACH LIGHT7. FIBERGLASS ENTRY DOOR8. FIBERGLASS WINDOW9. DECORATIVE SHUTTER10.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. 3:12 3:12 9'-9"FRONT11'-9 1/2"REARRIGHTLEFT9'-9" 11'-9 1/2"0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426ELVB33V2.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RG a r a g e E l e v a t i o n sE L E V A T I O N SA3.2MATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.CEMENTITIOUS SHINGLES3.CEMENTITIOUS SIDING (5")4.CEMENTITIOUS TRIM/CORNER BOARD (5.5")5.BRICK VENEER6.COACH LIGHT7.FIBERGLASS ENTRY DOOR8.FIBERGLASS WINDOW9.DECORATIVE SHUTTER10.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. 9'-1"8'-1"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-5"± 26'-9"AVG. TOP OF CURB = 100.0'1'-3" 18'-5" 9'-1"8'-1" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. ± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE12'-0"FFE = 101.4'126.75'1'-3" 18'-5" 9'-1"8'-1" 7'-6" Hdr. Ht. 8'-0" Hdr. Ht. ± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1'(100.04'+100.23')/2 = 100.1'AVG. NG = 99.9'(99.53+100.36')/2 = 99.9'DECLINING HEIGHT ENVELOPE12'-0"FFE = 101.4'126.75'0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426SECTB33V2.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RP R O P O S E D S E C T I O N SA3.3 0 8 . 2 3 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926601 3 2 O C C I D E N T A L B u r l i n g a m e , C a l i f o r n i a9 1 8 . 2 1 4 2 6 B 3 3 V 2 - T RP H O T O S T R E E T S C E N E132 Occidental (Project Site)136 Occidental140 Occidental128 OccidentalA4.0124 Occidental 132 OCCIDENTAL AVENUEBURLINGAME, CALIFORNIA 9401003.21.22 PLAN B33 V2 A TRADITIONAL MAYA ZIAEI BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS PURE WHITE SW 7OO5 o FASCIA & EAVES o HEADERS o POSTS, BEAMS & RAILS o TRIM o HORIZONTAL TRIM BELOW SHINGLES SNOWBOUND SW 7004 o SIDING o GABLE SHINGLES HOUSE NUMBERS GAF ROOF SHINGLES CHARCOAL EXTERIOR LIGHT FIXTURE 6.5”W x 6”D x 16.5”H TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR o SHUTTERS o TRIM BETWEEN DOOR AND SIDELITES o DRIVEWAY GATE WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY GRAND HARBOR DESIGN 11, PLAIN SHORT WINDOW FRONT DOOR MASONITE VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR 3/4 LITE 3 SDL 1 PANEL SIDELITES EXTERIOR RENDERINGS (NOT TO SCALE) ELDORADO STONE TUNDRA BRICK -CHALK DUST MORTAR: ORCO SNOW WHITE FENCE STAIN SEMI-SOLID PEPPERWOOD 14'-2"13'-1"8'-6"8'-7"14'-11"12'-9" 5'-7"8'-6"5'-1"11'-9"8'-10"7'-0"12'-2"6'-4"3'-5"11'-5"13'-2"32'-6"7'-5"12'-0" 11'-3"36x24HH: 8036x24HH: 80128x80HH:104 34x56HH: 8234x56HH: 8236x44HH: 9036x44HH: 9034x40HH: 8432x56HH: 82 18x56HH: 8232x56HH: 8232x56HH: 8232x56HH: 8232x56HH: 8228x34HH: 8034x56HH: 8234x56HH: 8252x56HH: 8226x56HH: 8246x36HH: 78 46x36HH: 78 KITCHEN8'-8" CLGDINING ROOM8'-8" CLGLIVING ROOM8'-8" CLGLAUNDRY ROOM7'-2" CLGHALLWAY8'-8" CLGBATHROOM8'-8" CLGBATHROOM8'-8" CLGCLOSET8'-8" CLGCLOSET8'-8" CLG8'-8" CLG8'-8" CLG8'-8" CLGHALLWAY8'-8" CLGBEDROOM8'-8" CLGBEDROOM8'-8" CLGENTRY7'-11" LOW30x56HH: 80 30x56HH: 8054x56HH: 80 GARAGE7'-11" LOWSHED7'-3" LOW1st FLOORGARAGE AND SHED24x34HH: 74PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETFLOOR PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.0All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETTWHPVWH= WATER HEATERFURNLOW CASEWORKFULL HEIGHT CASEWORKUPPER CASEWORKCLGHH= CEILING HEIGHT= HEADER HEIGHT= GAS METER= WALL HEATER= TRASH COMPACTOR= DISH WASHER= OVEN= REFRIGERATOR= RANGE= DRYER= WASHER= WASHER/DRYER COMBO= ELECTRIC METERW/DWDREFROVENDWTC= FURNACE= ELECTRICAL PANEL= SOLAR COMPONENTS= TANKLESS WATER HEATER= FLOOR DRAIN1/4" = 1'-0" SKYLIGHTEXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12EXISTING4:12 EXISTING 3 1/2:12 EXISTING 3 1/2:12EXISTING5:12EXISTING5:12NO PITCHPRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETROOF PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.1All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETRTUCHIMNEY OUTLINEBUILDING FOOTPRINT= AIR CONDITIONER= UTILITY BOX= ROOF DRAIN= ROOF VENT= ROOF TOP UNIT= ROOF TOP HATCH= DOWNSPOUT1/4" = 1'-0" EASTNORTHSOUTHWEST7'-11" 13'-8"1ST FLOORF.F.E.ENTRYF.C.E.MAJORRIDGE5'-9"1241241241241247'-11" 13'-8"1ST FLOORF.F.E.ENTRYF.C.E.MAJORRIDGE5'-9"PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.2All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0" GARAGE EASTGARAGE NORTHGARAGE SOUTHGARAGE WEST125125123.5123.57'-11"GARAGEF.F.E.GARAGEF.C.E.2'-9"MAJORRIDGE10'-8" 7'-11"GARAGEF.F.E.GARAGEF.C.E.2'-9"MAJORRIDGE10'-8"PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2730_BA12/13/21MARK SHERLOCK132 OCCIDENTALAVENUERESIDENCE132 OCCIDENTAL AVEBURLINGAME, CA 94010A6.3All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.JSWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0" * 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE: DESCRIPTION: 5897.18 08/19/2022 8/19/2022RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT * * 1" = 8' - 0" 16'8'4' L1.1 LAYOUT PLAN 1 2 3 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE: DESCRIPTION: 5897.18 08/19/2022 8/19/2022RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT L1.2 CONSTRUCTION DETAILS SCALE 2X1X.5X 4 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE: DESCRIPTION: 5897.18 08/19/2022 8/19/2022RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT 1" = 8' - 0" 16'8'4' L2.1 HYDROZONE PLAN PLANT SCHEDULE 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE: DESCRIPTION: 5897.18 08/19/2022 8/19/2022RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT 1" = 8' - 0" 16'8'4' L3.1 PLANTING PLAN * * * 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE: DESCRIPTION: 5897.18 08/19/2022 8/19/2022RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT 1" = 8' - 0" 16'8'4'2'4'L4.1 TREE PLAN * * * * LOT 25BLOCK 8(3 M 77)EXISTING SINGLESTORY RESIDENCEFF 103.0(1,486 SQ. FT. ±)OCCIDENTAL AVENUEF:\3085-000\BURLINGAME\132 OCCIDENTAL AVE\ACAD\EXHIBITS\XB-LOT SURVEY_132 OCCIDENTAL AVE.DWG11/5/2021 8:11 AM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#18SURVEYOR'S STATEMENT:JOB NO.: 3085-000132 OCCIDENTAL AVENUETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: NOVEMBER 5, 2021CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMSACRAMENTO(925) 866-0322(916) 375-18773020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITEREFERENCES: 132 OCCIDENTAL AVENUEBURLINGAME, CALIFORNIA 9401003.21.22PLAN B33 V2 ATRADITIONALMAYA ZIAEIBASSENIAN LAGONIThis is an example of design specifications for this particular plan and elevation. Detailed specifications, finishes and fixtures are subject to change, on homes prior to sale, at any timewithout notice or obligation. Square footages and lot dimensions are approximate and may vary in construction and depending on the standard of measurement used, engineering andmunicipal requirements, or other site-specific conditions. Room size, walls, windows, doors, porches and balconies vary per home elevation and location. Not an offer or solicitation tosell real property. Thomas James Homes is a registered trademark of Thomas James Homes, LLC.©2018 Thomas James Homes. All rights reserved. CA DRE License #02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGSPURE WHITESW 7OO5oFASCIA & EAVESoHEADERSoPOSTS, BEAMS & RAILS oTRIM oHORIZONTAL TRIM BELOW SHINGLESSNOWBOUNDSW 7004oSIDING oGABLE SHINGLESHOUSE NUMBERSGAF ROOF SHINGLESCHARCOALEXTERIOR LIGHT FIXTURE6.5”W x 6”D x 16.5”H TRICORN BLACKSW 6258oFRONT DOORoGARAGE DOOR oSHUTTERSoTRIM BETWEEN DOOR AND SIDELITESoDRIVEWAY GATE WINDOW FRAMES: BLACKGARAGE DOORCLOPAY GRAND HARBORDESIGN 11, PLAIN SHORT WINDOWFRONT DOORMASONITEVISTAGRANDE FIBERGLASS3/4 LITE 6 SDL 1 PANEL DOOR3/4 LITE 3 SDL 1 PANEL SIDELITESEXTERIOR RENDERINGS (NOT TO SCALE)ELDORADO STONETUNDRA BRICK - CHALK DUST MORTAR: ORCO SNOW WHITEFENCE STAINSEMI-SOLIDPEPPERWOODA5.0 132 Occidental Avenue Planning Commission | 9.26.2022 Howard Barroil h etOccidenta l Co s t a R i c a THOMAS JAMES HOMES 132 Occidental Avenue | Site Context THOMAS JAMES HOMES 132 Occidental Occident a l 132 Occidental Avenue | Site Context 33'-1/2"PRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM150163XLAU.8'-1" CLG.D.W.BEDROOM 21091111X8'-1" CLG.SLOPED CLG.WALK-INCLOSET29 L.F.LOFT127166XSLOPED CLG.BEDROOM 31101111X8'-1" CLG.DN17 ROPENTOBELOWCURBLESS SHOWERTHOMAS JAMES HOMES 132 Occidental Avenue | Site Existing VS Proposed PLANT SCHEDULE 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: DATE:ISSUE: DESCRIPTION: 5897.18 08/19/2022 8/19/2022RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTAL AVE 0"12"1"2" JT, GM TZ, JT 1" = 8' - 0" 16'8'4' L3.1 PLANTING PLAN PLAN * * * * * * * Poor Remove - Development/ Health PLANT SCHEDULE 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: D ISSUE: DESCRIPTION: 58 08/19 8/19 RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTA AVE 0"12"1" JT T 1" = 8 8'4' L3.1 PLANTING PLAN PLAN * * * * * * * Poor Remove - Development/ Health PLANT SCHEDULE 0 DRAWN: PROJECT NUMBER: DATE: SCALE: CHECK: D ISSUE: DESCRIPTION: 58 08/19 8/19 RESUBMITTAL TO CITY1 CA BURLINGAME 132 OCCIDENTA AVE 0"12"1" JT T 1" = 8 8'4' L3.1 PLANTING PLAN PLAN * * * * * * * Poor Remove - Development/ Health THOMAS JAMES HOMES 132 Occidental Avenue | Trees Existing VS Proposed TREE # BOTANICAL NAME COMMON NAME DBH (INCHES) CIRCUMFERENCE (INCHES) PROTECTED TREE HEALTH PRESERVATION SUITABILITY REMOVE OR RETAIN NOTES 1 Platanus x hispanica London Plane 18.3 57 YES 4 Good Retain Street Tree 2 Quercus agrifolia Coast Live Oak 17.7 56 YES 3 Moderate Retain LN 3 Quercus agrifolia Coast Live Oak 11.0 35 NO 3 Moderate Retain On property line 4 Quercus agrifolia Coast Live Oak 15, 16.3 98 YES 2 Poor Remove - Development/ Health LN, CD, IB 5 Citrus limon Lemon 3.8, 3.9, 2.3 31 NO 2 Moderate Remove - Development SD, CR by house, Chlorosis 6 Ficus carica Fig 3.8, 3.5, 9 51 YES 2 Moderate Remove - Development SD, CR by chicken coop & shed 7 Citrus spp.Citrus 4, 3, 2 28 NO 1 Poor Remove - Development/ Health Not tagged, D 8 Ficus carica Fig 2.5, 3, 3.5 28 NO 3 Moderate Remove - Development in shade 9 Ficus carica Fig 3.5, 2.9 20 NO 3 Moderate Remove - Development in shade 10 Citrus spp.Citrus 1.1 3 NO 3 Moderate Remove - Development in shade 11 Ficus carica Fig 14, 5 60 YES 3 Moderate Remove - Development SD, CDB 12 Ligustrum lucidum Glossy Privet 2, 2, 2, 2, 2, 2, 1.5 42 NO 3 Poor Remove - Development/ Health 13 Ligustrum lucidum Glossy Privet 4.2, 1 16 NO 3 Poor Remove - Development/ Health LN 14 Laurus nobilis Bay Laurel 3.5, 3.5, 3.5, 3.5, 3.5, 3.5, 4, 4, 4, 6, 6 141 YES 3 Moderate Retain 15 Pittosporum undulatum Victorian Box 3, 3, 2.8 28 NO 2 Poor Remove - Development/ Health CDB, EH 16 Pittosporum undulatum Victorian Box 5.3, 4.5 31 NO 2 Poor Remove - Development/ Health IB, SD 17 Pittosporum undulatum Victorian Box 4, 6 31 NO 3 Poor Remove - Development/ Health Ivy infestation 18 Pyrus spp.Pear 5, 4 28 NO 2 Poor Remove - Development/ Health SD, D 19 Citrus spp.Citrus 2.4 8 NO 3 Moderate Remove - Development in shade 20 Pyrus spp.Pear 6.0 19 NO 3 Moderate Remove - Development CR by fence & Ligustrum, LN 21 Ligustrum lucidum Glossy Privet 7.5 24 NO 2 Poor Remove - Development/ Health Ivy infestation, CR by fence 22 unknown unknown 3.3, 3 20 NO 0 Poor Remove - Development/ Health Ivy infestation, CR by oak, Dead HMH 6 of 25 05/09/2022 THOMAS JAMES HOMES 132 Occidental Avenue | Trees Existing THOMAS JAMES HOMES 132 Occidental (Existing Site) 140 Occidental 132 Occidental (Proposed Site) 136 Occidental 128 Occidental 124 Occidental 140 Occidental 136 Occidental 128 Occidental 124 Occidental 132 Occidental Avenue | Streetscape THOMAS JAMES HOMES 132 Occidental Avenue | Neighborhood THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Two-Story Home REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 12'-0"FFE = 101.4' 126.75' ROOF PLAN PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 FRONT TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 126.75' E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Two-Story Home WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY GRAND HARBOR DESIGN 11, PLAIN SHORT WINDOW FRONT DOOR MASONITE VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR 3/4 LITE 3 SDL 1 PANEL SIDELITES FENCE STAIN SEMI-SOLID PEPPERWOOD 132 OCCIDENTAL AVENUEBURLINGAME, CALIFORNIA 9401003.21.22 PLAN B33 V2 A TRADITIONAL MAYA ZIAEI BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS PURE WHITE SW 7OO5 o FASCIA & EAVES o HEADERS o POSTS, BEAMS & RAILS o TRIM o HORIZONTAL TRIM BELOW SHINGLES SNOWBOUND SW 7004 o SIDING o GABLE SHINGLES HOUSE NUMBERS GAF ROOF SHINGLES CHARCOAL EXTERIOR LIGHT FIXTURE 6.5”W x 6”D x 16.5”H TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR o SHUTTERS o TRIM BETWEEN DOOR AND SIDELITES o DRIVEWAY GATE WINDOW FRAMES: BLACK GARAGE DOOR CLOPAY GRAND HARBOR DESIGN 11, PLAIN SHORT WINDOW FRONT DOOR MASONITE VISTAGRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR 3/4 LITE 3 SDL 1 PANEL SIDELITES EXTERIOR RENDERINGS (NOT TO SCALE) ELDORADO STONE TUNDRA BRICK -CHALK DUST MORTAR: ORCO SNOW WHITE FENCE STAIN SEMI-SOLID PEPPERWOOD WINDOW FRAMES MARVIN ALL ULTREX WINDOWS FIBERGLASS - 2w2h BLACK FRAMESTHOMAS JAMES HOMES 132 Occidental Avenue | Proposed Two-Story Home 6 513 1014 6 15 5 7 13 1014 11 6 7 8 2 3 4 7 8 REVISIONS JOB NUMBER:918-21248 COPYRIGHT BASSENIAN LAGONI ARCHITECTS C 2019 Date: 2nd PLAN CHECK 06/21/22 255 Shoreline Suite 428 Redwood City, CA 94065 Phone: (916) 869-6639 624 Myrtle St. Redwood City, CA 94061 BLA PLAN # DETAILS NOTE: REFER TO GENERAL NOTES SHEETS FOR FURTHER INFORMATION PLAN B28V3-TR D.4 11 26 1 10 7 59 REVISIONS Date: 2nd PLAN CHECK 06/21/22 255 Shoreline Suite 428 13 1014 9 15 13 1014 11 9 : 6-23-22THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Details REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'NG = 100.1' +100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE FFE = 101.4' 126.75' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 3:123:12FRONT TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 126.75' E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 12'-0"FFE = 101.4' 126.75' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 3:123:12FRONT TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 126.75' 0 8 . 2 3 . 2 2nian | Lagoni Architects 1 3 2 O C C I D E N T A L F r o n t & R e a r E l e v a t i o n s + R o o f P l a n E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES.1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"DECLINING HEIGHT ENVELOPE 126.75' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'7'-6"MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Two-Story Home REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'NG = 100.1' +100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE FFE = 101.4' 126.75' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 3:123:12FRONT TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 126.75' E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 12'-0"FFE = 101.4' 126.75' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 3:123:12FRONT TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 126.75' 0 8 . 2 3 . 2 2nian | Lagoni Architects 1 3 2 O C C I D E N T A L F r o n t & R e a r E l e v a t i o n s + R o o f P l a n E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES.1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"DECLINING HEIGHT ENVELOPE 126.75' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'7'-6"MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Two-Story Home LEFT ± 26'-9"1'-3"18'-5"10'-1"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' RIGHT9'-1"8'-1"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-5"± 26'-9"9'-1"30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' L e f t & R i g h t E l e v a t i o n s E L E V A T I O N S RIALS LEGEND: POSITION SHINGLE ROOF ENTITIOUS SHINGLES ENTITIOUS SIDING (5") ENTITIOUS TRIM/CORNER BOARD (5.5") K VENEER CH LIGHT RGLASS ENTRY DOOR RGLASS WINDOW ORATIVE SHUTTER ORATIVE COLUMN DOWS SHALL BE SIMULATED TRUE LIGHTS WITH INTERIOR AND OR GRIDS AND A SPACER BAR EN THE GLASS PANES. LEFT ± 26'-9"1'-3"18'-5"10'-1"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' RIGHT9'-1"8'-1"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-5"± 26'-9"9'-1"30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' 0 8 . 2 3 . 2 22 Bassenian | Lagoni Architects Orchard Drive, Suite 100 rt Beach, CA USA 92660 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L L e f t & R i g h t E l e v a t i o n s E L E V A T I O N S A3.1 S LEGEND: TION SHINGLE ROOF TIOUS SHINGLES TIOUS SIDING (5") TIOUS TRIM/CORNER BOARD (5.5") NEER GHT SS ENTRY DOOR SS WINDOW IVE SHUTTER IVE COLUMN WS SHALL BE SIMULATED TRUE HTS WITH INTERIOR AND RIDS AND A SPACER BAR HE GLASS PANES. THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Two-Story Home LEFT ± 26'-9"1'-3"18'-5"10'-1"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' RIGHT9'-1"8'-1"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-5"± 26'-9"9'-1"30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' L e f t & R i g h t E l e v a t i o n s E L E V A T I O N S RIALS LEGEND: POSITION SHINGLE ROOF ENTITIOUS SHINGLES ENTITIOUS SIDING (5") ENTITIOUS TRIM/CORNER BOARD (5.5") K VENEER CH LIGHT RGLASS ENTRY DOOR RGLASS WINDOW ORATIVE SHUTTER ORATIVE COLUMN DOWS SHALL BE SIMULATED TRUE LIGHTS WITH INTERIOR AND OR GRIDS AND A SPACER BAR EN THE GLASS PANES. LEFT ± 26'-9"1'-3"18'-5"10'-1"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' RIGHT9'-1"8'-1"8'-0"Hdr. Ht.7'-6"Hdr. Ht.1'-3"18'-5"± 26'-9"9'-1"30'-0" Max Ht.AVG. TOP OF CURB = 100.0' FFE = 101.4' 126.75' 0 8 . 2 3 . 2 22 Bassenian | Lagoni Architects Orchard Drive, Suite 100 rt Beach, CA USA 92660 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L L e f t & R i g h t E l e v a t i o n s E L E V A T I O N S A3.1 S LEGEND: TION SHINGLE ROOF TIOUS SHINGLES TIOUS SIDING (5") TIOUS TRIM/CORNER BOARD (5.5") NEER GHT SS ENTRY DOOR SS WINDOW IVE SHUTTER IVE COLUMN WS SHALL BE SIMULATED TRUE HTS WITH INTERIOR AND RIDS AND A SPACER BAR HE GLASS PANES. THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Two-Story Home THOMAS JAMES HOMES 132 Occidental Avenue | Proposed Detached Garage 3:123:129'-9"FRONT 11'-9 1/2"REAR RIGHT LEFT 9'-9"11'-9 1/2"0 8 . 2 3 . 2 2ght 2022 Bassenian | Lagoni Architects 1 3 2 O C C I D E N T A L G a r a g e E l e v a t i o n s E L E V A T I O N S IALS LEGEND: POSITION SHINGLE ROOF ENTITIOUS SHINGLES ENTITIOUS SIDING (5") ENTITIOUS TRIM/CORNER BOARD (5.5") K VENEER CH LIGHT RGLASS ENTRY DOOR RGLASS WINDOW ORATIVE SHUTTER ORATIVE COLUMN DOWS SHALL BE SIMULATED TRUE LIGHTS WITH INTERIOR AND OR GRIDS AND A SPACER BAR N THE GLASS PANES.3:123:129'-9"FRONT 11'-9 1/2"REAR RIGHT LEFT 9'-9"11'-9 1/2"0 8 . 2 3 . 2 2 J:\GROUP21\91821426\1426ELVB33V2.DWG pyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 2 4 8 9 1 8 . 2 1 4 2 6 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L B 3 3 V 2 A - T R G a r a g e E l e v a t i o n s E L E V A T I O N S A3.2 RIALS LEGEND: MPOSITION SHINGLE ROOF MENTITIOUS SHINGLES MENTITIOUS SIDING (5") MENTITIOUS TRIM/CORNER BOARD (5.5") CK VENEER ACH LIGHT ERGLASS ENTRY DOOR ERGLASS WINDOW ORATIVE SHUTTER ORATIVE COLUMN NDOWS SHALL BE SIMULATED TRUE D LIGHTS WITH INTERIOR AND IOR GRIDS AND A SPACER BAR EN THE GLASS PANES. REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 12'-0"FFE = 101.4' 126.75' FRONT TRADITIONAL ± 26'-9"1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 126.75' E L E V A T I O N S MATERIALS LEGEND: 1. COMPOSITION SHINGLE RO 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORN 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMU DIVIDED LIGHTS WITH INTERIO EXTERIOR GRIDS AND A SPAC BETWEEN THE GLASS PANES. THOMAS JAMES HOMES 132 Occidental Avenue | Changes in Design REAR 1'-3"19'-5"9'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.± 27'-7"AVG. TOP OF CURB = 100.0' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 3:123:12FRONT TRADITIONAL ± 27'-7"1'-3"19'-5"9'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'7'-6"AVG. NG = 99.9' 53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE E L E V A T I O N S Current Elevation • 9ft and 8ft plate heights • Reduced massing at 2nd floor • Reduced eave heights Previous Elevation • 9ft plate heights • Larger massing at 2nd floor THOMAS JAMES HOMES 132 Occidental Avenue | Changes in Design NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION LOT COVERAGE 31% REAR PORCH 358 SQ. FT. FRONT PORCH 84 SQ. FT. 1 - CAR DETACHED GARAGE 244 SQ. FT. TOTAL LIVING 3330 SQ. FT. ADU 454 SQ. FT. 2ND FLOOR 1457 SQ. FT. 1ST FLOOR 1419 SQ. FT. FLOOR AREA TABLE 1- CAR DETACHED GARAGE 4 BEDROOMS / 3.5 BATHS + LOFT NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3704 MAX)3645 SQ. FT. GARAGE 244 SQ. FT. REAR PORCH 358 SQ. FT. 2ND FLOOR 1,624 SQ. FT. 1ST FLOOR 1,419 SQ. FT. FAR TABLE REF. FRZ.DW T.C. MICRO. DROP GREAT ROOM 19 0 19 8X 9'-1" CLG. DINING 19 0 11 4X 9'-1" CLG. BEDROOM 4 (ADU) 10 9 12 4X 9'-1" CLG. ENTRY 9'-1" CLG. BA. 3 9'-1" CLG. KITCHEN 9'-1" CLG. GARAGE 206110X 9'-1" CLG. PDR. 9'-1" CLG. PANTRY SITTING (ADU) 15 2 11 0X 9'-1" CLG. REF. PAN OFFICE 9'-1" CLG. PORCH 12'-1" CLG. 13'-10 1/2"16'-6"21'-1"7'-9" 115'-3 1/2" 5'-4" 86'-2 1/2"12'-3"33'-0"25'-7 1/2"38'-9"16'-6"29'-1"40'-8"5'-6"41'-6 1/2"11'-11"6'-10"11'-7"REAR PORCH10'-1" CLG. 21'-1" 7'-5 1/2" 0 4 . 1 2 . 2 2 J:\GROUP21\91821426\1246FLRB33V2_TR.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 2 4 8 9 1 8 . 2 1 4 2 6 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L B 3 3 V 2 - T R F I R S T F L O O R A1.0 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION LOT COVERAGE 30% REAR PORCH 266 SQ. FT. FRONT PORCH 96 SQ. FT. 1 - CAR DETACHED GARAGE 244 SQ. FT. TOTAL LIVING 3324 SQ. FT. ADU 455 SQ. FT. 2ND FLOOR 1453 SQ. FT. 1ST FLOOR 1416 SQ. FT. FLOOR AREA TABLE 1- CAR DETACHED GARAGE 4 BEDROOMS / 3.5 BATHS + LOFT NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3548 MAX)3547 SQ. FT. GARAGE 244 SQ. FT. REAR PORCH 266 SQ. FT. 2ND FLOOR 1,620 SQ. FT. 1ST FLOOR 1,417 SQ. FT. FAR TABLE REF. FRZ. DW T.C. MICRO. DROP GREAT ROOM 18 4 19 8X 9'-1" CLG. DINING 21 2 11 4X 9'-1" CLG. BEDROOM 4 (ADU) 10 9 12 4X 9'-1" CLG. ENTRY 9'-1" CLG. BA. 3 9'-1" CLG. KITCHEN 9'-1" CLG. GARAGE 20 6 11 0X 9'-1" CLG. PDR. 9'-1" CLG.SITTING (ADU) 15 2 11 0X 9'-1" CLG. REF. WALK-IN PANTRY 9'-1" CLG. PORCH 12'-1" CLG. 20'-4"15'-6"21'-1"7'-9" 114'-3 1/2" 5'-4" 84'-6 1/2"12'-3"33'-0"25'-7 1/2"38'-1"15'-6"29'-1"40'-8"5'-6"40'-10 1/2"11'-11"7'-10"11'-7"REAR PORCH10'-1" CLG. 21'-1" 0 8 . 2 3 . 2 2 J:\GROUP21\91821426\1426FLRB33V2_TR.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 24 8 9 1 8 . 2 1 4 2 6 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L B 3 3 V 2 A - T R F I R S T F L O O R A2.0 ADU Notes: - Refrigerator has separate doors for the refrigerator and freezer compartments - Cooking facility is a permanent stove and/or oven - Cabinets and storage. Current Floor Plans • Flipping the first floor to align the rear porch with the garage side • Replaced doors at dining with windows • Centralized Rear Porch creating more articulation at rear elevation Previous Floor Plans • Access to house from garage on opposite sides • Dining has doors that open up to driveway • Rear Porch off left edge THOMAS JAMES HOMES 132 Occidental Avenue | Changes in Design NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION LOT COVERAGE 31% REAR PORCH 358 SQ. FT. FRONT PORCH 84 SQ. FT. 1 - CAR DETACHED GARAGE 244 SQ. FT. TOTAL LIVING 3330 SQ. FT. ADU 454 SQ. FT. 2ND FLOOR 1457 SQ. FT. 1ST FLOOR 1419 SQ. FT. FLOOR AREA TABLE 1- CAR DETACHED GARAGE 4 BEDROOMS / 3.5 BATHS + LOFT NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3704 MAX)3645 SQ. FT. GARAGE 244 SQ. FT. REAR PORCH 358 SQ. FT. 2ND FLOOR 1,624 SQ. FT. 1ST FLOOR 1,419 SQ. FT. FAR TABLE REF. FRZ.DW T.C. MICRO. DROP GREAT ROOM 19 0 19 8X 9'-1" CLG. DINING 19 0 11 4X 9'-1" CLG. BEDROOM 4 (ADU) 10 9 12 4X 9'-1" CLG. ENTRY 9'-1" CLG. BA. 3 9'-1" CLG. KITCHEN 9'-1" CLG.PDR. 9'-1" CLG. PANTRY SITTING (ADU) 15 2 11 0X 9'-1" CLG. REF. PAN OFFICE 9'-1" CLG. PORCH 12'-1" CLG. 13'-10 1/2"16'-6"21'-1"7'-9" 115'-3 1/2" 5'-4" 86'-2 1/2"12'-3"33'-0"25'-7 1/2"38'-9"16'-6"5'-6"41'-6 1/2"11'-11"6'-10" REAR PORCH10'-1" CLG. 21'-1" 7'-5 1/2" 0 4 . 1 2 . 2 2 J:\GROUP21\91821426\1246FLRB33V2_TR.DWG 2 4 8 9 1 8 . 2 1 4 2 6 u r l i n g a m e , C a l i f o r n i a 3 2 O C C I D E N T A L B 3 3 V 2 - T R I R S T F L O O R A1.0 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION TOTAL FAR (3548 MAX)3547 SQ. GARAGE 244 SQ REAR PORCH 266 SQ 2ND FLOOR 1,620 SQ 1ST FLOOR 1,417 SQ FAR TABLE REF. FRZ. DW T.C. MICRO. DROP GREAT ROOM 18 4 19 8X 9'-1" CLG. DINING 21 2 11 4X 9'-1" CLG. BEDROOM 4 10 9 12 4X 9'-1" CLG. KITCHEN 9'-1" CLG. GARAGE 20 6 11 0X 9'-1" CLG. PDR. 9'-1" CLG.WALK-IN PANTRY 9'-1" CLG. 15'-6"21'-1"7'-9" 114'-3 1/2" 84'-6 1/2" 38'-1"15'-6"29'-1"40'-8"40'-10 1/2"11'-7"REAR PORCH10'-1" CLG. 21'-1" Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 Newport Beach, CA USA 92660 0 24 8 9 1 8 . 2 1 4 2 6 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L B 3 3 V 2 A - T R F I R S T F L O O R ADU Notes: - Refrigerator has separate doors for the ref and freezer compartments - Cooking facility is a permanent stove and/o - Cabinets and storage. REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 12'-0"FFE = 101.4' 126.75' FRONT TRADITIONAL FFE = 101. AVG. NG = (100.04'+100.23')/2 12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 126.75' Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 Newport Beach, CA USA 92660 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L F r o n t & R e a r E l e v a t i o n s + R o o f P l a n E L E V A T I O N S M 1 2 3 4 5 6 7 8 9 1 N A D E B REAR 1'-3"18'-5"9'-1"8'-1"7'-6"Hdr. Ht.8'-0"Hdr. Ht.± 26'-9"AVG. TOP OF CURB = 100.0'AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1' AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 12'-0"FFE = 101.4' ROOF PLAN TRADITIONAL 1/8"=1'-0"PITCH: 6:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: COMPOSITION 3:12 3:123:12FRONT TRADITIONAL ± 26'-9"1'-3"19'-5"9'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.FFE = 101.4' AVG. NG = 100.1' (100.04'+100.23')/2 = 100.1'AVG. TOP OF CURB = 100.0'12'-0"7'-6"AVG. NG = 99.9' (99.53+100.36')/2 = 99.9' DECLINING HEIGHT ENVELOPE 0 5 . 3 1 . 2 2agoni Architects te 100 92660 B u r l i n g a m e , C a l i f o r n i a 1 3 2 O C C I D E N T A L F r o n t & R e a r E l e v a t i o n s + R o o f P l a n E L E V A T I O N S A3.0 MATERIALS LEGEND: 1. COMPOSITION SHINGLE ROOF 2. CEMENTITIOUS SHINGLES 3. CEMENTITIOUS SIDING (5") 4. CEMENTITIOUS TRIM/CORNER BOARD (5.5") 5. BRICK VENEER 6. COACH LIGHT 7. FIBERGLASS ENTRY DOOR 8. FIBERGLASS WINDOW 9. DECORATIVE SHUTTER 10.DECORATIVE COLUMN NOTE: ALL WINDOWS SHALL BE SIMULATED TRUE DIVIDED LIGHTS WITH INTERIOR AND EXTERIOR GRIDS AND A SPACER BAR BETWEEN THE GLASS PANES. 132 Occidental Avenue Thank you for your time! Our team is present to respond to any questions and feedback provided! NORTH1/8" = 1'-0"6111617192022155NP23421 7 8 9 10121318141NEW2-STORYRESIDENCE1-CARGARAGEOCCIDE N T A L A V E N U E 0 8 . 2 3 . 2 2J:\GROUP21\91821426\XARCHSITE_132 OCCIDENTAL.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RA1.0P R O P O S E D S I T E P L A N PROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 14'-11" *20'-0" or 25'-7" 4'-0"4'-0"15'-0"20'-0"16'-0"29'-1"4'- .5"11'- 8"35'- 5.5"35'- 5.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,500 SFLANDSCAPE IMPERVIOUS: 1,490 SFTOTAL: 3,990 SF40% OF LOT AREA: 6,886 SF X 40% = 2,754 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.ADU:ADU (LEFT / RIGHT):15'-0" or 14'-11" *4'-0" / 4'-0"18'-11"19'-6.5" / 11'- 8"* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS16.0'140 OCCIDENTAL6.0'14.5'12.5'19.8'14.5'16.8'27.5'N/AN/AAVG. CALC.ALLOWABLE SETBACK(10.3+16+14.5+12.5+19.8+14.5+16.8)/7 = 14.91'14.9' OR 14'-11"136 OCCIDENTAL132 OCCIDENTAL128 OCCIDENTAL124 OCCIDENTAL120 OCCIDENTAL118 OCCIDENTAL114 OCCIDENTAL10.3'144 OCCIDENTAL NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE30%REAR PORCH266 SQ. FT.FRONT PORCH96 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3324 SQ. FT.ADU455 SQ. FT.2ND FLOOR1453 SQ. FT.1ST FLOOR1416 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3.5 BATHS + LOFTNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3548 MAX)3547 SQ. FT.GARAGE244 SQ. FT.REAR PORCH266 SQ. FT.2ND FLOOR1,620 SQ. FT.1ST FLOOR1,417 SQ. FT.FAR TABLEREF.FRZ.DWT.C.MICRO.DROPGREATROOM184198X9'-1" CLG.DINING212114X9'-1" CLG.BEDROOM 4 (ADU)109124X9'-1" CLG.ENTRY9'-1" CLG.BA. 39'-1" CLG.KITCHEN9'-1" CLG.GARAGE206110X9'-1" CLG.PDR.9'-1" CLG.SITTING (ADU)152110X9'-1" CLG.REF.WALK-INPANTRY9'-1" CLG.PORCH12'-1" CLG.20'-4"15'-6"21'-1"7'-9"114'-3 1/2"5'-4"84'-6 1/2"12'-3" 33'-0"25'-7 1/2"38'-1"15'-6"29'-1"40'-8" 5'-6"40'-10 1/2"11'-11"7'-10"11'-7"REAR PORCH10'-1" CLG.21'-1"0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426FLRB33V2_TR.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RF I R S T F L O O RA2.0ADU Notes: - Refrigerator has separate doors for the refrigeratorand freezer compartments - Cooking facility is a permanent stove and/or oven - Cabinets and storage. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE30%REAR PORCH266 SQ. FT.FRONT PORCH96 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3324 SQ. FT.ADU455 SQ. FT.2ND FLOOR1453 SQ. FT.1ST FLOOR1416 SQ. FT.FLOOR AREA TABLE1- CAR DETACHED GARAGE4 BEDROOMS / 3.5 BATHS + LOFTNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3548 MAX)3547 SQ. FT.GARAGE244 SQ. FT.REAR PORCH266 SQ. FT.2ND FLOOR1,620 SQ. FT.1ST FLOOR1,417 SQ. FT.FAR TABLEPRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM150163XLAU.8'-1" CLG.D.W.BEDROOM 21091111X8'-1" CLG.SLOPED CLG.WALK-INCLOSET29 L.F.LOFT127166XSLOPED CLG.BEDROOM 31101111X8'-1" CLG.DN17 ROPENTOBELOWCURBLESS SHOWER15'-2"55'-11"71'-1"67'-1 1/2"13'-6 1/2"38'-1"17'-2" 12'-8 1/2"16'-11 1/2" 4'-9" 29'-8" 28'-6"6'-7"15'-6"0 8 . 2 3 . 2 2J:\GROUP21\91821426\1426FLRB33V2_TR.DWGCopyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 4 2 6B u r l i n g a m e , C a l i f o r n i a1 3 2 O C C I D E N T A LB 3 3 V 2 A - T RS E C O N D F L O O RA2.1 Item No. 9d Design Review Study City of Burlingame Commercial Design Review Address: 1305 Rollins Road Meeting Date: September 26, 2022 Request: Application for Commercial Design Review for exterior facade improvements to an existing multi- tenant commercial building. Property Owner: Black Mountain Properties, LLC APN: 026-132-080 Applicant and Architect: Steven Stept, Feldman Architecture Lot Area: 42,136 SF General Plan: Innovation Industrial Zoning: I/I (Innovation Industrial) Current Use: Industrial (Vehicle Service and Vehicle Repair) & Office Uses Proposed Use: No change in uses under this application. Allowable Use: Light industrial, research and development, business services and service commercial uses (such as automobile repair and maintenance). Project Summary: The subject property is located at the northwest corner of Rollins Road and Marsten Road and is zoned Innovation Industrial (I/I). North Carolan Avenue is located at the rear of the property, so there are three street frontages for this corner lot. The site measures 42,136 SF and contains a one story multi-unit commercial building. The building has five (5) separate tenant spaces and totals 23,871 SF in area. Currently, three of the existing five tenant spaces are vacant. Existing uses include automotive repair, automotive body work, office, and light industrial uses (see table on page 2 for detailed information). The proposed project includes exterior façade upgrades to the existing commercial building; no new floor area is being proposed and there would be no change in the overall building height. The scope of work includes demolition of the existing exterior finishes, plywood soffit at the entrances, existing storefronts, and overhead garage doors. New exterior materials would be installed including corrugated metal and stucco exterior siding, aluminum storefront windows, metal clad canopies, and new aluminum and glass overheard doors. There would be limited site work and would include new disabled-accessible parking spaces, parking space re- striping, new walkways, and new path of travel with truncated domes. Commercial Design Review is required when there are proposed changes to more than 50% of the building facades. The proposed exterior façades would include keeping all of the openings in the same locations on all three street facing façades, however all existing exterior materials would be changed to modernize the building. The changes are mainly focused on the Rollins Road and Marsten Road elevations. The façades of the existing building primarily contains a stucco finish. The Rollins Road frontage serves are the primary building frontage with recessed aluminum storefront entrances (for each unit) and windows with wood soffits above. There is prominent stone cladding at the Marsten Road and Rollins Road corner. Each of the units has a metal overhead, roll-up door for the garage/warehouse portion of the unit along the Rollins Road frontage; there is also a roll-up door on the North Carolan Avenue frontage. Each of the openings for the unit entrances and overhead roll-up doors on the Rollins Road frontage are angled to widen at the bottom. The proposed project would include squaring the openings on the Rollins Road frontage. The overhead roll up doors on North Carolan Avenue would remain, however the Rollins Road overhead roll up doors would be replaced with new aluminum and glass overhead doors (in the same openings); each would have a stucco surround that would project slightly beyond the façade. The proposed front elevation (Rollins Road) would include a new stucco base, corrugated metal siding with new metal coping at the top, and a metal canopy above the unit entrances. The existing site contains 35 parking spaces. The parking demand is driven by the uses proposed in each of the respective five (5) tenant spaces. Given that some of the spaces are currently vacant, the parking requirement will need to be revisited for each new tenant; if additional parking is required then there would be a Commercial Design Review 1305 Rollins Road Page 2 of 4 separate parking variance application independent of this design review project. The proposed project includes improvements to the parking and site conditions, with upgrades to the disabled-accessible parking resulting in a loss of one on-site parking space. For commercial uses, the code requires that vehicles turn around and exit the site in a forward direction. Currently, the project site is nonconforming because there are eight (8) parking spaces at the rear of the building (abutting North Carolan Avenue) that are parallel spaces and exit the site by backing onto the street. However, these spaces are considered existing nonconforming with no changes proposed. The following application is required for this project:  Commercial Design Review for exterior façade changes to an existing commercial building (Code Section 25.68.020(C)(3)(e)). 1305 Rollins Road Lot Area: 42,136 SF Plans date stamped: September 20, 2022 EXISTING PROPOSED ALLOWED/REQ’D Use: 1305-1307 Rollins Rd: 4,953 SF Martin Auto Color (Vehicle Services) No change Uses per C.S. 25.12.020 1309 Rollins Rd: 5,597 SF Mercedes Benz Auto Repair (vacant since 7/22) Will be marketed for similar use Uses per C.S. 25.12.020 1315 Rollins Rd: 4,447 SF Vehicle Services (Vacant) Will be marketed for similar use Uses per C.S. 25.12.020 1323 Rollins Rd: 4,447 SF SM Co. Mosquito Abatement District (office) No change Uses per C.S. 25.12.020 1331 Rollins Rd: 4,985 SF (Vacant since 1/22) No change Uses per C.S. 25.12.020 TOTAL: 23,871 SF No change 31,602 SF 1 (0.75 FAR) ¹ 0.75 x 42,136 SF = 31,602 SF Table continues on next page. Commercial Design Review 1305 Rollins Road Page 3 of 4 1305 Rollins Road Lot Area: 42,136 SF Plans date stamped: September 20, 2022 EXISTING PROPOSED ALLOWED/REQ’D Setbacks: Front (Rollins Rd): 47’-6” No change 10'-0" Side (Martsten Rd): (interior): 10’-0” 0’-0” 1 No change 10’-0” 10’-0” Rear (N. Carolan Ave): 9’-10” No change 0’-0” Lot Coverage: 23,871 SF 56.6% No change 29,495 SF 70% Building Height: 22’-1” No change 35’-0” Landscaping in Front setback area: 3,502 SF 8.3% No change 6,320 SF 15% Parking: Off-Street Parking: 35 ² 34 (1 space lost to comply with ADA requirements – no variance required) Parking is determined by use ratios 1:300 SF – office 1:800 SF – auto repair 1:1,500 SF – light industrial Additional parking may be required for intensification of use Exiting: 8 existing vehicles back onto street to exit site 3 (N. Carolan side) No change Vehicles must exit in forward direction Drive Aisle Width: Rollins Rd – 24’ N. Carolan - 23’-4” 3 No change 24’-0” Parking Space Dimension Area: 9’-0” x 16’ -0” 4 9’ x 18’ 8’-6” x 17’-0” ¹ Existing, nonconforming interior side setback; no change. ² Existing, nonconforming parking; no change (uses/parking will be analyzed with each new tenant). 3 Existing, nonconforming exiting for parallel parking spaces at the rear of the building; no change. 4 Existing, nonconforming parking space dimension. Commercial Design Review 1305 Rollins Road Page 4 of 4 Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. For mixed-use developments having two-thirds or more of the total gross floor area dedicated to residential use, compliance with the objective design standards adopted by ordinance or resolution; 2. Support of the pattern of diverse architectural styles in the area in which the project is located; 3. Respect and promotion of pedestrian activity in commercial and mixed-use zoning districts by placement of buildings to maximize commercial use of the street frontage and by locating off-street parking areas so that they do not dominate street frontages; 4. For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 5. Compatibility of the architecture with the mass, bulk, scale, and existing materials of surrounding development and appropriate transitions to adjacent lower-intensity development and uses; 6. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure and restores or retains existing or significant original architectural features; and 7. Provision of site features such as fencing, landscaping, and pedestrian circulation that complement on- site development and enhance the aesthetic character of district in which the development is located. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Catherine Keylon Senior Planner c. William Hagman, applicant and architect Black Mountain Properties, LLC, property owner Attachments: Application to the Planning Commission 2D Rendering 3D Rendering Notice of Public Hearing – Mailed September 16, 2022 Area Map 1305 Rollins Road 300’ noticing APN: 026-132-080 City of Burlingame Environmental Scoping and Design Review Study Address: 620 Airport Boulevard Meeting Date: September 26, 2022 Request: Environmental Scoping and Design Review Study for an application for Environmental Review, Commercial Design Review and Special Permits for Height and Development under Tier 3/Community Benefits for a two, new 9-Story Office/Research and Development buildings. Applicant and Property Owner: Boca Lake Office, Inc. c/o Jeremy Liu APN: 026-342-330 Architect: DGA, Inc., c/o Nial Malcolmson Zoning: BFC (Bayfront Commercial) General Plan: Bayfront Commercial Lot Area: 161,128 SF (3.69 acres) Adjacent Development: Hotels, Office buildings, Anza Lagoon Current Use: Airport Parking Proposed Use: Office/Research & Development Allowable Use: Office, including research and development office with associated laboratories. Note: This application was reviewed based on the new Zoning Ordinance, which became effective January 5, 2022. Environmental Review: David J. Powers (DJP) has been selected as the environmental consultant to prepare a CEQA checklist under Section 15183 of the California Environmental Quality Act (CEQA). This is based on an understanding that the proposed project would be consistent with the updated Burlingame General Plan. Therefore, it is assumed that efficiencies would be gained by tiering the CEQA review off of the General Plan EIR under CEQA Guideline Section 15162 and 15168. Section 15183 of the CEQA Guidelines mandate that projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project- specific significant effects that are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies. In approving a project meeting the requirements of this section, a public agency shall limit its examination of environmental effects to those which the agency determines: 1. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. 2. There’s no project-specific effects which are peculiar to the project or its site. 3. There’s no project-specific impacts which the GP EIR failed to analyze as significant effects. 4. There’s no potentially significant off-site and/or cumulative impacts which the GP EIR failed to evaluate. 5. There’s no substantial new information resulting in more severe impacts than anticipated by the GP EIR. Project Summary: The project site measures approximately 3.7 acres in size and is located on the east side of Airport Boulevard at 620 Airport Boulevard. The property is located north of the Hilton Hotel and abuts the Anza Lagoon on both the north and east sides. The site is currently occupied by a surface parking lot utilized for airport parking and shuttle service for people flying in and out of the San Francisco International Airport (SFO). There is only a small shed structure currently on the site. The site sits several feet below street level and is screened by landscaping. The project proposes to redevelop the site with two, new 9-story, office/research and development (R&D) buildings that would be located over two levels of parking. This site layout would create a plaza space in between Item No. 9e Environmental Scoping & Design Review Study Environmental Scoping and Design Review Study 620 Airport Boulevard 2 the buildings. Each building would have its own lobby area with a half-level of screened parking at the plaza level and a half level of flexible space opening to the plaza (above the two parking levels), each with seven (7) levels of office and/or lab space above. A vehicular drop-off, pick-up, and turnaround area is proposed in between the buildings; emergency vehicle access and service access is provided on the northern and southern edges of the property. This application is for an office/R&D building (life science use) that is not tenant specific. While the building would be constructed to accommodate a life science use with larger floor to ceiling heights (15’-6”), the tenant improvements would ultimately determine the end use of the space as either office or a life science use with office, research and development, and laboratories. The building is not being constructed for a specific tenant at this time and may in fact accommodate multiple tenants. Building A, the northern building, would be approximately 239,400 SF and Building B, the southern building, would be approximately 243,980 SF for a total of 483,380 SF (excluding parking areas). Each building would be approximately 158 feet tall to the top of the mechanical penthouse, with the average top of curb located at 11 feet; the tallest point would be the exhaust stacks at 163.2’. The two building structures would sit atop a parking podium. The proposed floor area ratio (FAR) for the site would be 3.0 (3.0 FAR maximum allowed). Vehicle access to the site would be provided from Airport Boulevard with three driveway approaches. The northern driveway would provide access to surface parking, the center (main) driveway would provide access to the below-grade parking and plaza level drop-off between the two proposed buildings, and the southern driveway would provide access to the plaza level parking and below-grade parking. The project would include a total of 838 parking spaces. Of the 838 parking spaces, 84 spaces would include electric vehicle (EV) charging stations. There would be five (5) surface parking spaces located on the northern edge that would be dedicated for users of the abutting Bay Trail. The project includes a bicycle storage rooms in both buildings that would accommodate 22 bicycles in each of the lobby areas, with an additional 44 bicycle parking spaces provided outside in front of each building on the plaza level. The project site does not directly abut the Anza Lagoon, but is flanked by the Bay Trail that wraps around the eastern edge of the property; this portion of land is owned by the State Lands Commission. A neighboring property owner has a leasehold interest on this portion of the Bay Trail directly abutting the subject property. The applicant is diligently pursuing negotiations with the State Lands Commission to obtain the rights to make improvements to this piece of land as part of their proposal. These improvements would include approximately 45,000 SF of new landscaping, public pathways, benches, picnic tables, and new terraced seating area facing Anza Lagoon. A network of walkways would be constructed to connect the existing Bay Trail to the public plaza on the project site. Furthermore, the project would also improve approximately 25,000 SF of the existing Bay Trail and adjacent landscaping, raise approximately 750 linear feet of embankment at the Anza Lagoon, and install new riprap-armored shoreline to enhance long-term shoreline sea level rise (SLR) resiliency. The applicant’s full intent is to get the project approved as proposed and obtain approval from the neighboring lease hold interest and the State Lands Commission. The base allowable FAR in the BFC zoning district is 1.0. This zoning district provides opportunity for an increased FAR in return for specific community benefits, with Planning Commission approval through a tiered zoning structure. The applicant is requesting development under Tier 3, which requires a minimum of three (3) community benefits to allow for a 3.0 FAR. The applicant is offering four (4) community benefits as provided in Code Section 25.12.040(C), which include the following: 1. Public Plaza – development of a 26,000 SF public plaza fronting Airport Boulevard. 2. Publically Accessible Park Space – creation of a 1.0 acres (45,000 SF) of improved space abutting the Bay Trail that would include landscaping, bicycle pathways, seating areas and large bleacher style seating area facing Anza Lagoon. Environmental Scoping and Design Review Study 620 Airport Boulevard 3 3. Climate Change Measures – to address sea level rise (SLR) by raising finished floor for occupied spaces to end of century elevations; energy efficiency and consumption designs includes all electric MEP (mechanical, electrical and plumbing) design to reduce carbon footprint; implementation of a Transportation Demand Management (TDM) plan. 4. Sea Level Rise Infrastructure – the construction of the project would raise the shoreline, Bay Trail, and adjacent park-like areas to minimum elevation of 17’, providing resilience through the end of the century (per City Council adopted “Map of Future Conditions”’); constructing approximately 750 LF of raised embankment at the Anza Lagoon. 5. Flexible Significant Community Benefit – the project includes 0.6 acres/25,000 SF of improved bay shore landscaping including rebuilding (paving) and widening the Bay Trail, adding seating areas, new lighting and new shoreline bank protection. The following applications are required for this project:  Design Review (Code Sections 25.12.060 and 25.68.020(C)(3)(a));  Special Permit for building height greater than 65 feet (163.2’ proposed) (Code Sections 25.12.030, Table 25.12-2 and 25.78.060(A)(2)); and  Special Permit for Community Benefits for increased Floor Area Ratio for a Tier 3 project (3.0 FAR proposed) (Code Sections 25.12.030, Table 25.12-2, 25.12.040, and 25.78.070(A)). The following table provides a summary of the project’s compliance with the BFC Zoning District development standards (C.S. 25.12.020 and Table 25.12-2). 620 Airport Boulevard Lot Area: 161,128 SF (3.66 acres) Plans date stamped: July 25, 2022 Proposed Allowed/Required Use and Floor Area Ratio: office/research & development 3.0 FAR ¹ 483,380 SF office/research & development 3.0 FAR 483,384 SF SETBACKS: Front: 25’-6” 10’-0” Left Side: 60’-0” 10'-0” Right Side: 30’-0” 10’-0” Rear: 10’-0” 10'-0” ¹ Special Permit for Development under Tier 3 for increased Floor Area Ratio to 3.0 FAR – with inclusions of at least three Community Benefits (Code Section 25.12.040). Table continues on next page. Environmental Scoping and Design Review Study 620 Airport Boulevard 4 Proposed Allowed/Required BUILDING ENVELOPE: Lot Coverage: 38% 61,228 SF 60% 96,676 SF Building Height: 163.2” to tallest point (roof stacks) 158.5’ to top of mechanical penthouses² 65’ above average top of curb (Airport Blvd) Special Permit required for heights exceeding this limit and FAA approval OFF-STREET PARKING: Number of Parking Spaces: Level P1: 48 spaces Level B1: 361 spaces Level B2: 429 spaces 838 total spaces* Compact: 164 spaces (19.5%) Standard: 632 spaces ADA: 17 spaces (some counted under EV too) EV: 84 spaces Clean Air: 101 spaces Motorcycle: 42 spaces Building A Level 1: 15,000 SF Level 2: 30,600 SF Levels 3 – 8: 193,800 SF (32,300 SF x 6) Total SF: 239,400 SF Building B Level 1: 19,580 SF Level 2: 30,600 SF Levels 3 – 8: 193,800 SF (32,300 SF x 6) Total SF: 243,980 SF TOTAL SF: 483,380 SF (50% office + 50% lab anticipated by applicant) 241,690 SF each Office: 805.63 spaces (1:300 SF ratio/241,690) Lab/R&D: 241.69 spaces (1:1,000 SF ratio/241,690) 1,047 spaces x 20% reduction for TDM (209) = 838 SPACES REQUIRED Compact Spaces: 164 compact spaces (19.5%) up to 20% of spaces over 20 or 167 spaces max Parking Space Dimensions: 8.5’ x 18’ (standard) 8’0” x 17’ (compact) 8.5’ x 18’ (standard) 8’ x 17’ (compact) ² Special Permit for building height (163.2’ proposed where more than 65’-0” requires a Special Permit) (Code Section 25.12.030). Environmental Scoping and Design Review Study 620 Airport Boulevard 5 Proposed Allowed/Required Back-Up Aisle: 24’-0” 24’-0” Bicycle Parking: 44 spaces (22 per bldg.) 44 bicycle parking space outside (plaza) Per CalGreen Building Code Driveway Width: 24’-0” and 30’-0” Two,12’ wide driveways or one, 18’ wide driveway Driveway Slope: None > 15%- complies (5-8%) Slopes > 15% require approval by the Dept of Public Works Heat Island Reduction: Complies (Sheet L.02) At least 50% of surface parking area shall be shaded by durable, permanent shad structures, trees or other approach EV Spaces: 84 spaces 10% or 84 spaces LANDSCAPING: Landscape buffer: 40’ landscape buffer provided Minimum 5’ landscape buffer where surface parking lot abuts a public street Total Site Landscaping: 22.1% of site 35,625 SF 20% of total site area 32,225 SF Landscaping in parking area: 26.6% 4,817 SF Parking Area: 18,074 SF (10% parking area: 1,807 SF) General Plan: In January 2019, the City adopted a new General Plan and certified the Environmental Impact Report (EIR). The General Plan designates this site as Bayfront Commercial. The Bayfront Commercial designation provides opportunities for both local and tourist commercial uses. Permitted uses include entertainment establishments, restaurants, hotels and motels, retail, and higher-intensity office uses. The General Plan Community Character Chapter IV, states that developed in this area should prioritize public access to the waterfront with designated public open space including open space easements to improvement local and regional trail plans, recreation and habitat preservation objectives. Because the project is an office/R&D development, it is consistent with the General Plan’s land use designation. Request for Special Permit for Building Height: The maximum building height allowed by right in the BFC Zoning District is 65 feet. Code Sections 25.12.030, Table 25.12-2 and 25.78.060(A)(2) state that properties in this district may exceed 65 feet in height with approval of a Special Permit. The applicant is requesting a Special Permit for the office/R&D building which would have an overall building height of 158.5’, as measured from the average top of curb elevation along Airport Boulevard to the top of the mechanical penthouse; 163.2’ is the maximum height as measured from average top curb to the exhaust stacks. On the rooftop, the proposed project would include a mechanical penthouse, an elevator penthouse/overrun, exhaust stacks, stair penthouse and freight elevator. These utilities would be located in the center of the building and would occupy approximately 17.7% of the rooftop surface. A 14’-0” tall louvered roof screening (as shown on sheet A-14) would surround the exterior perimeter of the combined utilities. The building height, as measured from the average top of curb along Environmental Scoping and Design Review Study 620 Airport Boulevard 6 Airport Boulevard to the top roof level of the highest occupied floor, would be 144.5’. The height to the top of the mechanical penthouse/roof screening would be 158.5’ and to the highest point at the top of the roof exhaust stacks the height would be 163.2’. Please refer to the attached Special Permit Application completed by the applicant. The project must also comply with Federal Aviation Administration (FAA) standards and has already received a “Determination of No Hazard to Air Navigation” for the project, dated July 18, 2022. Request for Tier 3/Community Benefits: To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission may grant increased FAR in return for provision of specific community benefits, if doing so is in the City’s interest and would help implement the General Plan and further, if these benefits cannot be realized without granting increased FAR. The BFC zoning standards includes “tiered” development standards requiring community benefits to be included in projects in order to achieve the highest FAR. The developer is requesting approval to develop this property consistent with Tier 3 development standards. Planning Commission approval is required for Tier 3 projects if it is determined that the project includes at least three (3) community benefits. These benefits are intended to provide public benefits in excess of the City’s normal requirements that would improve the quality of life of employees, residents, and/or visitors, or assist the City in implementing an approved plan or policy. The developer is proposing to provide the following five (5) community benefits (minimum of three (3) are required):  Public Plaza – Section 25.12.040(C)(1). – The applicant is proposing a public plaza as one of their community benefits under the Tier 3 development. The plaza would be located in between Building A and Building B and would be 26,000 SF in area. It would be accessible from Airport Boulevard and the Bay Trail. This area would provide short term bicycle parking, garden paths, drought tolerant native plants, lighting throughout the plaza, shade trees and public seating areas including trash and recycling receptacles.  Publicly Accessible Park Space – Section 25.12.040(C)(2). - The project includes providing approximately 1 acre of improved park space just inside of the Bay Trail (in between the Bay Trail and rear property line), that would look out onto the Anza Lagoon. This area would include landscaping, public pathways, terraced bleacher style seating area for scenic views of the lagoon and the Bay. This area would have native plantings and trees and would include paths connecting the Bay Trail to the public plaza. There would also be accommodations for interpretive signage and/or public art features.  Climate Change Measures - Section 25.12.040(C)(11). – The project has been designed to include climate change measures to address sea level rise (SLR), energy efficiency and consumption as well as other environmental protections. The building would be all electric with the MEPs (mechanical, plumbing and electrical) designed to reduce the carbon footprint. The building is located along a high quality transit corridor (Airport Boulevard) because there will be transportation shuttles that operate in 15 minute increments during peak commute times. The project would implement a Transportation Demand Management (TDM) plan to reduce single trips and driving to the site to reduce traffic impacts and lower emissions. The site would be designed with on-site water filtration for landscape designed to retain and mitigate storm water runoff. All of the native landscape materials would have lower water requirements and the site would be designed with efficient irrigation.  Sea Level Rise (SLR) Infrastructure - Section 25.12.040(C)(12). – The project includes improvements that would enhance long-term shoreline SLR resilience. The occupied building levels would have a minimum elevation of 17 feet. This elevation is based on the “Map of Future Conditions” adopted by Burlingame’s City Council and is intended to provide sea level rise resilience through end of century. These improvements also include new riprap-armored shoreline for 750 linear feet. The project improvements would raise the shoreline, bay trail, and adjacent improvements (publicly accessible park space) to a minimum elevation of 17 feet. Environmental Scoping and Design Review Study 620 Airport Boulevard 7  Flexible Significant Community Benefit – Section 25.12.040.C.13. - The project includes providing improvements to 0.6 acres/25,000 SF on the property that wraps around the eastern (Bay side) of the property. This area would include improving the Bay Trail by adding and restoring landscaping, rebuilding the Bay Trail to widen the trail to current standards with new paving. There would be new site lighting along the Bay Trail as well as seating areas with benches at the shoreline. There would be secondary paths created through native planning areas and new shade trees along with Bay Trail with wayfinding signage installed. Please refer to the attached Special Permit form completed by the applicant for development under the Tier 3 standards. In addition to the Special Permit, the applicant has provided detailed visual and written overview for the proposed Community Benefits with a legend map and detailed sheets with graphics provided for each of the offered benefits (see attachment). Off-Street Parking/Transportation Demand Management (TDM) Plan: With the proposed project, there would be a total of 483,380 SF of office and/or R&D uses on the site. Code Section 25.40.030 requires 1 space per 400 SF for office uses or 1 space per 1,000 SF of laboratory/R&D. If the entire building is utilized for office only, this would result in a total of 1,611 required off-street parking spaces or 483 off-street parking spaces if the entire building is utilized as lab/R&D. In a more likely scenario where 50% of the building is used for office and 50% is used for lab/R&D, a total of 1,047 off-street parking space would be required. The required off-street parking may be reduced by 20% through implementation of a Transportation Demand Management (TDM) Plan per the City’s Climate Action Plan policies and the Transportation Demand Management Chapter 25.43, which requires a TDM for any nonresidential development of 10,000 SF or more. Without a TDM, the proposed project would require 1,047 parking spaces, assuming 50% office/50% lab/R&D. However, the applicant has provided a TDM and the project has been designed to be parked assuming 50% (241,690 SF) as office and 50% (241,690 SF) as lab/R&D providing 838 on-site spaces, which meets the code requirement parking ratio of 1 space per 300 SF for office and 1 space per 1,000 SF of lab/R&D, with a 20% parking reducing applied (with the TDM). Of the 838 parking spaces for the new building, 84 spaces would be electric vehicle (EV) charging stations, 101 would be clean air parking spaces and there would be 42 motorcycle spaces. There would also be 17 surface parking spaces located along the north side of Building A and five (5) of these spaces would be dedicated for users of the abutting Bay Trail, as required by the Bay Conservation Development Commission (BCDC). The project would also include a bicycle storage room with capacity for 22 bicycles per building, with an additional 44 short term bicycle parking spaces on the exterior of the buildings within the plaza area. A TDM Plan was prepared by Fehr & Peers for the proposed project (see attached TDM Plan, dated July 2022). The purpose of the TDM Plan is to define specific TDM measures to be implemented by the project to meet the City’s TDM goal, which is that at least 20% of all employees regularly commute to work using modes other than single occupant vehicles (SOVs) or use an alternative work hour schedule. This would help to reduce traffic congestion, reduce greenhouse gas emissions and other air pollution, and reduce the demand for parking. The TDM Program is a component of the City/County Association of Governments of San Mateo County (C/CAG) Congestion Management Program (CMP) which provides guidelines for analyzing the impact of land use decisions made by municipalities in San Mateo County. Starting this year, the C/CAG TDM Policy requires that local jurisdictions implement specific measures to reduce SOV trips of all new developments that are expected to generate at least 100 average daily trips (ADT). C/CAG requires applicable projects to submit a TDM checklist, which outlines required TDM measures and strategies for different project sizes and uses, and monitor the program effectiveness beginning with a tenant travel survey two years after project occupancy. This is in addition to the reporting requirements prescribed in the City’s TDM regulations (Chapter 25.43). See Appendix A of the attached TDM Plan for the C/CAG non-residential TDM checklist. The proposed project would benefit from the allowed 20% parking reduction and the TDM plan provides implementation measures to encourage alternative forms of transportation and to reduce the parking demand. Environmental Scoping and Design Review Study 620 Airport Boulevard 8 Proposed TDM measures are described in greater detail in the TDM Plan, but in summary they include the following:  Bicycle Facilities - The Project would include 44 enclosed bicycle parking spaces and 44 short term bicycle racks outside in the center public plaza area and would provide facilities that encourage commuting to work by bicycle, including maintenance of secure bike parking, a bike repair station, showers, and personal lockers, and changing areas.  Increase Job Density – The Project provides higher job density compared to the national job density average. Higher job density results in shorter and fewer trips by single-occupancy vehicles. This measure also takes into account the presence of on-site complimentary land uses and amenities that would support reduced vehicle trips by providing services on-site.  Ridesharing Program - Ridesharing encourages carpooled vehicle trips in place of single-occupied vehicle trips, thereby reducing the number of trips, VMT, and GHG emissions. This measure will implement a ridesharing program and establish a permanent transportation management association with funding requirements for employers.  Carsharing Program – Carsharing offers people convenient access to a vehicle for personal or commuting purposes. This helps encourage transportation alternatives and reduces vehicle ownership, thereby avoiding VMT and associated GHG emissions.  Commute Trip Reduction Marketing- C/CAG requires tenants actively participate in Commute.org or a Transportation Management Association Equivalent program. This task requires information sharing and marketing by building tenant/employer to promote and educate employees about travel choices options for accessing the project site and guaranteed ride home service. C/CAG requires the tenant provide a transportation coordinator or an employee who will be responsible for supplying orientation and information to encourage employees to use non-SOV modes of commuting to work.  Subsidized or Discounted transit passes – C/CAG’s TDM Program requires a subsidy of up to $50 or 30% of the value of a monthly fare, whichever is cheaper. The proposed project would include a program that would provide such a subsidy.  Provide Employer-Sponsored Vanpool - This measure would require that an employer-sponsored vanpool service be established to promote cost-effective and convenient rideshare option for groups of 5 to 15 people. In most cases, vanpooling vehicles are leased and provided by employers, non- profit organizations, government agencies, or public-private partnerships. Tenants/employers should provide incentives, including financial, to help facilitate participation. The reduction measure equates to approximately 2 vanpool vehicles for every 1,000 employees.  Extend Transit Network Coverage or Hours – This measure would expand the local transit network by either adding or modifying existing transit service or extending the operation hours to enhance the service near the project site. Starting services earlier in the morning and/or extending services to late- night hours can accommodate the commuting times of alternative-shift workers. This would encourage the use of transit and therefore reduce VMT and associated GHG emissions.  Encourage Flex Time, Compressed Workweeks, and Telecommuting – Allowing flextime gives employees some flexibility in their daily work schedules. Flextime reduces peak period congestion directly by shifting trips to before or after peak periods and can also make ridesharing and transit use more feasible. Compressed work week allows employees to work fewer but longer days, thereby reducing the need to commute on the employee’s day off. Telecommuting functions similarly, allowing employees to work from home rather than the office, reducing vehicle travel on the days they work remotely. Environmental Scoping and Design Review Study 620 Airport Boulevard 9 There are other measures recommended in C.S. 25.43.030 that could be easily implemented once the tenants are known for this building, and such measures can be added to the TDM program. These include, free preferential carpool and vanpool parking and loading zones, and on-site amenities. Evaluating the performance and success of the TDM plan is essential to ensure TDM measures are implemented and effective. C.S.25.43.070 lays out specific requirements for TDM monitoring and evaluation. This code section states that the TDM holder (employer) is required to designate an official contact for the TDM program. This person would be responsible for administering carpool and vanpool ride-matching services and promotional programs, updates information on the information boards/kiosks, and is the official contact for the administration of the TDM annual report. The name and phone number of the designated TDM contact is required to be provided to the City. This section also requires that a TDM annual report to be submitted to the City of Burlingame. The report must be prepared by a qualified, independent consultant and paid for by the owner (or if applicable, tenant). The initial, or baseline, driveway trip count report is to be conducted and submitted one year after the granting of a certificate of occupancy for 75 percent or more of the project and then annually. The TDM report is required to consist of a quantitative measure of whether the volumes at the site’s driveways are meeting the goal. This annual report also needs to include information about the level of alternative mode-uses and/or provide trip counts, and in the event a 20 percent reduction in peak-hour vehicle trips and reduction in overall parking demand is not met, the report shall explain how and why the goal has not been reached; in such a circumstance the annual report must identify a work plan, to be approved by the City of Burlingame, which describes additional or alternative measures for implementation that would be necessary to enhance the TDM program to attain the TDM goal of a 20 percent reduction in peak-hour vehicle trips. The City would need to consider whether the employer/tenant has made a good faith effort to meet the TDM goals and may allow the owner (or if applicable, tenant) a six-month “grace period” to implement additional TDM measures to achieve the 20 percent vehicle trip reduction. A Traffic Impact Analysis Report (TIA) was prepared by Fehr and Peers, dated June 2022. This document is still under review by the City of Burlingame traffic engineers. The purpose of the report is to evaluate the project’s traffic impacts to the surrounding transportation system pursuant to requirements under CEQA. Landscaping: Landscaping proposed on and off the site is shown on the landscape plans, sheets L0.00 through L2.02. There is a significant amount of landscape improvements proposed (on and off site) as detailed in the community benefits section above. The project would remove approximately 44 existing trees, eight (8) of which require a Tree Removal Permit. There would be approximately 208 new trees planted. Landscaping would be provided throughout the project site, including in the plaza area, along the Bay Trail, and around the perimeters of the proposed buildings and surface parking lot. The proposed on-site landscaping area would total approximately 35,625 SF, and the off- site landscape improvements on the Bay Trail would total approximately 70,000 SF. The BFC District development standards require that 20% (32,225 SF) of the site be landscaped; the project is proposing 22.1% landscaping or 35,625 SF. In addition to this requirement, the code requires that a minimum of 10% (1,807 SF) of the parking area be landscaped and 26.6% (4,817 SF) of the surface parking area is proposed to include landscaping in compliance with this requirement. Shoreline Improvements/Bay Conservation and Development Commission (BCDC): On August 15, 2022 the proposed project was initially reviewed by BCDC’s Design Review Board. Evidence of final approval by the BCDC Board will be required to be provided to the City prior to building permit issuance. The project includes improving approximately a half an acre of shoreline and Bay Trail areas that abut the subject property. The Bay Trail is owned by the State Lands Commission and is currently leased to a nearly property owner. While the area is not owned by the applicant, they are proposing to widen the existing stretch of the Bay Trail that wraps the subject property and this would include significant improvement including adding seating, lighting, and native landscaping. The elevation of this improved Bay Trail would be increased to 17 feet to address sea level rise, (end of century estimated elevation) and as recommended on the City’s “Map of Future Conditions”. Environmental Scoping and Design Review Study 620 Airport Boulevard 10 The proposed podium on which the proposed buildings would stand would have a base flood elevation of approximately 17.0 feet to accommodate the sea level rise anticipated by the City of Burlingame’s Map of Future Conditions. The project would also include a sea-level rise interpretive feature on the southwest corner of the site, adjacent to the existing sidewalk along Airport Boulevard. The project would include a public pedestrian walkway connecting Airport Boulevard to the proposed plaza. From the plaza, a network of walkways would be provided that connect to the existing Bay Trail at several locations adjacent to the project site. Design Review: Design Review is required for new commercial buildings pursuant to Code Sections 25.12.090 and 25.68.020(C)(3). Design Review was instituted for commercial projects in 2001 with the adoption of the Commercial Design Guidebook. Design Principles for the Bayfront Commercial District are detailed in Code Section 25.12.060 and requires the proposed project to be reviewed by the Planning Commission for the following considerations based on Code Section 25.68.060(E): 1. Support of the pattern of diverse architectural styles in the area in which the project is located; 2. Respect and promotion of pedestrian activity in commercial and mixed-use zoning districts by placement of buildings to maximize commercial use of the street frontage and by locating off-street parking areas so that they do not dominate street frontages; 3. For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of surrounding development and appropriate transitions to adjacent lower-intensity development and uses; 5. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure and restores or retains existing or significant original architectural features; and 6. Provision of site features such as fencing, landscaping, and pedestrian circulation that complement on-site development and enhance the aesthetic character of district in which the development is located. In addition to the Commercial Design Guidelines above, there are design principles for the Bayfront Commercial Zoning District detailed in Code Section 25.12.060 and are required to be reviewed by the Planning Commission for the following considerations; where measurable standards are noted staff has provided calculations to demonstrate compliance: A. Design Intent. Development shall relate to both the street and to the Bay to provide view corridors from and across Bayshore Highway and Airport Boulevard, and to create gateways at key locations. Development shall support of the pattern of diverse architectural styles and the role of the shoreline in creating a network of interconnected open spaces. B. View Corridor Requirement. To provide a view corridor, the width of a structure or combined structures on a lot shall not obstruct more than 75 percent of the length of the property line along Bayshore Highway and Airport Boulevard, including setbacks. For purposes of this requirement, structure or combined structures shall not include architectural elements, by may include an elevated podium to accommodate flood elevations and/or parking.  Complies – 500’ lot width x 75% = 375’ max allowed structure length 250’ (50%) combined structure width Environmental Scoping and Design Review Study 620 Airport Boulevard 11 C. Support the Shoreline. On visually prominent sites and sites with shoreline as defined by the Bay Conservation and Development Commission, design shall fit the site and be compatible with surrounding development, support the Bay Trail and its park and recreational uses, provide for maximum user access, and support recreational use by those who work in the area as well as those who visit. Pedestrian amenities are encouraged along the shoreline adjacent to the Bay Trail. D. Orientation. Building entries shall be readily visible from the street and be easily identifiable, preferably on Bayshore Highway or Airport Boulevard. Buildings that are setback from the street shall have attractively landscaped plazas leading to the main building entry, and seating areas are encouraged in the front setback. Businesses at important intersections are encouraged to locate their entrances at the building corner.  To be determined by Planning Commission - Given the requirements under C.S. 25.12.050 related to sea level rise resiliency, the BFE is required to be 17 feet (based on Map of Future Conditions adopted by City Council). Therefore, the proposed finished floor of the plaza/level 1 of the proposed development would be 17’. The two new structures have been designed to be setback from the street with a landscaped plaza and the entrances are oriented more toward the interior plaza. Given that the finished floor level meets the City’s sea level rise resiliency map elevations, the project has worked well towards meeting this design objective. E. Ground Floor Transparency. At least 25 percent of the exterior walls on the ground floor or first level facing the street shall include windows, doors, or other openings.  The project meets this requirement with 33% first floor transparency as shown on Sheet A-9. F. Building Articulation. Each side of buildings shall have a cohesive approach to design and detail. Articulation of building and structural elements, including windows, entries, and bays shall be achieved. Design features such as canopies, trellis, and grillwork shall be designed as part of the building’s composition of design elements. A variety of materials should be used to articulate building elements, such as the base, the ground floor, and upper floors, if any. G. Building Design. The pattern of diverse architectural styles throughout the district and the role of the shoreline in creating a network of interconnected open spaces is encouraged. New developments shall implement a single architectural style for the project, with consistency among primary elements of the structure(s). H. Streetscape. Development shall respect and promote the streetscape through building placement to maximize the commercial use of the street frontage, off-street public spaces, and by locating parking to minimize its impact on street frontages. For properties with any water frontage, design shall be sensitive to the surrounding bodies of water, physical and visual presence of the Bay Trail, and the orientation of the prevailing winds. I. Location of Surface Parking. Surface parking areas shall be located to the sides and rear of the building, when feasible, to encourage a pedestrian-friendly street edge. No surface parking areas shall be located between any structure and the lot frontage, except for limited visitor parking areas. Driveways are allowed in the setback, but the driveways shall not be considered as landscaped area.  Complies – surface parking is only located on the left side of the lot and is setback 40’ from the front property line with a landscape buffer. J. Location and Design of Structured Parking. Structured parking shall be designed to be compatible with the architectural design and materials of the buildings. Environmental Scoping and Design Review Study 620 Airport Boulevard 12 K. Bird Friendly Design. All development shall incorporate bird-friendly design that minimizes potential adverse impacts to native and migratory birds, such as fritted or patterned glass, projecting architectural features, lighting design, and screening with trees.  The bird-friendly design elements that have incorporated into the project and are noted on Sheets A- 14 – A-17 and include the following: - Exterior glazing is composed of 45% opaque glazing. Glazing is high-performance to meet T24 energy requirement; - Exterior glazing system utilizes shadow boxes (recessed surfaces) to variegate exterior appearances; - Mullion extensions are provided in a random pattern to break up exterior expanses of glass; - External lighting will be minimized and shielded; and - Level 1 is recessed from the upper floors. L. Protection of the Bay Environment. Site features shall include orientation to minimize wind obstruction on San Francisco Bay, protection of the Bay environment, and landscaping and pedestrian circulation that enrich and enhance the existing recreation opportunities of the area, including extension of the Bay Trail as well as the commercial neighborhood.  The exterior materials are detailed on the elevation Sheets A-14 and also on Sheet A-21.The materials include: high performance glass, clear glass, aluminum metal cladding, shadow boxes, mullion extension fins, louvers and mechanical roof screens, split face CMU, concrete/stone ledger veneer, stabilized crushed stone, cast in place concrete with integral color and exposed aggregate finish. Public Facilities Impact Fees: The purpose of public facilities impact fees is to provide funding for necessary maintenance and improvements created by development projects. Public facilities impact fees are based on the uses and the amount of square footage to be located on the property after completion of the development project. Based on the proposed Office/R&D building, the estimated public facilities impact fees for this development project are approximately $4,978,151.40 and is required to be paid in full, prior to issuance of the building permit. The final fee amount will be calculated based on the fee schedule in effect at the time the building permit is issued, with half of the fees required at permit issuance and half due prior to the framing inspection. Commercial Linkage Fees: Commercial Linkage Fees are based on the land use and square footage for new commercial development projects. The intent of this fee is, in summary, to offset the demand for affordable housing that is created by new development and mitigate environmental and other impacts that accompany new commercial development. These fee calculations include gross square feet of floor area, excluding enclosed parking areas. In addition, the rates vary for prevailing wage and non-prevailing wage for labor used for the construction of the project. The fees for office uses are charged per square feet ($20.00 per SF if utilizing prevailing wages or $25.00 per SF if not utilizing prevailing wages). Based on the proposed Office/R&D building, the estimated Commercial Linkage Fee for this development project totals approximately $12,084,500 without prevailing wage and $9,667,600 with prevailing wage. The fee is required to be paid in full, prior to issuance of the building permit. The final fee amount will be calculated based on the fee schedule in effect at the time the building permit is issued. Bayfront Development Fees: Projects in the Bayfront are subject Bayfront Development fees; however, given the recent General Plan and Zoning Code Update, the Bayfront Specific Plan will be repealed and therefore projects will no longer require payment of Bayfront Development Fees. It is anticipated that by the time the final action hearing for this project is scheduled, the Bayfront Specific Plan will be repealed. Environmental Scoping and Design Review Study 620 Airport Boulevard 13 Planning Commission Action: 1. Environmental Scoping: As the first discussion item, the Planning Commission should review and take public comment on the proposed project and the areas of potential environmental effects as listed in the staff report. The Commission should add any additional effects of the project that it believes should be addressed in the CEQA document. 2. Design Review Study: As the second discussion item, the Commission should review the design of the project for the following considerations for commercial development, as outlined in Code Section 25.68.060(E) and 25.12.060 of the Bayfront Commercial Design Guidelines as detailed in the staff report above. Because a CEQA document is being prepared for this project, it is important that any changes to the building envelope be made early enough in the process so that any changes are reflected in the environmental review. Subsequent changes once the CEQA process has begun may result in the need for additional studies and analysis and will require additional time for the CEQA process to accommodate the review of such changes. Catherine Keylon Senior Planner c: Jeremy Liu, Boca Lake Office Inc., applicant and property owner DGA Inc., c/o Nial Malcolmson, architect Attachments: Application to the Planning Commission Commercial Application Special Permit Applications (Building Height/Tier 3 with Community Benefits Summary) Environmental Information Form Climate Action Plan (CAP) Consistency Checklist TDM Plan, prepared by Fehr & Peers, dated July 2022 Notice of Public Hearing – Mailed September 16, 2022 Area Map 1620 AIRPORT BLVD Community Benefits June 3, 2020 ITEM COMMUNITY BENEFITS SITE PLAN COMMUNITY BENEFIT #1: PUBLICLY ACCESSIBLE PLAZA COMMUNITY BENEFIT #2: PUBLICLY ACCESSIBLE PARK SPACE COMMUNITY BENEFIT #11: CLIMATE CHANGE MEASURES COMMUNITY BENEFIT #12: SEA LEVEL RISE INFRASTRUCTURE COMMUNITY BENEFIT #13: FLEXIBLE SIGNIFICANT COMMUNITY BENEFIT 620 AIRPORT BOULEVARD | COMMUNITY BENEFIT ITEMS | SUMMARY PAGE 2 3 4 5 6 7 1 City of Burlingame Climate Action Plan Consistency Checklist for New Development The purpose of this Checklist is to ensure that development projects comply with Burlingame’s 2030 Climate Action Plan Update (CAP) and may be eligible for streamlining the greenhouse gas (GHG) analysis for California Environmental Quality Act (CEQA) review. The Checklist applies to projects 10,000 sq. ft. and larger and/or six units or more. To be considered consistent with Burlingame’s CAP, projects must comply with the land use designations in Burlingame’s General Plan and implement at minimum the required CAP measures listed in the Checklist. Projects may then rely on the City’s CAP and related environmental review for the impact analysis of GHG emissions, as allowable under CEQA. The Checklist contains measures from the CAP that pertain to new development. Each measure is noted as either required or voluntary. Required measures are mandated by local or state ordinances. The voluntary measures represent goals of the City and projects are encouraged to address them. Proposed project that require a General Plan amendment or rezoning and/or do not address the required measures may have to prepare a project-specific GHG analysis and identify appropriate mitigation measures. Burlingame’s Climate Action Plan: https://www.burlingame.org/departments/sustainability/ Burlingame’s General Plan: https://www.burlingame.org/departments/planning/ Burlingame’s Reach Codes: www.burlingame.org/reachcode For questions regarding this Checklist or the CAP, please contact Sigalle Michael, Sustainability Coordinator at smichael@burlingame.org Contact Information Project Name: Property Address: If a consultant was used to complete this checklist, please provide their contact information: Consultant Name & Company: Consultant Phone & Email: Project Information Proposed land use (residential, commercial, industrial, mixed use, or other): Brief project description: Project size (sq. ft. and/or unit size): Is the proposed project seeking a General Plan amendment or rezoning?  Yes  No If yes, briefly explain why: 620 Airport Boulevard 620 Airport Boulevard, Burlingame, CA 94010 DGA, Karen Cribbins-Kuklin 415-312-1908; kkuklin@dga-mv.com Commercial lab/office 483,380 GSF Not required 2, 8-story buildings over 2 levels of podium parking for lab/office tenant 4 Complete Streets (CAP Measure 3): Develop a network of complete streets that support pedestrian and bicycle accessibility. Voluntary Measure Does the project include on-site pedestrian, transit, or cycling improvements, such as enclosed bike storage or employee showers?  Yes  No  NA What is the project’s walkscore (www.walkscore.com)? Describe any pedestrian/bicycle friendly measures used in the project: Burlingame Shuttle Service (CAP Measure 8): Increase awareness and use of local shuttles. Burlingame shuttle map: https://www.burlingame.org/departments/sustainability/ shuttles.php Voluntary Measure Is the project located near a shuttle station?  Yes  No How will shuttle information be distributed to occupants? Water Conservation for New Residential Developments (CAP Measure 17): Implement water conservation elements beyond CALGreen requirements, such as efficient landscaping and Energy Star rated appliances. Water Conservation Resources, https://www.burlingame.org/departments/public works /water conservation/index.php Voluntary Measure Does the project use Energy Star® rated dishwashers and clothes washers or go beyond CALGreen?  Yes  No  NA Describe any water conservation elements in the project: Construction Best Management Practices (CAP Measure 10): Require projects to implement the Air District’s Best Practices for Construction; and use electrically-powered construction equipment as available and feasible. Voluntary Measure Will the project use any electric off-road construction equipment?  Yes  No If yes, describe what electric construction equipment will be used: X 65 Class 1 and 2 bike storage provided. Showers and Changing Rooms. Access to Bay Trail with site amenities such as seating, landscape and shade. X X Drought tolerant landscape plantings and drip irrigation systems as required. X lifts, small vehicles 5 Increase the Public Tree Population (CAP Measure 20): Increase the number of trees in Burlingame. Voluntary Measure Will the project be adding new trees?  Yes  No  NA How many trees will be planted in the public right-of-way (like sidewalks)? How many trees will be planted on private property? X 90-trees (on CA State Lands/ Bay Trail/ Public Right-of-Way 48-trees Table of Contents–  Introduction ............................................................................................................................................................................. 1 Project Overview ..................................................................................................................................................................................................................................... 1 Project Setting .......................................................................................................................................................................................................................................... 2 Bicycle and Pedestrian Facilities ............................................................................................................................................................................................... 2 Transit Services ................................................................................................................................................................................................................................ 2 TDM Goals and Objectives .................................................................................................................................................................................................................. 5 Compliance with Local Requirements .................................................................................................................................................................................... 6 Roles and Responsibilities ................................................................................................................................................................................................................... 6 Transportation Demand Management Strategies ............................................................................................................... 8 Project TDM Elements ........................................................................................................................................................................................................................... 8 Trip Reduction Target ................................................................................................................................................................................................................ 11 Program Implementation ..................................................................................................................................................... 12 TDM Coordinator ................................................................................................................................................................................................................................. 12 Monitoring and Reporting ............................................................................................................................................................................................................... 12 Trip Reduction Goals .................................................................................................................................................................................................................. 12 Increase Job Density ................................................................................................................................................................................................................... 16 Implement Commute Trip Reduction Marketing ........................................................................................................................................................... 16 Subsidized Transit Passes ......................................................................................................................................................................................................... 18 Provide Employer-Sponsored Vanpool .............................................................................................................................................................................. 18 End-of-Trip Facilities .................................................................................................................................................................................................................. 18 Employee Survey ......................................................................................................................................................................................................................... 19 Encourage Flextime, Compressed Work Weeks, and Telecommuting ................................................................................................................... 19 Reduced Parking .......................................................................................................................................................................................................................... 19  Appendices  Appendix A – C/CAG Checklist Appendix B – Detailed Description of TDM Measures Appendix C – Sample Commute Survey  List of Figures  Figure 1. Existing and Planned Bicycle Facilities ................................................................................................................................................................................ 3 Figure 2. Existing Transit Service .............................................................................................................................................................................................................. 4  List of Tables  Table 1. TDM Roles and Responsibilities .............................................................................................................................................................................................. 7 Table 2. Project TDM Elements & Estimated Trip Reduction from ITE Rates ......................................................................................................................... 9 Table 3. Vehicle Trip Reduction Goal ................................................................................................................................................................................................... 11  This page intentionally left blank. 620 Airport Boulevard – Sample Commute Survey 1 620 Airport Boulevard TDM Monitoring & Reporting – Sample Commute Survey  NOTE: Questions should be tailored by tenants based on company policies such as work schedules,  available commuter benefits, etc.    1. What is your home zip code?  2. What are your typical work hours?  a. Start time:  b. End time:  3. Thinking about last week, how did you get to work on each of the following days? If you used more  than one, please indicate the way for the longest part of your trip.  a. Monday  b. Tuesday  c. Wednesday  d. Thursday  e. Friday  f. Saturday  g. Sunday  4. Thinking about last week, how did you leave work on each of the following days? If you used more  than one, please indicate the way for the longest part of your trip.  a. Monday  b. Tuesday  c. Wednesday  d. Thursday  e. Friday  f. Saturday  g. Sunday  5. Thinking about last week, how often did you leave the office in the middle of the day to get lunch or  run errands?  a. Yes, multiple times a day  b. Yes, once a day  c. Yes, a few times a week  d. No, I did not leave the office during the day  6. When you leave the office in the middle of the day, how do you typically travel to get lunch or run  errands?  a. Private vehicle  i. Drove my own private vehicle (Drive alone)  ii. Drove my own private vehicle (Carpool)  iii. Passenger in a private vehicle (Carpool)  b. Uber/Lyft/Taxi drop‐off  c. Transit  i. Caltrain  ii. SamTrans Bus  d. Bicycle  e. Walked  f. Bikeshare/E‐scooter  g. Other:  ____________  620 Airport Boulevard – Sample Commute Survey 2 7. What is most important to you when you choose how to get to work? (Select up to 3.)  a. Travel time  b. Cost  c. Convenience/flexibility  d. Reliability  e. Comfort/safety  f. Reducing pollution  g. Ability to make stops between home and work  h. Stress  8. If you typically use a non‐drive alone mode to commute to work, how can we better support your  commute?  a. Company subsidy for transit  b. Company subsidy for vanpool  c. Company subsidy for biking or walking  d. Lower parking rates for carpooling  e. Preferred parking for carpooling  f. Assistance using transit or biking  g. Assistance with   h. Flexible work schedule  i. Ride home in case of emergency  j. Incentive program (prizes or contests)  k. Other: _________  9. If you normally drive alone to work, what are your main reasons for doing so?  a. Need a car for work  b. Need a car for personal use during the work day  c. No reasonable transit option  d. No reasonable walking or biking option  e. No options for carpooling  f. Need a car for errands or to transport children  g. Cannot get home in an emergency  h. Cost of taking Caltrain  i. Other: ___________  10. If you usually drive alone to work, which of the following transportation options (other than driving  alone) would appeal most to you? (Select up to 3.)  a. Carpooling  b. Vanpooling  c. Transit  i. Caltrain  ii. SamTrans  d. Bicycling  e. Walking  f. Not interested in other transportation options for commuting  g. Other: _________  11. If you normally drive alone to work, what would encourage you to use a non‐drive alone mode to  commute to work? (Select up to 3.)  a. Company subsidy for transit  620 Airport Boulevard – Sample Commute Survey 3 b. Company subsidy for vanpool  c. Company subsidy for biking or walking  d. Parking cash‐out  e. Lower parking rates for carpooling  f. Preferred parking for carpooling  g. Assistance using transit or biking  h. Assistance finding carpool partners  i. Flexible work schedule  j. Ride home in case of emergency  k. Incentive program (prizes or contests)  l. Other: _________  12. Do you have other comments about your transportation options for commuting to work?  620 Airport Boulevard 500’ noticing APN #: 026-342-330 620 AIRPORT BLVD, BURLINGAME, CA BOCA LAKE OFFICE, INC RESPONSE TO PLANNING COMMENTS #3-JULY 12, 2022 A-1 DEVELOPMENT DATA BOCA LAKE OFFICE, INC PROJECT TEAM PROJECT DATA SHEET INDEX OWNER ARCHITECT LANDSCAPE CIVIL LIGHTING BOCA LAKE OFFICE, INC. 433 CALIFORNIA STREET, 7TH FLOOR SAN FRANCISCO, CA 94104 CONTACT: JEREMY LUI EMAIL: jlui@vassarproperties.com TEL: 415.266.9929 DGA planning | architecture | interiors 550 ELLIS STREET MOUNTAIN VIEW, CA 94043 CONTACT: KAREN KUKLIN EMAIL: kkuklin@dga-mv.com TEL: 650.943.1660 CMG 444 BRYANT STREET, SAN FRANCISCO, CA 94107 CONTACT: JUSTIN AFF EMAIL: jaff@cmgsite.com TEL: 202.531.2923 PROJECT NAME: 620 AIRPORT BLVD. PROJECT ADDRESS: 620 AIRPORT BOULEVARD BURLINGAME, CA 94010 CONSTRUCTION TYPE: I-A OCCUPANCY: B, L - LABORATORY ACCESSORY OCCUPANCY (FLEX SPACE): A3, M NUMBER OF STORIES: 8-STORY (HIGH RISE) EXISTING USE: PARKING PROPOSED USE: LIFE SCIENCE (LAB/ OFFICE) TOTAL EXISTING BUILDING AREA: 75 SF TOTAL AREA OF ALTERATION: 793,010 SF BASEMENT LEVEL 2 (GARAGE AREA) 141,333 SF BASEMENT LEVEL 1 (GARAGE AREA) 141,333 SF LEVEL 1 (GARAGE AREA) 26,964 SF LEVEL 1 (BUILDING AREA) 34,580 SF LEVEL 2 (BUILDING AREA) 61,200 SF LEVEL 3-8 (BUILDING AREA) 64,600 SF/FLOOR TOTAL BUILDING AREA 483,380 SF FLOOR AREA RATIO (F.A.R.) 3.0 LEGAL DESCRIPTION: PARCEL MAP 026-342-330 IN THE CITY OF BURLINGAME, COUNTY OF SAN MATEO, STATE OF CALIFORNIA ACCESSORS PARCEL NO. (APN): 026-342-330 ZONING DISTRICT: AA NET LOT AREA: 3.699 ACRES (161,128 SF) GOVERNING CODES PART 2: 2019 CALIFORNIA BUILDING CODE (CBC) PART 3: 2019 CALIFORNIA ELECTRICAL CODE (CEC) PART 4: 2019 CALIFORNIA MECHANICAL CODE (CMC) PART 5: 2019 CALIFORNIA PLUMBING CODE (CPC) PART 6: 2019 CALIFORNIA ENERGY CODE PART 9: 2019 CALIFORNIA FIRE CODE (CFC) PART 11: 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE PART 12: 2019 CALIFORNIA REFERENCE STANDARDS CODE CALIFORNIA CODE OF REGULATIONS, TITLE 8 (CAL OSHA) OTHER REGULATIONS BAY AREA AIR QUALITY MANAGEMENT DISTRICT (BAAQMD) CITY OF BURLINGAME MUNICIPAL CODES CITY OF BURLINGAME ADOPTED CODES, REGULATIONS AND ORDINANCES CITY PLAN CHECK NO: TBD BKF 255 SHORELINE DRIVE, SUITE 200, REDWOOD CITY, CA 94065 CONTACT: TIM HEFFERNAN EMAIL: theffernan@bkf.com TEL: 650.482.6427 SILVERMAN & LIGHT, INC. 1201 PARK AVE., SUITE 100, EMERYVILLE, CA 94608 CONTACT: JARED THEISS EMAIL: jared@silvermanlight.com TEL: 510.655.1200 SITE NORTHVICINITY MAP ANZA LAGOON HILTON HOTEL AIRPORT BOULEVARD SITE PLAN DRAWING NO. A-1 DRAWING NAME DEVELOPMENT DATA EXISTING SITE/DEMO PLAN BUILDING FLOOR PLAN - LEVEL 3-8 BUILDING B SECTION C-C PROPOSED SITE PLAN FIRE ACCESS PLAN (PLAZA & STREET LEVEL) TRASH COLLECTING MANAGEMENT ENTRY/FIRE ACCESS RAMP SECTIONS BUILDING ROOF PLAN MATERIALS AND COLORS EXISTING SITE COVERAGE LANDSCAPE COVER/ILLUSTRATIVE SITE PLAN LIGHTING PLAN LIGHTING CUTSHEETS PROPOSED SITE COVERAGE EXISTING TREE PLAN EARTHWORK EXHIBIT MATERIALS SCHEDULE CIVIL SITE PLAN STORMWATER MANAGEMENT PLAN SITE ACCESS - FIRE DEPARTMENT SITE ACCESS - SHUTTLE MATERIALS PLAN PLANTING SCHEDULE TREE PLAN PLANTING PLAN PARKING PLAN - BELOW GRADE PODIUM - B2 BUILDING B ELEVATIONS BUILDING A ELEVATIONS BUILDING A ELEVATIONS PARKING PLAN - BELOW GRADE PODIUM - B1 PARKING PLAN - LEVEL P1 (PLAZA PARKING) BUILDING A ELEVATIONS BUILDING FLOOR PLAN - LEVEL P1 (PLAZA) BUILDING SECTION A-A BUILDING FLOOR PLAN - LEVEL 2 BUILDING A SECTION B-B A-3 A-4 A-5 A-6 A-7 A-8 A-9 A-10 A-11 A-12 A-13 A-14 A-15 A-16 A-17 A-18 A-19 A-20 A-21 EXH-01 L-0.00 LPL.01 LPL.02 EXH-02 L-0.10 EXH-03 L-1.00 C-100 C-200 C-300 C-301 L-1.01 L-2.00 L-2.01 L-2.02 A-2 PROJECT DESCRIPTION The 620 Site is located on the north side of Airport Boulevard adjacent to the Anza Lagoon. The Site is approximately 3.7 acres, and predominantly paved with asphalt and currently utilized as short/long term parking for people flying in and out of SFO. Boca Lake Office, Inc. is seeking Entitlements to design and construct Class-A buildings for Office, Research & Development or Technology Use. Proposed design is for two eight-story buildings situated on a podium, over two levels of below grade parking. The podium creates a plaza space between the buildings with views to the Bay and access to the existing Bay Trail. Each building will have a Main Lobby, Flex-Space and covered parking on the 1st Floor, at Plaza Level, and Lab/Office space on the 2nd thru 8th Floors. There are three points of vehicular ingress/egress off of Airport Boulevard: West: Access to surface parking and below-grade parking, plus Service and Emergency Vehicle access. Central: Access up to the plaza level drop off, between the buildings plus Emergency Vehicle access. East: Automobile access to below-grade parking, plus Service and Emergency Vehicle access. BUILDING OCCUPIED AREA PARKING REQUIRED PARKING PROVIDED REQUIRED VEHICLES/1,000 SF Parking Garage 309,630 - 776 Podium West Building A 10,000 25 26 1.0/500 Podium East Building B 14,580 36 32 1.0/500 West Building A (7-lab/office floors)204,100 - - 50% Lab 102,050 255 - 1.0/800 50% Office 102,050 255 - 1.0/500 East Building B (7-lab/office floors)203,400 - - 50% Lab 101,700 254 - 1.0/800 50% Office 101,700 254 - 1.0/500 Site Parking - 33 Total 1,080 867 Accessible Parking (9'x18')- 22 18 2% of total Accessible Van (9'x18')- 4 4 every fraction of 6 EVCS Ready Spaces (8'-6"'x18')- 108 88 10% of total EVCS Parking (8'-6"'x18')- 101 80 10% of total Accessible EV (9'x18')- 3 3 Ambulatory EV (10'x18')- 3 3 Accessible EV Van (9'x18')- 1 2 Clean Air Vehicles (8'-6"'x18')- 130 104 12% of total Regular Parking Stalls (8'-6"'x18')- 821 657 TDM (ALLOWABLE REDUCTION)864 867 PARKING: 26 1 1 32 2 2 388 19 19 388 19 19 33 2 2 TOTAL 867 43 43 2 Floors 309,630 1 Floor 15,000 1 Floor 19,580 7 Floors 224,400 7 Floors 224,400 483,380 793,010 All Buildings - Grand Total FA (no garage) Site Parking West Building A Podium West Building A Parking Garage Podium East Building B All Buildings - Grand Total FA (with garage) West Building A FA SUMMARY (SF)BUILDING NAME Podium East Building B Podium West Building A East Building B East Building B SITE LOT AREA / SF ALLOWED FAR (3.0) PROPOSED FAR PROPOSED SITE COVERAGE (%) 620 Airport Blvd 161,128 483,384 3.00 38% TOTAL 161,128 483,384 3.00 38% 5.00 143.50 143.50 Roof Screen & Exhaust Stacks 19.70 163.20 FAA HORIZONTAL SURFACE 163.20 BIKES:0.05 PARKING PROVIDED BIKES REQUIRED (5%) LONG TERM BIKES REQUIRED (5%) SHORT TERM 26 1 1 32 2 2 388 19 19 388 19 19 33 2 2 TOTAL 867 43 43 2 Floors 309,630 1 Floor 15,000 1 Floor 19,580 7 Floors 224,400 7 Floors 224,400 483,380 793,010 Average existing site elevation All Buildings - Grand Total FA (no garage) Site Parking West Building A Podium West Building A Parking Garage Podium East Building B All Buildings - Grand Total FA (with garage) PROJECT ZONING ANALYSIS - FAR, HEIGHT, PARKING, BIKES West Building A FA SUMMARY (SF)BUILDING NAME Podium East Building B Podium West Building A BUILDING SITE FAR CALCULATIONS (3.0 Total Site Area): BUILDING HEIGHT (FT).: East Building B West Building A East Building B PROPOSED HEIGHT East Building B SITE LOT AREA / SF ALLOWED FAR (3.0) PROPOSED FAR PROPOSED SITE COVERAGE (%) 620 Airport Blvd 161,128 483,384 3.00 38% TOTAL 161,128 483,384 3.00 38% 5.00 143.50 143.50 Roof Screen & Exhaust Stacks 19.70 163.20 FAA HORIZONTAL SURFACE 163.20 BIKES:0.05 PARKING PROVIDED BIKES REQUIRED (5%) LONG TERM BIKES REQUIRED (5%) SHORT TERM 26 1 1 32 2 2 388 19 19 388 19 19 33 2 2 TOTAL 867 43 43 2 Floors 309,630 1 Floor 15,000 1 Floor 19,580 7 Floors 224,400 7 Floors 224,400 483,380 793,010 Average existing site elevation All Buildings - Grand Total FA (no garage) Site Parking West Building A Podium West Building A Parking Garage Podium East Building B All Buildings - Grand Total FA (with garage) PROJECT ZONING ANALYSIS - FAR, HEIGHT, PARKING, BIKES West Building A FA SUMMARY (SF)BUILDING NAME Podium East Building B Podium West Building A BUILDING SITE FAR CALCULATIONS (3.0 Total Site Area): BUILDING HEIGHT (FT).: East Building B West Building A East Building B PROPOSED HEIGHT East Building B SITE LOT AREA / SF ALLOWED FAR (3.0) PROPOSED FAR PROPOSED SITE COVERAGE (%) 620 Airport Blvd 161,128 483,384 3.00 38% TOTAL 161,128 483,384 3.00 38% 5.00 143.50 143.50 Roof Screen & Exhaust Stacks 19.70 163.20 FAA HORIZONTAL SURFACE 163.20 BIKES:0.05 PARKING PROVIDED BIKES REQUIRED (5%) LONG TERM BIKES REQUIRED (5%) SHORT TERM 26 1 1 32 2 2 388 19 19 388 19 19 33 2 2 TOTAL 867 43 43 2 Floors 309,630 1 Floor 15,000 1 Floor 19,580 7 Floors 224,400 7 Floors 224,400 483,380 793,010 Average existing site elevation All Buildings - Grand Total FA (no garage) Site Parking West Building A Podium West Building A Parking Garage Podium East Building B All Buildings - Grand Total FA (with garage) PROJECT ZONING ANALYSIS - FAR, HEIGHT, PARKING, BIKES West Building A FA SUMMARY (SF)BUILDING NAME Podium East Building B Podium West Building A BUILDING SITE FAR CALCULATIONS (3.0 Total Site Area): BUILDING HEIGHT (FT).: East Building B West Building A East Building B PROPOSED HEIGHT East Building B ALLOWED / REQUIRED PARKING: BUILDING A LEVEL 1: 15,000 SF LEVEL 2: 30,600 SF LEVELS 3-8: 193,800 SF (32,300 SF x 6) TOTAL AREA: 239,400 SF BUILDING B LEVEL 1: 19,580 SF LEVEL 2: 30,600 SF LEVELS 3-8: 193,800 SF (32,300 SF x 6) TOTAL AREA: 243,980 SF TOTAL BUILDING AREA: 483,380 SF (ANTICIPATED 50% OFFICE + 50% LAB) OFFICE (241,690 SF): 806 SPACES (1:300 SF RATIO) LAB/R&D (241,690 SF): 242 SPACES (1:1000 SF RATIO) TOTAL PARKING REQUIRED: 1,048 SPACES TDM (ALLOWABLE 20% REDUCTION): 838 SPACES PROPOSED PARKING PROVIDED: LEVEL P1: 48 SPACES (36 STANDARD; 12 COMPACT; 0 TANDEM; 0 MOTOCYCLE) LEVEL B1: 361 SPACES (241 STANDARD; 89 COMPACT; 6 TANDEM; 25 MOTOCYCLE) LEVEL B2: 429 SPACES (319 STANDARD; 63 COMPACT; 30 TANDEM; 17 MOTOCYCLE) TOTAL PARKING PROVIDED: 838 SPACES (596 STANDARD; 164 COMPACT 36 TANDEM; 42 MOTOCYCLE) BUILDING PARKING PROVIDED BIKES REQUIRED (5%) BIKE REQUIRED (5%) (LONG TERM) (SHORT TERM) Podium West Building A 419 Spaces 21 21 Podium East Building B 419 Spaces 21 21 TOTAL 838 Spaces 42 42 Average Existing Site Elevation West Building A East Building A Roof Screen & Exhaust Stacks Proposed Height FAA Horizontal Surface 5.00 144.53 144.53 18.67 163.20 163.20 NOTE: PER CBC CHAPTER 5. ALLOWABLE BUILDING HEIGHT AND BUILDING AREA IS “UNLIMITED” FOR B-OCCUPANCY & L-OCCUPANCY ON TYPE I-A CONSTRUCTION; MAXIMUM ALLOWABLE BUILDING STORY FOR L-OCCUPANCY IS 20 STORY W/ AUTOMATIC SPRINKLER SYSTEM INSTALLED PROJECT IS BEING DEVELOPMENT UNDER TEIR 3 WITH PROPOSED COMMUNITY BEHEFITS LISTED BELOW: 1. PUBLIC PLAZA 6. OFF-SITE INFRASTRUCTURE IMPROVEMENTS 8. HABITAT RESTORATION 11. CLIMATE CHANGE MEASURES 12. FLEXIBLE SIGNIFICANT COMMUNITY BENEFIT C-302 SITE ACCESS - PASSENGER VEHICLE A-2 EXISTING SITE LOT AREA: 3.699 ACRES (161,128 GSF)65’ AVER A G E SHORELI NE SETB A CK 100’ BCDCSHOR ELI N E B A N D A-3 PROPOSED SITE PLAN (PLAZA LEVEL) PROPOSED SITE PLAN SCALE: 1/20” = 1’ - 0” LANDSCAPE PLAZA ACCESS LOADING DROP-OFF 24'-0" 18'-0"9'-0"86'-7" 30'-0"25'-6"160'-0" 60'-0"22'-2 1/2"30'-0"31'-8"160'-0"10'-0"60'-0"25'-6"(6.3%)UP (8%)UP(10%)UP +14'-8" +16'-0" +11'-0"+11'-0"+11'-0" +4'-2" +16'-6" +16'-0"VAN6'-0"6'-0"6'-0"(60'x17') FUTURE ALT- SERVICE YARD BELOW (5%)(5%)+17'-0"+17'-0" +17'-0"+17'-0" 32'-0"(5%)(5%)(5%)(5%)(8%)UP(5%)(5%)+11'-0"(<8%)DN DN +4'-2" ACCESS B1 PODIUM +17'-0" +17'-0"+17'-0" 42'-0" (>33% TRANSPARENT) 42'-0" (>33% TRANSPARENT) EASEMENT FIRE ACCESS 60'-0"25'-0"VANVANVANE. GEN.(55'x24'-6")VANVANVAN17'-0"24'-6"24'-6" BELOW TRANS TRANS125’-0” (TOWER EDGE ABOVE)10’ SETBACK (SIDE)AIRPORT BLVD BAY TRAIL 10’ SETBACK (SIDE)15’ SETBACK (FRONT) 501’-6”258’-0”10’ SETBACK (REAR)302’-4”342’-2”500’-0” 160’-0”60’-0”25’-6”30’-0”25’-6”31’-8”30’-0”22’-2”160’-0”10’-0”60’-0” (N) FIRE ACCESS EASEMENT 50’-0”25’-0”LOT AREA: 3.669 ACRES (161,128 GSF) -EXISTING BUS SHELTER (~75 GSF) TO BE DEMOED -PROPOSED (N) BUILDING AREA: 483,380 GSF -PROPOSED (N) F.A.R.: 3.0 -(3) ENTRY RAMPS @ <10% SLOPE22’LOADING(+11’-0”)65’ AVER A G E SHORELI NE SETB A CK 100’ BCDCSHOR ELI N E B A N D A A LANDSCAPE PLAZA (2 LEVELS OF PODIUM PARKING BELOW) B B C C (FIRE ACCESS)(FIRE ACCESS)(FIRE ACCESS)(E)FH (E)FH (E)FH BUILDING A (8 STORY) 239,400 GSF BUILDING B (8 STORY) 243,980 GSF 125’-0” (TOWER EDGE ABOVE)260’-0”22’24’-0” 6’ SIDEWALK 6’ SIDEWALK(5) PUBLIC PARKING(BICYCLE PARKING)(BICYCLE PARKING)MAIN BLDG ENTRY MAIN BLDG ENTRY 32’-0” (EXIT DISCHARGE) (14’ HEIGHT CLEARANCE) (NOTE: DIRECT EXIT DIS- CHARGE FOR TOWER B AT B1 LEVEL. SEE SHEET A-7) A-4 FIRE ACCESS PLAN - PLAZA LEVEL & AIRPORT BLVD SCALE: 1/16” = 1’ - 0” FIRE ACCESS PLAN (PLAZA & STREET LEVEL) (EXIT DISCHARGE)(EXIT DISCHARGE) LANDSCAPE PLAZA ACCESS LOADING DROP-OFF 24'-0" 86'-7" 30'-0"25'-6"160'-0" 60'-0"22'-2 1/2"30'-0"31'-8"160'-0"10'-0"60'-0"25'-6"UP (8%)UP(10%)UP +14'-8" +11'-0"+11'-0"+11'-0" +4'-2" +16'-6" +16'-0"VAN6'-0"6'-0"6'-0"(60'x17') FUTURE ALT- SERVICE YARD BELOW (5%)+17'-0"+17'-0" +17'-0"+17'-0" 32'-0"(5%)(5%)(5%)(5%)(8%)UP(5%)(5%)+11'-0" (<8%)DN DN +4'-2" +17'-0" +17'-0"+17'-0" 42'-0" (>33% TRANSPARENT) 42'-0" (>33% TRANSPARENT) EASEMENT FIRE ACCESS 60'-0"25'-0"+16'-6"RM TOTO OFFICE PARKINGELEV LOBBY STAIRS VANVAN+17'-0"VANGUEST & ACCESSIBLEPARKINGSTAIRS SHIIPPING/ RECEIVING BIKE STORAGE FIRE ACCESS ONLY BLDG. SERVICES TRASH E +16'-0" W M E. GEN.(55'x24'-6")TRASHMPOEMAIL FREIGHT ELEVATOR STAIRS GUEST & ACCESSIBLEPARKINGBLDG SERVICES BELOW VANVANVANFREIGHT ELEVATOR LOBBY ELEV PARKINGTO OFFICE TORM STAIRS +17'-0" E BLDG. SERVICES W M MAIL (6.3%)(5%)20'-0"17'-0"24'-6"24'-6"MAIN ELEC/TRANSF.BIKE STORAGE /SHOWER TRANS TRANSFIRE COM. FIRE COM.R28'-0" MIN.R 2 8 ' - 0 " M I N .R28'-0" MIN.R 2 8 ' - 0 " M I N . (DASH-2000 CHASSIS) LEGEND FIRE TRUCK/APPARATUS FIRE ACCESS RAMPS FIRE ACCESS FROM STREET ACCESS RAMPS SECTION (SEE NEXT PAGE) MAIN TOWER ENTRANCES (150' FIRE ACCESS PATH) (150' FIRE ACCESS PATH)(150' FIRE ACCESS PATH)( 1 5 0 ' F IR E ACC E S S PA TH ) NOTE: FIRE ACCESS LANES/RAMPS AND TURNAROUNDS TO BE ALL- WEATHER VEHICULAR CONCRETE AND STRUCTURALLY SUPPORT OF MINIMUM 65,000 LBS. AIRPORT BLVD. A A C C (150' FIRE ACCESS PATH)(150' FIRE ACCESS PATH)(150' FIRE ACCESS PATH)(150' FIRE ACCESS PATH)B B BUILDING A BUILDING B 15'-0"32'-0"6'-0" ENTRY RAMP SECTION - A 15'-0"55'-6"213'-0 1/2" EL 11.0' (T.O.C. @ AIRPORT BLVD)6'-10"B1 @ EL 4.17' ACCESS DR @ EL 16.00' B2 @ EL -5.08' SIDEWALK @ EL 11.00'9'-3"15'-0" EL 14.67' 32'-0"6'-0" ENTRY RAMP SECTION - C 15'-0"27'-0"26'-0"15'-0"89'-8"15'-0" EL 11.0' (T.O.C. @ AIRPORT BLVD)12'-10"B1 @ EL 4.17' PLAZA @ EL 17.00' B2 @ EL -5.08' LV-2 @ EL 35.25' SIDEWALK @ EL 11.00' 121'-8"9'-3"EL 16.0' (WEST ACCESS DRIVE WAY) 25'-7"32'-0"6'-0" ENTRY RAMP SECTION - B 15'-0"24'-0"36'-0"15'-0"74'-4" EL 11.0' (T.O.C. @ AIRPORT BLVD)6'-10"B1 @ EL 4.17' PLAZA @ EL 17.00' B2 @ EL -5.08' LV-2 @ EL 35.25' SIDEWALK @ EL 11.00' 130'-7"9'-3"EL 17.0' (LANDSCAPE PLAZA) LV-2 @ EL 35.25' A-5 FIRE ACCESS RAMP SECTIONS SCALE: 1/16” = 1’ - 0” ENTRY/FIRE ACCESS RAMP SECTIONS A-6 TRASH COLLECTING MANAGEMENT TRASH COLLECTING MANAGEMENT LANDSCAPE PLAZA DROP-OFF 24'-0" 18'-0"9'-0"86'-7" 160'-0" 60'-0"22'-2 1/2"160'-0"10'-0"60'-0"25'-6"(6.3%)UP +16'-0" +11'-0"+11'-0" +16'-6" +16'-0"VAN18'-0"8'-6"6'-0"6'-0"24'-6"24'-6"(5%)(5%)+17'-0"+17'-0" +17'-0"+17'-0" 32'-0"(8%)UP(5%)(5%)+11'-0" (<8%)DN DN37'-8"21'-0"+17'-0" +17'-0"+17'-0" 42'-0"(>33% TRANSPARENT)42'-0"(>33% TRANSPARENT) +16'-6" (+/-5,000 SF) RM TOTO OFFICE PARKINGELEV LOBBY STAIRS +16'-6"VANEVVANEV+17'-0"VANEVGUEST & ACCESSIBLEPARKINGSTAIRS (12,000 SF) FLEX SPACE SHIIPPING/ RECEIVING BIKE STORAGE /SHOWER FIRE ACCESS ONLY BLDG. SERVICES +17'-0" TRASH E FIRE COM. +16'-0" +16'-0" W M E. GEN.(50'x24'-6")TRASHMPOEMAINELECMAIL38'-8"20'-0"FREIGHT ELEVATOR 24'-0"25'-0"14'-0"18'-0"+16'-6"STAIRS GUEST & ACCESSIBLEPARKINGBLDG SERVICES BELOW VANEVVANEVVANEVAMBU.FREIGHT ELEVATOR LOBBY ELEV PARKINGTO OFFICE FLEX SPACE TORM (14,580 SF) (+/-5,000 SF) BIKE STORAGE /SHOWER +16'-6" STAIRS +17'-0" +17'-0" E BLDG. SERVICES W M FIRE COM. MAIL 18'-0"5'-0"9'-0"9'-0"10'-0"9'-0" 24'-0"22'-0"14'-0"18'-0"8'-0"9'-0"24'-0"Standard -Roll Off - 35ftStandard -Roll Off - 35ftF.D 2 CY COMPOSTCONTAINER P200 COMPACTOR 2 CY COMPOSTCONTAINERAMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 890 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 SBROWN@TRASHMANAGE.COM DRAWING TITLE 620 BURLINGAME AIRPORT PROJECT NO. PROJECT CMDRAWN APPROVED DATE SCALE DRAWING NO. XX 1/32" = 1'-0" CONSULTANT SITE PLAN LEVEL 1 TR0.1 ARCHITECT OWNER / DEVELOPER NO.DATE ISSUED BYISSUE / REVISION VASSAR BUILDING A TRASH ENCLOSURES SEE PAGE TR1.0 06/30/2022 SC-T2-25 SC-T2-201CYAKRO CART1CYAKRO CARTFRONT PROFILE T2 COMPACTOR DIMENSIONS PROJECTED COLLECTION SCHEDULE: BLDG A TRASH ROOM WASTE COMPOST SERVICE:FREQUENCY:CONTAINER VOL / TYPE: 20CY ROLL OFF COMPACTOR 1.0x/wk 2x/wk(2) 2CY COMPACTED CONTAINERS 1.0x/wkRECYCLING25CY ROLL OFF COMPACTOR SHEET NOTES: CENTRAL TRASH COLLECTION AREA BUILDING A 1. CENTRAL TRASH COLLECTION AREA IS 1HR FIRE-RATED - RESTRICTED ACCESS. 2. FLOOR SHALL BE FINISHED WITH WATERPROOF COATING. FLOOR TO HAVE MINIMAL SLOPE (1° MAX) AND FLOOR DRAIN. FLOOR LEVEL UNDER COMPACTOR. 3. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH-GLOSS ENAMEL PAINT, 8'-0" AFF. 4. INSTALL WALL PROTECTION: 11 14"Hx6"W CONCRETE CURB AT BASE OF ALL NON-CONCRETE WALLS.5. (2) SELF CONTAINED COMPACTOR FOR WASTE(20CY) & RECYCLING(25CY). 6. (1) P200 VERTICAL COMPACTOR FOR COMPOST. PROVIDE 2CY COMPACTOR CONTAINERS. FULL CONTAINERS TO BE STAGED 2X PER WEEK IN FRONT OF ROLL-OFF COMPACTORS FOR SERVICE. 7. PP: COMPACTOR POWER PACKS SHALL BE FLOOR-MOUNTED. EACH PACK IS 3-PHASE, 208V. EACH PP NEEDS 30A DISCONNECT, 60" AFF. 8. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. REQUIRES 120V 15A SERVICE OUTLET. 9. HB: HOT AND COLD HOSE BIB SHALL BE WALL-MOUNTED 60" AFF. 15. (1) UNDEDICATED 120V 15A SERVICE OUTLET REQUIRED FOR STAFF MAINTENANCE PURPOSE. GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES. COMPACTOR POWER PACK 10HP MOTOR 3PH 208/230/460V W/ DUMPER CONTROLS & DISCONNECT POWER 2HP 1PH 115V SUPPLIED VIA NEMA PLUG 120V 15A SERVICE OUTLET. (TYP) ODOR CONTROL HOT/COLD HOSE BIB 1114"H x 6"W CURB (TYP.) ELECTRIC PALLET JACKF.D 2 CY COMPOST CONTAINER P200 COMPACTOR 2 CY COMPOSTCONTAINERF.D WALL PROTECTION CONCRETE CURB3 NTS WALL ASSEMBLY PERSCHEDULE (S.A.D.) EPOXY TO LAP OVER CURB AND EXTENDUPWARD UNDER WALL PANEL 6" (S.A.D.) EPOXY COVE BASE AND EPOXYFLOORS PER SCHEDULE (S.A.D.) CONCRETE SLAB (S.S.D.) 1114"Hx6"W CONCRETE CURBWALL PROTECTION WALL PANEL ASSCHEDULED +16'-0" SHIIPPING/ RECEIVING +16'-0" FREIGHT ELEVATOR TRASHMPOEMAINELEC38'-8"24'-0"25'-0"14'-0"18'-0"SD-20812DL DOUBLE LONG SCISSORS LIFT E11581 WINCH & E7740 MOUNT LOADING AND UNLOADING POSITION STAGING FOR FL COMPOST BINS AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 890 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 SBROWN@TRASHMANAGE.COM DRAWING TITLE 620 BURLINGAME AIRPORT PROJECT NO. PROJECT CMDRAWN APPROVED DATE SCALE DRAWING NO. XX 3/32" = 1'-0" CONSULTANT RECOMMENDED BUILDING A TRASH LAYOUT TR1.0 ARCHITECT OWNER / DEVELOPER NO.DATE ISSUED BYISSUE / REVISION VASSAR 06/30/2022 CLEARANCE REQUIREMENTS FOR ROLL-OFF PICK UP FRONT PROFILE T2 COMPACTOR DIMENSIONS PROJECTED COLLECTION SCHEDULE: BLDG B TRASH ROOM WASTE COMPOST SERVICE:FREQUENCY:CONTAINER VOL / TYPE: 20CY ROLL OFF COMPACTOR 1.0x/wk 2x/wk(2) 2CY COMPACTED CONTAINERS 1.0x/wkRECYCLING25CY ROLL OFF COMPACTOR 2 CY COMPOSTCONTAINERP200 COMPACTOR2 CY COMPOST CONTAINER SC-T2-20 1CYAKRO CART1CYAKRO CARTCOMPACTOR POWER PACK 10HP MOTOR 3PH 208/230/460V W/ DUMPER CONTROLS & DISCONNECT COMPACTOR POWER PACK 10HP MOTOR 3PH 208/230/460V W/ DUMPER CONTROLS & DISCONNECT SHEET NOTES: CENTRAL TRASH COLLECTION AREA BUILDING B 1. CENTRAL TRASH COLLECTION AREA IS 1HR FIRE-RATED - RESTRICTED ACCESS. 2. FLOOR SHALL BE FINISHED WITH WATERPROOF COATING. FLOOR TO HAVE MINIMAL SLOPE (1° MAX) AND FLOOR DRAIN. FLOOR LEVEL UNDER COMPACTOR. 3. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH-GLOSS ENAMEL PAINT, 8'-0" AFF. 4. INSTALL WALL PROTECTION: 11 14"Hx6"W CONCRETE CURB AT BASE OF ALL NON-CONCRETE WALLS.5. (2) SELF CONTAINED COMPACTOR FOR WASTE(20CY) & RECYCLING(25CY). 6. (1) P200 VERTICAL COMPACTOR FOR COMPOST. PROVIDE 2CY COMPACTOR CONTAINERS. FULL CONTAINERS TO BE STAGED 2X PER WEEK IN FRONT OF ROLL-OFF COMPACTORS FOR SERVICE. 7. PP: COMPACTOR POWER PACKS SHALL BE FLOOR-MOUNTED. EACH PACK IS 3-PHASE, 208V. EACH PP NEEDS 30A DISCONNECT, 60" AFF. 8. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. REQUIRES 120V 15A SERVICE OUTLET. 9. HB: HOT AND COLD HOSE BIB SHALL BE WALL-MOUNTED 60" AFF. 15. (1) UNDEDICATED 120V 15A SERVICE OUTLET REQUIRED FOR STAFF MAINTENANCE PURPOSE. GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES. POWER 2HP 1PH 115V SUPPLIED VIA NEMA PLUG 120V 15A SERVICE OUTLET. (TYP) ODOR CONTROL HOT/COLD HOSE BIB 1114"H x 6"W CURB (TYP.) ELECTRIC PALLET JACK F.D F.D WALL PROTECTION CONCRETE CURB3 NTS WALL ASSEMBLY PERSCHEDULE (S.A.D.) EPOXY TO LAP OVER CURB AND EXTENDUPWARD UNDER WALL PANEL 6" (S.A.D.) EPOXY COVE BASE AND EPOXYFLOORS PER SCHEDULE (S.A.D.) CONCRETE SLAB (S.S.D.) 1114"Hx6"W CONCRETE CURBWALL PROTECTION WALL PANEL ASSCHEDULED23'-0"14'-0"53'-0" 14'-0" STAGING FOR FL COMPOST BINS AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 890 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 SBROWN@TRASHMANAGE.COM DRAWING TITLE 620 BURLINGAME AIRPORT PROJECT NO. PROJECT CMDRAWN APPROVED DATE SCALE DRAWING NO. XX 3/32" = 1'-0" CONSULTANT RECOMMENDED BUILDING B TRASH AREA TR1.1 ARCHITECT OWNER / DEVELOPER NO.DATE ISSUED BYISSUE / REVISION VASSAR 06/30/2022 4'-2" 4'-2"LOBBYTOLOBBYTOSTAIRS STAIRS STAIRS FREIGHT ELEVATOR 45'-0"30'-0"45'-0"43'-6"15'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"30'-0"305'-0"STAIRS 45'-0"30'-0"45'-0" 470'-0"EVEVEVEVMECH.MECH.4'-2" 4'-2"EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEV43'-6"18'-0" 24'-0" 24'-0"24'-0"9'-0"18'-0" 24'-0"24'-0"8'-6"24'-0"24'-0"25'-9"9'-0"9'-0"8'-6"9'-0"18'-0"8'-6"9'-0"9'-0"8'-6"24'-0"16'-6"(<8%)43'-6" DN TO B2 RAMP ABOVE (9%)UP 24'-0" (8%)EVEVEVEVUP +11'-0" 4'-2"4'-2" +4'-2" SHIIPPING/ RECEIVING +4'-2"23'-0"EVEVEVEVTTTTTTTE. GEN. (50'x23') +4'-2" ACCESS B1 PODIUM EASEMENT FIRE ACCESS +4'-2"EVEVEVEVEVEVEVEVEV14'-0"53'-0" 14'-0" TRASH T2 CY COMPOSTCONTAINERP200 COMPACTOR2 CY COMPOSTCONTAINER F.D F.D AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 890 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 SBROWN@TRASHMANAGE.COM DRAWING TITLE 620 BURLINGAME AIRPORT PROJECT NO. PROJECT CMDRAWN APPROVED DATE SCALE DRAWING NO. XX 1/32" = 1'-0" CONSULTANT SITE PLAN LEVEL B1 TR0.2 ARCHITECT OWNER / DEVELOPER NO.DATE ISSUED BYISSUE / REVISION VASSAR BUILDING B TRASH ENCLOSURES SEE PAGE TR1.1 06/30/2022 RAMP UPPARKING PLAN - BASEMENT LEVEL B2 SCALE: 1/16” = 1’ - 0” PARKING PLAN - BELOW GRADE PODIUM - B2LOBBYTOSTAIRS STAIRS 15'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"30'-0"30'-0"63'-1"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"2'-1"305'-0"UP FIRE WATER STORAGE 470'-0"15'-0"230'-0"-5'-1"TOLOBBY-5'-1" -5'-1" -5'-1" -5'-1" -5'-1" STAIRS STAIRSMECH.MECH.24'-0"24'-0"8'-6"18'-0" 24'-0"24'-0"8'-6"24'-0"24'-0"24'-0"24'-0"9'-0"9'-0"8'-6"18'-0"8'-6"8'-6"24'-0"9'-0"24'-0"8'-6"24'-0"TTTTTT(<8%)TO B1 TTTTTTTTTTTTTTT45'-0"30'-0"45'-0"43'-6"45'-0"30'-0"45'-0"45'-0"15'-0"43'-6"18'-0"16'-6"43'-6" A-7 MECH. /BLDG SUPPORT BIKE STORAGE/SHOWER ACCESSIBLE STALLS (0) ACCESSIBLE EV STALLS (0) AMBULATORY EV STALLS (0) STANDARD EV STALLS (34) VANPOOL/CLEAN AIR STALLS (40) REGULAR/COMPACT STALLS (308) MOTOCYCLE STALLS (17) TANDEM PARKING STALLS (30) PROJECT PARKING TABULATION: STALL REQUIRED (CODE w/ TDM): 838 STALLS STALL PROVIDED: 838 STALLS ACCESSIBLE STALLS (2%): 17 STALLS ACCESSIBLE STANDARD (9’X18’) 12 STALLS ACCESSIBLE VAN (9’X18’) 5 STALLS EV PARKING STALLS (10%): 84 STALLS ACCESSIBLE EV (9’X18’) 3 STALLS AMBULATORY EV (10’X18’) 3 STALLS ACCESSIBLE EV VAN (9’X18’) 2 STALLS REGULAR EV PARKING (8’-6”X18’) 76 STALLS CLEAN AIR STALLS (12%) (8’-6”X18’): 101 STALLS TYP. PARKING STALLS (8’-6”X18’): 632 STALLS (<20%) COMPACT STALLS (8’-0”X17’): 164 STALLS (<5%) MOTOCYCLE STALLS (4’X8’): 42 STALLS TOTAL PARKING PROVIDED: 838 STALLS TOTAL B2 PARKING: 429 STALLS RAMP DNRAMP UPPARKING PLAN - BASEMENT LEVEL B1 SCALE: 1/16” = 1’ - 0” A-8 SCALE: 1/16” = 1’ - 0” PARKING PLAN - BELOW GRADE PODIUM - B1 4'-2" 4'-2"LOBBYTOLOBBYTOSTAIRS STAIRS STAIRS FREIGHT ELEVATOR 45'-0"30'-0"45'-0"43'-6"15'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"305'-0"STAIRS 45'-0"30'-0"45'-0"45'-0"15'-0" 470'-0"15'-0"230'-0"4'-2"4'-2" 4'-2" 43'-6"18'-0" 24'-0" 24'-0"24'-0"9'-0"18'-0" 24'-0"24'-0"8'-6"24'-0"24'-0"24'-0"25'-9"9'-0"9'-0"8'-6"9'-0"18'-0"8'-6"9'-0"9'-0"8'-6"24'-0"RAMP ABOVE 16'-6"(<8%)43'-6" DN TO B2 RAMP ABOVE (10%)UP 24'-0"MECH.FIRE PUMP RM.(10'-3")(10'-3")(ACCESS FROMAIRPORT BLVD)(8%)UP +11'-0" 4'-2"4'-2" +4'-2" SHIIPPING/ RECEIVING +4'-2"23'-0"TTTTTTE. GEN. (50'x23') +4'-2" ACCESS B1 PODIUM EASEMENT FIRE ACCESS +4'-2"14'-0"53'-0" 14'-0" TRASH 2 CY COMPOSTCONTAINERP200 COMPACTOR2 CY COMPOST CONTAINER 65'-0"25'-0"63'-1"30'-0"30'-0"2'-1"MAIN ELEC/TRANSMPOE TRANS(N) FIRE ACCESS EASEMENT (EXIT DISCHARGE) PROJECT PARKING TABULATION: STALL REQUIRED (CODE w/ TDM): 838 STALLS STALL PROVIDED: 838 STALLS ACCESSIBLE STALLS (2%): 17 STALLS ACCESSIBLE STANDARD (9’X18’) 12 STALLS ACCESSIBLE VAN (9’X18’) 5 STALLS EV PARKING STALLS (10%): 84 STALLS ACCESSIBLE EV (9’X18’) 3 STALLS AMBULATORY EV (10’X18’) 3 STALLS ACCESSIBLE EV VAN (9’X18’) 2 STALLS REGULAR EV PARKING (8’-6”X18’) 76 STALLS CLEAN AIR STALLS (12%) (8’-6”X18’): 101 STALLS TYP. PARKING STALLS (8’-6”X18’): 632 STALLS (<20%) COMPACT STALLS (8’-0”X17’): 164 STALLS (<5%) MOTOCYCLE STALLS (4’X8’): 42 STALLS TOTAL PARKING PROVIDED: 838 STALLS MECH. /BLDG SUPPORT BIKE STORAGE/SHOWER ACCESSIBLE STALLS (10) ACCESSIBLE EV STALLS (0) AMBULATORY EV STALLS (0) STANDARD EV STALLS (42) VANPOOL/CLEAN AIR STALLS (53) REGULAR/COMPACT STALLS (225) MOTOCYCLE STALLS (25) TANDEM PARKING STALLS (6) TOTAL B1 PARKING: 361 STALLS (EXIT DISCHARGE) (14’ HEIGHT CLEARANCE)LANDSCAPE PLAZA ACCESS LOADING DROP-OFF 24'-0" 18'-0"9'-0"86'-7" 30'-0"25'-6"160'-0" 60'-0"22'-2 1/2"30'-0"31'-8"160'-0"10'-0"60'-0"25'-6"(6.3%)UP (8%)UP(10%)UP +14'-8" +16'-0" +11'-0"+11'-0"+11'-0" (7.0%) +4'-2" +16'-6" +16'-0"VAN17'-0"8'-6"6'-0"6'-0"6'-0"(60'x17') FUTURE ALT- SERVICE YARD 24'-6"24'-6" BELOW (5%)(5%)+17'-0"+17'-0" +17'-0"+17'-0" 32'-0"(5%)(5%)(5%)(5%)(8%)UP(5%)(5%)+11'-0" (<8%)DN DN +4'-2" ACCESS B1 PODIUM +17'-0" +17'-0"+17'-0" 42'-0" (>33% TRANSPARENT) 42'-0" (>33% TRANSPARENT) EASEMENT FIRE ACCESS 60'-0"25'-0"+16'-6"RM TOTO OFFICE PARKINGELEV STAIRS +16'-6"VANVANVANGUEST & ACCESSIBLEPARKINGSTAIRS SHIIPPING/ RECEIVING BIKE STORAGE FIRE ACCESS ONLY BLDG. SERVICES TRASH E +16'-0" +16'-0" W M E. GEN.(55'x24'-6")TRASH2 CY COMPOST CONTAINER P200 COMPACTOR 2 CY COMPOSTCONTAINERMPOEMAIL38'-8"20'-0"FREIGHT ELEVATOR 24'-0"25'-0"14'-0"18'-0"MAIN ELEC/TRANSF.FIRE COM.+16'-6"STAIRS GUEST & ACCESSIBLEPARKINGBLDG SERVICES BELOW VANVANVANFREIGHT ELEVATOR ELEV PARKINGTO OFFICE TORM BIKE STORAGE /SHOWER +16'-6" STAIRS E BLDG. SERVICES W M MAIL FIRE COM.18'-0"5'-0"9'-0"9'-0"10'-0"9'-0"8'-0"9'-0"24'-0"18'-0"8'-6"TRANS TRANSPARKING PLAN - P1 PLAZA LEVEL SCALE: 1/16” = 1’ - 0” PARKING PLAN - LEVEL P1 (PLAZA PARKING) A-9 (TOWER EDGE ABOVE) 65’ AVER A G E SHOR E LI N E S E T B A C K 100’ BCD C SHORELI NE B A N D (TOWER EDGE ABOVE)LOADING(+17’-0”)(+17’-0”) (+11’-0”)RAMP UP(+9’-6”)RAMP UPRAMP UPBUILDING A BUILDING B OPEN TO BELOW (EXIT DISCHARGE)(EXIT DISCHARGE) (NOTE: DIRECT EXIT DIS- CHARGE FOR TOWER B AT B1 LEVEL. SEE SHEET A-7) PROJECT PARKING TABULATION: STALL REQUIRED (CODE w/ TDM): 838 STALLS STALL PROVIDED: 838 STALLS ACCESSIBLE STALLS (2%): 17 STALLS ACCESSIBLE STANDARD (9’X18’) 12 STALLS ACCESSIBLE VAN (9’X18’) 5 STALLS EV PARKING STALLS (10%): 84 STALLS ACCESSIBLE EV (9’X18’) 3 STALLS AMBULATORY EV (10’X18’) 3 STALLS ACCESSIBLE EV VAN (9’X18’) 2 STALLS REGULAR EV PARKING (8’-6”X18’) 76 STALLS CLEAN AIR STALLS (12%) (8’-6”X18’): 101 STALLS TYP. PARKING STALLS (8’-6”X18’): 632 STALLS (<20%) COMPACT STALLS (8’-0”X17’): 164 STALLS (<5%) MOTOCYCLE STALLS (4’X8’): 42 STALLS TOTAL PARKING PROVIDED: 838 STALLS(22 SHORT TERM BIKE STORAGE)(22 SHORT TERM BIKE STORAGE)(22 BIKE) (22 BIKE)10’ SETBACK (SIDE)10’ SETBACK (SIDE)15’ SETBACK (FRONT) 10’ SETBACK (REAR) FIRE ACCESS EASEMENT BIKE STORAGE ACCESS MECH. /BLDG SUPPORT BIKE STORAGE/SHOWER ACCESSIBLE STALLS (7) ACCESSIBLE EV STALLS (5) AMBULATORY EV STALLS (3) STANDARD EV STALLS (0) VANPOOL/CLEAN AIR STALLS (8) REGULAR/COMPACT STALLS (20) MOTOCYCLE STALLS (0) TANDEM PARKING STALLS (0) PUBLIC PARKING STALLS (5) TOTAL P1 PARKING: 48 STALLS LOBBY LOBBY 30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"37'-0"45'-0"45'-0"30'-0"279'-10"125'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"26'-10"45'-0"30'-0"45'-0" 125'-0"277'-10"8'-2"160'-0"+16'-6"STAIRS GUEST & ACCESSIBLEPARKING10'-0"+16'-6" (+/-5,000 SF) RM TOTO OFFICE PARKINGELEV LOBBY STAIRS +16'-6"VANVAN+17'-0" 42'-0" (>33% TRANSPARENT) 42'-0" (>33% TRANSPARENT)VANVANVANVANGUEST & ACCESSIBLEPARKINGSTAIRS (12,000 SF) FLEX SPACE SHIIPPING/ RECEIVING BIKE STORAGE FIRE ACCESS ONLY BLDG. SERVICES +17'-0" TRASH +16'-0" +16'-0" LOBBY ELEV PARKINGTO OFFICE FLEX SPACE TORM (14,580 SF) (+/-5,000 SF) STAIRS +17'-0" +17'-0" EMPOEW MMAIN ELEC/TRANSF.E. GEN.(55'x24'-6")TRASHW M E MAIL MAIL +16'-6" BLDG. SERVICES BLDG SERVICES BELOWFREIGHT ELEVATORFREIGHT ELEVATOR BIKE STORAGE /SHOWER FIRE COM. FIRE COM. LEVEL P1 FLOOR PLAN - BUILDING A (15,000 GSF) A-10 BUILDING FLOOR PLAN - LEVEL P1 (PLAZA) LEVEL P1 FLOOR PLAN - BUILDING B (19,580 GSF) SCALE: 1/16” = 1’ - 0”SCALE: 1/16” = 1’ - 0” PROJECT AREA TABULATION: NET LOT AREA: 3.699 ACRES (161,128 GSF)(E) BUILDING AREA TO DEMO: 75 GSFPROPOSED (N) BUILDING AREA: 483,380 GSFPROPOSED(N) F.A.R. 3.0 BUILDING A (OCCUPIED AREA): LEVEL P1 (PLAZA LEVEL): 15,000 GSF LEVEL 2: 30,600 GSF LEVEL 3: 32,300 GSF LEVEL 4: 32,300 GSF LEVEL 5: 32,300 GSF LEVEL 6: 32,300 GSF LEVEL 7 32,300 GSF LEVEL 8: 32,300 GSF TOTAL BUILDING A: 239,400 GSF BUILDING B (OCCUPIED AREA) LEVEL P1 (PLAZA LEVEL): 19,580 GSF LEVEL 2: 30,600 GSF LEVEL 3: 32,300 GSF LEVEL 4: 32,300 GSF LEVEL 5: 32,300 GSF LEVEL 6: 32,300 GSF LEVEL 7 32,300 GSF LEVEL 8: 32,300 GSF TOTAL BUILDING B: 243,980 GSF TOTAL BLDG A & B AREA: 483,380 GSF (F.A.R. 3.0) PARKING GARAGE AREA: BLDG A LEVEL P1 (PLAZA): 12,814 GSF BLDG B LEVEL P1 (PLAZA): 14,150 GSF BELOW GRADE PODIUM B1: 141,333 GSF BELOW GRADE PODIUM B2: 141,333 GSF TOTAL GARAGE AREA: 309,630 GSF TOTAL AREA OF DEVELOPMENT: 793,010 GSF (N) LANDSCAPE PLAZA (EXIT DISCHARGE) BUILDING A BUILDING B (EXIT DISCHARGE)(EXIT DISCHARGE) (NOTE: DIRECT EXIT DIS- CHARGE FOR TOWER B AT B1 LEVEL. SEE SHEET A-7) (22 BIKE) (22 BIKE) A-11 BUILDING FLOOR PLAN - LEVEL 2 LEVEL 2 FLOOR PLAN - BUILDING A (30,600 GSF)LEVEL 2 FLOOR PLAN - BUILDING B (30,600 GSF) SCALE: 1/16” = 1’ - 0”SCALE: 1/16” = 1’ - 0” STAIRS SHAFT W M ELEVATORS IDF E STAIRS SHAFT FREIGHT ELEVATOR STAIRS STAIRS SHAFT SHAFT WM ELEVATORS 45'-0"30'-0"45'-0" 120'-0" 45'-0"30'-0"45'-0" 120'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"255'-0"255'-0"IDFE FREIGHT ELEVATOR (ROOF OF LEVEL-P1 BELOW)(ROOF OF LEVEL-P1 BELOW) (N) LANDSCAPE PLAZA BELOW PROJECT AREA TABULATION: NET LOT AREA: 3.699 ACRES (161,128 GSF)(E) BUILDING AREA TO DEMO: 75 GSFPROPOSED (N) BUILDING AREA: 483,380 GSFPROPOSED(N) F.A.R. 3.0 BUILDING A (OCCUPIED AREA): LEVEL P1 (PLAZA LEVEL): 15,000 GSF LEVEL 2: 30,600 GSF LEVEL 3: 32,300 GSF LEVEL 4: 32,300 GSF LEVEL 5: 32,300 GSF LEVEL 6: 32,300 GSF LEVEL 7 32,300 GSF LEVEL 8: 32,300 GSF TOTAL BUILDING A: 239,400 GSF BUILDING B (OCCUPIED AREA) LEVEL P1 (PLAZA LEVEL): 19,580 GSF LEVEL 2: 30,600 GSF LEVEL 3: 32,300 GSF LEVEL 4: 32,300 GSF LEVEL 5: 32,300 GSF LEVEL 6: 32,300 GSF LEVEL 7 32,300 GSF LEVEL 8: 32,300 GSF TOTAL BUILDING B: 243,980 GSF TOTAL BLDG A & B AREA: 483,380 GSF (F.A.R. 3.0) PARKING GARAGE AREA: BLDG A LEVEL P1 (PLAZA): 12,814 GSF BLDG B LEVEL P1 (PLAZA): 14,150 GSF BELOW GRADE PODIUM B1: 141,333 GSF BELOW GRADE PODIUM B2: 141,333 GSF TOTAL GARAGE AREA: 309,630 GSF TOTAL AREA OF DEVELOPMENT: 793,010 GSF LEVEL 3-8 FLOOR PLANS - BUILDING A (32,300 GSF/FLR) BUILDING FLOOR PLAN - LEVEL 3-8 LEVEL 3-8 FLOOR PLANS - BUILDING B (32,300 GSF/FLR) SCALE: 1/16” = 1’ - 0”SCALE: 1/16” = 1’ - 0”30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"30'-0"260'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"STAIRS STAIRS SHAFT SHAFT W M ELEVATORS IDF E SHAFT SHAFT W ELEVATORS 45'-0"30'-0"45'-0" 125'-0"260'-0"45'-0"30'-0"45'-0" 125'-0"260'-0"FREIGHT ELEVATOR 30'-0"STAIRS STAIRS IDFE FREIGHT ELEVATOR M A-12 (BALCONY)(BALCONY) (N) LANDSCAPE PLAZA BELOW PROJECT AREA TABULATION: NET LOT AREA: 3.699 ACRES (161,128 GSF)(E) BUILDING AREA TO DEMO: 75 GSFPROPOSED (N) BUILDING AREA: 483,380 GSFPROPOSED(N) F.A.R. 3.0 BUILDING A (OCCUPIED AREA): LEVEL P1 (PLAZA LEVEL): 15,000 GSF LEVEL 2: 30,600 GSF LEVEL 3: 32,300 GSF LEVEL 4: 32,300 GSF LEVEL 5: 32,300 GSF LEVEL 6: 32,300 GSF LEVEL 7 32,300 GSF LEVEL 8: 32,300 GSF TOTAL BUILDING A: 239,400 GSF BUILDING B (OCCUPIED AREA) LEVEL P1 (PLAZA LEVEL): 19,580 GSF LEVEL 2: 30,600 GSF LEVEL 3: 32,300 GSF LEVEL 4: 32,300 GSF LEVEL 5: 32,300 GSF LEVEL 6: 32,300 GSF LEVEL 7 32,300 GSF LEVEL 8: 32,300 GSF TOTAL BUILDING B: 243,980 GSF TOTAL BLDG A & B AREA: 483,380 GSF (F.A.R. 3.0) PARKING GARAGE AREA: BLDG A LEVEL P1 (PLAZA): 12,814 GSF BLDG B LEVEL P1 (PLAZA): 14,150 GSF BELOW GRADE PODIUM B1: 141,333 GSF BELOW GRADE PODIUM B2: 141,333 GSF TOTAL GARAGE AREA: 309,630 GSF TOTAL AREA OF DEVELOPMENT: 793,010 GSF A-13 BUILDING ROOF PLAN ROOF PLAN - BUILDING A ROOF PLAN - BUILDING B SCALE: 1/16” = 1’ - 0”SCALE: 1/16” = 1’ - 0”30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"45'-0"30'-0"45'-0" 125'-0"260'-0"45'-0"30'-0"45'-0" 125'-0"30'-0"260'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"STAIRS SHAFT SHAFT OVERRUN STAIRS SHAFT SHAFT OVERRUN FREIGHT ELEVATOR 35'-0"98'-10"92'-6"35'-0"167'-4"99'-8"230'-0"167'-4"MECH. PENTHOUSE EXHAUST FANEXHAUST STACKS MECH. PENTHOUSE 101'-0"EXHAUST FANFREIGHT ELEVATOR 99'-8" 101'-0"167'-4"230'-0"(ROOF SCREEN) (ROOF PARAPET)(ROOF SCREEN AREA)(ROOF SCREEN) (ROOF PARAPET)(ROOF SCREEN AREA)(ROOF SCREEN AREA)(ROOF SCREEN AREA)(N) LANDSCAPE PLAZA BELOW BLDG A - NORTH ELEVATION BLDG A - WEST ELEVATION SCALE: 1/20” = 1’ - 0”SCALE: 1/20” = 1’ - 0” BUILDING A ELEVATIONS 4.7.4.5.5.7.7.6.3.3.8.8.1.1.1.1.2. BALCONIES 1.3.4.5.6.7.8.9. HIGH PREFORMANCE GLASS ALUMINUM METAL CLADDING COLUMN CLADDING MULLION EXTENSION FINS SHADOW BOX LEVEL 1 LOUVERS AND MECHANICAL ROOF SCREEN SPLIT FACE CMU CONCRETE/ STONE LEDGER VENEER CLEAR GLASS 2. BIRD-SAFE BUILDING TREATMENTS 1. Exterior glazing is composed of 45% opaque glazing. Glazing is high-performance to meet T24 energy requirements and includes 2. Exterior glazing system utilizes shadow boxes (recessed surfaces) to varigate exterior appearance 3. Mullion extensions are provided in a random pattern to break up exterior expanses of glass. 4. External lighting will be minimized and shielded. 5. Level 1 is recessed from the upper floors. A-14 EL 158.5’ TOP ROOF SCREEN/PENTHOUSE EL 17.0’ LV - P1 EL 4.17’ B1 EL -5.08’ B2 EL 35.25’ LV - 2 EL 49.0’ LV - 3 EL 64.75’ LV - 4 EL 80.5’ LV - 5 EL 96.25’ LV - 6 EL 112.0’ LV - 7 EL 127.75’ LV - 8 EL 144.5’ ROOF LEVEL EL 163.2’ FAA HORIZONTAL SURFACE EL +/-11’ (E) SIDEWALK A-15 BUILDING A ELEVATIONS BLDG A - SOUTH ELEVATION BLDG A - EAST ELEVATION SCALE: 1/20” = 1’ - 0”SCALE: 1/20” = 1’ - 0” 4.4.5.5.7.7.7.6.6.3.3.1.1.2.1.1. NO MULLION EXTENSIONS AT MIDDLE BAY 1.3.4.5.6.7.8.9. HIGH PREFORMANCE GLASS ALUMINUM METAL CLADDING COLUMN CLADDING MULLION EXTENSION FINS SHADOW BOX LEVEL 1 LOUVERS AND MECHANICAL ROOF SCREEN SPLIT FACE CMU CONCRETE/ STONE LEDGER VENEER CLEAR GLASS 2. BIRD-SAFE BUILDING TREATMENTS 1. Exterior glazing is composed of 45% opaque glazing. Glazing is high-performance to meet T24 energy requirements and includes 2. Exterior glazing system utilizes shadow boxes (recessed surfaces) to varigate exterior appearance 3. Mullion extensions are provided in a random pattern to break up exterior expanses of glass. 4. External lighting will be minimized and shielded. 5. Level 1 is recessed from the upper floors. EL 158.5’ TOP ROOF SCREEN/PENTHOUSE EL 17.0’ LV - P1 EL 4.17’ B1 EL -5.08’ B2 EL 35.25’ LV - 2 EL 49.0’ LV - 3 EL 64.75’ LV - 4 EL 80.5’ LV - 5 EL 96.25’ LV - 6 EL 112.0’ LV - 7 EL 127.75’ LV - 8 EL 144.5’ ROOF LEVEL EL 163.2’ FAA HORIZONTAL SURFACE EL +/-11’ (E) SIDEWALK BLDG B - NORTH ELEVATION BLDG B - WEST ELEVATION SCALE: 1/20” = 1’ - 0”SCALE: 1/20” = 1’ - 0” BUILDING B ELEVATIONS 4.4.5.5.7.7.6.9.3.3.1.1.1.2.1.2. BALCONIES 1.3.4.5.6.7.8.9. HIGH PREFORMANCE GLASS ALUMINUM METAL CLADDING COLUMN CLADDING MULLION EXTENSION FINS SHADOW BOX LEVEL 1 LOUVERS AND MECHANICAL ROOF SCREEN SPLIT FACE CMU CONCRETE/ STONE LEDGER VENEER CLEAR GLASS 2. BIRD-SAFE BUILDING TREATMENTS 1. Exterior glazing is composed of 45% opaque glazing. Glazing is high-performance to meet T24 energy requirements and includes 2. Exterior glazing system utilizes shadow boxes (recessed surfaces) to varigate exterior appearance 3. Mullion extensions are provided in a random pattern to break up exterior expanses of glass. 4. External lighting will be minimized and shielded. 5. Level 1 is recessed from the upper floors. A-16 EL 158.5’ TOP ROOF SCREEN/PENTHOUSE EL 17.0’ LV - P1 EL 4.17’ B1 EL -5.08’ B2 EL 35.25’ LV - 2 EL 49.0’ LV - 3 EL 64.75’ LV - 4 EL 80.5’ LV - 5 EL 96.25’ LV - 6 EL 112.0’ LV - 7 EL 127.75’ LV - 8 EL 144.5’ ROOF LEVEL EL 163.2’ FAA HORIZONTAL SURFACE EL +/-11’ (E) SIDEWALK A-17 BUILDING B ELEVATIONS BLDG B - SOUTH ELEVATION BLDG B - EAST ELEVATION BIRD-SAFE BUILDING TREATMENTS 1. Exterior glazing is composed of 45% opaque glazing. Glazing is high-performance to meet T24 energy requirements and includes 2. Exterior glazing system utilizes shadow boxes (recessed surfaces) to varigate exterior appearance 3. Mullion extensions are provided in a random pattern to break up exterior expanses of glass. 4. External lighting will be minimized and shielded. 5. Level 1 is recessed from the upper floors. SCALE: 1/20” = 1’ - 0”SCALE: 1/20” = 1’ - 0” 4.4.5.5.7.7.8.6.6.8.9.9.7.3.9.3.1.1.2.1.1. NO MULLION EXTENSIONS AT MIDDLE BAY 1.3.4.5.6.7.8.9. HIGH PREFORMANCE GLASS ALUMINUM METAL CLADDING COLUMN CLADDING MULLION EXTENSION FINS SHADOW BOX LEVEL 1 LOUVERS AND MECHANICAL ROOF SCREEN SPLIT FACE CMU CONCRETE/ STONE LEDGER VENEER CLEAR GLASS 2. EL 158.5’ TOP ROOF SCREEN/PENTHOUSE EL 17.0’ LV - P1 EL 4.17’ B1 EL -5.08’ B2 EL 35.25’ LV - 2 EL 49.0’ LV - 3 EL 64.75’ LV - 4 EL 80.5’ LV - 5 EL 96.25’ LV - 6 EL 112.0’ LV - 7 EL 127.75’ LV - 8 EL 144.5’ ROOF LEVEL EL 163.2’ FAA HORIZONTAL SURFACE EL +/-11’ (E) SIDEWALK BUILDINGS SECTION A-A BUILDING SECTION - NORTH THROUGH BUILDINGS A AND B SCALE: 1/16” = 1’ - 0” 0’ 16’ 32’48’ A-18 BFE @ EL 10.0’ FLOOD PROECTION @ EL 13.3’ A-19 BUILDING A - SECTION B-B 0’ 16’ 32’48’ BUILDING SECTION - EAST THROUGH BUILDING A SCALE: 3/32” = 1’ - 0” BFE @ EL 10.0’ FLOOD PROECTION @ EL 13.3’ BUILDING B - SECTION C-C BUILDING SECTION - EAST THROUGH BUILDING B SCALE: 3/32” = 1’ - 0” 0’ 16’ 32’48’ A-20 BFE @ EL 10.0’ FLOOD PROECTION @ EL 13.3’ A-21 MATERIALS AND COLORS HIGH PREFORMANCE GLASS VITRO GLAZING SOLARBAN 72 SOLAR CONTROL LOW-E ALUMINUM METAL CLADDING FLUROPON MICA FINISH COLUMN CLADDING FLUROPON MICA FINISH COLOR: PEWTER MULLION EXTENSION FINS FLUROPON MICA FINISH COLOR: PEWTER CONCRETE/ STONE LEDGER VENEER BAY TRAIL STANDARD PAVING SHADOW BOX LEVEL 1 LOUVERS AND MECHANICAL ROOF SCREEN HORIZONTAL STABILIZED CRUSHED STONE COLOR: CALIFORNIA GOLD SPLIT FACE CMU COLOR: SAND CAST IN PLACE CONCRETE WITH INTEGRAL COLOR AND EXPOSED AGGREGATE FINISH CLEAR GLASS VITRO GLAZING STARPHIRE GLASS 1. 2. 3. 4. 5. 6. 9.12. 8.11. 7.10. 02 BKF ENGINEERS255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.comDRAWING NAME: K:\2021\210283_620_Airport_Blvd_Survey\ENG\EARTHWORK\SRF-PR-VOL.dwgPLOT DATE: 11-19-21 PLOTTED BY: HEFF 03 CLIENT PROJECT ADDRESS DATE BOCA LAKE OFFICE, INC. 433 CALIFORNIA STREET, 7TH FLOOR SAN FRANCISCO, CA 94104 JEREMY LUI jlui@vassarproperties.com 620 AIRPORT BOULEVARD BURLINGAME, CALIFORNIA JULY 22, 2022 N 255 SHORELINE DRIVE SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.comAPN:026-342-330 C100 CIVIL SITE PLAN \\Bkf-rc\VOL4\2021\210283_620_Airport_Blvd_Survey\ENG\SHEETS\Planning\AB-Planning-C100.dwg, 7/22/2022 5:39:17 PM, PDF-XChange for AcroPlot Pro-LINE MERGE.pc3 K:\2021\210283_620_Airport_Blvd_Survey\ENG\SHEETS\Planning\AB-Planning-C200.dwg, 7/22/2022 5:40:24 PM, PDF-XChange for AcroPlot Pro-LINE MERGE.pc3 CLIENT PROJECT ADDRESS DATE BOCA LAKE OFFICE, INC. 433 CALIFORNIA STREET, 7TH FLOOR SAN FRANCISCO, CA 94104 JEREMY LUI jlui@vassarproperties.com 620 AIRPORT BOULEVARD BURLINGAME, CALIFORNIA JULY 22, 2022 N 255 SHORELINE DRIVE SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.comAPN:026-342-330 C200 STORMWATER MANAGEMENT PLAN K:\2021\210283_620_Airport_Blvd_Survey\ENG\SHEETS\Planning\AB-Planning-C300.dwg, 7/22/2022 5:39:41 PM, PDF-XChange for AcroPlot Pro-LINE MERGE.pc3 CLIENT PROJECT ADDRESS DATE BOCA LAKE OFFICE, INC. 433 CALIFORNIA STREET, 7TH FLOOR SAN FRANCISCO, CA 94104 JEREMY LUI jlui@vassarproperties.com 620 AIRPORT BOULEVARD BURLINGAME, CALIFORNIA JULY 22, 2022 N 255 SHORELINE DRIVE SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.comAPN:026-342-330 C300 SITE ACCESS - FIRE DEPARTMENT K:\2021\210283_620_Airport_Blvd_Survey\ENG\SHEETS\Planning\AB-Planning-C300.dwg, 7/22/2022 5:39:50 PM, PDF-XChange for AcroPlot Pro-LINE MERGE.pc3 CLIENT PROJECT ADDRESS DATE BOCA LAKE OFFICE, INC. 433 CALIFORNIA STREET, 7TH FLOOR SAN FRANCISCO, CA 94104 JEREMY LUI jlui@vassarproperties.com 620 AIRPORT BOULEVARD BURLINGAME, CALIFORNIA JULY 22, 2022 N 255 SHORELINE DRIVE SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.comAPN:026-342-330 C301 SITE ACCESS - SHUTTLE K:\2021\210283_620_Airport_Blvd_Survey\ENG\SHEETS\Planning\AB-Planning-C300.dwg, 7/22/2022 5:40:00 PM, PDF-XChange for AcroPlot Pro-LINE MERGE.pc3 CLIENT PROJECT ADDRESS DATE BOCA LAKE OFFICE, INC. 433 CALIFORNIA STREET, 7TH FLOOR SAN FRANCISCO, CA 94104 JEREMY LUI jlui@vassarproperties.com 620 AIRPORT BOULEVARD BURLINGAME, CALIFORNIA JULY 22, 2022 N 255 SHORELINE DRIVE SUITE 200 REDWOOD CITY, CA 94065 (650) 482-6300 www.bkf.comAPN:026-342-330 C302 SITE ACCESS - PASSENGER VEHICLE TYPE F2A, F2B, F2CTYPE F1TYPE F3A, F3B, F3CTYPE F4TYPE F6TYPE F5TYPE F7TYPE F8NOTE: NOT SHOWN ON PLANS -FINAL LOCATIONS TBDDRAFT COPY - NOT FOR CONSTRUCTION