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HomeMy WebLinkAboutAgenda Packet - PC - 2022.09.12Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Online7:00 PMMonday, September 12, 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 August 15, 2022 the City Council adopted Resolution Number 099-2022 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 099-2022, the City Council Chambers will not be open to the public for the September 12, 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 12, 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 9/8/2022 September 12, 2022Planning Commission Meeting Agenda To Join the Zoom Meeting: To access by computer: Go to www.zoom.us/join Meeting ID: 864 9704 7133 Passcode: 301476 To access by phone: Dial 1-346-248-7799 Meeting ID: 864 9704 7133 Passcode: 301476 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES August 22, 2022 Planning Commission Meeting Minutesa. August 22, 2022 Planning Commission Meeting MinutesAttachments: 4. APPROVAL OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak about any item not on the agenda. Members of the public wishing to suggest an item for a future Planning Commission agenda may do so during this public comment period . The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. Speakers are 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 There are no Consent Calendar Items. 8. REGULAR ACTION ITEMS Page 2 City of Burlingame Printed on 9/8/2022 September 12, 2022Planning Commission Meeting Agenda 230 and 234 Victoria Road, zoned R-1 - Application for Lot Line Adjustment, Lot Frontage, and Lot Width Variances for 234 Victoria Road, and Floor Area Ratio Variance for the Existing Single-Unit Dwelling at 230 Victoria Road. (Ted Catlin, Dreiling Terrones Architecture, applicant and architect; Joshua Einhorn and Melissa Nemer, property owners) (84 noticed) Staff Contact: Erika Lewit a. 230 and 234 Victoria Rd - Staff Report 230 and 234 Victoria Rd - Attachment 230 and 234 Victoria Rd - Plans Attachments: 209 Dwight Road, zoned R-1 - Application for Design Review 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) of the CEQA Guidelines. (Jorge Carbonell, Carbonell, architect; Melissa and Glen Kirk, property owners) (112 noticed) Staff Contact: 'Amelia Kolokihakaufisi b. 209 Dwight Rd - Staff Report 209 Dwight Rd - Attachments 209 Dwight Rd - Plans Attachments: 2669 Martinez Drive, zoned R-1 - Application for Design Review and Hillside Area Construction Permit for a 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) of the CEQA Guidelines. (David Kuoppamaki, applicant and designer; Grace and Larry Ngai, property owners) (80 noticed) Staff Contact: 'Amelia Kolokihakaufisi c. 2669 Martinez Dr - Staff Report 2669 Martinez Dr - Attachments 2669 Martinez Dr - Plans Attachments: 1785 Sebastian 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)(2) of the CEQA Guidelines. (Qifeng Lei, applicant and property owner; James Chu, Chu Design Associates, designer) (87 noticed) Staff Contact: 'Amelia Kolokihakaufisi d. 1785 Sebastian Dr - Staff Report 1785 Sebastian Dr - Attachments 1785 Sebastian Dr - Plans Attachments: 9. DESIGN REVIEW STUDY Page 3 City of Burlingame Printed on 9/8/2022 September 12, 2022Planning Commission Meeting Agenda 720 Newhall Road, zoned R-1- Application for Design Review and Special Permit for first story plate height for a first and second story addition to an existing single -unit dwelling and new detached garage. (Carlos Rojas, TRG Architects, applicant and architect; John and Kimberly Ohlund, property owners) (95 noticed) Staff Contact: Fazia Ali a. 720 Newhall Rd - Staff Report 720 Newhall Rd - Attachments 720 Newhall Rd - Plans Attachments: 1317 Paloma Avenue, zoned R-1 - Application for Design Review, Special Permit for first and second story plate heights, and Minor Use Permit for detached garage plate height for a new, two-story single-unit dwelling and detached garage. (Ardalan Djalali, applicant and designer; Behzad Hadjian, property owner) (132 noticed) Staff Contact: Fazia Ali b. 1317 Paloma Ave - Staff Report 1317 Paloma Ave - Attachments 1317 Paloma Ave - Plans Attachments: 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 c. 1312 Montero Ave - Staff Report 1312 Montero Ave - Attachments 1312 Montero Ave - Plans Attachments: 2836 Mariposa 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, InSite Design Inc ., applicant and architect; Vikram Rao and Sonam Prakash, property owners) (104 noticed) Staff Contact: Fazia Ali d. 2836 Mariposa Dr - Staff Report 2836 Mariposa Dr - Attachements 2836 Mariposa Dr - Plans Attachments: 777 Airport Boulevard, zoned BFC - Second Review of Application for Environmental Review, Commercial Design Review, and Special Permits for building height and Development under Tier 3/Community Benefits for new 13-story Office/R&D building. (LPC West, applicant and property owner; Gensler, architect) (24 noticed) Staff Contact: Catherine Keylon e. 777 Airport Blvd - Staff Report 777 Airport Blvd - Attachments 777 Airport Blvd - Plans Attachments: Page 4 City of Burlingame Printed on 9/8/2022 September 12, 2022Planning Commission Meeting Agenda 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of September 6, 2022 1548 Westmoor Road, zoned R-1 - FYI review of proposed changes to a previously approved Design Review project. a. 1548 Westmoor Rd - Memo and Attachments 1548 Westmoor Rd - Plans Attachments: 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 12, 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 12, 2022. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. September 22, 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 5 City of Burlingame Printed on 9/8/2022 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, August 22, 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 August 15, 2022 the City Council adopted Resolution Number 099-2022 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 099-2022, the City Council Chambers will not be open to the public for the August 22, 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 August 22, 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 1City of Burlingame August 22, 2022Planning Commission Meeting Minutes To Join the Zoom Meeting: To access by computer: Go to www.zoom.us/join Meeting ID: 816 1801 2426 Passcode: 082306 To access by phone: Dial 1-346-248-7799 Meeting ID: 816 1801 2426 Passcode: 082306 1. CALL TO ORDER The meeting was called to order at 7:01 p.m. Staff in attendance: Community Development Director Kevin Gardiner, Planning Manager Ruben Hurin, Senior Planner Catherine Keylon, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and TsePresent7 - 3. APPROVAL OF MINUTES a.Draft August 8, 2022 Planning Commission Meeting Minutes Draft August 8, 2022 Planning Commission Meeting MinutesAttachments: Commissioner Comaroto made a motion, seconded by Commissioner Tse, to approve the meeting minutes. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - 4. APPROVAL OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA > Public Comment by Anthony: My name is Anthony and I have been a carpenter in the Bay Area for 27 years, and 23 with the United Brotherhood of Carpenters Local 22 in San Francisco. I'm here to talk about what is best not only for construction workers but for Burlingame. Local hire, local hire keeps the jobs and money in the community you serve and provides a living wage. This allows our local construction workers the ability to prosper here in Burlingame. Healthcare, not just for one but for the entire family a family as a whole.This includes vision and dental care as well. These are all things I've enjoyed for so many years as a union carpenter. I would kindly ask the commissioners please consider adopting a requirement for all proposed developments, the Bay Area standard area carpenter wages provide healthcare coverage and a commitment to hire local carpenters including apprentices and developers and general contractors will do the right thing and pay standard wages on their own. With your leadership, we can send a message to all these developers and contractors that Burlingame will not stand for the exploitation of carpenters and apprentices so they can increase their profits. Thank you for your time and consideration. Page 2City of Burlingame August 22, 2022Planning Commission Meeting Minutes > Public Comment by Steven Goodale: My name is Steven Goodale and I'm a member of the Sierra Club Sustainable Land Use Committee. I'm speaking on bioscience and biosafety levels and providing slides from the Sustainable Committee because the agencies and labs are hazardous. Biosafety is highly regulated for workers but cities are ultimately responsible for the protection of their residents and the environment. Agents or the raw materials in bio science labs and DNA and -- so on. They can be hazardous to neighborhoods and they represent the less -- they represent the level of risk posed to lab workers and neighborhoods and the environment and BS 1 is the lowest threat which are life -threatening deceases with no known cures and Ebola. Given the risk inherent with working with raw materials, the agents, zoning is used to isolate lab from neighborhoods and BS 2 above are zoned industrial and commercial use. Considerations need to be given to lab workers as well as the community and the environment in the events of accidents, disaster or building failure. This should be a key component of the environmental impact review process. This is particularly important if proposed developments are in proximity to neighborhoods or delegate the ecosystems and risk of disruption from sea level and ground level rises high, and the good rule of thumb is outright prohibit BS 3 and 4. When evaluating a site for consideration, should consider flooding such as sea level rise, ground water rise and storm levels, community, such as if it's near neighborhoods, transit hubs and shopping malls and the environment including waterways, areas under tidal influence and sensitive habitats and authority should require applicants to include the following plans of documentation as a part of the requirements and the proposed biosafety levels, biological risk assessment, the range of pathogens and agents used at the site and the emergency protocol for the labs and the surrounding environment and neighborhoods. Applicants should provide a monitoring and verification program incorporating a rigorous and routine assessment for any error of water or noise pollution and waste materials generated by the facility. Additionally, cities should adopt into their approval processes that any changes to the established biosafety level must first be approved by the City Council as it may trigger a new CEQA evaluation and it must be updated in the development agreement. In the case of a speculative development, require the developers include the allowed BSL in the entitlements and in the EIR and require each tentative or owner provide all BSL documents before a lease purchase is approved. Thank you very much. > Public Comment by Brian Shields: My name is Brian Shields and I ’m a field representative from Local 22, covering San Mateo County. I wanted to take this time as Anthony spoke on earlier to talk about the need for labor standards. Labor hand standards that will lead your residents into better paying jobs, be there for their kids, be able to show up financially with healthcare, wages and apprenticeship. Without a way forward through apprentice, most tradesmen are left in the dust. So, the accountability of having labor standards in Burlingame will keep developers and contractors, it will keep them honest. It will provide good paying jobs for your community. > Public Comment by Gita Dev: Steve Goodale spoke before me from the Sierra Club and gave a quick overview about the different levels of biosafety for the different types of labs that are envisioned in Burlingame and in other cities. The reason that the Sierra Club is bringing this up is because biotech licenses is blossoming all over the bay, all over our peninsula and one of the things we realize is that while labs are very tightly restricted in terms of, very tightly governed in terms of safety for their workers, there really is not a good mechanism from the safety of the environment or neighborhood. So I would like to request that this item be agendized for a future meeting because Burlingame is hoping to go in big time for biotech and life sciences. So, we should know that there's a certain amount of transparency in what developers are planning to do when they build speculative buildings or not speculative buildings as to what level of safety we need to plan for the environment and for the neighborhood. I feel this is a very important issue for the whole of the Bayfront and the whole of the industrial area as we're rezoning it in Burlingame . that's our request. We are happy to provide a lot of information and research background, so that when the Planning Commission and staff, when the Council makes decisions on biotech that we do it with the knowledge of what we need, what we need to do as a community in order to make sure that the environment and the residents are safe. Thank you. 6. STUDY ITEMS Page 3City of Burlingame August 22, 2022Planning Commission Meeting Minutes There were no Study Items. 7. CONSENT CALENDAR There were no Consent Calendar items. 8. REGULAR ACTION ITEMS a.2313 Ray 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) of the CEQA Guidelines. (Jeff Alan Gard, applicant and architect; Ronan McConnell and Michele McKenna, property owners) (104 noticed) Staff Contact: 'Amelia Kolokihakaufisi 2313 Ray Dr - Staff Report 2313 Ray Dr - Attachments 2313 Ray Dr - Renderings 2313 Ray Dr - Plans Attachments: All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Gaul opened the public hearing. Jeff Alan Gard, designer, represented the applicant and answered questions regarding the project. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >I like the project. The 3D rendering is helpful. I wish we could see it a little bit more because we didn't get it in our packet, so it's hard to evaluate it on screen. I hope that you actually do find a way to incorporate another tree further down the hill because it will provide shade in that back area. It's a good project. >It looks really nice. It would have been nice to have the rendering with our packet. It looks lovely, good job. I would love to see another tree incorporated somewhere in there. >I too, wanted to say that I like the design. It's not even discernible from the street, the addition is towards the rear and it's nicely tied into the rest of house. I also appreciate the renderings that were submitted. Commissioner Tse made a motion, seconded by Commissioner Schmid, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - 9. DESIGN REVIEW STUDY Page 4City of Burlingame August 22, 2022Planning Commission Meeting Minutes a.1669/1699 Bayshore Highway and 810/821 Malcolm Road, zoned I-I: Second Review of Application for Environmental Review, Commercial Design Review, Special Permits for Building Height and for Community Benefits for Increased FAR, Parking Variance, and Tentative Parcel Map for a new research and development campus in one seven -story building, one eight-story building, and a parking garage. (King Bayshore Owner LLC, Peter Banzhaf, applicant and property owner; Perkins and Will, Derek Johnson, architect ) (64 noticed) Staff Contact: Erika Lewit 1669-1699 Bayshore Hwy & 810-821 Malcolm Rd - Staff Report 1669-1699 Bayshore Hwy & 810-821 Malcolm Rd - Attachments 1669-1699 Bayshore Hwy & 810-821 Malcolm Rd - Community Benefits 1669-1699 Bayshore Hwy & 810-821 Malcolm Rd - TDM Plan 1669-1699 Bayshore Hwy & 810-821 Malcolm Rd - Plans Attachments: All Commissioners have visited the project site. Commissioner Horan had an ex -parte communication with Peter Banzhaf to discuss the design of the project. Community Development Director Gardiner provided an overview of the staff report. Chair Gaul opened the public hearing. Peter Banzhaf, Rene Bihan and Peter Pfau, represented the applicant and answered questions regarding the project. Public Comments: > Public Comment by Geta Dev: Good Evening, Commissioners. I really appreciate the questions raised. This is an extremely distinct project, I compliment the team and the thoughtfulness that has gone into this project. I do have a few questions, similar to what the commission was asking. One of the questions relates to lighting. I see that HG Harvey has been involved in the skin of the building and that it will be treated glass. For bird safe design, treated glass is one of the options. Less glass is really the best option so that the birds can actually see the building and they don ’t see a reflection. Even with a treated glass at this location they will tend to see the reflections very clearly. Given that, I am wondering, is there anything more that you can do in trying to make it less of a transparent reflective box? This building is in fact taller than the Marriot hotel that is behind, so lighting at night will be really important. If there is a way to turn the lights off after certain times at night so that the glare onto the bay is not a big issue. It is not like a hotel room, obviously it is a huge sheet of transparent glass box. If we can consider something about turning the lights down in the evening, turning them off at a certain time at night and during times when there is migration of birds that would really help. I noticed that there is a café and this is a life and sciences building with a lot of laboratories in it. Based on the bio safety level presentation that was given earlier, I wonder if we can include in the entitlements what levels of bio safety will be accommodated in this building. We know that if you go into bio safety, it has very infectious diseases like HIV, flu and so forth. But if you go to BSL -3, these are airborne diseases like plague, tuberculosis, anthrax, Covid. So, it will be really good if the entitlements include this in the interest of transparency, particularly since we are having the public in the café right there. Thank you. > Public Comment by Peter Joseph Comaroto: Overall, I think this is a really cool project for the Bayshore. As I was listening and looked at the plans, I have a couple of questions and comments. One of them being the retail space, it ’s been talked about that the space will be activated for the public. With only 6,000 sf for the café, that basically is a Starbucks, assuming that Starbucks are about 1,500 sf to 2,000 sf. I don’t know how much activation that would necessarily deal with the public. Along with that, just making sure that the space is open on the weekends for the bikers and the families who do decide to Page 5City of Burlingame August 22, 2022Planning Commission Meeting Minutes walk over there near the Bayshore. Another comment is for the depth of the loading bay and getting the drivers in and out of the loading locks more efficiently. It looked a little bit short in the way they were backing up in the last few pages of the plans. The whole idea of where the structure is coming from and this may be a question for city staff, with the two -lane highway from Broadway and even from Millbrae Avenue coming in with the trucks that will create a lot of extra traffic. So thinking about how the infrastructure should be improved in that area to focus on providing a more efficient way in and out especially with all the demand and supply coming online with the office space over on the Bayshore. I like the idea of the bike racks, I know that the minimum is pretty low even if we are really trying to activate the space, maybe add another bike rack. The last thing, I know that we did talk about activating this for the public but an overall comment about limiting access of the public from the office and industrial space . This is probably more of a security issue and what that necessarily looks like. I know that this will go through entitlements but thinking about if there will be full time staff there to keep the place safe. Not only for the community but keep them out of the office and industrial part and not allow them wandering into places that they shouldn ’t be. Overall, it is a really great project. I am happy that we have life science and other bigger companies coming into Burlingame. I think that is good for all of us and the community in general. Just want to make sure that some of these small things are talked about. >Public comment sent via email by Doug Bojack: Dear Planning Commission Staff, please provide the following comment for Design Review Study item 9a, 1669/1699 Bayshore Highway: I commend the Commission on focusing on the Bay Trail connection, increased wayfinding to and from the Bay Trail, and the opportunity for a mural to enliven the street -level façade during its previous discussion of this project. I also agree that a publicly -accessible conference room at the base of a commercial office building is not likely to produce much of a community benefit, and want to point out that an essentially corporate café is unlikely to provide much of a community benefit outside of the eventual tenant's employees, nor is the proposed community plaza likely to act as much more than a breezeway connecting the parking garage with the north parcel. In addition to these project features, I urge the City to commit the developer to funding off-site streetscape improvements through code section 25.12.040(C)(5) to help turn Bayshore Highway into a complete street. Addressing active transportation connectivity is especially important since the development is a six -minute bicycle ride from the Millbrae BART and future high -speed rail station. I would also like to see a much greater number of secure bicycle parking spaces included as a community benefit, up from the roughly 50 proposed, as well as a general reduction from the nearly 1,000 proposed car storage spots. In total, these community benefits would advance the City Council's transportation and sustainability priorities and would help the emerging life sciences development cluster in the area prioritize walking and bicycling around the eventual campus groupings. Thank you. > Public comment sent via email by Athan Rebelos: Hi, I want to let you know that I'm excited about the new development along Bayshore Highway. I am excited about the public plaza, the public art, and the publicly accessible ground floor amenities. I am particularly enthusiastic about the proposed cafe or bistro, although I strongly encourage that we consider more of a full -service restaurant and bar on the site . Unfortunately, several excellent restaurants and bars in the area will be displaced by other construction projects throughout Burlingame. I want to point my comments to Community Benefits, CB 6. First, I would like to see more than a crosswalk. I like to see pedestrian scale lighting and wide sidewalks along Bayshore Highway, flashing beacons at the crosswalk, and for the developer to submit a proposed plan to encourage bicycles with protected bicycle facilities. Finally, I strongly encourage a method for enhanced shuttle service between the facility, the Caltrain Stations, Broadway and Burlingame Avenue. Thank you. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Thank you for your presentation, it is very informative and nice to see. I’m very interested in the off-site infrastructure that you are doing, notably the access to the Bay Trail, I think that is fantastic. The Bay Trail is maintained by nonprofit organizations and I appreciate the access point but you're going to put more population on to the Bay Trail, which is very dear to the city of Burlingame and residents. Please Page 6City of Burlingame August 22, 2022Planning Commission Meeting Minutes provide any investigations or data if you have looked into investments into the Bay Trail. >Consider adding other food amenities because people are going to be there and want to go have lunch. The places out there are packed at lunch time. If it was available nearby, including this ground floor cafe which is really nicely done, I don't think you can go wrong by having a little more. >Recommends to explore an opportunity to provide for some public parking in the parking structure. It would be important because there's been some comment about the parking in the area already on the street and anything would be helpful. We would encourage people to ride their bikes or walk out there but if you can find a place for some public parking, it would help this project and help the public benefit because it seems to be the key element of this project. >I wanted to thank the team for doing quite a bit of work since the last time we saw this. When I saw it last, there were quite a few things that I was concerned about. You guys heard us and came back with a really successful presentation of the information and addressing many of our concerns. I was particularly concerned with the civil engineering aspect and how the street goes down because it seems a little steep now, but looking at the civil drawings and how you attach that crosswalk between the two buildings, it's actually going to work well. So, I’m happy that that was looked at and considered. >The cafe concept without having a full restaurant there is actually a good idea. There's quite a few ways that you can bring food in without actually having all the kitchen equipment, serving full meals and being able to handle all the people that are there. I have been in many large buildings where we've built in kitchens and cafes and they are difficult to run. It's a lot of added stress on to the building people, by having it offsite and being able to bring it in, you'll still be able to manage a good opportunity. Also, in combination with the food trucks, you'll have an opportunity to do more than just one kind of food or cafe food. >It was mentioned earlier that parking on the street was difficult and we are looking to take a few more of those public spaces away, it looks like. More than dedicating and looking at the programming, if your parking isn't fully utilized by the tenants, that you have an opportunity to allow for public parking to happen programmatically and not say you can't because of the way it's designed. So, it's just a look. But it's a great looking project and I’m looking forward to it and like to see it move forward. >It is a nice project. There are little things that can be tweaked. One of the things I would like to bring up, possibly to staff as well, is the lighting. I don't know if staff has looked at this, but it would be nice to have a lighting plan for the Bayside so we can keep lighting similar throughout with all these new projects that are coming to the Bayfront, for pedestrian lighting especially. For all these new projects, they don't have to look the same but that they are similar and that we can all feel safe out there when walking around especially on the Bay Trail at night. Some of these European countries have some beautiful lights, so that people are walking on the shores and just take a look at the lighting, what we need out there as a city, which will activate it for everyone involved. I’m also very cautious about the traffic. We're going to see a lot more traffic especially with all these new projects and I ’d like to see more safety issues addressed with the pedestrians and crosswalks. If we can have staff look at the safety issues with bikes and flashing lights so cars, and bikes as well, know when to stop. >I agree with my fellow commissioners. I do want to thank you, you did a stellar job. It looks like you looked at everything and it's going in the right direction. I'm out of sorts with the public comments regarding the bird issue as well as the biohazards, it's not my expertise and I don't know if we should just let it go. I'm not really sure how this is supposed to work. It may depend on the tenant but some of these issues are really quite important. Honestly, I haven't thought about the biohazard issues, BSL -3 the two public speakers mentioned, I don't know if that's our place or the City Council to direct but I think it's important. I did want to acknowledge that as well as the complete street comments by the recent speaker and agree that we definitely need to pay attention there because people just get zipping along and the area generally would be really great with the development. >It's not a must do but it is a request on your tree assessment. You did an absolutely gorgeous landscape and it's layered and it has a lot of variation and type and scale. It's beautiful and you have nice specimen trees, however on your tree removal plan, there are five Mexican fan palms that were rated as high and very good condition and that happens to be trees that your landscaper probably knows are very readily transplanted and you don't plan to have those on your site. I understand that, although I have recently seen the same trees planted all over San Francisco and Mission Bay developments, it looks very cool and really similar but since those are on sidewalk, it would be really nice if you would offer them to Page 7City of Burlingame August 22, 2022Planning Commission Meeting Minutes palm companies or other developers. I remember as an aside a number of years ago, there was some development in Burlingame were many of the same palms and many dozens were offered up and given to Millbrae, I think that's their street tree now. They have beautiful Mexican fan palms that came from elsewhere and they take forever to grow to that height and these are in good condition. It would be really nice, since they are accessible on the sidewalk, to offer them up to a company or sell them. But good job, thank you. >I wholeheartedly agree with my fellow commissioners. A great presentation, very thoughtful and helpful to understand the vision. I also think it fits very well in that area. The scale and the sizing fits within the other buildings there and it will be an attractive set of buildings when people are flying into the Bay and of course on the Bay Trail. I also like the community improvements they are doing. I do agree that a 4,000 square foot cafe really doesn't do much for me. It would be nice if they can do more. I don't quite understand the ventilation and things like that that they are complaining about because a biotech building has more ventilation than a standard building so it doesn't quite register of that request or that description . It would be nice to see a little more there especially when you have such a vast community plaza planned . It’s really all going to be maintained by food trucks, which there is no way we can require food trucks to come. Maybe we can ask for some sort of permit provision that they are going to guarantee certain permits, I don't know how that would work, but how are we going to require food trucks to go there? I'm really concerned about the Bay Trail. We're going to look at life science along the Bay Trail. Two projects are in the agenda tonight and many more to come. You're talking about a significant population influx on the Bay Trail especially when we're adding pedestrian crossings, bike racks and things like that, the Bay Trail is going to get a lot of work. I don't know the financial well -being of the Bay Trail project in the nonprofits but I do feel like we should obligate some of these developers to do more than build a crosswalk. The Bay Trail needs improvements, certainly the project we're going to be looking at after this is adding to the Bay Trail, but again they don't have any proposal to add to the Bay Trail project in any physical way. I don't know how you do that and I ’m certainly open to ideas there. That's where my biggest concern is, on the Bay Trail and those kind of community inputs. >I concur with all my commissioners and a wonderful collection of comments that everyone has brought to the table here. I, too, want to commend the team on a wonderful design that has been very carefully and thoughtfully considered of our comments from our last go around. The development of the design has improved greatly and there's a lot of care to it. I really do like the street level podium and how it separates itself from the upper levels of the buildings and does create that pedestrian scale for those who will be utilizing the public plaza and the spaces around. That's been nicely achieved. Very beautiful landscape design. I also appreciate the attention to one of our comments from the last meeting about the location of the ADA ramp and how that was potentially a dangerous position for those who are not ADA users, skateboarders and others so I appreciate the attention that you put to that and relocating the ramp. I do have some concerns about parking, public access parking especially with community space that can accommodate up to one hundred people. I believe it is in multiple groups and adding up to one hundred. If one would use the spaces for a community event or conference and they are not regular employees in these buildings, where would all these people park? They certainly are not going to all ride their bicycles here, some may, but we would have to think through the program carefully if this is really going to be a successful community space. Attention to parking needs to be addressed. >I, too, am questioning why we can't have one or more kitchens and a restaurant type space here or a variety of cafes and other kind of food and beverage type outlets to support what, hopefully, is a very burgeoning public plaza to give people a variety of foods and types of treats to enjoy and use of space. I don't feel confident that we can rely on a food truck system to make this happen. Something that's thought through now and built into the space would make this a much more successful program. But otherwise, thank you very much for a wonderful design and I, too, look forward to seeing this come to fruition. >Parking and the restaurant are the two main concerns I have. >I'm going to echo that. The food trucks are a good way to mitigate some of that if we can guarantee that but I don't know that's going to happen. I know that restaurants will work out there. Prepared food could work but made to order things would be a good option as well. It doesn't have to be a bigger space . It could be another one and give people options like when you get a bunch of food trucks together, people like it because they have a few things to choose from. So if you have a few cafes it could help out. To the Page 8City of Burlingame August 22, 2022Planning Commission Meeting Minutes parking issue, you have to have a place for the public to park especially if we're going to have public meeting spaces there and if people want to have lunch if they like it as a food opportunity. >Gardiner: I did want to add information about the streetscape because I know there were a number of comments. As I am listening to the comments, I ’ve been thinking about whether it would make sense to mention that there's a Bayshore Highway beautification project that Public Works has been working on which has standards for trees, sidewalks and lighting, things like that. I realize the Planning Commission hasn't seen that in a formal way, so perhaps that's something we can put on the upcoming agenda. I can't promise. I have to talk to Public Works and see if that could be arranged. Given that it's a common thread through the various projects on the Bayfront and some of them will be building those improvements so they are consistent with the plan as the applicant alluded to. It's a little trickier on the Bay Trail, because it is mostly on private property. There are some segments on public property which the city is able to control a little better. For example, if you're somebody wanting to coordinate a lighting standard on the Bay Trail, you need to get the cooperation of the different property owners along the way. It's not impossible, but it's a unique situation in Burlingame and that's also why we have the stop and start pattern in the Bay Trail as we are filling in the gaps but it is all private property. >Would this be something that my fellow commissioner had brought up, that maybe these developers can put some money in a bucket where we can put some lighting because that would be much more advantageous for everyone throughout. So just a thought. Maybe if we can look if these developers are doing some big projects and we can do some funds and get an idea of what that might look like if the private ownership might be interested in doing something like that. >Gardiner: That's certainly an initiative. We can't promise, but there has been interest among property owners to start developing more consistent standards, even things like trash cans and things like that . So, it is a discussion that is floating around, but it does require a level of coordination that a typical public works project wouldn't have, not to say it's impossible, but just wanted to let you know how it worked. This application will return on the Regular Action Calendar, as it includes environmental review. b.1200-1340 Bayshore Highway, zoned BFC - Environmental Scoping to solicit input on a Notice of Preparation (NOP) for an Environmental Impact Report (EIR) for redevelopment of a 12 acre site with three, 11-story life science/office buildings totaling 1.46 million square feet with two, 10-story parking structures each with two levels of below grade parking. (DivcoWest, Burlingame Venture LLC, applicant and property owner; WRNS Studio, architect) (31 noticed) Staff Contact: Kelly Beggs/Catherine Keylon 1200-1340 Bayshore Hwy - Staff Report 1200-1340 Bayshore Hwy - Attachments 1200-1340 Bayshore Hwy - Plans - Part 1 1200-1340 Bayshore Hwy - Plans - Part 2 1200-1340 Bayshore Hwy - Plans - Part 3 Attachments: All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Gaul opened the public hearing. Seth Bland and Virginia Calkins, represented the applicant and answered questions regarding the project. Public Comments: >Leslie Flint: I'm a member of Sequoia Audubon Society which is the San Mateo County chapter of the National Audubon Society. We have approximately 1,400 members in San Mateo County. I wanted to speak about two issues; one is dealing with bird safety building practices. I wanted to mention that there are 136 species of birds that have been documented along the Bay Trail in Burlingame. Most during the winter months and during the spring and fall migration. It's to be noted that birds attempt to reach shelter, Page 9City of Burlingame August 22, 2022Planning Commission Meeting Minutes food and migratory paths through reflected glass and it has been shown that over 100 million birds die annually from striking buildings with reflective transparent materials that cause collisions. I’m looking at the plans for these buildings and you do have a plan for treated and untreated glass on the surfaces . However, it wasn't exactly clear what the proportions would be. And so, it would be important to perhaps engage a qualified ornithologist to help you figure out how best to achieve bird friendly design as Burlingame’s General Plan has indicated. One of the agencies that Burlingame has suggested to other developers look at as guidance is the San Francisco ’s bird safe standards and they require no more than ten percent of untreated glazing beginning at the grade and upwards for 60 feet. This project seems to have a lot more than ten percent glass but it's not clear how much so, it would be good to have that defined. I would also like to see more stringent requirements for those areas facing the Bay and Easton Creek. The second is lighting. I know you've talked about lighting in the last project you've discussed but it's important for birds because they are attracted to light at night. I did notice you did indicate downward facing lighting on the outside of the building which is good, but we would encourage you to have this building lights out program from dusk or 10:00 p.m. to dawn, having window blinds in areas requiring light at night and motion sensors to light only areas being actively used at night. Those are my suggestions and I encourage you to take a look at whatever cities in the bay area have done for bird safe building practices. Thank you. >Geta Dev: Good evening, I’m with the Sierra Club Loma Prieta chapter. I also wanted to bring up some impacts that I hope the EIR can look into. These might be a bit unusual, but from the aesthetic point of view, I would like to be reassured about the parking garages that are blocking views of the Bay. I'm wondering if there's something that can be done to make them not as offensive as they might end up being? I don't think when we envisioned additional buildings along the Bayfront that we envisioned multi-story parking garages. So I ’m wondering if there's a way the parking garages can be treated so they present more green surfaces, that they are not lit at night and they only light up when somebody moves through them. It also brings up the issue of complete streets and bike lanes. This is yet another example of why it is important that Bayshore become a complete street for all the buildings that are going to go up along here. Another item I would like to bring up once again is the BSL levels. There are safety issues in the biological section, these are extremely sensitive habitats along the Bay. In the event of liquefaction and seismic events, this is all on uncompacted bay fill, the building structures can fail and certainly the buried infrastructure can fail. If we have BSL -3 where we have extremely infectious airborne diseases such as anthrax for example. If the systems were to fail and we don't have positive pressure, then these are extremely important emergencies that we need to plan for. Therefore, once again, transparency for the biosafety levels of the laboratories that are incorporated is really important for all of us. The third item is the trees. From an environmental point of view, for the bird safety, it's important not to have trees along the Bayfront where predators can perch while birds are feeding. So I just urge you in your landscape design to look at the environmental impact of putting all those trees along the waterfront. And lastly, I ’m somewhat concerned, I realized you have talked to the Sierra Club about the one hundred foot setback and I’m concerned I don't really see the extent of the ecotone levies on the bay shore side of the levies, so I’m wondering about the natural adaptation. Thank you. > Public comment sent via email by Jane: Burlingame resident for 35 years. EGADS!! No, No, No to the proposed development of 1.5 million square feet of new building at the intersection of Broadway, Highway 101, and Bayshore Highway. Eleven and ten story buildings. Are you crazy to allow this to even be in review? We went thru this at the new Facebook development and it is still too big at 6 stories. Please, please, please consider our community and not the tax dollars. The City of Burlingame does not need this huge development for some of the following reasons: Traffic, Traffic, Traffic - Broadway is already too busy and we will never be able to handle the traffic from the scale of this development. Utilities - Where is all the water, sewer, electric, etcetera going to come from? We are in a drought and do not have enough now to meet our needs. The sewer treatment plant is at capacity and sometimes flows into the Bay. This is going to aggravate the problem. Environmental - Impacts to the Bay and beyond with more carbon emissions, Bay pollution from all the activity, cars and people at this development. Damage to the creek flows that drain into the Bay through this site at two locations. These creeks should be opened up and expanded as environmental features not buried in the concrete. Page 10City of Burlingame August 22, 2022Planning Commission Meeting Minutes Earthquake Impacts - This area is all landfill and we know what happened in 1989 when the Hyatt crashed into the lobby of the hotel. The area is sinking and no more development of this scope will only make it worse. Scenic - Views will be obstructed of the Bay for many, many folks. Community Character - The scale and scope of this development is not in keeping with the character for the City of Burlingame. It will only be a modern monstrosity that will deflect from the historic character of our community. Please do not approve this development. The City of Burlingame does not need this project now or ever! Thank you. > Public comment sent via email by Robert Mead: Please do not approve this project. The city of Burlingame and surrounding areas do not have available housing for the workers that would be employed there. Furthermore, this will aggravate the traffic jams on highway 101. We already have the new 500,000 sq ft Facebook development at Coyote Point to somehow accommodate. Burlingame doesn't need this. It needs to be located in an area where reasonably priced housing can be provided and the associated traffic won't be a problem. Build some housing there instead. Thank you for listening. > Public comment sent via email by Mark Goan: May I start off by saying I think this is a very well designed and beneficial project for the city. One concern I have that I ’d like to see the EIR address is the integration of solar /renewables. Looking at the renderings I don ’t see any obvious solar installation. I’d like the project to possibly consider shaded solar on the parking garages such as the city of Millbrae Alexandria life sciences campus project is having installed. I feel if we are to really embrace these projects and there benefits it is only right where possible we try and offset the demand on the electricity grid. Thanks. > Public comment sent via email by Joan Renson: Greetings, I just want to voice my opinion on this huge proposed new building at the Bayfront at Broadway. I say “NO” to this building and I just have a few reasons: That area is already heavily congested and a mess at peak commute times, and this building will just put it over the top. The current infrastructure does not support this size of a building at this location . The Train Tracks at Broadway are a joke and already and I can ’t even imagine the traffic at lunch time if anyone from this building wants to go to lunch. Broadway can ’t take this kind of traffic, car or people . There are also multiple buildings proposed for that road down the street anyway. Burlingame is not geared for such fast big building development and we just don ’t want to lose our town to these big developers who don’t care a less about the rest of us who have to live and get around here. If we already do not have enough water for the current population, we certainly do not have the extra water to accommodate this buildings needs not to mention the load this will put on our sewer system. Taking it down to 3 stories would be a much better idea for this location No, No, No, No, No and No thank you! > Public comment sent via email by Athan Rebelos: As I mentioned earlier tonight, I ’m excited about the new development along Bayshore Highway. My asks for this project are similar but more significant than those for item 9A. Because of its location and scale, I expect lots of engaging outdoor space. Many large-scale public arts and publicly accessible amenities for community meetings, a cafe, and a full-service restaurant - bar. This development will displace some well -known and loved Burlingame businesses, and I ask that they be provided an opportunity to reopen at this new development. This location is reachable by pedestrians and bicyclists from the Broadway Caltrain Station, the shopping and dining district, and the surrounding neighborhoods. We need attractive, pedestrian -scale lighting and wide sidewalks with shade trees along the street (uplit trees would be great). The developer should submit a proposed plan to encourage bicycles with protected bicycle facilities. Of course, I strongly encourage a method for enhanced shuttle service between the facility, the Caltrain Stations, Broadway, and Burlingame Ave. Thank you. > Public comment sent via email by Nina Goodale: Thank you Commissioners for this opportunity to participate. I’m a Sierra Club Loma Prieta Chapter member involved in environmental conservation as a vital way for all to enjoy nature. It’s great that the Bayfront Commercial zoning district includes as its Page 11City of Burlingame August 22, 2022Planning Commission Meeting Minutes purpose the enjoyment of nature and public access to the bay. In that regard, I ’d like to note that the applicant met with a number of us some time ago and expressed a willingness to collaborate to protect the wetlands ecosystem by eliminating the bridge shown as Site Feature 4 in Volume 2 of the project design plans. Perhaps the fact that this bridge remains in the current project plans is simply an oversight . Therefore, it would be great to see this bridge eliminated as an essential environmental protection and conservation measure. Thanks again for your consideration and dedicated public service. > Public comment sent via email by Zack: Hello Commissioners, I am excited about the enhancements to the bay trail. The area is already one of my favorite parts of our city and I love the new public spaces. A few things stick out about the 1200-1340 Bayshore project: Parking; 2 10-story parking garages seems excessive for how much office space there is. I'm not sure what the standard ratio is, but this is a lot of space right next to our beautiful bay trail being used for car storage. This location is very close to Broadway station, which already has a commute .org shuttle stop from Millbrae. Maybe some of the money going towards parking can instead go towards increased service for another shuttle from Millbrae? Or perhaps they can share some parking with the nearby hotels. Bay Trail Maintenance; More people enjoying the Bay Trail is certainly a good problem, but I think it would be a small drop in the bucket for the developer to help this financially and would go a long way for our city. This project specifically is right on a patch of the bay trail with a discontinuation of the trail where some improvements could be made. Jobs/Housing Imbalance: These projects are adding a lot of high -paying jobs to our area and increasing demand for housing in an area without considering how it will affect the already-worsening housing affordability crisis. I understand we can't currently build residences on east of 101, but think we need to address housing supply as we're adding demand for housing. Thank you for your time. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Study impacts on creek habitat, design to reflect and mitigate any impacts. >Regarding traffic, look at impacts on Broadway, consider connection to Bayside Park if that will just be on the surface or a pedestrian walkway/bridge and incorporate this into TIA. >Concerned about the water demand of the building. Study if we have adequate water allocation for a project of this size. >I would find it important to look into the liquefaction risk given that this is fill. I would like to know about the wind effect. These are really tall buildings, so the wind effect generally and then on the recreational area, a few people asked me specifically about the baseball field, how the wind patterns might or might not affect the baseball games or whatever is happening over there. I would also like to ask about the view corridor. The plans show view corridors as they look towards the Bay, I ’m wondering, isn't there a study of the view from the Bay to the mountain and the opposite direction. So I would find that important because I think there's blockage there more than what we have now. >I see there's historical and cultural in the vicinity of Broadway, there was a Chinese fishing village, probably some Indian fishing villages there and there are documents from the county, if the applicant would like to have a reference. I think that would be important and perhaps something should be called out in your project if it goes ahead that these activities happened there. Additionally, there is a Hyatt theater and around, the building probably would no longer qualify as historic because it has been changed a lot but it should be looked into. It's cultural, it has the same importance as an architect, and it was an effort to bring some culture and activity to Burlingame in the Peninsula and sort of a trend of having something available to tourist from SFO and at the time we didn't have much around here in the way of restaurants and entertainment, so I would like that at least looked into. >I understand, we're not supposed to talk about parking but there's a crossover. There are 20 spots called out for Bay Trail visitors. I'm not understanding how the flow and everything will work. I don't want to go the wrong direction on that. >Shadow patterns. These are very large buildings and they are close to the trails that you are Page 12City of Burlingame August 22, 2022Planning Commission Meeting Minutes completing and so I wanted to ask what those patterns are exactly during the day? >I see that you're suggesting some benefits, which we're not talking about that right now, but it mentions that this is a phased project. So I ’m curious with the things that you're planning, how does that work in a phased project, if it's taking three years to complete this, is there a way to phase it so we get some benefits, to have a real program in the case that this would only be partially realized. I don't know if that's right way to put it, but thank you for being patient with my questions. >I would like to include, if there will be piles driven on this project or how the foundation is going to be done. I remember at the Facebook project, I got comments from the neighbors businesses about how long that had been going on, so if we can look at that. >Gardiner: There is one thing I want to mention for the public, this will come back for design review at a later date and ultimately for action when the EIR is completed. We do want to emphasize that we're in the midst of a comment period for the EIR. That comment period ends on September 12th at 5:00 p.m. So, if people do want to submit comments related to the EIR scope, they have up until 5:00 p.m. on September 12th. Information can be found in the staff report as well as on the project page on the city's website. >Spansail: Director Gardiner, just to add to that, this is the comment period for the NOP, the Notice of Preparation, and there will be an additional public comment period when the draft EIR comes out. >Gardiner: Important to clarify that the EIR hasn't been produced yet. 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS Director Gardiner mentioned that at the City Council meeting on August 15th, there was an update of the town square project and that project is moving along in the design phases. The schematic design phase has been completed and they are moving into design development. From there, the next phase is construction documents and hopefully construction. If people are curious to see the schematic design, the slides are on the web page at burlingame .org/townsquare. The commission looked at the design in a joint meeting with the City Council in 2021, and you'll see the schematic design looks very similar, just with CAD base drawings as opposed to hand drawing but the same idea of rows of trees and different activity areas and terrace seating. 12. ADJOURNMENT The meeting was adjourned at 9:20 p.m. Page 13City of Burlingame August 22, 2022Planning Commission Meeting Minutes 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, August 22, 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 August 22, 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 September 1, 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 14City of Burlingame City of Burlingame Lot Line Adjustment and Variances Address: 230 and 234 Victoria Road Meeting Date: September 12, 2022 Request: Application for Lot Line Adjustment, Lot Frontage, and Lot Width Variances for 234 Victoria Road, and Floor Area Ratio Variance for the Existing Single-Unit Dwelling at 230 Victoria Road. Applicant and Architect: Ted Catlin, Dreiling Terrones Architects APN: 029-265-170 Property Owners: Joshua Einhorn and Melissa Nemer General Plan: Low Density Residential Zoning: R-1 Existing Site Area: 12,046 SF total (100’ frontage, two equal lots, Lot 23 and Lot 24) 6,023 SF each lot (50’ frontage) Proposed Lots with Lot Line Adjustment: Lot 23 = 7,017 SF (58.25’ lot frontage) Lot 24 = 5,029 SF (41.75’ lot frontage) Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15305 (A)(1) of the CEQA Guidelines, which exempts from environmental review minor lot line adjustments, side yard and setback variances not resulting in the creation of a new parcel. Project Description: The subject property is an interior site consisting of two existing lots of equal size (6,023 SF each); Lot 23 at 230 Victoria Road and Lot 24 at 234 Victoria Road (see attached proposed plans and Assessor’s Parcel Map). The existing site is nearly flat and there are no protected-size trees on the property. The applicant does not propose any demolition or changes to any of the existing structures on the site. The right side of the existing site contains a two-story single-unit dwelling (230 Victoria Road) with an attached two-car garage and driveway. The majority of the dwelling at 230 Victoria Road is located on Lot 23, however a portion of the left side of the dwelling extends across the shared property line between Lots 23 and 24. This condition merges the two lots into a single site. The left side of the existing site contains a two-story single-unit dwelling (234 Victoria Road) with an attached single-car garage and a driveway along the left side of the lot. The dwelling at 234 Victoria Road is set back at the rear of Lot 24 and is located entirely within the boundaries of that existing lot. There is a tax record for both dwelling units on the property and therefore the two single-unit dwellings on a single parcel and the siting of 230 Victoria Road across the shared property line are existing and nonconforming conditions. The applicant is requesting a lot line adjustment to move the shared property line west by 8.25 feet so that the footprint of the existing house at 230 Victoria Road would be located entirely within the boundaries of the proposed Lot 23. The proposed lot line adjustment would increase the lot size of Lot 23 from 6,023 SF to 7,017 SF and would increase the street frontage from 50 feet to 58.25 feet. The proposed lot line adjustment would decrease the lot size of Lot 24 from 6,023 SF to 5,020 SF and would decrease the street frontage from 50 feet to 41.75 feet. The proposed lot sizes meet the minimum lot size of 5,000 SF. The applicant is requesting a two Variances to the Lot Development Standards (C.S. 25.10.090) for the proposed Lot 24. A Lot Frontage Variance is required for the proposed Lot 24 frontage (41.75 feet lot frontage proposed where a minimum lot frontage of 50 feet is required). In addition, a Lot W idth Variance is required for the proposed Lot 24 (41.75 feet lot width proposed where a minimum average lot width of 50 feet is required). The existing site (Lots 23 and 24 combined) is nonconforming in floor area ratio (calculated using the total floor Item No. 8a Regular Action Item Lot Line Adjustment and Variances 230 and 234 Victoria Road 2 area of both structures divided by the site size of 12,046 SF) (0.46 FAR existing where 0.41 FAR is the maximum allowed). With the proposed new lot sizes, the existing dwelling at 234 Victoria Road would be under the maximum allowable floor area ratio (0.21 FAR proposed where 0.54 FAR is the maximum allowed). However for 234 Victoria Road, the applicant is requesting a Floor Area Ratio Variance for the existing single-unit dwelling (0.64 FAR proposed where 0.48 FAR is the maximum allowed). This application does not include any changes to the existing structures on the site and is not subject to Design Review. The proposed project meets all other zoning code requirements or does not intensify an existing, nonconforming conditions. The applicant is requesting the following applications:  Lot Frontage Variance for proposed Lot 24, 234 Victoria Road (41.75 feet lot frontage proposed where a minimum lot frontage of 50 feet is required) (C.S. 25.10.090(A));  Lot Width Variance for proposed Lot 24, 234 Victoria Road (41.75 feet lot width proposed where a minimum average lot width of 50 feet is required) (C.S. 25.10.090(B)); and  Floor Area Ratio Variance for proposed Lot 23, 230 Victoria Road (0.64 FAR/ 4,448 SF proposed where 0.48 FAR/ 3,345 SF is the maximum allowed) (C.S. 25.10.030 and -060). 230 Victoria Road – Lot 23 Lot Area: 7,017 SF (proposed) Plans date stamped: July 29, 2022 Existing Site With Combined Lots Allowed/ Required Existing With Combined Lots Proposed For Existing Dwelling Allowed/ Required with Proposed Lot Line Adjustment Front (1st flr): (2nd flr): 15’-3" 15’-3" 1 15'-0" 20’-0" No change No change 15'-0" 20’-0" Side (left): (right): 47’-11" 3’-9" 1 7’-0 7’-0 6’-1½ " No change 6’-0 6’-0 Rear (1st flr): (2nd flr): 32’-2" 57’-2" 15'-0" 20’-0" No change No change No change No change Lot Coverage: 3,213 SF 27% 4,814 SF 40% 2,548 SF 36% 2,807 SF 40% Floor Area Ratio: 5,521 SF 0.46 FAR 2 4,955 SF 0.41 FAR 3 4,448 SF 0.64 FAR 4 3,345 SF 0.48 FAR 5 ¹ Existing nonconforming second story front setback and right side setback. ² Existing nonconforming floor area ratio (0.46 FAR existing where 0.41 FAR is the maximum allowed). ³ (0.32 x 12,046 SF) + 1100 SF = 4,955 SF (0.41 FAR maximum). 4 Floor Area Ratio Variance required (0.64 FAR proposed where 0.48 FAR is the maximum allowed). 5 (0.32 x 7,017 SF) + 1100 SF = 3,345 SF (0.48 FAR maximum). 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Lot Line Adjustment and Variances 230 and 234 Victoria Road 3 234 Victoria Road – Lot 24 Lot Area: 5,029 SF (proposed) Plans date stamped: July 29, 2022 Existing Site With Combined Lots Allowed/ Required Existing Site With Combined Lots Proposed For Existing Dwelling Allowed/ Required with Proposed Lot Line Adjustment Front (1st flr): (2nd flr): 64’-5" 89’-2" 15'-0" 20’-0" No change No change 15'-0" 20’-0" Side (left): (right): 2’-2" 1 25’-4" 7’-0 7’-0 No change 17’-1" 3’-0 3’-0 Rear (1st flr): (2nd flr): 12’-11" 1 12’-11" 1 15'-0" 20’-0" No change No change No change No change Lot Coverage: 3,213 SF 27% 2,548 SF 36% 662 SF 13% 2,012 SF 40% Floor Area Ratio: 5,521 SF 0.46 FAR 2 4,955 SF 0.41 FAR 3 1,073 SF 0.21 FAR 2,709 SF 0.54 FAR 4 ¹ Existing nonconforming left side setback and rear setback to the first and second story. ² Existing nonconforming floor area ratio (0.46 FAR existing where 0.41 FAR is the maximum allowed). ³ (0.32 x 12,046 SF) + 1100 SF = 4,955 SF (0.41 FAR maximum). 4 (0.32 x 5,029 SF) + 1100 SF = 2,709 SF (0.54 FAR maximum). Staff Comments: The Planning Division notes that this application was brought directly to the Planning Commission as Regular Action Item since the project involves only a lot line adjustment and no alteration to the existing structures on the site or to existing off-street parking. Should the Planning Commission determine that further review of the project is required, the application can be scheduled for an additional action hearing Required Findings for a Variance: Any decision to approve a Variance application pursuant to Chapter 25.84 shall be supported by written findings. In making such determination, the following findings shall be made: A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same zoning district; B. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; C. The granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and D. That the use of the property will be compatible with the aesthetics, mass, bulk, and character of existing and potential uses of properties in the general vicinity. Suggested Variance Findings (Minimum Lot Frontage Variance – 234 Victoria Road, Lot 24): That while the existing frontage for Lot 24 is legally 50 feet wide, the site has been developed so that a portion of the dwelling on Lot 23 extends across the shared side property line and therefore the appearance of lot frontage from the right-of-way for existing conditions on Lot 24 is less than 50 linear feet; that there are a number of lots in the surrounding neighborhood that have frontages that are less than 50 feet; and that a 50-foot lot frontage for Lot 24 could not be retained while also allowing development of either Lot 23 or Lot 24 without demolishing a Lot Line Adjustment and Variances 230 and 234 Victoria Road 4 portion of the existing dwelling on Lot 23; and that the dwelling on Lot 23 is in good repair and demolition would present a hardship for the existing owners and tenants. For these reasons, the proposed project may be found to be compatible with the Variance criteria. Suggested Variance Findings (Minimum Average Lot Width Variance – 234 Victoria Road, Lot 23): That while the existing lot width of Lot 24 is legally 50 feet wide, the site has been developed so that a portion of the dwelling on Lot 23 extends across the shared side property line and therefore Lot 24 could not be developed to its full potential without adjusting the lot line to exclude the house on Lot 23; that the shared side property line between the existing lots could only be adjusted with an average width of 50 feet if the lot line were staggered such that it would be compatible with the standard rectangular-shaped lots in the neighborhood; and that an irregular shared side property line drawn to provide an average width of 50 feet would negatively impact existing structures and future development on both Lot 23 and Lot 24. For these reasons, the proposed project may be found to be compatible with the Variance criteria. Suggested Variance Findings (Floor Area Ratio Variance – 230 Victoria Road, Lot 24): The dwelling was built as part of a larger-sized property and it would present a hardship to demolish the existing structure or portions of the existing structure to bring the site into compliance with current floor area ratio zoning code requirements; and that the envelope of the existing dwelling will not be altered in relation to surrounding properties with the proposed application. For these reasons, the proposed project may be found to be compatible with the Variance 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 applicant shall submit a separate Lot Line Adjustment application to the Public Works Department – Engineering Division; 2. that the Lot Line Adjustment shall be recorded with the property at the San Mateo County Recorders Office and a copy of the recorded document shall be sent to the Engineering Division; 3. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped July 29, 2022, sheets A0.0 through A2.4, including licensed topographic and boundary survey dated April 2022 and Proposed Lot Line Adjustment, sheet SU-1; and 4. that if the floor area ratio on Lot 23, 230 Victoria Road is increased at a later date, the Floor Area Ratio Variance shall become void. Erika Lewit Senior Planner Attachments: Application to the Planning Commission Assessor’s Parcel Map Street Frontage Vicinity Map - Provided by the Applicant Variance Applications (Lot Frontage Lot 24, Minimum Average Lot Width Lot 24, Floor Area Variance Lot 23) Proposed Legal Descriptions Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed September 2, 2022 Area Map City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Variance Application The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Code Section 25.84.030). 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. A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. B. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. C. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. Do any conditions exist on the site which make other alternatives to the variance impracticable or impossible and are also not common to other properties in the area? For example, is there a creek cutting through the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existing structures? How is this property different from others in the neighborhood? B. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. Would you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., having as much on-site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the requirements of the law place an unreasonable limitation or hardship on the development of the property? C. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance, etc. Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public safety. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, and traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city’s policy and goals for conservation and development? Is there a social benefit? Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped? D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity. How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it fits. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area. City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Variance Application The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Code Section 25.84.030). 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. A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. B. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. C. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. Do any conditions exist on the site which make other alternatives to the variance impracticable or impossible and are also not common to other properties in the area? For example, is there a creek cutting through the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existing structures? How is this property different from others in the neighborhood? B. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. Would you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., having as much on-site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the requirements of the law place an unreasonable limitation or hardship on the development of the property? C. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance, etc. Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public safety. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, and traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city’s policy and goals for conservation and development? Is there a social benefit? Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped? D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity. How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it fits. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area. City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Variance Application The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Code Section 25.84.030). 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. A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. B. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. C. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? A. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. Do any conditions exist on the site which make other alternatives to the variance impracticable or impossible and are also not common to other properties in the area? For example, is there a creek cutting through the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existing structures? How is this property different from others in the neighborhood? B. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. Would you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., having as much on-site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the requirements of the law place an unreasonable limitation or hardship on the development of the property? C. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance, etc. Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public safety. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, and traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city’s policy and goals for conservation and development? Is there a social benefit? Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped? D. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity. How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it fits. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area. Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION, LOT LINE ADJUSTMENT, AND VARIANCES FOR FLOOR AREA RATIO, AVERAGE LOT WIDTH, AND LOT FRONTAGE 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 Lot Line Adjustment and Variances for Floor Area Ratio (Lot 23, 230 Victoria Road) and for Street Frontage and Average Lot Width (Lot 24, 234 Victoria Road) for an existing shared side property line to be moved by 8.75 feet and with no changes to the existing structures on the site at 230 and 234 Victoria Road, Zoned R-1, Joshua Einhorn and Melissa Nemer, property owners, APN: 029-265-170; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 12, 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 15305 (A)(1) of the CEQA Guidelines, which exempts from environmental review minor lot line adjustments, side yard and setback variances not resulting in the creation of a new parcel. 2. Said Lot Line Adjustment and Variances are approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Lot Line Adjustment and Variances 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. Chairman 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 12th day of September, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption, Lot Line Adjustment, and Variances 230 and 234 Victoria Road Effective September 22, 2022 Page 1 1. that the applicant shall submit a separate Lot Line Adjustment application to the Public Works Department – Engineering Division; 2. that the Lot Line Adjustment shall be recorded with the property at the San Mateo County Recorders Office and a copy of the recorded document shall be sent to the Engineering Division; 3. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped July 29, 2022, sheets A0.0 through A2.4, including licensed topographic and boundary survey dated April 2022 and Proposed Lot Line Adjustment, sheet SU-1; and 4. that if the floor area ratio on Lot 23, 230 Victoria Road is increased at a later date, the Floor Area Ratio Variance shall become void. 230 & 234 Victoria Road 300’ noticing APN: 029-265-170 City of Burlingame Design Review Address: 209 Dwight Road Meeting Date: September 12, 2022 Request: Application for Design Review for a first and second story addition to an existing single-unit dwelling. Applicant and Architect: Jorge Carbonell, Carbonell APN: 029-254-140 Property Owners: Melissa and Glen Kirk Lot Area: 5,368 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 would not result in an increase of more than 50% of the floor area of the structur es before the addition. Project Description: The subject property is an interior lot and contains an existing two -story single-unit dwelling with an attached garage totaling 1,941 SF (0.36 FAR). The applicant is proposing to add a first and second story addition at the rear of the house. The house is split-level so that the left side of the house is one- story with crawl space and the right side of the house is two stories. A portion of the existing crawl space along the left side of the house would be converted into living area. The project proposes a total floor area of 2,815 SF (0.52 FAR) where 2,818 SF (0.52 FAR) is the maximum allowed (includes 24 SF covered porch exemption). The existing house contains two bedrooms. With this application, the number of bedrooms would increase to four (family room on first floor does not qualify as a bedroom). Two parking spaces, one of which must be covered, are required for a four-bedroom house. The existing attached garage measures 12’-8” x 18’-11” (clear interior dimensions) and provides the required covered parking space for the four-bedroom house; one uncovered parking space (9’ x 20’) is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following application:  Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(a)). 209 Dwight Road Lot Area: 5,368 SF Plans date stamped: August 26, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 24’-4” 34’-1” No change No change 15'-0" or block average 20'-0” or block average Side (left): (right): 5’-8” 8’-3” 5’-8” 8’-3” 4'-0” 4'-0” Rear (1st flr): (2nd flr): 39’-3” 39’-3” 20’-1” 20’-1” 15'-0” 20'-0” Item No. 8b Regular Action Item Design Review 209 Dwight Road -2- 209 Dwight Road Lot Area: 5,368 SF Plans date stamped: August 26, 2022 EXISTING PROPOSED ALLOWED/REQUIRED Lot Coverage: 1,386 SF 25.8% 1,746 SF 32.5% 2,147 SF 40% FAR: 1,941 SF 0.36 FAR 2,815 SF 0.52 FAR 2,818 SF 1 0.52 FAR # of bedrooms: 2 4 --- Off-Street Parking: 1 covered (12’-8" x 18’-11”) uncovered (9' x 18') No change 1 covered (9' x 18' for existing) 1 uncovered (9' x 18') Building Height: 22’-5” 24’-1” 30'-0" Declining Height Envelope: complies complies C.S. 25.10.055.A. 1 (0.32 x 5,368 SF) + 1100 SF = 2,818SF (0.52 FAR). Summary of Proposed Exterior Materials:  Windows: aluminum clad wood with simulated true divided lites  Doors: wood, aluminum sliding door, wood garage door  Siding: stucco  Roof: asphalt shingle, brick veneer water table Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on April 25, 2022, the Commission had several comments and suggestions regarding this project and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed by the Planning Division (see attached April 25, 2022 Planning Commission Minutes). The applicant submitted a response letter, dated August 19, 2022 and revised plans, dated August 26, 2022, to address the Planning Commission’s comments and suggestions. Please refer to the applicant’s letter for a detailed list of the changes made to the project (see attachments). 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. Design Review 209 Dwight Road -3- 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 an 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 proposed exterior improvements enhance the existing architecture; that the massing of the additions blends with the split-level construction of the existing house, and that architectural details, such as the wood garage and front door, stucco exterior, the framed entry, and front landscaping are compatible with the character of the existing dwelling and with the neighborhood. 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. 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. 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. Actio n 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 and date stamped August 26, 2022, sheets A0.0, L1, SU1, and A0.1 through A3.4; 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 pla ced upon the private property, if feasible, as determined by the Community Development Director; Design Review 209 Dwight Road -4- 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 applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. 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; and 12. that prior to final inspection, Planning Division staff would 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. ‘Amelia Kolokihakaufisi Associate Planner c. Jorge Carbonell, applicant and architect Attachments: April 25, 2022 Planning Commission Minutes Applicant's Response Letter, dated August 19, 2022 Application to the Planning Commission Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed September 2, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, April 25, 2022 b.209 Dwight Road, zoned R-1 - Application for Design Review for a first and second story addition to an existing single -unit dwelling. (Jorge Carbonell, Carbonell, architect; Melissa and Glen Kirk, property owners) (112 noticed) Staff Contact: 'Amelia Kolokihakaufisi 209 Dwight Rd - Staff Report 209 Dwight Rd - Attachments 209 Dwight Rd - Plans Attachments: All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Jorge Carbonell, represented the applicant and answered questions about the application. Public Comments: >Public comment sent via email by Vincent McCarley, 504 Howard Avenue: I am an adjoining resident on the south side of the project. I have made a quick review of the submitted plans. My current concerns are related to the continuance or enhancement of privacy as potentially impacted by the proposed taller structure and facing windows. Also, would be good to get further clarification on impacts as to the proposed excavation, concrete wall and construction disruptions. >Amir Kazemi, 500 Howard Avenue: I wanted to voice my concerns about the height of the home. I didn’t see the renderings, but I am concerned about the privacy as they raise the home over my yard and some parts of my home as well. Otherwise, we are super supportive of the project but would love to see more of those details. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Please address drafting errors on the existing front elevation. The existing window above the garage seems wider than what was shown on the plans. >Provide a landscape plan for the next meeting. >It is very interesting that you are raising this house. There are quite a few homes in this neighborhood that are either moved here or raised, 20 inches is actually not bad. But what is happening, as what my fellow commissioner has alluded to, is that you are not changing the cut out of the window nor the position but you are changing the proportion of the home. You are also exasperating it by removing the wood board and batten so the entire proportion is changing. It looks as if the windows in the front are way too close to the roof and they look busy because you have changed the organization of the grids. Recommend looking at this again, particularly simplifying the windows. Since you are putting in new windows, you might as well look around the home and decide on a unifying style that ties them all together because it is completely breaking apart. The fact that the brick cladding was removed, it simplifies it but is not an advantage in this case because the proportions look really off. Suggest planting some big bushes, some evergreens Page 1City of Burlingame April 25, 2022Planning Commission Meeting Minutes that grow in the medium range that can help mitigate the proportion problem. The garage door has too much importance and is taking away from your home. It is great that you are trying to reuse the home, but you also need to work with what has happened to the proportions that it has become disproportionate. >I am concerned that it actually is simpler, smoother and becoming less interesting. It is missing the design portion. There is not a whole lot of overhang and depth to it. I am struggling on how this will hold together. When you go to the other elevations where there isn ’t any window interest either, it is becoming a flat box. The texture of the stucco is one of the things I like about the house and that will become smoother when you redo the bottom area to try and flush it out. I do agree that it will be hard to do the stucco below and get it to match. I am not feeling that it is getting better. There needs to be significant thought about landscape. Given the amount of work that will be done around this house, every existing landscaping within a few feet will get killed. You will need to start over and not keep what you have like in other remodels. The excavation of the basement is going to be a water problem. I don ’t know what the water table is there, but everybody who has a basement has a flooding problem. >Requests a color rendition of what the exterior would look like, it might help with some of the dimensions to get a real sense of what is going on there. I agree with my fellow commissioner that there is some disconnect. An artist’s rendition may help in tying it all in. Please provide exterior lighting by the garage and front door. It will be nice to see the proposed locations and style of exterior lights. When I looked at this, removing the board and batten on the existing east elevation felt like a real loss. I would love to see that back into the project because it gives some real charm. You can change it up a little bit and do some interesting features. I also agree on the comment about landscaping. We don ’t have any landscaping plans to go by and would like to understand what is happening with that. >I have similar comments. The bricks and board and batten being removed really simplifies this down to a point where it loses too much. Something needs to be done in those areas just to bring back some of the architectural details. You can build a chimney back, it doesn ’t have to be brick, but it is a nice architectural element that breaks up that side of the building and would give you something interesting from the street level as opposed to just the wall cap on a zero clearance fireplace. I agree about the comment on the window grids, there needs to be some continuity there with the front and the sides of the house to tie this whole thing together because it has become very plain. >Before you go too far, I would recommend talking to a structural engineer because this can become very expensive very quickly; it ’s not just raising the house and sticking some pony wall in there. A lot of times your foundation will not be able to handle what you want to do. Chair Gaul reopened the public hearing. >I am comparing the existing west elevation windows and all of the openings look very large and out of proportion. Suggests to look into it. >(Melissa and Glen Kirk: We’ve already talked to an engineer regarding the structural elements of the home. I do that a lot for a living. The height on the backyard basically creates a big catch basin that we cannot take the water out. Also, the garage door at the moment is 7 feet tall, we will only be a little bit less than 6 feet at the head of the garage when we go in there. That is another reason why we wanted to raise the house. Since we have already talked to a structural engineer, we are comfortable raising the house. We agree with the window grid comments, we will definitely make those consistent. For landscaping, we are working with a small local company, we will have trees and landscaping so that it's not plain. I work in design, it will be lovely and I have no doubt that everyone will be impressed when they drive by.) Chair Gaul closed the public hearing. Vice Chair Pfaff made a motion, seconded by Commissioner Tse, to place on the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Tse, Gaul, Schmid, Pfaff, Comaroto, and Lowenthal6 - Page 2City of Burlingame August 19, 2022 Response to Planning Commission Design Review Comments Project: 209 Dwight Road, Burlingame Planning Commission Comments Front elevation: Removal of brick cladding removes charm of house. - We have changed the design to incorporate new brick cladding at the front building wall and the entry stairs, similar to the existing cladding. See drawings 2/A3.1 and 2/A3.2. Removal of board and batten removes charm of house. - The removal of the board and batten makes the design more consistent with the overall Spanish revival theme of the house: now that the window grids and window size openings have been modified, the overall composition works better without the board and batten on the gable. See drawing 2/A3.1 Garage door has too much importance. - Garage door style has been modified. We have replaced the door panels with a simple garage door with vertical planking, consistent with Spanish revival garage doors. See drawing 2/A3.1. Landscaping may help - We have included a new landscape design, see sheet L1. Raising of House puts windows and doors out of proportion: - At the front façade, we have modified the window opening of the Living Room front window. The proposed window opening is 6” shorter, giving more room between the window header and the roofline. See drawing 2/A3.1. Design element is missing, no overhangs, lacks depth; flat box The existing building is a Spanish Revival style building which we are remodeling. We do not want to re-imagine the house completely, we want to keep the style with its overall simple massing and short overhangs, typical for Spanish revival buildings. The proposed changes to the front façade of modified window grids, brick cladding and faux-chimney will provide enough visual interest to this 2-story mid-block building. In addition, the new landscaping plans soften the existing simple geometry of the building, introducing a middle ground between the sidewalk and the front façade. Exterior Lighting – don’t see any by garage and front door, show on plans - Wall mounted light fixtures have been added on both sides of the garage door, see drawing 2/A3.1. Entry door lighting is a ceiling mounted fixture above the exterior entry stair landing, see drawing 1/A2.2. There is an additional light fixture at the bottom of the exterior entry stairs, see drawings 1/A2.2 and 2/A3.2. Windows – there should be a continuity of window grids from the front and side; decide on a unifying style for all windows. - All windows have been modified to show a consistent style for its muntins and divided lites. See elevation drawings 2/A.3.1, 4/A3.1, 2/A3.2 and 2/A3.3. Consider adding a faux chimney as an architectural element. A faux chimney has been added. See drawings 1/A0.1, 1/A2.1, 1/A2.2, 2/A3.1, 4/A3.1, 2/A3.3 Existing landscaping will be killed during construction, need to provide a Landscape Plan Provided. See new sheet L1. Provide a color rendering – will help with sense of dimensions. Provided. See new sheet L1. Neighbor Comments Neighbor at 504 Howard: Concerned about privacy because of taller structure, would like clarification about excavations, concrete wall and construction disruptions on the site. Building will be 20” taller. The excavation is estimated as between 50 and 100 cubic yards, and 5 feet at its deepest point. Neighbor at 500 Howard: Concerned about height of home, concerned about privacy over their backyard. Building will be 20” taller. Thank you for your attention, Jorge Carbonell Architect Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW 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 for a first and second story addition to an existing single-unit dwelling at 209 Dwight Road, Zoned R-1, Melissa and Glen Kirk, property owners, APN: 029-254-140; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 12, 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 is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review 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 12th day of September, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Design Review 209 Dwight Road Effective September 22, 2022 Page 1 1.that the project shall be built as shown on the plans submitted to the Planning Division and date stamped August 26, 2022, sheets A0.0, L1, SU1, and A0.1 through A3.4; 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; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10.that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; EXHIBIT “A” Conditions of Approval for Categorical Exemption and Design Review 209 Dwight Road Effective September 22, 2022 11. 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; and 12. that prior to final inspection, Planning Division staff would 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. 209 Dwight Road 300’ noticing APN #: 029-254-140 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED L1 D A T E S C A L E J O B N O. S H E E T S H E E T SO F R E V I S I O N S SEE DRAWING 2009 7/22/2022 10 1 KIRK RESIDENCE209 DWIGHT ROADBURLINGAME, CA 94010029-254-140SITE IMPROVEMENTS1 PLAN 1/8" = 1'-0" 1 L4 TREE TO REMAIN TREE TO REMOVE STEP UP DETAIL SHEET NUMBER (E) EXISTING (N) NEW PA PLANTING AREA LEGEND SCALE 1/8" = 1' - 0" 4 8 16'50.01' LOT WIDTH107.38' LOT DEPTH D W I G H T R O A DWINDOW WELL ELECTRICAL SERVICE OVERHEAD UTILITY POLE CABLE STAYS GAS RISER (N) CURB CUT (E) MAGNOLIA TREE SSCO T.O.C. +15.87' F.F. ELEV. +23.76' (N) CURB & GUTTER (N) SIDEWALKWMSEWER VENT (E) OAK(E) LAUREL (E) PITTOSPORUM (N) DRIVEWAY, PAVERSCONCRETE APRON LAWN PATIO, 24"X24" LIMESTONE PAVERS 6' FENCE, WOOD. (E) BRICK WALL LIMESTONE PAVERS SET IN D.G., 30"X30" D.G. D.G. D.G. REMOVE MAGNOLIA REMOVE ELM (3) MAG LIT (3) PRU CAR (6) DIA TAS AND (7) LOM SEA (5) OLE EUR (4) LAV HID (9) OLE EUR (3) OLE SWA (12) PIT SIL ±30" WOOD WALL TO MATCH GARAGE DOOR. (10) LAV HID 6' FENCE AND GATE, WOOD. BIN STORAGE CONCRETE PATH (7) DIA TAS AND (7) LOM SEA (5) DIA TAS AND (6) LOM SEA LNDMETAL PLANTER 1'-6" (1) LAG ARA (3) LOM SEA D.G. D.G. - 2 (6) LOM SEA (1) NYS SYL (11) PIT SIL (6) PIT SIL (7) PIT SIL (10) STI TEN (9) LOM SEA (1) STI TEN (4) OLE EUR PL NORTH PROJECT NORTH P L A N T L I S T BOTANICAL NAME COMMON NAME WUCOLS QUAN SIZE PLT KEY/NO. GROWTH RATE TREES LAGERSTOEMIA ARAPAHO ARAPAHO CREPE MYRTLE L 1 24”B LAG ARA MODERATE MAGNOLIA LITTLE GEM STD LITTLE GEM MAGNOLIA STD M 3 24”B MAG LIT MODERATE NYSSA SYLVATICA TUPELO M 1 24”B NYS SYL MODERATE OLEA EUROPA ‘SWAN HILL’ FRUITLESS OLIVE M 3 24”B OLE SWA MODERATE PRUNUS CAROLINIANA STD CAROLINA CHERRY STD L 3 24”B PRU CAR MODERATE SHRUBS/VINES DIANELLA TASMANICA VARIEGATA VARIGATED DIANELLA M 11 5GC DIA TAS FAST LAVANDULA HIDECOTE HIDCOTE LAVENDAR L 17 1GC LAV HID MODERATE LOMANDRA CONFERTIFOLIA SEASCAPE SEASCAPE LOMANDRA M 30 5GC LOM SEA FAST OLEA LITTLE OLLIE DWARF OLIVE M 15 5GC OLE LIT MODERATE PITTOSPORUM SILVER SHEEN M 24 15GC PIT SIL MODERATE STIPPA TENNUISSIMA MEXICAN GRASS L 27 1GC STI TEN FAST ±30" WOOD WALL TO MATCH GARAGE DOOR. (3) OLEA EUROPA 'SWAN HILL' DRIVEWAYENTRY PATH 2 STREET ELEVATION 1/4" = 1'-0" LAGERSTROEMIA ARAPAHO NYSSA SYLVATICA OLEA EUROPA ‘SWAN HILL’PRUNUS CAROLINIANA DIANELLA TASMANICA VARIEGATA LAVANDULA HIDCOTE LOMANDRA CONFERTIFOLIA SEASCAPE OLEA LITTLE OLLIE PITTOSPORUM SILVER SHEEN STIPA TENNUISSIMA MAGNOLIA LITTLE GEM TREES SHRUBS AND PERENNIALS City of Burlingame Design Review and Hillside Area Construction Permit Address: 2669 Martinez Drive Meeting Date: September 12, 2022 Request: Application for Design Review and Hillside Area Construction Permit for a second story addition to an existing single-unit dwelling. Applicant and Designer: David Kuoppamaki APN: 025-083-050 Property Owners: Grace and Larry Ngai Lot Area: 11,125 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 that contains an existing two-story single-unit dwelling and an attached two-car garage. The lot slopes downward approximately 4’-0” from the front to the rear of the lot and has a cross slope that slopes upward approximately 9’-0” from left to right. The applicant is proposing an addition to the main floor (considered a second story) at the rear of the house; the existing second floor deck would be demolished to accommodate the proposed addition. The proposed house would have a total floor area of 4,540 SF (0.41 FAR) where 4,660 SF (0.42 FAR) is the maximum allowed (incudes 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 Francisco Airport, and Mills Canyon from primary indoor living areas (living rooms and family rooms) (Code Section 25.20.040(B)). The existing house contains five bedrooms and with this project, there is no increase in the number of bedrooms. Three parking spaces, two of which must be covered, are required on-site. Two covered parking spaces are provided in the attached garage (24’-11” wide x 20’-1” deep clear interior dimensions); one uncovered parking space (9’ x 18’) is provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following applications:  Design Review for a second story addition to an existing single-unit dwelling (C.S. 25.68.020(C)(1)(b)); and  Hillside Area Construction Permit for a second story addition to an existing single-unit dwelling (C.S. 25.70.020(A)). This space intentionally left blank. Item No. 8c Regular Action Item Design Review and Hillside Area Construction Permit 2669 Martinez Drive 2 2669 Martinez Drive Lot Area: 11,125 SF Plans date stamped: August 30, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 10’-8” (to porch) 18’-3” no change no change 15’-0” 1 15’-0” 1 Side (left): (right): 9’-9” 9’-9” no change 29’-11” 7'-0" 7'-0" Rear (1st flr): (2nd flr): 51’-10” 51’-10” (to deck) no change 51’-10” 15'-0" 20'-0" Lot Coverage: 2,758 SF 24.8% 2,865 SF 25.8% 4,450 SF 40% FAR: 3,790 SF 0.34 FAR 4,540 SF 0.41 FAR 4,660 SF 2 0.42 FAR # of bedrooms: 5 no change --- Off-Street Parking: 2 covered (24’-11” wide x 20’-1” deep clear interior) 1 uncovered (9' x 18') no change 2 covered (18' x 18' for existing conditions) 1 uncovered (9' x 18') Building Height: 21’-1” 19’-0” at addition 30'-0" DH Envelope: complies complies C.S. 25.10.055(A)(1) ¹ The subject property is located within the Mills Estate No. 7 Subdivision which has a build setback line of 15’-0” and supersedes the front setback regulations of the Zoning Code. 2 (0.32 x 11,125 SF) + 1,100 SF = 4,660 SF (0.42 FAR) Summary of Proposed Exterior Materials:  Windows: vinyl  Doors: wood entry door and wood garage door  Siding: stucco  Roof: composition shingles  Other: brick chimney Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on August 8, 2022, the Commission had a few comments/suggestions regarding this project and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed by the Planning Division (see attached August 8, 2022 Planning Commission Minutes). The Commission also suggested that story poles be installed in order to determine whether or not the proposed addition would have an impact on long distant views. Design Review and Hillside Area Construction Permit 2669 Martinez Drive 3 The applicant submitted a response letter (see attachments), dated August 29, 2022, and revised plans, date stamped August 30, 2022, to address the Planning Commission’s comments. The story pole certification is also attached. 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 an 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 proposed architectural style of the project respects the existing patterns in the neighborhood by maintaining hip roofs and matching the existing second story plate height of eight feet; and the proposed style is consistent throughout each floor with the proposed windows matching the existing window scale on the same floor and with matching existing stucco siding that is compatible with the design of the existing house, which blends in with the existing character of the neighborhood. 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 . 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, height 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 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. In making such determination, the following findings shall be made: Design Review and Hillside Area Construction Permit 2669 Martinez Drive 4 1. The project is consistent with the purpose of the Hillside Overlay Zone. 2. The project complies with the development standards found in Section 25.20.040.B through I. 3. The placement of the 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: 1. That the proposed second story addition consists of enclosing an existing deck and is not expanding the footprint of the existing house, and that the overall height of the addition is 2’-1” below the existing highest ridge and does not block protected views from neighboring properties. 2. That the addition does not increase the existing highest roof ridge of the single-unit dwelling and has twice the required side setbacks on each side of the house, therefore creating a buffer between adjacent properties. 3. That the existing trees along the right side property line would be retained and screens the addition from neighboring properties. For these reasons, the project does not obstruct 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 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 30, 2022, sheets CVR, PLN1, PLN2, and A0.1 through A4.1; 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; Design Review and Hillside Area Construction Permit 2669 Martinez Drive 5 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 applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. 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; 12. 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 certific ation documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; and 13. 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. ‘Amelia Kolokihakaufisi, Associate Planner c. David Kuoppamaki, applicant and designer Attachments: August 8, 2022 Planning Commission Minutes Applicant’s Response Letter to the Planning Commission, dated August 29, 2022 Story Pole Certification Form, dated September 2, 2022 Property Owner’s Response Letter, dated September 6, 2022 Neighbor Letter of Support, dated September 2, 2022 Neighbor Letter of Concern, dated September 4, 2022 Neighbor Letter of Concern, received September 4, 2022 Application to the Planning Commission Hillside Area Construction Permit Application Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed September 2, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, August 8, 2022 b.2669 Martinez Drive, zoned R-1 - Application for Design Review and Hillside Area Construction Permit for a second story addition to an existing single -unit dwelling. (David Kuoppamaki, applicant and designer; Grace and Larry Ngai, property owners) (80 noticed) Staff Contact: 'Amelia Kolokihakaufisi 2669 Martinez Dr - Staff Report 2669 Martinez Dr - Attachments 2669 Martinez Dr - Plans Attachments: All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. David Kuoppamaki, designer, and Grace Ngai, property owner, represented the applicant and answered questions regarding the project. Public Comments: >Brett Turchin: I am the downhill neighbor, a tenant and not the owner. The existing deck overlooks our yard; there is not enough privacy as it is. The only concern I have is if that becomes a livable space there will be very little privacy for us. I am wondering if there can be some foliage that can be planted between the properties to give us some privacy. They don ’t really use the deck right now, so it hasn ’t been an issue, but that will be really appreciated. >Mary Maldonado, 1 Toledo Court: The reason I spoke with the owner of the project is because their trees and bushes were blocking my view and then he mentioned the project. I am not really familiar with the project except what I just looked at. I would like them to install story poles to see the space that they are going to build. I am also concerned if the deck is extended. When they put in umbrellas and patio furniture it’s going to block my view. What I would like to know if it is possible for them to put up story poles to see how high it is going to be, how big the project is, and if it will affect my views. >Public comment sent via email by Benjamin Lambert, 2653 Martinez Drive: I strongly support the construction of a second story at 2669 Martinez Drive for the following reasons: Doing so will greatly increase the value of the home and the reappraised home value will flow directly into more taxes paid to support our schools. I have two young children in the Burlingame school system. It is essential that we keep growing our school tax base, and with Prop 13 allowing home alterations is a great way to do so . Doing so will increase the value of my home and surrounding homes, because it will set a precedent that homeowners can expand their living space. A home where you can build is more valuable than a home where you can't. Doing so will improve the street's aesthetics. Right now the street is dominated by generic older homes. A newly renovated home helps bring the street to life and makes it feel more architecturally diverse. >Kevin Slaboda, 2704 Martinez Drive: We would like to second the motion from our neighbor at 1 Toledo Court to have story poles constructed to confirm if there is any view obstruction or not. Chair Gaul closed the public hearing. Page 1City of Burlingame August 8, 2022Planning Commission Meeting Minutes Commission Discussion/Direction: >Normally in situations like this, I am supportive of putting up story poles because it does help the neighbors see what is going to happen. But the fact that this is not actually a second story addition it is not going to be any taller than the ridge is now. So, anybody who is at the north of this property will not see the addition at all. It will only be the neighbor immediately next door on the right that would potentially see the side of the project. It doesn ’t seem like requiring story poles will provide any advantage to anybody up the hill because it is not that kind of an addition. I would suggest that the homeowners have that discussion with their two most immediate neighbors who voiced their concerns with privacy or trees. It is challenging because one is going to obstruct somebody else ’s view and the other one will create privacy, so it will be a delicate dance to make that work. Otherwise, I don ’t see any issues with doing this project. I think it has minimal to no impact to the uphill neighbors. I’d like to see this project go through. >Similarly, I thought this is nicely done. For the benefit of the neighbor who commented about another deck, I don’t believe there is another deck at this home. The idea is that the space is completely enclosed so it will be less impactful than what it would have been. However, when I saw the property there were no street trees and it looks barren. It is an opportunity to introduce in the public realm some appropriately sized trees. I’m pretty sure that the City Arborist has trees put in there regularly; within 10 feet beyond the curb is city property. For the purposes of planting trees since there is no planting strip there, I am only okay with this project if it includes some foliage. That will also include for the neighbor below, again, appropriately sized buffer trees. They don ’t have to be 30 feet tall. In the case of the street trees, the City Arborist will know what is good for that hillside area that does not block views but enhances the property itself and all the other properties in the area. I suggest for the architect to work with a landscaper and the neighbor to identify trees that are appropriate and can actually work for in between the properties that everybody is comfortable with. >While I agree with my fellow commissioner, I don ’t think there is any harm to allay the neighbors ’ concerns by putting up some simple story poles just to confirm what we already know. >The slope of the roof and the rear elevation windows are a bit off to me. While I appreciate the intent of minimizing any impacts on views, the slope of the roof doesn ’t match anything else in the architecture of the house. It looked a bit odd; it is a very long shallow sloping roof. It would almost be better flat in my opinion. The rear elevation with the large square window seems very flat. There needs be some work done to improve that rear elevation. >I would agree with my fellow commissioner. I appreciate the effort to not block the views and it is one way to do it. Architecturally, I don ’t think this really fits in well with the house. I am also concerned about the roofing materials that are proposed. The asphalt shingles in a 1:12 slope will not work. You probably have to go with a tar and gravel roof. That needs to be looked at a little bit closer. To err on the side of caution, I too would prefer that story poles be installed because we don ’t know who can or cannot see whose view may be blocked. It is not a deal breaker because it is at the back of the house. I don ’t know how much it is going to impact anyone, but it really does look like an addition and typically I ’d like to see things that blend in with the house a little bit more. The story poles are a must. Chair Gaul made a motion, seconded by Commissioner Horan, to place on the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - Page 2City of Burlingame 3141 Stevens Creek Blvd #104 San Jose, CA 95117 408.357.0818 Office 530.919.2921 Cell Commission Review DATE: AUGUST 29, 2022 TO: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division City of Burlingame PROJECT ADDRESS: 2669 Martinez Drive Burlingame, CA 94010 In Response to Planning Commissions and neighbors’ comments from Monday August 8th 2022 meeting: Planning Commission comments:  Story poles required to be installed; o We are installing story poles on Wednesday 31st of September.  Slope of roof very long and shallow and does not fit in with the architecture of the rest of the house; o We originally designed a flat roof with built up roof to minimize obstructions of neighbors views. We have updated the design to have a hip roof. This was designed also, to minimize obstructions to views.  Concerned about roof material because of the low roof slope; o Originally we had built up roof but with the new design we are showing composition shingle to match existing roof.  Would like to see new trees installed along the street frontage; o In 2004 Grace and Larry were asked to remove seven(7) Eucalyptus trees and the City Arborist Bob Disco had them replant seven trees 24 inch box size trees. These trees are clouded on the existing site plan  Addition should blend in with the design of the existing house; o Please see our updated roof design. It is a hip roof with same slope and roofing material. We also designed the addition to create the lowest profile roof we could.  Rear elevation with large square windows seems very flat. o We lined up the 2nd story windows with the existing doors and windows below.     Neighbors comments:  Brett (downhill neighbor) – existing deck overlooks their yard and concerned about privacy, would like to see landscaping that buffers view between properties; o Brett is a tenant who lives at 2665 Martinez. Grace and Larry(owners 2669 Martinez) have had a great relationship with owner Gary Lynes for 25 years. They replaced the entire fence just a few months ago due to ivy and greenery damaging over the years. They have agreed not to have any trees or additional landscaping between them at this time.  Benjamin (2653 Martinez) – strongly supports project;  Neighbors at 1 Toledo Court and 2704 Martinez requested story poles, concerned about view blockage. o I emailed Jennifer and Kevin Slaboda on 2022.08.29 the updated plans along with the story pole time frame and asked for a time to stop by to take pictures o I emailed Byron and Miriam Maldonado on 2022.08.29 the updated plans along with the story pole time frame and asked for a time to stop by to take pictures o We are hoping to provide these photos to the Planning Commission.       Thank you,        David Kuoppamaki  From: Grace Ngai [mailto:lgngai@gmail.com] Sent: Tuesday, September 6, 2022 11:17 PM To: CD/PLG-Amelia Kolokihakaufisi <ameliak@burlingame.org> Cc: David K <davidk@kuopdesigns.com>; Larry Siu Kwong Ngai <hkln@sbcglobal.net> Subject: 9/12 Meeting Prep: 2669 Martinez Dr - Planning Commission Meeting Follow-up Dear Amelia, As of Tuesday 9/6/22 evening, we want to provide you updates that we have. We are not sure if any neighbors’ response would happen in the next few days but want you have the info that you may need. 1. 2704 Martinez - Jennifer and Kevin Slaboda - David K provided email update that no impact to their view on 9/2/22 2. 2665 Martinez - Gary Lynes owner - Larry Ngai has provided new roof plan to Gary via email on 8/19/22. Gary commented that the new roof line is much better (see email attached). Larry and Gary discussed verbally that they agreed that no more planting trees in between our new fence. Gary as the owner also has no privacy concerns from our expansion project. We have asked Gary to write to Planning directly but not sure if he has time to do so. 3. 1 Toledo - Miriam and Byron Maldonado - David K had emailed our neighbor the updated plan on 8/29/22 and again followed up after the poles were up on 9/1/22. I have also texted Miriam this morning to follow up. We still have not received any responses. We’re not sure if they are traveling. 4. 2673 Martinez - Mikaela and Karn - Larry has spoken to Karn several times including visiting his home to see the potential view obstruction. Pictures are also taken which are shown attached. Mikaela is currently in China. Karn had related the message to wife Mikaela and said she would contact us if she has concerns. As of today, we have not heard any of their rejecting comments. We did not take any street view pole pictures as the poles are not even visible at the street level like 2704 Martinez neighbor had commented. The poles pictures attached are taken by Larry Ngai’s camera inside Mikaela and Karn’s home at 2673 Martinez. We are trying to be fair and courteous to Mikaela and Karn, our 2673 Martinez upper neighbor. In case they don’t have a chance to respond or comment, attached are the pictures to show the poles are up, the left and right window plus deck view of our expansion from our upper neighbor’s house. We will update you should there be additional information in the next few days. We did receive the Planning meeting postcard today. Let us know if you need anything else from us for to best prepare for the 9/12 meeting. Thank you for all of your prompt communications and coordination! Grace & Larry Ngai Picture 1 - taken from 2673 Martinez yard Picture 2 - taken from 2673 Martinez street side window Picture #3 - taken from 2673 Martinez closer to yard / deck window Picture #4 on 9/7/22 - provided by Miriam and Byron Maldonado at 1 Toledo from their master bedroom From: Jennifer Slaboda <jslaboda@gmail.com> Sent: Friday, September 2, 2022 12:23 PM To: David Kuoppamaki <davidk@kuopdesigns.com> Cc: slabodaj@yahoo.com; Grace Ngai <lgngai@gmail.com>; Larry Ngai <hkln@sbcglobal.net> Subject: Re: 2669 Martinez Commission Review - view photos It looks good to us, no impact on our view. Thank you for reaching out. Jennifer Slaboda On Sep 1, 2022, at 5:08 PM, David Kuoppamaki <davidk@kuopdesigns.com> wrote: Jennifer and Kevin, Hope you are doing well. The story poles have been installed at 2669 Martinez. We’re curious if they will be affecting your view or not? Thanks, David Kuoppamaki, Assoc. AIA 408.357.0818 Office 530.919.2921 Cell From: M Maldonado [mailto:mmaldonado.99@gmail.com] Sent: Monday, September 5, 2022 5:10 PM To: GRP-Planning Commissioners <PlanningCommissioners@burlingame.org> Cc: COUNCIL-Ricardo Ortiz <rortiz@burlingame.org> Subject: Obstruction of Rights to Views to property located at 1 Toledo Court, Burlingame. September 4, 2022 City of Burlingame Community Development Department Planning Commission Review From: Byron Maldonado 1 Toledo Court Burlingame, CA 94010 Re: Application for Design Review Construction Permit for Addition at: 2669 Martinez Drive Burlingame, CA 94010 Subject. Obstruction of Rights to Views to property located at 1 Toledo Court, Burlingame. This is Byron Maldonado, owner of the residence located at the corner of Toledo Court and Martinez Drive, Burlingame, CA 94010. I am following up on the construction addition request submitted by the owners of 2669 Martinez Drive, which is under review by the Community Development Department- Planning Commission. At the August 8, 2022 meeting, the committee suggested the modification of the roof elevation lines and to install poles/flags to display the dimension/elevations of the Martinez Drive project; such plan/design is making the views from our house partially blocked. It is our summation that the increase in height of the structure impacts the quality of the views and value of our home and should be highly protected. For your perusal is attached a letter sent to the Planning Committee several years back from a previous neighbor regarding 2669 Martinez Dive’s first request to increase the size of their home. Thank you for your consideration in this matter. Best Regards, Byron and Miriam Maldonado City of Burlingame  Community Development Department  501 Primrose Road  P (650) 558-7250  www.burlingame.org City of Burlingame Hillside Area Construction 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 25.70.030). Your answers to the following questions can assist the Director in making the decision as to whether the findings can be made for your request. A. Explain how the proposed project is consistent with the purpose of the Hillside Overlay Zone, include the following: 1. Protect public health and safety by minimizing hazards, including soil erosion and fire danger associated with development on hillsides; 2. Preserve and enhance the City’s scenic character, including its natural hillsides and views of San Francisco Bay; 3. Respect natural features in the design and construction of hillside development; and 4. Design hillside development to be sensitive to existing terrain, distant views, and significant natural landforms and features. We are proposing an addition to an existing residence out the rear of the property on top of existing living space. This area was previously a deck. To not increase roof height are adding a low slope roof for the addition area. The rest of the house and site will be left existing. Secretary 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 Design Review and Hillside Area Construction Permit for a second story addition to an existing single-unit dwelling at 2669 Martinez Drive, Zoned R-1, Grace and Larry Ngai, property owners, APN: 025-083-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 12, 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 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. 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 12th day of September, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 2669 Martinez Drive Effective September 22, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 30, 2022, sheets CVR, PLN1, PLN2, and A0.1 through A4.1; 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 stru cture, 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 applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 2669 Martinez Drive Effective September 22, 2022 11. that prior to scheduling the framing inspection the project architect or resi dential 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; 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. 2669 Martinez Drive 300’ noticing APN #: 025-083-050 CVRCOVER SHEET RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 CONSULTANTS(E) GRADE ELEVATIONNEW GRADE ELEVATIONELEVATION NUMBERSHEET NUMBERT.O.P.2435.12WALL TYPE / STUD SIZEINTERIOR ELEVATIONSDETAIL NUMBERSHEET NUMBERSECTION NUMBERSHEET NUMBER(OR)SECTION NUMBERSHEET NUMBERDOOR NUMBERKEYNOTEROOM NUMBERWINDOW NUMBERROOM NAMEELEVATION SYMBOLROOF PITCH+9'-0"A6BC24AROOM NAME100GRID BUBBLEAA001RISIGN NUMBERSIGN TYPEOWNERA.B. AGGREGATE BASEA.C. ASPHALT CONCRETEA/C AIR CONDITIONINGACC ACCESSIBLEA.D. AREA DRAINADJ ADJUSTABLEA.F.F. ABOVE FINISH FLOOR ALT ALTERNATEALUM ALUMINUMAPPROX APPROXIMATEA.T. ACOUSTIC TILEBLDG BUILDINGBLKG BLOCKINGB.O. BOTTOM OFBOT BOTTOMB.U.R. BUILT UP ROOFINGCAB CABINETCBC CALIFORNIA BUILDING CODEC.J. CONSTRUCTION JOINTCLG CEILINGCLR CLEARCMU CONCRETE MASONRY UNITC.O. CLEAN OUTCOL COLUMNCOMP COMPOSITIONCONT CONTINUOUSCONC CONCRETECTSK COUNTERSUNKDDEPTHDTL DETAIL D.F. DRINKING FOUNTAIN DIA DIAMETERDIM DIMENSIONDN DOWNDS DOWNSPOUTDW DISHWASHERDWG DRAWING(E) EXISTINGEA EACHE.J. EXPANSION JOINTELEC ELECTRICALELEV ELEVATIONEQ EQUALEQUIP EQUIPMENTEXT EXTERIOR(F) FUTUREF.D. FLOOR DRAINF.E. FIRE EXTINGUISHERF.E.C. FIRE EXTINGUISHER CABINETF.F.E. FINISH FLOOR ELEVATIONF.G. FINISH GRADEF.H. FIRE HYDRANTF.H.W.S. FLAT HEAD WOOD SCREWFIN. FINISHFLR FLOORFLUOR FLUORESCENTF.O.F. FACE OF FINISHF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFTG FOOTINGGA. GAUGEGALV GALVANIZEDGLB GLUE LAMINATED BEAMG.S.M. GALVANIZED SHEET METALGWB GYPSUM WALLBOARDH.B. HOSE BIBBH.C. HOLLOW COREHDWR HARDWAREHDWD HARDWOODH.M. HOLLOW METALHORIZ HORIZONTALHT HEIGHTI.D. INSIDE DIAMETERINSUL INSULATIONINT INTERIORJAN JANITORJT JOINTL LENGTHLAM LAMINATEDLAV LAVATORYLB. POUNDL.S. LAG SCREWLT LIGHTMFR MANUFACTURERMAX MAXIMUMMECH MECHANICALMIN MINIMUMMISC MISCELLANEOUSMPEMULTI-PURPOSE EASEMENTM.O. MASONRY OPENINGM.R. MOISTURE RESISTANT(N) NEWN.I.C. NOT IN CONTRACTNO. NUMBERNOM NOMINALOBSC OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROPP OPPOSITEOZ. OUNCEO.F.C.I. OWNER FURNISHED, CONTRACTOR INSTALLEDO.F.O.I. OWNER FURNISHED,OWNER INSTALLEDPERF PERFORATEDPL PLATEPLAS PLASTICPLUMB. PLUMBINGPLYWD PLYWOODPMF PRESSED METAL FRAMEPR PAIRPSI POUNDS PER SQUARE INCHP.T. PRESSURE TREATEDQ.T. QUARRY TILERAD RADIUSR.D. ROOF DRAINREINF REINFORCEREQ'D REQUIREDRM ROOMR.O. ROUGH OPENINGRWD REDWOODRWL RAIN WATER LEADERR.H.W.S. ROUND HEAD WOOD SCREWSAF SELF-ADHERED FLASHINGS.C. SOLID CORESDESIDE DRAINAGE EASEMENTSHT SHEETSIM SIMILARS.M.S. SHEET METAL SCREWSPEC SPECIFICATIONSQ SQUARES.S. STAINLESS STEELSTD STANDARDS.T.S. SELF-TAPPING SCREWSTL STEELSTOR STORAGESTRUCT STRUCTURALSUSP SUSPENDEDSYM SYMMETRICALT&G TONGUE & GROOVETEL TELEPHONETHK THICKT.O. TOP OFT.O.C. TOP OF CONCRETETYP TYPICALU.O.N. UNLESS OTHERWISE NOTEDUNREINF UNREINFORCEDUR URINALVCT VINYL COMPOSITION TILEVERT VERTICALVEST. VESTIBULEVWC VINYL WALL COVERINGW WIDTHWC WATER CLOSETWD WOODW.H. WATER HEATERWSCT WAINSCOTWT WEIGHTCHARACTER SYMBOLS& ANDɒANGLE@ ATȭCENTER LINEȾ DIAMETER# NUMBERO/ OVERW/ WITHABBREVIATIONS4A2.1INDICATES NOMINAL CEILINGHEIGHT ABOVE F.F.E. ONREFLECTED CEILING PLANSYMBOLSAPPLICABLE CODESINDEX TO DRAWINGS2019 CALIFORNIA CODE OF REGULATIONS (CCR) APPLICABLE CODES EFFECTIVE JAN 1, 2019:TITLE 19 CCR, PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONSTITLE 24 CCR, PART 1 - 2019 BUILDING STANDARDS ADMINISTRATIVE CODETITLE 24 CCR, PART 2 - 2019 CALIFORNIA BUILDING CODE, VOL. 1 & 2 (CBC)TITLE 24 CCR, PART 2.5 - 2019 CALIFORNIA RESIDENTIAL CODE (CRC)TITLE 24 CCR, PART 3 - 2019 CALIFORNIA ELECTRICAL CODE (CEC)TITLE 24 CCR, PART 4 - 2019 CALIFORNIA MECHANICAL CODE (CMC)TITLE 24 CCR, PART 5 - 2019 CALIFORNIA PLUMBING CODE (CPC)TITLE 24 CCR, PART 6 - 2019 CALIFORNIA ENERGY CODETITLE 24 CCR, PART 7 - 2019 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODETITLE 24 CCR, PART 8 - 2019 CALIFORNIA HISTORICAL BUILDING CODETITLE 24 CCR, PART 9 - 2019 CALIFORNIA FIRE CODE (CFC)TITLE 24 CCR, PART 10 - 2019 EXISTING BUILDING CODETITLE 24 CCR, PART 11 - 2019 CALIFORNIA GREEN BUILDING STANDARDS CODETITLE 24 CCR, PART 12 - 2019 CALIFORNIA REFERENCED STANDARDSLOCAL MUNICIPAL CODESPECIAL INSPECTIONSDEFERRED SUBMITTALSHERS FEATURE SUMMARYPROJECT SCOPEPROJECT DATAxAPN025-083-050xZONINGSFR R-1xOCCUPANCY:R-3 / UxCONSTRUCTION TYPE:V-BxSPRINKLER:YESxYEAR BUILT1958PROJECT SUMMARY TABLENET LOT AREA11,125 SFTOTALFLOOR AREA1ST LEVELLOWER LEVELLIVINGGARAGEFAREXISTING1,914 1,3323,2466243,870PROPOSED748 - 748-TOTAL SF2,662 1,3323,9946244,618FAR CALCULATION11,125 SF LOT X .32 FAR = 3,560 + 1,100 = 4,660 SF MAXLOT COVERAGE11,125 SF LOT X .40 = 4,450 SF MAXADDITION OF DINING ROOM AND MASTER OUT REAR OF HOUSE ALONG WITH REMODEL OF KITCHEN.NEW CLOSET IN FRONT BEDROOM AND LINEN CLOSET NEXT TO POWDER ROOM. REMODEL EXISTINGDINING ROOM TO DEN.RESIDENTIAL REMODEL/ADDITIONNGAI RESIDENCECVR1COVER SHEETARCHITECTURALA0.1ARCHITECTURAL SITE PLANA1.1ARCHITECTURAL NOTESA2.1 1ST FLOOR PLAN EXISTINGA2.2LOWER FLOOR PLAN EXISTINGA2.31ST FLOOR PLAN NEWA3.1ELEVATIONSA3.2ELEVATIONSA3.3ELEVATIONSA3.4ELEVATIONSA4.1 ROOF PLANA5.1SECTIONSA5.2SECTIONSA10.0ARCHITECTURAL DETAILSE1.0ELECTRICAL NOTESE1.11ST FLOOR ELECTRICAL PLANT24.1ENERGY COMPLIANCET24.2ENERGY COMPLIANCET24.3MANDATORY MEASURESGBC1CAL GREENGBC2CAL GREENNORTHPROJECT LOCATIONSTANDARDSREQUIRED (MAX)PROPOSEDHEIGHT30'-0"21'-9"SETBACKS 1ST FLOORFRONT 15'-0"15'-0"SIDE RIGHT7'-0" 9'-9"SIDE LEFT7'-0" 9'-9 1/2"REAR15'-0"67'-0"1001002A4.12438.1814322A15.11A14.14:12+6'-10"A.F.F.CONSTRUCTION HOURSWEEKDAYS:8AM - 7PMSATURDAYS:9AM - 6PMSUNDAYS AND HOLIDAYS: NO WORK ALLOWEDSEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILSCONSTURCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS ANDNON-CITY HOLIDAYS BETWEEN 8AM - 5PMSEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 13.04.100 FOR DETAILSRECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED PLN1EXISTING PHOTOS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8EXISTING FRONT PHOTOEXISTING LEFT PHOTOEXISTING REAR PHOTOEXISTING RIGHT/REAR PHOTO PLN2STORY POLE PLAN RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A0.1SITE PLAN RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A1.1ARCHITECTURAL NOTES RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A2.11ST FLOOR PLAN EXISTING RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A2.2LOWER FLOOR PLAN EXISTING RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A2.31ST FLOOR PLAN NEW RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A3.1ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A3.2ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A3.3ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A3.4ELEVATIONS RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 A4.1ROOF PLAN RESIDENTIAL ADDITION FOR: GRACE AND LARRY NGAI 2669 MARTINEZ DRIVE BURLINGAME, CA 94010 APN# 025-083-050 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.04.07PER SHEETDAVID2127PLANNING REVIEW ONLY 4 0 8 .3 5 7 .0 8 1 8 City of Burlingame Design Review and Hillside Area Construction Permit Address: 1785 Sebastian Drive Meeting Date: September 12, 2022 Request: Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single -unit dwelling. Applicant and Architect: James Chu APN: 025-312-160 Property Owner: Qifeng Lei Lot Area: 18,642 SF General Plan: Low Density Residential Zoning: R-1 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. Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. Project Description: The subject property is an interior lot. The applicant is proposing to remodel th e first floor and a new second story addition to an existing single-unit dwelling. The project also includes adding an attached loggia at the rear of the house. With this application, the floor area would increase from 3,295 SF (0.18 FAR) to 5,247 SF (0.28 FAR) where 7,065 SF (0.38 FAR) is the maximum allowed. The existing single-unit dwelling contains five bedrooms; there is no change in the number of bedrooms with this application. Three off-street parking spaces are required, two of which must be covered. The existing attached garage provides one covered space (16’-0” x 21’-6” clear interior dimensions) and one uncovered parking space (9’ x 20’) in the driveway. The existing parking is nonconforming in number since only one covered parking space is provided where two covered spaces are required. Staff would note that since there is no change to the garage nor an increase in the number of bedrooms, a Parking Variance is not required. The subject property is located in the Hillside Area an d Code Section 25.61.020 of the Burlingame Municipal Code states that no new structure or any addition to all or a portion of an existing structure shall be constructed within the affected area without a Hillside Area Construction Permit. In addition, it states that review by the Planning Commission shall be based upon the obstruction by the construction of the existing distant views of nearby properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling unit. The applicant is requesting the following applications:  Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.57.010 (a) (2)); and  Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling (C.S. 25.61.020). Item No. 8d Regular Action Item Design Review and Hillside Area Construction Permit 1785 Sebastian Drive Los Montes Drive 2 1785 Sebastian Drive Lot Area: 18,642 SF Plans date stamped: August 31, 2022 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS Front (1st Floor): (2nd Floor): 17’-5” ----- No Change 20’-2” 15' (or block average) 20’ (or block average) Side (left): (right): 18’-11’’ 8’-0” No Change No Change 7'-0" 7'-0" Rear (1st Floor): (2nd Floor): 144’-3” ------ No Change 161’-8½” 15'-0" 20’-0” Lot Coverage: 3,420 SF 18.3% 3,284 SF 17.6% 7,457 SF 40% FAR: 3,295 SF 0.18 FAR 5,247 SF 0.28 FAR 7,065 SF ¹ 0.38 FAR # of bedrooms: 5 No Change ----- Off-Street Parking: 1 covered (16’-0” x 21’-6” clear interior) ² 1 uncovered (9' x 20') No Change 2 covered (18' x 18' clear interior) 1 uncovered (9' x 20') Building Height: 22’-1” 30’-0” 30’-0” DH Envelope: not applicable complies C.S. 25.26.075 ¹ (0.32 x 18,642 SF) + 1,100 SF = 7,065 SF (0.38 FAR) 2 Existing nonconforming number of covered parking spaces. Summary of Proposed Exterior Materials:  Windows: Wood clad with wood trim (simulated true divided lite)  Doors: Wood  Siding: board and batten  Roof: composition shingle  Other: Wood outriggers, wood water table trim Staff Comments: Staff would note that since 2016, there have been several code enforcement complaints filed against this property by surrounding neighbors, including operating a construction business from the dwelling, operating a bee farming business, large trucks making deliveries to the property, and operating an online business without a valid Home Occupation Permit. The City’s Code Compliance Officer noted that all valid complaints were adequately addressed and all cases have been closed. Design Review and Hillside Area Construction Permit 1785 Sebastian Drive Los Montes Drive 3 Design Review Study Meeting: At the Planning Commission Design Review Study meeting on January 10, 2022, the Commission had several comments/suggestions regarding this project and voted to place this item on the Regular Action Calendar when all information has been submitted and reviewed by the Planning Division (see attached January 10, 2022 Planning Commission Minutes). The following is a summary of the Commission’s comments/suggestions from the Design Review Study meeting:  Story Poles are required;  3-D renderings from different perspectives will be helpful;  Have a cohesive style to design;  Material transitions need to be better incorporated;  Design not benefitting from metal roof, consider another roof material;  Doors and balconies at the front look odd and does not fit;  Consider raising the window sill heights on the second floor; and  Clarify if the fireplaces are wood burning or gas. The applicant submitted a response letter (see attachments), dated August 11, 2022, and revised plans, date stamped August 31, 2022, to address the Planning Commission’s comments. The applicant also installed story poles to show the outline of the proposed second story addition. Please see attachments for the story pole plan, story pole certification, and photos. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: That the architectural style, mass and bulk of the first and second story addition to the existing single-unit dwelling (featuring board and batten siding, simulated true divided lite wood clad windows with wood trim, wood doors and other wood details) is compatible with the character of the neighborhood and that the windows and architectural elements of the proposed structure are placed so that the structure respects the interface with the structures on adjacent properties . For these reasons, the project may be found to be compatible with the requirements of the City’s five design review criteria. Required Findings for Hillside Area Construction Permit: Review of a Hillside Area Construction Permit by the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby properties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling unit (Code Sec. 25.61.060). Suggested Findings for Hillside Area Construction Permit: That the single-unit dwelling is located on the relatively flat and lowest portion of the lot which slopes upward from front to rear by more than sixty feet; that the house is located on the lower portion of the hillside in comparison to the houses on the same street and on the same side of the block; and that the proposed second floor addition is less than eight feet above the existing building height so that there is minimal impact to the adjacent houses by the proposed construction. For these reasons the project does not obstruct 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. Design Review and Hillside Area Construction Permit 1785 Sebastian Drive Los Montes Drive 4 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 A.1 through A.8 and topographic survey; 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, f irst 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 detai ls 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 Design Review and Hillside Area Construction Permit 1785 Sebastian Drive Los Montes Drive 5 ridge and provide certification of that height to the Building Division; and 12. that prior to final inspection, Planning Division staff will i nspect 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. ‘Amelia Kolokihakaufisi Associate Planner c. James Chu, applicant and architect Qifeng Lei, property owner Attachments: January 10, 2022 Planning Commission Minutes Applicant’s Response to the Planning Commission, dated August 11, 2022 Story Pole Plan Story Pole Certification Form, dated August 18, 2022 Story Pole Photos Application to the Planning Commission Letter Signed by Several Neighbors, dated January 5, 2022 Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed September 2, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, January 10, 2022 b.1785 Sebastian 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. (Qifeng Lei, applicant and property owner; James Chu, Chu Design Associates, designer) (87 Noticed) Staff Contact: Ted Lopez 1785 Sebastian Dr - Staff Report 1785 Sebastian Dr - Attachments 1785 Sebastian Dr - Plans Attachments: All Commissioners have visited the project site. Commissioner Schmid noted that he received an e -mail from one of the neighbors and responded back with regard to their comments, but did not speak with anybody during the visit. Commissioner Comaroto noted that she met and had a conversation with the project architect and spoke to the neighbor's son who is on the corner of Sebastian Drive and Trousdale Drive. Planning Manager Hurin provided an overview of the staff report. Chair Schmid opened the public hearing. James Chu, designer, represented the applicant and answered questions about the application. Public Comments: >Enoch Yeung, 1745 Sebastian Drive: Thank you for taking the time to review this application and our comments. Regarding the home occupation permits and the Burlingame ordinances, it creates misplaced expectations between the neighbors and the owner of 1785 Sebastian Drive. We're really trying to seek clarification because right now, based on the Code Enforcement Divisions' actions, it seems that the impression we are getting is that commercial activity is okay in this zone as long as incidents are minimized. We're under the impression that no commercial activity should be happening to the level that it has been happening in the neighborhood. With that said, I'm going to move on and thank Commissioner Schmid for your response to the e -mail, understanding that we're restricted to making comments on the architectural design. I wanted to bring up that the gray standing seam metal roof doesn't seem compatible with the neighborhood ’s look and feel. Regarding the two balconies on the second floor with the big sliding doors, there aren't any other homes in the neighborhood with that type of architectural feature, so it doesn't seem to be compatible with the overall feel of the neighborhood. The overall massing is also a concern, going from 3,000 to 5,000 square feet. We're concerned about blocking the view of the scenery from 1745 Sebastian Drive, as well as possibly causing shadows into the yard. We also believe that the second story will result in the loss of privacy, with the ability of the occupants to look into the backyard because of the west side facing windows. I appreciate the architect mentioning they're going to try to minimize the windows; I'm not sure I quite understand how that will ensure privacy, the fact that there are still windows although they're shaded, still gives the occupant a view of the yard. Finally, we're not sure how the massing and changes to the foundation might affect water drainage on property. I see there's a chain link fence in the drainage area and I'm not exactly sure what's going on there; It might be an existing chain link fence. We want to make sure that drainage is being addressed as a part of the overall plans. >Walter Bankovitch, 2950 Atwater Drive: My family has lived here since 1974 so we're among the older Page 1City of Burlingame January 10, 2022Planning Commission Meeting Minutes neighbors. Our view wouldn't be obstructed but I understand the concern of other neighbors a little bit to the west of us. I'm concerned with what the motivation is for this second story. It appears that there are no windows on the north side of the front of the structure. Maybe I'm seeing that wrong, but if that were the case, I'm wondering with five bedrooms how many more bedrooms do they need or are they using this property to enhance their business operations, which personally I object to. We are one neighborhood and I suspect the Planning Commission gave a permit for something that did not involve a number of trucks coming and going from the property. I can understand, for example, an accounting firm who may have people coming in and out, that would be one thing. But I think the spirit of the law has been somewhat violated here in as much as we're seeing trucks and all sorts of material in the backyard. It appears to me that the sort of business that is being conducted here may not be appropriate for the neighborhood and I'm not quite sure that when the permit was granted, the powers that be realized that this sort of activity would be going on. So I submit to the Planning Commission that I believe that this activity should be somewhat curtailed and maybe they should take their business elsewhere to a warehouse or something of that sort. In conclusion, my concern is what will they be using this second story for? Is it warehousing or residential living? >Connie Lee, 1712 Sebastian Drive: I live across the street from the house with the proposed expansion. I would like to share my views on the proposal on the potential impacts to me. The proposed expansion is to build a second story with two balconies and a big sliding door directly on top of the garage . I feel that this is not compatible with the neighboring houses and it will be an eyesore. I don't see any other houses in the neighborhood that look like the proposed expansion. In addition to the architecture concern, I have concerns with parking. For most of the houses, a two -car garage along with the driveway provides more than sufficient parking. Currently, there are already three to four cars, including large trucks and large vans, from that house that park on the street. With the proposed expansion, I would expect more cars and trucks and vans. This causes safety concerns with these vehicles driving up and down on the narrow street. Very often with the big cars parked on both sides of the street, people have to drive in the middle of the street, crossing the yellow line that separates the cars going in the opposite direction . This is very dangerous. In fact, I once parked my car on the street overnight and my cars' left mirror got damaged by passing cars. So, after the expansion, it looks like the house will be two times larger than any houses in the neighborhood. There is already commercial traffic currently from the house, with the proposed expansion, their business will expand and traffic will increase. Over time, I ’m concerned that this will transform the desirable neighborhood into a commercial neighborhood. I also wanted to say that my biggest concern was with privacy and views, so with the elevated height and the two balconies in front of the house, they can look directly into my backyard. I feel I would lose my privacy when I ’m in the backyard. I spend quite a bit of time in my backyard. Currently, I have a nice view; two green trees and mountains and the expansion will probably block my view. I'll be looking at large balconies and buildings instead. For the house expansion, can they expand on the ground floor instead of building another story? >David Newman, 3000 Atwater Drive: I live three houses away from this proposed project. I want to say that Vice-Chair Loftis spoke about passion, about the character in the neighborhood in reviewing the big project. I find it offensive given the conversation about that, as well as the character of Bernal Avenue in review of that application. This is a 5,000 square foot monstrosity and the architect can't articulate a style. We don't have the style of Ray Park or Easton Addition, but we care about our neighborhood. I like Vice-Chair Loftis' comments about the context of the public realm. I'm not sure if the space in front of our homes is considered exactly that, but that's a space that my children travel frequently and that's one of my concerns with regard to the project. Again, I ’m one of a dozen residents here. I know there would be more if we had more than six days to have awareness of the project. I've gotten to know the property quite well for three reasons and I ’ll tie these to architecture review. First, through Anne Yeung who lives next door . As an elderly homeowner, she's called for my help when smelling smoke, which we have smelled from our homes from the backyard of 1785 Sebastian Drive. When I visited her, I encountered the neighbors of this project looking into her yard from the hillside. I understand the concerns about this home expanding and blocking her sunlight and views in the yard, especially after decades of raising her family there. This is an elevated location and looking down into her home. Second, I've gotten to know this home via the Mah family that lives on Atwater two doors down. Due to poorly maintained beehives at the top of the Page 2City of Burlingame January 10, 2022Planning Commission Meeting Minutes hillside, bees were in their yard. I know the view from their yard and the architect ’s comment about 40 feet below, the architect should know it's a downhill view into the bay and not into the sky, the view that ’s about to be impacted. I have gotten to know it from my two daughters who regularly ride bikes by the property and were forced into the middle of the road. So, the idea of variance or exception to parking should remove any grandfathering of a project of this size. Lastly, I would like to ask the City Attorney if the application can be elevated to City Council given there are so many concerns here. We look to you as stewards of our neighborhood and we appreciate your interest and the impact of this project in terms of water, drainage, parking and safety. >Anne Yeung, 1745 Sebastian Drive: I've lived here for 40 years and I’m a senior citizen. Since the neighbor moved next door, there have been a lot of problems; they especially love to burn trash in their backyard, I don't know why. I see a lot of business activity; they are manufacturing and there is a lot of chemical fumes all over my backyard. They usually burn trash in the afternoon and evening time. When they add a second story, my privacy and the sunlight will be gone. The houses on this street were built by the same builder and they're all uniform. If they build up it will look very awkward in our neighborhood. Our neighborhood is harmonious, lovely and clean. We try our best to keep our neighborhood in harmony. But this family moved here and then caused trouble. Last year, they had at least eight cars parked on the street. Their van and truck always block the street, I can't even put my garbage can outside because there is not enough space, so the cans always fall down. They have so many businesses and vehicles and they park on the street and take up all my parking in front of my house. Mainly, I don't like that my privacy got invaded and would like my neighborhood harmonious and quiet. I’m very upset. >Petra Campos, 2935 Trousdale Drive: You're going to hear similar comments from my neighbors as what I’m going to talk about tonight. I live around the corner from the neighbors in question here. My family and I were some of the original residents of the Mills Estate. My mother lived on this property since 1963. I grew up here and moved in here with my husband and kids in 2013. We have seen a lot of changes in the neighborhood and they have been fabulous. This proposed project is not one that's in character with the neighborhood so we have grave concerns about what the neighbors are proposing here. Comments are similar to what you have heard. I believe the application they submitted fails to meet the Planning Commission’s criteria and not necessary or desirable for this neighborhood and it will have a negative impact on the neighborhood. Key concerns, specifically for my property, is that the expansion is out of character with the surrounding homes. This addition will go against the natural fabric of Sebastian Drive. It will scale down and bump up to a two story and down again, so it will be out of the character with the neighborhood. Going to 5,000 square feet will impact the neighbors. For us specifically, it will impact our views from our backyard and from the backside of our house. It will impair our ability to see beyond Sebastian Drive and it will likely impact sunlight and views from the eastern area. Finally, we have so many young children in the neighborhood. There are kids on Sebastian Drive, Atwater Drive and all around the neighborhood. There are so many cars and vans, as you have heard with this project, that we expect if they increase the house to 5,000 square feet, they're going to have more cars and vans and it is a hazard to our kids to have so much commercial activity in a residential neighborhood. So, that is one serious concern. Then finally, we have talked about the size and scope of the project, increasing by 2,000 square feet, but they're not increasing the bedrooms, so I do wonder what are they doing with that additional 2,000 square feet? It seems excessive, out of scope and out of character with the neighborhood. Do they really need an additional 2,000 square feet or are they going to use it for commercial purposes? I urge you to use your discretion and powers around this. >Tony Lei, 1785 Sebastian Drive: I'm the owner of the subject property. I find it sad that I ’ve been having so many issues with my next door neighbor ever since we moved in. She walked into our backyard and our home by herself, so we got into that fight. Ever since then, she's been having trouble with us. So, let me go over what everyone has been saying about lots of cars, trucks or deliveries in the house. There have been a lot of deliveries to our house since the pandemic and I order a lot of stuff from Amazon every day. I have a family member who is on home dialysis, so medical supplies are delivered every week from the dialysis company. As for the parking, my neighbor lives by herself and she has two cars. I have a family of six and don't find it to be unreasonable to have four cars for a family of six. The main reason for Page 3City of Burlingame January 10, 2022Planning Commission Meeting Minutes the second story addition is because we have kids, we currently have one child in the house and we plan on having more children in the future. We want to have more play space and also for the rooms to be bigger. I’m shocked that my neighbor is forming an ally with all the neighbors who have been here longer to complain about deliveries. Who doesn't have a bunch of deliveries on a daily basis? She complained that we park our cars on the street. I think that's why when the Commissioner visited our house they other day, my dad parked on the side driveway because she ’s called the police many times about us parking on the street and blocking her view, so that's why we decided to pull the van into the driveway area. She’s called the police and fire department, many, many times. The compliance officer called to see what was delivered to my house and found that it was medical supplies and equipment for a home gym. So every time I had a delivery, the City would get complaints that I have all these commercial activities. Everything I’m doing is legal and I don't think I need to change my lifestyle to please my neighbor who has been unreasonable throughout these years; that's why we took a harassment case to the court a year ago. Chair Schmid closed the public hearing. Commission Discussion/Direction: >Consider raising the window sill height on the left-hand side at the second floor for privacy. >Provide a 3D drawing to help us see how the materials work their way through the building. >While visiting the project site, a utility van pulled up and parked to the side of the garage in front of the property, which from my understanding of the ordinances, is not allowed. When this comes back to action, please provide an explanation on why these utility vans need to be parked off to the side of the garage as opposed to parking in front of the garage like a typical pattern that we see in our neighborhoods. >If the fireplaces are going to be wood burning, please make sure they are extended as required by code. >I want to go back to the architecture and style. I’ve been looking at the drawing and listening to everything that has been said. Looking at the drawings again, there's something odd about the house and it has to do with integration of the various sides. The front of the house, with the matching pair of bedrooms with sliding doors, is frankly the most interesting part of the design. As you go around the sides, there seems to be a lack of integration of the design and maybe caused by what's being saved, but it seems very haphazard in its design. As I look deeper, there seems to be continuity problems of horizontal siding that should wrap around a corner, but goes around the corner and turns into apparent stucco. I certainly would want to see what should be seen as stucco wrapping a corner or horizontal siding wrapping a corner, because it affects the legibility of the house. I do think there's a problem with architecture integration. It seems it wanders from one side to the other and it's not very tightly bound one side to another; that needs to be looked at some more. >It's not self-evident in looking and trying to understand the architecture. Relative to the neighborhood, we do have some to consider in that context. The metal roofing is not benefiting the project by pushing itself even further and further away from the architecture of the neighborhood. I know that the designer has a lot of talent. I don't think it's as simple as having to work with what's there because part of the difficulty is the addition, which is all new on the second floor in terms of how it integrates. There is wood siding on the left side elevation, but it doesn't continue around to the rear, so it would be changing at a two-dimensional plain right there. That of itself creates a problem for what translates along the back of the house that turns into another lump that wants to be wood siding to separate itself from the other lumps that are stucco. It is not communicating well, it's not working well and needs another pass. >It's somewhat difficult to see exactly what views might be blocked in visiting the property because it's a high hillside behind, but nonetheless, it's important that story poles be erected for this project because there are enough properties concerned about this project that's not in the immediate vicinity that might have distant views. It is incumbent for us to require story poles so we can see the neighbor on Trousdale Drive who says they have views out from their backyard that look toward the bay that could be blocked by this project. I think story poles should be required for this project before it comes back and the design needs to be revisited. >It seems on all view homes that come in front of us, we ask for story poles, it will add a lot to what's Page 4City of Burlingame January 10, 2022Planning Commission Meeting Minutes going on out there. >I'm not opposed to the doors on the balcony on the front, but they look odd, there's something going on there that doesn't fit. Some of the design needs to be revisited. A 3D rendering, taking it on all sides, would be helpful so we can get a perspective of what it's going to look like. Although I love metal roofs, I don't know that this home benefits from a metal roof. I’d like the applicant to possibly look at some other options. >Regarding the story poles, for the public's behalf for future reference, it should be noted that we're looking for story poles in regard to the hillside area ordinance and view issues. We don't typically look for story poles to help us mitigate privacy issues. We don't have a privacy ordinance, but we have a hillside area ordinance which specifically references views, not privacy, so just something for the public to understand for when this comes back and when story poles are erected. >I'd also like to note that we've had a lot of discussions, as being part of the Commission now for a few years, about neighbors concerned about the encroachment of views in their backyards. We've all said it one time or another, people buy a piece of property, they decide to add onto that property, and it is up to the neighbors to have conversations about trying to get along and trying to mitigate some privacy issues between themselves. I had a neighbor do a frosted stairwell that helped a lot with our privacy into our bedroom. I ask that neighbors try to work with their own neighbors to mitigate some of this. But we can't look at that and say you can't build a home because you're looking into the neighbor next door. >I agree that we should put up story poles. But given the challenges we've had lately on other projects relative to story poles, we encourage those neighbors that when the story poles go up, they take pictures from the appropriate places to be able to give us some insight because we really don't get access to your homes and all of your key places. It's left us to use Google Earth to determine the angle from your backyard and whether you have a view or not. It's important that you understand that these are long distant views we are considering from main living areas. Long distant view are towards the bay, not uphill views . There are about seven or eight properties overlooking this property. Only a few of these properties probably have any views over this property. Most of them are uphill. So, if you're going to send us pictures and be arguing for the view corridor, really understand what it is that the hillside view ordinance protects . We would love to be able to hear from you, so we can take appropriate action, but it's not going to be a privacy concern or some of the other things that we heard this evening. >People need to recognize that these lots up in this area are larger lots and this happens to be one of the larger ones. Larger lots typically afford larger homes, so I don't know that I would go out of my way to say this is a huge monstrosity given the size of the lot. >On the privacy issue, there's some opportunities for improvement there. The fence on the right side actually looks like it is deteriorating and it could benefit from a new fence and a bit of extra effort towards screening landscape, which would help the downstream neighbor on the right of Sebastian Drive. Similarly, for the neighbor on the left, there are some proposed trees coming. The new second story addition is going to look at the house, not the backyard, so there's opportunities to solve some of these privacy concerns that the neighbors have with active screening and being considerate with the landscape. >As I was listening to the concerns on the front elevation, I ’m not so convinced that I ’m for the balconies and the larger windows. There are second stories and windows facing out to the view, but none of those second stories and windows are quite as large as these openings here looking over everything . So, there's an opportunity for the architect to refine that. The 3D drawing is imperative given how complex the shapes and the materials are on this project. I like a good metal seam look on a good farmhouse design that has a cohesive design to it, but I am not seeing that here today. Like others have said, there's an opportunity to refine this design. >It's important that the applicant and designer think carefully about whether to put up the story poles for the proposed design or revise the design and then consider putting up story poles, because it could come back still lacking integration that it needs. The massing and the integration might not be resolved and you might have a second set of story poles to put up. Commissioner Terrones made a motion, seconded by Vice-Chair Loftis, to place the item on the Regular Action Calendar when plans have been revised as directed, and story poles erected. The motion carried by the following vote: Aye:Comaroto, Terrones, Tse, Gaul, Loftis, and Schmid6 - Page 5City of Burlingame From: James Chu [mailto:james@chudesign.com] Sent: Thursday, August 11, 2022 1:24 PM To: CD/PLG-Erika Lewit <elewit@burlingame.org> Cc: Tony Lei <tonylei4073@gmail.com>; Mark Canlas <mark@chudesign.com> Subject: Fwd: 1785 Sebastian Ave Hi Erika, Per PC meeting, the following changes were made: 1. Metal roof replaced with composition shingle roof. 2. Both balconies removed from front elevation, and replaced with two dormers with window. 3. Smaller windows are proposed on left elevation to minimized privacy concern. 4. Better material transition between wood siding and stucco all around the proposed. 5. Color renderings provided. 6. Story pole plan provided and will be installed. Regards, James James Chu Email: james@chudesign.com Website: www.chudesign.com Chu Design Associates Inc. CUSTOM HOME DESIGN & ENGINEERING 210 Industrial Rd. Suite 205 San Carlos, CA 94070 Tel: (650)345-9286 x1001 Fax: (650)345-9287 Secretary 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 Design Review and Hillside Area Construction Permit for a second story addition to an existing single-unit dwelling at 2669 Martinez Drive, Zoned R-1, Grace and Larry Ngai, property owners, APN: 025-083-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 12, 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)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive, is hereby approved. 2. 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. 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 12th day of September, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 1785 Sebastian Drive Effective September 22, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 31, 2022, sheets A.1 through A.8 and topographic survey; 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 o r 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 conditi ons 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 applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, and Hillside Area Construction Permit 1785 Sebastian Drive Effective September 22, 2022 11. 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; 12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. 1785 Sebastian Drive 300’ noticing APN: 025-312-160 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED City of Burlingame Item No. 9a Design Review Study Design Review and Special Permit Address: 720 Newhall Road Meeting Date: September 12,2022 Request: Application for Design Review and Special Permit for first story plate height for a first and second story addition to an existing single-unit dwelling and new detached garage. APN: 028-142-290 Lot Area: 8,213 SF Zoning: R-1 Project Description: The subject property is an interior lot with an existing one-story, single-unit dwelling and detached garage. The proposed project includes a new basement, first and second story additions, and replacing an existing detached garage with a new detached garage. With this application, the floor area would increase from 2,566 SF (0.31 FAR) to 4,128 SF (0.50 FAR) where 4,'128 SF (0.50 FAR) is the maximum allowed (includes covered porch and basement exemptions). With this application, the number of bedrooms in the main dwelling would increase from 4 to 5 (office 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 (20'-0" x 20'-0", clear interior dimensions) are provided in the new detached 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. The existing first floor contains a 9'-0" plate height. The applicant is requesting a Special Permit for a 10'-9" plate height on the first floor at the rear of the house (where 9 -0" is the maximum allowed) (C.S. 25.10.035 (6)). The proposed project includes an 890 SF basement which consists of game room, storage room, and a mechanical room. Because the top of the finished floor above the basement is less than 2'-0" above existing grade, 700 SF of the basement area is exempt from floor area (600 SF basement exemption and 100 SF lower floor exemptions applied). The applicant is requesting the following applications Design Review for a first and second story addition to an existing single-unit dwelling and new detached garage (C.S. 25.68.020(CX1 )(b)); anO Special Permit for first story plate height (10'-9" first story plate height proposed where 9'-0' is the maximum allowed) (C.S. 25.10.035(6)). fhrs space intentionally left blank. Applicant and Architect: Carlos Rojas, TRG Architecture + Interior Design Property Owners: John and Kimberley Ohlund General Plan: Low Density Residential Design Review and Special Permit 720 Newhall Road Lot Area: 8 213 SF Plans date stam Summary of Proposed Exterior Materials: usl12,2022 EXISTING PROPOSED ALLOWED/REQUIRED Front Sethacks (1st flr): (2nd flr): Side Sefbacks (left, 1"' flr): (zd flr): (right, 1" flr): (2d flr): 35'-1" 3',-1" 15',-10" 39'4" (to front porch) 39',4" 4'-0" 4'-O" 4'-O', 4',-0" no change 8'-7" 12'-5" 10'-8', Rear Sefbacks (1st flr): (2nd flr): Lot Coverage: # of bedrooms: FAR: Off Street Parking: Building Height:20'-6"28',-8" 4 E 2 covered (to be demolished) 1 uncovered (9' x 18') 2 covered (18'x18' clear interior) 1 uncovered (9' x 18') 60'-4" 64'-9" 2,560 SF 31o/o 4,128 SF O.5O FAR 15',-0" 20'-0" 3,285 SF 4OYo 4,128 SF 1 O.5O FAR 2,566 SF 31Yo Plate Height (1't flr): (Zn flr): Declining Height Envelope: 8'-0" complies complies c.s.25.10.055 g',-10" 2 8',-0" 9'-0" 8'-0" a I (0.32 x 8,213 SF) + 1 ,100 SF + 400 SF = 4,128 SF (0.50 FAR)2 Special Permit required for 10'-9" first floor plate height. . Windows: aluminum clad wood windowso Doors: stained wood front entry door. Siding: painted horizontal siding . Roof: standing seam metal roof. Other: stone steps and front porch, painted wood beam, trims, column and railings. Staff Comments: None. 720 Newhall Road 15',-0', 20'-o' 36',-9" 2,566 SF 0.31 FAR 2 covered l (2O'x20'clearinterior) l 1 uncovered : (9' x 18') : 30'-0" Design Review and Special Permit 720 Newhall Road Design Review Criteria: The criteria for design review as established in Ordanance 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 archltectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural s!/e and mnsistency 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 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. 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 eslablished in the Design Review Criteria above, as applicable. The project will be constructed on a parcel that is adeguate 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. Required Findings for a Special Permit: Any decision to approve a Special Permit application in the R-'l zoning district pursuant to Chapter 25.78 shall be supported by written findings. ln making such determination, the following findings shall be made: The variety of roof line, fagade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; The proposed project is consistent with the residential design guidelines adopted by the City; and 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. Fazia Ali Assistant Planner c. Carlos Rojas, applicant and architect John and Kimberley Ohlund, property owners 1 2 J 4 -J- 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: 1. 2. J. Design Review and Special Permit Attachments: Application to the Planning Commission Special Permit Application Notice of Public Hearing - Mailed September 2,2022 Area Map 720 Newhall Road -4- Gty of Burlingame o Community Development Department . 501 Primrose Road . (650) 558-7250 o plannrnqdep!@b!JlrneaJ!e.grg Project Application - Planning Division Type of Application, E A.."rrory Dwelling Unit Desi8n Review Specia I Permit Proiect Address:720 Newhall Road Assessor/s parcel #: O78-L42-?9O Zoning: R1 Proiect Descriptionr Remodel and addition to existing 1 story residence. New second story to be added. Removal of (E) detached garage, construction of (N) detached garage Applicant P?operty Ounel Name: Carlos Rojas Name: John & Kimbedy ohlund Address: 1014 Howard Avenue Address: 14442 Skyline Blvd, San Mateo, CA 94401 Woodside, CA 911062 E Conditional Use/Minor Use Permit fl Hillside nrea Construction Permit l-l variance Minor Modification Other Proiect Plans: tr (6s0) s79 s762 carlos@trgarch.com Phone: E-mail: (6s0) 8s1 2912 john@jfohlund.com Architect/t Bitner Name: Randy Grange Property owne/s signature: IVED MAY 182022 CITY OF BURUNGAME CDD-PLANNING DIV. Authorization to Address: 1014 Howard Avenue I hereby grant t}le City of Burlintame the authority to post San Mateo, CA 94401 plans submitted with this application on the Civs website :',#Tfl .'':"Jf :?ffi ::,.iffi1,1$::;XJ",fiil -. (Gsol 579 s762 action- Phone: E-mail: randy@tgrarch.com RG (lnitials of ArchitecVDesigner) Burlingame Business License f ' 14562 ' ArchitecvDeigner must have a valid Burlingame Business License. Applacant: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my Date: sl76/22 Property Owner: I am aware of the proposed application nd hereby authorize the above applicant to submit this application to the Planning Division .< Dote Apgllcotlon ReceH (nofi only): L{C Date:ty'y'ur.- 5.r3.aoa"- Phone: E-mail: knowledge and belief. Applicant's signature: 1 City of Burlingame . Community Development Department . 501 Primrose Road . P (650) 558-7250 . www.burlinsame.ors 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. 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. We are proposing a new second story addition to an existing one story building, that is in a neighborhood that is composed of large one and two story residences. Our proposed addition will keep the existing front room of the house as a prominent feature and the addition is of a consistent style compared to the existing house. The mass is pushed toward the back ofthe building and therefore the scale ofthe house is reduced toward the street. 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. The addition to the house ties into and compliments the existing house, and we are using steep roof slopes to connect our second story addition to the existing building. The neighborhood exhibits a lot of larger two story residences which are comparable to the proposed building. How will the proposed project be consistent with the residential design guidelines adopted by the City? The project exhibits a strong and consistent architectural style with the existing building and neighborhood. The addition will add minimally to the footprint of the existing house and not affect the exlsting front or side setbacks. The second story addition is also stepped in toward the center of the site on the majority of the project. We are replacing a large detached garage with a smaller building farther back on the site. 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 mititation is appropriate. We are proposing to remove one existint tree that is very close to and leaning away from the existing detached garage. We plan on planting (4) new trees on the site to meet the City's RECEIVED MAY 1 8 2022 CITY OF BURLINGAME CDD.PLANNING DIV. 2 4 requirements. 3. 7 Exploin why the btend of moss, scole and dominont strudural choradeistics ol the new construction ot addition ore consistent with the existing strudure's design and with the existing stteet ond neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? lf neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, views from neighboring properties. Neighboring properties and structures include those to the ri8ht, left, rear and across the street. How does the proposed structure compare to neighboring structures in terms of mass or bulk? lfthere is no change to the structure, say so. lfa new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or area. 2.Exploin how the voriety oI roof line, focode, ertedot frnish moteiols ond etevotions of the proposed new strudure or dddition are consistent with the existing sttudute, street ond neiEhborhood. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? lf it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. lf you don't feel the character of the neighborhood will change, state why. 3. How will the proposed projed be consistent with the residential design guidetines odopted by the City? Following are the design criteria adopted by the City Council for residential design review. How does your project meet these guidelines? 4.Exploin how the removol of ony trees located within the lootp nt of ony new structure or dddition is necessary and is consistent with the cv's rcforestdtion rcquirements. Whot mitigdtion is proposed for the rcmoval ol any trces? Explqin why this mitigotion is opptoptiote. will any trees be removed as a result of this proposal? lf so, explain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. lf no trees are to be removed, say so. 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. lnterface of the proposed structure with the structures on adjacent properties, and 5. Landscaping and its proportion to mass and bulk of structural components. 230 & 234 Victoria Road 300’ noticing APN: 029-265-170 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION8/12/22 Gity of Burlingame Item No. 9b Design Review StudyDesign Review, Special Permit, and l/linor Use Permit Address: 1317 Paloma Avenue Meeting Date: September 12,2022 Request: Application for Design Review, Special Permit for first and second story plate heights, and Minor Use Permit for detached garage plate height for a new, two-story single-unit dwelling and detached garage. Applicant and Designer: Ardalan Djalali, Ardalan Djalali APN: 026-085-100 Property Owner: Behzad Hadjian Lot Area: 5,997 SF General Plan: Low Density Residential Zoning: R-'1 Project Description: The subject property is an interior lot and contains an existing single-unit dwelling and a detached garage. The applicant proposes to demolish the existing single-unit dwelling and detached garage and build a new, two-story single-unit dwelling and detached garage. The total proposed floor area would be 3,31 5 SF (0.55 FAR) where 3,419 SF (0.57 FAR) is the maximum allowed (includes covered porch exemption). The applicant is requesting a Special Permit for a 9'-6" plate height on the first floor of the house (where 9'- 0" is the maximum allowed) and an 8'-6" plate height on the second floor (where 8'-0" is the maximum allowed). The applicant is also requesting a Minor Use Permit for a 9 -7" plate height on the detached garage where 9'-0" is the maximum allowed. There would be a total of four bedrooms in the proposed single-unit dwelling. Two parking spaces, one of which must be covered, are required for a four-bedroom house- The proposed detached garage provide two covered parking spaces (2O'-4" x 20'4" clear interior dimensions) and one uncovered space (9' x 18') is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following applications: Design Review for a 25.68.020(cX1Xa)); new, two-story single-unit dwelling and detached garage (C.S Special Permit for first and second story plate heights (9 -6" first floor plate height proposed where 9'-0" is allowed; 8'-6" second floor plate height proposed where 8'-0" is allowed) (C.S. 25.10.030 and 25.10.035(6)); and Minor Use Permit for garage plate height (9 -7" plate height proposed where 9'-0" is the maximum allowed) (C.S. 25.31.020(CX8)(a)). Ihls space intentionally left blank. Front Selback (1"t flr): (7d flr): 20'-2" (to covered porch) 24'-O" 20'-2" (block average) 20'-2" Side Setback (left): (right): 12'-6" 4'-0" 4'-0" 4',-O" Rear Setback (1"t flr): (7d flr): 46'-7', 47'-3" 15',-0', 20'-0' 2,,'48 SF 36% 2,399 SF 4OYo 3,315 SF 0.55 FAR 3,419 SF,| 0,57 FAR Lot Coverage: FAR: # of bedrooms: Off-Street Pa*ing: 4 1 covered (10' wide x 18' deep) l uncovered (9' x 18') Building Height: Plate Height (1"t flr): (7d flr): DH Envelope: Accessory Structure Plate Height: 28',-4',30'-0' 9'-6" 2 8',-6" 2 9',-0" 8',-0" Complies c.s.25.10.0s5(AX1) 9',-6" 3 9',-0" Design Review, Special Permit, and Minor Use Permit 1317 Paloma Avenue 1317 Paloma Avenue Lot Size: 5,997 SF I (0.32 x 5,997 SF) + 1 ,100 SF + 400 SF = 3,419 SF (0.57 FAR)2 Special Permit required for first and second story plate heights on main dwelling.3 Minor Use Permit required for plate height on detached garage. Summary of Proposed Exterior Materials: . Windows: clad woodo Doors: wood doors with tempered glass, aluminum and glass garage doors. Siding: board and batten fiber cement, fiber cement horizontal siding. Roof: asphalt composition shingles. Other.' decorative paint wood corbel, wood truss, wood trim, fiberglass shutter, stone chimney Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the 2 PROPOSED ALLOWED/REQ'D : 2 covered :(20'4" x 2O'4" clear interior dimensions) : 1 uncovered I(9'x 18') . Plans date stamped: August23,2O22 1 2 3 4 5 b 7 Design Review, Special Permit, and Minor Use Permrt 1317 Paloma Avenue Ciiy Council on December 6, 2021 are outlined as follows 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 pOect 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. 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. ln making such determination, the following findings shall be made: The blend of mass, scale, and dominant struclural characteristics ofthe new construction or addition are consistent with the existing structure's design and with the well-defined character of the street and neighborhood; The variety of roof line, fagade, elterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; 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. Findings for a Minor Use Permit: ln 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. 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. The design, location, size, and operating characleristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. 1 2 3 4 B D. The site is physically suitable in terms of 3 Consistency with any applicable design guidelines; Compatibility of the architectural style with that of the existing character of the neighborhood; Respect for the parking and garage patterns in the neighborhood; Architectural style and consistency and mass and bulk of structures, including accessory structures; Interface of the proposed structure with the structures on adjacent properties; Landscaping and its proportion to mass and bulk of structural components; and ln the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. The proposed pOect is consistent with the residential design guidelines adopted by the City; and 1. 2. 3. E Design Review, Special Permit, and Minor Use Permit 1. lts design, location, shape, size, and operatlng 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.9., fire and medical) access; 3. Public protection services (e.9., fire protection, police protection, etc.); and 4. The provision of utilities (e.9., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). 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. c. Ardalan Djalali, Ardalan Djalali, applicant and designer Behzad Hadjian, property owner Application to the Planning Commission Special Permit Application Minor Use Permit Application Notice of Public Hearing - Mailed September 2,2022 Area Map 4 1317 Paloma Avenue Fazia Ali Assistant Planner Attachments: City of Burlingame . Community Development Department . 501 Primrose noad o (650) 558-7250 . planninedept@buriinqame.o!'R Project Application - Planning Division Type of Application:tr Accessory Dwelling Unit Design Review Special Permit l-l Conditional Use/Minor Use Permit E Hillside erea Construction Permit E variance n Minor Modlfication Eotn"t Proiect Address . 1317 Paloma Ave Assesso/s Parcel f: Project Description: DEMOLISH OF 1O8O S.F. EXISTING ONE STORY SINGTE FAMILY HOUsE, ANO NEW CONSTRUCTION OF 2962.4 LIVING AREA AND 451 5,F. DETACHED GARAGE AREA rN TOTAL 3413.4 S.F. tN A 6000 S.F. LOT Applicant Property Owner Name: Ardalan Djalali Name: Behzad Hadjian Address: 1670 El Camino Real, Apt 309 Menlo Park, CA, 94025 Pho ne: E-mail: 650-387 -9272 a rda la ndja la li@aol.com Architect/Designer Name: Ardalan Djalai Address: 1570 El Camino Real, Apt 309 Menlo Park, CA, 94025 Property owner's signature: 02608s100 Phone: E-mail: 650-832-8414 R1zoning: Pho ne: E-mail: 650-387 -927 2 ardalandjalali@aol.com (lnitials of Architect/Designer) Burlingame Business License #lstwz * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certifo under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief Applicant's signature:04/06/2022 Property Owner: I am aware of the pro ion and here by authorize the above applicant to submit this application to the Planning Division. be hzad @ ba ho mebu ilders.com 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. AD fircE+\ED af{ lzozl- ----fi?r-+102? CIry OF BURLINGAME CDD.PTA}INING DIV. Dote Applicotion Received (stoff only): d app Address: 1317 Paloma Ave, Burlingame, CA, 94010 Date: 1 RECEIYED APR 4 2022 city of Burtingame . community Devetopment Department . sol Primrose Road . P (6so) ssfiilp:frffmffiE qc 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. 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. The proposed structure with 9'-6" first floor plate height and 8'-6" second floor plate hight is not a bulk structure and we tried to meet all the requirements regarding the max allowed building height to make this structure blend into the neighborhood. The neighborhood on the right side is a new two-story residence farmhouse style close to our design and it is placed a little higher than our building. The left side, rear, and cross street neighbors are one-story residences. 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. ln the design of the proposed building, we tried to select the materials to blend this structure into the neighborhood. We used board and bath siding with the window trim, stone-based columns, windows with horizontal grid lines, corbels, and decorative window shutters. How will the proposed project be consistent with the residential design guidelines adopted by the City? We tried to address all the requirements ofthe design guidelines. Such as landscape design in the front yard and back yard to be compatible with other neighbors, requirements for two cars detached garage, trying to blend the design to the neighborhood pattern, driveway pattern, roof design, and the other items that helped us to not impact our neighbors with this design. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the Citys reforestation requirements. What mititation is proposed for the removal of any trees? Explain why this mitigation is appropriate. Based on the arborist report we do not have any protected trees on this property, and based on the proposed landscape design we will try to save some ofthe existing trees and use them for an appropriate achievement in this regard. 2 4 GAME 3. 7 Exploin why the blend ol moss, scole dnd dominant structuml charaderistics ol the new construdion ot oddition are consistent with the existing structure's design and with the existing street ond neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? lf neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Thinkabout massand bulk, landscaping, sunlight/shade, views from neighboring properties. Neighboring properties and structures include those to the right, left, rear and across the street. How does the proposed structure compare to neighboring structures in terms of mass or bulk? lfthere is no change to the structure, say so. lfa new structure is proposed, compare itssize, appearance, orientation etc. with other structures in the neighborhood or area. Exploin how the vd ety ol rool line, facade, exterior finish materiols ond elevotions ol the proposed new strudure ot addition ore consistent with the existing strudure, street and neighborhood. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? lf it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. lf you don't feel the character of the neighborhood will change, state why. 3. How will the proposed projed be consistent with the residentiol design guidelines odopted bythe City? Following are the design criteria adopted by the City Council for residential design review. How does your project meet these guidelines? 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. lnterface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Exploin how the removol ol dny trees locoted within the footprint ol any new sttuctute ot oddition is necessary ond is consistent with the civs rclorestotion requitements. What mitigdtion is proposed for the removdl oI any trees? Exploin why this mitigotion is oppropridte. Will any trees be removed as a result of this proposal? lf so, explain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. lf no trees are to be removed, say so. 2 4. city of Burlinsame . community Development Department . so1 Primrose Road . P (5s0) ss8FlEeEflffitr City of Burlingame AUG 2 g zozz Minor Use Permit Applicatigtr",oF BURLTNGAME CDD.PLANNING DIV 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? This project is designed per city of Burlingame ordinance. The reason of the proposed 9'-6" plate height for the detached garage is, we wanted to have a same plate height as the main residence. So the appearance will be better once we have the garage gable and the main residence aligned. B. How will the desitn, location, size, and operating characteristics of the proposed activity be compatible with the existing and future land uses in the vicinity? The reason of the proposed 9'-6" plate height for the detached garage is, we wanted to have a same plate height as the main residence. So the desing and align the garage gable with the main residence. Page L of 2 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. Detached garage is in the back of thepropertyy and will not negatively affect any of the above mentioned items . D. Explain how the site is physically suitable in terms of: 1. lts design, location, shape, and size to accommodate the use, and all fences, landscaping, loading, parkin& 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 medicall access; 3. Public protection services (e.g., fire protection, police protection, etc.l; and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). The site design is comply with the city of Burlingame ordinance and will not impact negativly any of the above mentioned items. Detached garage is in the back of the house and adding 6"to the hight of the ceiling won't impact pblic protection, utility, highway, etc... ?age 2 of 2 I *z :'r:,..,a RECE,YED sffi,dfr,Mayne Tree Expert Company, I STATE CONTRACTOR'S LICENSE NO. 276?93 PEST CONTROL . ADVISORS AND OPERATORS ESTABLISHED 193I CERTIf-IED FORESTER RICEARD L. HUNTINGTON PRESIDENT JEROMEY INGALLS CONSULTANT/ESTIMATOR CERTIFIED ARBORISTS . January20,2OD 535 BNAGATO ROAD. STE. A sAN CARLOS, CA 9107G.631I TELEFHONE: (650)5934,(n FACSIMILE: (650)593-4443 EMAIL: iDfo@maynerrr.coEMr. Behzad Hadjian 1317 PalomaAve Burlingame, CA 94010 Dear Mr. Hadjian, RE: (ARBoRrsr REPoRT) On January 12, 2022, at your request, I visited the above-referenced site. The purpose of my visit was to identiry, inspect, and comment on any trees larger than 6 inches in diameter located on the property and within ten fuet of the property line. Limitations of this Report The information within this report is based on a visual-only inspection that took place from ground level. I accept no responsibility frcr any unknown or unidentified defec.ts associated with any of the trees in ttis report or on this property. Method Each tree was identified and given a number that is scribed onto a metal foil tag and placed on the trunk of the tree at eye level. This number has also been placed on the provided site plan to show the approximate location of each tree on the property. The diameter of eadr tree uras bund by measuring he trunk at il inches ofi the natural grade as described in the Heritage Tree Ordinance for the City of Burlingame. The height of each tree was estimated, and t|e canopy spread paced off to show the approximate dimensions for each tree. A condition rating was given to each tree. This rating is based on form and vitality and can be turther defined by the following table: 0-30-50-70-90- Very Poor Poor Fair Good Excellent 29 49 69 89 100 Lastly, a comments section is included to give more individualized detail for each tree 1317 Paloma Ave,. Burlingame 2 January 20,202. Tree Species# Common (Sclenlilic) Diarneter (inchas) Tree Survey Gondition Height Spread Gomments (percent) (feet) (feeq 1 Red Maple 5.7 80 25 15 Located in planter strip between sidewalk and street; partially covered root crown; good form, and vigor. 2 Red Maple 4.7 60 25 15 Located in planter strip between sidewalk and street; partially covered root crown; two-stem at 10 feet; good vigor, and poor form. 3 Bay Laurel 9.2 55 20 '18 Partially covered root crown; leans northeast; side pruned along property line to the north; multi-stem top at 7 feet; healthy canopy with excess end weight; good vigor, and poor form. 4 Liquidambar 13.5 65 50 30 Roots cracking driveway and damaging the nearby retaining wall. Lifting property line fence; good vigor, and fair form. E Loquat 91 60 20 18 Measured below codominant attachment at 2 feet; several poorly attached limbs in upper canopy; moderate amount of interior deadwood; good vigor, and poor form. A Saucer Magnolia 12.2 55 20 15 Measured below three-stem attachment at 1 foot; leans southwest; good vigor, and poor form. 7 Loquat 7.0 55 15 15 Growing along the low retaining wall be driveway; leans north; multi-stem attachment at 6 feet; moderate amount of interior deadwood; good vigor, and poor form. 8 Apple 45 12 1 -foot and oor form. 15 Root crown covered; two-stem at7.5 (Est.) '13'17 Paloma Ave., Burlingame 3 January 20,20?2. Tree Species# Common (Scientific) Diameter (inches) Condition (percent) Height (feet) Spread Comments (feet) 9 Bay Laurel 45 20 18 Three.stem at base with included bark; codominant attachment with included bark at 1 foot on center stem; decay at old cuts at 5 feet; good vigor, and very poor form. 16.0 (Est.) 10 Fig 56 40 Root crown covered; measured below lowest branch at 1 foot high; suppressed growth by adjacent trees; poorform, and fair vioor. Observations This is a small well-maintained property with a single.family home and a detached garage. There are small la\rrns in the front and rear of the home. Trees fl and #2 are both Red Maples, located in the planter strip between the sidewalk and street Making them property of the City of Burlingame. Both have partially covered root crowns and good vigor. Tree #1 has good brm and tree #2 has poor form with a twestem attachmert at 10 feet high. No worl< is r*ommenbd at this time for these lwo fiees. Any wo* perlormed on thee trces equires a prmit to be aeomplished pior to commencing with the wo*. Tree #3 is a Bay laur€l located on the right side in ftont of thE home. Soil and other organic material partially cover the root qown. The whole tree leans to the northeast it is side pruned along the property line to minimize growth over the neighbor's driveway, it has a multi-stem top at 7 feet, and there is excess weight on the leaning side of the canopy. Overall, his tee has good vigor and poor form. I tecomrrrrd routine tree rnaintenane that should include exposiry tle toot crcwn and shaping the anopy into a smeller fom to reducs the weight aN promote a baland form. Tree #4 is a Liquidambar located nearthe lelt front com€r of the prop€rty. lts roots are cracking the nearby driveway, damaging a nearby short brick wall, and lifting the property line fence. Overall, this tree has good vigor and fair form. I Bcomnpd Emoval of this tee as it too latge for its location, is pesc.ntly causing damage to the surrounding environnent, and will continue to cause morE seyere damqe in tl}e tutue. Mittlation fi,easu,e,d for this t/!,e are limited due to tlE small growing spae and prolific sufiae roots produd by this W of tree. 't2 15 1317 Paloma Ave., Burlingame January 20,20n Tree #5 is a Loquat located on the left side of the property bet$een the driveway and the property line ience. I measurcd below the codominant attachment at 2 feet several poorly attached limbs in the upper canopy and a moderate amount of interior deaduood. Overall, this tree has good vigor and poor form. I EcomnEN routit}4- tree fiEintenan@ that should include shaping the @nopy and removing the inteior &adwood. Troe #6 is a Sauc,er Magnolia located on the left side of the home between the driveway and the property line. I measured the trunk below a three-stem attachrnent at 1 foot, the whole trea leans to the southwest, has good vigor, and poor form. I Ecomned tuutitE t,F-,e maintenan@ that should include shaping the tlF-e to mainfain a smallet roun&d balan@d fom. Tr€e #7 is a Loquat located along the left side of the property between the driveway and the property line. lt is growing very near a low retaining wall, leans to the north. Has a moderate amount of interior deadwood and has a multi-stem athchment at 6 feet. I EcomnEnd rcutirc fu* ,tainbnan@ that should inclu& ,Emoval of the inbior deadwood and shapirry tle anory. Tree #8 is an Apple located in the rear of the home. lvy and other organic material cover the root crown. lt has a two-stem attachment at ons.foot, good vigor, and poor form. I Bcomrnend routine tteP- ,raintenane that should inclu& exposing ttlP- root crcwn and shaping the anopy to mainbin a smaller form- TrEe #9 is a Bay Laurel located along tho right sids of ths garage. lt has a three.stem attachment at the base with included barl( a codominant attachment with induded baft at 1 foot on the center stem, decay at 5 feet 0n each stem from old pruning orts, good vigoq and poor form. I recomnEnd routine trce nEintenanB that should inclu& exposing the rcot crcwn and Educing tfe ovenil heeht of this t/e,e to mainb,in a smaller form. Potential Emoval of this tre€ should b consi&td as the rcots may damage the foundation of the gange in the futurc. Tree #10 is a small Fig located in the rcar of the property. Soil and other organic material cover the root crown, I measured the trunk below the lowest limb at 1 ioot the canopy is suppressed by adjacern Eller carnopies, it has poor form and fair vigor. I rwomnand removal of this tee as it has limited growing spae aN does not appear to be an especially vigotous so€r,imen. Summary Trees #f, #7, and #9 have the potential for damaging the surrounding hardscape as they become large. Because of this I recommend considering removal in the fufure (\Mthin &5 years). All other trees need routine tee maintenance that should include exposing the root crowns and shaping the @nopies to maintain smaller rounded forms. 4 1317 Paloma Ave., Burlingame January 20,2022 All tree work performed because of this report should be accomplished by a qualified licensed tree care professional. I believe this report is accurate and based on sound arboricultural principles and . lf I can be of further assistance, please contact me at my office. Ingalls v'vE #7076A z JAI:lg 5 J * AR' o. tt/E-7Dz6A A. 1 31 7 Paloma Ave., Burlingame 6 January 20,2O?2. l:- . 1:-i-.F- .-' 'r. ,i:it ... .t!5 - - -" _:------------:2 ?-:-l.--li "'-'" ""- | ;.*'- t €..:Ll . ': 'l :--L-:-:-: -t.l{-r :.E ] H:'.tf 10 Y, IE HE E- -f 1 +. ?r H, H E' lrl.- E, --jd '" I I ,.!J"- .-l TE ..: E T-EE -t --r. E 'Tr ,T '''i":' 9 .F iF t-' I I t,,t, I l'lt.' I I I,..'::l .a ,.aI grYClrtrallomrn oouorarmmrr.t t00 rrEal r orrt Ellt c tGro;*lofi6]7&rriHfn.st hlrt $lG ltl, H.r lrr, rd l-l Il. Ctlt d lrti- lt*| Cddr mor tb l{.ri; vadr.a tfl( lriq rir ln r h-7, tr/Or lr, l[t.r ,L r.l Yr 17 mr h -i| rh. r El"ulrdlt t t 1.. d (t{alil}rrr ruBUC HEARITG il(IncE lrlatft* {ilOl h 0.dt brl.r, Jrrd tffl l, fn .a rua rtr, th f.ailar, ra t . 0t tt J hardrl|rl.*r[lh I rr, t**yit*fuI;dhdd;qe f.-..1 d f. tfl( r, Fria rrilh. trr t nftcdqr@rfirro Idra trrJrt,tot lPlco* ,ller to ot*. s*l Cltv of Eurlingome - Public Heorim Notice lf you have any questiooc ebod this applicrtion or would like to J(hedule an appointm€nt to view e htd copy of tte applrcaion aftd plans, pleese send an emarl to olanninedept@burlinrame-orr or call {650} 55t-7250. lndividu.l3 who rlql't sp€ci.l dllrace o. a &tf,ity-relaLd modificaion or accommodation to particip.le in this meeting, or who have a disabilty and wish to request an ahe.tEtll" format tor thE agenda nretin! notkr, rtrnda packet or other writin8s that may be distribured, should contact the PlannirB Division at olannimdeot@bu*lmc.on or (650f 5E&7250 by 10 am on th. day of the meehnt. lf you challenge thC atject applk.non(l) in cour! you may be limtld to raising only those issues you of romeone altc r.lssd at the FUHI0 herrl'g, detcf$ed in the notice or in written cortsDottdance deltoercd to the city at 6. prio. to t ta public hearing. Property ourners who retchrc this notice are responsiblo for lnforming their tenants about this notice. Kevin Gardiner, AICP Community Development Oirector f.dilG L{tnail3 luo&: IllI6 lPlcose r?tct to dts nth) 1317 Paloma Avenue 300'noticing APN: 026-085-100 t.l *;:-ho,uBg^ tb%" 4, ,,,,\ AA N- (\9p "9 ,%, ^ee 0600 ,%^oaN\' ^o*d' ^S^{} I c J':'c $j COVER SHEET A0.0 APPLICABLE CODES -2019 CALIFORNIA ADMINISTRATIVE CODE, CAC -2019 CALIFORNIA BUILDING CODE, CBC -2019 CALIFORNIA RESIDENTIAL BUILDING CODE, CRC -2019 CALIFORNIA ELECTRICAL CODE, CEC -2019 CALIFORNIA MECHANICAL CODE, CMC -2019 CALIFORNIA PLUMBING CODE, CPC -2019 CALIFORNIA ENERGY CODE, CEnC -2019 CALIFORNIA HISTORICAL CODE, CHC -2019 CALIFORNIA FIRE CODE, CFC -2019 CALIFORNIA EXISTING BUILDING CODE -2019 CALIFORNIA GREEN BUILDING STANDARDS -2019 CALIFORNIA REFERENCED STANDARDS -SANTA CLARA COUNTY STANDARD DETAIL AND SPECIFICATION SI-7 FOR CONSTRUCTION SITE SAFETY"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE DRAWN BY Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 05.31.2022 PLANNING RESUBMITTAL 1 THE FOLLOWING ARE REQUIRED TO BE SUBMITTED TO THE ARCHITECT FOR APPROVAL/REVIEW: 1.WINDOW/DOOR PACKAGE 2.CABINET SHOP DRAWINGS AND FINISH SAMPLES 3.MECHANICAL DUCTING PLAN 4.STAIR AND RAIL SHOP DRAWINGS 5.MISC. STEEL SHOP DRAWINGS REQ'D CONTRACTOR SUBMITTALS TO ARCHITECT/DESIGNER LOCATION MAPASSESSOR'S PARCEL MAP SITE 1.FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D AND STATE AND LOCAL REQUIREMENTS--NOTE THAT PER CRC 313.3.7, A SIGN OR VALVE TAG SHALL BE INSTALLED AT THE MAIN SHUTOFF VALVE TO THE WATER DISTRIBUTION SYSTEM STATING THE FOLLOWING: "WARNING, THE WATER SYSTEM FOR THIS HOME SUPPLIES FIRE SPRINKLERS THAT REQUIRE CERTAIN FLOWS AND PRESSURES TO FIGHT A FIRE. DEVICES THAT RESTRICT THE FLOW OR DECREASE THE PRESSURE OR AUTOMATICALLY SHUT OFF THE WATER TO THE FIRE SPRINKLER SYSTEM, SUCH AS WATER SOFTENERS, FILTRATION SYSTEMS AND AUTOMATIC SHUTOFF VALVES, SHALL NOT BE ADDED TO THIS SYSTEM WITHOUT A REVIEW OF THE FIRE SPRINKLER SYSTEM BY A FIRE PROTECTION SPECIALIST. DO NOT REMOVE THIS SIGN" 2.STAIR GUARDRAIL SHOP DRAWINGS SIGNED AND STAMPED BY ENGINEER TO BE SUBMITTED TO BUILDING DEPARTMENT FOR REVIEW AND APPROVAL--NOTE THAT SHOP DRAWINGS TO DEMONSTRATE GUARDRAIL DESIGN IS ADEQUATE TO SUPPORT A SINGLE CONCENTRATED 200 POUND LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRC TABLE 301.5 AND 301.5 FOOTNOTE D 3.SOLAR PHOTOVOLTAIC SYSTEM TO BE UNDER A SEPARATE PERMIT PARCEL NUMBER--------------------------026-085-100 PROJECT TYPE------------------------------NEW CONSTRUCTION ZONING---------------------------------------R1 OCCUPANCY GROUP-------------------R-3/U FIR PROTECTION----------------------------SPRINKLERED CONSTRUCTION TYPE---------------------V-B DEFERRED SUBMITTALS REQ'D CONTRACTOR SUBMITTALS TO BUILDING DEPT. PRIOR TO PERMIT ISSUANCE 1.LICENSE NUMBER 2.INSURANCE AND WORKER'S COMP POLICIES 3.CONSTRUCTION STAGING PLAN 4.CONSTRUCTION WASTE MANAGEMENT PLAN IN ACCORDANCE WITH CALGREEN 4.408.2 13 17 PALOMA AVE, BURLINGAME, CA, 94010 HADJIAN RESIDENCE DEMOLISH OF 1080 S.F. EXISTING ONE STORY SINGLE FAMILY HOUSE, AND NEW CONSTRUCTION OF 2962.4 LIVING AREA AND 451 S.F. DETACHED GARAGE AREA IN TOTAL 3413.4 S.F. IN A 6000 S.F. LOT PROJECT SUMMARY SCOPE OF PROJECT APPLICABLE CODES (with CITY OF BURLINGAME Amendments) THIS PROJECT IS REQUIRED TO COMPLY WITH THE CITY OF BURLINGAME REACH CODE ORDINANCE "1979 WHICH WENT IN TO EFFECT ON OCT. 16TH, 2020. O W N E R Behzad Hadjian 1317 Paloma Ave CA, Burlingame, 94010 ph: 650-832-8414 email: behzad@bahomebuilders.com D E S I G N E R Ardalan Djalali 1670 El Camino Real, Apt 309 Menlo Park, CA, 94025 ph 650-387-9272 email: ardalandjalali@aol.com SUREVAY AND C I V I L E N G I N E E R SMP ENGINEERS attn Saeed Razavi ph 650-941-8055 email srazavi@smpengineers.com L A N D S C A P E A R C H I T E C T Menaka Roa 4653 Monte Carlo Park Court Fremont, CA, 94538 ph 650-644-7631 email rao.menaka@gmail.com PROJECT TEAM ARCHITECTURAL A0.0 COVER SHEET A0.2 FLOOR AREA CALCULATIONS A1.0 SITE PLAN A1.0a BLOCK AVERAGE SETBACK A1.1 DEMO SITE PLAN A2.1 PROPOSED FIRST FLOOR PLAN A2.2 PROPOSED GARAGE FLOOR PLAN A2.3 PROPOSED 2ND FLOOR PLAN A2.1a GARAGE AND LOWER ROOF PLAN A2.1b UPPER ROOF PLAN A3.0 DAYLIGHT PLAN A3.1 EXTERIOR ELEVATIONS A3.2 EXTERIOR ELEVATIONS A3.3 GARAGE ELEVATIONS A3.4 MATERIAL BOARD-- DOOR AND WINDOW SCHEDULE A3.5 EXTERIOR PERSPECTIVE A3.6 NEIGHBORHOOD CONTEXT A5.0 SECTIONS A8.0 DETAILS A8.1 DETAILS SURVEY T-1 BOUNDARY AND TOPOGRAPHIC SURVEY MAP CIVIL C.1 COVER SHEET C.2 IMPROVEMENT AREA C.3 NOTES/DETAILS C.4 EROSION CONTROL PLAN C.5 CONSTRUCTION BEST MANAGEMENT PRACTICES LANDSCAPE L-1 PLANTING PLAN L-2 IRRIGATION PLAN L-3 IRRIGATION NOTES INDEX new single family residence + detached garage 1 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, SEC. 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 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. 1 ACKNOWLEDGMENTS -DUE TO THE EXTENSIVE NATURE OF THIS CONSTRUCTION PROJECT THE CERTIFICATE OF OCCUPANCY WILL BE RESCINDED ONCE CONSTRUCTION BEGINS. A NEW CERTIFICATE OF OCCUPANCY WILL BE ISSUED AFTER THE PROJECT HAS BEEN FINAL. NO OCCUPANCY OF THE BUILDING IS TO OCCUR UNTIL A NEW CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED. 1 SIGNED BY Ardalan Djalali RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 08/23/22 21'-3"21'-3"1'-1 1/2" 6'-0 1/2" 20'-8 1/2" 22'-4"7'-4 1/2"11'-2"4'-6"14'-9"8'-1 1/2"6'-4"12'-9 1/2"3'-6 1/2"12'-9"20'-9"7'-6 1/2"7'-2 1/2"19'-7"7'-8"3'-0"14'-10"8'-6"11'-2"9'-9 1/2"6'-4"12'-9 1/2"16'-1"3'-6 1/2"20'-6 1/2"12'-11 1/2" 5'-0 1/2"2'-10 1/2"8'-1 1/2"3'-0" 15'-8 1/2"21'-5"9'-0"11'-2"11'-4 1/2"15'-7 1/2"26'-0"12'-11 1/2"18'-10"11'-10 1/2"7'-11 1/2"2'-1"16'-0"13'-0" 4'-10 1/2"11'-5""FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL FLOOR AREA CALCULATION A0.2 L1 L2 L4 L3 L7 L5 L6 L8 L9 L13 L11 L10 L12 P2 P1 ST1 L15 L16 L17 L18 L19 L20 L21 L14 ST2 2ND FLOOR AREA DIAGRAM 1/8"2 FIRST FLOOR AND GARAGE AREA DIARAM 1/8"1 FLOOR AREA CALCULATION G feet 2 4 8 121 feet 2 4 8 121 05.31.2022 PLANNING RESUBMITTAL 1 EM1 A5.0 1 A5.0 2 A5.0 2 A5.0 2 A3.1 1 A3.1 1 A3.2 2 A3.2 1 A3.3 3 A3.3 2 A3.3 4 A3.3 HEATPUMPHEATPUMPREQUIRED SET BACK 4'-0" 1ST FLOOR EAVE TO THE PROPERTY LINE 2'-8"DETACHED GARAGE TO THE MAIN RESIDENCE 27'-3 1/2"FIRST FLOOR EAVE TO THE PROPERTY LINE 11'-2" 2ND FLOOR SET BACK 12'-6" 9'-6" 3'-0"26'-9"2ND FLOOR SET BACK 8'-9 1/2" FIRST FLOOR SETBACK 12'-6"PROPOSED SECOND FLOOR SET BACK 24'-0"1ST FLOOR SET BACK 20'-5 1/2"20.18' 1ST FLOOR AVERAGE BLOCK SETBACK1'-6" PROPOSED SIDE SETBACK 1'-6" REQUIRED SIDE SETBACK REQUIRED REAR SETBACK1'-6"PROPOSED REAR SETBACK1'-6"FIRST FLOOR REAR SETBACK 46'-7 1/2"2ND FLOOR REAR SETBACK 47'-3 1/2"PROPOSED BACKUP SPACE 25'-6 1/2"TITLE: SITE PLAN A1.0 (E) +/-24.50' ADJACENT GRADE (E) +/-25.06' ADJACENT GRADE (N) +/-25.60' F.F. (E) +/-25.42' ADJACENT GRADE SECOND FLOOR OUTLINE "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 05.31.2022 PLANNING RESUBMITTAL 1 2 08.17.2022 PLANNING RESUBMITTAL 1 2 2 3 5 9 (E) +/-25.17' ADJACENT GRADE (E) +/-21.70' ADJACENT GRADE (E) +/-22.50' ADJACENT GRADE 10 10 10 11 12 12 13 13 14 15 16 16 (N) +/-25.10' F.F. 8TYP. 8 TYP. 6 13 AVERAGE CURB HEIGHT 22.1'--SEE TOPO FOR ADDITIONAL INFO SITE PLAN 1/8"1 feet 2 4 8 121 KEYNOTES AND LEGENDS 1.EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITY RIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION IN THE PUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THE PERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMIT ISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY 2.APPROXIMATE LOCATION OF NEIGHBORING STRUCTURE 3.(N) WATER METER--CONTRACTOR TO COORDINATE (N) METER WITH LOCAL WATER COMPANY IF REQUIRED BY INCREASED FIXTURE LOAD 4.NOT USED 5.(N)ELECTRICAL METER LOCATION--CONTRACTOR TO COORDINATE WITH LOCAL ELECTRICAL COMPANY FOR UPGRADE (400 AMPS) TO (E) ELECTRICAL SERVICE--INSTALL UFER GROUND CONNECTION PER CEC 250-52 6.EXISTING TREE TO BE REMOVED--SEE ARBORIST REPORT FOR ADDITIONAL INFO 7.(N) 4" SEWER LATERAL --CONTRACTOR TO VERIFY LOCATION IN FIELD--PROVIDE CLEANOUT AT THE POINT OF CONNECTION BETWEEN THE BUILDING SEWER AND THE MUNICIPAL LATERAL, USE AN APPROVED FITTING TO BRING THE CLEANOUT RISER TO GRADE. WHERE SEWER CLEANOUTS ARE TO BE CONNECTED TO EXISTING MUNICIPAL LATERALS, SUCH CONNECTIONS SHALL BE ACCOMPLISHED BY USE OF AN APPROVED FITTING 8.(E) TREE(S) TO REMAIN - PROTECT AS REQUIRED DURING CONSTRUCTION - DO NOT LEAVE MATERIALS OR EQUIPMENT IN ROOT AREAS FOR EXTENDED PERIODS OF TIME. SEE ARBORIST REPORT (IF PROVIDED) FOR ADDITIONAL INFORMATION 9.(N) SOFTSCAPE--PROVIDE DRIP IRRIGATION 10.(N) FENCE AND GATE--VERIFY FINAL DESIGN AND FINISH WITH LANDSCAPE ARCHITECT--NEW FENCES TO CONFORM TO JURISDICTION'S FENCE REGULATIONS 11.(N) DRIVEWAY,CONCRETE OVER BASE ROCK AND SAND PER GEOTECH REPORT 12.(N) HARDSCAPE--SLOPE AWAY FROM HOUSE @ 2% MIN. 13.(N) 36" MIN. DEEP LEVEL LANDING PER CRC 311.3 W STEPS (MAX. 7.75" RISER)- PROVIDE EQUAL RISERS IF MORE THAN 1 STEP 14.(N) PORCH OR TRELLIS COLUMNS 15.(N) HEATPUMP UNIT PAD(S)--PROVIDE ELECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMP UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE 16.(N) CURB CUT PER LOCAL JURISDICTION'S STANDARD DETAIL--SEE CIVIL PLANS # NEW DETACHED GARAGE REQUIRED YARD SETBACK/EASEMENT NEW BUILDING AREA NEW HARDSCAPE--SEE PLAN FOR MORE INFO SPOT ELEVATION, SEE CIVIL DRAWINGS FOR MORE INFOXX +/-XX.XX' PROPERTY LINE NUMBER INDICATES KEYNOTES ADDITIONAL NOTES ·NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS, MAILBOX, ETC) WILL BE PROPOSED BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY. ·ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTION WILL BE REPAIRED 14 1 1 1 1 1 1 2 SIGNED BY Ardalan Djalali AVERAGE SETBACK 1/32"1 TITLE: BLOCK AVARGAE SETBACK A1.0a"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 05.31.2022 PLANNING RESUBMITTAL 1 feet 8 16 32 484 20.63'20.64'22.49'19.19'20.07'19.67'19.34'22.48'HIGHEST SETBACK--NOT COUNTED IN THE AVERAGE CALCS. LOWEST SETBACK--NOT COUNTED IN THE AVERAGE CALCS. NOTE: ALL SETBACKS ARE MEASURED APPROXIMATELY. 1 19.04'19.43'08.04.2022 PLANNING RESUBMITTAL 2 2 SITE PLAN 1/8"1 feet 2 4 8 121 TITLE: DEMO SITE PLAN A1.1"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 05.31.2022 PLANNING RESUBMITTAL 1 2 08.17.2022 PLANNING RESUBMITTAL KEYNOTES AND LEGENDS 1.(E) TREE TO REMAIN--SEE A1.0 FOR ADDITIONAL INFORMATION 2.(E) GAS METER TO BE REMOVED 3.EXISTING WATER METER TO BE RELOCATED 4.(E) ELECTRICAL PANEL TO BE RELOCATED--CONTRACTOR TO COORDINATE WITH LOCAL UTILITY COMPANY--SEE A1.0 FOR NEW LOCATION 5.(E) DRIVEWAY TO BE REMOVED[--SALVAGE (E) PAVERS FOR REINSTALLATION IN NEW DRIVEWAY] 6.EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITY RIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION IN THE PUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THE PERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMIT ISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY 7.APPROXIMATE LOCATION OF NEIGHBORING STRUCTURE 8.EXISTING HVAC UNIT TO BE REMOVED 9.EXISTING STRUCTURE TO BE DEMOLISHED 10.EXISTING GARAGE TO BE DEMOLISHED 11.EXISTING HARDSCAPE TO BE REMOVED 12.EXISTING TREE TO BE REMOVED 13.EXISTING FENCE TO BE REMOVED--NEW FENCE WILL BE INSTALLED PER JURISDICTION REQUIREMENTS 14.EXISTING RETAINING WALL AND FENCE, SHALL BE REMOVED FROM THE PUBLIC RIGHT OF WAY #NUMBER INDICATES KEYNOTES TREE PROTECTION FENCING ADDITIONAL NOTES ·NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS, MAILBOX, ETC) WILL BE PROPOSED BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY. ·ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTION WILL BE REPAIRED 1 1 1 1 1 1 8 4 5 6 9 10 11 3 12 12 11 11 12 12 12 13 TYP. 7 7 14 14 2 22 SIGNED BY Ardalan Djalali queen - 60x8024"dwup36"cooktop42" ref - flush inset24" u.c.ref2'-6"2'-8"2'-8"2'-8"3'-6"2'-4''2'-8"W.H.EMW.H.living mudroom family dining kitchenbedroom 1 ba.1 w. closet2'-8''6'-0"3'-0"3'-0"5'-6"5'-6"2'-6"6'-0" 6'-0'' 1'-6" pantry CRAWL2'-6"2'-6"1 A5.0 1 A5.0 2 A5.0 2 A5.0 2 A3.1 1 A3.1 1 A3.2 2 A3.2 coatstorage 4'-0"18'-4" 11'-2"2'-2"10'-11"14'-4"3'-0"6'-9 1/2"2'-6 1/2"7'-4 1/2"6'-0"7'-9 1/2"7'-0"7'-9 1/2"4'-1"6'-7 1/2"5'-2"10'-11"3'-3"3'-6"9'-1"2'-3"2'-0"4'-5 1/2"2'-10"3'-6"9'-5 1/2" 11'-6 1/2"15'-10 1/2"12'-11 1/2"22'-6 1/2"10'-8 1/2"16'-1"22'-4"27'-4 1/2"20'-6 1/2"EQEQ1'-4"1'-4"2'-9"4'-0"5'-1" 1'-4"1'-4"2'-1"10'-5 1/2"12'-0 1/2"15'-5"8'-5" 3'-1"4'-4 1/2"3'-6" TYP.11 1/2"6'-8"26'-3 1/2"10" TYP. 33'-6" TITLE: PROPOSED FIRST FLOOR PLAN A2.1"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 05.31.2022 PLANNING RESUBMITTAL 1 TEMP TEMP EGRESSTEMPTEMPDA I F EBHG C 1 2 3 4 5 6 7 8 11 9 10 TEMP KEYNOTES AND LEGENDS 1.(N) CONCRETE STEP(S)--10" MIN. TREAD AND MAX. 7" RISER HEIGHT 2.(N) LANDING--MIN. 3" DEEP x WIDTH OF DOOR--MAX. 7-3/4" RISER HEIGHT TO TOP OF THE DOOR THRESHOLD OR DOOR TRACK TO THE EXTERIOR LANDING IN ORDER TO VERIFY COMPLIANCE WITH CRC R311.3.1 OR R311.3.2. 3.LINE OF BEAM, SOFFIT AND/OR CROWN MOLDING ABOVE, TYP. SEE ALSO REFLECTED CEILING PLAN 4.INDICATES PREFAB CLOSET SYSTEM (OWNER PROVIDE/CONTRACTOR INSTALL) 5.INDICATES ROD AND SHELF AT ±6'-0" ABOVE T.O.S.--VERIFY HEIGHT WITH OWNER 6.(N) PREMANUFACTURED ELECTRIC FIREPLACE, TO BE LISTED AND LABELED, TESTED BY AN APPROVED TESTING LABORATORY, AND INSTALLED IN ACCORDANCE WITH LISTING AND MANUF. INSTALLATION INSTRUCTIONS. FIREPLACE SHALL HAVE CLOSABLE METAL OR GLASS COVERING THE ENTIRE OPENING OF THE FIREBOX. FACTORY-BUILT FIREPLACES SHALL BE TESTED IN ACCORDANCE WITH UL-127. FIREPLACE TO COMPLY WITH EPA PHASE II EMISSION LIMITS--MANUF: TBD; STYLE: TBD; UL LISTING: [UL LISTING #]--VERIFY FINAL SELECTION WITH OWNER PRIOR TO PLACING ORDER 7.(N) 18" X 24" MIN. CRAWLSPACE ACCESS 8.(N) 22" X 30" MIN. ATTIC ACCESS. ACCESS TO BE LARGE ENOUGH TO ALLOW FOR THE LARGEST PIECE OF EQUIPMENT TO FIT THROUGH 9.(N) TANKLESS WATER HEATER & RECIRCULATION PUMP--MANUF: RHEEM; MODEL: PRESTIGE SERIES 95 OUTDOOR. PROVIDE FOR MAKEUP AIR PER CMC 701.6 OUTDOOR COMBUSTION AIR--SEE TITLE 24 REPORT FOR APPLIANCE REQUIREMENTS--TANKLESS WATER HEATERS SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND THE HOT WATER PIPE LEAVING THE HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE HEATER 10.SKYLIGHT 11.CUSTOM CABINETRY 12.INSTALL MIN. 1/2" GYP.BD. ON WALLS, UNDER-STAIR SURFACE, AND ANY SOFFITS AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS PER CRC 302.7 13.36" HIGH GUARDRAIL--SEE STAIR NOTES --NOTE THAT PER CRC 312.1.2 EXCEPTION 2, A 36" TALL GUARDRAIL CAN DOUBLE AS THE REQ'D HANDRAIL 14.42" MIN. HIGH GUARDRAIL AT OPEN-SIDED LEVEL WALKING SURFACE 15.ADJUSTABLE SHOWER SET--1.8 GPM @ 80 PSI MAX--[SEE INTERIOR DESIGN PACKAGE FOR SPEC/OWNER TO PROVIDE SPEC]. CONTROL VALVES AND SHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWER COMPARTMENT OR BE OTHERWISE ARRANGED SO THAT THE SHOWERHEAD DOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENT AND THE BATHER CAN ADJUST THE VALVE PRIOR TO STEPPING INTO THE SHOWER SPRAY PER CPC 408.9 16.CUSTOM SHOWER STALL W/ TEMPERED FRAMELESS SHOWER ENCLOSURE AND FLUSH SHOWER TRANSITION. DEPRESS FLOOR FRAMING, CONCRETE SLAB TO ACCOMMODATE TILE AND FULL MORTAR BED, S.S.D.. SLOPE MOSAIC TILE (2" OR SMALLER) SHOWER PAN OVER FULL MORTAR BED TO DRAIN TO STAINLESS STEEL LINEAR--{NOTE THAT LINEAR DRAINS OFTEN GET BLOCKED BY STRUCTURE}] DRAIN W/ TILE POCKET OPPOSITE OF SHOWER ENTRY. ENSURE SHOWER HAS A MIN. INTERIOR FLOOR AREA OF 1024 SQ.IN. AND IS CAPABLE OF ENCOMPASSING A 30 INCH DIA. CIRCLE THAT SHALL BE MAINTAINED UP TO 72" ABOVE SHOWER DRAIN INLET. VERIFY SHOWER DOOR SIZE (22" CLR MIN.) WITH OWNER BEFORE FABRICATION. SHOWER WALLS SHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE OVER A MOISTURE RESISTANT UNDERLAYMENT TO A HEIGHT OF 72 INCHES ABOVE THE DRAIN INLET. SHOWER HEADS SHALL NOT DISCHARGE WATER ABOVE THE PROTECTIVE WALL SURFACE. CRC 307.2 17.1.28 GAL. DUAL FLUSH TOILET FLOOR MOUNT - PROVIDE 30" WIDE BY 24" DEEP CLEAR SPACE IN FRONT OF TOILET, TYP.--( CPC.4025 i) 18. ELECTRIC WASHER AND DRYER. SUPPLY A MIN. 4" DIA. SMOOTH METAL MOISTURE EXHAUST DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE OF BLDG. (14'-0" MAX. LENGTH, INCLUDING 2 ELBOWS) WITH BACK DRAFT DAMPER, UNLESS MANUF. PERMITS LONGER RUNS OR A POWER EXHAUST IS PROVIDED. TERMINATION OF DUCT MIN. 3'-0" FROM ANY OPENING INTO BLDG PER CMC 504.5. 19.UNDERMOUNT SINK W/ 1.2 GPM @ 60 PSI MAX. FAUCET 20.FULL SIZE KITCHEN SINK W/ 1.5 GPM MAX. FAUCET, SPRAY, AND DISPOSAL--UNDERMOUNT IN GRANITE/QUARTZ SLAB COUNTER TOP AND BACKSPLASH 21.(N) HEATPUMP UNIT--PROVIDE ELECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMP UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE 22.1 1/2" HANDRAIL @ 36" MAX. ABOVE STAIR NOISING FLOOR PLAN LEGEND - FORST FLOOR PLAN 1/4"1 feet 1 2 3 4 6 1 2 4 7 9 9 11 11 STAIR NOTES: ·MINIMUM 36 INCH WIDE STAIRWAY WIDTH AT FACE OF FINISH. SEE PLAN FOR STAIRWAY WIDTH. ·SEE STAIR SECTIONS FOR RISER HEIGHT. THE GREATEST RISER HEIGHT WITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8". MAXIMUM RISER HEIGHT NOT TO EXCEED 7.75". ·SEE STAIR PLANS FOR TREAD DEPTH. TREADS SHALL NOT BE LESS THAN 10" IN DEPTH IN ANY CASE. STAIR TREADS SHALL BE OF UNIFORM SIZE AND SHAPE, EXCEPT THAT THE LARGEST TREAD RUN WITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8". ·COVER UNDER STAIR, AND USEFUL SPACE FRAMING WITH 1/2" GYPSUM BOARD. ·A HANDRAIL ON ONE SIDE IS REQUIRED AT STAIRWAYS WITH FOUR OR MORE RISERS. ·THE TOP OF HANDRAILS AND REQUIRED HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34" NOR MORE THAN 38" ABOVE LANDINGS AND THE NOSING OF TREADS. ·THE HANDGRIP PORTION OF HANDRAILS SHALL NOT BE LESS THAN 1-1/4" NOR MORE THAN 2" IN CROSS SECTIONAL DIMENSION, OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE. THE HANDGRIP PORTION OF THE HANDRAIL SHALL HAVE A SMOOTH SURFACE WITH NO SHARP CORNERS. HANDRAILS PROJECTING FROM A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1-1/2" BETWEEN THE WALL AND THE HANDRAIL. ·HANDRAIL EXTENDS CONTINUOUSLY FROM TOP TO BOTTOM RISER AND TERMINATES AT NEWEL POSTS OR ROUNDED SAFETY TERMINAL. ·HANDRAILS MAY PROJECT INTO THE REQUIRED WIDTH A DISTANCE OF 3-1/2" FROM EACH SIDE OF A RAMP. OTHER PROJECTIONS, SUCH AS TRIM AND SIMILAR DECORATIVE FEATURES, MAY PROJECT INTO THE REQUIRED WIDTH 1-1/2" FROM EACH SIDE. ·GUARDRAIL AT OPEN SIDES OF STAIRS TO BE 34" MIN. A.F.F. MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS ·WHERE THE TOP OF THE GUARD ALSO SERVES AS A HANDRAIL, THE TOP OF THE GUARD SHALL BE BETWEEN 34"-38" MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGE OF THE TREADS ·GUARDS SHALL NOT HAVE OPENINGS THAT ALLOW PASSAGE OF A 4" DIA. SPHERE, EXCEPT THE TRIANGULAR OPENINGS IN STAIRS FORMED BY THE RISER, TREAD, AND BOTTOM RAIL SHALL NOT ALLOW PASSAGE OF A 6" DIA. SPHERE STAIR GUARDRAIL DRAWINGS AND DETAILS SHALL DEMONSTRATE GUARDRAIL DESIGN IS ADEQUATE TO SUPPORT A SINGLE CONCENTRATED 200 POUND LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRC TABLE 301.5 AND 301.5 FOOTNOTE D -- SEE S.S.D. FOR ADDITIONAL NOTES AND DETAILS. ·OPEN RISERS ARE PERMITTED PROVIDED THAT THE OPENINGS LOCATED MORE THAN 30 INCHES, AS MEASURED VERTICALLY, TO THE FLOOR OR GRADE BELOW DO NOT PERMIT THE PASSAGE OF A 4 INCH-DIAMETER SPHERE. SIZE WOOD TREADS ACCORDINGLY. ·R302.11 #3 CRC: IN COMBUSTIBLE CONSTRUCTION, FIRE-BLOCKING SHALL BE PROVIDED IN WOOD-FRAMED CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALL COMPLY WITH SECTION R302.7. 12 12 11 13 15 16 17 19 20 SEE SHEET A1.1 6 2 ·SEE ELEVATIONS FOR VENT LOCATIONS - VENTS ARE NOT TO BE LOCATED IN SHEAR WALLS OR SIMPSON STRONG WALLS ·OPENINGS FOR CRAWL SPACE VENTILATION SHALL BE LOCATED AS CLOSE TO CORNERS AS PRACTICAL TO PROVIDE CROSS VENTILATION ·PROVIDE ADDITIONAL VENTS IF EXISTING VENTS BLOCKED BY ADDITION (N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS @16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOR EXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 2 LAYERS OF BUILDING PAPER (FOR STUCCO ONLY)/1 LAYER (MIN.) OF WEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVER EXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PER MANUF. INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD EACH SIDE @ INTERIOR PARTITIONS. PROVIDE CEMENT BOARD OR TILE BACKER BOARD AT SHOWER/TUB LOCATIONS. ALL WALLS TO RECEIVE (N) PAINT FINISH. ALL CEILINGS AT TUB/SHOWERS TO BE M.R. BOARD # #DOOR KEY-- SEE A3.4 FOR MORE INFORMATION WINDOW KEY-- SEE A3.4 FOR MORE INFORMATION DENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION - INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHON DEVICE. (E) HOSE BIBBS TO REMAIN. #NUMBER INDICATES KEYNOTES CRAWLSPACE VENT CALCULATION 7 A8.0 16'-0"3'-0"3'-0"3'-0"3'-0"1A3.33A3.32A3.34A3.3HEATPUMPHEATPUMP20'-4"20'-4"5'-8"9'-11 1/2"5'-2"TITLE:PROPOSEDGARAGE FLOOR PLANA2.2"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309Menlo Park, CA, 94025650-387-92721317 Paloma Ave, Burlingame, CA Owner Behzad Hadjian ADDRESS PROJECT NAME Hadjian Residence NEW SINGLE FAMILY HOUSE AND DETACHED GARAGE REVISION DATESIGNED BYDRAWN BYArdalan DjalaliArdalan DjalaliAPN: 026-085-100DESCRIPTION 04.04.2022PLANNING SUBMITTAL 05.31.2022PLANNING RESUBMITTAL 1123TEMPTEMPABTEMP KEYNOTES AND LEGENDS1.(N) CONCRETE STEP(S)--10" MIN. TREAD AND MAX. 7" RISER HEIGHT2.(N) LANDING--MIN. 3" DEEP x WIDTH OF DOOR--MAX. 7-3/4" RISER HEIGHT TOTOP OF THE DOOR THRESHOLD OR DOOR TRACK TO THE EXTERIOR LANDINGIN ORDER TO VERIFY COMPLIANCE WITH CRC R311.3.1 OR R311.3.2.3.LINE OF BEAM, SOFFIT AND/OR CROWN MOLDING ABOVE, TYP. SEE ALSOREFLECTED CEILING PLAN4.INDICATES PREFAB CLOSET SYSTEM (OWNER PROVIDE/CONTRACTORINSTALL)5.INDICATES ROD AND SHELF AT ±6'-0" ABOVE T.O.S.--VERIFY HEIGHT WITHOWNER6.(N) PREMANUFACTURED ELECTRIC FIREPLACE, TO BE LISTED AND LABELED,TESTED BY AN APPROVED TESTING LABORATORY, AND INSTALLED INACCORDANCE WITH LISTING AND MANUF. INSTALLATION INSTRUCTIONS.FIREPLACE SHALL HAVE CLOSABLE METAL OR GLASS COVERING THE ENTIREOPENING OF THE FIREBOX. FACTORY-BUILT FIREPLACES SHALL BE TESTED INACCORDANCE WITH UL-127. FIREPLACE TO COMPLY WITH EPA PHASE IIEMISSION LIMITS--MANUF: TBD; STYLE: TBD; UL LISTING: [UL LISTING #]--VERIFYFINAL SELECTION WITH OWNER PRIOR TO PLACING ORDER7.(N) 18" X 24" MIN. CRAWLSPACE ACCESS8.(N) 22" X 30" MIN. ATTIC ACCESS. ACCESS TO BE LARGE ENOUGH TO ALLOWFOR THE LARGEST PIECE OF EQUIPMENT TO FIT THROUGH9.(N) TANKLESS WATER HEATER & RECIRCULATION PUMP--MANUF: RHEEM;MODEL: PRESTIGE SERIES 95 OUTDOOR. PROVIDE FOR MAKEUP AIR PER CMC701.6 OUTDOOR COMBUSTION AIR--SEE TITLE 24 REPORT FOR APPLIANCEREQUIREMENTS--TANKLESS WATER HEATERS SHALL HAVE ISOLATION VALVESON BOTH THE COLD WATER SUPPLY AND THE HOT WATER PIPE LEAVING THEHEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHINGTHE HEATER10.SKYLIGHT11.CUSTOM CABINETRY12.INSTALL MIN. 1/2" GYP.BD. ON WALLS, UNDER-STAIR SURFACE, AND ANYSOFFITS AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS PER CRC 302.713.36" HIGH GUARDRAIL--SEE STAIR NOTES --NOTE THAT PER CRC 312.1.2EXCEPTION 2, A 36" TALL GUARDRAIL CAN DOUBLE AS THE REQ'D HANDRAIL14.42" MIN. HIGH GUARDRAIL AT OPEN-SIDED LEVEL WALKING SURFACE15.ADJUSTABLE SHOWER SET--1.8 GPM @ 80 PSI MAX--[SEE INTERIOR DESIGNPACKAGE FOR SPEC/OWNER TO PROVIDE SPEC]. CONTROL VALVES ANDSHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWERCOMPARTMENT OR BE OTHERWISE ARRANGED SO THAT THE SHOWERHEADDOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENTAND THE BATHER CAN ADJUST THE VALVE PRIOR TO STEPPING INTO THESHOWER SPRAY PER CPC 408.916.CUSTOM SHOWER STALL W/ TEMPERED FRAMELESS SHOWER ENCLOSUREAND FLUSH SHOWER TRANSITION. DEPRESS FLOOR FRAMING, CONCRETESLAB TO ACCOMMODATE TILE AND FULL MORTAR BED, S.S.D.. SLOPEMOSAIC TILE (2" OR SMALLER) SHOWER PAN OVER FULL MORTAR BED TODRAIN TO STAINLESS STEEL LINEAR--{NOTE THAT LINEAR DRAINS OFTEN GETBLOCKED BY STRUCTURE}] DRAIN W/ TILE POCKET OPPOSITE OF SHOWERENTRY. ENSURE SHOWER HAS A MIN. INTERIOR FLOOR AREA OF 1024 SQ.IN.AND IS CAPABLE OF ENCOMPASSING A 30 INCH DIA. CIRCLE THAT SHALL BEMAINTAINED UP TO 72" ABOVE SHOWER DRAIN INLET. VERIFY SHOWER DOORSIZE (22" CLR MIN.) WITH OWNER BEFORE FABRICATION. SHOWER WALLSSHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE OVER AMOISTURE RESISTANT UNDERLAYMENT TO A HEIGHT OF 72 INCHES ABOVE THEDRAIN INLET. SHOWER HEADS SHALL NOT DISCHARGE WATER ABOVE THEPROTECTIVE WALL SURFACE. CRC 307.217.1.28 GAL. DUAL FLUSH TOILET FLOOR MOUNT - PROVIDE 30" WIDE BY 24"DEEP CLEAR SPACE IN FRONT OF TOILET, TYP.--( CPC.4025 i)18. ELECTRIC WASHER AND DRYER. SUPPLY A MIN. 4" DIA. SMOOTH METALMOISTURE EXHAUST DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE OFBLDG. (14'-0" MAX. LENGTH, INCLUDING 2 ELBOWS) WITH BACK DRAFTDAMPER, UNLESS MANUF. PERMITS LONGER RUNS OR A POWER EXHAUST ISPROVIDED. TERMINATION OF DUCT MIN. 3'-0" FROM ANY OPENING INTOBLDG PER CMC 504.5.19.UNDERMOUNT SINK W/ 1.2 GPM @ 60 PSI MAX. FAUCET20.FULL SIZE KITCHEN SINK W/ 1.5 GPM MAX. FAUCET, SPRAY, ANDDISPOSAL--UNDERMOUNT IN GRANITE/QUARTZ SLAB COUNTER TOP ANDBACKSPLASH21.(N) HEATPUMP UNIT--PROVIDE ELECTRICAL TO THIS LOCATION AS REQUIRED,VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMP UNITS TOCOMPLY WITH JURISDICTION'S NOISE ORDINANCE22.1 1/2" HANDRAIL @ 36" MAX. ABOVE STAIR NOISINGGARAGE FLOOR PLAN1/4"1feet12346(N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS@16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOREXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 2 LAYERS OFBUILDING PAPER (FOR STUCCO ONLY)/1 LAYER (MIN.) OFWEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVEREXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PERMANUF. INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARDEACH SIDE @ INTERIOR PARTITIONS. PROVIDE CEMENT BOARDOR TILE BACKER BOARD AT SHOWER/TUB LOCATIONS. ALLWALLS TO RECEIVE (N) PAINT FINISH. ALL CEILINGS ATTUB/SHOWERS TO BE M.R. BOARD##DOOR KEY-- SEE A3.4 FOR MORE INFORMATIONWINDOW KEY-- SEE A3.4 FOR MORE INFORMATIONDENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION -INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHONDEVICE. (E) HOSE BIBBS TO REMAIN.#NUMBER INDICATES KEYNOTES212SEE SHEET A1.1SIGNED BYArdalan Djalali R queen - 60x80queen - 60x80R2'-6"med.cab.med.cab.W 34x27 D 34x27 dn2'-8"2'-8"2'-6"2'-8"2'-8"2'-10"2'-8"2'-8"cal king - 72x844'-0"4'-0"bedroom 2 bedroom 3 ba.3 ba.2 closet w. closet closet closet master bathroom master bedroom loft 7'-0" 5'-6"2'-0"2'-0"7'-0"5'-0"5'-0" 2'-4"3'-0"3'-0"3'-0"3'-0''2'-8"2'-8"5'-0''2'-0"3'-0"ATTIC 1 A5.0 1 A5.0 2 A5.0 2 A5.0 2 A3.1 1 A3.1 1 A3.2 2 A3.2 3030 venting 4'-4 1/2"11'-4 1/2"9"7'-4"4'-11"4'-5"1'-8"3'-10"3'-0"3'-1"1'-6"8'-6"1'-1"5'-9 1/2"7'-8"4'-3 1/2"9'-5 1/2"5'-6 1/2"10'-3"5'-0"12'-9 1/2"13'-0"14'-9 1/2"1'-7"9'-9"4'-6"5'-7"3'-1"8'-1"3'-6"7'-8"4'-5 1/2"15'-7 1/2"11'-2"21'-5"3'-0"8'-5" 4'-10 1/2" 4'-1 1/2"8'-10" 11'-5"12'-11 1/2" 12'-2 1/2"1'-4"1'-4"2'-6"2'-8"1'-4"1'-4"2'-8"2'-8" 11'-10 1/2" 12'-8 1/2" 1'-5"1'-5"2'-9"5'-7"9'-2"15'-0"10'-1 1/2" 10'-7 1/2"12'-8 1/2"MIN 2 4 " C L R . O P E N I N G T Y P .3'-8"MIN 2'-0" MIN2'-0" TITLE: PROPOSED 2ND FLOOR PLAN A2.3"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 05.31.2022 PLANNING RESUBMITTAL 1 H I ED F BCGJA123 4 5 6 7 8 9 10 11 12 13 14 15 16 17 EGRESS TEMPEGRESSTEMPTEMPTEMPTEMPTEMP EGRESSTEMPK KEYNOTES AND LEGENDS 1.(N) CONCRETE STEP(S)--10" MIN. TREAD AND MAX. 7" RISER HEIGHT 2.(N) LANDING--MIN. 3" DEEP x WIDTH OF DOOR--MAX. 7-3/4" RISER HEIGHT TO TOP OF THE DOOR THRESHOLD OR DOOR TRACK TO THE EXTERIOR LANDING IN ORDER TO VERIFY COMPLIANCE WITH CRC R311.3.1 OR R311.3.2. 3.LINE OF BEAM, SOFFIT AND/OR CROWN MOLDING ABOVE, TYP. SEE ALSO REFLECTED CEILING PLAN 4.INDICATES PREFAB CLOSET SYSTEM (OWNER PROVIDE/CONTRACTOR INSTALL) 5.INDICATES ROD AND SHELF AT ±6'-0" ABOVE T.O.S.--VERIFY HEIGHT WITH OWNER 6.(N) PREMANUFACTURED ELECTRIC FIREPLACE, TO BE LISTED AND LABELED, TESTED BY AN APPROVED TESTING LABORATORY, AND INSTALLED IN ACCORDANCE WITH LISTING AND MANUF. INSTALLATION INSTRUCTIONS. FIREPLACE SHALL HAVE CLOSABLE METAL OR GLASS COVERING THE ENTIRE OPENING OF THE FIREBOX. FACTORY-BUILT FIREPLACES SHALL BE TESTED IN ACCORDANCE WITH UL-127. FIREPLACE TO COMPLY WITH EPA PHASE II EMISSION LIMITS--MANUF: TBD; STYLE: TBD; UL LISTING: [UL LISTING #]--VERIFY FINAL SELECTION WITH OWNER PRIOR TO PLACING ORDER 7.(N) 18" X 24" MIN. CRAWLSPACE ACCESS 8.(N) 22" X 30" MIN. ATTIC ACCESS. ACCESS TO BE LARGE ENOUGH TO ALLOW FOR THE LARGEST PIECE OF EQUIPMENT TO FIT THROUGH 9.(N) TANKLESS WATER HEATER & RECIRCULATION PUMP--MANUF: RHEEM; MODEL: PRESTIGE SERIES 95 OUTDOOR. PROVIDE FOR MAKEUP AIR PER CMC 701.6 OUTDOOR COMBUSTION AIR--SEE TITLE 24 REPORT FOR APPLIANCE REQUIREMENTS--TANKLESS WATER HEATERS SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND THE HOT WATER PIPE LEAVING THE HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE HEATER 10.SKYLIGHT 11.CUSTOM CABINETRY 12.INSTALL MIN. 1/2" GYP.BD. ON WALLS, UNDER-STAIR SURFACE, AND ANY SOFFITS AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS PER CRC 302.7 13.36" HIGH GUARDRAIL--SEE STAIR NOTES --NOTE THAT PER CRC 312.1.2 EXCEPTION 2, A 36" TALL GUARDRAIL CAN DOUBLE AS THE REQ'D HANDRAIL 14.42" MIN. HIGH GUARDRAIL AT OPEN-SIDED LEVEL WALKING SURFACE 15.ADJUSTABLE SHOWER SET--1.8 GPM @ 80 PSI MAX--[SEE INTERIOR DESIGN PACKAGE FOR SPEC/OWNER TO PROVIDE SPEC]. CONTROL VALVES AND SHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWER COMPARTMENT OR BE OTHERWISE ARRANGED SO THAT THE SHOWERHEAD DOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENT AND THE BATHER CAN ADJUST THE VALVE PRIOR TO STEPPING INTO THE SHOWER SPRAY PER CPC 408.9 16.CUSTOM SHOWER STALL W/ TEMPERED FRAMELESS SHOWER ENCLOSURE AND FLUSH SHOWER TRANSITION. DEPRESS FLOOR FRAMING, CONCRETE SLAB TO ACCOMMODATE TILE AND FULL MORTAR BED, S.S.D.. SLOPE MOSAIC TILE (2" OR SMALLER) SHOWER PAN OVER FULL MORTAR BED TO DRAIN TO STAINLESS STEEL LINEAR--{NOTE THAT LINEAR DRAINS OFTEN GET BLOCKED BY STRUCTURE}] DRAIN W/ TILE POCKET OPPOSITE OF SHOWER ENTRY. ENSURE SHOWER HAS A MIN. INTERIOR FLOOR AREA OF 1024 SQ.IN. AND IS CAPABLE OF ENCOMPASSING A 30 INCH DIA. CIRCLE THAT SHALL BE MAINTAINED UP TO 72" ABOVE SHOWER DRAIN INLET. VERIFY SHOWER DOOR SIZE (22" CLR MIN.) WITH OWNER BEFORE FABRICATION. SHOWER WALLS SHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE OVER A MOISTURE RESISTANT UNDERLAYMENT TO A HEIGHT OF 72 INCHES ABOVE THE DRAIN INLET. SHOWER HEADS SHALL NOT DISCHARGE WATER ABOVE THE PROTECTIVE WALL SURFACE. CRC 307.2 17.1.28 GAL. DUAL FLUSH TOILET FLOOR MOUNT - PROVIDE 30" WIDE BY 24" DEEP CLEAR SPACE IN FRONT OF TOILET, TYP.--( CPC.4025 i) 18. ELECTRIC WASHER AND DRYER. SUPPLY A MIN. 4" DIA. SMOOTH METAL MOISTURE EXHAUST DUCT FOR DRYER EXHAUST EXTENDING TO OUTSIDE OF BLDG. (14'-0" MAX. LENGTH, INCLUDING 2 ELBOWS) WITH BACK DRAFT DAMPER, UNLESS MANUF. PERMITS LONGER RUNS OR A POWER EXHAUST IS PROVIDED. TERMINATION OF DUCT MIN. 3'-0" FROM ANY OPENING INTO BLDG PER CMC 504.5. 19.UNDERMOUNT SINK W/ 1.2 GPM @ 60 PSI MAX. FAUCET 20.FULL SIZE KITCHEN SINK W/ 1.5 GPM MAX. FAUCET, SPRAY, AND DISPOSAL--UNDERMOUNT IN GRANITE/QUARTZ SLAB COUNTER TOP AND BACKSPLASH 21.(N) HEATPUMP UNIT--PROVIDE ELECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMP UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE 22.1 1/2" HANDRAIL @ 36" MAX. ABOVE STAIR NOISING FLOOR PLAN LEGEND - STAIR NOTES: ·MINIMUM 36 INCH WIDE STAIRWAY WIDTH AT FACE OF FINISH. SEE PLAN FOR STAIRWAY WIDTH. ·SEE STAIR SECTIONS FOR RISER HEIGHT. THE GREATEST RISER HEIGHT WITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8". MAXIMUM RISER HEIGHT NOT TO EXCEED 7.75". ·SEE STAIR PLANS FOR TREAD DEPTH. TREADS SHALL NOT BE LESS THAN 10" IN DEPTH IN ANY CASE. STAIR TREADS SHALL BE OF UNIFORM SIZE AND SHAPE, EXCEPT THAT THE LARGEST TREAD RUN WITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8". ·COVER UNDER STAIR, AND USEFUL SPACE FRAMING WITH 1/2" GYPSUM BOARD. ·A HANDRAIL ON ONE SIDE IS REQUIRED AT STAIRWAYS WITH FOUR OR MORE RISERS. ·THE TOP OF HANDRAILS AND REQUIRED HANDRAIL EXTENSIONS SHALL NOT BE PLACED LESS THAN 34" NOR MORE THAN 38" ABOVE LANDINGS AND THE NOSING OF TREADS. ·THE HANDGRIP PORTION OF HANDRAILS SHALL NOT BE LESS THAN 1-1/4" NOR MORE THAN 2" IN CROSS SECTIONAL DIMENSION, OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE. THE HANDGRIP PORTION OF THE HANDRAIL SHALL HAVE A SMOOTH SURFACE WITH NO SHARP CORNERS. HANDRAILS PROJECTING FROM A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1-1/2" BETWEEN THE WALL AND THE HANDRAIL. ·HANDRAIL EXTENDS CONTINUOUSLY FROM TOP TO BOTTOM RISER AND TERMINATES AT NEWEL POSTS OR ROUNDED SAFETY TERMINAL. ·HANDRAILS MAY PROJECT INTO THE REQUIRED WIDTH A DISTANCE OF 3-1/2" FROM EACH SIDE OF A RAMP. OTHER PROJECTIONS, SUCH AS TRIM AND SIMILAR DECORATIVE FEATURES, MAY PROJECT INTO THE REQUIRED WIDTH 1-1/2" FROM EACH SIDE. ·GUARDRAIL AT OPEN SIDES OF STAIRS TO BE 34" MIN. A.F.F. MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS ·WHERE THE TOP OF THE GUARD ALSO SERVES AS A HANDRAIL, THE TOP OF THE GUARD SHALL BE BETWEEN 34"-38" MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGE OF THE TREADS ·GUARDS SHALL NOT HAVE OPENINGS THAT ALLOW PASSAGE OF A 4" DIA. SPHERE, EXCEPT THE TRIANGULAR OPENINGS IN STAIRS FORMED BY THE RISER, TREAD, AND BOTTOM RAIL SHALL NOT ALLOW PASSAGE OF A 6" DIA. SPHERE STAIR GUARDRAIL DRAWINGS AND DETAILS SHALL DEMONSTRATE GUARDRAIL DESIGN IS ADEQUATE TO SUPPORT A SINGLE CONCENTRATED 200 POUND LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRC TABLE 301.5 AND 301.5 FOOTNOTE D -- SEE S.S.D. FOR ADDITIONAL NOTES AND DETAILS. ·OPEN RISERS ARE PERMITTED PROVIDED THAT THE OPENINGS LOCATED MORE THAN 30 INCHES, AS MEASURED VERTICALLY, TO THE FLOOR OR GRADE BELOW DO NOT PERMIT THE PASSAGE OF A 4 INCH-DIAMETER SPHERE. SIZE WOOD TREADS ACCORDINGLY. ·R302.11 #3 CRC: IN COMBUSTIBLE CONSTRUCTION, FIRE-BLOCKING SHALL BE PROVIDED IN WOOD-FRAMED CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALL COMPLY WITH SECTION R302.7. FIRST FLOOR OUTLINE TYP. 3 4:124:12 RIDGE8 10 12 12 14 14 22 15 16 free standing 17 19 19 18 15 17 19 16 19 17 16 15 4 5 5 2ND FLOOR PLAN 1/4"1 feet 1 2 3 4 6 (N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS @16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOR EXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 2 LAYERS OF BUILDING PAPER (FOR STUCCO ONLY)/1 LAYER (MIN.) OF WEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.) OVER EXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PER MANUF. INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD EACH SIDE @ INTERIOR PARTITIONS. PROVIDE CEMENT BOARD OR TILE BACKER BOARD AT SHOWER/TUB LOCATIONS. ALL WALLS TO RECEIVE (N) PAINT FINISH. ALL CEILINGS AT TUB/SHOWERS TO BE M.R. BOARD # #DOOR KEY-- SEE A3.4 FOR MORE INFORMATION WINDOW KEY-- SEE A3.4 FOR MORE INFORMATION DENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION - INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHON DEVICE. (E) HOSE BIBBS TO REMAIN. #NUMBER INDICATES KEYNOTES 1 A5.0 1 A5.0 2 A5.0 2 A5.0 2 A3.1 1 A3.1 1 A3.2 2 A3.2 1 A3.3 3 A3.3 2 A3.3 4 A3.3 "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL DENOTES GUTTER DRAIN (3" DIA.) AND DOWNSPOUT (2" X 3") 26 GA ALUMINUM - PAINTED TO MATCH TRIM COLOR-- VERIFY SPEC. W/ OWNER. INSTALL PER MFR. INSTRUCTIONS DS DENOTES DIRECTION OF SLOPE FROM HIGH TO LOW--ROOF SLOPE APPROX., REFER TO ELEVATIONS FOR MAX HT AND VERTICAL CONTROL LINE OF BLDG. BELOW roof general notes and legends 1. INSTALL ALL NEW ROOFING MATERIALS--SEE LEGEND BELOW FOR MATERIALS--CONFIRM COLOR SELECTION W/ OWNER PRIOR TO PLACING ORDER 2. PAINT ALL ROOF PENETRATIONS TO MATCH ROOFING COLOR. 3. PLUMBING VENTS TO BE MIN. 10' AWAY FROM, OR AT LEAST 3' ABOVE ANY OPERABLE WINDOW OR SKYLIGHT PER CPC 906.2. 4. ROUTE PLUMBING VENTS WITHIN ATTIC SPACE SO THAT ROOF PENETRATIONS ARE BEHIND MAIN ROOF RIDGE AND ARE NOT VISIBLE FROM THE STREET 5. FUTURE SOLAR PANELS PER CEC 110.10 (MINIMUM 250 S.F. ON A SOUTH SIDE ORIENTATION). KEEP AREA CLEAR OF ROOFING EYEBROW, MECHANICAL AND PLUMBING VENTS. 6. SEE ROOF PLAN FOR SLOPE. 7. PROVIDE (N) GSM ROOF JACKS, TYP. CAULK ALL EXPOSED NAIL HEADS WITH SILICONE SEALANT. 8. PROVIDE (N) GUTTERS AND DOWNSPOUTS AT LOCATIONS SHOWN--GUTTERS TO SLOPE 1:240 FRONT-TOBACK, BUT TO BE LEVEL SIDE TO SIDE 9. INSTALL KICKOUT FLASHING PER 8/A8.0 WHEREVER GUTTERS TERMINATE AT A WALL 10. ALL PLATE HEIGHTS PER SECTIONS AND RCP. SEE STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION. 11. CONNECT ALL DOWNSPOUTS TO FLEXIBLE PLASTIC DRAINPIPE AND RUN TO A LOCATION SPECIFIED BY CIVIL PLANS NEW 4O YEARS ASPHALT COMPOSITION SHINGLE--CLASS A FIRE RATED roof venting calcoulations INDICATES RIDGE VENT TYP. GARAGE AND LOWER ROOF PLAN A2.1a LOWER ROOF PLAN 1/4"1 feet 1 2 3 4 6 GARAGE ROOF PLAN 1/4"2 feet 1 2 3 4 6 2 A8.0 3 A8.0 3 A8.0 4.5:12 4.5:12 4.5:12 4.5:124.5:124.5:12 4.5:12 4.5:12 TYP. 5 A8.0 5 A8.0 HIPHIPH I P VA L L E Y H I P H I P V A L L E Y VALLEYH I P V A L L E Y RIDGERIDGETYP.3 A8.0 5 A8.0 5 A8.0 4:124:12 4 A8.0 TYP. DS DS DS DS DSDS DS DS DSDS DS 05.31.2022 PLANNING RESUBMITTAL 1 1 A5.0 1 A5.0 2 A5.0 2 A5.0 2 A3.1 1 A3.1 1 A3.2 2 A3.2 3030 venting "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL DENOTES GUTTER DRAIN (3" DIA.) AND DOWNSPOUT (2" X 3") 26 GA ALUMINUM - PAINTED TO MATCH TRIM COLOR-- VERIFY SPEC. W/ OWNER. INSTALL PER MFR. INSTRUCTIONS DS DENOTES DIRECTION OF SLOPE FROM HIGH TO LOW--ROOF SLOPE APPROX., REFER TO ELEVATIONS FOR MAX HT AND VERTICAL CONTROL LINE OF BLDG. BELOW roof general notes and legends 1. INSTALL ALL NEW ROOFING MATERIALS--SEE LEGEND BELOW FOR MATERIALS--CONFIRM COLOR SELECTION W/ OWNER PRIOR TO PLACING ORDER 2. PAINT ALL ROOF PENETRATIONS TO MATCH ROOFING COLOR. 3. PLUMBING VENTS TO BE MIN. 10' AWAY FROM, OR AT LEAST 3' ABOVE ANY OPERABLE WINDOW OR SKYLIGHT PER CPC 906.2. 4. ROUTE PLUMBING VENTS WITHIN ATTIC SPACE SO THAT ROOF PENETRATIONS ARE BEHIND MAIN ROOF RIDGE AND ARE NOT VISIBLE FROM THE STREET 5. FUTURE SOLAR PANELS PER CEC 110.10 (MINIMUM 250 S.F. ON A SOUTH SIDE ORIENTATION). KEEP AREA CLEAR OF ROOFING EYEBROW, MECHANICAL AND PLUMBING VENTS. 6. SEE ROOF PLAN FOR SLOPE. 7. PROVIDE (N) GSM ROOF JACKS, TYP. CAULK ALL EXPOSED NAIL HEADS WITH SILICONE SEALANT. 8. PROVIDE (N) GUTTERS AND DOWNSPOUTS AT LOCATIONS SHOWN--GUTTERS TO SLOPE 1:240 FRONT-TOBACK, BUT TO BE LEVEL SIDE TO SIDE 9. INSTALL KICKOUT FLASHING PER 8/A8.0 WHEREVER GUTTERS TERMINATE AT A WALL 10. ALL PLATE HEIGHTS PER SECTIONS AND RCP. SEE STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION. 11. CONNECT ALL DOWNSPOUTS TO FLEXIBLE PLASTIC DRAINPIPE AND RUN TO A LOCATION SPECIFIED BY CIVIL PLANS NEW 4O YEARS ASPHALT COMPOSITION SHINGLE--CLASS A FIRE RATED roof venting calcoulations INDICATES RIDGE VENT LOWER ROOF PLAN A2.1b UPPER ROOF PLAN 1/4"1 feet 1 2 3 4 6 2 A8.0 3 A8.0 3 A8.0 3 A8.0 3 A8.0 4 A8.0 3 A8.0 2 A8.0 5 A8.0 5 A8.0 2 A8.0 5 A8.0 5 A8.0 5 A8.0 5 A8.0 3 A8.0 RIDGERIDGERIDGERIDGERIDGE V A L L E Y VA L L E Y V A L L E Y VALLEYVALLEYHIPHIPHIPRIDGE H I P H I PVALLEYV A L L E Y H I P HIPRIDGE H I P 5 A8.0 5 A8.0 4 A8.0 2 A8.0 2 A8.0 2 A8.0 4.5:124.5:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:12 4.5:124.5:12 4.5:12 4.5:124.5:12 DS DS DS DS DS DS DS DS DS 05.31.2022 PLANNING RESUBMITTAL 1 SIGNED BY Ardalan Djalali SIGNED BY Ardalan Djalali SIGNED BY Ardalan Djalali SIGNED BY Ardalan Djalali SIGNED BY Ardalan Djalali ENTRY DOOR SOLID WOOD DOOR WITH TEMPERED GLASS COLOR TO BE MATCHED WITH GARAGE DOOR AND WINDOW SHUTTER MANU: REAL CRAFT DOOR SIGNED BY Ardalan Djalali SIGNED BY Ardalan Djalali SIGNED BY Ardalan Djalali DETAILS A8.0 ATTACH A SILL STRIP PF ASPHALT- SATURATED ROOFING FELT PAPER AT LEAST 9" WIDE WITH THE TOP EDGE EVEN WITH THE TOP EDGE OF THE ROUGH SILL. EXTEND THIS SILL STRIP AT LEAST 8" BEYOND THE EDGE OF THE ROUGH OPENING FOR WINDOW. ATTACH FELT WITH GAL- VINIZED ROOFING NAILS OR RUST AFTER SILL STRIP IS IN PLACE, ATTACH JAMB STRIPS ( SIDE OF OPENING) AT LEAST 9" WIDE WITH INSIDE EDGE OF FELT EVEN WITH EDGE OF WINDOW OPENING. START JAMB STRIPS 1" BELOW THE SILL STRIP AND EXTEND JAMB STRIPS 4" ABOVE THE LOWER EDGE OF THE LINTEL ( TOP OF WINDOW OPENING) APPLY A BEAD OF CAULKING TO THE BACK SURFACES OF THE WINDOW, THEN PLACE THE WINDOW INTO THE ROUGH OPENING, WITH FLANGES OVER THE INSTALLED FLASHING STRIPS. AFTER WINDOW IS PLACED, INSTALL THE HEAD FLASHING OVER THE WINDOW FLANGE. THIS IS ANOTHER STRIP OF FELT AT LEAST STARTING AT THE BOTTOM OF THE WALL (SOLE PLATE), LAY WATER- RESISTANT PAPER UNDER THE SILL STRIP. CUT ANY EXCESS WATER RESISTANT PAPER THAT MAY EXTEND ABOVE THE SILL FLANGE ON EACH SIDE OF THE OPENING. (SHOWN IN DIAGRAM AS SHORT DASH LINES). INSTALL SUCCEEDING COURSES OF WATER-RESISTANT PAPER (B,C ETC.) OVER JAMB AND HEAD FLANGES IN RESISTANT STAPLES SHINGLE BOARD FASHION LAP 2" MIN. NOTE C A B ROUGHED-IN OPENING WINDOW LINTEL 1" 8" 4" SILL SEE NOTE NOTES: SECTION CRC R703.8 CALLS FOR FLASHING OF ALL EXTERIOR OPENINGS EXPOSED TO WEATHER TO MAKE THEM WEATHERPROOF. SINCE CRC DOES NOT OUTLINE PROCEDURES FOR WINDOW FLASHING , TECHNIQUES SHOWN HERE ARE RECOMENDED. USE 15 LB. ASPHALT-SATURATED FELT WHENEVER POSSIBLE FOR FLASHING MATERIAL. CAULK BACK OF WINDOW FLANGES BEFORE SETTING. USE WINDOWS THAT ARE WATERTIGHT. LINE WIRE, WHEN USED AS BACKING TO SUPPORT WATER-RESISTANT HOUSE WRAP OR FELT BENEATH LATH FOR STUCCO SHOULD BE INSTALLED ACCORDING TO INDUSTRY STANDARDS AND PRACTICE. NO ATTACHMENT DEVICES NOR THE WIRE BACKING SHOULD COVER OR PENETRATE FLASHING MATERIAL. PERIPHERAL FLASHING AT ALL EDGES OF WALL OPENINGS MUST COVER WIRE BACKING."FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL TYPICAL PAPER WINDOW FLASHING NTS 1 SEE ROOF PLAN 8" COMPOSITION SHINGLES OVER (2) LAYERS #30 ROOFING FELT--SEE ROOF PLAN FOR MORE INFO PLYWOOD SHEATHING PER STRUCTURAL DRAWINGS 24 GA. GSM FLASHING GUTTER STRAP @ 3'-0" O.C. (PAINT FINISH) 22 GA. GSM GUTTER, PAINT FINISH 2x FASCIA--SEE ELEVATIONS EXTERIOR FINISH--SEE ELEVATIONS 3" ROUND GSM DOWNSPOUT, PAINT FINISH TRIM--SEE ELEVATIONS ATTIC VENT HOLES--SEE ATTIC VENT CALCULATIONS FOR SIZE AND QUANTITY DOME STRAINER @ OUTLET 24 GA. SHEET METAL TO HOLD INSUL. BACK 1" MIN. SOFFIT MATERIAL AND 2" METAL STRIP VENT--SEE RCP ROOF TO WALL FLASHING 1 1/2" RIDGE OR HIP CAP UNDERLAYMENT WRAPPED UNDER TOP ROW OF SHINGLES AS SHOWN ROOFING MATERIAL--SEE ROOF PLAN FOR MORE INFO PLYWOOD SHEATHING, S.S.D.--CUT EQUALLY SPACED HOLES IN RAFTER BAYS TO MEET BOTH MIN. AND MAX. VENTING REQUIREMENTS PER ATTIC VENT CALCULATIONS NOTE #2 ON ROOF PLAN 2x RAFTERS OR TRUSSES, S.S.D. SHAPED BEAM/RIDGE BLOCKING WHERE OCCURS, S.S.D. SHINGLE VENT II RIDGE VENT OR APPROVED EQUAL AT RIDGES, HIP RIDGE VENT AT HIPS--SEE ICC REPORT ESR 2071 FOR ADDITIONAL INFORMATION--INSTALL PER MANUF. INSTALLATION INSTRUCTIONS SEE V E N T C A L C S FOR H O L E DI A M E T E R RIDGE VENT DETAIL 3" 24 GA. VALLEY FLASHING SHEATHING FELT CLEAT 12" M I N COMPOSITION SHINGLES--OVERLAP SUCCESSIVE COURSES OF SHINGLES IN ALTERNATE DIRECTIONS- EXTEND EACH STRIP 12" BEYOND CENTER OF VALLEY 6" NOTE: FOR CLOSED VALLEY, OVERLAP SUCCESSIVE COURSES OF SHINGLES IN ALTERNATE DIRECTIONS- EXTEND EACH STRIP 12" BEYOND CENTER OF VALLEY VALLEY DETAIL 3" PREFAB TRUSS OR 2xROOF FRAMING, SEE STRUCTURAL DRAWINGS COMPOSITION SHINGLES OVER 30# UNDERLAYMENT 2x4 OUTRIGGER AT 24" O.C. CDX PLYWD. ROOF SHEATHING (5/8" CCX PLY @ EXPOSED AREAS), TYP. S.S.D. G.S.M. FLASHING 2x4 BLOCKING 2x FASCIA--SEE ELEVATIONS 2x4 TRIM WITH CAULK AT PLASTER STOP 2x4 CONTINUOUS NAILER 2" 2" 7/8" CEMENT PLASTER SYSTEM O/ WIRE LATH O/ 2 LAYERS OF BUILDING PAPER SEE ROOF PLAN SOFFIT MATERIAL, SEE RCP 2" STRIP VENT, CONT. RAKE DETAIL 1-1/2" 3 4 25 3/4"" WOOD TREADS & 1/2" RISERS STRINGERS, S.S.D 1" SQ. TUBE STEEL RAILS FINISH FLOOR PER FINISH SCHEDULE 1-1/2" SQ. TUBE STEEL NEWELL POST - BOLT TO STRINGER34-38"4" SPHERE SHALL NOT PASS THROUGH 1-1/2 SQ. TUBE STEEL TOP RAIL & BALUSTERS ONE LAYER 1/2" GYPSUM BOARD @ UNDERSIDE OF STAIR WHERE CONCEALED SPACE IS USED FOR STORAGE 10" MIN.7.75" MAX.36" TYP.42"MIN. 42" TALL GUARDRAIL STAIR SECTION 1/2" NOT USED NTS 6 7 05.31.2022 PLANNING RESUBMITTAL 1 1 = NUMBER TO NOTE BELOW 1. SHEATHING--S.S.D. 2. P.T. BACKING LUMBER--RIP TOP TO SLOPE--THICKNESS OF LUMBER TO ENSURE ALIGNMENT OF FLASHING AND WALL FINISH 3. ROOF UNDERLAYMENT--EXTEND UP BACKER AND WRAP AROUND CORNERS 4. 26 GA. (MIN.) G.S.M. STEP FLASHING AT RAKE/SIDEWALL CONDITION--LOWEST/FIRST PIECE OF STEP FLASHING TO TURN THE CORNER AND EXTEND OVER APRON FLASHING 5. 16 GA. (MIN.) G.S.M. APRON FLASHING AT EAVE/HEADWALL CONDITION--INSTALL OVER BEAD OF ROOFING CEMENT 6. 16 GA. (MIN.) G.S.M. THRU WALL "Z" BAR COUNTER FLASHING--TIGHT HEM BACK ALL EXPOSED EDGES--WRAP AND SEAL AROUND CORNERS 7. 26 GA. (MIN.) G.S.M. PERFORATED "J" WEEP SCREED--DO NOT SEAL BOTTOM OF WEEP--MOISTURE IN FINISH NEEDS TO BE ABLE TO ESCAPE 8. WEATHER RESISTIVE HOUSE WRAP--LAP OVER "Z" BAR COUNTER FLASHING AND PERFORATED "J" WEEP SCREED 9. EXTERIOR FINISH--SEE ELEVATION FOR MORE INFO -- OVER 2 LAYERS BUILDING PAPER GRADE D OR BETTER 10. ROOFING--SEE ROOF PLAN FOR MORE INFO GENERAL NOTES: A) ALL FLASHING TO BE PRE-PRIMED AND PAINTED TO MATCH WALL FINISH B) ALL FLASHING TO BE INSTALLED PER ROOFING MANUF. WARRANTY RECOMMENDATIONS #1 1/2"3"1 1/2"ALIGN FLASHING WITHFACE OF WALL FINISH1 2 3 4 6 7 8 9 10 1 1 1/2"3"1 1/2"ALIGN FLASHING WITHFACE OF WALL FINISH1 2 3 5 6 7 8 9 10 B--RAKE/SIDEWALL CONDITION A--EAVE/HEADWALL CONDITION 3" ROOF TO WALL FLASHING 3"3" MIN. =NUMBER TO NOTE BELOW 1. FRAMING 2. BACKER BOARD 3. WATERPROOF MEMBRANE O/ THIN SET 4. SHOWER LINER--ENSURE SHOWER LINER CAN ACCOMMODATE A 11.82 GALLONS OF WATER MIN. 5. TILE O/ THIN SET 6. STRAINER 7. LINEAR DRAIN WITH TILE POCKET -- INSTALL PER MANUF. INSTRUCTIONS 8. SUBSTRATE, SLOPE TO DRAIN 1/4:12 MIN.--ENSURE THAT THE DRAIN IS AT LEAST 2" BELOW THE ENTRY TO THE SHOWER #1 2 3 4 5 6 7 8MIN. 2"CURBLESS SHOWER W/ LINEAR DRAIN 3" DETAILS A8.1"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1670 El Camin Real, Apt 309 Menlo Park, CA, 94025 650-387-9272 1317 Paloma Ave,Burlingame, CAOwnerBehzad HadjianADDRESSPROJECT NAMEHadjian ResidenceNEW SINGLE FAMILY HOUSE AND DETACHED GARAGEREVISIONDATE SIGNED BY DRAWN BY Ardalan Djalali Ardalan Djalali APN: 026-085-100 DESCRIPTION 04.04.2022 PLANNING SUBMITTAL 4 5 36 7 8 2 1 TYPICAL FINISH ASSEMBLY LAP AT 12" PLYWOOD SHEATHING - S.S.D. 2X WALL FRAMING TYP. LAP HOUSE WRAP AROUND CORNER THERMAL INSULATION GYPSUM CORNER TRIM 12" LAP TYP FLEXIBLE MEMBRANE FLASHING 2x4 CORNER TRIM, PAINTED SIDING, SEE ELEVATIONS TYPICAL INSIDE SIDING CORNER 3" PLYWOOD SHEATHING SEE STRUCT. DWGS. THERMAL INSULATION TYPICAL FINISH ASSEMBLY GYP. BD. LAP HOUSE WRAP AROUND CORNER, 2 LAYERS12" LAP TYP OR TO NEXT SUPPORT FLEXIBLE MEMBRANE FLASHING 2x4 CORNER TRIM, MITER CUT EXTERIOR SIDING, SEE ELEVATIONS TYPICAL OUTSIDE SIDING CORNER 3" NOT USED NTSNOT USED NTS NOT USED NTS NOT USED NTS 05.31.2022 PLANNING RESUBMITTAL 1 T-1 APN: 026-085-100 CITY OF BURLINGAMESMP ENGINEERS1317 PALOMA AVE. BURLINGAME, CA 94010 BASIS OF BEARINGS: NOTE: DISCLAIMER: SITE BENCHMARK: NOTES: LEGEND TOPOGRAPHIC SURVEY MAP PRELIMINARY BOUNDARY AND SMP ENGINEERS SMP ENGINEERS ·ALL DAMAGED SIDEWALK, CURB, AND GUTTER DURING CONSTRUCTION WILL BE REPAIRED SMP ENGINEERS X PLAN Y X Y SECTION Y-YSECTION X-X SECTION W-W W PLAN Z Z W SECTION Z-Z X PLAN X SECTION W-W W W SECTION X-X ELEVATION VIEW PLAN VIEW SECTION A - A STORM INLET SEDIMENT TRAP-FIBER ROLLS CONCRETE WASHOUT AREA EROSION AND SEDIMENT CONTROL NOTES AND MEASURES EXISTING DRAINAGE INLET PROTECTION PLAN FIBER ROLL NOTES FIBER ROLL SECTION B-B TEMPORARY COVER ON STOCK PILE PERSPECTIVE STABILIZED CONSTRUCTION ENTRANCE (TO BE MAINTAINED) Maintenance PLAN PROFILE SMP ENGINEERS SMP ENGINEERS THE LANDSCAPE DESIGN FOR THIS PROJECT COMBINESBOTH DROUGHT TOLERANT PLANTINGS, AND A HIGHLYEFFICIENT DRIP IRRIGATION SYSTEM TO COMPLY WITHTHE LOCAL WATER ORDINANCE, AND PROVIDE ALANDSCAPE THAT IS WATER WISE, SUSTAINABLE, ANDLOW MAINTENANCE.MOST OF THE PLANTINGS PROPOSED ARE DROUGHTTOLLERANT WITH A HIGH MAJORITY HAVING THEWUCOLS CLASSIFICATION OF LOW OR VERY LOWWATER USE. THE SPACING OF THE PLANT MATERIALSALLOW THE PLANTS TO MATURE TO THEIR ULTIMATESIZE WITHOUT THE NEED FOR SHEERING, HEADINGBACK, AND EXCESSIVE OFFHAULING OF CUTTINGS. THESPACING OF THE PLANT MATERIALS ALSO ALLOW SOMENEGATIVE SPACE WHICH WILL PROVIDE A NON-OVERPLANTED LOOK, AND VISUAL INTEREST. ALL AREAS NOTPLANTED WILL HAVE A 3" MINIMUM LAYER OF MULCHFOR WEED PREVENTION, SOIL STABLILATION, ANDWATER RETENTION.THE IRRIGATION SYSTEM IS ROBUST, TIME PROVEN,WITH ALL SHRUBS AND GROUNDCOVERS BEING DRIPIRRIGATED. THE LAWN WILL BE SPRAY IRRIGATED. THEIRRIGATION SYSTEM USES A CONTROLLER THAT HASTHE CAPABILTY OF BEING WEATHER BASED, RECIEVINGDAILY WEATHER INPUT TO ADJUST THE IRRIGATIONSCHEDULE BASED ON REAL TIME WEATHER INPUT. THISWILL ELIMINATE WATERING DURING TIME OF HIGHHUMIDITY, RAIN, OR HIGH SOIL SATURATION. THEIRRIGATON SYSTEM WILL BE ALL HARD PIPEUNDERGROUND, WITH THREADED RISERS, AND ATHREADED DISTRIBUTION HEAD, WITH NO POLY PIPE ORBARBED CONNECTIONS. Y -STRAINERS WILL BE USEDAT EACH VALVE.A LANDSCAPE IRRIGATION AUDIT IS REQUIRED. THISAUDIT MUST BE COMPLETED BY A CERTIFIEDLANDSCAPE IRRIGATION AUDITOR, NOT THE DESIGNEROR INSTALLER. THE AUDIT MUST BE SUBMITTED TO THEBUILDING DEPARTMENT, WITH A CERTIFIECATE OFCOMPLETION (APPENDIX C) AS REQUIRED BY THEDEPARTMENT OF WATER RESOURCES, PRIOR TOSCHEDULING A FINAL INSPECTION OF THE WATEREFFICIENT LANDSCAPE PERMIT.GENERAL NOTESLANDSCAPE DOCUMENTATION PACKAGE PROJECT INFORMATIONA. DATE: 06-03-2022B. PROJECT APPLICANT: BEHZAD HADJIAN1317 PALOMA AVENUE, BURLINGAME, CA APN NO: PROJECT ADDRESS: 1317 PALOMA AVENUE, BURLINGAME, CAD. TOTAL IRRIGATED LANDSCAPE AREA= 1481 SQ FTE. WATER SUPPLY: POTABLE, CAL-WATERF. PROJECT TYPE: NEW RESIDENCEG. PROJECT CHECKLIST: SEE BELOWH. PROJECT CONTACT:MENAKA RAO 650 644 7631, I. LANDSCAPE DOCUMENTATION PACKAGE CERTIFICATION: " I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete landscape documentation package"Signature06-03-2022RUSSELL STRINGHAM LA #3091 2. WATER EFFICIENT LANDSCAPE WORKSHEET D. HYDROZONE INFORMATION TABLE - SEE SHEETS L-2 E. WATER BUDGET CALCULATIONS MAWA AND ETWU- SEE SHEETS L-3 3. SOIL MANAGEMENT REPORT CONSULT CIVIL 4. LANDSCAPE DESIGN PLAN SEE SHEET L-1 5. IRRIGATION DESIGN PLAN SEE SHEET L-2 6. GRADING DESIGN PLAN SEE CIVIL ENGINEER PLAN SHEET LANDSCAPE DOCUMENTATION CHECKLIST 1. PROJECT INFORMATION- CHECK 2. WATER EFFICIENT LANDSCAPE WORKSHEET- CHECK 3. SOIL MANAGEMENT REPORT- DEFERRED 4. LANDSCAPE DESIGN PLAN-CHECK 5. IRRIGATION DESIGN PLAN- CHECK 6. GRADING DESIGN PLAN-CHECKPLANTING NOTESTHE PLANTING PLAN IS DIAGRAMMATIC ONLY. THE EXACT LOCATION OF PLANT MATERIAL THE CONTRACTOR SHALL VERIFY THAT THE SOIL TO BE PLANTED IS NATIVE, AND FREE FROM ANY FOREIGN MATERIALS OR SUBSTANCES, WITH A MINIMUM DEPTH OF 8 INCHESTILL ALL NEW PLANTING AREAS TO A DEPTH OF 8", AND REMOVE ALL WEEDS, STICKS, TO PLANT GROWTH.ALL NEW PLANTING AREAS SHALL RECEIVE A 3" LAYER OF WOOD RESIDUAL. TILL IN TO A DEPTH OF 6" AND FINE GRADE. ALL PLANT MATERIAL SHALL RECEIVE "AGRIFORM" FERTILIZER TABLETS AT THE TIME OF PLANTING, INSERTED IN THE BACKFILL MIX AT HALF THE DEPTH OF THE ROOTBALL.TABLET QUANTITIES AND SIZE AS INDICATED ON THE PLANTING DETAILS.AFTER FINE GRADING, AND PLANTING, (PRIOR TO TOP DRESSING WITH MULCH) A PRE-EMERGENT HERBICIDE SHALL BE APPLIED AT A RATE AND METHOD RECOMMENDED BY THE PRODUCT MANUFACTURER. SPREAD AS A TOP DRESSING, A 3" LAYER OF MULCH, IN ALL PLANTING AREAS FOR ADDITIONAL WEED CONTROL AND WATER RETENTION. SUBMIT A SAMPLE FOR APPROVAL.ALL PLANT MATERIAL SUBSTITUTIONS SHALL BE APPROVED BY THE OWNERS OR THE LANDSCAPE ARCHITECT.ALL PLANTING DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL LOCAL GOVERNING CODES SHALL BE MET.ALL PLANT MATERIALS SHALL BE IN A HEALTHY, VIGOROUS, AND DISEASE FREE CONDITION. THE PLANT SIZE SHALL BE PROPORTIONAL TO THE CONTAINER SIZE SPECIFIED. PLANTS NOT MEETING THESE REQUIREMENTS WILL BE REFUSED, EVEN IF PLANTED.IT IS THE RESPONSIBILITY OF THE OWNER TO SUBMIT LANDSCAPE PLANS TO THEGOVERNING MUNICIPALITY FOR APPROVALOF THE PLANS, AND TO OBTAIN BUILDING PERMITS. IF ANY CHANGES OR ADDITIONSTO THE PLANS NEED TO BE MADE. THE OWNER SHALL RETURN THE PLANS, WITH THECITY REVIEW COMMENTS FOR REVISIONS. FINAL APPROVAL MUST BE OBTAINED FROMTHE GOVERNING MUNICIPALITY PRIOR TO THE BEGINNING OF ANYCONSTRUCTION.OF NON COMPACTED TOPSOIL.I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPEDESIGN PLAN.FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A REFER ARBORIST REPORT BY KIELTY ARBORIST SERVICES DATED MARCH27, 2020 REGARDING ALL EXISTING TREE SPECIES, HEIGHT, CONDITION, LOCATIONS, TREE PROTECTION, SHALL BE DETERMINED ON SITE. THE EXACT LOCATION OF PLANTS ONSITE WILL ADHERE TOA MINIMUM OF 3-INCH LAYER OF MULCH SHALL BE APPLIED ON EXPOSED SOIL SURFACES OFPLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECTSEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1000 SQ FT OF PERMEABLE AREA SHALLBE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.SETBACK REQUIREMENTS FROM THE OWTS. RUSSELL STRINGHAM, 408-886-4089OVER 1/2 INCH DIAMETER AND ANY OTHER MATERIAL THAT WOULD BE HARMFUL TOAND CHECKLISTN.T.S.ELEVATIONPLANTREE PLANTING4-PLY 1" X 24" RUBBER TIESNAILED TO STAKEPVC PIPE W/ STYRENE2 TABLETS6 TABLETS10 TABLETS24" BOXOR LARGER1" X 4" RWDTREE1 1/4" GALV. ROOFING NAIL(1 EACH END)FERTILIZER TABLETS3" DEPTH BARK MULCH1 GAL2 OR 5 GAL15 GAL3 TABLETSDRAIN GRATE COVER1" X 4" ROUGH REDWOOD W/PREVAILING WIND SIDE)SETTLE TO FINISH GRADEALLOW ROOT BALL TOSCARIFY SIDESFIN GRPINE STAKEINSTALLED W/ A TWIST &RUBBER TIES PLACED6" MAX BELOW MAIN FORKOR BRANCH, INSTALLED W/(2) 2" DIA LODGE POLEA TWIST & NAILED TO STAKEPINE STAKES - 15 GAL ORSMALLER , (2) 3" DIA24" OR LARGERLODGE POLE PINE STAKES -(2) 2" GALV NAILS EACH CONNECTION (LOCATE ON 4" DIA X 3' L PERFORATEDBACK FILL MIX(VARIES) 2'-0" MIN 2 X CONTAINER TO BOTTOM OF CROTCH (VARIES) 2'-0" MIN HALFWAY TO FORK MAX 4" MIN BERM ABOVE GRADE 1'-6" MIN2 X CONTAINER(NO BERM IN TURF AREA) 6" MIN 1'-6" MIN(TYP)2" MINPREVAILING WIND3" BERMALLOW ROOT BALL TOSETTLE TO FINISH GRADE5 GC15 GC2 TABLETS3 TABLETS TABLETSGCFIN GR11FOOT TAMP3" DEEP MULCHBACKFILL MIX 21 GRAM PLANT TABLET6"6"SHRUB PLANTINGN.T.S.04'8'16'24'S C A L E1/8" = 1'-0"LAWN3 PIT WHE 5gLAWN PATIOGRAVEL2 PIT TEN 24" box1 LAU NOB 24" box 7 LIM PER 5g3 OLE EUR 5g 1# Red maple, 5.7" dia to remainrefer arborist report 2# Red maple, 4.7" dia to remainrefer arborist report 6# Saucer Magnolia, 12.2" dia tobe retained, refer arborist report6 ARM MAR 5gGARAGEDRIVEWAY4 PER ATR LIT 5g 6 THY PRA PINK 1g3 COL PUL 5g3 ROS MAJ 5g3 SAN ROS 5g4 MYR COM 5g4 STY BYZ 1g1 ALY HUE 5g6 CUP HYS 5g.5 SCA MAU 1gMulch6ƒ :119.951ƒ (119.9450.001ƒ :5 MYO PAR 1gPorch6 MYR COM 5g7 DIE BIC 5g7 LIR MUS 5g2 ROS MAJ 5g4 SAN ROS 5gDRIVEWAY50.0016 THY PRA PINK 1g9'-0"9'-0"familydiningkitchen 3'-0"3'-0"3'-0"3'-0"15 THY PRA PINK 1g8 SCA MAU 1gbedroomlivingwalkway Y STRAINER FOR ALL DRIP CIRCUITSMOUNT IN A SEPERATE PLASTIC BOX DOWN STREAM FROM THE VALVE.AGRIFIM MAXI-FLO BUBBLER 6 OUTLETS AT 10 GPH EACH OPERATING RANGE 20-80 PSI USE A Y-STRAINER DOWN STREAM FROM VALVE FOR EACH CIRCUIT (SEE IRRIGATION LEGEND FOR SIZE AND TYPE OF FILTER) USE 1/4" DISTRIBUTION TUBING ( .170" I.D. X .250" O.D.-POLY) USE SUPPORT STAKE #S6 AT END USE BUG PLUG #BP250IRRIGATION LEGENDZURN WILKINS REDUCED PRESSURE BACKFLOW PREVENTER 1 1/4"Y STRAINER WILKINS YSBR SERIES WITH A 100 MESH SCREEN (LINE SIZE) MOUNTAS PART OF THE BACK FLOW ASSEMBLY.RAINBIRD PEB SERIES ELECTRIC REMOTE CONTROL VALVE SIZE AS NOTED.PRESSURIZED WATER MAIN, PVC SCHEDULE 40, BURY 18" MIN.IRRIGATION LINE PVC CLASS 200, BURY 12" MIN.USE SLEEVES WHERE EVER IRRIGATION LINES MUST PASS UNDER PAVING, TO BE VALVE SIZEGALLONS PER MINUTECIRCUIT DESIGNATIONA-121"12-MAXIMUM RUN 8' - LINES SHALL NOT TEE. PROVIDE ONE LINE TO EACHSHRUB OR GROUND COVER, AND TWO TO EACH TREECOORDINATED ON SITE BY THE LANDSCAPE CONTRACTOR. SLEEVES SHALL BE 4" PVCSCHEDULE 40 BURY 18" MIN., EXTEND 6" BEYOND EDGE OF PAVINGQUICK COUPLING VALVE, RAINBIRD 44LRC 1", MOUNT IN A PLASTIC VALVE BOXWITH A COVER. EXACT LOCATIONS TO BE DETERMINED ON SITE.AIRRITROL MC-E (BLUE) SERIES WITH "CLIMATE LOGIC" ON SITE WIRELESSWEATHER SENSOR. 12 STATION. WEATHER BASED SMART CONTROLLER.RAINBIRD FMD SERIES LANDSCAPE IRRIGATION WATER SUB-METERFM150B 1 1/4" (1.54 TO 100 GPM) ALL IRRIGATION VALVES TO BE DOWNSTREAMM-1FROM THE SUB-METER TO MEASURE ALL IRRIGATION USED FOR LANDSCAPING.IRRITROL #FS-B150 1 1/4" LINE SIZE FLOW SENSOR TO BE USED WITH THE CONTROLLER.CONTRACTOR TO VERIFY COMPABILITY BETWEEN THE CONTROLLER AND THE FLOW SENSOR.AT POINT OF CONNECTION PROVIDE A MASTER SHUT OFF VALVE (ZURN-WILKINSMODEL 850XL FULL PORT BRONZE BALL VALVE 1 1/4") TO BE MOUNTED UPSTREAM FROMTHE BACKFLOW PREVENTER.PLAN IS DIAGRAMMATIC; THE EXACT LOCATION OF VALVES, LINES, HEADS, ETC., SHALL BELINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. LINES AND SLEEVES TO BE INSTALLED UNDER PAVING SHALL BE SCHEDULE 40 PVC. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING ALLUNDERGROUND UTILITIES. THE CONTRACTOR SHALL NOT OPERATE ANY HEAVY EQUIP.OVER UTILITY LINES AND SHALL HAND DIG ANY TRENCHES WITHIN 5' OF UTILITY LINES.THE CONTRACTOR SHALL REPAIR ANY DAMAGE TO UTILITY LINES AT HIS OWN EXPENSE.IRRIGATION SYSTEM WAS DESIGNED FOR A MAXIMUM OF 12 GPM AT 40 PSI WORKING PRESSURE (WORST CONDITION AT FURTHEST HEAD/DRIP UNIT. IRRIGATION CONT.TO VERIFY PRESSURE PRIOR TO CONSTRUCTION OF ANY PART OF THE IRRIGATION SYSTEM. IF WORKING PRESSURE IS GREATER THAN 75 PSI, CONSULT THE LANDSCAPEARCHITECT FOR USE OF A PRESSURE REGULATOR. IF WORKING PRESSURE IS LESS THAN40 PSI CONSULT LANDSCAPE ARCHITECT.THE WATER SOURCE FOR THE IRRIGATION SYSTEM SHALL BE PROTECTED FROM BACKFLOW BY A BACK FLOW PREVENTER (TO BE INSTALLED IN ACCORDANCEWITH CITY STANDARD DETAILS). ALL VALVE WIRING SHALL BE COPPER U.L. APPROVED FOR DIRECT BURIAL. CONNECT WIRES USING SPLICE-KOTE WIRE CONNECTORS. WIRE SIZE TO BE #12 AWG MIN. (RUNSLONGER THAN 1000 FT. SHALL BE #10 AWG) ONE SPARE CONTROL WIRE TO BE PROVIDEDTHROUGHOUTALL BACKFILL MATERIAL SHALL BE FREE OF ROCKS (OVER 3/4"), AND OTHER EXTRANEOUSMATERIALS, AND SHALL BE COMPACTED TO PREVENT SETTLING.AT JOB COMPLETION SUPPLY OWNERS WITH CONTROLLER KEYS, AND MANUFACTURERSPRODUCT INFORMATION.ALL IRRIGATION DETAILS SHALL BE CLOSELY FOLLOWED, AND ALL GOVERNING CODES SHALL THE DRIP IRRIGATION SYSTEM WAS DESIGNED TO PROVIDE ONE DISTRIBUTION LINE TO EACHSHRUB (LINES SHALL NOT BE TEED), AND TWO LINES FOR EACH TREE. THE IRRIGATION CONTRACTOR SHALL COORDINATE THE SPRINKLER HEAD/DRIP UNIT LOCATIONSAND QUANTITIES WITH THE PLANTING PLAN, AND PROVIDE PROPER IRRIGATION TO ALL PLANTMATERIALS SHOWN ON THE PLANTING PLANS. THE IRRIGATION CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM PRIOR TO ANY BACK FILLING, AND SHALL CONTACT THE LANDSCAPEARCHITECT WITH ANY DESCREPANCIES BETWEEN THE DRAWINGS AND FIELD CONDITIONS.NO TRENCHING WITHIN THE DRIP LINE OF EXISTING TREES SHALL BE PERMITTED. IF IRRIGATION LINES MUST PASS THROUGH THE DRIP LINE OF EXISTING TREES, CONSULT THELANDSCAPE ARCHITECT.GREAT CARE SHALL BE GIVEN TO PREVENT DIRT FROM ENTERING THE IRRIGATION SYSTEMDURING CONSTRUCTION. FLUSH THE ENTIRE SYSTEM THOROUGHLY BEFORE INSTALLINGTHE MAXI FLO HEADS. ALL DRIP CIRCUITS SHALL HAVE A Y STRAINER AS INDICATED ONTHE IRRIGATION LEGENDIRRIGATION NOTESI HAVE COMPLIED WITH THE CRITERIA OF WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.SEE WATER BUDGET PREPARED FOR THIS SITE AND SUBMITTED WITH THIS DRAWING SETTHE IRRIGATION CONTROLLER SHALL BE WEATHER BASED, TO LIMIT WATERWASTE PER WELO 12.44.070C2. CONTROLLER MAY NOT RELY SOLELY ON TIME BASED SCHEDULING.IRRIGATION SPRAY HEADS SHALL BE PLACED AND ADJUSTED TO PREVENT OVERSPRAY ONTO PAVED AREA,AND ADJUSTED TO PREVENT FOGGING AND MISTING. NOZZELS TO BE PRESSURE COMPENSATING.BE SATISFIED.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES.A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FORSUBSEQUENT MANAGEMENT PURPOSES.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR OF THE PROJECT. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.DETERMINED IN THE FIELD. LINES SHALL BE IN A COMMON TRENCH WHERE POSSIBLE. THE ENTIRE IRRIGATION SYSTEM WILL BE WITHIN THE PROPERTY BOUNDARIES. THE LOCATION OF MAIN LINES, BACKFLOW, VALVES, ETC., ON THE DRAWINGS, IS SCHEMATIC.THE SUBMETER WILL BE USED TO MEASURE WATER USAGE FOR IRRIGATING THE LANDSCAPE.THE SUBMETER WILL BE PLACED BELOW GRADE. USE CHECK VALVES WHERE NEEDED TO PREVENT DRAINAGE TO LOW POINT HEADS.TORO 570Z 8'RADIUS (PROVIDE ARC AS NEEDED FOR PROPER COVERAGE)804'8'16'24'S C A L E1/8" = 1'-0"A-11"5HYDROZONE 11-1/4"1"3/4"3/4"888(lawn)A-41"6HYDROZONE 41"3/4"3/4"A-51"6HYDROZONE 51"3/4"3/4"A-71"8HYDROZONE 73/4"3/4"1"1-1/4"LOCATION OF MAIN LINE IS SCHEMATICLOCATION OF MAIN LINE IS SCHEMATIC1-1/4"LOCATION OF MAIN LINE 1-1/4"IS SCHEMATIC3/4"6ƒ :119.951ƒ (119.9450.001ƒ :3/4"A-31"10HYDROZONE 31"888888A-21"4HYDROZONE 21"3/4"A-61"6HYDROZONE 6(lawn)1"to house50.009'-0"9'-0"familydiningkitchen 3'-0"3'-0"3'-0"3'-0"bedroomliving3/4"3/4" N.T.S.REMOTE CONTROL VALVE ENTIRE AREA OF BOXPEA GRAVEL#14 CONTROL WIRES W/SNAP-TITE CONNECTORSFIN GRADECLASS 200 PVC LATERALPVC FEMALE REDUCEREACH BOX EXCEPTABLE COVER, SET FLUSHSCHED. 40 PVC 90 DEG.ACCEPTABLE)SCHED. 80 PVC UNION (TYP)PVC MAIN LINESCHED. 40 PVC TEE (SST)SNAP-TITE CONNECTORSALL THREADED AREAS#12 GROUND WIRE W/ELL (STREET ELL NOTSCHED. 80 PVC NIPPLE (TYP)NOTES :SHALL BE HEAVILY COATEDW/ JOINT COMPOUND.ALL CONTROL WIRESLOOPED UP 3 FT. INTOIN CLUSTERS.PLASTIC BOX W/ LOCK-TO GRADE 24" TYP 4" MIN 1" MAX6" MIN6" MAX2" MINPROVIDE ONE SPARECONTROL WIRE 1.Irrigation scheduled for the plant establishment period would be 2 to 3 times a week for the first monthfollowed by twice a week for the following months for upto a year until the roots are well established.April - October: Twice a week with run time of 20 minutesNovember- March: Run time of 15 minutesThe system can be shut off on rainy days for the months of November to February. Additional watering byhand can be provided for extremely hot days.2. Irrigation scheduling for the established landscape would be as follows:For the second year of the landscape:May- September: twice a week with a run time of twenty minutesOctober- April:once a week with a run time of twenty minutesThe system can be shut off during the months of November to February assuming that rainfall provides the necessary irrigation.For the following years the landscape can be irrigated once a week.Once established, drought tolerant plants need to be watered only once in two weeks or on a need basis.Note: The above only acts as a guide. Irrigation schedules can be modified by home owner depending on actual weather and soil conditions.([LVWLQJIXOO\HVWDEOLVKHGSODQWVDQGWUHHVRQVLWHWKDWZHUHUHWDLQHGDUHWREHLUULJDWHGDVSHUDQµHVWDEOLVKHGODQGVFDSHVFKHGXOH¶Drought tolerant plants need to be regularly watered for the first two years until they are well established after which they can doquite well with watering them even twice a month.Water used for irrigation per month to be below the MAWA values as shown the water efficient table .The irrigation controller will be weather based as specified in the irrigation legend.The controller will receive real time weather information,and adjust the programmed watering schedule automatically based on local weather. This will restrict watering during times of precipitation and will help to conserve water.IRRIGATION SCHEDULEI HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPEORDINANCE AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLANSignature06-03-2022RUSSELL STRINGHAM LA #3091APPLICABLE CODESSCOPE OF WORKWork Hours and ParkingNoise Item No. 9c Design Review Study City of Burlingame Design Review and Special Permit Address: 1312 Montero Avenue Meeting Date: September 12, 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 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)). This space intentionally left blank. 1312 Montero Avenue Lot Area: 6,000 SF Plans date stamped: August 15, 2022 Design Review and Special Permit 1312 Montero Avenue 2 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 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. 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. Design Review and Special Permit 1312 Montero Avenue 4 Catherine Keylon Senior Planner c. Dreiling Terrones Architecture, applicant and architect Attachments: Application to the Planning Commission Special Permit Application Neighbor Letter of Support, B. Boyse, August 26, 2022 Notice of Public Hearing – Mailed September 2, 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): 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 <joel.rosenquist@icloud.com> 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 <bradboyse@comcast.net>  Subject: Proposed renovation  Date: Aug 26, 2022 at 3:49 PM  To: Joel Rosenquist <joel.rosenquist@me.com>, kate.rosenquist@gmail.com        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  bradboyse@comcast.net  C: 415‐336‐6289        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: September 12,2022 Request: Application for Design Review, Hillside Area Construction Permit, and Special Permit for a second- floor balcony for a first and second story addition to an existing single-unit dwelling. City of Burlingame Design Review, Hillside Area Construction Permit and Special Permit Item No. 9d Design Review Study APN: 025-072-100 LotArea: 15,072 SF Zoning: R-1 Applicant and Architect: Audrey Tse, lnsite Design lnc. Propefi Owners: Vikram Prakash and Sonam Rao General Plan: Low Density Residential 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). 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. 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(cXl Xb)); Hillside Area Construction Permit for a first and second story addition to an existing single-unit dwelling (C.S. 25.70.020(A)); and Special Permit for a second-floor balcony (70 SF proposed where up to 75 SF is allowed with a Special Permit) (C.S. 25.10.030 and 25.10.035(7)). Ihls space intentionally left blank. 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 Francisco Airport, and Mills Canyon from primary indoor living areas (living rooms and family rooms) (Code Section 25.20.O4O-B). EXISTING PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): Side Setbacks (|eft, 7"t flr): (Zd flr): (right, l't flr): (7r flr): Rear Sefbacks (1st flr): (2nd flr): Lot Coverage: FAR: # of bedrooms: Off Street Parking: 21',-5" 8'-7" 12'-9" 111'-7" no change 3 15'-7" 20'-0" 17'-8" (to addition) 27'-11" 7'-0" 7'-0" 7',-0" 7'-0" no change 35'-10" no change 14'-3" no change 't12',-8" 2 covered (18'x18' clear interior) 'l uncovered (9' x 18') 15'-0" 20'-0" 6,029 SF 40Yo 5,923 SF 1 0.39 FAR 2,472SF 16% 2,451 SF 0.16 FAR 2,5425F 17Yo 3,438 SF 0.23 FAR 2 covered (18'-8" wide x 18'-5' deep clear interior) l uncovered (9' x 18') Building Height: Plate Height (1't flr): (7d flr): Declining Height Envelope: 20'-11"28'-2" (top of ridge addition)30'-0" 8'-0' complies complies c.s. 25.10.055(AX1) 8'-0" 8'-0' 9',-0" 8',-0" Design Review, Hillside Area Construction Permit and Special Permit 2836 Mariposa Drive Lot Area: '15 072 SF (0.32x 15,072 SF) + 1,199 SF = 5,923 SF (0.39 FAR) Summary of Proposed Exterior Materials: . Windows: liberglass wood clad windows. Doors: stained grade front entry door, stained wood garage doors. Siding.' stained cedar siding, stucco. Roof: composite shingles. Other: stone tiles, wood trims Plans date stam 2836 Mariposa Drive ust 26 2022 Staff Comments: None _r_ Design Review, Hillside Area Construction Permit and Special Permit 2836 Mariposa Drive Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2O21 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 of the 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 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. 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. 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 of the proposed construction does not have a substantial impact on adjacent properties or on the character of the immediate neighborhood. Required Findings for a Special Permit: Any decision to approve a Special Permit applicalion in the R-1 zoning district pursuant to Chapter 25.78 shall be supported by written findings. ln making such determination, the following findings shall be made: 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: The variety of roof line, fagade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood; The proposed project is consistent with the residential design guidelines adopted by the City; and 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. 1 2 1 2 3 4 -3- 1. 2. 3. Design Review, Hillside Area Construction Permit and Special Permit Fazia Ali Assistant Planner c. Audrey Tse, applicant and architect Vikram Prakash and Sonam Rao, property owners Attachments: Application to the Planning Commission Special Permit Application Notice of Public Hearing - Mailed September 2,2022 Area Map 2836 Mariposa Dive 4- City of Burlingame . Community oevelopment Department . 501 Primrose Road . (650) 558-7250 . pianninsdeot@burlinsame.orp Project Application - Planning Division Type of Application:tr Accessory Dwelling Unit Design Review Special Permit Conditional Use/Minor Use Permit Hillside Area Construction Permit Variance f] Minor Modification Eotn". tr 2836 Mariposa Drive o25-O72-100 B1 Project Address:Assessor's Parcel #:Zoning: Project Descrlptlon: Main floor reconfiguration, small front expansion, 2nd story addition for a zt-bedroom plus office and 5 bathroom home. Applicant Name: Address: Audrey Tse 1534 Plaza Lane, #318 Burlingame, CA 94010 650-235-9566 audrey@ insite2design.com Property Owner Name: Mkram Rao and Sonam Prakash 2836 Marioosa DriveAddress: Burlingame, cA g4o1o Phone: E-mail: Phone: E-mail: 646-556-5090 vikramrrao@gmail.com Architect/Designer Name: Same as above Authorization to Rep roduce P roiect Plans Add ress:I hereby grant the City of Burlingame the authority to post plans submitted with this application on the Ciq/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 (lnitials of Architect/Designer) Phone: E-mail: Burlingame Business License f:918191 * Architect/Designer must have a valid Burlingame Business License. Applicant: I hereby certiff under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief b/y/tr.-Applicant's siBnature Date: Property Owner: I am aware of t proposed application and hereby authorize the above applicant to submit this application to the Plannlng Division. Property owne/s signature: (---'- U RECEIVEB."' _ JUN:320L CTTY OF BURUNGAME-i:oo-pt.rNHtHo ow Dote Applicotion R*eived (statf only): 6-3-2022 1_ gURLIXGA City of Burlingame Specia! Permit Application The Planning Commission is required by law to make findings as defined by the Ciqy'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 how the proposed modification to standards respects and preserves the character of the neighborhood in which the prolect is located. This property is in the hillside area ol Mills Estate. One of the characteristics of this neighborhood are features to enhance one's view ol the distant Bay. The proposed primary bedroom rool balcony is tucked into the deepest corner of this home away from the streel and is sized reasonably to allow the inhabitants to enjoy a bit of a Bay view from the privacy of their bedroom. With its recessed location, it is barely visible lrom the front of the house. Railing details are minimal and preserve a passive view thru the balcony, thereby minimizing bulk and mass. 2. Explain how the proposed modification to standards results in a proiect that is desitned and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring properties, The proposed location of the primary bedroom balcony should not create any adverse effects on neighboring properties. Uphill neighbors cannot see it and the view lrom the balcony towards the immediate downhill neighbor is that of their roof and not into their backyard. The surrounding area is heavily landscaped with large trees in the tpmeowne/s and neighbods yards minimizing and preventing any views of the balcony from uphill neighbors on Mariposa as well as adjacent streets. 3. Explain how the additional development capacity is consistent with General Plan goals and policies. The addition ol the primary bedroom balcony is consistent with the General Plan and meets guidelines in terms of size and orientation. Until recently, such proposed balconies in the hillside area were @nsidered a standard feature and acceptable in particular in this part of the city where distant Bay views can be captured for one's enjoyment. City of Burlingame . Community Development Department . 501 Primrose Road o P (65O) 55&7250 . www.burlinsame.ore ofrc!(fraxcmulllemcmrE nuttorrmrElDtn.rllt,GAtrlo ll{: frEf 197ll0rrfrfll:rl ?r{lr $lr tata Hlr Drlrr, rrJ f.l Ilr Olt C lrrliqrr. t3t Cc-tdc rmt lL lrl.rff *il tfi( lrli1 ri ln r trlr, htr; lt, l.!'.r ,t ?l h r; m$ tb ..aff a-. rl rrr-r-rr4i r t ,b. tl (r$il]rrr' ruBUC HEARITTG iloflcE 0r$t- lttH. h Ltl;r llrid. l5da. frr htff hrf dtt dtdh. t oa fitfdat h r ffi d soj fi, tr r r d*t ti*-i art+ b.n d lb tIr ry prfr rmr nft I rrd*tflnrdhlbl[.n* hl-r.l@ (Pr!!2 ftlat lo dtrrEt tbl Citv of Eurlingome - Public Heorino Notice lf you have any questbnr abol,l this applicatio d would like to schedule an appointment to view e htrd copy ol the apglrcation and plans, please send an emarl to olannincdeot@burlinrame.or. or call 1650) 55&725O. lndividuals who rtdre spechl .ldlhnce fi a &Ulrty-relahd modification or accommodation to partic,ipate io this meetinS, or who have a diiabilty and wish to request an alterrptiw forma forthe agcnda, rne.tint notke, sgmda packet or other writlnts that mey b€ distribute4 should contact the Plannin8 Division .t olannimdeolobuC+rme.om or (65Of 35&7130 by 10.m on tha day of the meetin8. lf you challenSe Oa $ajecr applk.tbn(3) ln €ourt" you may be lir{ttd to raising only thos€ issues lrou ot ldneon€ clsa rais€d at the Prrulc hcarhG, deacattd in the notice or in written corrtl0|,tdcfrce d€liverrd tothe ctty at ff prao? to OrG puUic hearing. r..litlD tcltr0l ,13! ?rrro& trlllC lP/pose det ?o o[,l.lt si&) Property owners who recefyr this notice rre responsibh for lnforming their tenants about this nodce. Xevin Gerdiner, AICP Community Dertlopment Director a 2836 Mariposa Drive 300'noticing APN:025-072-100 q] Ea @ \Pa D C %ru oa p@ aooo .$" % % \JD %un oa.,' ..d % %af" b6a @ %aoag o^ "ob, .+, % -% D G) .'r'''r'r'ttl .P''"1)t?toas o 4 t-ts.'cn "@ o @ {066 ro$ oos tooo % (t o ^""" "oDcl oQ a.:\ w orlo6 ,o,a {P B @ Bo 19 o @B rp_ic, ,J9 (9 @ 4.t)o e^ "ao ^a-" "% toso -a-"-"^^ s0861 e^te %ea v %0o €o-,, oo@ % (9^ [) % %{, e-o% %^ "a o Q- a d @od $ra s, o-q B'a ".6-Ac) ?" 12- o 6{ o0(t ^a"" \P, e- C]/A oc a oa t % 'o ,t e ,,'a t ata B! "%" \7^ "o-. eo@ % % %%r, .if' {06o tg$6 qd \:lr rrss a2e. @ et \:., ro6),A 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 CLOSETLINENBENCH W/CUBBIESLINE FO 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 Design Review Study Address: 777 Airport Boulevard Meeting Date: September 12, 2022 Request: Second Review of an Application for Environmental Review, Commercial Design Review and Special Permits for building height and Development under Tier 3/Community Benefits for a new 13-Story Office/Research and Development building. Applicant and Property Owner: LPC West APN: 026-344-130 Architect: M. Arthur Gensler & Associates, Inc. Zoning: BFC (Bayfront Commercial) General Plan: Bayfront Commercial Lot Area: 134,475 SF (3.087 acres) Adjacent Development: Hotels, Office buildings, Sanchez Creek Lagoon Current Use: Hotel – Red Roof Inn (213 rooms) 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. June 13, 2022 Planning Commission Design Review Study Meeting: This project was reviewed by the Planning Commission for Environmental Scoping and Design Review Study on June 13, 2022 (see attached June 13, 2022 Planning Commission Minutes). There was one public comment received during the public hearing from a resident at the scoping/study session (attached). The Planning Commission provided comments related to the items to be studied as part of the environmental review, however the majority of the discussion at the June 13, 2022 meeting centered around the design of the proposed project. Please refer to the attached meeting minutes for a detailed list of comments. After review of the proposed project and consideration of the above comments from the June 13, 2022 Design Review Study meeting, the applicant has revised the project design in response to these comments as shown on the plans date stamped August 5, 2022. Please also see the attached response letter submitted by the applicant, dated September 6, 2022. The revisions are summarized in the response letter and staff has provided an overview of these revisions as follows: • Reduced overall building height by approximately 32 feet (from 226.5 to 194 feet); • Moved building 4’-8” to the south to provide more public space at the corner of Airport and Anza Boulevards; • Added more articulation to the building, specifically on the sides where additional balconies have been added to break up the massing; • Added active continuous linear plaza (colonnade) connection from Airport Boulevard to the shoreline improvements and the Bay Trail; • Added Café with outdoor seating at the new colonnade; and • Improved the shoreline access from Anza Boulevard by widening the sidewalk and the path connection to the Bay Trail. Please refer to the attached September 6, 2022 response letter for a more detailed explanation of the changes made to this project in response to the Planning Commission’s comments. Staff notes that because the changes to the plans involve architectural changes as well as site layout changes, the zoning compliance table below has been revised. In addition, the project description below has been revisited to reflect the revised application. Item No. 9e Design Review Study Second Design Review Study Meeting 777 Airport Boulevard 2 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 is a corner lot located on the southwest corner of Anza and Airport Boulevards at 777 Airport Boulevard. There are two street frontages: Airport Boulevard which serves as the front for zoning purposes and Anza Boulevard. The site is 3.087 acres in size and currently contains a 213-room hotel that includes a restaurant along Airport Boulevard. Directly south of the property is the Hilton Garden Inn Hotel, across the street to the north is the DoubleTree Hotel, and across the street along Airport Boulevard are office buildings. Sanchez Lagoon abuts the rear of the property where the Bay Trail is located. The project proposes to redevelop the site with a new 13-story, 875,651 square-foot, office/research and development (R&D) building. The garage is proposed on the lower portion of the building and the office/R&D space is on the upper portion. The lower six stories of the building (approximately 424,775 square-feet) would contain the parking garage, as well as a lobby and café, as well as support areas such as a loading dock, utility rooms, and a 15,500 square-foot amenity space on the first floor. The upper six stories would contain 409,974 square-feet of office/R&D space. The proposed amenity space has not been completely designed but would likely include a wellness/fitness center, conference area, and exhibit areas for the future tenants. The café would be a publically accessible food and beverage establishment with ample outdoor seating. The café would open to the colonnade with operable glass wall to enhance the indoor-outdoor feeling of the space. The building would include a mezzanine floor between the first and second stories. The proposed floor area ratio (FAR) for the site would be 3.0 (3.0 FAR maximum allowed). The proposed building would reach a maximum height of 194 feet (top of the penthouse parapet). The building would have a front setback of 14’-9” to the closest projection, but the front setback ranges between 14’-9” and 33’-7” given the curvature of the lot frontage along of Airport Boulevard. The exterior side setback along Anza Boulevard would be 10’-0”, the interior side setback would be 45’-4”, and the rear setback would be 65’-0”. 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’-0”), 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. Second Design Review Study Meeting 777 Airport Boulevard 3 Vehicle access to the site would primarily be provided from Airport Boulevard. A driveway is located on the south side of the building and there are two inbound and two outbound driveway access points into and out of the garage along this frontage. Truck loading access would be provided along Anza Boulevard, with a new dedicated left turn lane that would be created with a pocket breaking the existing median along Anza Boulevard. Emergency vehicle access (EVA) entrance would also be provided along Anza Boulevard; this would be limited only to emergency vehicles given the blind curve at the preceding Anza Boulevard off-ramp from northbound Highway 101. The project would include a total of 926 parking spaces. Of the 926 parking spaces, 108 spaces would include electric vehicle (EV) charging stations and 78 EV ready spaces. This total also includes 19 surface parking spaces located at the rear of the site, 11 of which would be dedicated for users of the abutting the Bay Trail. The project includes a bicycle storage room with capacity for 52 bikes; an additional 24 bicycle parking spaces are provided outside at the front and rear of the building. The base allowable FAR in the BFC zoning district is 1.0. This zoning district provides for the opportunity to get 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 7,800 SF public plaza fronting Airport Boulevard; 2. Publically Accessible Park Space – creation of a 22,500 SF park space at the rear of the property, adjacent to the Bay Trail; 3. Off-Site Streetscape Improvements – improvements to a 26,000 SF portion of land that abuts the property on the northwest corner; would provide new ADA compliance connection between the Bay Trail and Anza Boulevard; and 4. Sea Level Rise Infrastructure – the shoreline areas adjacent to Sanchez Lagoon would be increased to an elevation of 13’ AMSL (Above Mean Sea Level) with a design that would be adaptable to be increased to meet the end of century elevations (per the City of Burlingame Map of Future Conditions) if necessary. 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 (194’-0” 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)). THIS SPACE LEFT BLANK INTENTIONALLY Second Design Review Study Meeting 777 Airport Boulevard 4 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). 777 Airport Boulevard Lot Area: 134,475 SF (3.087 acres) Plans date stamped: Revised August 5, 2022 Original Proposal (5/18/22 plans) Revised Proposal (8/5/22 plans) Allowed/Required Use and Floor Area Ratio: office/research & development 3.0 FAR ¹ 403,400 SF No change office/research & development 3.0 FAR 403,425 SF SETBACKS: Front: 17’-3” 14’-9” 10’-0” Left Side - Interior: 54’-9” 45’-4” 10'-0” Right Side - Exterior: 10’-0” 10’-0” 10’-0” Rear: 73’-3” 65’-0” 10'-0” BUILDING ENVELOPE: Lot Coverage: 49% 65,543 SF 50.8% 68,329 SF 60% 80,685 SF Building Height: 226’-6” to top of curtain wall system ² 194’ to top of penthouse parapet ² 184’-6” to top of parapet of main structure (occupied floors) 65’ above average top of curb (Airport Blvd) Special Permit required for heights exceeding this limit and FAA approval 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). ² Special Permit for building height (226’-6” previously proposed and 194’ currently proposed, where more than 65’-0” requires a Special Permit) (Code Section 25.12.030). Second Design Review Study Meeting 777 Airport Boulevard 5 Proposed (8/5/22 plans) Allowed/Required OFF-STREET PARKING: Number of Parking Spaces: ADA: 19 spaces Compact: 184 spaces Tandem: 68 spaces Standard 655 spaces Total: 926 total spaces Complies – 774 spaces required with TDM (assuming 100% office - most intensive use) Parking Counts by Floor: Surface Level: 19 Ground Level: 14 Mezzanine Level: 13 Level 2: 171 Level 3: 177 Level 4: 177 Level 5: 177 Level 6: 178 Total: 926 spaces L7-L12 (62,201 SF x 6) = 373,206 SF L1- Ground Floor (leasable) 13,900 SF Total SF: 387,106 SF PARKING REQUIRED W/O TDM (dependent upon use) 968 spaces - 100% office 678 spaces - 50% office & 50% R&D 387 spaces required – 100% lab/R&D PARKING REQUIRED W/TDM (dependent upon use) TDM Plan provides a 20% reduction: 774 spaces – 100% office 543 spaces - 50% office & 50% R&D 310 spaces – 100% lab/R&D Compact Spaces: 184 compact spaces Up to 20% allowed if > 20 spaces 185.2 compact spaces allowed (926 x 20%) Tandem Spaces: 68 tandem spaces 15% allowed if >11 spaces required 138.9 spaces allowed (926 x 15%) Drive Aisle/ Clear Back-up Space: 24’-0” 24’-0” Parking Space Dimensions: 8.5’ x 17’ (standard) 8’ x 17’ (compact) 8.5’ x 17’ (standard) 8’ x 17’ (compact) (up to 20% of spaces over 20) Bicycle Parking: Inside - 52 bicycle spaces inside on ground level Outside - 24 bicycle spaces outside (16 within the shoreline band/8 @ front) Per CalGreen Building Code Second Design Review Study Meeting 777 Airport Boulevard 6 Proposed (8/5/22 plans) Allowed/Required Driveway Width: 29’ wide into garage 20’ – Anza Blvd (EVA only) 24’– Airport Blvd 66’ – loading dock on Anza Blvd Two,12’ wide driveways or one,18’ wide driveway Driveway Slope: 8 to 17.54% driveway slopes Slopes > 15% require approval by the Dept of Public Works Heat Island Reduction: Shown on landscape plan with at least 50% shading At least 50% of surface parking area shall be shaded by durable, permanent shad structures, trees or other approach EV Spaces: 108 EV CS + 78 EV ready 10% or 96 spaces LANDSCAPING Total Site Landscaping: 26.5% of site 34,500 SF 20% of total site area 26,895 SF Landscape Buffer: 40’ landscape buffer provided Minimum 5’ landscape buffer where surface parking lot abuts a public street Landscaping in Parking Area: 15.5% of parking area 3,150 SF Parking Area - 20,271 SF 10% of parking area = 2,027 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 194’, as measure from the average top of curb elevation along Airport Boulevard to the top of the penthouse parapet. The proposed project includes solar panels, a mechanical penthouse, and an elevator penthouse on the building roof. Should the building be occupied by life science uses with lab/R&D, there may be additional rooftop equipment added to support such uses. The height measured to the top of the parapet for the main building is 184’-6”. Please refer to the attached Special Permit form completed by the applicant. Second Design Review Study Meeting 777 Airport Boulevard 7 In addition, the project must also comply with Federal Aviation Administration (FAA) standards. The applicant has recently received a “Determination of No Hazard to Air Navigation” for the project. 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 four (4) 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 on the Airport Boulevard frontage and would be 7,800 SF in area with concrete pavers and six (6) new 36-inch box sized London Plane trees. The new plaza would include planting and seating areas for workers in the new development as well as to the general public. There would be eight (8) bicycle parking spaces. Street lighting would be provided as well as the required trash and recycling receptacles.  Publicly Accessible Park Space – Section 25.12.040(C)(2). - The project includes providing approximately 22,500 SF of publicly accessible park space at the rear of the property. This space would be provided in the form of a sloped lawn with integrated seating terraces to create an informal amphitheater overlooking the Bay Trail and Sanchez Lagoon. The space would include seat walls, tables and chairs, ornamental gardens with native plantings, and shade trees. There would be night lighting and dedicated public parking in addition to sixteen (16) public bicycle parking spaces. This space would be equipped with an accessible drinking fountain and trash and recycle receptacles. In addition, this park space would include a dog fountain, as well as the convenience of dog bag dispensers.  Off-Site Streetscape Improvements – Section 25.12.040(C)(6). - The project includes providing off-site streetscape improvements for an approximately 26,000 SF portion of land that abuts the property on the northwest corner. These improvements would be located within the Anza Boulevard right-of-way and include a widened 14-foot trail path between the property line and the Anza bridge underpass (approximately 150 linear feet) that would create a new accessible path connecting the Bay Trail to the Anza Boulevard sidewalk. There is currently an existing semi-mature Live Oak tree within the Anza Boulevard right-of-way that would be preserved in conjunction with these off-site improvements. This area would also include a picnic plaza and exercise node overlooking the lagoon, and over 15,000 SF of native-focused coastal scrub and perennial plantings on the Anza embankment. Improvements in this area complement the more publicly access park space detailed in the above noted community benefit.  Sea Level Rise Infrastructure - Section 25.12.040(C)(12). – The project includes improvements that would enhance long-term shoreline sea level rise resilience. These improvements include new riprap- armored shoreline revetment. The project improvements would raise the shoreline, Bay Trail, and adjacent improvements (publicly accessible park space) to a minimum elevation of 13 feet. This elevation is based on the “Map of Future Conditions” and is intended to provide sea level rise resilience through mid-century. However, the project would be designed to include adaptability to the design to increase the Bay Trail and shoreline revetment to a minimum elevation of 16 feet in order to accommodate sea level rise through end of century is necessary. Second Design Review Study Meeting 777 Airport Boulevard 8 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 (see attachment). Off-Street Parking/Transportation Demand Management (TDM) Plan: With the proposed project, there would be a total of 403,400 SF of office or office/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 968 required off-street parking spaces or 387 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 678 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. However, because the end user is unknown at this time, the applicant has designed the project to be parked to code for the most intensive use (office), providing 926 on-site spaces, which meets the code requirement parking ratio of 1 space per 400 SF for office (with approval of a TDM). Of the 926 parking spaces for the new building, 108 spaces would be electric vehicle (EV) charging stations and 78 would be EV ready spaces. There would also be 19 surface parking spaces located along the south side and at the rear of the building, 11 of which 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 52 bicycles, with an additional 24 bicycle parking spaces on the exterior around the building. A TDM Plan was prepared by Fehr & Peers for the proposed project (see attached TDM Plan, dated May 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 be benefitting from the allowed 20% parking reduction and given that the end user is unknown, the TDM plan nonetheless provides implementation measures to encourage alternative forms of transportation and to reduce the parking demand. Proposed TDM measures are described in greater detail in the TDM Plan, but in summary they include the following:  Bicycle Parking - The Project would include 52 enclosed bicycle parking spaces and 24 bicycle racks outside at the front of the building near the public plaza and at the rear of the site within the publicly accessible park space;  Implement Commute Trip Reduction Marketing - This measure would require tenants to implement a marketing strategy that promotes employee trip reduction including: information sharing and marketing and additional amenities that make it easy for employees to opt for non-auto mode; Second Design Review Study Meeting 777 Airport Boulevard 9  Transportation Manager & Commute Marketing Program – This measure would require each employer to retain a transportation manager or designated employee for transportation related marketing to generate positive impacts on the success of the TDM goals and elements. This role would handle such things as: commute program assistance to employees, working with local agencies as needed, such as Caltrain, SamTrans, 511 Rideshare, and the Bay Area Air Quality Management District (BAAQMD) and the Commute.org, conducting annual employee surveys and provide reports to the City of Burlingame that include commute patterns, mode splits, and TDM program success, conducting on-site transportation fairs and promotional events, hosting bicycle safety classes (with Commute.org or a local bicycle advocacy organization) and posting informational materials on transportation kiosks in common areas, as well as disperse alternative program information to employees via posters, flyers, banners, community newsletter;  Subsidized 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 provide an approximately $40 monthly transit pass subsidy, this would cover about 30% of a typical two-zone Caltrain monthly pass (as of May 2022). The average San Mateo County home-based work vehicle trip length is 17 miles, therefore a two Caltrain zone pass would be consistent with this County average. As an optional alternative, the applicant and/or tenants may consider the GoPass, which is provided by Caltrain, and allows companies to purchase annual unlimited-ride passes for all eligible employees. The annual cost of participating in the 2022 Go Pass program is the greater of $342 per eligible user (all employees are considered eligible users, not just those who ride transit) or $28,728;  Provide Employer-Sponsored Vanpool - This measure would require that an employer-sponsored vanpool service be established. 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;  Guaranteed Ride Home Program – It is often the case that employees do not use alternative modes of transportation because of the fear of being stranded at work with no transportation option within ones control. This could be due to an unexpected family emergency or because someone needs to work late, or when there are disruptions in transit service. This TDM measure would establish a Guaranteed Ride Home program. This type of program would allow an employee to use a taxi service, rental car, or other means to get home, at the employer’s expense should any of the above noted situations occur. Currently Commute.org provides a Guaranteed Ride Home program for all employees in San Mateo County who use an alternative to driving alone to get to work. The program is free for employees to participate in, and subsidizes up to $60 per trip up to four times per calendar year. There are other measures recommended in C.S. 25.43.030 that could be easily implemented once a tenant(s) 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, on-site amenities, and compressed work weeks. 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 Second Design Review Study Meeting 777 Airport Boulevard 10 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 was has been reviewed 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. The TIA will be peer reviewed as part of the CEQA document preparation. Landscaping: Landscaping proposed on and off the site is shown on the landscape plans, sheets L0.001 through L9.052. There is a significant amount of landscape improvements proposed (on and off site) as detailed in the community benefits section above. Because of the large amount of soil import needed to increase the elevation for the sea level rise infrastructure, all existing trees would need to be removed from the site as they would not be able to survive the change in elevation, with roots and trunks buried. The applicant has prepared an arborist report which details this situation. The applicant team has met with the City Arborist regarding this issue, and it was agreed that only the existing Oak tree located in the right–of-way along Anza Boulevard would be retained. There are 89 existing trees on-site, including 45 protected trees. The project would remove a total of 44 protected sized trees on-site, 44 unprotected trees on-site and 30 off-site trees. The project would include planting 104 new 24-inch and 36-inch boxed sized trees (both on and off site). The BFC development standards require that 20% (26,895 SF) of the site be landscaped; the project is proposing 26.5% landscaping or 34,500 SF. In addition to this requirement, the code requires that a minimum of 10% (2,027 SF) of the parking area be landscaped and 15.5% (3,150 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 May 9, 2022 the proposed project was initially reviewed by BCDC and was fairly well received. Evidence of final approval by the BCDC Board will be required to be provided to the City prior to building permit issuance. The project would widen the existing approximately 280-foot-long stretch of the Bay Trail passing through the project site to 14 feet and would add nighttime lighting. The project would also include waterside seating areas with communal tables, a drinking fountain, a shoreline plaza, a sloped garden-enclosed lawn with views of the Burlingame Lagoon, and lawn terraces. The elevation of the Bay Trail would be increased to 13 feet to address sea level rise, and the applicant has demonstrated that the Bay Trail and community benefits at the rear of the site could be adapted to an elevation of 16 feet (end of century estimated elevation needed to accommodate sea level rise) as requested by BCDC. 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: • Support of the pattern of diverse architectural styles in the area in which the project is located; Second Design Review Study Meeting 777 Airport Boulevard 11 • 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; • For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; • 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; • 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 • 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 Guides 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: 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. 213.25’ lot width x 75% = 159.93’ maximum allowed structure length 154’ (72.2%) combined structure width proposed 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. Second Design Review Study Meeting 777 Airport Boulevard 12 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. North Elevation (Anza Blvd) – Sheet A2.02 Required - 429’ x 25% = 106.25’ Proposed – 147’ (34.5%) East Elevation (Airport Blvd) - Sheet A2.03 Required – 154’ x 25% = 38.5’ Proposed – 154’ (100%) 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. No surface parking is proposed at the front, all surface parking will be provided at the rear of the proposed building. J. Location and Design of Structured Parking. Structured parking shall be designed to be compatible with the architectural design and materials of the buildings. Parking levels are incorporated into the building design in the first seven levels with perforated metal panel system exterior. 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 applicant hired HT Harvey & Associates to prepare an avian collision risk assessment for the proposed project, given the location next to the Sanchez Lagoon. Bird safe design notes are provided on Sheet A2.02 and on all elevations sheets. The bird safety measures have been incorporated into the design with limits on glazing (ground - 60’), fritted patterns, landscaping, exterior and interior lighting adjustments including minimizing indoor and outdoor night-time light, and considering outdoor light to critical circulation routes. In addition, the outdoor lighting would be cast downward to prevent lighting being cast offsite. The revised project layout and design was reviewed by HT Harvey and Associates. Second Design Review Study Meeting 777 Airport Boulevard 13 The avian collision risk study assessment was updated on August 26, 2022 to reflect the new, revised design. 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 sheet G1.04 and also on the elevations, sheets A2.01 through A2.03. The materials include: Ground floor - polished concrete – column finish - storefront window systems with extruded gray aluminum - vertical louver system Garage - Spandrel glass - Perforate metal panel system (50% open) Office/ Upper Floors - Insulated metal panel system - Unitized Curtain Wall Aluminum Framing System / Low Reflectance High Performance insulated Glazing System  Zone extending from Ground to 60’ (max amount of untreated glazing shall be 10%  Glass reflectance shall be 20% or less  Utilize contrasting mullions - Spandrel glass - Low reflectance glass guardrail  Clear with acid-etched line or dot pattern located on face #1 for bird safety 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 $3,892,334 and is required to be paid in full, prior to issuance of the building permit. 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 $7,465,855 with prevailing wage and without prevailing wages approximately $9,370,369 and is required to be paid in full, prior to issuance of the building permit. 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. However, if this document has not been repealed by the date of the final action, then this project will be subject to such fees; for office uses the fee is $2,905 per thousand square feet or $4,405 per thousand square feet for office/manufacturing. Second Design Review Study Meeting 777 Airport Boulevard 14 Planning Commission Action: 1. Design Review Study (second meeting): The Commission should review the revised 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. • Support of the pattern of diverse architectural styles in the area in which the project is located; • 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; • For commercial and industrial developments on visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; • 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; • 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 • 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. Catherine Keylon Senior Planner c: Marc Huffman, LPC West Uli Peinado AIA, Gensler, architect Attachments: June 13, 2022 Planning Commission Minutes (Environmental Scoping/Design Review Study) Applicant’s Response Letter, dated September 6, 2022 Application to the Planning Commission Commercial Application Project Description, submitted by the applicant, dated April 7, 2022 Special Permit Applications (with consistency with GP Goals & Policy Overview) - Building Height - Tier 3 with Community Benefits Summary Environmental Information Form Climate Action Plan (CAP) Consistency Checklist Comment Ltr, A. Leigh, dated June 12, 2022 Notice of Public Hearing – Mailed September 2, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, June 13, 2022 e.777 Airport Boulevard, zoned BFC - Application for Environmental Review, Commercial Design Review, and Special Permits for building height and Development under Tier 3/Community Benefits for new 13-story Office/R&D building. (LPC West, applicant and property owner; Gensler, architect) (21 noticed) Staff Contact: Catherine Keylon All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Gaul opened the public hearing. Marc Huffman, Jacob Peterson and Chris Payne, represented the applicant and answered questions regarding the project. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Consider incorporating low -level pedestrian lighting that's close to the ground at sidewalks and crosswalks into the overall lighting plan. >The building is so strong in shape and so tall, provide shadow study to see impacts. >At the Burlingame Point project there's a lot of ground floor amenity, but it's not accessible to the public; to me that doesn't fit the bill of community benefit. This project has a plaza that's 7,600 square feet and the walking diagram showed you walk around the building and the plazas but you can't go in. I would like to see more of a community benefit here. I don't know why people would go walking through there. Maybe to get to the Bay Trail if coming from the Embassy Suites Hotel but for people who enjoy a plaza, you have to give them a reason to go there. It's not just a place to sit down. So, I really would like to see more of something that the community can use there. It could be a combined use and it doesn't have to be open 24 hours, but we're looking for a community benefit and not just the open space. >There was a comment about less pedestrian activity on Anza Boulevard behind the building between the Bay Trail and the triangle at the rear. Because of all the vegetation back there, there's going to be a lot of pedestrian activity because it's hidden, that should be taken into consideration. That wooded area is a place that could encourage not such desirable activities. You might want to look at a pathway through there somehow and incorporate a plaza there. Something not too wooded that would encourage people not to be back there, because that end of the Bay Trail gets a lot of use by transients; it's an opportunity for mischief, if you will. >I agree with my fellow commissioner. I feel that this building is way too big. It doesn't give any relief to the corners and it's just a big box that's put up right in your face on the lagoon side. You've done a good job with the exterior materials for bird remediation and I like the bottom floor. Having been involved on the bay side for the last few years and understanding the amount of work that goes into subterranean parking, I know it's very costly and I can appreciate and understand that. But putting cars on the top floors is not creating a public amenity as my fellow commissioner have mentioned. It's not creating that public amenity Page 1City of Burlingame June 13, 2022Planning Commission Meeting Minutes that I really want to see on that bay side. I want to see a coffee shop; I want to be able to go out there, enjoy what we've created and I want kids to go out there. We're going to have a nature preserve out there and hopefully Topgolf. There's no place to go out there to enjoy an evening. The building ’s owners need to create some restaurants for us in the evenings and the weekends for bike riders, it doesn't have to be late. Just even up to 6:00 pm, but that give us something. When you say public amenities and you give us the park and the sea level rise improvements, well that's awesome but that is also something that BCDC mandates for us and they're responsible for that. So in a perfect world, I don't know if that's a social benefit. What a social benefit to me is having this plaza, music, and something out there to go to. I don't see that here. I really feel that this is a very tall building and it needs to be scaled down. That's why I was hoping that the applicant could potentially look at going below grade for some of the parking because it would push the building height down a bit. >I can appreciate the complexity of this project and the amount of effort being put into it. A lot of the exterior does work nicely. Most buildings these days are having to provide exterior areas just to not make them be boxes on the land. The open space is nice but it's not as much of a community benefit as my fellow commissioner has mentioned. It's just a little more open space. The height is tall, that's why I was asking about some of the comparable buildings in the area. This building is going to be double the height of the DoubleTree Hotel which is the next tallest building you can see out there. It's going to be a lot like Salesforce Tower being half a building taller than the rest of the city. It's something that needs to be looked at harder. Being able to look at some of the new projects which have not been built yet, but understanding the relationship to some of these other tall structures, it might help us get over 225 feet. The applicant is going to need to show some of that a little bit more. It may mean three -dimensional drawings and seeing where the other big buildings are that they're next to. I'm not really feeling the architecture. One of the other buildings we looked at earlier today, a multi -unit residential building on El Camino Real, that building started off stark and not very well designed, but it has come a long way. I’m not seeing a whole lot of material definition on this one. I'm not seeing a lot of depth and it is a big box . Unless we're going to see a lot more rendering of details of how it goes together and start to see more pedestrian scale, it's not doing anything for me. It's boring glass. The applicant is going to want to try and do some more with this in order to push this forward. It's an incredibly complex project. I can appreciate the efforts being put in it and what the team is doing but architecturally, it's not doing it for me right now. I would like to see more effort into that portion of it and obviously the sooner they do that, the sooner it will be reflected within their environmental scoping. >It’s worth repeating what someone said around retail, that's an important aspect on community benefit . On their plan, it says retail /amenity. Retail comes with the definition that it's public. I do think that's an important aspect of a community benefit. With respect to the height, I ’m open to the height because it seems like it's compliant with the General Plan. If we want the height of the buildings lowered, it seems like we might want to look at the General Plan and what that allows. I don't fault the developers for maximizing what we have allowed in that zoning district. >I know that this site is challenging and that the team has done a nice job of trying to work with this site. What I want to see more is some kind of organic relationship to this site, the shape, the neighborhood, the context of buildings in the area; as proposed it looks like it doesn't belong on the site . I'm okay with the height; they have met the FAR. Of course it's very expensive to develop these properties, so I want them to get out what they can in their development, but this building looks like it's plopped on the site and doesn't relate itself to the area. That pinched corner is concerning because it's so tight, it's coming right off the freeway exit and almost seems like you can drive right into the side of the building . Driving from afar, I came from a far distance to approach this site, and the new buildings at Burlingame Point made the buildings feel tall. Those four buildings are approximately 140 feet tall and this is one singular building that is on a narrow lot that would be 220 feet tall or so. Again, I don't have a problem with the height but it somehow needs to relate to the site, the shape of it. Setting itself back from a corner or some other shape and softening of the edges, it needs something so that it feels like it organically belongs on this site. There are efforts put towards the public amenity spaces, the park and such and I appreciate that, but by looking at what has been offered in terms of imagery and the types of furnishing or seating arrangements, it's not telling a complete story. It's just pictures from here and there, but would love it to feel a little bit more cohesive like it's really thought through as a space that's intended to be enjoyed by people and not just a side thought to the project. Page 2City of Burlingame June 13, 2022Planning Commission Meeting Minutes >I agree with what has been said, I keep thinking of the Facebook project as well. It's not in our list from staff this time but I believe the building is the tallest one there. They're significantly shorter but my point is that they have an organic shape to them and that's what my fellow commissioner is saying. With this, it was plopped on the site and it needs to feel like it fits. It's not a graceful height. Sometimes the height, if it's tall and narrow can work, but the goal is to make a space that can accommodate any tenant and so that is a bit of a conundrum. The issue with retail at the Facebook project was that they promised a lot. It was going to be daycare and a restaurant open to the public, but as soon as that tenant changed ten years later, none of that was allowed because it was all going to be private. The eating spaces needed to be private, so we were left at the end of the day with no daycare, just this tiny little cafe, which is publicly accessible but it's a far cry from what we started with. It would be great to have but I don't know if that can be promised with this. Certainly it does feel very large for this site and that is a bit foreign. I do like what you've attempted to do with the rear of the site; we use that area a lot. I love what you're envisioning, the pathways and certain areas under that bridge that people can hang out. >I don't disagree with what anybody said; I echo my fellow commissioner's viewpoint. The General Plan dictates our guidelines and height is allowable. When you compare the facade and the height to what's in the area, we're comparing it to very old and in my opinion, very ugly architecture. So, yes this will stand out in a good way. I totally agree with the retail aspect, but as a retailer myself, this is a terrible area for retail . It might being self-sustaining because of how many people will work in the office building; maybe there's a study that can bring that up. I would love to see that retail but I ’m not going to tell my kids to go to a coffee shop on Anza Boulevard and Airport Boulevard. It's nice to have ., but I don't know if I would want it as contingent. All in all, it's an improvement for the area. Life science is indeed in demand and I would love to have the tax dollars and the interest level come to Burlingame. That's a part of the plan and as the developer said, this is a hallmark-type building and that's really important to remember. >I’ve been a big proponent of the retail. I remember the Facebook project at the drive -in site with a proposed 26,000 square feet of commercial space. I’m not looking for a destination. It's going to be incidental to you going they're. The rendering shows people walking their dogs, an older couple, and a family with two little kids. It may not be a profitable space but that's the community benefit I ’m looking for and I’m disappointed with what we got at Burlingame Point. I brought it up ten years ago whether we were doing that Burlingame Point, but Kincaid's is out there all by itself and it does really, really well. The people who stay at some of those hotels are looking for a place that's not the buffet breakfast at the Embassy Suites. That's why the Red Roof Inn does well because the hotel breakfast's are not good. So if you had a little breakfast café that would be great. If the people of Burlingame found out it was great, they would ride their bike every Saturday and Sunday. >I agree with this being a tall, skinny box. One of the criteria of the Commercial Design Guidelines note "compatibility of the architecture with the mass, bulk, scale and existing materials of surrounding development and appropriate transitions to adjacent lower intensity of development and uses". I don't see them achieving this goal with that. I get that you want to maximize what you can, but I can guarantee that there are smaller life science companies that would look for a smaller building. So, I am concerned with the proposed height of 226 feet. I would like to see a list or a map of the heights of buildings around it for our next meeting. >I would like the applicant to look at the proposed development at 1200-1340 Bayshore Highway that came in front of us at our Annual Joint City Council /Planning Commission meeting because that building, although it's big and it's right there on the water, it is beautiful architecturally. That’s something that I would look for on the project like this. It's too big but if it the architecture was better, it could work. I want the architect to pull out the stops because I know it can be done. The application is required to return on the Regular Action Calendar because it includes environmental review. No vote was taken. Page 3City of Burlingame 777 AIRPORT BOULEVARD, BURLINGAME, CA 94110 AUG 5th, 2022 GENSLER ARCHITECT 45 FREMONT STREET, SUITE 1500 SAN FRANCISCO, CA 94105 TEL 415.433.3700 WILSEY HAM CIVIL ENGINEER 3130 LA SELVA STREET, SUITE 100 SAN MATEO, CA 94403 TEL 650.349.2151 WALTER P MOORE PARKING CONSULTANT 707 WILSHIRE BOULEVARD, SUITE 2100 LOS ANGELES, CA 90017 TEL 310.254.1900 PETERSEN STUDIO LANDSCAPE ARCHITECT 133 KEARNY, SUITE 303 SAN FRANCISCO, CA 94108 TEL 415.983.0950 ALVINE ENGINEERING M.E.P.T. ENGINEER 1201 CASS STREET OMAHA, NE 68102 TEL 402.346.7007 SAIFUL BOUQUET STRUCTURAL ENGINEER 155 N.LAKE AVE, 6TH FLOOR PASEDENA, CA91101 TEL 626.304.2616 EDGETT WILLIAMS CONSULTING GROUP ELEVATOR CONSULTANT 102 EAST BLITHEDALE AVENUE, SUITE 1 MILL VALLEY, CA 94941 TEL 415.388.1880 G1.07 MATERIAL BOARD L9.011 WALL DETAILS G1.06 CLIMATE ACTION AND REACH CODE CHECKLIST L9.002 PAVING DETAILS G1.05 ILLUSTRATIONS L9.001 PAVING DETAILS G1.04 ILLUSTRATIONS L8.003 ENLARGED SHORELINE PLAZA PLAN G1.03 ILLUSTRATIONS C9.005 DETAILS L8.002 ENLARGED LOBBY PLAZA PLAN G1.02 FIRM DATA AND SURVEY C9.004 DETAILS L8.001 ENLARGED AIRPORT BLVD PLAZA PLAN G1.01 ALTA SURVEY C9.003 DETAILS L7.011 STREETSCAPE SECTIONS LS0.05 LIFE SAFETY C9.002 DETAILS L7.002 SITE SECTIONS LS0.04 LIFE SAFETY C9.001 DETAILS L7.001 SITE SECTIONS LS0.03 LIFE SAFETY C8.002 PAVING, STRIPING & SIGNAGE PLAN - ANZA BLVD L6.002 PLANTING PLAN - AREA 2 LS0.02 LIFE SAFETY C8.001 PAVING, STRIPING PLAN AND SIGNAGE PLAN L6.001 PLANTING PLAN - AREA 1 LS0.01 EMERGENCY SERVICE ACCESS C7.001 STORMWATER CONTROL PLAN L4.002 FURNISHING & LIGHTING PLAN - AREA 2 A2.05 BUILDING SECTION - 2 & 3 C6.004 SD PLAN-ANZA BLVD L4.001 FURNISHING & LIGHTING PLAN - AREA 1 A2.04 BUILDING SECTION - 1 C6.003 SS AND SD PLAN L3.002 GRADING & DRAINAGE PLAN - AREA 2 A2.03 EAST & WEST ELEVATION C6.002 FIRE PROTECTION PLAN L3.001 GRADING & DRAINAGE PLAN - AREA 1 A2.02 NORTH ELEVATION C6.001 WATER PLAN L1.002 LAYOUT & MATERIAL PLAN - AREA 2 A2.01 SOUTH ELEVATION C5.002 GRADING PLAN ANZA BLVD L1.001 LAYOUT & MATERIAL PLAN - AREA 1 A1.14 E.M.R. LEVEL & E.M.R. ROOF C5.001 GRADING PLAN L0.012 OVERALL PLAN A1.13 ROOF PLAN C3.004 EROSION CONTROL DETAILS L0.011 TREE PROTECTION & REMOVAL PLAN A1.07 LEVEL 7 - 12: TYP. OFFICE / R&D PLAN C3.003 EROSION CONTROL DETAILS L0.010 ILLUSTRATIVE PLAN E4.001 NORMAL POWER RISER DIAGRAM A1.06 LEVEL 6: PARKING PLAN C3.002 EROSION CONTROL PLAN-ANZA BLVD L0.007 GROUNDCOVER PLANTING SHCEDULE E4.000 NORMAL POWER RISER DIAGRAM A1.03 LEVEL 3 - 5: TYP. PARKING PLAN C3.001 EROSION CONTROL PLAN L0.006 GROUNDCOVER PLANTING SCHEDULE ELECTRICAL A1.02 LEVEL 2: PARKING PLAN C2.002 ANZA DIMENSION PLAN L0.005 TREE PLANTING SCHEDULE L9.052 PLANTING DETAILS A1.01.5 MEZZANINE LEVEL PLAN C2.001 SITE DEMOLITION PLAN L0.004 FURNISHING SCHEDULE L9.051 PLANTING DETAILS A1.01 GROUND LEVEL PLAN C1.002 SITE DEMOLITION PLAN L0.003 MATERIAL SCHEDULE L9.032 FURNISHING DETAILS A0.02 CODE REVIEW C1.001 SITE DEMOLITION PLAN L0.002 ABBREVIATIONS & SYMBOLS L9.031 FURNISHING DETAILS A0.01 SITE PLAN + ZONING DATA C0.001 EXISTING SITE PLAN L0.001 NOTES & INDEX L9.021 PLATFORM AND SEATWALL DETAILS ARCHITECTURE CIVIL LANDSCAPE LANDSCAPE 4 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION August 5, 2022 WATERLINE EDGE OF CANAL PROPOSED REACH 4 ADAPTATION ELEVATION +13' NAVD EXTENT OF EXISTING PARKING CANAL ANZA BLVD AIRPORT BLVDEXTENT OF FLOOD ZONE SHADED X EMERGENCY SWITCHGEAR SWITCHGEAR ROOM DAS MPOE HZ1 FIRE PUMP RM DOMESTIC WATER PUMP EMR ELEC LOBBY AMENITY ELEC L1 + EL. 13' - 0" R.O.W LINE PUBLIC RIGHT OF WAY VARIES AC PAVEMENT WIDTH: 77'PUBLI C RI GHT OF WAY VARIES AC PAVEMENT WI DTH: 78' R = 643.50' D = 18° 05' 26" L = 203.18' R = 20.00' D = 90° 00' 00" L = 31.42' S 38° 00' 00" E 0.18' N 52° 00' 00" E 376.78' 4 STALLS5 STALLSN 52° 00' 00" E 390.00' SAFETY DELINEATOR POST R = 458.00' D = 32° 41' 00" L = 261.26' APN: 026-344-120 765 AIRPORT BOULEVARD LP APN: 026-344-130100' SHORELINE BANDAPN: 026-344-130 CITY OF BURLINGAME S 85° 44' 36" E 330.35' EXTENT OF EXISTING HOTEL PAVING S 04° 15' 37" W 100.88'MHW 6.54'E.V.A. ONLY SIGNAGE E.V.A DESIGN PER C.C.F.D GUIDELINES EXTENT OF FLOOD ZONE UNSHADED X RIGHT OF WAY LINE 24' - 0"CURB CUT LOADING ACCESS 66' - 0"16'54'4.3%RAMP UP24' - 0" 18' - 0" CURB CUT 20' - 0" E.V.A HZ2 EMERGENCY GENERATOR SECONDARY WATER SUPPLY FCC ST3 VEST SECURITY UTIL LOADING DOCK ELEV VEST FSAE VEST PROPOSED AREA OF REFUSE COLLECTION DEVELOPED IN RESPONSE TO CONSULTATIONS WITH RECOLOGY. TRASH AND REFUSE AREA OVERHEAD COILING DOORS. SCREENING PROVIDED FOR SECURITY PURPOSES. ADDITIONAL ON SITE BIKE PARKING BEYOND MINIMUM REQUIREMENTS. CAPACITY = 8 BIKES SIZE: 2' X 6' T.O. CURB 11.31' T.O. CURB 11.74'CURB CUT24' - 0"BIKE ROOM REQUIRED 47 BIKES PROVIDED 52 BIKES ADDITIONAL ON SITE BIKE PARKING BEYOND MINIMUM REQUIREMENTS. CAPACITY = 16 BIKES SIZE 2'X6' SHARED BCDC AND BUILDING BIKESRIGHT TURN ONLY SIGNAGE PROPOSED MEDIAN AND ISLAND STRIPING. 5' WIDE CLEAR MANEUVERING SPACE AT BIKE AREA (2) SHAREDBAY TRAIL(9) DEDICATED FOR5' WIDE CLEAR MANEUVERING SPACE AT BIKE AREA TRUCK TEMPLATE INGRESS AND EGRESS FROM LOADING ZONE TRASH AND REFUSE AREA 65' - 0"SETBACK67' - 11 1/4"CAFE 33' - 7 1/2"45' - 4 1/2"164' - 1 3/4"10' - 5 3/4"1' - 9 3/4" 14' - 6 3/4" 33' - 8" 10" 19' - 8" 4 STALLS FOR BAY TRAIL 2 DEDICATED6 STALLS10' - 0"4 4 14' - 9 1/4" GARAGE ENTRY 29' - 0"LOCKERSBOH4 4 4100' - 0"© Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1" = 30'-0"8/5/2022 11:25:44 AMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA0.01 SITE PLAN + ZONING DATA 01.6418.000 777 AIRPORT BOULEVARD SCALE:1" = 30'-0" SITE PLAN - ENTITLEMENT06 LOCATION MAP01FLOOR AREA SUMMARY02ZONING DATA03 PARKING 25.30.060 B TERRACE SECT. 3C ROOF/ROOF EQUIPMENT SECT. 3F EXCLUSION:CODE: COLOR CODE COMPLIES REMAINING: 25 LOT SIZE: 134,475 3.0 ALLOWABLE: 403,425 F.F.E. L1 13 N.A.V.D. 88 PROPOSED: 403,400 AVG. TOP OF CURB 11.5 N.A.V.D. 88 907,938 501,571 403,400 L1 0 13'11 OPEN PARKING, SERVICES, UTIL., LOADING & LOBBY 57,044 23,883 30,194 L1.5(MEZZANINE) 11 24 11 OPEN PARKING 26,086 26,086 - L2 22 35 10 OPEN PARKING 68,329 68,329 - L3 32 45 10 OPEN PARKING 68,329 68,329 - L4 42 55 10 OPEN PARKING 68,329 68,329 - L5 52 65 10 OPEN PARKING 68,329 68,329 - L6 62 75 16 OPEN PARKING 68,329 68,329 - L7 78 91 15 OFFICE / R&D 68,329 6,128 62,201 L8 93 106 15 OFFICE / R&D 68,329 6,128 62,201 L9 108 121 15 OFFICE / R&D 68,329 6,128 62,201 L10 123 136 15 OFFICE / R&D 68,329 6,128 62,201 L11 138 151 15 OFFICE / R&D 68,329 6,128 62,201 L12 153 166 15 OFFICE / R&D 68,329 6,128 62,201 ROOF 168 181 7 1/6 ROOF & UTIL. 68,329 68,329 - E.M.R.175 1/6 188 1/6 13 1/6 ELEVATOR MACHINE ROOM 2,430 2,430 - T.O. PARAPET 192 1/2 205 1/2 LEVEL/FLOOR F.F.E. N.A.V.D. FL. To FL. USE/FUNCTION GFA EXCLUSION FLOOR AREA LEGAL DESCRIPTION: THE PROPERTY HEREON DESCRIBED IS THE SAME AS THE PROPERTY AS DESCRIBED IN THE COMMITMENT FOR TITLE INSURANCE ISSUED BY FIDELITY NATIONAL TITLE INSURANCE COMPANY, COMMITMENT NO. 01005224-010-PA-WM, WITH A COMMITMENT DATE OF JUNE 1, 2021 THE LAND REFERRED TO HEREIN BELOW IS SITUATED CITY OF BURLINGAME, IN THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF ANZA BOULEVARD (84' PUBLIC RIGHT OF WAY) AND AIRPORT BOULEVARD (87' PUBLIC RIGHT OF WAY); THENCE SOUTH 38° 00' 00" EAST A DISTANCE OF 61.98 FEET TO A POINT ON THE CENTERLINE OF AIRPORT BOULEVARD; THENCE SOUTH 52° 00' 00" WEST A DISTANCE OF 43.50 FEET TO A POINT ON THE SOUTHWESTERLY RIGHT OF WAY LINE OF AIRPORT BOULEVARD AND THE NORTHEASTERLY PROPERTY LINE OF THE SUBJECT PROPERTY TO THE TRUE POINT OF BEGINNING. THENCE THE FOLLOWING (2) TWO COURSES AND DISTANCES ALONG THE SOUTHWESTERLY RIGHT OF WAY LINE OF AIRPORT BOULEVARD AND THE NORTHEASTERLY PROPERTY LINE OF THE SUBJECT PROPERTY: 1) SOUTH 38° 00' 00" EAST A DISTANCE OF 0.18 FEET; SOUTH 38° 00' 00" EAST A DISTANCE OF 0.18 FEET; 2) ALONG A TANGENT CURVE TO THE LEFT WITH A RADIUS OF 643.50 FEET, ALONG A TANGENT CURVE TO THE LEFT WITH A RADIUS OF 643.50 FEET, AN ARC LENGTH OF 203.18 FEET (CHORD BEARING: SOUTH 47° 02' 43" EAST, CHORD LENGTH: 202.34); THENCE THE FOLLOWING (2) TWO COURSES AND DISTANCES ALONG THE SOUTHEASTERLY PROPERTY LINE OF THE SUBJECT PROPERTY AND THE NORTHWESTERLY PROPERTY LINE OF THE PROPERTY NOW OR FORMERLY OWNED BY 765 AIRPORT BOULEVARD L.P., RECORDED AS INSTRUMENT NO. 16578; 1) SOUTH 52° 00' 00" WEST A DISTANCE OF 376.78 FEET; SOUTH 52° 00' 00" WEST A DISTANCE OF 376.78 FEET; 2) SOUTH 04° 15' 37" WEST A DISTANCE OF 100.88 FEET; SOUTH 04° 15' 37" WEST A DISTANCE OF 100.88 FEET; THENCE NORTH 85° 44' 36" WEST A DISTANCE OF 330.35 FEET ALONG THE SOUTHERLY LINE OF SUBJECT PROPERTY AND THE NORTHERLY PROPERTY LINE NOW OR FORMERLY OWNED BY THE CITY OF BURLINGAME TO A POINT ON THE SOUTHEASTERLY RIGHT OF WAY LINE OF ANZA BOULEVARD; THENCE THE FOLLOWING (3) THREE COURSES AND DISTANCES ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF ANZA BOULEVARD AND THE NORTHWESTERLY PROPERTY LINE OF THE SUBJECT PROPERTY; 1) ALONG A NON-TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 458.00 ALONG A NON-TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 458.00 FEET, AN ARC LENGTH OF 261.26 FEET (CHORD BEARING: NORTH 35° 39' 30" EAST, CHORD LENGTH: 257.73 FEET); 2) NORTH 52° 00' 00" EAST A DISTANCE OF 390.00 FEET; NORTH 52° 00' 00" EAST A DISTANCE OF 390.00 FEET; 3) ALONG A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 20.00 FEET, ALONG A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 20.00 FEET, AN ARC LENGTH OF 31.42 FEET (CHORD BEARING: SOUTH 83° 00' 00" EAST, CHORD LENGTH: 28.28 FEET) TO POINT OF BEGINNING. SAID LAND IS ALSO DESCRIBED AS FOLLOWS: PARCEL A, AS DESIGNATED ON THAT CERTAIN MAP ENTITLED "PARCEL MAP BEING A RESUBDIVISION OF LOTS 5, 6 AND 7, BLOCK 5, ANZA AIRPORT PARK UNIT NO. 7", WHICH MAP WAS FILED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA ON FEBRUARY 19, 1981 IN BOOK 50 OF PARCEL MAPS AT PAGE 92. KNOWN AS 777 AIRPORT BOULEVARD, BURLINGAME, CA. APN: 026-344-130 LEGAL DESCRIPTION05 DIAGRAM 3.104 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 3 18/05/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 4 4 4 4 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 8/4/2022 5:07:41 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA0.02 CODE REVIEW 01.6418.000 777 AIRPORT BOULEVARD 2 18/03/2022 ENTITLEMENT 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______ EMERGENCY SWITCHGEAR SWITCHGEAR ROOM DAS MPOE HZ1 FIRE PUMP RM DOMESTIC WATER PUMP EMR ELEC LOBBY AMENITY ELEC 1 2 RAMP UP16.26%BLEND8.13%8' - 0"SECONDARY WATER SUPPLY HZ2 FSAE VESTELEV VESTSECURITY ST 3ST 2ST 1 FCC OVERHEAD COILING DOORS. SCREENING PROVIDED FOR SECURITY PURPOSES AND ACCESS TO TRASH/REFUSE ENCLOSURE FOR AUTHORIZED PERSONS TO ENTER FOR COLLECTION OF MATERIALS PROPOSED AREA OF REFUSE COLLECTION DEVELOPED IN RESPONSE TO CONSULTATIONS WITH RECOLOGY. TRASH AND REFUSE AREA BIKES EMERGENCY GENERATOR 423' - 0" UTIL TRASH AND REFUSE AREA CAFE RATED CORRIDOR 2 2 12 15' - 0"18' - 0"8' - 0"18' - 0"8' - 0"18' - 0"9' - 6"18' - 0"5' - 0"9' - 0"7 3/4"20' - 6" 9' - 6" 4' - 0" 22' - 0" 1' - 6" 4' - 0" 22' - 0" 7' - 0" 19' - 0" 5' - 0" 1' - 0"18' - 0"26' - 0"18' - 0" 6' - 7" 8' - 0" 2' - 7 3/4" 18' - 0"26' - 0" 5' - 0" 22' - 0" 6' - 0"31' - 0" 1' - 3 1/2"7' - 0"BOH BOH TCOM BOH 4' - 6"423' - 0" 44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0" 2' - 6" 2' - 6"209' - 0" CURB LOADING ACCESS 66' - 0"121' - 0"24' - 6"154' - 0"44' - 6"30' - 0"30' - 0"44' - 6"16' - 0"122' - 0"13' - 6" 2' - 6"2' - 6"154' - 0"44' - 6"30' - 0"30' - 0"44' - 6"16' - 0"4' - 6"131' - 0"2' - 6"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0" 81' - 0"30' - 0"23' - 6"16' - 6"44' - 0"203' - 6"24' - 6"2' - 6"2' - 6"2' - 6" LINE OF FACADE ABOVE T.O. CURB 11.31' T.O. CURB 11.74'24' - 0"4.3%RAMP UP24' - 0"18' - 0" CURB CUT 20' - 0" E.V.A 15' - 7 3/4"PROPOSED AREA OF REFUSE COLLECTION DEVELOPED IN RESPONSE TO CONSULTATIONS WITH RECOLOGY. 3 1' - 4"6"12' - 1 3/4" 24' - 0"12' - 5" 8" SETBACK 14' - 9 1/4" GARAGE ENTRY 29' - 0" LOCKERS BOH (52) © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:07:55 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.01 GROUND LEVEL PLAN 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" GROUND FLOOR PLAN01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 3 18/05/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 C.AFTER A MINIMUM OF 6 LEVEL 22 EVCS, AND 5 LEVEL 1 EV CAPABLE SPACES HAVE BEEN PROVIDED B.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 5 EV READY SPACES A.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 6 LEVEL 2 EVCS NOTES: COMPACT PARKING (20% MAX.)186 184 COMPLIES TANDEM/VALLET (10% MAX.)93 68 COMPLIES ALLOWABLE PROPOSED (382,600/400 = 957) (957-926= 31)-31 TOTAL PROPOSED PARKING 655 68 184 19 926 SURFACE PARKING (SHORELINE)17 0 0 2 (1 VAN) 19 GROUND LEVEL OPEN PARKING 0 0 0 14 (1 AMB) (3 VAN) 14 MEZZANINE OPEN PARKING 7 3 0 3 (1 AMB) 0 13 OPEN PARKING LEVEL 2 86 13 72 171 OPEN TYP. PARKING LEVEL 3 136 13 28 177 OPEN TYP. PARKING LEVEL 4 136 13 28 177 OPEN TYP. PARKING LEVEL 5 136 13 28 177 OPEN PARKING LEVEL 6 137 13 28 178 8'-6" X 17'-0" 8'-6" X 17'-0" 8'-0" X 17'-0"TOTAL STANDARD (S) TANDEM (T) COMPACT (C)ACCESSIBLE (A) PARKING SUMMARY PROVIDED:108 78 L1 14 14 0 0 MEZZANINE 8 8 0 0 L2 17 17 16 16 L3 17 17 16 16 L4 17 17 16 16 L5 17 17 16 16 L6 16 18 14 14 LEVEL / FLOOR SEE NOTE 3 SEE NOTE 2 SEE NOTE 3 SEE NOTE 2 L2 TYPE CHARGER L1 TYPE CHARGER QTY L2 TYPE CHARGER L1 TYPE CHARGER QTY (aka EVC or DAY-ONE EV SPACES)(aka EVR) EV CHARGING STATIONS EV READY SPACES 10%10% BASELINE ARRANGEMENT TOTAL EVR PARKING PROVIDED:78 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVR PARKING REQUIRED:93 (COMPLIES) 2 TOTAL EVR PARKING REQUIRED:10% TOTAL EVC PARKING PROVIDED:108 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVC PARKING REQUIRED:93 (COMPLIES) 1 TOTAL EVC PARKING REQUIRED:10% TOTAL PARKING PROVIDED:926 2 PROVIDE:10%LEVEL 1 EV READY SPACES 1 PROVIDE:10%LEVEL 2 EVCS CRITERIA:2020 BURLINGAME REACH CODE ELECTRIC VEHICLE (EV) CHARGING AND READINESS 4 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______24' - 6"RAMP DNBLENDBLENDCLEAR WIDTH 31' - 0"16.26%8.13%8.13%23' - 1 3/4" 8' - 0"53' - 6"8' - 0"F.S.A.E. VEST. AHU PARK. ELEV LOBBY ST 3ST 2ST 1 ST 4 OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW ELEC ELEC TCOM 19' - 0" 5' - 0" 20' - 2 1/2" 4' - 0" 18' - 7 3/4" 2 UTIL ST 01 VEST. 2 11' - 0"11' - 0"11' - 0" UTIL LINE OF FACADE ABOVE 423' - 0" 44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"154' - 0"154' - 0"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0" 423' - 0"16' - 0"122' - 0"13' - 6"2' - 6"44' - 6"30' - 0"30' - 0"44' - 6"2' - 6"2' - 6"2' - 6" 2' - 6"2' - 6"2' - 6"44' - 6"30' - 0"30' - 0"44' - 6"2' - 6"2' - 10"25' - 6" 4' - 6" 25' - 6" 4' - 0" 9' - 0" 8' - 10" 9' - 2" 5' - 0" 17' - 0" 6' - 0" 21' - 1"1' - 7" OPEN TO BELOW 1 5' - 0" 19' - 1 5/8" 5 17' - 0" 15' - 0" 9' - 1 1/2"21' - 1"22' - 0"© Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:08:05 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.01.5 MEZZANINE LEVEL PLAN 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" MEZZANINE FLOOR PLAN01 C.AFTER A MINIMUM OF 6 LEVEL 22 EVCS, AND 5 LEVEL 1 EV CAPABLE SPACES HAVE BEEN PROVIDED B.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 5 EV READY SPACES A.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 6 LEVEL 2 EVCS NOTES: COMPACT PARKING (20% MAX.)186 184 COMPLIES TANDEM/VALLET (10% MAX.)93 68 COMPLIES ALLOWABLE PROPOSED (382,600/400 = 957) (957-926= 31)-31 TOTAL PROPOSED PARKING 655 68 184 19 926 SURFACE PARKING (SHORELINE)17 0 0 2 (1 VAN) 19 GROUND LEVEL OPEN PARKING 0 0 0 14 (1 AMB) (3 VAN) 14 MEZZANINE OPEN PARKING 7 3 0 3 (1 AMB) 0 13 OPEN PARKING LEVEL 2 86 13 72 171 OPEN TYP. PARKING LEVEL 3 136 13 28 177 OPEN TYP. PARKING LEVEL 4 136 13 28 177 OPEN TYP. PARKING LEVEL 5 136 13 28 177 OPEN PARKING LEVEL 6 137 13 28 178 8'-6" X 17'-0" 8'-6" X 17'-0" 8'-0" X 17'-0"TOTAL STANDARD (S) TANDEM (T) COMPACT (C)ACCESSIBLE (A) PARKING SUMMARY PROVIDED:108 78 L1 14 14 0 0 MEZZANINE 8 8 0 0 L2 17 17 16 16 L3 17 17 16 16 L4 17 17 16 16 L5 17 17 16 16 L6 16 18 14 14 LEVEL / FLOOR SEE NOTE 3 SEE NOTE 2 SEE NOTE 3 SEE NOTE 2 L2 TYPE CHARGER L1 TYPE CHARGER QTY L2 TYPE CHARGER L1 TYPE CHARGER QTY (aka EVC or DAY-ONE EV SPACES)(aka EVR) EV CHARGING STATIONS EV READY SPACES 10%10% BASELINE ARRANGEMENT TOTAL EVR PARKING PROVIDED:78 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVR PARKING REQUIRED:93 (COMPLIES) 2 TOTAL EVR PARKING REQUIRED:10% TOTAL EVC PARKING PROVIDED:108 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVC PARKING REQUIRED:93 (COMPLIES) 1 TOTAL EVC PARKING REQUIRED:10% TOTAL PARKING PROVIDED:926 2 PROVIDE:10%LEVEL 1 EV READY SPACES 1 PROVIDE:10%LEVEL 2 EVCS CRITERIA:2020 BURLINGAME REACH CODE ELECTRIC VEHICLE (EV) CHARGING AND READINESS 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 3 18/05/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______ 18 2 162 13 6 47 14 3 83RAMP DNBLEND8.77%BLEND8.77%8' - 0"49' - 0"8' - 0"1' - 0" 17' - 0"24' - 0"17' - 0" 17' - 0" 2' - 0" 31' - 0"5' - 0" 25' - 6" 7' - 6" 25' - 6" 9' - 0" 22' - 0" 11' - 0" 22' - 0" 9' - 3" 25' - 6" 7' - 6" 25' - 6" 7' - 6" 25' - 6"21' - 9"17' - 0"24' - 0"17' - 0" 1' - 0" F.S.A.E VEST. ST 01 VEST. ST 03ST 2ST 01 ST 04 STORAGE 6"112' - 0"6"1' - 3"110' - 6"1' - 3"42' - 0"4' - 6"24' - 0"8' - 0"24' - 0"4' - 6"24' - 0"17' - 0"ELEC TCOM ELEC 12 ST 04 VEST. UTIL 17.54%164' - 11 3/8"39' - 4"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"433' - 11 1/8" 46' - 6"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"51' - 11 3/4"164' - 11 3/8"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"39' - 4"433' - 11 1/8" 7' - 11 3/8"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/4"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"7' - 11 3/4"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"51' - 11 3/4"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"46' - 6" 153' - 0"5' - 2 1/2"32' - 3 3/4"1' - 0"64' - 6"1' - 2 3/4"32' - 3 1/4"1' - 0"83' - 5 3/4"8' - 0" 8 11 17' - 0" 17' - 0"17' - 0"148 SF PARK. ELEV LOBBY 0205 2' - 3 1/2"1' - 9 1/2" 1' - 9 1/2"4' - 6" 24' - 0" 1' - 0" 6' - 0" 1' - 0" 24' - 0" 4' - 6" 17' - 0"24' - 0"17' - 0" 19' - 0"31' - 0"5' - 0" 25' - 6" 7' - 6" 8' - 6" 26' - 0"22' - 0" 11' - 0" 22' - 0" 9' - 3" 25' - 6" 7' - 6" 25' - 6" 7' - 6" 17' - 0"30' - 3"17' - 0"24' - 0"17' - 0" 1 2 3 OPEN TO BELOW OPEN TO BELOW © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:08:17 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.02 LEVEL 2 PARKING PLAN 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" LEVEL 2 - PARKING PLAN01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 3 18/05/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 C.AFTER A MINIMUM OF 6 LEVEL 22 EVCS, AND 5 LEVEL 1 EV CAPABLE SPACES HAVE BEEN PROVIDED B.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 5 EV READY SPACES A.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 6 LEVEL 2 EVCS NOTES: COMPACT PARKING (20% MAX.)186 184 COMPLIES TANDEM/VALLET (10% MAX.)93 68 COMPLIES ALLOWABLE PROPOSED (382,600/400 = 957) (957-926= 31)-31 TOTAL PROPOSED PARKING 655 68 184 19 926 SURFACE PARKING (SHORELINE)17 0 0 2 (1 VAN) 19 GROUND LEVEL OPEN PARKING 0 0 0 14 (1 AMB) (3 VAN) 14 MEZZANINE OPEN PARKING 7 3 0 3 (1 AMB) 0 13 OPEN PARKING LEVEL 2 86 13 72 171 OPEN TYP. PARKING LEVEL 3 136 13 28 177 OPEN TYP. PARKING LEVEL 4 136 13 28 177 OPEN TYP. PARKING LEVEL 5 136 13 28 177 OPEN PARKING LEVEL 6 137 13 28 178 8'-6" X 17'-0" 8'-6" X 17'-0" 8'-0" X 17'-0"TOTAL STANDARD (S) TANDEM (T) COMPACT (C)ACCESSIBLE (A) PARKING SUMMARY PROVIDED:108 78 L1 14 14 0 0 MEZZANINE 8 8 0 0 L2 17 17 16 16 L3 17 17 16 16 L4 17 17 16 16 L5 17 17 16 16 L6 16 18 14 14 LEVEL / FLOOR SEE NOTE 3 SEE NOTE 2 SEE NOTE 3 SEE NOTE 2 L2 TYPE CHARGER L1 TYPE CHARGER QTY L2 TYPE CHARGER L1 TYPE CHARGER QTY (aka EVC or DAY-ONE EV SPACES)(aka EVR) EV CHARGING STATIONS EV READY SPACES 10%10% BASELINE ARRANGEMENT TOTAL EVR PARKING PROVIDED:78 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVR PARKING REQUIRED:93 (COMPLIES) 2 TOTAL EVR PARKING REQUIRED:10% TOTAL EVC PARKING PROVIDED:108 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVC PARKING REQUIRED:93 (COMPLIES) 1 TOTAL EVC PARKING REQUIRED:10% TOTAL PARKING PROVIDED:926 2 PROVIDE:10%LEVEL 1 EV READY SPACES 1 PROVIDE:10%LEVEL 2 EVCS CRITERIA:2020 BURLINGAME REACH CODE ELECTRIC VEHICLE (EV) CHARGING AND READINESS 4 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______6"112' - 0"6"1' - 3"110' - 6"1' - 3"1' - 0"17' - 0"24' - 0"4' - 6"24' - 0"8' - 0"24' - 0"4' - 6"24' - 0"17' - 0"374' - 0"8' - 0" 1' - 0" 17' - 0"24' - 0"17' - 0" 17' - 0" 2' - 0"35' - 9"25' - 6" 7' - 9" 25' - 6" 8' - 0" 22' - 0" 13' - 0" 22' - 0" 8' - 3" 25' - 6" 7' - 6" 25' - 6" 7' - 6" 25' - 6" 4' - 9" 17' - 0" 17' - 0"24' - 0"17' - 0" 1' - 0" 17' - 0"24' - 0"36' - 0"31' - 0"5' - 0" 25' - 6"106' - 3"25' - 6" 7' - 6" 25' - 6" 7' - 6" 17' - 0"47' - 3"24' - 0"17' - 0" 2 1412 13 6 45 146 84 2 2 45 RAMP DN17.54%BLEND8.77%BLEND8.77%8' - 0"49' - 0"8' - 0"ELEC/T ELEV VEST ST 1 F.S.A.E VEST. STORAGE ST 3ST 2 ST 4 ST 1 VESTIBULE ST 4 VESTIBULE164' - 11 3/8"39' - 4"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"433' - 11 1/8" 46' - 6"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"51' - 11 3/4"164' - 11 3/8"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"39' - 4"433' - 11 1/8" 51' - 11 3/4"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"46' - 6"17' - 0" 17' - 0"17' - 0"ELEC TCOM UTIL 4' - 6" 24' - 0" 1' - 0" 6' - 0" 1' - 0" 24' - 0" 4' - 6" 2' - 3 1/2"1' - 9 1/2" 1' - 9 1/2" 7' - 11 3/8"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/4"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"7' - 11 3/4"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"2 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:08:29 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.03 LEVEL 3 - 5 TYP. PARKING PLAN 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" LEVEL 3, 4 & 5 SIMILAR - FLOOR PLAN01 2 18/03/2022 ENTITLEMENT 3 18/05/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 C.AFTER A MINIMUM OF 6 LEVEL 22 EVCS, AND 5 LEVEL 1 EV CAPABLE SPACES HAVE BEEN PROVIDED B.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 5 EV READY SPACES A.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 6 LEVEL 2 EVCS NOTES: COMPACT PARKING (20% MAX.)186 184 COMPLIES TANDEM/VALLET (10% MAX.)93 68 COMPLIES ALLOWABLE PROPOSED (382,600/400 = 957) (957-926= 31)-31 TOTAL PROPOSED PARKING 655 68 184 19 926 SURFACE PARKING (SHORELINE)17 0 0 2 (1 VAN) 19 GROUND LEVEL OPEN PARKING 0 0 0 14 (1 AMB) (3 VAN) 14 MEZZANINE OPEN PARKING 7 3 0 3 (1 AMB) 0 13 OPEN PARKING LEVEL 2 86 13 72 171 OPEN TYP. PARKING LEVEL 3 136 13 28 177 OPEN TYP. PARKING LEVEL 4 136 13 28 177 OPEN TYP. PARKING LEVEL 5 136 13 28 177 OPEN PARKING LEVEL 6 137 13 28 178 8'-6" X 17'-0" 8'-6" X 17'-0" 8'-0" X 17'-0"TOTAL STANDARD (S) TANDEM (T) COMPACT (C)ACCESSIBLE (A) PARKING SUMMARY PROVIDED:108 78 L1 14 14 0 0 MEZZANINE 8 8 0 0 L2 17 17 16 16 L3 17 17 16 16 L4 17 17 16 16 L5 17 17 16 16 L6 16 18 14 14 LEVEL / FLOOR SEE NOTE 3 SEE NOTE 2 SEE NOTE 3 SEE NOTE 2 L2 TYPE CHARGER L1 TYPE CHARGER QTY L2 TYPE CHARGER L1 TYPE CHARGER QTY (aka EVC or DAY-ONE EV SPACES)(aka EVR) EV CHARGING STATIONS EV READY SPACES 10%10% BASELINE ARRANGEMENT TOTAL EVR PARKING PROVIDED:78 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVR PARKING REQUIRED:93 (COMPLIES) 2 TOTAL EVR PARKING REQUIRED:10% TOTAL EVC PARKING PROVIDED:108 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVC PARKING REQUIRED:93 (COMPLIES) 1 TOTAL EVC PARKING REQUIRED:10% TOTAL PARKING PROVIDED:926 2 PROVIDE:10%LEVEL 1 EV READY SPACES 1 PROVIDE:10%LEVEL 2 EVCS CRITERIA:2020 BURLINGAME REACH CODE ELECTRIC VEHICLE (EV) CHARGING AND READINESS 4 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______ 45 2 1412 13 6 45 146 831' - 3"110' - 6"1' - 3"17' - 0"24' - 0"4' - 6"24' - 0"8' - 0"24' - 0"4' - 6"24' - 0"17' - 0"17' - 0"17' - 0"17' - 0"8' - 6"6"112' - 0"6"RAMP DNBLEND8.77%1' - 0" 17' - 0" 24' - 0"17' - 0" 17' - 0"38' - 0"25' - 6" 7' - 6" 25' - 6" 9' - 0" 22' - 0" 11' - 0" 22' - 0" 9' - 3" 25' - 6" 7' - 6" 25' - 6" 7' - 6" 25' - 6" 4' - 9" 17' - 0" 17' - 0"24' - 0" 17' - 0" 1' - 0" 7' - 9" 8' - 6" 26' - 0"22' - 0" 11' - 0" 22' - 0" 9' - 3" 25' - 6" 7' - 6" 25' - 6" 7' - 6" 17' - 0"47' - 3" 8' - 0" STORAGE F.S.A.E. VEST. ST 3ST 2ST 1 ST 4 TCOM ELEC 4' - 6" 24' - 0" 8' - 0" 24' - 0" 4' - 6" 2 2 ELEC ELEV VESTIBULE ST 1 VESTIBULE ST 4 VESTIBULE UTIL 17.54%2164' - 11 3/8"39' - 4"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"433' - 11 1/8" 46' - 6"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"51' - 11 3/4"164' - 11 3/8"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"39' - 4"433' - 11 1/8" 51' - 11 3/4"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"46' - 6" 17' - 0" 24' - 0"17' - 0"23' - 6"22' - 0" 9' - 3" 25' - 6" 1 7' - 11 3/8"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0" 7' - 11 3/4"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"7' - 11 3/4" 44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0" 7' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6" 7' - 11 5/8" 382' - 0" © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:08:41 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.06 LEVEL 6 - PARKING PLAN 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" LEVEL 6 - FLOOR PLAN01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 3 18/05/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 C.AFTER A MINIMUM OF 6 LEVEL 22 EVCS, AND 5 LEVEL 1 EV CAPABLE SPACES HAVE BEEN PROVIDED B.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 5 EV READY SPACES A.ONE DIRECT FAST CHARGER WITH 80KW OUTPUT SHALL COUNT AS THE EQUIVALENT OF 6 LEVEL 2 EVCS NOTES: COMPACT PARKING (20% MAX.)186 184 COMPLIES TANDEM/VALLET (10% MAX.)93 68 COMPLIES ALLOWABLE PROPOSED (382,600/400 = 957) (957-926= 31)-31 TOTAL PROPOSED PARKING 655 68 184 19 926 SURFACE PARKING (SHORELINE)17 0 0 2 (1 VAN) 19 GROUND LEVEL OPEN PARKING 0 0 0 14 (1 AMB) (3 VAN) 14 MEZZANINE OPEN PARKING 7 3 0 3 (1 AMB) 0 13 OPEN PARKING LEVEL 2 86 13 72 171 OPEN TYP. PARKING LEVEL 3 136 13 28 177 OPEN TYP. PARKING LEVEL 4 136 13 28 177 OPEN TYP. PARKING LEVEL 5 136 13 28 177 OPEN PARKING LEVEL 6 137 13 28 178 8'-6" X 17'-0" 8'-6" X 17'-0" 8'-0" X 17'-0"TOTAL STANDARD (S) TANDEM (T) COMPACT (C)ACCESSIBLE (A) PARKING SUMMARY PROVIDED:108 78 L1 14 14 0 0 MEZZANINE 8 8 0 0 L2 17 17 16 16 L3 17 17 16 16 L4 17 17 16 16 L5 17 17 16 16 L6 16 18 14 14 LEVEL / FLOOR SEE NOTE 3 SEE NOTE 2 SEE NOTE 3 SEE NOTE 2 L2 TYPE CHARGER L1 TYPE CHARGER QTY L2 TYPE CHARGER L1 TYPE CHARGER QTY (aka EVC or DAY-ONE EV SPACES)(aka EVR) EV CHARGING STATIONS EV READY SPACES 10%10% BASELINE ARRANGEMENT TOTAL EVR PARKING PROVIDED:78 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVR PARKING REQUIRED:93 (COMPLIES) 2 TOTAL EVR PARKING REQUIRED:10% TOTAL EVC PARKING PROVIDED:108 (OR EQUIVALENT) SEE NOTES A, B, & C TOTAL EVC PARKING REQUIRED:93 (COMPLIES) 1 TOTAL EVC PARKING REQUIRED:10% TOTAL PARKING PROVIDED:926 2 PROVIDE:10%LEVEL 1 EV READY SPACES 1 PROVIDE:10%LEVEL 2 EVCS CRITERIA:2020 BURLINGAME REACH CODE ELECTRIC VEHICLE (EV) CHARGING AND READINESS 4 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______ F.S.A.E. VESTIBULE ST 4 VESTIBULE ST 1 VESTIBULE ST 3ST 2 ST 4 ST 3 VESTIBULE TERRACE TERRACE TENANT TENANT ELEVATOR VESTIBULE UTIL ELEC TCOM TCOM ELEC SERVICE VEST. SE03 PE PE PE PE PE PE PE PE ST 1 164' - 11 3/8"39' - 4"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"433' - 11 1/8" 46' - 6"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"51' - 11 3/4"164' - 11 3/8"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"39' - 4"433' - 11 1/8" 7' - 11 3/8"44' - 0"33' - 0"66' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/4"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"7' - 11 3/4"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"51' - 11 3/4"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"46' - 6" TERRACE TERRACE TERRACETERRACE 44' - 0"21' - 0"© Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:08:47 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.07 LEVEL 7-12 TYP OFFICE / R&D PLAN 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" LEVEL 7 - 12 TYP. OFFICE / R&D FLOOR PLAN01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______ F.S.A.E. VEST. ST 2 UTILITY FANS FANS OA AHU OA AHUFUTURE CAPACITY FUTURE CAPACITY FUTURE CAPACITY FUTURE CAPACITY ELEC ELEV CONTROL ELEV CONTROL 164' - 11 3/8"39' - 4"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"433' - 11 1/8" 46' - 6"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"51' - 11 3/4"164' - 11 3/8"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"39' - 4"433' - 11 1/8" 7' - 11 3/8"44' - 0"33' - 0"66' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/4"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"7' - 11 3/4"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"51' - 11 3/4"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"46' - 6" MEP PENTHOUSE EMR EMR © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:08:52 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.13 ROOF PLAN 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" ROOF PLAN01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 1 2 3 4 5 6 7 8 9 10 11 12 13 A B C D E A2.01 01 A2.02 01 A2.03 01 A2.0302 01A2.04_______01A2.04_______ 02A2.05_______ 02A2.05_______ 01A2.05_______ 01A2.05_______ 5 Kw PHOTOVOLTAIC SYSTEM 15,000 SF 164' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"39' - 4"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"433' - 11 1/8" 7' - 11 3/8"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/4" 46' - 6"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"51' - 11 3/4" 433' - 11 1/8" 7' - 11 3/4"44' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"33' - 0"44' - 0"7' - 11 3/8" 51' - 11 3/4"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"55' - 0"46' - 6"164' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6"7' - 11 5/8"39' - 10 5/8"39' - 10 5/8"39' - 10 5/8"39' - 4"© Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1/16" = 1'-0"8/4/2022 5:08:56 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA1.14 E.M.R. LEVEL & E.M.R. ROOF 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" E.M.R. LEVEL PLAN01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 LEVEL 01 13' - 0" LEVEL 02 35' - 0" LEVEL 03 45' - 0" LEVEL 04 55' - 0" LEVEL 05 65' - 0" LEVEL 06 75' - 0" LEVEL 07 91' - 0" LEVEL 08 106' - 0" LEVEL 09 121' - 0" LEVEL 10 136' - 0" LEVEL 11 151' - 0" LEVEL 12 166' - 0" ROOF 181' - 0" PH ROOF 201' - 4" E.M.R. LEVEL 188' - 2" MEZZANINE 24' - 0" 02A6.201_______ T.O. PARAPET 196' - 0"4' - 2"7' - 10"7' - 2"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"16' - 0"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"11' - 0"24' - 6"HEIGHT FROM GROUND FLOOR TO TOP OF ROOF (OCCUPIED FLOORS) = 168' - 0" (N.A.V.D. 170.2')1' - 6"MSL +13.2' SFO ELEVATION (NAVD) 11.5' AVG. T.O.CURB 3.18' MSL (NAVD) 0.00' NAVD 88 ZONING HEIGHT FROM AVG. TOP OF CURB AT AIRPORT = 194' - 0" (N.A.V.D. 205.5')13' - 0"PROPERTY LINEPH PARAPET 205' - 6" 4.0 4 4 3.0 2.1 3.2 2.0 1.1 1.0 3.1 OVERHEAD COILING DOORS. SCREENING PROVIDED FOR SECURITY PURPOSES.5' - 4"HEIGHT FROM L1 FFE TO TOP OF PARAPET = 192' - 6"KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: MEDIUM GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN CONCRETE POLISHED FINISH (GREY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GREY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 50% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPION. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPION. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: OFF-WHITE GLASS COLOR: COOL GREY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: OFF-WHITE. ALUMINUM COLOR:OFF-WHITE. GLASS COLOR: COOL GREY. 3.2 LOW REFLECTANCE GLASS GUARDRAIL WITH STAINLESS STEEL GUARDRAIL; GLASS COLOR: CLEAR WITH ACID-ETCHED LINE AND/OR DOT PATTERN LOCATED ON FACE #1 - VISIBLE TO BIRDS. 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:OFF-WHITE LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GREY. 4 BIRD SAFE DESIGN NOTES BUILDING MASSING AND SURFACE: 1. ZONE EXTENDING FROM GROUND TO 60’ ABOVE. - THE MAXIMUM AMOUNT OF UNTREATED GLAZING SHALL BE 10%. - GLASS REFLECTANCE SHALL BE 20% OR LESS. - UTILIZE CONTRASTING MULLIONS. 2. WHERE FAÇADE DESIGN NECESSITATES A MORE DIRECT APPROACH TO “MARK” THE BUILDING SURFACE, WITH A FRIT PATTERN, WITH THE SPECIFICATIONS FOR THE PATTERN TO BE DETERMINED BASED ON THE RECOMMENDATIONS OF A QUALIFIED BIOLOGIST. LANDSCAPE: 3. STRATEGICALLY LOCATE SPECIES PREFERRED BY BIRDS – REFER TO LANDSCAPE ARCHITECTURE DRAWINGS BY PETERSEN STUDIO. 4. PROVIDE NECESSARY BIRD-SAFE TREATMENT OF GUARDRAIL AT TERRACES, AS THESE REPRESENT COLLISION HAZARDS TO BIRDS WHERE LANDSCAPE IS PRESENT. EXTERIOR LIGHTING DESIGN: 5. PROVIDE MINIMAL NIGHT TIME LIGHTING, BOTH INDOOR AND OUTDOOR, AS AN ADDITIONAL WAY TO MAKE BUILDINGS MORE BIRD-FRIENDLY.  6. PROVIDE SHIELDED LIGHTING FIXTURES. 7. PROVIDE FIXTURES WITH SEAL OF APPROVAL OF DARK-SKY ASSOCIATION OR EQUALLY PERFORMING LUMINAIRES. 8. NO UPWARD LIGHTING SHALL BE PROVIDED. INTERIOR LIGHTING DESIGN: 9. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR NIGHT TIME DIMMING. INTERIOR SHADING DEVICES: 9. PROVIDE INTERIOR SHADING AT PERIMETER. 10. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR OPERATION OF INTERIOR SHADING DEVICES. © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:14:53 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA2.01 SOUTH ELEVATION 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" SOUTH ELEVATION01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT LEVEL 01 13' - 0" LEVEL 02 35' - 0" LEVEL 03 45' - 0" LEVEL 04 55' - 0" LEVEL 05 65' - 0" LEVEL 06 75' - 0" LEVEL 07 91' - 0" LEVEL 08 106' - 0" LEVEL 09 121' - 0" LEVEL 10 136' - 0" LEVEL 11 151' - 0" LEVEL 12 166' - 0" ROOF 181' - 0" PH ROOF 201' - 4" E.M.R. LEVEL 188' - 2" MEZZANINE 24' - 0" 02A6.201_______ T.O. PARAPET 196' - 0"4' - 2"7' - 10"7' - 2"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"16' - 0"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"11' - 0"13' - 0"MSL +13.2' SFO ELEVATION (NAVD) 11.5' AVG. T.O.CURB 3.18' MSL (NAVD) 0.00' NAVD 88 PROPERTY LINEPH PARAPET 205' - 6" NORTH ELEVATION GROUND FLOOR TRANSPARENCY REQUIRED 25% PROVIDED 35% (> 25%) 147' - 0" = 35% OVERHEAD COILING DOORS. SCREENING PROVIDED FOR SECURITY PURPOSES AND ACCESS TO TRASH/REFUSE ENCLOSURE FOR AUTHORIZED PERSONS TO ENTER FOR COLLECTION OF MATERIALS 4 4 4.0 3.0 2.1 3.2 2.0 1.1 1.0 3.1 1.25' - 4"24' - 6"HEIGHT FROM GROUND FLOOR TO TOP OF ROOF (OCCUPIED FLOORS) = 168' - 0" (N.A.V.D. 170.2')1' - 6"ZONING HEIGHT FROM AVG. TOP OF CURB AT AIRPORT = 194' - 0" (N.A.V.D. 205.5')HEIGHT FROM L1 FFE TO TOP OF PARAPET = 192' - 6"KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: MEDIUM GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN CONCRETE POLISHED FINISH (GREY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GREY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 50% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPION. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPION. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: OFF-WHITE GLASS COLOR: COOL GREY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: OFF-WHITE. ALUMINUM COLOR:OFF-WHITE. GLASS COLOR: COOL GREY. 3.2 LOW REFLECTANCE GLASS GUARDRAIL WITH STAINLESS STEEL GUARDRAIL; GLASS COLOR: CLEAR WITH ACID-ETCHED LINE AND/OR DOT PATTERN LOCATED ON FACE #1 - VISIBLE TO BIRDS. 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:OFF-WHITE LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GREY. 4 BIRD SAFE DESIGN NOTES BUILDING MASSING AND SURFACE: 1. ZONE EXTENDING FROM GROUND TO 60’ ABOVE. - THE MAXIMUM AMOUNT OF UNTREATED GLAZING SHALL BE 10%. - GLASS REFLECTANCE SHALL BE 20% OR LESS. - UTILIZE CONTRASTING MULLIONS. 2. WHERE FAÇADE DESIGN NECESSITATES A MORE DIRECT APPROACH TO “MARK” THE BUILDING SURFACE, WITH A FRIT PATTERN, WITH THE SPECIFICATIONS FOR THE PATTERN TO BE DETERMINED BASED ON THE RECOMMENDATIONS OF A QUALIFIED BIOLOGIST. LANDSCAPE: 3. STRATEGICALLY LOCATE SPECIES PREFERRED BY BIRDS – REFER TO LANDSCAPE ARCHITECTURE DRAWINGS BY PETERSEN STUDIO. 4. PROVIDE NECESSARY BIRD-SAFE TREATMENT OF GUARDRAIL AT TERRACES, AS THESE REPRESENT COLLISION HAZARDS TO BIRDS WHERE LANDSCAPE IS PRESENT. EXTERIOR LIGHTING DESIGN: 5. PROVIDE MINIMAL NIGHT TIME LIGHTING, BOTH INDOOR AND OUTDOOR, AS AN ADDITIONAL WAY TO MAKE BUILDINGS MORE BIRD-FRIENDLY.  6. PROVIDE SHIELDED LIGHTING FIXTURES. 7. PROVIDE FIXTURES WITH SEAL OF APPROVAL OF DARK-SKY ASSOCIATION OR EQUALLY PERFORMING LUMINAIRES. 8. NO UPWARD LIGHTING SHALL BE PROVIDED. INTERIOR LIGHTING DESIGN: 9. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR NIGHT TIME DIMMING. INTERIOR SHADING DEVICES: 9. PROVIDE INTERIOR SHADING AT PERIMETER. 10. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR OPERATION OF INTERIOR SHADING DEVICES. © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:20:40 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA2.02 NORTH ELEVATION 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" NORTH ELEVATION01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 01A6.200_______PROPERTY LINEPROPERTY LINE4.0 3.0 1.1 1.2 3.1 1.2 LEVEL 01 13' - 0" LEVEL 02 35' - 0" LEVEL 03 45' - 0" LEVEL 04 55' - 0" LEVEL 05 65' - 0" LEVEL 06 75' - 0" LEVEL 07 91' - 0" LEVEL 08 106' - 0" LEVEL 09 121' - 0" LEVEL 10 136' - 0" LEVEL 11 151' - 0" LEVEL 12 166' - 0" ROOF 181' - 0" PH ROOF 201' - 4" E.M.R. LEVEL 188' - 2" MEZZANINE 24' - 0" 01A6.200_______ T.O. PARAPET 196' - 0" MSL +13.2' SFO ELEVATION (NAVD) 11.5' AVG. T.O.CURB 3.18' MSL (NAVD) 0.00' NAVD 88 4' - 2"5' - 4"7' - 10"7' - 2"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"16' - 0"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"11' - 0"13' - 0"PROPERTY LINEPROPERTY LINEPH PARAPET 205' - 6" EAST ELEVATION GROUND FLOOR TRANSPARENCY REQUIRED 25% PROVIDED 100% 154' - 0" = 100% 4 4 4.0 3.0 1.1 1.0 3.124' - 6"HEIGHT FROM GROUND FLOOR TO TOP OF ROOF (OCCUPIED FLOORS) = 168' - 0" (N.A.V.D. 170.2')1' - 6"ZONING HEIGHT FROM AVG. TOP OF CURB AT AIRPORT = 194' - 0" (N.A.V.D. 205.5')HEIGHT FROM L1 FFE TO TOP OF PARAPET = 192' - 6"KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: MEDIUM GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN CONCRETE POLISHED FINISH (GREY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GREY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 50% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPION. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPION. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: OFF-WHITE GLASS COLOR: COOL GREY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: OFF-WHITE. ALUMINUM COLOR:OFF-WHITE. GLASS COLOR: COOL GREY. 3.2 LOW REFLECTANCE GLASS GUARDRAIL WITH STAINLESS STEEL GUARDRAIL; GLASS COLOR: CLEAR WITH ACID-ETCHED LINE AND/OR DOT PATTERN LOCATED ON FACE #1 - VISIBLE TO BIRDS. 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:OFF-WHITE LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GREY. 4 BIRD SAFE DESIGN NOTES BUILDING MASSING AND SURFACE: 1. ZONE EXTENDING FROM GROUND TO 60’ ABOVE. - THE MAXIMUM AMOUNT OF UNTREATED GLAZING SHALL BE 10%. - GLASS REFLECTANCE SHALL BE 20% OR LESS. - UTILIZE CONTRASTING MULLIONS. 2. WHERE FAÇADE DESIGN NECESSITATES A MORE DIRECT APPROACH TO “MARK” THE BUILDING SURFACE, WITH A FRIT PATTERN, WITH THE SPECIFICATIONS FOR THE PATTERN TO BE DETERMINED BASED ON THE RECOMMENDATIONS OF A QUALIFIED BIOLOGIST. LANDSCAPE: 3. STRATEGICALLY LOCATE SPECIES PREFERRED BY BIRDS – REFER TO LANDSCAPE ARCHITECTURE DRAWINGS BY PETERSEN STUDIO. 4. PROVIDE NECESSARY BIRD-SAFE TREATMENT OF GUARDRAIL AT TERRACES, AS THESE REPRESENT COLLISION HAZARDS TO BIRDS WHERE LANDSCAPE IS PRESENT. EXTERIOR LIGHTING DESIGN: 5. PROVIDE MINIMAL NIGHT TIME LIGHTING, BOTH INDOOR AND OUTDOOR, AS AN ADDITIONAL WAY TO MAKE BUILDINGS MORE BIRD-FRIENDLY.  6. PROVIDE SHIELDED LIGHTING FIXTURES. 7. PROVIDE FIXTURES WITH SEAL OF APPROVAL OF DARK-SKY ASSOCIATION OR EQUALLY PERFORMING LUMINAIRES. 8. NO UPWARD LIGHTING SHALL BE PROVIDED. INTERIOR LIGHTING DESIGN: 9. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR NIGHT TIME DIMMING. INTERIOR SHADING DEVICES: 9. PROVIDE INTERIOR SHADING AT PERIMETER. 10. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR OPERATION OF INTERIOR SHADING DEVICES. © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:24:17 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA2.03 EAST & WEST ELEVATION 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" WEST ELEVATION01SCALE:1/16" = 1'-0" EAST ELEVATION02 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT LEVEL 01 13' - 0" LEVEL 02 35' - 0" LEVEL 03 45' - 0" LEVEL 04 55' - 0" LEVEL 05 65' - 0" LEVEL 06 75' - 0" LEVEL 07 91' - 0" LEVEL 08 106' - 0" LEVEL 09 121' - 0" LEVEL 10 136' - 0" LEVEL 11 151' - 0" LEVEL 12 166' - 0" ROOF 181' - 0" PH ROOF 201' - 4" E.M.R. LEVEL 188' - 2" MEZZANINE 24' - 0" 02A6.201_______ T.O. PARAPET 196' - 0"4' - 2"5' - 4"7' - 10"7' - 2"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"16' - 0"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"11' - 0"MSL +13.2' SFO ELEVATION (NAVD) 11.5' AVG. T.O.CURB 3.18' MSL (NAVD) 0.00' NAVD 88 13' - 0"LOBBY PROPERTY LINELOBBY LOBBYLOBBY OFFICE / R&D PARKING OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D PARKING PARKING PARKING PARKING PARKING PARKING PH PARAPET 205' - 6" OFFICE / R&D PARKING OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D PARKING PARKING PARKING PARKING 4 4 MECH. PENTHOUSE (BEYOND)24' - 6"HEIGHT FROM GROUND FLOOR TO TOP OF ROOF (OCCUPIED FLOORS) = 168' - 0" (N.A.V.D. 170.2')1' - 6"ZONING HEIGHT FROM AVG. TOP OF CURB AT AIRPORT = 194' - 0" (N.A.V.D. 205.5')HEIGHT FROM L1 FFE TO TOP OF PARAPET = 192' - 6"KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: MEDIUM GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN CONCRETE POLISHED FINISH (GREY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GREY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 50% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPION. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPION. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: OFF-WHITE GLASS COLOR: COOL GREY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: OFF-WHITE. ALUMINUM COLOR:OFF-WHITE. GLASS COLOR: COOL GREY. 3.2 LOW REFLECTANCE GLASS GUARDRAIL WITH STAINLESS STEEL GUARDRAIL; GLASS COLOR: CLEAR WITH ACID-ETCHED LINE AND/OR DOT PATTERN LOCATED ON FACE #1 - VISIBLE TO BIRDS. 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:OFF-WHITE LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GREY. 4 BIRD SAFE DESIGN NOTES BUILDING MASSING AND SURFACE: 1. ZONE EXTENDING FROM GROUND TO 60’ ABOVE. - THE MAXIMUM AMOUNT OF UNTREATED GLAZING SHALL BE 10%. - GLASS REFLECTANCE SHALL BE 20% OR LESS. - UTILIZE CONTRASTING MULLIONS. 2. WHERE FAÇADE DESIGN NECESSITATES A MORE DIRECT APPROACH TO “MARK” THE BUILDING SURFACE, WITH A FRIT PATTERN, WITH THE SPECIFICATIONS FOR THE PATTERN TO BE DETERMINED BASED ON THE RECOMMENDATIONS OF A QUALIFIED BIOLOGIST. LANDSCAPE: 3. STRATEGICALLY LOCATE SPECIES PREFERRED BY BIRDS – REFER TO LANDSCAPE ARCHITECTURE DRAWINGS BY PETERSEN STUDIO. 4. PROVIDE NECESSARY BIRD-SAFE TREATMENT OF GUARDRAIL AT TERRACES, AS THESE REPRESENT COLLISION HAZARDS TO BIRDS WHERE LANDSCAPE IS PRESENT. EXTERIOR LIGHTING DESIGN: 5. PROVIDE MINIMAL NIGHT TIME LIGHTING, BOTH INDOOR AND OUTDOOR, AS AN ADDITIONAL WAY TO MAKE BUILDINGS MORE BIRD-FRIENDLY.  6. PROVIDE SHIELDED LIGHTING FIXTURES. 7. PROVIDE FIXTURES WITH SEAL OF APPROVAL OF DARK-SKY ASSOCIATION OR EQUALLY PERFORMING LUMINAIRES. 8. NO UPWARD LIGHTING SHALL BE PROVIDED. INTERIOR LIGHTING DESIGN: 9. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR NIGHT TIME DIMMING. INTERIOR SHADING DEVICES: 9. PROVIDE INTERIOR SHADING AT PERIMETER. 10. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR OPERATION OF INTERIOR SHADING DEVICES. © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:25:02 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA2.04 BUILDING SECTION - 1 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" BUILDING SECTION - 101 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT LEVEL 01 13' - 0" LEVEL 02 35' - 0" LEVEL 03 45' - 0" LEVEL 04 55' - 0" LEVEL 05 65' - 0" LEVEL 06 75' - 0" LEVEL 07 91' - 0" LEVEL 08 106' - 0" LEVEL 09 121' - 0" LEVEL 10 136' - 0" LEVEL 11 151' - 0" LEVEL 12 166' - 0" ROOF 181' - 0" PH ROOF 201' - 4" E.M.R. LEVEL 188' - 2" MEZZANINE 24' - 0" 01A6.200_______ T.O. PARAPET 196' - 0"PROPERTY LINEPROPERTY LINEMSL +13.2' SFO ELEVATION (NAVD) 11.5' AVG. T.O.CURB 3.18' MSL (NAVD) 0.00' NAVD 88 4' - 2"5' - 4"7' - 10"7' - 2"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"16' - 0"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"11' - 0"13' - 0"PROPERTY LINEPROPERTY LINEROOF ELEVATOR MACHINE ROOM OFFICE / R&D PARKING CORE LOBBY SERVICE OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D PARKING PARKING PARKING PARKING CORE CORE CORE CORE CORE CORE CORE CORE CORE CORE CORE CORE PH PARAPET 205' - 6" OPEN TO BEYOND 4 4 24' - 6"HEIGHT FROM GROUND FLOOR TO TOP OF ROOF (OCCUPIED FLOORS) = 168' - 0" (N.A.V.D. 170.2')1' - 6"ZONING HEIGHT FROM AVG. TOP OF CURB AT AIRPORT = 194' - 0" (N.A.V.D. 205.5')HEIGHT FROM L1 FFE TO TOP OF PARAPET = 192' - 6"01A6.200_______PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEROOF OFFICE / R&D PARKING LOBBYSERVICE OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D OFFICE / R&D PARKING PARKING PARKING PARKING OPEN TO BEYOND KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: MEDIUM GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN CONCRETE POLISHED FINISH (GREY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GREY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 50% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPION. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPION. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: OFF-WHITE GLASS COLOR: COOL GREY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: OFF-WHITE. ALUMINUM COLOR:OFF-WHITE. GLASS COLOR: COOL GREY. 3.2 LOW REFLECTANCE GLASS GUARDRAIL WITH STAINLESS STEEL GUARDRAIL; GLASS COLOR: CLEAR WITH ACID-ETCHED LINE AND/OR DOT PATTERN LOCATED ON FACE #1 - VISIBLE TO BIRDS. 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:OFF-WHITE LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GREY. 4 BIRD SAFE DESIGN NOTES BUILDING MASSING AND SURFACE: 1. ZONE EXTENDING FROM GROUND TO 60’ ABOVE. - THE MAXIMUM AMOUNT OF UNTREATED GLAZING SHALL BE 10%. - GLASS REFLECTANCE SHALL BE 20% OR LESS. - UTILIZE CONTRASTING MULLIONS. 2. WHERE FAÇADE DESIGN NECESSITATES A MORE DIRECT APPROACH TO “MARK” THE BUILDING SURFACE, WITH A FRIT PATTERN, WITH THE SPECIFICATIONS FOR THE PATTERN TO BE DETERMINED BASED ON THE RECOMMENDATIONS OF A QUALIFIED BIOLOGIST. LANDSCAPE: 3. STRATEGICALLY LOCATE SPECIES PREFERRED BY BIRDS – REFER TO LANDSCAPE ARCHITECTURE DRAWINGS BY PETERSEN STUDIO. 4. PROVIDE NECESSARY BIRD-SAFE TREATMENT OF GUARDRAIL AT TERRACES, AS THESE REPRESENT COLLISION HAZARDS TO BIRDS WHERE LANDSCAPE IS PRESENT. EXTERIOR LIGHTING DESIGN: 5. PROVIDE MINIMAL NIGHT TIME LIGHTING, BOTH INDOOR AND OUTDOOR, AS AN ADDITIONAL WAY TO MAKE BUILDINGS MORE BIRD-FRIENDLY.  6. PROVIDE SHIELDED LIGHTING FIXTURES. 7. PROVIDE FIXTURES WITH SEAL OF APPROVAL OF DARK-SKY ASSOCIATION OR EQUALLY PERFORMING LUMINAIRES. 8. NO UPWARD LIGHTING SHALL BE PROVIDED. INTERIOR LIGHTING DESIGN: 9. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR NIGHT TIME DIMMING. INTERIOR SHADING DEVICES: 9. PROVIDE INTERIOR SHADING AT PERIMETER. 10. PROVIDE ASTRONOMICAL CONTROLS WITH MANUAL OVERRIDE FOR OPERATION OF INTERIOR SHADING DEVICES. © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:25:20 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtA2.05 BUILDING SECTION 2 - 3 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/16" = 1'-0" BUILDING SECTION - 202 SCALE:1/16" = 1'-0" BUILDING SECTION - 301 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT AREA NOTED IN LIGHT BLUE DEPICTS BCDC EASEMENT OUTLINE OF PROPOSE BUILDING © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 1" = 1'-0"8/4/2022 5:25:24 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.01 ALTA SURVEY 01.6418.000 777 AIRPORT BOULEVARD ALTA SURVEY01 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 8/4/2022 5:25:28 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.02 FIRM DATA & SURVEY 01.6418.000 777 AIRPORT BOULEVARD REACH 4 STRATEGIES03 SPOT ELEVATION04 REACH 4 SHORELINE DIAGRAM01 FIRMETTE02 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 8/4/2022 5:25:36 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.03 ILLUSTRATIONS 01.6418.000 777 AIRPORT BOULEVARD PERSPECTIVE VIEW -AIRPORT BLVD01 PERSPECTIVE VIEW -ANZA BLVD02 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 8/4/2022 5:25:40 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.04 ILLUSTRATIONS 01.6418.000 777 AIRPORT BOULEVARD 4 05/08/2022 ENTITLEMENTPERSPECTIVE VIEW -SHORELINE01 PERSPECTIVE VIEW -CAFE02 4 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 8/4/2022 5:25:43 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.05 ILLUSTRATIONS 01.6418.000 777 AIRPORT BOULEVARD 4 05/08/2022 ENTITLEMENTPERSPECTIVE VIEW -SHORELINE01 PERSPECTIVE VIEW -BAY TRAIL02 4 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 8/4/2022 5:25:46 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.06 CLIMATE ACTION AND REACH CODE CHECKLIST 01.6418.000 777 AIRPORT BOULEVARD CLIMATE ACTION CHECKLIST01 REACH CODE CHECKLIST02 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 8/4/2022 5:25:50 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.07 MATERIAL BOARD 01.6418.000 777 AIRPORT BOULEVARD 31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 4 DR CR 10' 10' WATERLINE EDGE OF CANAL PROPOSED REACH 4 ADAPTATION ELEVATION +13' NAVD EXTENT OF EXISTING PARKING CANAL 4 STALLS5 STALLSSAFETY DELINEATOR POST APN: 026-344-120 765 AIRPORT BOULEVARD LP APN: 026-344-130 APN: 026-344-130 CITY OF BURLINGAME EXTENT OF EXISTING HOTEL PAVING E.V.A. ONLY SIGNAGE E.V.A DESIGN PER C.C.F.D GUIDELINES RIGHT OF WAY EXTENT 423' - 0"52' - 1" 14' - 9 1/2" AMENITY HZ1 MPOE FIRE PUMP RM DAS SWITCHGEAR ROOM LOBBY DOMESTIC WATER PUMPHZ2 LOADING DOCK PARKING EMERGENCY SWITCHGEAR EMR CURB CUT24' - 2 1/8"15' - 8"158' - 11 1/2"45' - 4 1/2"65' - 0"ANZA BLVD PUBLIC RIGHT OF WAY VARIES AC PAVEMENT WIDTH: 77'AIRPORT BLVDPUBLI C RI GHT OF WAY VARIES AC PAVEMENT WI DTH: 78'4.3%RAMP UPAMBULANCE AMBULANCEHY HY HY NO PARKINGEDROP-OFF E NO PARKING NO PARKING E E E APPARATUS / STAGING APPARATUS / STAGINGCURB CUT 20' - 0" E.V.A STAIR ADJACENT TO FSAE; THIS STAIR WILL EXTEND TO SERVE THE ROOF LEVEL. FIRE COMMAND CENTER AREA: REQUIRED: 200 S.F. PROVIDED: 220 S.F. DIMENSIONS: 17'-8"X14'-4" LOCATION OF TWO FIRE SERVICE ACCESS ELEVATORS IN COMPLIANCE WITH CBC 403.6.1; THESE ELEVATORS WILL SERVE EVERY LEVEL OF THE BUILDING. EVA PAVEMENT AND ASPHALT PAVEMENT OF ROAD TO AIRPORT BOULEVARD DESIGNED TO SUPPORT 65,000 LBS. EVA PAVEMENT AND ASPHALT PAVEMENT OF ROAD TO AIRPORT BOULEVARD DESIGNED TO SUPPORT 65,000 LBS. T.O. CURB 11.74' T.O. CURB 11.31'ELEV VESTEMERGENCY GENERATOR FCC FSAE VESTSECONDARY WATER SUPPLY54' - 0"BIKESE E EE FH-04FH-02 FH-01 FIRE DEPARTMENT CONNECTION & DOUBLE CHECK ASSEMBLY DEVICE FH-05 FH-03 TRASH AND REFUSE AREA TRASH AND REFUSE AREA E 4 STALLS NO PARKING CAFE6 STALLSRATED CORRIDORNO PARKINGNO PARKING NO PARKING EE NO PARKING BOH BOH SECURITY BOHEXTENT OF EXISTING PARKING GARAGE ENTRY LOCKERS100' - 0"OCCUPANT CAPACITY PANIC 180 36" 110 .2"OCCUPANT CAPACITY FACTOR EGRESS COMPONENT WIDTH OCCUPANT LOAD PANIC HARDWARE REQUIRED NAME AREA (SF) LOAD FACTOR (SF/OCCUPANT) OCCUPANT LOAD FIRE EXTINGUISHER CABINET: 75' MAX TRAVEL DISTANCEFEC EXIT SIGN POINT OF EGRESS COMMON PATH OF EGRESS TRAVEL TRAVEL DISTANCE (N) NON-RATED CONSTRUCTION (N) 1 HR RATED CONSTRUCTION (N) 2 HR RATED CONSTRUCTION (E) CONSTRUCTION TO REMAIN FIRE EXTINGUISHER W/O CABINET: 75' MAX TRAVEL DISTANCE FIRE HOSE VALVE CABINET POINT OF DECISION B/T 2 EXIT PATHS: END OF COMMON PATH OF TRAVEL (E) 1 HR RATED CONSTRUCTION TO REMAIN (E) 2 HR RATED CONSTRUCTION TO REMAIN REMOTE DOOR RELEASE BUTTON CARD READER NAME 9999999 267 1:100 PATH OF EGRESS TRAVEL TRAVEL DISTANCE FHV FE FIRE ALARM STROBE44"ACCESSIBLE PATH OF TRAVEL © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:25:56 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtLS0.01 EMERGENCY SERVICE ACCESS 01.6418.000 777 AIRPORT BOULEVARD SCALE:1/32" = 1'-0" EMERGENCY SERVICES REVIEW01 ALTA SURVEY02 *REFER TO DRAWING A0.02 FOR RELEVANT CODE SECTIONS SYMBOL LEGEND EGRESS REQUIREMENTS 1. COMMON PATH OF EGRESS TRAVEL = 100' FOR B OCCUPANCIES AND 75' FOR A OCCUPANCIES (W/ SPRINKLER SYSTEM PER CBC 2019 1006.2) 2. EXIT ACCESS TRAVEL DIST. = 300' FOR B OCCUPANCIES AND 250' FOR A OCCUPANCIES(CBC 2019 1017.2) 3. DEAD END CORRIDOR = 50' FOR B OCCUPANCIES AND 20' FOR A OCCUPANCIES(CBC 2019 1020.4) 4. ASSEMBLY COMMON PATH OF TRAVEL = 30' (CBC 2019 1029.8) NOTES 1. SPRINKLER & LIFE SAFETY DESIGN TO BE DELEGATED DESIGN SUBMITTED UNDER SEPARATE PERMIT.31/12/2021 100% SCHEMATIC DESIGN 1 07/01/2022 ENTITLEMENT 2 18/03/2022 ENTITLEMENT 3 18/05/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 UP DR CR 10' 10' 12529 SF AMENITY 0136181 SF SECURITY 0132 278 SF HZ1 0115 330 SF MPOE 0114 592 SF SECONDARY WATER SUPPLY 0113 457 SF FIRE PUMP RM 0116 560 SF DAS 0111 1022 SF SWITCHGEAR ROOM 0110 2504 SF LOBBY 0130 301 SF PARK. ELEV LOBBY 0123 276 SF DOMESTIC WATER PUMP 0119 522 SF HZ2 0112 9655 SF LOADING DOCK 0118 10650 SF PARKING 0102 448 SF EMERGENCY SWITCHGEAR 0104 266 SF EMR 0120 569 SF FSAE VEST 0127 414 SF ELEV VEST 0131 71 SF ST3 VEST 0134 61 SF ELEC 0141 206 - - .3" 206 - - . .3" 206 - - .3" ST 3 ST 2 ST 1 EXIT SEPARATION 91' - 1"BLENDSLOPE8.13%8' - 0"RAMP UPSLOPE 16.26%896 SF BIKES 0126 EMERGENCY GENERATOR 72 SF ELEC 0108 73 SF UTIL 0140 EXIT SEPARATION 32' - 11"1/3 D IA G O N A L = 63'D IA G O N A L = 189' - 2"EXI T SEPARATI ON 101' - 5"E X I T S E P A R A T I O N 8 7 ' - 1 " 230 SF FCC 0117 1/3 D I A G O N A L = 5 3' D I A G O N A L = 1 5 8' - 9 3/8 " LOCKERS 1355 SF CAFE 0146 61 SF TCOM R15 BOH EXIT SEPARATION 15' - 0" 1/3 DIAGONAL = 30' - 6" DIAGONAL = 91' - 5" OCCUPANT CAPACITY PANIC 180 36" 110 .2"OCCUPANT CAPACITY FACTOR EGRESS COMPONENT WIDTH OCCUPANT LOAD PANIC HARDWARE REQUIRED NAME AREA (SF) LOAD FACTOR (SF/OCCUPANT) OCCUPANT LOAD FIRE EXTINGUISHER CABINET: 75' MAX TRAVEL DISTANCEFEC EXIT SIGN POINT OF EGRESS COMMON PATH OF EGRESS TRAVEL TRAVEL DISTANCE (N) NON-RATED CONSTRUCTION (N) 1 HR RATED CONSTRUCTION (N) 2 HR RATED CONSTRUCTION (E) CONSTRUCTION TO REMAIN FIRE EXTINGUISHER W/O CABINET: 75' MAX TRAVEL DISTANCE FIRE HOSE VALVE CABINET POINT OF DECISION B/T 2 EXIT PATHS: END OF COMMON PATH OF TRAVEL (E) 1 HR RATED CONSTRUCTION TO REMAIN (E) 2 HR RATED CONSTRUCTION TO REMAIN REMOTE DOOR RELEASE BUTTON CARD READER NAME 9999999 267 1:100 PATH OF EGRESS TRAVEL TRAVEL DISTANCE FHV FE FIRE ALARM STROBE44"ACCESSIBLE PATH OF TRAVEL OCCUPANCY CLASIFFICATION GSF ALLOWABLE % "A3" ACTUAL A3 NSF OCCUPANCY LOAD FACTOR GROSS FLOOR AREA 57,044 NET AREA (15% CORE FACTOR) 48,487 RESTAURANT (A2)9,697 20%15 TOTAL EGRESS AND OCCUPANCY CALCULATIONS OCCUPANTS 646 48,685 L1 100% PARKING (S2)12,995 26.8%200 65 LOADING DOCK (S2) 1,552 3.2%200 8 MEP SPACES (S2) GYMNASIUM (A2)4,558 9.4%15 304 LOBBY - OFFICE UNCONC. (A2) 3,055 6.3%150 20 BIKE STORAGE (B) 10,279 21.2%200 51 6,352 13.1%200 32 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:26:08 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtLS0.02 LIFE SAFETY 01.6418.000 777 AIRPORT BOULEVARD SYMBOL LEGEND EGRESS REQUIREMENTS 1. COMMON PATH OF EGRESS TRAVEL = 100' FOR B OCCUPANCIES AND 75' FOR A OCCUPANCIES (W/ SPRINKLER SYSTEM PER CBC 2019 1006.2) 2. EXIT ACCESS TRAVEL DIST. = 300' FOR B OCCUPANCIES AND 250' FOR A OCCUPANCIES(CBC 2019 1017.2) 3. DEAD END CORRIDOR = 50' FOR B OCCUPANCIES AND 20' FOR A OCCUPANCIES(CBC 2019 1020.4) 4. ASSEMBLY COMMON PATH OF TRAVEL = 30' (CBC 2019 1029.8) NOTES 1. SPRINKLER & LIFE SAFETY DESIGN TO BE DELEGATED DESIGN SUBMITTED UNDER SEPARATE PERMIT. SCALE:1/16" = 1'-0" EGRESS & OCCUPANCY PLAN - L101 BR-2A 4 nos. 5'-1" stairs 3 nos. 6'-9" stairs Total 52,538 100.0%7 0 3 1 1 1 % "A3" Assembly 7,881 15.0%-0 250 Unoccupied 21,015 40.0%-5 300 EMR 23,642 45.0%-2 300 Net Area (15% Core Factor) 52,538 ROOF Gross Floor Area 61,809 4 nos. 48" (4'-0") stairs 3 nos. 55" (4'-7") stairs Total 56,217 100.0%825 1/68 3 165 165 124 % "A3" Assembly -0.0%15 0 250 Office Unconc. (B) 22,487 40.0%150 150 300 Office Conc. (B) 33,730 60.0%50 675 300 Net Area (15% Core Factor) 56,217 OFFICE Gross Floor Area 66,138 alt. 2 nos. 48" (4'-0") Stairs Total 55,712 100.0%279 1/200 2 56 56 42 Other -0.0%15 0 300 Parking (S2) 55,712 100.0%200 279 300 Net Area (15% Core Factor) 55,712 PARKING Gross Floor Area 65,543 alt. 2 nos. 48" (4'-0") Stairs Total 21,736 100.0%109 1/200 2 22 22 16 Other -0.0%15 0 250 Parking (S2) 21,736 100.0%200 109 300 Net Area (25% Core Factor) 21,736 LM Gross Floor Area 28,981 Total 49,531 100.0%2 0 0 MEP Spaces (S2) 6,378 13.1%200 32 1 100 Loading Dock (S2) 12,143 21.2%200 61 1 100 Parking (S2) 13,047 26.8%200 65 1 100 Bike Storage (S2) 320 3.2%200 2 1 100 Lobby - Office Unconc. (B) 3,067 6.3%150 20 2 300 Gymnasium (A3) 4,576 9.4%15 305 2 300 Restaurant (A2) 10,000 20.0%15 667 3 299 Net Area (15% Core Factor) 48,685 L1 Gross Floor Area 57,276 Occupancy Classification GSF Allowable% "A3"Actual A3 NSF Occ. Load Factor Occupants Effectivce O.L Required Number of Egress Stairs Required Number of Exits Travel Distance to Exit or Exit Access Exit Stair Width (.2") Exit Door Width (.2") Exit Door Width (.15") EGRESS AND OCCUPANCY CALCULATIONS 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 UP DR CR 10' 10' 1189 SF AHU M10 150 SF PARK. ELEV LOBBY M05 206 62" - - .3"ST 4 OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW 472 SF F.S.A.E. VEST. M06 OPEN TO BELOW OPEN TO BELOW RAMP DNSLOPE 16.26%BLENDSLOPE8.13%8' - 0"53' - 6"8' - 0"BLENDSLOPE8.13%17984 SF PARKING M01 206 - - .3"ST 1 206 - - .3" 206 - - . .3" ST 3ST 2 72 SF ST 01 VEST. M03 62 SF ELEC M04 61 SF TCOM M15 61 SF ELEC M14 73 SF UTIL M13 E X IT S E P AR A T IO N 1 0 8 ' - 1 1 3 /1 6 " OPEN TO BELOW 1/3 MAX. DIAGONAL = 71' - 1" MAXIMUM DIAGONAL = 213' - 5" UTIL OCCUPANT CAPACITY PANIC 180 36" 110 .2"OCCUPANT CAPACITY FACTOR EGRESS COMPONENT WIDTH OCCUPANT LOAD PANIC HARDWARE REQUIRED NAME AREA (SF) LOAD FACTOR (SF/OCCUPANT) OCCUPANT LOAD FIRE EXTINGUISHER CABINET: 75' MAX TRAVEL DISTANCEFEC EXIT SIGN POINT OF EGRESS COMMON PATH OF EGRESS TRAVEL TRAVEL DISTANCE (N) NON-RATED CONSTRUCTION (N) 1 HR RATED CONSTRUCTION (N) 2 HR RATED CONSTRUCTION (E) CONSTRUCTION TO REMAIN FIRE EXTINGUISHER W/O CABINET: 75' MAX TRAVEL DISTANCE FIRE HOSE VALVE CABINET POINT OF DECISION B/T 2 EXIT PATHS: END OF COMMON PATH OF TRAVEL (E) 1 HR RATED CONSTRUCTION TO REMAIN (E) 2 HR RATED CONSTRUCTION TO REMAIN REMOTE DOOR RELEASE BUTTON CARD READER NAME 9999999 267 1:100 PATH OF EGRESS TRAVEL TRAVEL DISTANCE FHV FE FIRE ALARM STROBE44"ACCESSIBLE PATH OF TRAVEL 388 SF STORAGE 0209 393 SF F.S.A.E VEST. 0206 72 SF ST 01 VEST. 0202 62983 SF PARKING 0204 206 62" - - .3"ST 4 206 - - .3"ST 1 206 - - . .3" ST 3ST 2 RAMP DNSLOPE 17.54%BLENDSLOPE8.77%BLENDSLOPE8.77%8' - 0"49' - 0"8' - 0"69 SF ST 04 VEST. 0215 95 SF ELEC 0203 61 SF TCOM 0213 61 SF ELEC 0212 CUTOUT AT L2 SLAB ABOVE 73 SF UTIL 0211 EXIT SEPARATION = 269' - 0" OPEN TO BELOW OPEN TO BELOW 1/3 MAX. DIAGONAL = 147' - 1" MAXIMUM DIAGONAL = 441' - 3" OCCUPANCY CLASIFFICATION GSF ALLOWABLE % "A3" ACTUAL A3 NSF OCCUPANCY LOAD FACTOR GROSS FLOOR AREA 28,559 NET AREA (25% CORE FACTOR) 21,419 PARKING (S2)21,419 100%200 15 TOTAL EGRESS AND OCCUPANCY CALCULATIONS OCCUPANTS 107 0 107 OTHER - 21,419 LM 100% 0% OCCUPANCY CLASIFFICATION GSF ALLOWABLE % "A3" ACTUAL A3 NSF OCCUPANCY LOAD FACTOR GROSS FLOOR AREA 65,591 NET AREA (15% CORE FACTOR) 55,752 PARKING (S2)55,752 100%200 15 TOTAL EGRESS AND OCCUPANCY CALCULATIONS OCCUPANTS 279 0 279 OTHER - 55,752 PARKING 100% 0% © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:26:20 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtLS0.03 LIFE SAFETY 01.6418.000 777 AIRPORT BOULEVARD SYMBOL LEGEND EGRESS REQUIREMENTS 1. COMMON PATH OF EGRESS TRAVEL = 100' FOR B OCCUPANCIES AND 75' FOR A OCCUPANCIES (W/ SPRINKLER SYSTEM PER CBC 2019 1006.2) 2. EXIT ACCESS TRAVEL DIST. = 300' FOR B OCCUPANCIES AND 250' FOR A OCCUPANCIES(CBC 2019 1017.2) 3. DEAD END CORRIDOR = 50' FOR B OCCUPANCIES AND 20' FOR A OCCUPANCIES(CBC 2019 1020.4) 4. ASSEMBLY COMMON PATH OF TRAVEL = 30' (CBC 2019 1029.8) NOTES 1. SPRINKLER & LIFE SAFETY DESIGN TO BE DELEGATED DESIGN SUBMITTED UNDER SEPARATE PERMIT. SCALE:1/16" = 1'-0" EGRESS & OCCUPANCY PLAN - LM01 SCALE:1/16" = 1'-0" EGRESS & OCCUPANCY PLAN - L2 (TYPICAL PARKING)02 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 4 DR CR 10' 10' 51'40' 79' 88'76'45'94'76'23'18'40'27'48'28'75'17'93'51'45'34'22'49' 51'27'11'45' 37' 112'27'27'52' 72' 4' 62987 SF PARKING 0604 62987 SF PARKING 0604 324 SF STORAGE 0610 246 SF F.S.A.E. VEST. 0606 RAMP DNSLOPE 17.54%BLENDSLOPE8.77%8' - 0"206 62" - - .3" ST 4 206 - - .3" ST 1 206 - - . .3" ST 3ST 2 69 SF ST 4 VESTIBULE 0616 72 SF ST 1 VESTIBULE 0602 61 SF TCOM 0614 61 SF ELEC 0613 95 SF ELEC 0603 73 SF UTIL 0612 146 SF ELEV VESTIBULE 0605 EXIT SEPARATION = 269' - 0" ELEV CONTROLTCOM 1/3 MAX. DIAGONAL = 147' - 1" MAXIMUM DIAGONAL = 441' - 3" OCCUPANT CAPACITY PANIC 180 36" 110 .2"OCCUPANT CAPACITY FACTOR EGRESS COMPONENT WIDTH OCCUPANT LOAD PANIC HARDWARE REQUIRED NAME AREA (SF) LOAD FACTOR (SF/OCCUPANT) OCCUPANT LOAD FIRE EXTINGUISHER CABINET: 75' MAX TRAVEL DISTANCEFEC EXIT SIGN POINT OF EGRESS COMMON PATH OF EGRESS TRAVEL TRAVEL DISTANCE (N) NON-RATED CONSTRUCTION (N) 1 HR RATED CONSTRUCTION (N) 2 HR RATED CONSTRUCTION (E) CONSTRUCTION TO REMAIN FIRE EXTINGUISHER W/O CABINET: 75' MAX TRAVEL DISTANCE FIRE HOSE VALVE CABINET POINT OF DECISION B/T 2 EXIT PATHS: END OF COMMON PATH OF TRAVEL (E) 1 HR RATED CONSTRUCTION TO REMAIN (E) 2 HR RATED CONSTRUCTION TO REMAIN REMOTE DOOR RELEASE BUTTON CARD READER NAME 9999999 267 1:100 PATH OF EGRESS TRAVEL TRAVEL DISTANCE FHV FE FIRE ALARM STROBE44"ACCESSIBLE PATH OF TRAVEL 71 SF ST 3 VESTIBULE 0716 1015 SF TERRACE 0712 1015 SF TERRACE 0714 1/3 DIA G O N A L = 86' - 3" DIA G O N A L = 258' - 8" 1 /3 D IA G O N A L = 7 8 ' - 1 1 " D IA G O N A L = 2 3 6 ' - 7 " 95 SF TCOM 0704 95 SF ELEC 0705 465 SF F.S.A.E. VESTIBULE 0709 69 SF ST 1 VESTIBULE 0702 206 62" 200 .3" ST 4ST 1 206 62" 200 .3" ST 3ST 2 69 SF ST 4 VESTIBULE 0724 206 62" 200 .3" 206 62" 200 .3" 386 SF ELEVATOR VESTIBULE 0713 57 SF TCOM 0722 66 SF ELEC 0721 73 SF SERVICE VEST. 0720 STAIRS 1 - STAIRS 2 134' - 5" EXIT SEPARATION STAIRS 1 - STAIRS 4 272' - 0" 1/3 MAX. DIAGONAL = 147' - 1" MAXIMUM DIAGONAL = 441' - 3" UTIL MEN'S RESTROOM WOMEN'S RESTROOM MEN'S RESTROOM WOMEN'S RESTROOM TERRACE TERRACE TERRACETERRACE STAIRS 3 - STAIRS 4 89' - 10" EXIT SEPARATION OCCUPANCY CLASIFFICATION GSF ALLOWABLE % "A3" ACTUAL A3 NSF OCCUPANCY LOAD FACTOR GROSS FLOOR AREA 65,591 NET AREA (15% CORE FACTOR) 55,752 PARKING (S2)55,752 100%200 15 TOTAL EGRESS AND OCCUPANCY CALCULATIONS OCCUPANTS 279 0 279 OTHER - 55,752 PARKING 100% 0% OCCUPANCY CLASIFFICATION GSF ALLOWABLE % "A3" ACTUAL A3 NSF OCCUPANCY LOAD FACTOR GROSS FLOOR AREA 66,309 NET AREA (15% CORE FACTOR) 56,363 OFFICE CONC. (B)33,818 60%50 150 TOTAL EGRESS AND OCCUPANCY CALCULATIONS OCCUPANTS 676 150 827 OFFICE UNCONC. (B)22,545 56,363 OFFICE 100% 40% % "A3" ASSEMBLY - 0%15 0 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:26:29 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtLS0.04 LIFE SAFETY 01.6418.000 777 AIRPORT BOULEVARD SYMBOL LEGEND EGRESS REQUIREMENTS 1. COMMON PATH OF EGRESS TRAVEL = 100' FOR B OCCUPANCIES AND 75' FOR A OCCUPANCIES (W/ SPRINKLER SYSTEM PER CBC 2019 1006.2) 2. EXIT ACCESS TRAVEL DIST. = 300' FOR B OCCUPANCIES AND 250' FOR A OCCUPANCIES(CBC 2019 1017.2) 3. DEAD END CORRIDOR = 50' FOR B OCCUPANCIES AND 20' FOR A OCCUPANCIES(CBC 2019 1020.4) 4. ASSEMBLY COMMON PATH OF TRAVEL = 30' (CBC 2019 1029.8) NOTES 1. SPRINKLER & LIFE SAFETY DESIGN TO BE DELEGATED DESIGN SUBMITTED UNDER SEPARATE PERMIT. SCALE:1/16" = 1'-0" EGRESS & OCCUPANCY PLAN - L3 - L601 SCALE:1/16" = 1'-0" EGRESS & OCCUPANCY PLAN - L7-L12 (TYP. OFFICE)02 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 4 UP DR CR 10' 10' 383 SF UTILITY R05 206 62" .3" ST 2 361 SF F.S.A.E. VEST. R02 107 SF ELEV CONTROL R08 120 SF ELEC R06 284 SF EMR R26 304 SF EMR 0218 90 SF ELEV CONTROL R07 MEP PENTHOUSE OCCUPANT CAPACITY PANIC 180 36" 110 .2"OCCUPANT CAPACITY FACTOR EGRESS COMPONENT WIDTH OCCUPANT LOAD PANIC HARDWARE REQUIRED NAME AREA (SF) LOAD FACTOR (SF/OCCUPANT) OCCUPANT LOAD FIRE EXTINGUISHER CABINET: 75' MAX TRAVEL DISTANCEFEC EXIT SIGN POINT OF EGRESS COMMON PATH OF EGRESS TRAVEL TRAVEL DISTANCE (N) NON-RATED CONSTRUCTION (N) 1 HR RATED CONSTRUCTION (N) 2 HR RATED CONSTRUCTION (E) CONSTRUCTION TO REMAIN FIRE EXTINGUISHER W/O CABINET: 75' MAX TRAVEL DISTANCE FIRE HOSE VALVE CABINET POINT OF DECISION B/T 2 EXIT PATHS: END OF COMMON PATH OF TRAVEL (E) 1 HR RATED CONSTRUCTION TO REMAIN (E) 2 HR RATED CONSTRUCTION TO REMAIN REMOTE DOOR RELEASE BUTTON CARD READER NAME 9999999 267 1:100 PATH OF EGRESS TRAVEL TRAVEL DISTANCE FHV FE FIRE ALARM STROBE44"ACCESSIBLE PATH OF TRAVEL OCCUPANCY CLASIFFICATION GSF ALLOWABLE % "A3" ACTUAL A3 NSF OCCUPANCY LOAD FACTOR GROSS FLOOR AREA 61,809 NET AREA (15% CORE FACTOR) 52,538 EMR 23,642 -- - TOTAL EGRESS AND OCCUPANCY CALCULATIONS OCCUPANTS 2 7 UNOCCUPIED 21,015 52,538 ROOF 100% - % "A3" ASSEMBLY 7,881 --0 - - - -- 5 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 NOT FOR CONSTRUCTION ARCHITECT 45 Fremont Street Suite 1500 San Francisco, CA 94105 Tel 415.433.3700 STRUCTURAL ENGINEERING Saiful Bouquett 155 N. Lake Ave. 6th Floor Pasadena, CA 91101 Tel 626.304.2616 MEP ENGINEERING Alvine Engineering 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 LANDSCAPE ARCHITECTURE Petersen Studio 133 Kearny, Suite 303 San Francisco, CA 94108 Tel 415.983.0950 PARKING Walter P Moore 707 Wilshire Blvd. Suite 2100 Los Angeles, CA 90017 Tel 310.254.1906 ELEVATOR EWCG 102 E. Blithedale Ave. Suite 1 Mill Valley, CA 94941 Tel 917.580.6111 CIVIL ENGINEERING AND SURVEYING Wilsey Ham 3130 La Selva St, Suite 100 San Mateo, CA 94403 Tel 650.349.2151 LIGHTING DESIGNER KGM 270 Coral Circle El Segundo, CA 90245 Tel 310.522.2191 WIND RWDI 421 SW 6th Ave, Suite 450 Portland, OR 97204 Tel 503.243.2556 ACOUSTIC SM&W 351 California St, Suite 810 San Francisco, CA 94104 Tel 415.903.5078 FACADE ACCESS Olympique Facade Access 26429 Rancho Pkwy S #145 Lake Forest, CA 92630 Tel 949.309.2820 ENCLOSURE CONSULTANT WJE 2000 Powell St, Suite 1650 Emeryville, CA 94608 Tel 503.852.1114 FIRE & LIFE SAFETY Holmes Fire 235 Montgomery St #1250 San Francisco, CA 94104 Tel 415.693.1600 HARDWARE CONSULTANT OCI 34179 Golden Lantern #304 Dana Point, CA 92629 Tel 949.388.6571 TECHNOLOGY IP DESIGN GROUP 1201 Cass Street Omaha, NE 68102 Tel 402.346.7007 As indicated 8/4/2022 5:26:34 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtLS0.05 LIFE SAFETY 01.6418.000 777 AIRPORT BOULEVARD SYMBOL LEGEND EGRESS REQUIREMENTS 1. COMMON PATH OF EGRESS TRAVEL = 100' FOR B OCCUPANCIES AND 75' FOR A OCCUPANCIES (W/ SPRINKLER SYSTEM PER CBC 2019 1006.2) 2. EXIT ACCESS TRAVEL DIST. = 300' FOR B OCCUPANCIES AND 250' FOR A OCCUPANCIES(CBC 2019 1017.2) 3. DEAD END CORRIDOR = 50' FOR B OCCUPANCIES AND 20' FOR A OCCUPANCIES(CBC 2019 1020.4) 4. ASSEMBLY COMMON PATH OF TRAVEL = 30' (CBC 2019 1029.8) NOTES 1. SPRINKLER & LIFE SAFETY DESIGN TO BE DELEGATED DESIGN SUBMITTED UNDER SEPARATE PERMIT. SCALE:1/16" = 1'-0" EGRESS & OCCUPANCY PLAN - LR01 2 18/03/2022 ENTITLEMENT 4 05/08/2022 ENTITLEMENT 4 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4GENERAL NOTES1. NOTES BELOW ARE NOT INTENDED TO REPLACE SPECIFICATIONS. SEE SPECIFICATIONS FORREQUIREMENTS IN ADDITION TO GENERAL NOTES.2. REFER TO ARCHITECTURAL, CIVIL AND OTHER CONSULTANTS DRAWINGS FOR ADDITIONALINFORMATION.3. PRIOR TO BEGINNING CONSTRUCTION, CONTRACTOR TO CHECK THE DRAWINGS AGAINST THESITE OF THE WORK AND NOTIFY THE OWNER IN WRITING OF ANY DISCREPANCIES IN DIMENSIONS,SITE CONDITIONS, OR OTHER CONDITIONS. THE CONTRACTOR SHALL NOT BEGIN CONSTRUCTIONIN ANY SUCH AFFECTED AREA UNTIL THE DISCREPANCY HAS BEEN RESOLVED BY THE OWNER.4. REPORT ANY DISCREPANCIES IN DRAWINGS AND/OR SPECIFICATIONS TO THE OWNER FORCLARIFICATIONS OR ADJUSTMENTS BEFORE COMMENCING WORK.5. CONTRACTORS AND SUB-CONTRACTORS ARE RESPONSIBLE FOR REVIEWING ALL DRAWINGS ANDALL SECTIONS OF THE SPECIFICATIONS FOR COORDINATION OF THEIR WORK. ANYDISCREPANCIES IN THEIR RESPECTIVE TRADES ARE TO BE REPORTED TO THE OWNER'SREPRESENTATIVE BEFORE FINALIZING THEIR BIDS, AND COMMENCING WORK.6. THE CONTRACTOR SHALL COOPERATE WITH OTHER CONTRACTORS THAT WILL BE WORKINGWITHIN OR ADJACENT TO THE PROJECT SITE. OTHER CONTRACTS THAT ARE EXPECTED TO BEACTIVE DURING THIS WORK ARE: 1) UTILITY CONSTRUCTION;2) SUBSURFACE GRADING, DRAINAGE AND UTILITIES; 3) BUILDING FOUNDATION WORK; 4) OTHERCONTRACTS STARTED PRIOR TO THIS CONTRACT; 5) ADDITIONAL CONTRACTS THAT MAYCOMMENCE BEFORE COMPLETION OF THIS CONTRACT.7. CONTRACTOR TO BE RESPONSIBLE FOR THE COORDINATION WITH ALL LOCAL UTILITYCOMPANIES. THE CONTRACTOR IS REQUIRED TO NOTIFY THE LOCAL UTILITY COMPANY 48 HOURSPRIOR TO DIGGING IN ORDER THAT UNDERGROUND UTILITIES IN THE AREA CAN BE LOCATED.8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEAN-UP OF ANY MATERIALS DEPOSITEDOUTSIDE THE WORK AREA. EXISTING CONSTRUCTION DRAINAGE SYSTEM AND EROSIONCONTROL TO BE MAINTAINED, MODIFIED, AND/OR REMOVED AS NOTED ON CIVIL ENGINEERINGPLANS.9. THE CONTRACTOR SHALL ABIDE BY ALL APPLICABLE FEDERAL, STATE AND LOCALENVIRONMENTAL PROTECTION STANDARDS, LAWS AND REGULATIONS.10. CONTRACTOR TO SCHEDULE WORK IN ACCORDANCE WITH ALL APPLICABLE FEDERAL, STATE ANDLOCAL ENVIRONMENTAL PROTECTION STANDARDS, LAWS AND REGULATIONS.11. DO NOT SCALE DRAWINGS.OTHER NOTES1. FOR ADDITIONAL NOTES PERTAINING TO ARCHITECTURE, CIVIL ENGINEERING, MARINEENGINEERING, MEP ENGINEERING, LIGHTING AND SIGNAGE, REFER TO DOCUMENTS OFRESPECTIVE DISCIPLINES AND OTHER NOTES WITHIN THIS PACKAGE.2. THE REPRODUCTIVE USE OF THE CONTRACT DOCUMENTS OR ELECTRONIC FILES ASSHOP DRAWING DOCUMENTS BY THE CONTRACTOR IS AT THEIR OWN RISK. THEDESIGN TEAM ASSUMES NO LIABILITY AS A RESULT OF THE REPRODUCTIVE USE OFTHE CONTRACT DOCUMENTS FOR SHOP DRAWINGS.NEW CONSTRUCTION LAYOUT NOTES1. CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS, LAYOUT COORDINATES, AND WORK FROMPREVIOUS AND ONGOING CONTRACTS IN THE FIELD. REPORT ANY DISCREPANCIES IMMEDIATELYTO THE OWNER'S REPRESENTATIVE FOR DIRECTION PRIOR TO COMMENCING CONSTRUCTION.2. GENERAL CONTRACTOR IS TO COORDINATE ALL LAYOUT, STAKING, AND GRADING CONTROLSAMONG ALL TRADES; SPECIFICALLY BUT NOT LIMITED TO CONCRETE PAVING, CONCRETE WALLCONSTRUCTION, UNDERGROUND UTILITIES, UNIT PAVING AND PLANTING.3. ALL LAYOUT COMPONENTS TO BE STAKED OUT IN THE FIELD BY THE CONTRACTOR PERBASELINES CREATED BY CONNECTING INDICATED COORDINATE POINTS OR OFFSETTING FROMBASELINES. OBTAIN OWNER'S REPRESENTATIVE APPROVAL IN THE FIELD OF LAYOUT WITHBASELINES INDICATED BEFORE STARTING CONSTRUCTION.4. ANY CHANGES PROPOSED TO LAYOUT OF COORDINATE POINTS OR DIMENSIONS ON THISDRAWING MUST BE APPROVED BY THE OWNER IN WRITING PRIOR TO CONSTRUCTION.5. ALL SITE DIMENSIONS ARE GIVEN FROM DEFINED COORDINATE POINTS, BASELINES CREATED BYCONNECTING COORDINATE POINTS, AND/OR TO THE FRONT FACES OF WALLS AND STRUCTURES,UNLESS OTHERWISE NOTED. TAKE DIMENSIONS FROM COORDINATE POINTS, BASELINES, FRONTOF CURB, FACE OF WALL, FACE OF HEADER, EDGE OF PAVING OR CENTERLINE OF COLUMNSUNLESS OTHERWISE NOTED.6. ALL ANGLES ARE ASSUMED TO BE 90 DEGREES UNLESS OTHERWISE NOTED OR AS INDICATEDPER LAYOUT STAKING ITEM 3 ABOVE.7. REFER TO LAYOUT AND MATERIAL PLAN(S) FOR ALL PAVING JOINT LOCATIONS UNLESSOTHERWISE NOTED; CONTRACTOR TO SUBMIT SHOP DRAWINGS, VERIFYING LAYOUT PRIOR TOINSTALLATION.8. DRAIN COORDINATES ARE TO CENTER LINE OF DRAIN, OR WHEN NOT PROVIDED, DRAINS ALIGNWITH ADJACENT PAVING WHEN PAVING IS NEARBY, OR DRAINS ALIGN WITH SHARP TOE OF SLOPEWHEN LOCATED AT THE INTERSECTION OF TWO OR MORE SLOPES.9. ALL VALVE BOXES TO BE LINED UP AND SET PARALLEL TO ADJACENT HARDSCAPE, UNDERDRAINAGE, UNLESS OTHERWISE NOTED.NEW CONSTRUCTION PLANTING NOTES1. CONTRACTOR SHALL SUPPLY ALL PLANT MATERIAL IN QUANTITIES SUFFICIENT TO COMPLETE THEPLANTING SHOWN ON ALL DRAWINGS.2. ALL PLANT MATERIAL SHALL CONFORM TO THE GUIDELINES ESTABLISHED BY "THE AMERICANSTANDARD FOR NURSERY STOCK", PUBLISHED BY THE AMERICAN ASSOCIATION OFNURSERYMEN, LATEST EDITION.3. WRITTEN APPROVAL IS TO BE RECEIVED FROM OWNER FOR PLANT SUBSTITUTIONS.4. ALL PLANTS SHALL BE APPROVED BY OWNER PRIOR TO THEIR INSTALLATION AT THE SITE.5. FOR PLANTING LAYOUT DIMENSIONS AND DETAIL REFERENCES SEE PLANTING AREA PLANS,DETAIL PLANS AND DETAILS.6. NO TREES SHALL BE PLANTED LESS THAN 2 FEET FROM WALKS, CURBS, OR OTHER STRUCTURES.WHERE TREES ARE LOCATED WITHIN 5 FEET OF PAVING OR STRUCTURES, ROOT CONTROLBARRIER SHALL BE INSTALLED.7. CONTRACTOR SHALL LOCATE AND VERIFY UTILITY AND UTILITY LINE LOCATIONS PRIOR TOSTAKING PLANTS AND REPORT ANY CONFLICT TO OWNER PRIOR TO COMMENCING WORK.8. CONTRACTOR SHALL STAKE ALL PLANT LOCATIONS IN THE FIELD, AND OBTAIN APPROVAL OFOWNER BEFORE STARTING PLANT INSTALLATION.9. CONTRACTOR TO COORDINATE PLANT LAYOUT WITH IRRIGATION EQUIPMENT LAYOUT. PLANTLAYOUT TAKES PRECEDENCE OVER IRRIGATION EQUIPMENT LAYOUT.10. ALL TREES SHALL BE STAKED ACCORDING TO DETAIL PROVIDED UNLESS OTHERWISE NOTED.11. REFER TO PLANTING SPECIFICATION FOR CONDITIONS OF TREE SUBDRAINAGE INSTALLATIONAND TESTING PROCEDURE.12. REFER TO CIVIL DRAWINGS FOR LOCATION AND INSTALLATION OF SUBSURFACE DRAINAGE.GENERAL NOTES & INDEXL0.001SHEET INDEXNO. SHEET SHEET NAMEGENERAL NOTES1L0.001GENERAL NOTES & INDEXSCHEDULES & REFERENCE PLANSMATERIAL SCHEDULE3 L0.003FURNISHING SCHEDULE4L0.004TREE PLANTING SCHEDULE5 L0.005GROUNDCOVER PLANTING SCHEDULE6 L0.006ILLUSTRATIVE PLAN8 L0.010TREE PROTECTION & REMOVAL PLANPLANSL1.001LAYOUT & MATERIAL PLAN - AREA 111L1.002LAYOUT & MATERIAL PLAN - AREA 212L3.001 GRADING & DRAINAGE PLAN - AREA 113L3.002 GRADING & DRAINAGE PLAN - AREA 214L4.001FURNISHING & LIGHTING PLAN - AREA 115L4.002FURNISHING & LIGHTING PLAN - AREA 2L6.001PLANTING PLAN - AREA 1L6.002PLANTING PLAN - AREA 29 L0.011OVERALL PLAN161718SECTIONSL7.001SITE SECTIONS2L0.002ABBREVIATIONS & SYMBOLS10 L0.01219L7.002SITE SECTIONSL7.011STREETSCAPE SECTIONS2021DETAILSL9.001PAVING DETAILS252830L9.031FURNISHING DETAILSL9.051PLANTING DETAILSL9.052PLANTING DETAILS31ENLARGEMENTSL8.001ENLARGED AIRPORT BLVD PLAZA PLAN2227L9.011WALL DETAILSL8.002ENLARGED LOBBY PLAZA PLAN2329L9.032FURNISHING DETAILSL8.003ENLARGED SHORELINE PLAZA PLAN24GROUNDCOVER PLANTING SCHEDULE7L0.007L9.002PAVING DETAILS26L9.021PLATFORM AND SEATWALL DETAILS32 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4ADRAREA DRAINAFFABOVE FINISH FLOORAFSABOVE FINISH SURFACEBCBOTTOM OF CURBBFFBELOW FINISH FLOORBRBOTTOM OF RAMPBSBOTTOM OF STAIRBSWBOTTOM SLOPED WALKBWBOTTOM OF WALLCBCATCH BASINCOCLEANOUTFDFLOOR DRAINFFEFINISH FLOOR ELEVATIONFGFINISH GRADEFLFLOW LINEFSFINISH SURFACEGBGRADE BREAKGRDGRADEHPHIGH POINTINV EL INVERT ELEVATIONLPLOW POINTMHWMEAN HIGH WATERMLWMEAN LOW WATERRDROOF DRAINSLDRSLOT DRAINSTDSTORM DRAINSTLTOP OF STEELSUBDR SUBDRAINTOTOP OFTCTOP OF CURBTC(E)TOP OF CURB - EXISTINGTDRTRENCH DRAINTFTOP OF FOOTINGTOCTOP OF CONCRETETOETOE OF SLOPETOGTOP OF GRATINGTOSSTOP OF STRUCTURAL SLABTRTOP OF RAMPTSTOP OF STAIRTSWTOP OF SLOPED WALKTWTOP OF WALLUDUNDERDRAINWLWATER LINEWSWATER SURFACEANSI AMERICAN NATIONAL STANDARDS INSTITUTEAHJAUTHORITY HAVING JURISDICTIONBD BUILDING DEPARTMENTBMP BEST MANAGEMENT PRACTICEDOT DEPARTMENT OF TRANSPORTATIONESC EROSION SEDIMENT CONTROLIBC INTERNATIONAL BUILDING CODELOW LIMIT OF WORKNFPA NATIONAL FIRE PROTECTION ASSOCIATIONNGPA NATURAL GROWTH PROTECTION AREATESCP TEMP. EROSION & SEDIMENT CONTROL PLANAB ANCHOR BOLTAC ASPHALTIC CONCRETEANC ANCHORBLK BLOCKCAB CABINETCHGR CHARGERCICAST IRONCIP CAST IN PLACECJ CONSTRUCTION JOINTCKPL CHECKER PLATECMUCONCRETE MASONRYUNITCOL COLUMNCONC CONCRETECUP CONCRETE UNIT PAVERDF DRINKING FOUNTAINDG DECOMPOSED GRANITEDWL(S)DOWEL(S)EJEXPANSION JOINTFE FIRE EXTINGUISHERFH FIRE HYDRANTFRPFIBERGLASSREINFORCED PLASTICFTG FOOTINGGGUTTERGALV GALVANIZEDGD GUARDGEN GENERATORGFRCGLASS FIBERREINFORCED CONCGL GLASSGR GUARDRAILGYP GYPSUMHDGHOT DIPPEDGALVANIZEDHDWR HARDWAREHPSHIGH PRESSURESODIUMHYDT HYDRANTINSUL INSULATIONJST JOISTJTJOINTLAMLAMINATE(D)LED LIGHT EMITTING DIODELPS LOW PRESSURE SODIUMLTG LIGHTINGLVR LOUVERMAT'L MATERIALMFR MANUFACTURERMTL METALPPOLEP/C PLAIN CONCRETEPC PRECASTPERF PERFORATEDPLWD PLYWOODPNEUPNEUMATICPNL PANELPNT PAINTPP POWER POLEPREFIN PREFINISHEDPT PRESSURE TREATEDPTD PAINTEDPVC POLYVINYL CHLORIDERCREINFORCEDCONCRETERECP RECEPTACLEREINFREINFORCE(D)SB SIGNAL BOXSED SEDIMENTSH SHIELDEDSHT SHEETSN SCREENSS STAINLESS STEELSTL STEELTTELEPHONETG TONGUE AND GROOVETMP TEMPEREDTHD THREADEDTPG TOPPINGTRANSF TRANSFORMERVVOLTS, VAULTVAC VACUUMWD WOODWI WROUGHT IRONWP WATER PROOFINGWSP WELDED STEEL PIPEWSR WASHERWTHR STL WEATHERING STEELARCH ARCHITECTURALDEMO DEMOLITIONELEC ELECTRICALENGR ENGINEERLA LANDSCAPE ARCHITECTMECH MECHANICALOFCI OWNER FURNISHED CONTRACTOR INSTALLEDOFOI OWNER FURNISHED OWNER INSTALLEDSAD SEE ARCHITECTURAL DRAWINGSSCD SEE CIVIL DRAWINGSSED SEE ELECTRICAL DRAWINGSSID SEE IRRIGATION DRAWINGSSIDD SEE INTERIOR DESIGN DRAWINGSSGR SEE GEOTECHNICAL REPORTSMED SEE MECH. ENGINEER DRAWINGSSPD SEE PLUMBING DRAWINGSSPLD SEE POOL DRAWINGSSSD SEE STRUCTURAL DRAWINGSSWFD SEE WATER FEATURE DRAWINGSSWPD SEE WATERPROOFING DRAWINGSMATERIALS / PRODUCTS / FINISHESGENERAL ABBREVIATIONSCONSULTANT REFERENCESCODES AND STANDARDSGENERAL SYMBOLSLEADERLARGE SCALE PLAN ORENLARGED SECTIONALDETAILDETAIL CALLOUTSECTION REFERENCEPROPERTY LINE (PL)CENTER LINESECTION LIMITNORTH ARROWKEY NOTELC11REVISION TAGREVISION RECORDUNDERGROUNDCONSTRAINTSLIMIT OF WORK (LOW)#, NONUMBER&AND@ATAOD ANGLE OF DEFLECTIONADJADJUSTABLEALT ALTERNATEAPPXAPPROXIMATE(LY)AUTO AUTOMATICAUX AUXILIARYAVEAVENUEAVG AVERAGEBLDG BUILDINGBM BENCHMARKBOC BEGINNING OF CURVEBOT BOTTOMBRK BREAKC CENTIGRADEC/C CENTER TO CENTERCAP CAPACITYCF CUBIC FEETCH CHANNELCL CENTERLINECLR CLEARCONN CONNECTIONCONST CONSTRUCTIONCONT CONTINUOUSCONTD CONTINUEDCP CENTER POINTCPL COUPLINGCTR CENTERCTRD CENTEREDCTRL CONTROLCY CUBIC YARDCYL CYLINDERD DEEPDET DETAILDIA DIAMETERDIFF DIFFERENTIALDIM DIMENSIONDIR DIRECTIONDIV DIVISIONDN DOWNDWG(S) DRAWING(S)(E)EXISTINGE EASTEA EACHEC END OF CURVEECC ECCENTRICEE EACHELEV ELEVATIONEMBD EMBEDDEDEMER EMERGENCYEQ EQUALEQUIP EQUIPMENTEQUIV EQUIVALENTEW EACH WAYEX EXTRAEXIST, (E)EXISTINGEXT EXTERIORF FAHRENHEITF/F FACE TO FACEFABFABRICATED(D)FIN FINISHEDFLEX FLEXIBLEFLR FLOORFLT FILTERFND FOUNDATIONFOW FACE OF WALLFREQ FREQUENCYFT FEETFV FIELD VERIFY W/ LAFWD FORWARDGAL GALLONGEN GENERALGND GROUNDH HIGHHDRHEADER, HANDRAILHEX HEXAGONALHOR HORIZONTALHR HOURHRS HOURHT HEIGHTHW HOT WATERHYD HYDRAULICID INSIDE DIAMETERIN INCHINT INTERIORINTLK INTERLOCKIRR,IRRIGIRRIGATIONJBJUNCTION BOXJCT JUNCTIONL LEFTLATLATITUDELB(S) POUND(S)LEV LEVELLF LINEAL FEETL LONGLH LEFT HANDLWR LOWERMAINT MAINTENANCEMANMANUALMAXMAXIMUMMET METERMGR MANAGERMH MANHOLEMINMINIMUMMJMECHANICAL JOINTML MATCHLINEMO MODULOUSMON MONUMENTMPH MILES PER HOURMTR MOTOR(N)NEWN/A NOT APPLICABLENE NORTHEASTNEG NEGATIVENIC NOT IN CONTRACTNOM NOMINALNTS NOT TO SCALENUNOT USEDNW NORTHWESTO/O OUT TO OUTOC ON CENTEROD OUTSIDE DIAMETEROH OVERHANGOL OVERLOADOPNG OPENINGOPP OPPOSITEPA PLANTING AREAPAR PARALLELPCS PIECESPEN PENETRATIONPK PEAKPL PROPERTY LINEPLCS PLACESPOB POINT OF BEGINNINGPOC POINT OF CONNECTIONPOI POINT OF INTERSECTIONPR PAIRPRES PRESSUREPVTPOINT OF VERTICALINTERSECTIONQTY QUANTITYRRADIUS, RISERRD ROADREC RECESSEDREF REFERENCEREM REMOVABLEREQ'D REQUIREDRESIL RESILIENTREV REVERSERH RIGHT HANDRM ROOMROW RIGHT OF WAYRP RADIUS POINTRPMREVOLUTIONS PERMINUTERT RIGHTS SOUTHSCH SCHEDULESCR'D SCREWEDSE SOUTHEASTSEC SECONDSECT SECTIONSFSQUARE FOOTSIM SIMILARSP SPACESPEC(S) SPECIFICATION(S)SPG SPACINGSQ SQUARESR STATE ROUTEST STREETSTA STATIONSTOR STORAGESUB SUBSTITUTESURF SURFACESUSP SUSPENDEDSW SOUTHWESTSYM SYMMETRICALSYNC SYNCHRONIZETH THERMOMETERTHK THICKTHRESH THRESHOLDTHRUTHROUGHTP TANGENT POINTTYP TYPICALU/P UTILITY POLEU/S UNDERSIDEUG UNDERGROUNDUNUNIONUONUNLESS OTHERWISENOTEDVAR VARIESVC VERTICAL CURVEVERT VERTICALVIF VERIFY IN FIELDW WESTW/ WITHW/O WITHOUTWL WATER LINEWT WEIGHTYR YEARGRADING ABBREVIATIONS-LIMIT OF WORKLC - - - - - - - - - - - - -- - - - - - - - - ABBREVIATIONS & SYMBOLSL0.002 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4MATERIAL SCHEDULEL0.003IMAGESYMBOL / DESCRIPTIONPROPERTIESCOLOR: TO MATCH SIDEWALKCOLOR FINISH: TO MATCH SIDEWALKCAST IN PLACECONCRETECONCRETEPAVERS OVERAGGREGATE BASECONCRETE UNIT PAVERSSIZE: 1' X 1'THICK: 3" THKPATTERN: AS INDICATED IN DRAWINGSCOLOR 1: CUSTOMCOLOR 2: CUSTOMFINISH: FINISH 13EDGE: SQUARE, NO CHAMFERMATERIAL SCHEDULECOLOR: INTEGRAL DARK GRAYFINISH: SANDBLASTEDCAST IN PLACECONCRETEVEHICULAR, SCDSIZE: SEE SPECIFICATIONSCOLOR: CALIFORNIA GOLDDECOMPOSEDGRANITE - STABILIZEDASPHALT, SCDMANUFACTURER / SOURCEN/AHANOVER ARCHITECTURALPRODUCTSHANOVERPAVERS.COMNOTESN/ASEE CIVIL DRAWINGS FOR STANDARD CONCRETESPECIFICATION / MIX.CONCRETE MIX TO BE 40SR.PROVIDE MOCKUP OF INTEGRAL COLOR CONCRETEFOR LANDSCAPE ARCHITECT REVIEW.UNIFORM IN COLOR AND SIZE TOBE SOURCED WITHIN 500 MILESOF PROJECT SITEN/ASEE CIVIL DRAWINGS FOR SPECIFICATION / MIX.PROVIDE MOCKUP ON SITE FOR LANDSCAPEARCHITECT REVIEW.L9.0011TRUNCATED DOMEPAVERS, SCDL9.0014-5L9.0022SEE CIVIL DRAWINGS FOR DETAILS ANDSPECIFICATIONS.SIZE: 18" X 24" PAVERSCOLOR: GRAYCOLDSPRING17482 GRANITE WEST ROADCOLD SPRING, MN 56320INFO@COLDSPRINGUSA.COM1.800.328.5040PROVIDE MOCKUP ON SITE FOR LANDSCAPEARCHITECT REVIEW.HANOVER ARCHITECTURALPRODUCTSHANOVERPAVERS.COMMATERIAL: STONESIZE: 4" X 4" X 3" THKSTONE TYPE: TBDFINISH: SPLIT FACEN/APROVIDE MOCKUP ON SITE FOR LANDSCAPEARCHITECT REVIEW.TYPE B HIGHTEXTURE STONEBLOCK PAVINGVEHICULAR, SCDTYPE A STONEBLOCK PAVING,VEHICULAR,SCDMATERIAL: STONESIZE: 4" X 4" X 3" THKSTONE TYPE: TBDFINISH: DIMOND 10TWO 2" THK COMPACTED LIFTS.PROVIDE MOCKUP ON SITE FOR APPROVAL.L9.0021L9.0017UNIFORM GRAY BROKEN ROCK TOBE SOURCED WITHIN 500 MILESOF PROJECT SITESIZE: 1/4 - 1/2"COLOR: GRAYDECORATIVE GRAVELSEE CIVIL DRAWINGS444 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4FURNISHING SCHEDULETRASH / RECYCLERECEPTACLESBIKE RACKCOMMUNALTABLEMODEL: ECOSIDESIZE: 14.56" x 13.03" x 36.89"MTRL: POWDERCOATED STEELCOLOR: CUSTOM TO MATCHPROJECT METAL COLORMODEL: ROUND RACKSIZE: 40" X 35"THICK: 12 GAMTRL: STAINLESS STEELFINISH: BRUSHEDDERO, INC.DERO.COM415.425.7562PETER@DERO.COMMANUFACTURERNOTESMODEL / PROPERTIESSYMBOL / DESCRIPTIONIMAGETRPRECASTCONCRETESEATWALLBRQCPQCP-CORP.COM866.703.3434CONTACT: NEIL ELENZWEIGSIZE: PER PLANCOLOR: TBDFINISH: TBDPROVIDE TWO SEPARATERECEPTACLES FOR TRASH ANDRECYCLE.POWDERCOAT COLOR TO BECUSTOM TO MATCH PROJECTLANDSCAPE METAL COLOR.S1L9.0321PRECASTCONCRETESEATWALL WITHBACKS2SHORELINESEATINGPLATFORMCUSTOM CAST IN PLACECONCRETE PLATFORM WITHIPE WOOD TOPSIZE: PER PLANCOLOR: TBDFINISH: TBDWOOD: FSC CERTIFIED IPE OR APPROVED EQUALL9.0311-2L9.0211-2L9.0214CUSTOMTO BE SELECTED BYLANDSCAPE ARCHITECTDRINKINGFOUNTAINBLFIXED BOLLARD,SCDLANDSCAPE ARCHITECT TOPROVIDE AESTHETIC REVIEWELECTRICALBOLLARDREFER TO MANUFACTURER'SSPECIFICATIONS FORINSTALLATION AND CAREMODEL: TBDSIZE: TBDCOLOR: TBDFINISH: TBDOUTDOOR FOUNTAINBI-LEVEL PEDESTAL WITH PETFOUNTAINMTRL: POWDERCOATEDGALV STLCOLOR: CUSTOM TO MATCHPROJECT METAL COLORMODEL: RECEPTACLE BOLLARDRB-18-RE1-BLP-PPSIZE: H 18" X W 4"MTRL:ALUMINUMFINISH:ID CREATEDIDCRATED.COM877.690.7755760.690.8557CONTACT: LAURA MEDFORDPOWDERCOAT COLOR TO BECUSTOM TO MATCH PROJECTLANDSCAPE METAL COLOR.DOMESTIC WATER AND SEWERCONNECTION TO BECOORDINATED.MFR ALTERNATES:(1) ELKAY. 800.476.4106(2) MOST DEPENDABLEFOUNTAINS. 901.867.0039PLBENCH ATSHORELINESEATING AREASMMCITÉMMCITE.COM704.995.1942ORDER@MMCITE.COMMODEL: MIELASIZE: 8' LENGTHMTRL: THERMALLY MODIFIEDDOMESTICALLY SOURCEDWOOD AND PAINTEDGALVANIZED STEELMTRL: #316 STAINLESS STLSEE CIVIL DRAWINGS FORVEHICULAR BOLLARDSPECIFICATIONSDFL9.0322MANUFACTURERNOTESMODEL / PROPERTIESSYMBOL / DESCRIPTIONIMAGEB-K LIGHTING40429 BRICKYARD DRIVE,MADERA, CA 93636559-438-5800WWW.BKLIGHTING.COMDOG BAGDISPENSERMODEL: 390 SMSIZE: PER MFRMTRL: GALV STLFINISH: POWDERCOATEDCOLOR: CUSTOM TO MATCHPROJECT METAL COLORMOST DEPENDABLE FOUNTAINSMOSTDEPENDABLE.COM901.867.0039DBPUBLICBINOCULARSMODEL: MARK II - NON COIN BINOCULAR VIEWER HEAD, DUAL BASESIZE: PER MFRMTRL: 356 ALUM. ALLOYCOLOR: CUSTOM TO MATCHPROJECT METAL COLORBINOCULARS TO BE ADACOMPLIANT WITH DUAL HEADVIEWERL9.0317SEECOAST MANUFACTURINGCOMPANY, INC.SEECOAST.COM251.928.8882SEECOAST@SEECOAST.COMTSCTB1L9.0324FURNISHING SCHEDULEL0.0044444 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4TREE PLANTING SCHEDULEQUERCUS AGRIFOLIACOAST LIVE OAK36" BOX20-70 FT 70 FTFULL SUNTO PARTSHADEN/AVERY LOWEVERGREEN, SPRING BLOOMIMAGEBOTANICAL NAME / COMMON NAMESIZE QUANTITYWUCOLSHEIGHT SPREAD EXPOSURE COLORFOLIAGENOTESARBUTUS 'MARINA' MARINA MADRONE36" BOX40 FT40 FTPINK FLOWERWINTER-SUMMERLOWEVERGREEN, SPRING BLOOMFULL SUNTO PARTSHADEHESPEROCYPARIS MACROCARPAMONTEREY CYPRESS36" BOX40-70 FT 40 FTFULL SUNTO PARTSHADEN/AMODEVERGREENCALIFORNIANATIVE (1)CALIFORNIAADAPTED (1)CALIFORNIANATIVE (1)NOTES:1. NATIVE OR ADAPTED PLANT SOURCES:(1) Landscape Plants for California Gardens, Bob Perry, Professor Emeritus, Cal Poly Pomona University.(2) SelecTree, https://selectree.calpoly.edu/, The California Polytechnic State University2. PER BURLINGAME ZONING ORDINANCE 25.36.20, LANDSCAPE PLANTING CONSISTS OF GRASS, ANNUALS, PERENNIALS, GROUNDCOVERS,SHRUBS, TREES, AND ALLOWED HARDSCAPE TREATMENTS. ALL PLANTING WILL CONFORM TO CHAPTER 18.17 WATER CONSERVATIONLANDSCAPE OF THE MUNICIPAL CODE AND THE CALIFORNIA CODE OF REGULATIONS SECTIONS 490-495, CHAPTER 2.7, DIVISION 2 TITLE 23MODEL WATER-EFFICIENT LANDSCAPE ORDINANCE.PLATANUS ACERIFOLIA 'COLUMBIA'*LONDON PLANE TREE36" BOX50 FT 30-40 FTFULL SUNTO PARTSHADEYELLOWFALLFOLIAGEMODDECIDUOUS, SPRING BLOOMCALIFORNIAADAPTED (1)RHAMNUS CALIFORNICACOFFEEBERRY24" BOX8-15 FT8 FTN/ALOWEVERGREENHETEROMELES ARBUTIFOLIATOYON24" BOX25 FT 8-15 FTFULL SUNTO SHADEWHITEFLOWERSIN SUMMERLOWEVERGREENCALIFORNIANATIVE (1)CALIFORNIANATIVE (1)FULL SUNTO SHADEZELKOVA SERRATASAWLEAF ZELKOVA36" BOX50 FT 50 FTFULL SUNTO PARTSHADEYELLOW-REDFALLFOLIAGEMODDECIDUOUSCALIFORNIAADAPTED (1)AFROCARPUS GRACILIORFERN PINE36" BOX30-50 FT 20-40 FTFULL SUNTO PARTSHADEN/AMODEVERGREENCALIFORNIAADAPTED (1)AMHAZSAGHMQARCPATREE PLANTING SCHEDULEL0.005 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4PLANTING SCHEDULESHORELINE GARDEN: LOW PLANTINGSYMBOLBOTANICAL NAMECOMMON NAMESIZENOTESSPACINGMATUREW X HEXPOSUREFOLIAGE &DORMANCYSEASONALINTERESTIMAGEORNAMENTAL GARDENWUCOLSWATERJuncus patensGRAY RUSH1 GAL2 FT (H)1.5 FT (W)LOWSalvia clevelandii ‘Winnifred Gilman’WINNIFRED GILMAN SAGE4 FT (H)4 FT (W)LOWLOWEriogonum fasciculatumCALIFORNIA BUCKWHEAT3 FT (H)5 FT (W)VERY LOWCuphea hyssopifolia 'White'WHITE MEXICAN HEATHER2 FT (H)2 FT (W)MODLomandra longifolia 'Platinum Beauty'PLATINUM BEAUTY LOMANDRA3 FT (H)3 FT (W)LOWDianella 'Little Becca'LITTLE BECCA FLAX LILLY2 GAL2 FT (H)2 FT (W)MODCarex divulsaGRASSLAND SEDGE2 FT (H)2 FT (W)LOWAnigozanthos 'Harmony'HARMONY KANGAROO PAW3 GAL3-5 FT (H)2-3 FT (W)LOWArctostaphylos ‘Howard McMinn’HOWARD MCMINN MANZANITA6 FT (H)7 FT (W)SYMBOLBOTANICAL NAMECOMMON NAMESIZENOTESSPACINGMATUREW X HEXPOSUREFOLIAGE &DORMANCYSEASONALINTERESTIMAGEWUCOLSWATER5 GAL15 GAL3 GAL1 GALFestuca maireiATLAS FESCUE3 FT (H)3 FT (W)LOWRhamnus californica ‘Mound San Bruno’SAN BRUNO COFFEEBERRY4 FT (H)8 FT (W)LOWSHORELINE SLOPED GARDENSScrophularia californicaBEE PLANT3.5 FT (H)2 FT (W)LOWMonardella villosa 'Russian River'RUSSIAN RIVER COYOTE MINT1.5 FT (H)2 FT (W)LOWEpilobium canumCALIFORNIA FUCHSIA3 FT (H)3 FT (W)LOWLibertia grandifloraNEW ZEALAND IRIS3 GAL2-3 FT (H)2-3 FT (W)LOWGazania 'Orange Kiss'ORANGE TREASURE FLOWER1 FT (H)1 FT (W)MODLOWAsparagus densiflorus 'Myers'FOXTAIL FERN2.5 FT (H)2.5 FT (W)MODGalvezia speciosa 'Firecracker'ISLAND SNAPDRAGON2.5 FT (H)4 FT (W)LOW3 GALArtemisia californicaCALIFORNIA SAGEBRUSH4 FT (H)4 FT (W)LOW3 GALSalvia 'Bee's Bliss'CREEPING SAGE1 FT (H)6 FT (W)LOW3 GALEpilobium canum 'Sidewinder'SIDEWINDER CALIFORNIA FUCHSIA2 FT (H)2 FT (W)LOW2 GALMimulus ‘Jelly Bean Gold’JELLY BEAN GOLD MONKEYFLOWER2 FT (H)2 FT (W)LOW2 GALBaccharis pilularis 'Pigeon Point'DWARF COYOTE BRUSH2 FT (H)10 FT (W)LOW3 GALEncelia californicaCOAST SUN FLOWER3 FT (H)4 FT (W)LOW3 GALErigeron glaucusSEASIDE DAISY1 FT (H)2 FT (W)LOW2 GALMuhlenbergia rigensDEER GRASS4 FT (H)4 FT (W)LOW2 GAL1 GALJuncus patensCALIFORNIA GREY RUSH2 FT (H)1.5 FT (W)LOWAsclepias fascicularisNARROW LEAF MILKWEED3 FT (H)2 FT (W)LOW3 GAL15 GAL1 GAL1 GAL1 GAL1 GAL3 GAL5 GAL1 GAL3 GALEpilobium canum 'Sidewinder'SIDEWINDER CALIFORNIA FUCHSIA2 FT (H)2 FT (W)LOW2 GAL1 GALFestuca maireiATLAS FESCUE3 FT (H)3 FT (W)LOW90% BOLERO BRAND DWARFFESCUE10% RIDGELINE KENTUCKYBLUEGRASS3,440SQ FTEVERGREENSODLAWNGROUNDCOVER PLANTING SCHEDULEL0.0064 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4PLANTING SCHEDULESYMBOLBOTANICAL NAMECOMMON NAMESIZENOTESSPACINGMATUREW X HEXPOSUREFOLIAGE &DORMANCYSEASONALINTERESTIMAGEWUCOLSWATERSTREETSCAPE PLANTINGSTORMWATER GARDEN PLANTINGDietes grandifloraFORTNIGHT LILY3-4 FT (H)2-3 FT (W)LOWSalvia leucantha 'Santa Barbara'COMPACT MEXICAN BUSH SAGE3 FT (H)3 FT (W)LOWWestringia fruticosa ' Wynyabbie Gem'COAST ROSEMARY4-6 FT (H)3-4 FT (W)LOWEVERGREENEVERGREENEVERGREENWHITE FLOWERSIN SPRING-SUMMERPURPLE FLOWERSIN SPRING-FALLLAVENDER BLUEFLOWERSYEAR-ROUND5 GAL5 GAL5 GALLOWMuhlenbergia dubiaPINE MUHLY2-3 FT (H)2-3 FT (W)EVERGREENWHITE SEED HEADSIN SUMMER-FALL5 GALJuncus patensCALIFORNIA GREY RUSH2 GAL1-2 FT (H)1-2 FT (W)LOWAchillea millefoliumCOMMON YARROW1 GAL2-3 FT (H)1-2 FT (W)LOW3 GALLOWLomandra longifolia 'Breeze'DWARF MAT RUSH2-3 FT (H)2-4 FT (W)5 GALLOWRosa californicaCALIFORNIA WILD ROSE3-5 FT (H)3-5 FT (W)SHORELINE GARDEN: NATIVE OAK SLOPEMuhlenbergia rigensDEER GRASS4 FT (H)4 FT (W)LOW2 GALFestuca californicaCALIFORINA FESCUE3 FT (H)3 FT (W)LOW2 GALSalvia 'Bee's Bliss'CREEPING SAGE1 FT (H)6 FT (W)LOW3 GALRhamnus californica ‘Mound San Bruno’SAN BRUNO COFFEEBERRY4 FT (H)8 FT (W)LOW15 GALMonardella villosa 'Russian River'RUSSIAN RIVER COYOTE MINT1.5 FT (H)2 FT (W)LOW1 GALScrophularia californicaBEE PLANT3.5 FT (H)2 FT (W)LOW1 GALGROUNDCOVER PLANTING SCHEDULEL0.007 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4ILLUSTRATIVE PLANL0.0101"=30'-0"4 UP1. TREE SPECIES AND SIZE INFORMATION IS PROVIDED BYARBORIST REPORT, ISSUED BY ARBORWELL DECEMBER13, 2021.2. PROTECTED TREE STATUS IS IN ACCORDANCE WITHBURLINGAME MUNICIPAL CODE 11.06.020.3. TREES SHALL BE REPLACED IN ACCORDANCE WITHBURLINGAME MUNICIPAL CODE 11.06.090.4. TREE REMOVAL PLAN IS PRELIMINARY AND WILL BEUPDATED PER FINAL DESIGN AND GRADING.5. SHORELINE FILL TO CREATE AN ELEVATED SHORELINEREVETMENT IS REQUIRED BY THE CITY AND BCDC TOPROVIDE RESILIENCY AGAINST SEA LEVEL RISE RELATEDFLOODING. THE FILLING OF THE SHORELINE TO AMINIMUM 13’ ELEVATION WILL RESULT IN REMOVAL OFTREES ALONG THE SHORELINE. THE PROJECT WILL ALSONEED TO DEMONSTRATE FUTURE SHORELINEADAPTATION (ADDITIONAL FILL) TO ELEVATION 16’, ASREQUIRED BY ACTUAL SEA LEVEL RISE.6. ALL STREET TREES WILL BE 36” BOX. ALL SITE TREES WILLBE 24"-36" BOX.KEYPROPOSED TREEEXISTING ON-SITE PROTECTED TREE(40 TREES PER ARBORIST REPORT)SHEET NOTESEXISTING ON-SITE UNPROTECTED TREEEXISTING TREE TO BE REMOVEDEXISTING TREESEXISTING ON-SITE TREESPROTECTED ON-SITE TREES8945TREE REMOVAL AND REPLACEMENTPROTECTED TREES TO BE REMOVEDUNPROTECTED TREES TO BE REMOVED4544OFF-SITE TREES TO BE REMOVED34PROPOSED NEW TREES: 24"-36" BOX106EXISTING OFF SITE TREEFILL IS REQUIRED ALONGSHORELINE TO PROVIDE SEALEVEL RISE RESILIENCY ANDPREVENT FLOODING. ANAVERAGE OF 1'-1.5' FILL WILLBE ADDED TO HATCHED AREA,RESULTING IN TREE REMOVAL.TREE REMOVED FORSIDEWALK IMPROVEMENTS25'-30' CONSTRUCTION OFFSETBUILDING EXTENTBUILDING / CONSTRUCTION / ACCESS ZONEACCESS DRIVE ACCESS DRIVESHORELINEFILL ZONEEVA ANZA BOULEVARDAIRPORT BOULEVARDBURLINGAMELAGOONTREE PROTECTION & REMOVAL PLANL0.011© GenslerDate DescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT40 15 30601"=30'-0"REQUIREDVEHICULARACCESS4 UPUP© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4-L8.001MATCHLINE SHEET 2 MATCHLINE SHEET 1 SHORELINEPLAZASLOPED LAWNAMENITYLOBBYLOADINGGARAGEENTRANCEPLAZAANZA BOULEVARDAIRPORT BOULEVARDBURLINGAMELAGOONOVERALL PLANL0.0120 15 30601"=30'-0"BMPAL7.001BL7.002-L8.003MEAN HIGHWATER LINE, SCDAL7.002TURNAROUND-L8.002ARTL7.001BPUBLIC SHORE PARKINGELECTRICALTRANSMISSIONTOWERS (E)BMPBMPBMPBMP 100FT SHORELINE BANDON-SITE LANDSCAPE COVERAGEPLANTING AREASPROPOSEDShrubs, groundcover, and other plant material shall cover all areas not occupied by structures, parking areas, storage,trash enclosures, driveways, and sidewalks at the time of issuance of a Certificate of Occupancy. Embellishedpavement, fountains, and similar hardscape materials may, in part, be substituted for the required landscaping throughthe Site Plan and Design Review process.REQUIRED25,596 SFENHANCED PEDESTRIANHARDSCAPE*TOTAL SITE134,475 SF19,208 SF33.3% OF ON-SITE AREA44,804 SF20% OF ON-SITE AREA26,895 SFBURLINGAME ZONING ORDINANCE 25.36.040Landscape Coverage Requirements for Commercial, Industrial, and Mixed-Use Zones*Enhanced pedestrian hardscape includes concrete unit pavers at two public plazas (Embellished Pavement): AirportBlvd Plaza and Shoreline Plaza. See Material Schedule for paver specification.PROPOSEDREQUIREDPLANTINGIN PARKING AREASTOTAL PARKING AREA11,863 SF2,396 SF20.2%OF PARKING AREA10%OF PARKING AREA1,187 SFPARKING AREA LANDSCAPE COVERAGEBAY TRAILACCESS DRIVEHOTELBL7.011AL7.0113BMPDROP-OFF4BMPCAFEBMPLINEAR PLAZA UP© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.202208 16321/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4CAST IN PLACE CONCRETEINTEGRAL COLORMATERIAL LEGENDREFSYMBOLITEM DESCRIPTIONCONCRETE PAVERS OVERAGGREGATE BASE1. SEE CIVIL DRAWINGS FOR SITE DEMO PLAN &OVERALL LIMIT OF WORK.2. SEE SHEET L0.001-2 FOR GENERAL NOTES, INDEX,ABBREVIATIONS AND SYMBOLS.3. SEE SHEET L0.003 FOR MATERIAL SCHEDULE.4. FOR LAYOUT OF SITE FURNISHING AND LIGHTING,SEE SHEETS L4.001 - L4.0025. FOR LAYOUT OF TREES, SEE SHEETS L6.001 - L6.002.6. ALL ANGLES ARE ASSUMED TO BE 90 DEGREESUNLESS OTHERWISE NOTED.7. ALL DIMENSIONS ARE TO FACE OF FINISH.8. LANDSCAPE LIMIT OF WORK AT STREETSCAPESHALL BE FROM BACK OF CURB TO BUILDING FACE.9. SEE L8.001-L8.003 ENLARGEMENT PLANS FORDETAILED LAYOUT OF AIRPORT BLVD PLAZA, LOBBYPLAZA, AND SHORELINE PLAZA.10. CONCRETE-FILLED VAULT LIDS IN SIDEWALK TOMATCH ADJACENT CONCRETE COLOR AND FINISH.SCORE LINES IN CONCRETE SHALL CONTINUEACROSS VAULT LIDS.11. ALIGN ALL UTILITY BOXES WITH CONTROL ANDEXPANSION JOINTS.12. SEE CIVIL DRAWINGS FOR LAYOUT OF ROADS,PARKING AREAS, CURBS, AND CURB RAMPS.13. ALL VALVE OR UTILITY BOXES TO ALIGN AND BEPARALLEL TO ADJACENT PAVING EDGE.CONTRACTOR TO SUBMIT UTILITY BOX LAYOUT PLANFOR LANDSCAPE ARCHITECT REVIEW ANDAPPROVAL PRIOR TO INSTALLATION. LAYOUT OFUTILITY BOXES IN SIDEWALKS TO AVOID CONFLICTWITH EXPANSION AND CONTROL JOINTS.14. ALL ANGLES ARE ASSUMED TO BE 90 DEGREESUNLESS OTHERWISE NOTED.15. ALL DIMENSIONS ARE TO FACE OF FINISH.16. SCORE LINES IN CONCRETE SHALL CONTINUEACROSS VAULT LIDS.LAYOUT & MATERIAL NOTESCAST IN PLACE CONCRETE,VEHICULAR , SCDKEY PLAN12ASPHALT, SCDL9.0011L9.0014-5TRUNCATED DOMEPAVERS, SCDTYPE A STONE BLOCK PAVING,VEHICULARDECOMPOSED GRANITEL9.0022PRECAST CONCRETEL9.0211-4TYPE B HIGH TEXTURE STONEBLOCK PAVING, VEHICULARRIPRAP SHORELINEREVETMENT, SCDRIPRAP APRONL9.0021PROPERTY LINE (PL)ALIGNCENTER LINELAYOUT LEGENDPLPAPLANTING AREAMATCHLINETREE TRUNKSYMBOLITEM / DESCRIPTIONMATCHLINE - SHEET XCL POLE LIGHT POST BASE, SEDDECORATIVE GRAVELL9.0017LAYOUT & MATERIAL PLAN -AREA 1L1.001MATCHLINE SHEET 1MATCHLINE SHEET 2PA PAPAPAPAPAPAPAPAANZA BOULEVARDAIRPORT BOULEVARDPAPAPABMPBMPPALINEAR PLAZADROP-OFFARTEDCBA131211109876543EDCBA131211109876542PLAZAACCESS DRIVEGARAGEENTRANCEPAPAPAPABMPPAPAPAFACE OF BLD G A B O V ELOADINGAMENITYTURNAROUND TTTTTTBIKECAFELOBBYBMPBMPPA34'-6"PARKING4 STALLS9'-8"46'-4"5'6'-6" 21'-4"12'15'-2" 20'-2"5'-6"7'30'5'-6"7'24'-6"97'15'-6"23'-4"50'-8"24'15'11'-2"5'66'LOADING DOCK17'-6"108'-6"44'-4"AIRPORT BLVD PLAZA14'-4"28'-4"4'17'-10"6'-6"33L9.011LOBBY PLAZA STONE-CLADWALL 8' HIGHWOOD FENCE 5' HIGH1-2L9.01139'-10"5'29'-10"14'-8"12'-2"9'-10"5'-2"65'-2"TURNAROUND89'-2"16'24'15'-6"13'-10"24'18'11'-10"4'-6"4'25'-8" 34'20'EQEQ59'-2"72'93'-8"200'-8"8'-6"LC29'28'-10"28'-4"50'-8"2'16'9'-4"3'-10"3'-10"19'-6" 6'-6" 11'-2"6'-6"5'WOOD WINGWALL44LCTURNAROUND STONE-CLAD WALL LC 444 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.202208 16321/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4LAYOUT & MATERIAL PLAN -AREA 2L1.002MATCHLINE SHEET 2 MATCHLINE SHEET 1 PASLOPEDLAWNPAPAPAPAPAPAPAPAANZA BOULEVARDBURLINGAMELAGOONPAPAPAPABMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVAPAPASHORELINE PLAZAPA100FT SHORELINE BANDMHWPUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGPAPAPAADAADA 5'6'-6"12'14'-4"44'-8" 1 4 ' 1 4 ' 1 0 ' - 1 0 "20'9'24'18'11'14'-8"14'18'-2"TRANSITION TO EXISTINGSIDEWALKTRANSITION TOEXISTING BAY TRAIL14 ' 10 ' 48'-8"18'4'3RIPRAP APRONTRANSITION TO EXISTINGSIDEWALKTRANSITION TOEXISTING BAY TRAIL3CAST IN PLACE CONCRETEINTEGRAL COLORMATERIAL LEGENDREFSYMBOLITEM DESCRIPTIONCONCRETE PAVERS OVERAGGREGATE BASE1. SEE CIVIL DRAWINGS FOR SITE DEMO PLAN &OVERALL LIMIT OF WORK.2. SEE SHEET L0.001-2 FOR GENERAL NOTES, INDEX,ABBREVIATIONS AND SYMBOLS.3. SEE SHEET L0.003 FOR MATERIAL SCHEDULE.4. FOR LAYOUT OF SITE FURNISHING AND LIGHTING,SEE SHEETS L4.001 - L4.0025. FOR LAYOUT OF TREES, SEE SHEETS L6.001 - L6.002.6. ALL ANGLES ARE ASSUMED TO BE 90 DEGREESUNLESS OTHERWISE NOTED.7. ALL DIMENSIONS ARE TO FACE OF FINISH.8. LANDSCAPE LIMIT OF WORK AT STREETSCAPESHALL BE FROM BACK OF CURB TO BUILDING FACE.9. SEE L8.001-L8.003 ENLARGEMENT PLANS FORDETAILED LAYOUT OF AIRPORT BLVD PLAZA, LOBBYPLAZA, AND SHORELINE PLAZA.10. CONCRETE-FILLED VAULT LIDS IN SIDEWALK TOMATCH ADJACENT CONCRETE COLOR AND FINISH.SCORE LINES IN CONCRETE SHALL CONTINUEACROSS VAULT LIDS.11. ALIGN ALL UTILITY BOXES WITH CONTROL ANDEXPANSION JOINTS.12. SEE CIVIL DRAWINGS FOR LAYOUT OF ROADS,PARKING AREAS, CURBS, AND CURB RAMPS.13. ALL VALVE OR UTILITY BOXES TO ALIGN AND BEPARALLEL TO ADJACENT PAVING EDGE.CONTRACTOR TO SUBMIT UTILITY BOX LAYOUT PLANFOR LANDSCAPE ARCHITECT REVIEW ANDAPPROVAL PRIOR TO INSTALLATION. LAYOUT OFUTILITY BOXES IN SIDEWALKS TO AVOID CONFLICTWITH EXPANSION AND CONTROL JOINTS.14. ALL ANGLES ARE ASSUMED TO BE 90 DEGREESUNLESS OTHERWISE NOTED.15. ALL DIMENSIONS ARE TO FACE OF FINISH.16. SCORE LINES IN CONCRETE SHALL CONTINUEACROSS VAULT LIDS.LAYOUT & MATERIAL NOTESCAST IN PLACE CONCRETE,VEHICULAR , SCDKEY PLAN12ASPHALT, SCDL9.0011L9.0014-5TRUNCATED DOMEPAVERS, SCDTYPE A STONE BLOCK PAVING,VEHICULARDECOMPOSED GRANITEL9.0022PRECAST CONCRETEL9.0211-4TYPE B HIGH TEXTURE STONEBLOCK PAVING, VEHICULARRIPRAP SHORELINEREVETMENT, SCDRIPRAP APRONL9.0021PROPERTY LINE (PL)ALIGNCENTER LINELAYOUT LEGENDPLPAPLANTING AREAMATCHLINETREE TRUNKSYMBOLITEM / DESCRIPTIONMATCHLINE - SHEET XCL POLE LIGHT POST BASE, SEDDECORATIVE GRAVELL9.00174'13'-4"35'PARKING4 STALLS44444 UPUPBS +11.98TS +12.82GB +11.76GB +12.351.5%1.2%1.7%2.3%1.7%TC(E) +11.75TC(E) +11.62+13.00'BUILDING FF +16" +16" +16"TC(E) +11.74TC(E) +11.59TC(E) +11.31TC(E) +11.11TC(E) +10.89TC(E) +10.62TC(E) +10.74TC(E) +11.49TC(E) +12.52TC(E) +14.27TC(E) +14.73TC(E) +15.15530 SF4.3%+14.50+13.001015 SFGBGBGBGB1.5%TC(E) +11.51BSW +11.53.9%TW +17.0TW +20.00(TC +12.00)4.9%TC(E) +15.48FS(E) 11.54491 SF(BC +11.50)GB GBBUILDING FFTC 12.50BC 12.00TC 12.85BC 12.35TC +12.9BC +12.3792 SF196 SF5' X 20' PASSENGERLOADING ZONETSW +13.0TW +17.0© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.20220 8 16321/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4GRADING & DRAINAGE PLAN -AREA 1L3.0011.LANDSCAPE IRRIGATION AND ALL WALLS, CRIBBING,DRAINAGE STRUCTURES, PLANTING SLOPES ANDOTHER PROTECTIVE DEVICES SHALL BE MAINTAINEDBY THE OWNER IN GOOD CONDITION AND REPAIR ATALL TIMES, PER BURLINGAME ZONING ORDINANCE25.36.050.2.SEE SHEET L0.002 FOR SYMBOLS ANDABBREVIATIONS, .3.CONTRACTOR TO FIELD VERIFY ALL EXISTINGGRADES AND REPORT ANY DISCREPANCIESIMMEDIATELY TO THE OWNER BEFORE PROCEEDINGWITH WORK.4.GRADE SURFACE TO ENSURE POSITIVE DRAINAGEFROM ALL STRUCTURES. FINISHED ELEVATION OFPAVING AT BUILDING ENTRIES MAY NOT BE LOWERTHAN 1/4” BELOW FFE. FOR GRADES OF BUILDINGFFE AND PODIUM ELEVATIONS SAD/SSD.5.CROSS PITCH OF PEDESTRIAN PAVING MAY NOTEXCEED 2%.6.DECKS, TERRACES, SEATING PLATFORMS, ANDOPEN JOINT SURFACES TO BE INSTALLED LEVEL (NOSLOPE) UON.7.PITCH EVENLY BETWEEN ALL SPOT GRADES ANDCONTOUR LINES UON. GRADE SURFACES TOPREVENT PONDING OR SURFACE DRAINAGE.8.TOP OF WALL PROFILES ARE TO BE LEVEL UON.9.HOLD DOWN FINISH GRADE OF PLANTING AREAPLANTING SOIL TO ACCOMMODATE FLUSHCONDITION BETWEEN TOP OF MULCH ANDADJACENT PAVING UON.10.TREE PIT LOCATIONS TO BE 8' X 8' SQUARE WITH AMINIMUM OF 42" SOIL DEPTH. GRADING NOTESGRADING LEGENDSPOT ELEVATIONGRADE BREAKGBSYMBOLITEM / DESCRIPTIONXX.XXKEY PLAN12ABBREVFINISH SURFACEFSBOTTOM OF STAIRBSFINISH FLOOR ELEVATIONFFETOP OF CURBTCTOP OF SLOPED WALKTSWHIGH POINTHPGRADE BREAKGBTOP OF STAIRTSFGFINISH GRADETC(E)TOP OF CURB - EXISTINGX.X%% SLOPE OF GRADETOP OF WALLTWDRAIN LEGENDTRENCH DRAINSYMBOLITEM / DESCRIPTIONTDRFRENCH DRAINAREA DRAINSWALEFDRADRSWXXBOTTOM OF SLOPED WALKBSWBOTTOM OF RAMPBRTOP OF RAMPTRMATCHLINE SHEET 1MATCHLINE SHEET 2PA PAPAPAPAPAPAPAPAANZA BOULEVARDAIRPORT BOULEVARDPAPAPABMPBMPPALINEAR PLAZADROP-OFFARTEDCBA131211109876543EDCBA131211109876542PLAZAACCESS DRIVEGARAGEENTRANCEPAPAPAPABMPPAPAPAFACE OF BLD G A B O V ELOADINGAMENITYTURNAROUND TTTTTTBIKECAFELOBBYBMPBMPPA4 TC(E) +15.15530 SFTC(E) +22.321.8%1.8%+13.00+10.914.9%+19.7+25.00HP21.7% 4.9 %TC(E) +21.68TC(E) +18.62TC(E) +16.74TC(E) +15.48FS(E) 11.541. 9%405 SF570 SF792 SF765 SF GB GBGBSEE CIVILFS 14.71.5%1.5%+12.82 FS+12.62 FS4.3%FS 14.01.5%0.7%1. 5 % GB GB +14.40 FS+14.50 BSW+13.50 FS+13.90 FS1.7%FS 13.30.7%1.1%GBGB GB 33.3%TC 13.7BC 13.2BC 12.4TC 13.7BC 13.2GB 1.5% 1 . 5%1.8% FS 13.5BR 12.45GBFS 13.5TC 14.0FS 13.3FS 13.4TC 14.0FS 13.7FS 13.9FS 14.2FS 14.4TC 14.9BC 12.46'8'10'12'14'14'14'16'18'20'18'20'22'24'16'14'12'16'FDRFDRFDRGB GB +13.00'BUILDING FF792 SFTC(E) +15.15530 SFTC(E) +22.321.8%1.8%+13.00+10.914.9%+19.7+25.00HP21.7% 4.9 %TC(E) +21.68TC(E) +18.62TC(E) +16.74TC(E) +15.48FS(E) 11.541. 9%405 SF570 SF792 SF765 SF GB GBGBSEE CIVILFS 14.71.5%1.5%+12.82 FS+12.62 FS4.3%FS 14.01.5%0.7%1. 5 % GB GB +14.40 FS+14.50 BSW+13.50 FS+13.90 FS1.7%FS 13.30.7%1.1%GBGB GB 33.3%TC 13.7BC 13.2BC 12.4TC 13.7BC 13.2GB 1.5% 1 . 5%1.8% FS 13.5BR 12.45GBFS 13.5TC 14.0FS 13.3FS 13.4TC 14.0FS 13.7FS 13.9FS 14.2FS 14.4TC 14.9BC 12.46'8'10'12'14'14'14'16'18'20'18'20'22'24'16'14'12'16'FDRFDRFDRGB GB +13.00'BUILDING FF792 SF© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.20220 8 1632As indicated1/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4GRADING & DRAINAGE PLAN -AREA 2L3.0021.LANDSCAPE IRRIGATION AND ALL WALLS, CRIBBING,DRAINAGE STRUCTURES, PLANTING SLOPES ANDOTHER PROTECTIVE DEVICES SHALL BE MAINTAINEDBY THE OWNER IN GOOD CONDITION AND REPAIR ATALL TIMES, PER BURLINGAME ZONING ORDINANCE25.36.050.2.SEE SHEET L0.002 FOR SYMBOLS ANDABBREVIATIONS, .3.CONTRACTOR TO FIELD VERIFY ALL EXISTINGGRADES AND REPORT ANY DISCREPANCIESIMMEDIATELY TO THE OWNER BEFORE PROCEEDINGWITH WORK.4.GRADE SURFACE TO ENSURE POSITIVE DRAINAGEFROM ALL STRUCTURES. FINISHED ELEVATION OFPAVING AT BUILDING ENTRIES MAY NOT BE LOWERTHAN 1/4” BELOW FFE. FOR GRADES OF BUILDINGFFE AND PODIUM ELEVATIONS SAD/SSD.5.CROSS PITCH OF PEDESTRIAN PAVING MAY NOTEXCEED 2%.6.DECKS, TERRACES, SEATING PLATFORMS, ANDOPEN JOINT SURFACES TO BE INSTALLED LEVEL (NOSLOPE) UON.7.PITCH EVENLY BETWEEN ALL SPOT GRADES ANDCONTOUR LINES UON. GRADE SURFACES TOPREVENT PONDING OR SURFACE DRAINAGE.8.TOP OF WALL PROFILES ARE TO BE LEVEL UON.9.HOLD DOWN FINISH GRADE OF PLANTING AREAPLANTING SOIL TO ACCOMMODATE FLUSHCONDITION BETWEEN TOP OF MULCH ANDADJACENT PAVING UON.10.TREE PIT LOCATIONS TO BE 8' X 8' SQUARE WITH AMINIMUM OF 42" SOIL DEPTH. GRADING NOTESGRADING LEGENDSPOT ELEVATIONGRADE BREAKGBSYMBOLITEM / DESCRIPTIONXX.XXKEY PLAN12ABBREVFINISH SURFACEFSBOTTOM OF STAIRBSFINISH FLOOR ELEVATIONFFETOP OF CURBTCTOP OF SLOPED WALKTSWHIGH POINTHPGRADE BREAKGBTOP OF STAIRTSFGFINISH GRADETC(E)TOP OF CURB - EXISTINGX.X%% SLOPE OF GRADETOP OF WALLTWDRAIN LEGENDTRENCH DRAINSYMBOLITEM / DESCRIPTIONTDRFRENCH DRAINAREA DRAINSWALEFDRADRSWXXBOTTOM OF SLOPED WALKBSWBOTTOM OF RAMPBRTOP OF RAMPTRMATCHLINE SHEET 2 MATCHLINE SHEET 1 PASLOPEDLAWNPAPAPAPAPAPAPAPAANZA BOULEVARDBURLINGAMELAGOONPAPAPAPABMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVAPAPASHORELINE PLAZAPA100FT SHORELINE BANDMHWPUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGPAPAPAADAADA 34 UPUPBR(4)S1S1S1BR(3)TRTRBR(4)S1S1S1BR(3)TRTRXF02XF01XF01XF01XF01(R)(E)(N)(R)(N)XF05(6)XF05(5)XF05(5)EBXF10XF10XF03XF01XF04XF04XF01XF01XF03XF04XF04XF04© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.20220 8 16321/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4L9.0211-21. SEE L0.004 FOR FURNISHING SCHEDULE.2. SEE LIGHTING CONSULTANT SCHEDULE AND CUTSHEETS FOR OUTDOOR LIGHT FIXTURES ANDSPECIFICATIONS. DIMENSIONAL LAYOUT OFEXTERIOR LIGHT FIXTURES AND COORDINATIONWITH ADJACENT LANDSCAPE ELEMENTS ARESHOWN IN LANDSCAPE DRAWINGS3. BIKE PARKING LAYOUT TO CONFORM TOBURLINGAME BICYCLE TECHNICAL GUIDELINES.4. BIKE PARKING AREAS TO BE LOCATED WITHIN 100 FTOF BUILDING ENTRANCES AND TO BE CLEARLYVISIBLE FROM BUILDING ENTRANCES.5. SAMPLES, MOCKUPS, AND SHOP DRAWINGS FORCUSTOM AND CUSTOMIZED FURNISHINGS TO BEREVIEWED AND APPROVED BY LANDSCAPEARCHITECT PRIOR TO FABRICATION.6. ALL WOOD BOARDS AND STEEL MEMBERS TO HAVESMOOTH EASED EDGES, ENDS, AND CORNERS ANDBE DULL TO THE TOUCH.7. ALL FIXED FURNISHINGS IN PUBLICLY-ACCESSIBLEAREAS TO BE MOUNTED WITH TAMPER-RESISTANTFASTENERS.FURNISHING ANDLIGHTING NOTESFURNISHING LEGENDSYMBOLITEM / DESCRIPTIONREFLIGHTING LEGENDSYMBOLITEMREFKEY PLAN12TRASH & RECYCLE RECEPTACLESBIKE RACKBACKED BENCHTRPRECAST CONCRETE SEATWALLBRS1BLCTPRECAST CONCRETE SEATWALLWITH BACKS2FIXED BOLLARDSEATING PLATFORMEBDF(E)STREET LIGHT EXISTING IN PLACESTREET LIGHT EXISTING REPOSITIONEDDRIVE / PARKING POLE LIGHTPEDESTRIAN POLE LIGHTDRINKING FOUNTAINSCULPTURE, OWNER PROVIDED,OFCIART UPLIGHT, SEE L8.002WALL WASH LIGHT, SEE L8.002ELECTRICAL BOLLARDXF02XF01(R)(N)STREET LIGHT NEWGARDEN ACCENT LIGHTPLXF05BUILDING MOUNTEDDOWN LIGHT, SLDXF06XF07COMMUNAL TABLEB1PUBLIC BINOCULARSTSINTERPRETIVE SIGNAGE, NICISDOG BAG DISPENSERDBL9.0214L9.0311-2L9.0322L9.0321L9.0324L9.0317L9.0326XF03XF04BOLLARD LIGHTL9.0327XF10L9.0325FURNISHING & LIGHTING PLAN -AREA 1L4.00116'-6"CLMATCHLINE SHEET 1MATCHLINE SHEET 2PA PAPAPAPAPAPAPAPAANZA BOULEVARDAIRPORT BOULEVARDPAPAPABMPBMPPALINEAR PLAZADROP-OFFARTEDCBA131211109876543EDCBA131211109876542PLAZAACCESS DRIVEGARAGEENTRANCEPAPAPAPABMPPAPAPAFACE OF BLD G A B O V ELOADINGAMENITYTURNAROUND TTTTTTBIKECAFELOBBYBMPBMPPA16'-6"11' CLCL50'50'50'50'13'-10"13'-10"EXISTING TRAFFICLIGHT POLE3' TYP EXISTING OVERHEADTRAFFIC LIGHTS ANDSTREET LIGHTEXISTINGELECTRICAL POLETO BE RELOCATEDCL 69'3366'50'3' CLR3' TYP 4MOVEABLE CAFEFURNISHINGS,TENANT PROVIDED4444 TRCTCTSDP(3)BL(2)TRCTCTCT CT SDP(3)DFBR(8)ISB1B1TSDBXF02XF02XF02XF02XF02XF02XF02XF02XF02(N)(R)EBXF10XF10XF10XF10XF10XF10EBEBXF01XF10XF10XF01© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.20220 8 16321/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4L9.0211-21. SEE L0.004 FOR FURNISHING SCHEDULE.2. SEE LIGHTING CONSULTANT SCHEDULE AND CUTSHEETS FOR OUTDOOR LIGHT FIXTURES ANDSPECIFICATIONS. DIMENSIONAL LAYOUT OFEXTERIOR LIGHT FIXTURES AND COORDINATIONWITH ADJACENT LANDSCAPE ELEMENTS ARESHOWN IN LANDSCAPE DRAWINGS3. BIKE PARKING LAYOUT TO CONFORM TOBURLINGAME BICYCLE TECHNICAL GUIDELINES.4. BIKE PARKING AREAS TO BE LOCATED WITHIN 100 FTOF BUILDING ENTRANCES AND TO BE CLEARLYVISIBLE FROM BUILDING ENTRANCES.5. SAMPLES, MOCKUPS, AND SHOP DRAWINGS FORCUSTOM AND CUSTOMIZED FURNISHINGS TO BEREVIEWED AND APPROVED BY LANDSCAPEARCHITECT PRIOR TO FABRICATION.6. ALL WOOD BOARDS AND STEEL MEMBERS TO HAVESMOOTH EASED EDGES, ENDS, AND CORNERS ANDBE DULL TO THE TOUCH.7. ALL FIXED FURNISHINGS IN PUBLICLY-ACCESSIBLEAREAS TO BE MOUNTED WITH TAMPER-RESISTANTFASTENERS.FURNISHING ANDLIGHTING NOTESFURNISHING LEGENDSYMBOLITEM / DESCRIPTIONREFLIGHTING LEGENDSYMBOLITEMREFKEY PLAN12TRASH & RECYCLE RECEPTACLESBIKE RACKBACKED BENCHTRPRECAST CONCRETE SEATWALLBRS1BLCTPRECAST CONCRETE SEATWALLWITH BACKS2FIXED BOLLARDSEATING PLATFORMEBDF(E)STREET LIGHT EXISTING IN PLACESTREET LIGHT EXISTING REPOSITIONEDDRIVE / PARKING POLE LIGHTPEDESTRIAN POLE LIGHTDRINKING FOUNTAINSCULPTURE, OWNER PROVIDED,OFCIART UPLIGHT, SEE L8.002WALL WASH LIGHT, SEE L8.002ELECTRICAL BOLLARDXF02XF01(R)(N)STREET LIGHT NEWGARDEN ACCENT LIGHTPLXF05BUILDING MOUNTEDDOWN LIGHT, SLDXF06XF07COMMUNAL TABLEB1PUBLIC BINOCULARSTSINTERPRETIVE SIGNAGE, NICISDOG BAG DISPENSERDBL9.0214L9.0311-2L9.0322L9.0321L9.0324L9.0317L9.0326XF03XF04BOLLARD LIGHTL9.0327XF10L9.0325FURNISHING & LIGHTING PLAN -AREA 2L4.002MATCHLINE SHEET 2 MATCHLINE SHEET 1 PASLOPEDLAWNPAPAPAPAPAPAPAPAANZA BOULEVARDBURLINGAMELAGOONPAPAPAPABMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVAPAPASHORELINE PLAZAPA100FT SHORELINE BANDMHWPUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGPAPAPAADAADA72"-8"66'-4"57'-3"PLPLPLEQEQEQEQS1S1S1S1S14' TYPLC33'TYP 3' MIN34LC1'-6" TYP1 9 ' - 6 " T Y P18'LCLC4444 UPUPPAPAPAPAPAPAPAPAPAPAPAHMHARCRCRCHAHAHAHAHMHMPAPAPAPAHAAGAGAGAGAGAGAGAGAGAGAGAGAGHMHMRCRCRCRCRCPAPAPAPAPAPAPAPAPAPAPAHMHARCRCRCHAHAHAHAHMHMPAPAPAPAHAAGAGAGAGAGAGAGAGAGAGAGAGAGHMHMRCRCRCRCRC© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.20220 8 16321/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT41. SEE SHEET L0.001 & L0.002 FOR GENERAL NOTES,SYMBOLS, ABBREVIATIONS, AND LEGENDS.2. SEE SHEETS L0.005 TREE PLANTING SCHEDULE andL0.006 & L0.007 FOR GROUNDCOVER PLANTINGSCHEDULES.3. ALL STREET TREES SHOWN ON PLANS SHALL BEMAINTAINED BY THE BUILDING OWNER IN A WEEDAND LITTER FREE CONDITION AT ALL TIMES, AND INA HEALTHY GROWING CONDITION CONSISTENT WITHTHE CITY OF SANTA CLARA STANDARDS.4. TREE BRANCHES TO BE MAINTAINED WITH AMINIMUM OF 80 INCHES VERTICAL CLEARANCEABOVE ALL PEDESTRIAN PATHS OF TRAVEL.5. POINT OF CONNECTION FOR IRRIGATION WATERLINE AND IRRIGATION EQUIPMENT LOCATION TO BECOORDINATED DURING DESIGN DEVELOPMENT.6. IT IS RECOMMENDED THAT IRRIGATION EQUIPMENTBE MOUNTED ON THE WALL OF A UTILITY ROOM ORMAINTENANCE AREA INSIDE OF THE BUILDING. AMINIMUM OF 4 FEET OF HORIZONTAL WALL SPACEAND A CORRIDOR FOR MAINTENANCE ACCESS ARENECESSARY. EQUIPMENT TO BE LOCATED IN AREAWITH FLOOR DRAIN NEARBY IN CASE OF LEAKAGE.7. A BUILDING-MOUNTED WEATHER SENSOR ISREQUIRED FOR PLANTING IRRIGATION. LOCATION OFSENSOR TO BE COORDINATED WITH ARCHITECT.HARD-WIRING BETWEEN SENSOR AND CONTROLLERTO BE COORDINATED WITH ELECTRICAL ENGINEER.8. SOIL DEPTH AT PLANTING AREAS IS 24" TYPICAL.SOIL DEPTH AT TREE PITS AND TRENCHES IS 48".3" MULCH IS REQUIRED AT ALL PLANTING AREAS.REFER TO CIVIL ENGINEER FOR FLOW-THROUGHPLANTER SOIL DEPTH AND SPECIFICATIONS.PLANTING NOTESSHORELINE GARDENSTORMWATER GARDENORNAMENTAL GARDENTREESPLANTING LEGENDBotanical nameCOMMON NAMESYMBOLKEY PLAN12QUERCUS AGRIFOLIACOAST LIVE OAKARBUTUS 'MARINA' MARINA MADRONEHESPEROCYPARIS MACROCARPAMONTEREY CYPRESSPLATANUS ACERIFOLIA 'COLUMBIA'LONDON PLANE TREERHAMNUS CALIFORNICACOFFEEBERRYHETEROMELES ARBUTIFOLIATOYONZELKOVA SERRATASAWLEAF ZELKOVAAFROCARPUS GRACILIORFERN PINEAMHAZSAGHMQARCPASHRUBS AND GROUNDCOVERSTURFCONTINUOUS 48" DEEP SOIL TRENCHSTREETSCAPE PLANTINGPLANTING PLAN - AREA 1L6.001MATCHLINE SHEET 1MATCHLINE SHEET 2 ANZA BOULEVARDAIRPORT BOULEVARDBMPBMPLINEAR PLAZADROP-OFFARTEDCBA131211109876543EDCBA131211109876542PLAZAACCESS DRIVEGARAGEENTRANCEBMPFACE OF BLD G A B O V ELOADINGAMENITYTURNAROUND TTTTTTBIKECAFELOBBYBMPBMPCLCL 3'-6"33'33'3'31'31'3' TYP TYP8' TYP6'CONTINUOUS SOILTRENCH 48" DEEP27'-8"27'-6"27'-8"325'TYP25'TYP4'GRID LINE 63'GRID LINE 1325'EQEQ18'-6"8' TYP18'-2"44 PAPAPAPAPAPAPAPAPAPAAGAMAMAMHMHMHMHMHMHMHAHAHAHAHAHAHAHAHAHAHA(E)QA(E)QA(E)QAAMAMHMQAQAHAHAHAHAHAHMRCRCRCRCRCRCRCRCRCHAHAHMZSZSZSZSRCHMRCRCRCQAHMHAHAAMHARCRCPAHMAMAGAGQAZSHMQAQAQAAGAGAGRCHAHA© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.20220 8 16321/16"=1'-0"SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT41. SEE SHEET L0.001 & L0.002 FOR GENERAL NOTES,SYMBOLS, ABBREVIATIONS, AND LEGENDS.2. SEE SHEETS L0.005 TREE PLANTING SCHEDULE andL0.006 & L0.007 FOR GROUNDCOVER PLANTINGSCHEDULES.3. ALL STREET TREES SHOWN ON PLANS SHALL BEMAINTAINED BY THE BUILDING OWNER IN A WEEDAND LITTER FREE CONDITION AT ALL TIMES, AND INA HEALTHY GROWING CONDITION CONSISTENT WITHTHE CITY OF SANTA CLARA STANDARDS.4. TREE BRANCHES TO BE MAINTAINED WITH AMINIMUM OF 80 INCHES VERTICAL CLEARANCEABOVE ALL PEDESTRIAN PATHS OF TRAVEL.5. POINT OF CONNECTION FOR IRRIGATION WATERLINE AND IRRIGATION EQUIPMENT LOCATION TO BECOORDINATED DURING DESIGN DEVELOPMENT.6. IT IS RECOMMENDED THAT IRRIGATION EQUIPMENTBE MOUNTED ON THE WALL OF A UTILITY ROOM ORMAINTENANCE AREA INSIDE OF THE BUILDING. AMINIMUM OF 4 FEET OF HORIZONTAL WALL SPACEAND A CORRIDOR FOR MAINTENANCE ACCESS ARENECESSARY. EQUIPMENT TO BE LOCATED IN AREAWITH FLOOR DRAIN NEARBY IN CASE OF LEAKAGE.7. A BUILDING-MOUNTED WEATHER SENSOR ISREQUIRED FOR PLANTING IRRIGATION. LOCATION OFSENSOR TO BE COORDINATED WITH ARCHITECT.HARD-WIRING BETWEEN SENSOR AND CONTROLLERTO BE COORDINATED WITH ELECTRICAL ENGINEER.8. SOIL DEPTH AT PLANTING AREAS IS 24" TYPICAL.SOIL DEPTH AT TREE PITS AND TRENCHES IS 48".3" MULCH IS REQUIRED AT ALL PLANTING AREAS.REFER TO CIVIL ENGINEER FOR FLOW-THROUGHPLANTER SOIL DEPTH AND SPECIFICATIONS.PLANTING NOTESSHORELINE GARDENSTORMWATER GARDENORNAMENTAL GARDENTREESPLANTING LEGENDBotanical nameCOMMON NAMESYMBOLKEY PLAN12QUERCUS AGRIFOLIACOAST LIVE OAKARBUTUS 'MARINA' MARINA MADRONEHESPEROCYPARIS MACROCARPAMONTEREY CYPRESSPLATANUS ACERIFOLIA 'COLUMBIA'LONDON PLANE TREERHAMNUS CALIFORNICACOFFEEBERRYHETEROMELES ARBUTIFOLIATOYONZELKOVA SERRATASAWLEAF ZELKOVAAFROCARPUS GRACILIORFERN PINEAMHAZSAGHMQARCPASHRUBS AND GROUNDCOVERSTURFCONTINUOUS 48" DEEP SOIL TRENCHSTREETSCAPE PLANTINGPLANTING PLAN - AREA 2L6.002MATCHLINE SHEET 2 MATCHLINE SHEET 1 SLOPEDLAWNANZA BOULEVARDBURLINGAMELAGOONBMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVASHORELINE PLAZA100FT SHORELINE BANDMHWPUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGADAADA MATCHLINE SHEET 2 MATCHLINE SHEET 1 SLOPEDLAWNANZA BOULEVARDBURLINGAMELAGOONBMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVASHORELINE PLAZA100FT SHORELINE BANDMHWPUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGADAADA 28'-10 "28' -10 " TYP 344 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4SITE SECTIONSL7.001EXISTING GRADESHORELINE PLAZA SECTIONSCALE: 1/8" = 1'-0"18.0(E)TCPROPERTY LINE 14'BAY TRAILLAYERED NATIVE PLANTINGANZABOULEVARDSIDEWALKSHORELINE PLAZA WITH TABLES AND CHAIRS4'2'1'-6"SLOPED LAWN WITH SEATING TERRACESOVERLOOKING PLAZA & LAGOONTC RVT 14.45FS 13.921.7%HP 25.00MEAN HIGH WATER 6.54'BUILDING FF 13.0'NAVD 88 0.00'2021 BFE 10.0'MHHW 7.18'3:1 SLOPESWALE14.2PROPERTY LINEFS 14.01.5%OVERLOOK*SHORELINE REVETMENTLAGOONSHORELINE BAND SHORELINE BAND BABAY TRAIL AND SHORELINE PARKING SECTIONSCALE: 1/8" = 1'-0"SHORELINEPLAZA*SHORELINE REVETMENTPARKING GARAGEPLANTING WITH BMP24'ACCESS DRIVE18'PUBLIC PARKINGMEAN HIGH WATER 6.54'BUILDING FF 13.0'NAVD 88 0.00'2021 BFE 10.0'MHHW 7.18'PROPERTY LINESHORELINE LIGHTING13.7(TG) 12.71.8%TC 13.7BC 13.2BMPSHORELINE BAND13.9100' SHORELINE BAND14.0(14.45 TC RVT AVG)SHORELINE BAND 1.5%FG 11.7TC 12.4FFE 13.0013.5SHORELINEPLAZA14' BAYTRAILA-B-*PROPOSED RIPRAP REVETMENT WITHGEOTEXTILE BACKING WILL PROVIDE LONG-TERMRESILIENCY AND FLOOD PROTECTION PER CITYAND BCDC REQUIREMENTS.KEY PLAN4 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4SITE SECTIONSL7.002LEVEL 01FF 13' - 0"+/- 15'-2 1/2"CLEARANCE EASTBOUNDLOBBY PLAZA AND TURNAROUND SECTIONSCALE: 1/4" = 1'-0"PROPERTY LINE21'-4"CLEARANCE WESTBOUND / EVA AT TURNAROUND+/- 12'SCULPTURE PLINTHSTONE-CLAD CIP CONC WALL8'1.5%SOFFIT LIGHTS, SADGLASS WALL, SADGRANITE CURBART PLINTHSTONE PAVERSTYPE B, TEXTUREDCOLUMN, SAD1.5%1.5%ELOBBY INTERIOR+/-11.5 (E)L9.0111-2CONCRETE PAVERS48'-7"TURNAROUND PLAZA20'-2"LINEAR PLAZA1'-8"2" OFFSET FROM PL50'-5"FACE OF CURB TO PL8"6"STONE PAVERSTYPE A, SMOOTHAB12.98BUILDING PLAZABUILDING ENTRANCEAIRPORT BOULEVARDBIKE LANEPROPERTY LINE TC 11.59 (E)TS 12.82AIRPORT BOULEVARD PLAZA SECTIONSCALE: 1/4" = 1'-0"1313FFE 13' - 0"LEVEL 1FFE 13' - 0"WARM SOFFITCLADDING, SADPRECAST CONCRETEPLAZA SEATWALLSPRECASTCONCRETE STAIRB-A-B-KEY PLAN34 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4STREETSCAPE SECTIONSL7.011BAAIRPORT BLVD STREETSCAPE SECTIONSCALE: 1/2" = 1'-0"5'PLANTING AREAANZA BLVD STREETSCAPE SECTIONSCALE: 1/2" = 1'-0"6'-6"SIDEWALKANZA BOULEVARDAIRPORT BOULEVARDBIKE LANE5'PLANTING AREAW/ CONT SOIL TRENCH80" CLEAR TRUNK MIN PROPERTY LINEPRECAST CONCRETESEATWALL WITHSTAINLESS STEELSKATE DETERRENT4' MIN SOIL 80" CLEAR TRUNK MIN 4' MIN SOIL 8'-6" MIN CLRPLAZA2' TYP 2' TYP DECORATIVE ROCKMULCH - STORM WATERCOLLECTS IN PORESBETWEEN ROCKSLOW PLANTING WITHROCKS34 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4ENLARGED AIRPORT BLVDPLAZA PLANL8.001L9.0014AIRPORT BLVDANZA BLVD 3'TYP3'2'-2"LCLC3L9.0011L9.001PRECAST CONCRETESEATWALL2.2%SLOPED WALK1.7%EXISTING OVERHAED ELECTRICALPOLE TO BE RELOCATEDCONCRETE PAVERSBIKE RACKS INCONCRETE PAVERSBLDG COLUMN,SADPOBPAVINGLAYOUTEDGE OFPAVING BELOWCURB RAMP,SCDTSW12.82SLOPED WALKBSW12.35BS11.98TS12.82GRADE BREAK GRADE BREAK GRADE BREAK GRADE BREAKBSW12.35TSW12.82BLDG OVERHANG,SAD3L9.001SLIP RESISTANTWARNING STRIPPAPAPAEXISTING OVERHEADTRAFFIC LIGHTS ANDSTREET LIGHTEXISTING TRAFFICLIGHT POLECURB RAMP, SCDSTREET LIGHT,SCDPAVER SLIVERSTRATEGYL9.0023CONTINUOUS SOILTRENCH / SILVACELLSPROPERTY LINEAMENITY3L9.001L9.0211TRASH / RECYCLERECEPTECALEL9.03211'-6"1'-6"L9.0311LINEAR PLAZA AIRPORTBOULEVARD PLAZA3/16"=1'-0"34 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4ENLARGED LOBBY PLAZA PLANL8.002L9.0111-2L9.0014L9.01131'-2"24'25'-8"4'-6"72'16'-3"20'ART LIGHT, SLDDBLDG COLUMN, SADBLDG OVERHANG, SADSCULPTURE, OFCISTONE CURB AT ARTPLINTHSTONE CLADCIP CONC WALLASPHALT, SCDCONCRETEPAVERSPAPAASPHALT, SCDPAWOOD FENCELOBBYCAFE5'x20' ACCESS AISLEPASSENGERDROP-OFF ZONEAMENITYTURNAROUNDTURNAROUNDMOVABLE CAFE FURNISHINGS,TENANT PROVIDEDSTONE PAVINGTYPE BSTONE PAVINGTYPE ACURB OPENINGLINEAR PLAZABMPBMP3/16"=1'-0"4 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022SFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4ENLARGED SHORELINE PLAZAPLANL8.00331'-11"22'29'-4 1/2"4'LC3'TYP LC5'1L9.002SIM 1L9.0023L9.001L9.0212L9.0325L9.0311L9.021SIM 1L9.0214L9.0322L9.0317L9.0321L9.0324L9.0327L9.0014S1 PRECASTCONCRETE SEATWALLBAY TRAIL LIGHTPOLESLOPED WALK4.9%BIKE RACKS INCONCRETE PAVERSS1 PRECASTCONCRETE SEATWALLTRUNCATEDDOMESBSW14.50PRECAST CONCRETESEATING PLATFORMBURLINGAMELAGOONBMPBAY TRAILSHORELINEPLAZASLOPEDLAWNSHORELINEOVERLOOKDRINKING FOUNTAINREVETMENT,SCDREVETMENTCREST, SCDSIDEWALK ANZABOULEVARDPUBLIC BINOCULARSTRASH / RECYCLERECEPTECALEDOG BAG DISPENSERBOLLARD LIGHTCONCRETEPAVERSCUSTOM TAPEREDPRECAST BENCH ENDS, TYP8 EQ SEGMENTS + 2 EQ TAPERED ENDS6 EQ SEGMENTS + 2 EQ TAPERED ENDS4 EQ SEGMENTS + 2 EQ TAPERED ENDS3 EQ SEGMENTS + 2 EQ TAPERED ENDS3 EQ SEGMENTS + 2 EQ TAPERED ENDSCUSTOM TAPEREDPRECAST BENCH END, TYPEXISTING OAKELECTRICAL BOLLARD45'-7 1/2"59'-10 1/2"8'CLR4'CLR3'1'-6" TYPLC3/16"=1'-0"34 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4PAVING DETAILSL9.001STEEL EDGE PAVER RESTRAINT AT PLANTING / LAWNSCALE: 3" = 1'-0"CONCRETE UNIT PAVER1/4"x6"x4" PTD GALV STLEDGE RESTRAINTCONC CURBNOTE:CONCRETE CURB DEPTH ANDREINFORCING VERIFIED BYSTRUCTURAL ENGINEERPER SCHEDULE 1"6" PER STRUCTURAL 6"DECORATIVE GRAVEL4"GEOTEXTILE - TURN UP 3" MIN.1/4" x 4" DEEP PTD GALV STL EDGE -W/ 18" STAKES AT 24" OC ON PLTGSIDE OF EDGEBUILDING WALL, RETAINING WALL ORCURB - SEE PLANNOTES:1. HOLD FINISH GRADE 1/2" BELOWFINISH GRADE OF STONE / CONCUNIT PAVING / CONC PAVING2. ALIGN DIRECTLY ADJACENTHEADERS ON ONE SIDE OF WALKTO THE OTHER SIDE OF WALK, TYP3. REFER TO PLAN FOR SPECIFICLAYOUT1/2"PER PLANSTEEL EDGE & GRAVEL MAINTENANCE STRIPSCALE: 3" = 1'-0"EXPANSIONPOLYURETHANE ELASTOMERICSELF-LEVELING SEALANT,TOOL DOWN 1/8", COLOR TO MATCHPAVEMENT SURFACEBACKER ROD WITH NO BONDPRE-FORMED, COMPRESSIBLE FILLERTHROUGH FULL DEPTH OF SLAB1/2" TYP3/4" DOWEL, 18" LONG @ 12" OC,GREASE ONE ENDEQEQ EQEQ1/4 DEPTH OF SLAB SAW CUT CONTROL JOINT AT SPACINGPER PLANSCONTROL1/4"SCD NOTE:SEE CIVIL DRAWINGS FORSTREETSCAPE CONCRETESPECIFICATIONSCAST IN PLACE CONC EXPANSION & CONTROL JOINTSCALE: 3" = 1'-0"1/16"1"CONC PAVER - SAND SETSCALE: 3" = 1'-0"4" THK CONCRETE UNIT PAVERSAND SETTING BEDPOLYMERIC SAND SWEPT JOINTS TOMATCH PAVER COLOR6" MIN COMPACTEDAGGREGATE BASENON-WOVEN LANDSCAPE FABRICOR PAVER LUG DIMFINISH GRADE 1/2" BELOW FINISHSURFACER 1/2" TYPSEE PLANSCD 9" 6"9"THICKENED CONCRETE EDGEPLANTING AREACAST IN PLACECONCRETE PAVINGNOTE:SEE CIVIL DRAWINGS FORSTREETSCAPE CONCRETESPECIFICATIONSCAST IN PLACE CONCRETE AT GRADESCALE: 1 1/2" = 1'-0"2457361/16"1"CONC PAVER - SAND SET OVER STRUCTURESCALE: 3" = 1'-0"4" THK CONCRETE UNIT PAVERSAND SETTING BEDPOLYMERIC SAND SWEPT JOINTS TOMATCH PAVER COLOR6" MIN COMPACTED AGGREGATEBASE - FOAM FILL TO BECOORDINATED WITH ARCHITECTWHERE NEEDEDNON-WOVEN LANDSCAPE FABRICOR PAVER LUG DIMMAX 3'-6" SAD STRUCTURAL SLAB, SAD/SSD1NOT ISSUEDNOT ISSUED4 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4PAVING DETAILSL9.002123451X1 TYPICAL PLAZA PAVERWHERE WIDE END OF PAVER SLIVER ISLESS THAN 3" OR LENGTH IS LESS THAN6", USE 1'X2' OR 1'X3' PAVER WITH FALSEJOINT - SEE 3 / 8.123"MAX.6" MAX.PAVER SLIVERFALSE JOINTCONTINUOUS N-S JOINT "GRAIN"AT BLDG PLAZAS 1, 2, AND 4AT PROMENADEPAVER SLIVERWHERE WIDE END OF PAVER SLIVER ISLESS THAN 3" OR LENGTH IS LESS THAN6", USE 1'X2' OR 1'X3' PAVER WITH FALSEJOINTFALSE JOINTFALSE JOINTPAVER SLIVER STRATEGYSCALE: 1 1/2" = 1'-0"% OF MIXLAYOUT RULES:PAVER TYPEABTYPE 'A' - 70%NO LINES GREATER THAN 2NO CLUSTERS GREATER THAN 4TYPE 'B' - 30%FIELD COLOR - NO CHECKER BOARD PATTERNAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAABBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBPAVER COLOR MIX - SAMPLE LAYOUTSCALE: 1/2" = 1'-0"DECOMPOSED GRANITE PAVINGSCALE: 3" = 1'-0"2" 4"DECOMPOSED GRANITE-COMPACT IN TWO 2" LIFTS2"6" COMPACTED AGGREGATEBASE OR STRUCTURALSOILFLUSH1/4"x4"x4" PTD GALV ANGLEBOLTED TO CONCRETE CURBPOST INSTALLED ANCHOR,24" O.C. MAXNOTE:ADDITIONAL ANGLE SUPPORTS MAYBE NEEDED AT EDGE JOINTS TOCREATE SMOOTH UNIFORM CURVESTEEL EDGE AT ASPHALT BAY TRAILSCALE: 3" = 1'-0"PEDESTRIAN ASPHALTCONCRETE, SCDCOMPACTED AGGREGATEBASE, SCDCURVED REINFORCEDCONCRETE CURB, SCD3"6"1/4"x4" PTD GALV STL BARCONTINUOUS AT CURVED EDGES1/4"x3"x4" GALV STL ANGLE -6" LONG WITH 2 BOLTS PER ANGLEATTACHMENT ANGLES TO BE 3' OCNOT ISSUEDNOT ISSUED4 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4WALL DETAILSL9.0111STONE-CLAD CIP CONCRETE WALL: PLAN AND ELEVATIONSSCALE: 1/4" = 1'-0"CONCRETE CURB, SCD2'4'TYP2'4'TYP6"72'STONE CLAD CIP WALLWOODFENCEWOODFENCENORTH ELEVATION APLANPROPERTY LINEBCONCRETE CURB ATSTONE CLAD WALL STONE CLAD WALLCONCRETECURB, SCD232'2'ASTONE CLADDING ON THREE SIDESSTUCCO OR SKIM COAT FACINGADJACENT PROPERTYSOUTH ELEVATION BADJACENT PROPERTYTURNAROUND PLAZA8'-4 3/4" 6'-2" 7'-10 3/4" 5'-1 1/2"PAPA3" GAP3" GAPSTONE-CLAD CIP CONCRETE WALLSCALE: 1" = 1'-0"1'-2"1 1/4"2"10 1/2"7'-10 1/4"STUCCO OR SKIM COAT FACINGADJACENT PROPERTYREINFORCED CONCRETEFOOTING, SSDCAP STONEPROPERTY LINEVOID VOIDVOIDVOIDVOIDVOID MORTAR SETSS DOWEL (PER MFR)2 PER STONE6" 1/2"1/4"TYP 1'-3 3/4"ONSITEOFFSITEXF04 WALL WASHLIGHT, SLDTC 12.0FG 11.6 AVGWOOD FENCESCALE: 1" = 1'-0"6'SCREENTYP4"1" GAP TYP MAX 4" GAP 5'-1 1/2"SCREEN TYP4"X4" PAINTED GALV STL TUBE2X4 BOLTED TO PTD GALV STL POST1X6 WOOD PLANKS, RUNNING BONDPATTERN, MOUNTED HORIZONTALLY,WITH COLORLESS ANTI-GRAFFITICOATINGNOTE:TOP OF FENCE TO BE LEVELPROPERTY LINEREINFORCED CONCRETEFOOTING, SSD2"TC 12.0FG 11.6 AVGFLOW THROUGHPLANTER BASIN, SCD11 1/4"234 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4PLATFORM AND SEATWALLDETAILSL9.0211S1 PRECAST CONCRETE SEATWALLSCALE: 1 1/2" = 1'-0"S1 PRECAST CONCRETE SEATWALL AT SLOPED LAWNSCALE: 1 1/2" = 1'-0"2'2"1'-4" 2"2" RADIUS AT TOP EDGESCONCRETE PAVERS2" RADIUS AT TOP EDGESPRECAST INTEGRAL COLORCONCRETE, LIGHT SANDBLAST FINISHAGGREGATE BASEFRENCH DRAIN WRAPPEDIN FILTER FABRICCAST-IN-PLACE CONCRETE FOOTING3/8" X 10" WIDE X 11" LONG PLATE AT 3'OC W/ 2 1/2" DIA X 4" EMBED SIMPSONHD SCREW ANCHORS2"MORTAR SETTING BEDSTAINLESS STEEL SKATE DETERRENT2'AGGREGATE BASEMORTAR SETTING BEDPRECAST INTEGRAL COLORCONCRETE, LIGHT SANDBLAST FINISH9 8 ° 4"244'-2 1/2"9 WHOLE BOARDS + 1/8" JOINTS4'-1 1/2"PRECAST CONCRETE1'-4"3/16" X 3" GALV STEEL PLATEPRECAST INTEGRALCOLOR CONCRETE,LIGHT SANDBLAST FINISHAGGREGATE BASECONCRETE PAVERS1" X 5 1/2" IPE SEAT BOARDTAMPER RESISTANT SS#316 FASTENERWITH SLEEVE EMBEDDED IN CONCRETEPL PRECAST CONCRETE SEATING PLATFORMSCALE: 1 1/2" = 1'-0"MORTAR SETTING BEDCAST IN PLACE CONCRETE FOOTING3S2 PRECAST CONCRETE SEATWALL WITH WOOD SEAT AND BACKNOT ISSUED4 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4FURNISHING DETAILSL9.031SURFACE MOUNT TOCONC PAVINGNOTES:1. SEE FURNISHING SCHEDULE FORBIKE RACK INFORMATION.2. REFER TO MFR SPECIFICATIONSFOR INSTALLATION PROCEDURES.3'1'-6"SECTIONSECTIONPLANCONCRETE UNIT PAVERS3/4" MORTAR SETTING BEDCONC FOOTING PER MFREXTENDED ANCHORS TO MOUNT BIKERACK TO CONC FOOTING BELOW PAVERSSTAINLESS STL BIKE RACK 2"x2"x12GTUBE SEE L0.03 FOR MFRSPECIFICATIONSSTAINLESS STL BIKE RACK 2"x2"x12GTUBE SEE L0.03 FOR MFRSPECIFICATIONSBR BIKE RACK IN CIP CONCRETE PAVINGSCALE: 1" = 1'-0"BR BIKE RACK IN CONCRETE PAVERSSCALE: 1" = 1'-0"10"125463TS PUBLIC BINOCULARSSCALE: 1" = 1'-0"2 1/2" PTD ALUMINUM PIPEHIGH VIEWERDECOMPOSED GRANITEBASE PLATE AND ANCHORBOLTS, PER MFRCONCRETE FOOTING, SSDLOW VIEWERAGGREGATE BASE2'-3"4'-10"2'-5"3'-9"1'-6"2'PER STRUCTURAL1'-3"PER STRUC.NOTE: MFR TO EXTEND POST FORMOUNTING TO SUBSURFACE CONCRETEFOOTING7NOT ISSUEDNOT ISSUEDNOT ISSUEDNOT ISSUEDNOT ISSUEDNOT ISSUEDNOT ISSUEDNOT ISSUED444 XF10 BOLLARD LIGHT AT PATHSCALE: 1 1/2" = 1'-0"ANCHOR BASE PER MFRREINFORCED CONCFOOTING, SSDNOTE: SEE STRUCTURAL DRAWINGSFOR FOOTING SIZING ANDREINFORCINGSECTIONPER STRUCTURALPER STRUCTURAL BOLLARD PER MFR2"ELECTRICAL CONDUIT© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4FURNISHING DETAILSL9.03212564XF05 GARDEN LIGHTSNOT ISSUEDXF02 BAY TRAIL LIGHT POLE FOOTINGSCALE: 1 1/2" = 1'-0"6 3/4"MOUNTING BASEINSIDE FIXTURE(4) 5/8" X14" LONG X 2" 'L' ANCHORBOLTS WITH LEVELING WASHERS,LOCK WASHERS AND HEX NUTS,PER MFRREINFORCED CONCFOOTING, SSDNOTE: SEE STRUCTURAL DRAWINGSFOR FOOTING SIZING ANDREINFORCING5 3/4"11 3/4"9 1/2"SECTIONMOUNTING DETAILLIGHT POLE ABOVEPER STRUCTURALPER STRUCTURAL MFR DECOMPOSED GRANITECOMPACTED AGGREGATE BASE4 X M8 S.S. ANCHORS, PER MFR1/2"MFRSSD COMPACTED SUBGRADENOTES:1. TRASH AND RECYCLERECEPTACLES ALWAYS MOUNTED INPAIRS SIDE BY SIDEORIENT ACCESS OPENING AND TRASHOPENING TOWARD ADJACENT PATHMFRMFR CONC FOOTING TO BE SAMEDIMENSION AS BASE OF RECEPTACLEPAIRSTR TRASH / RECYCLE RECEPTACLESCALE: 1" = 1'-0"MORTAR SETTING BEDAT NICHECONC SLAB AT NICHETOP OF SLAB TO BE ATMOUNTING HEIGHT OFSTEEL ANGLEORIENT ACCESS OPENINGAND TRASH OPENINGTOWARD ADJACENT PATHCONC PAVER18"5"27" CLEAR 7"10" PIPEACCESSDOOROPTIONAL INTERNALSURFACE CARRIERPF CONTROL BUTTONMDF RECOMMENDS A 3" OR 4" OPENHUB DRAIN - BY OTHERSPET FOUNTAINWATERC/L OF WASTESECTIONPLANDF DRINKING FOUNTAIN, MFR PROVIDED DETAILDB DOG BAG DISPENSERSCALE: 1 1/2" = 1'-0"2'-9"1'BAG DISPENSER,MFRREMOVABLE SS CAP, MFR4" POWDER COATED STL PIPE, MFRCUSTOM RAL COLORDECOMPOSED GRANITE ORASPHALT4"1'6"6"6"4" PIPE WITH MFR PROVIDEDFLANGE EMBEDDED INCONCRETE FOOTING7NOT ISSUEDNOT ISSUED84 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4PLANTING DETAILSL9.0516"+D IRRIGATION AND UTILITY BOX LAYOUT1. COORDINATE PLACEMENT OF BOXES,SIGNS, AND FOOTINGS TO PRESERVECONTINUOUS OUTER ROW OF EACHPLANTING BED2. ALL UTILITY BOXES TO ALIGN WITHEACH OTHER AND BE SPACEDEVENLY3. UTILITY BOXES SHALL NOT BEPLACED WITHIN 4FT OF A TREE4. UTILITY BOXES SHALL NOT BEPLACED AT PLANTING BED CORNERS- PLANTS SHOULD ALWAYS BECONTINUOUS AT CORNERS5. UTILITY BOXES SHALL NOT BEPLACED IN HIGHLY VISIBLE AREAS OFPLANTING BEDS - INTENT IS TOOBSCURE VISIBILITY OF UTILITYBOXESPAVINGUTILITY & IRRIGATION BOX ALIGNMENT IN PLANTINGSCALE: 1/2" = 1'-0"UTILITIES BOX6" MINCONTROL JOINT6"NOTE :COORDINATE PLACEMENT OR BOXESWITH EXPANSION AND CONTROL JOINTLOCATIONS - DO NOT OVERLAPPAVING EDGEPLANTING AREAALIGNALIGNPAVINGUTILITY BOX ALIGNMENT IN PAVINGSCALE: 1/2" = 1'-0"1/2 DIAMETER OF PLANT +6"PATH / SIDEWALKALIGN PLANTS ALONG PATH EDGESADJUST SPACING AS NECESSARYIN CENTER OF BEDS AND AT CORNERSTO CREATE CONSISTENT INFILLED AREAOF PLANTING. DO NOT CREATE HOLESOR GAPS IN PLANT LAYOUT.ALIGN EACH ROW OF PLANTSALONG LONG METAL EDGE OFPLANTING BED LAYOUT LINESPLANTING LAYOUTSCALE: 1/2" = 1'-0"123 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022NOT FORCONSTRUCTIONARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPE ARCHITECTUREPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVIL ENGINEERING AND SURVEYINGWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LIGHTING DESIGNERKGM270 Coral CircleEl Segundo, CA 90245Tel 310.522.2191WINDRWDI421 SW 6th Ave, Suite 450Portland, OR 97204Tel 503.243.2556ACOUSTICSM&W351 California St, Suite 810San Francisco, CA 94104Tel 415.903.5078FACADE ACCESSOlympique Facade Access26429 Rancho Pkwy S #145Lake Forest, CA 92630Tel 949.309.2820ENCLOSURE CONSULTANTWJE2000 Powell St, Suite 1650Emeryville, CA 94608Tel 503.852.1114FIRE & LIFE SAFETYHolmes Fire235 Montgomery St #1250San Francisco, CA 94104Tel 415.693.1600HARDWARE CONSULTANTOCI34179 Golden Lantern #304Dana Point, CA 92629Tel 949.388.6571777 AIRPORT BOULEVARD© 2021 Gensler 18.03.2022As indicatedSFDBI StampsENTITLEMENTBAB 210129.04.2022100% DESIGN DEVELOPMENT18.05.2022ENTITLEMENT3TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700705.08.2022ENTITLEMENT4PLANTING DETAILSL9.05280" CLEAR TRUNK MIN 3" MULCHADJACENT PAVINGROOT BARRIERTREE GRATETRENCH BOTTOMSLOPE TO DRAINPROTECT BRANCHES FROM DAMAGEPLANT TRUNK PLUMBREMOVE TREE TAG AT SUBSTANTIALCOMPLETIONREMOVE TRUNK GUARD AFTER PLANTINGCONTINUOUS SOIL TRENCH FILLED WITHSTRUCTURAL SOILPLATI-MAT ROOTBALL PROTECTION MESHAND TENSIONERPREFAB CONCRETE WHEELSTOPMIN 3' LENGTHROOTBALLROOTBARRIERSECTIONTYPICAL TREE PLANTING IN TREE GRATESCALE: 3/4" = 1'-0"SUBDRAINAGE, AS REQUIRED. CIVIL TOPROVIDE CONNECTION TO STORMSUPPLEMENTALMEGA GRATESTAKE, SEENOTE 12% MINNOTES:1. SUPPLEMENTARY TRUNKSTABILIZATION -STAKING AND/ORGUYING - REQUIRED AT HIGH WINDLOCATIONS.2. SOIL TRENCHES AT STREETSCAPE TOBE PERCOLATION TESTED BEFOREDRAINAGE IS INSTALLED AT BOTTOMOF TRENCHES - TO ASSESS NEED FORDRAINAGE. IF SOIL PERCOLATION ISADEQUATE, SUBDRAIN TO BE OMITTED.4' MINSOIL AT TREES 6"REMOVE TREE TAG AT SUBSTANTIALCOMPLETION3" MULCH AROUND TREE - HOLD MULCHAWAY FROM TREE FLAREPLANTING SOIL10' METAL TREE STAKESREMOVE WIREBASKET & BURLAPFROM TOP 2/3OF ROOTBALLROOTBALLRAISED SUBGRADE PEDESTALSTAKES ON THREEOPPOSING SIDESEDGE OF ROOTBALLCENTRAL LEADERTREE TRUNKSECTIONTEMPORARY SOIL SAUCER FORWATERING - REMOVE PRIOR TO SURFACEFINISHINGREMOVE TRUNK GUARDAFTER PLANTINGPLANT TRUNK PLUMBPROTECT BRANCHES FROMDAMAGENOTE:EACH DIFFERENT SOIL PROFILE WITHOUTUNDERDRAINGE TO BE PERCOLATIONTESTED. LANDSCAPE ARCHITECT TO BENOTIFIED IF INFILTRATION RATE ISOUTSIDE ACCEPTABLE RANGE. INSTALLSUBDRAINGAG AT BOTTOM OFTRENCHES IN SUCH PITS. REFER TOSPEC SECTION 329300 - PLANTS.SYNTHETIC STRAPPING, SEE SPECBACKFILL TREE PITS WITH PLANTING SOILTO FULL DEPTHTYPICAL TREE PLANTING AND STAKING AT GRADESCALE: 3/4" = 1'-0"MIN 1X ROOT BALLTO STAKEPLAN4' MIN SOIL AT TREES12 W GFP PANEL PANEL TRANSFORMER 75 KVA PANEL PANEL W GFP W GFP W GFP W W GFP W GFP XFMR 15 KVA PANELPANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL TRANSFORMER 30 KVA PANEL XFMR 15 KVA XFMR 15 KVA 1 2 3 4 5 6 400A TO RETAIL SPACE BOTTOM ENTRY CABLE TAP BOX(TYP. OF 3) BOTTOM ENTRY CABLE TAP BOX(TYP. OF 3) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B1" (TYP.) 4000A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B2" (TYP.) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B3" (TYP.) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B4" (TYP.) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B6" (TYP.) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B1" (TYP.) 4000A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B2" (TYP.) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B3" (TYP.) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B4" (TYP.) 2500A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B6" (TYP.) BUS "B5" FOR REFERENCE ONLYSEE EMERGENCY RISER DIAGRAMFOR FURTHER INFORMATION BUS "B5" FOR REFERENCE ONLYSEE EMERGENCY RISER DIAGRAMFOR FURTHER INFORMATION 4000/32500/3LP1EV2 LP1EV1 TLP1A HP1A LP1A 4000/3400/32500/32500/32500/32500/3480Y TLP5A HP5ALP5A LP5EV2 LP5EV1 LP2EV2 LP2EV1 LP6EV2 LP6EV1 LP3EV2 LP3EV1 LP4EV2 LP4EV1 TLP1B LP1B 480Y TLP5A 480Y TLP5A LEVEL 5 LEVEL 1 LEVEL 6 LEVEL 2 2,500 A LEVEL 3 LEVEL 4 LEVEL 7 CONTINUED ON SHEET E LEVEL M SBH1CSBH1ASBL1EV LEVEL 2 EVCHARGING 400A LEVEL 1 EV CHARGING150A BACK OF HOUSE ANDLOBBY MAIN ELECTRICAL SWITCHGEAR ROOM SBH1DSBH1F ATS-700 SBH1B 3,000 A4,000 A 4,000 A 2,500 A 2,500 A TO ATS-701 ATS-701 ATS-702 ATS-701_ELEV BACK OFHOUSE LEVEL 2 EV CHARGING400A LEVEL 1 EV CHARGING150A LEVEL 1 EV CHARGING150A LEVEL 1 EV CHARGING150A LEVEL 1 EV CHARGING150A LEVEL 1 EV CHARGING150A LEVEL 2 EV CHARGING400A LEVEL 2 EV CHARGING400A LEVEL 2 EV CHARGING400A LEVEL 2 EV CHARGING400A 208Y/120 3PH 4WUTILITY TRANSFORMER TYPICAL OF 5480Y/277 3PH 4W UTILITY TRANSFORMER ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM - SECTOR A MAIN ELECTRICAL SWITCHGEAR ROOM (CONT.)ELECTRICAL RISER ROOM -SECTOR B BACK OF HOUSE ANDLOBBY 150A TO FIRE PUMP HP8BHP10A NOT TO BE USED FOR CONSTRUCTION PROGRESS PRINT DATE PRINTED © COPYRIGHT 2020 Permission to reproduce all or part of this drawing is hereby granted solely for the limited purpose of construction of this project or archiving. Unauthorized copying, disclosure or construction use without written permission of Alvine Engineering is prohibited by copyright law. DO NOT SCALE DRAWINGS. VERIFY ALL DIMENSIONS and clearances from ARCHITECTURAL, STRUCTURAL, shop and other appropriate drawing or at site. Lay out and coordinate all work prior to installation to provide clearances required for operation, maintenance, and codes and verify non-interference with other work. DO NOT FABRICATE PRIOR TO VERIFICATION OF CLEARANCE FOR ALL TRADES. READ SPECIFICATIONS. NOTE: SFDBI Stamps © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2021 Tel Do not enter Fax Text here While editing the title block select & change this Family Type via the Type selector to set the correct Office Information 20218947 1/2" = 1'-0"3/7/2022 2:32:10 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/MEPT_Alvine_20218947_MainModel.rvtE4.000 NORMAL POWER RISER DIAGRAM 01.6418.00 LPC West 777 Airport Blvd LPC WEST 777 Airport Boulevard Burlingame, CA 94010 03/04/2022 03/04/2022 50% DESIGN DEVELOPMENT GENERAL NOTES 1. BUSWAYS DESIGNATED BY LINE TYPES. SOLID LINES INDICATES FEEDER BUS AND DASHED LINE INDICATES PLUG-IN BUS. 2. XXXXXX 3. XXXXXX FLAG NOTES XXX XXX 1 XXX XXX 2 XXX XXX 3 PANELPANEL DIST.PANEL TRANSFORMER 75 KVA PANEL PANEL TRANSFORMER 30 KVA DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL PANELPANEL TRANSFORMER 30 KVA PANELPANEL TRANSFORMER 30 KVA PANELPANEL TRANSFORMER 30 KVA 1 2 3 4 5 6 1 2 3 4 5 6AVAILABLE SPACE FOR TENANT ROOF LOADS (TYP) 2500A AL, 277/480V 3P 4WPLUG-IN BUSWAYBUS "B4" (TYP.) 2500A AL, 277/480V 3P 4WPLUG-IN BUSWAYBUS "B6" (TYP.) BUS "B5" FOR REFERENCE ONLYSEE EMERGENCY RISER DIAGRAMFOR FURTHER INFORMATION 2500A AL, 277/480V 3P 4WPLUG-IN BUSWAYBUS "B4" (TYP.) 2500A AL, 277/480V 3P 4WPLUG-IN BUSWAYBUS "B6" (TYP.) BUS "B5" FOR REFERENCE ONLYSEE EMERGENCY RISER DIAGRAMFOR FURTHER INFORMATION 2500A AL, 277/480V 3P 4WPLUG-IN BUSWAYBUS "B1" (TYP.) 4000A AL, 277/480V 3P 4WFEEDER BUSWAYBUS "B2" (TYP.) 2500A AL, 277/480V 3P 4WPLUG-IN BUSWAYBUS "B3" (TYP.) HP8BLP8B 800A DPH7A TLPRA1 HPRA1 LPRA1 TLP8B DPH8A 800A DPH10A 800A DPH12A 800A DPH12B 800A DPH10B 800A DPH8B 800A 800A DPH9A 800A DPH11A 800A DPH11B 800A DPH9B 800A DPH7B HP11BLP11B TLP11B HP10ALP10A TLP10A HPRA2LPRA2 TLPRA2 CONTINUED ON SHEET E LEVEL 8 ROOF / PENTHOUSE LEVEL 9 LEVEL 12 LEVEL 10 LEVEL 11 BACK OF HOUSEAND MECHANICAL SBHRA (4) AHU EACH AT 150/3 (12) EXHAUST FAN (60HP) EACH AT 175/3(4) CHILLER PLANTS EACH AT 700/3 (4) COOLING TOWERS (15HP) EACH AT 50/3 (12) HEAT PUMPS EACH AT 125/3CONDENSER WATER PUMP AT 175/3 CHILLED WATER PUMP AT 125/3 HEATING WATER PUMP AT 100/3 PV ARRAY AT 20/3 BREAKER 4,000 A BACK OF HOUSEAND MECHANICAL BACK OF HOUSEAND MECHANICAL BACK OF HOUSEAND MECHANICAL ROOF LEVEL 7 ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A ELECTRICAL RISER ROOM -SECTOR A MECHANICAL PENTHOUSE ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B ELECTRICAL RISER ROOM -SECTOR B TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL TENANT PANEL NOT TO BE USED FOR CONSTRUCTION PROGRESS PRINT DATE PRINTED © COPYRIGHT 2020 Permission to reproduce all or part of this drawing is hereby granted solely for the limited purpose of construction of this project or archiving. Unauthorized copying, disclosure or construction use without written permission of Alvine Engineering is prohibited by copyright law. DO NOT SCALE DRAWINGS. VERIFY ALL DIMENSIONS and clearances from ARCHITECTURAL, STRUCTURAL, shop and other appropriate drawing or at site. Lay out and coordinate all work prior to installation to provide clearances required for operation, maintenance, and codes and verify non-interference with other work. DO NOT FABRICATE PRIOR TO VERIFICATION OF CLEARANCE FOR ALL TRADES. READ SPECIFICATIONS. NOTE: SFDBI Stamps © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2021 Tel Do not enter Fax Text here While editing the title block select & change this Family Type via the Type selector to set the correct Office Information 20218947 1/2" = 1'-0"3/7/2022 2:32:10 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/MEPT_Alvine_20218947_MainModel.rvtE4.001 NORMAL POWER RISER DIAGRAM 01.6418.00 LPC West 777 Airport Blvd LPC WEST 777 Airport Boulevard Burlingame, CA 94010 03/04/2022 03/04/2022 50% DESIGN DEVELOPMENT GENERAL NOTES 1. BUSWAYS DESIGNATED BY LINE TYPES. SOLID LINES INDICATES FEEDER BUS AND DASHED LINE INDICATES PLUG-IN BUS. 2. XXXXXX 3. XXXXXX FLAG NOTES XXX XXX 1 XXX XXX 2 XXX XXX 3 ANZA BLVDAIRPORT BLVDDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C0.001 EXISTING SITE PLAN.dwg Plotted: 8-05-22 @ 12:05:57 PM By: khubbard 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3EXISTING SITE PLANC0.001AC / ASPHASPHALT CONCRETEADAREA DRAINAPANGLE POINTBCBACK OF CURBBEGBEGINBKBACKBLDGBUILDINGBOWBACK OF WALKCBCATCH BASINCONCCONCRETECORCORNERDIDRAINAGE INLETDWYDRIVEWAYEX, (E)EXISTINGFHFIRE HYDRANTFLFLOW LINEFNCFENCEGNVGROUND NOT VISIBLEGSGROUND SHOTINVINVERTLLENGTHMHMANHOLEMONMONUMENTMNMAGNAILNNORTHPROPPROPOSEDPAEPUBLIC ACCESS EASEMENTPIVPOST INDICATOR VALVEPOCPOINT OF CONNECTIONPUEPUBLIC UTILITY EASEMENTPRKPARKING(R) RECORDR.M.RECORD MAPR/WRIGHT OF WAYTFCTOP FACE OF CURBTGTOP GRATES/WSIDEWALKSDMHSTORM DRAIN MANHOLESTPSTRIPINGSSMH SANITARY SEWER MANHOLEWMWATER METERWVWATER VALVEABBREVIATIONS1. LOCATION OF EXISTING OVERHEAD AND UNDERGROUND FACILITIES AND UTILITIESARE BASED ON AVAILABLE UTILITY COMPANY INFORMATION. IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THE ACTUAL LOCATION IN THE FIELDPRIOR TO COMMENCEMENT ON WORK.2. THERE MAY BE ADDITIONAL EXISTING UTILITY LINES NOT SHOWN ON THESEPLANS. CONTRACTOR SHALL BE CAREFUL TO AVOID ANY DAMAGE TO THESEUTILITY SERVICES.3. ALL EXISTING UTILITIES AND IMPROVEMENTS THAT BECOME DAMAGED DURINGCONSTRUCTION SHALL BE COMPLETELY RESTORED TO THE SATISFACTION OF THEOWNER AND THE UTILITY OWNER AT THE CONTRACTOR'S SOLE EXPENSE.4. CONTRACTOR SHALL NOTIFY AFFECTED UTILITY COMPANIES AND OWNERS TWOWORKING DAYS IN ADVANCE OF WORK TO BE PERFORMED WITHIN 2-FEET ORCLOSER TO HIGH RISK FACILITIES.5. CONTRACTOR TO PROVIDE AS-BUILT DRAWINGS TO THE CITY UPON COMPLETIONOF CONSTRUCTION. AS-BUILT DRAWINGS SHALL INCLUDE DEPTH OF INSTALLEDCONDUITS, VERTICAL AND HORIZONTAL UTILITY CLEARANCES FROM EXISTINGUTILITIES.PROPERTY LINELIMIT OF WORKEASEMENT LINEEX EDGE OF PAVEMENTEX CABLE/COMMEX GASEX STORM DRAINEX SANITARY SEWEREX STORM DRAIN INLETEX STORM DRAIN MANHOLEEX SANITARY SEWER MANHOLEEX SANITARY SEWER CLEANOUTEX WATER METEREX WATER VALVEEX FIRE HYDRANTEX TREEEX WATEREX UNKNOWN UNDERGROUND UTILITYEX UTILITY OVERHEADEX ELECTRIC LINEEX BACKFLOW PREVENTEREX FIRE DEPARTMENT CONNECTIONEX UTILITY BOXEX POWERPOLEEX GUY ANCHOREX SIGNEX SITE LIGHTEX STORM DRAIN CATCH BASINCURB GUTTERLEGEND GENERAL NOTES ANZA BLVD114444111111111111111112TYP.13153TYP.3TYP.3TYP.3TYP.3TYP.3TYP.3TYP.3TYP.3TYP.1811813112828111717R 6-1(L)2222R3-8A (L)22W3-320202020202022R-26(S) (CA)2528R-26 (S)(CA)22221717433183030303TYP.9TYP.TYP.35010 20 40600 1 2 3SITE DEMOLITION PLANC1.0011. THE CONTRACTOR SHALL NOT REMOVE ANY EXISTING TREES OUTSIDE THE LIMIT OF WORK. EXISTING TREESWITHIN THE LIMIT OF WORK SHALL BE DEMOLISHED UNLESS SPECIFICALLY NOTED TO BE PROTECTED.CONTRACTOR SHALL FIELD MARK ALL TREES FOR DEMOLITION AND OBTAIN WRITTEN APPROVAL FROM THELANDSCAPE ARCHITECT PRIOR TO THEIR REMOVAL. THEN CONTRACTOR SHALL OBTAIN APPROPRIATE TREEREMOVAL PERMIT.2. THIS DEMOLITION PLAN HAS BEEN CREATED USING TOPOGRAPHY AND LOCATIONS OF SUBSURFACEFEATURES HAVE NOT BEEN FIELD VERIFIED.3. UTILITY LOCATIONS ARE SHOWN BASED ON SUPPLEMENTAL TOPO AND RECORD INFORMATION. THEREFORE,THIS PLAN MAY NOT ACCURATELY DEFINE THE EXACT LOCATION OF ALL EXISTING UTILITY COMPONENTS,EXACT SIZE OR METHOD OF DEMOLITION. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO REVIEWEXISTING DRAWINGS AND MAKE FIELD VERIFICATION VISITS AS REQUIRED TO ASCERTAIN THE EXACT EXTENTOF THE WORK. NOTIFY THE ENGINEER IMMEDIATELY IF DISCREPANCIES EXIST.4. OBSTRUCTIONS AND UNDERGROUND FACILITIES INDICATED ARE FOR INFORMATION ONLY. IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THE LOCATION AND DEPTH WITH THE APPROPRIATE AGENCIES.NEITHER THE OWNER NOR THE ENGINEER ASSUMES RESPONSIBILITY THAT THE OBSTRUCTIONS INDICATEDWILL BE THE OBSTRUCTIONS ENCOUNTERED. THE CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICEALERT (800)227-2600, 2 WORKING DAYS PRIOR TO ANY EXCAVATION.5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF EXISTING UTILITIES AND SERVICES ONTHE SITE THAT ARE TO REMAIN AND ON ADJACENT SITES. THE CONTRACTOR SHALL PROTECT ADJACENTSTRUCTURES, SIDEWALKS, CURBS AND STREETS FROM DAMAGE CAUSED BY DEMOLITION OR EXCAVATION..6. THE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL LICENSES, PERMITS, INSPECTION AND CERTIFICATES OFINSPECTION WHICH MAY BE REQUIRED. ALL DEMOLITION WORK SHALL BE PERFORMED IN ACCORDANCE WITHALL APPLICABLE STATE AND LOCAL CODE REQUIREMENTS INCLUDING DISPOSAL OF DEBRIS.7. NO DEMOLITION SHALL TAKE PLACE ON ADJACENT PROPERTIES OR OUTSIDE OF WORK LIMITS. THECONTRACTOR SHALL PROTECT-IN-PLACE ALL ITEMS TO REMAIN.8. CONTRACTOR SHALL DESIGN, CONSTRUCT & MAINTAIN ALL SAFETY DEVICES INCLUDING SHORING, ANDSHALL BE RESPONSIBLE FOR CONFORMANCE TO ALL LOCAL, STATE AND FEDERAL SAFETY AND HEALTHSTANDARDS, LAWS AND REGULATIONS.9. THE CONTRACTOR SHALL MODIFY EXISTING AND/OR PROVIDE NEW TEMPORARY CONSTRUCTION FENCING ORBARRICADES AS NEEDED TO PROTECT THE WORK AND SECURE THE AREA FROM VANDALS. ALL TEMPORARYCONSTRUCTION FENCING AND GATES SHALL BE 6'-0" HIGH GALV. CHAIN LINK SUITABLE FOR INTENDED USE.10. CONTRACTOR TO INSTALL EROSION CONTROL MEASURES PRIOR TO DEMOLITION, UPDATE AND MAINTAINUNTIL COMPLETION OF THE PROJECT.11. CONTRACTOR SHALL REMOVE ALL ITEMS TO BE REMOVED AND PROPERLY DISPOSE OF OFF-SITE UNLESSNOTED OTHERWISE.12. DEMOLITION INCLUDES PAVEMENTS, TREES, LANDSCAPING, SITE CONCRETE, LIGHT POLES, REFER TO UTILITYDEMOLITION PLAN FOR UTILITY DEMOLITION INFORMATION. FOR THE SPECIFICS ON THE DEMOLITION OFLIGHT POLES, PLEASE REFER TO KGM's LIGHTING REMOVAL PLAN .13. THE IDENTIFICATION OF SALVAGED TREES TO BE COORDINATED WITH THE LANDSCAPE ARCHITECT(PETERSEN STUDIOS) AND CITY OF BURLINGAME AND NOTE 1.PROPERTY LINELIMIT OF DEMOLITION WORKEASEMENT LINETREE TO BE REMOVEDAPPROXIMATE LIMIT OF PCC SLAB REMOVALAPPROXIMATE LIMIT OF AC REMOVALREMOVE EX UTILITYEX CABLE/COMMEX GASEX STORM DRAINEX SANITARY SEWEREX STORM DRAIN INLETEX STORM DRAIN MANHOLEEX SANITARY SEWER MANHOLEEX SANITARY SEWER CLEANOUTEX WATER METEREX WATER VALVEEX FIRE HYDRANTEX TREEEX WATEREX UNKNOWN UNDERGROUND UTILITYEX UTILITY OVERHEADEX ELECTRIC LINEEX AREA DRAINEX BACKFLOW PREVENTEREX FIRE DEPARTMENT CONNECTIONEX UTILITY BOXEX POWERPOLEEX GUY ANCHOREX SIGNEX SITE LIGHTEX STORM DRAIN CATCH BASINLEGENDGENERAL NOTESDate DescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C1.001 DEMOLITION PLAN.dwg Plotted: 8-05-22 @ 12:11:18 PM By: khubbard 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNAPPROXIMATE LIMIT OF CONCRETE SIDEWALK REMOVALAPPROXIMATE LIMIT OF LANDSCAPE REMOVALMATCHLINE SEE SHEET C1.002 REMOVE EX ELECTRIC BOXREMOVE EX UTILITY BOXREMOVE EX UNKNOWN MANHOLEREMOVE EX STORM DRAIN INLET AND REPLACE WITH STORM DRAIN MANHOLEREMOVE EX TREES (SEE GENERAL NOTE 1)PROTECT EX TREESREMOVE EX SIGN AND POSTREMOVE EX SHADE STRUCTUREADJUST EX UTILITY TO GRADEREMOVE EX FDCREMOVE, REPLACE AND RELOCATE EX SIGN AND POSTPROTECT IN PLACE EX TRAFFIC SIGNALPROTECT IN PLACE EX ANCHOR. SEE JOINT TRENCH PLANS.REMOVE, REPLACE, AND RELOCATE EX ELECTRICAL METER. COORDINATE WITH PG&E.REMOVE AND RELOCATE EX STREET LIGHT. SEE LIGHTING PLANS FOR DETAILS.REMOVE AND RELOCATE EX SPEED SENSOR. SEE ELECTRICAL PLANS FOR DETAILS.REMOVE EX AREA DRAINREMOVE AND CAP EXISTING LATERALS AT MAINREMOVE EX STRIPINGREMOVE AND RELOCATE PEDESTRIAN PUSH BUTTONPROTECT IN PLACE EX SIGNREMOVE EX CABLE LINE. SEE PLANS BY OTHERS FOR LIMITS OF REMOVAL.REMOVE AND RELOCATE EX POWER POLE. SEE JOINT TRENCH PLANS FOR DETAILS.DEMO AC BERM12EX SITE LIGHT1REMOVE EX BUILDINGREMOVE EX TRASH ENCLOSURE AND STRUCTUREREMOVE EX CURBREMOVE EX STORM DRAIN INLETREMOVE EX SANITARY SEWER MANHOLEREMOVE EX SANITARY SEWER CLEANOUTREMOVE EX FIRE HYDRANTREMOVE EX WATER METERREMOVE EX BACKFLOW PREVENTERREMOVE EX WATER VALVEREMOVE EX SITE LIGHT2345DEMOLITION KEY678910111314151617181920212223242526272829303132333435 AIRPORT BLVD11256664444771010109TYP.8TYP.111110143TYP.3TYP.3TYP.3TYP.3TYP.3TYP.113TYP.3TYP.1111111912COORDINATE WITH PG&E.SEE ELECTRICAL FOR DETAILS.202028202021182032232202020202022AIRPORTPARKINGSIGN202026272024202820BIKEROUTESIGN2020231029318202031330303017TYP.303034TYP.TYP.3REMOVE EX ELECTRIC BOXREMOVE EX UTILITY BOXREMOVE EX UNKNOWN MANHOLEREMOVE EX STORM DRAIN INLET AND REPLACE WITH STORM DRAIN MANHOLEREMOVE EX TREES (SEE GENERAL NOTE 1)PROTECT EX TREESREMOVE EX SIGN AND POSTREMOVE EX SHADE STRUCTUREADJUST EX UTILITY TO GRADEREMOVE EX FDCREMOVE, REPLACE AND RELOCATE EX SIGN AND POSTPROTECT IN PLACE EX TRAFFIC SIGNALPROTECT IN PLACE EX ANCHOR. SEE JOINT TRENCH PLANS.REMOVE, REPLACE, AND RELOCATE EX ELECTRICAL METER. COORDINATE WITH PG&E.REMOVE AND RELOCATE EX STREET LIGHT. SEE LIGHTING PLANS FOR DETAILS.REMOVE AND RELOCATE EX SPEED SENSOR. SEE ELECTRICAL PLANS FOR DETAILS.REMOVE EX AREA DRAINREMOVE AND CAP EXISTING LATERALS AT MAINREMOVE EX STRIPINGREMOVE AND RELOCATE PEDESTRIAN PUSH BUTTONPROTECT IN PLACE EX SIGNREMOVE EX CABLE LINE. SEE PLANS BY OTHERS FOR LIMITS OF REMOVAL.REMOVE AND RELOCATE EX POWER POLE. SEE JOINT TRENCH PLANS FOR DETAILS.SITE DEMOLITION PLANC1.002Date DescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C1.001 DEMOLITION PLAN.dwg Plotted: 8-05-22 @ 12:12:03 PM By: khubbard 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN12PROPERTY LINELIMIT OF DEMOLITION WORKEASEMENT LINETREE TO BE REMOVEDAPPROXIMATE LIMIT OF PCC SLAB REMOVALAPPROXIMATE LIMIT OF AC REMOVALREMOVE EX UTILITYEX CABLE/COMMEX GASEX STORM DRAINEX SANITARY SEWEREX STORM DRAIN INLETEX STORM DRAIN MANHOLEEX SANITARY SEWER MANHOLEEX SANITARY SEWER CLEANOUTEX WATER METEREX WATER VALVEEX FIRE HYDRANTEX TREEEX WATEREX UNKNOWN UNDERGROUND UTILITYEX UTILITY OVERHEADEX ELECTRIC LINEEX AREA DRAINEX BACKFLOW PREVENTEREX FIRE DEPARTMENT CONNECTIONEX UTILITY BOXEX POWERPOLEEX GUY ANCHOREX SIGNEX SITE LIGHTEX STORM DRAIN CATCH BASIN1REMOVE EX BUILDINGREMOVE EX TRASH ENCLOSURE AND STRUCTUREREMOVE EX CURBREMOVE EX STORM DRAIN INLETREMOVE EX SANITARY SEWER MANHOLEREMOVE EX SANITARY SEWER CLEANOUTREMOVE EX FIRE HYDRANTREMOVE EX WATER METERREMOVE EX BACKFLOW PREVENTERREMOVE EX WATER VALVEREMOVE EX SITE LIGHT2345DEMOLITION KEY678910LEGEND111314151617181920212223242526272829APPROXIMATE LIMIT OF CONCRETE SIDEWALK REMOVALAPPROXIMATE LIMIT OF LANDSCAPE REMOVAL1. THE CONTRACTOR SHALL NOT REMOVE ANY EXISTING TREES OUTSIDE THE LIMIT OF WORK. EXISTING TREESWITHIN THE LIMIT OF WORK SHALL BE DEMOLISHED UNLESS SPECIFICALLY NOTED TO BE PROTECTED.CONTRACTOR SHALL FIELD MARK ALL TREES FOR DEMOLITION AND OBTAIN WRITTEN APPROVAL FROM THELANDSCAPE ARCHITECT PRIOR TO THEIR REMOVAL. THEN CONTRACTOR SHALL OBTAIN APPROPRIATE TREEREMOVAL PERMIT.2. THIS DEMOLITION PLAN HAS BEEN CREATED USING TOPOGRAPHY AND LOCATIONS OF SUBSURFACEFEATURES HAVE NOT BEEN FIELD VERIFIED.3. UTILITY LOCATIONS ARE SHOWN BASED ON SUPPLEMENTAL TOPO AND RECORD INFORMATION. THEREFORE,THIS PLAN MAY NOT ACCURATELY DEFINE THE EXACT LOCATION OF ALL EXISTING UTILITY COMPONENTS,EXACT SIZE OR METHOD OF DEMOLITION. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO REVIEWEXISTING DRAWINGS AND MAKE FIELD VERIFICATION VISITS AS REQUIRED TO ASCERTAIN THE EXACT EXTENTOF THE WORK. NOTIFY THE ENGINEER IMMEDIATELY IF DISCREPANCIES EXIST.4. OBSTRUCTIONS AND UNDERGROUND FACILITIES INDICATED ARE FOR INFORMATION ONLY. IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THE LOCATION AND DEPTH WITH THE APPROPRIATE AGENCIES.NEITHER THE OWNER NOR THE ENGINEER ASSUMES RESPONSIBILITY THAT THE OBSTRUCTIONS INDICATEDWILL BE THE OBSTRUCTIONS ENCOUNTERED. THE CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICEALERT (800)227-2600, 2 WORKING DAYS PRIOR TO ANY EXCAVATION.5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF EXISTING UTILITIES AND SERVICES ONTHE SITE THAT ARE TO REMAIN AND ON ADJACENT SITES. THE CONTRACTOR SHALL PROTECT ADJACENTSTRUCTURES, SIDEWALKS, CURBS AND STREETS FROM DAMAGE CAUSED BY DEMOLITION OR EXCAVATION..6. THE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL LICENSES, PERMITS, INSPECTION AND CERTIFICATES OFINSPECTION WHICH MAY BE REQUIRED. ALL DEMOLITION WORK SHALL BE PERFORMED IN ACCORDANCE WITHALL APPLICABLE STATE AND LOCAL CODE REQUIREMENTS INCLUDING DISPOSAL OF DEBRIS.7. NO DEMOLITION SHALL TAKE PLACE ON ADJACENT PROPERTIES OR OUTSIDE OF WORK LIMITS. THECONTRACTOR SHALL PROTECT-IN-PLACE ALL ITEMS TO REMAIN.8. CONTRACTOR SHALL DESIGN, CONSTRUCT & MAINTAIN ALL SAFETY DEVICES INCLUDING SHORING, ANDSHALL BE RESPONSIBLE FOR CONFORMANCE TO ALL LOCAL, STATE AND FEDERAL SAFETY AND HEALTHSTANDARDS, LAWS AND REGULATIONS.9. THE CONTRACTOR SHALL MODIFY EXISTING AND/OR PROVIDE NEW TEMPORARY CONSTRUCTION FENCING ORBARRICADES AS NEEDED TO PROTECT THE WORK AND SECURE THE AREA FROM VANDALS. ALL TEMPORARYCONSTRUCTION FENCING AND GATES SHALL BE 6'-0" HIGH GALV. CHAIN LINK SUITABLE FOR INTENDED USE.10. CONTRACTOR TO INSTALL EROSION CONTROL MEASURES PRIOR TO DEMOLITION, UPDATE AND MAINTAINUNTIL COMPLETION OF THE PROJECT.11. CONTRACTOR SHALL REMOVE ALL ITEMS TO BE REMOVED AND PROPERLY DISPOSE OF OFF-SITE UNLESSNOTED OTHERWISE.12. DEMOLITION INCLUDES PAVEMENTS, TREES, LANDSCAPING, SITE CONCRETE, LIGHT POLES, REFER TO UTILITYDEMOLITION PLAN FOR UTILITY DEMOLITION INFORMATION. FOR THE SPECIFICS ON THE DEMOLITION OFLIGHT POLES, PLEASE REFER TO KGM's LIGHTING REMOVAL PLAN .13. THE IDENTIFICATION OF SALVAGED TREES TO BE COORDINATED WITH THE LANDSCAPE ARCHITECT(PETERSEN STUDIOS) AND CITY OF BURLINGAME AND NOTE 1.GENERAL NOTESMATCHLINE SEE SHEET C1.001 3031323334 ANZA BLVDAIRPORT BLVDNOPARKINGPROPOSED BUILDINGLEGEND: KEY NOTES: 112211.0'12.0'11.9'±4.0'12.0'12.0'14.6'±4SLP FOR DETAILSSLP FOR DETAILSSLP FOR DETAILSSLPFOR DETAILSDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C2.001 SITE DIMENSION PLAN.dwg Plotted: 8-05-22 @ 12:14:44 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3SITE DIMENSION PLANC2.001ACASPHALT CONCRETEBLDGBUILDINGBWBOTTOM OF WALLC&GCURB & GUTTERCLCENTERLINEDWYDRIVEWAYEEASTINGEX, (E)EXISTINGFFFINISHED FLOORFGFINISHED GRADE (SOFTSCAPE)FHFIRE HYDRANTFPFINISHED PAVEMENTHPHIGH POINTLLENGTHLFLINEAR FEETLPLOW POINTNNORTHINGPROPPROPOSEDPUEPUBLIC UTILITY EASEMENTRRADIUS(R) RECORDSDSTORM DRAINSDCOSTORM DRAIN CLEANOUTSDMHSTORM DRAIN MANHOLESLPSEE LANDSCAPE PLANSSSPSEE STRUCTURAL PLANSSWSIDEWALKTCTOP OF CURBTWTOP OF WALLTYPTYPICALPROPERTY LINEEASEMENT LINELIMIT OF WORKPROPOSED BUILDINGCURB & GUTTERVERTICAL CURBBIORETENTION1INSTALL TYPE A STANDARD CURB AND GUTTER PER DETAIL 1 ON SHEET C9.0012INSTALL STANDARD VERTICAL CURB PER DETAIL 2 ON SHEET C9.00134LEGEND: ABBREVIATIONS: KEY NOTES: 1. ALL CURB LENGTHS MEASURED AT FACE OF CURB.2. WHERE SIGNS ARE INSTALLED IN THE SIDEWALK, A MINIMUM OF 4' CLEARANCE SHALL BE PROVIDED.3. SEE LANDSCAPE PLANS AND SPECS FOR ALL SITE CONCRETE FINISH, COLOR AND SCORING.4. CURB LENGTHS AT CURB RAMPS ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONSTRUCT RAMPS INCOMPLIANCE WITH CALTRANS DETAILS BASED ON FIELD MEASUREMENTS.GENERAL NOTES: DEEPENED VERTICAL CURB PER DETAIL 24 ON SHEET C9.003INSTALL FLUSH CURB AND GUTTER PER DETAIL 4 ON SHEET 9.0015FLOW-THROUGH PLANTER PER DETAIL 24 ON SHEET C9.0036BIORETENTION PER DETAIL 21 ON SHEET C9.003INSTALL FLUSH CURB PER DETAIL 3 ON SHEET 9.00178INSTALL BOLLARDS PER DETAIL 6 ON SHEET C9.0019DEEPENED VERTICAL CURB & GUTTER PER DETAIL 24 ON SHEET C9.0031011INSTALL RETAINING WALL. SEE LSP FOR DETAILS12INSTALL 3' CHRISTY WHEEL STOPS OR APPROVED EQUAL132FROM2FROM 2TO2TO1TO11 TO FROM13FROM1TO FROMT O 1F R O MTO3FROM3 33FROMTO3 1FROM 1FROMTO FROM33TO4FROM4 TO6FROM6 TO6FROM6122 TO FROM2FROMTO11FROMTO111111 1111117775555555551010891111BIORETENTION PER DETAIL 23 ON SHEET C9.00312TO12F ROMBIORETENTION PER DETAIL 22 ON SHEET C9.003 ANZA BLVD112211.0'12.0'11.9'±4.0'12.0'12.0'14.6'±4SLP FOR DETAILSDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C2.001 SITE DIMENSION PLAN.dwg Plotted: 8-05-22 @ 12:14:17 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3ANZA DIMENSION PLANC2.002ACASPHALT CONCRETEBLDGBUILDINGBWBOTTOM OF WALLC&GCURB & GUTTERCLCENTERLINEDWYDRIVEWAYEEASTINGEX, (E)EXISTINGFFFINISHED FLOORFGFINISHED GRADE (SOFTSCAPE)FHFIRE HYDRANTFPFINISHED PAVEMENTHPHIGH POINTLLENGTHLFLINEAR FEETLPLOW POINTNNORTHINGPROPPROPOSEDPUEPUBLIC UTILITY EASEMENTRRADIUS(R) RECORDSDSTORM DRAINSDCOSTORM DRAIN CLEANOUTSDMHSTORM DRAIN MANHOLESLPSEE LANDSCAPE PLANSSSPSEE STRUCTURAL PLANSSWSIDEWALKTCTOP OF CURBTWTOP OF WALLTYPTYPICALPROPERTY LINEEASEMENT LINELIMIT OF WORKPROPOSED BUILDINGCURB & GUTTERVERTICAL CURBBIORETENTIONABBREVIATIONS: 1. ALL CURB LENGTHS MEASURED AT FACE OF CURB.2. WHERE SIGNS ARE INSTALLED IN THE SIDEWALK, A MINIMUM OF 4' CLEARANCE SHALL BE PROVIDED.3. SEE LANDSCAPE PLANS AND SPECS FOR ALL SITE CONCRETE FINISH, COLOR AND SCORING.4. CURB LENGTHS AT CURB RAMPS ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONSTRUCT RAMPS INCOMPLIANCE WITH CALTRANS DETAILS BASED ON FIELD MEASUREMENTS.GENERAL NOTES: LEGEND: 1INSTALL TYPE A STANDARD CURB AND GUTTER PER DETAIL 1 ON SHEET C9.0012INSTALL STANDARD VERTICAL CURB PER DETAIL 2 ON SHEET C9.00134KEY NOTES: DEEPENED VERTICAL CURB PER DETAIL 24 ON SHEET C9.003INSTALL FLUSH CURB AND GUTTER PER DETAIL 4 ON SHEET 9.0015FLOW-THROUGH PLANTER PER DETAIL 24 ON SHEET C9.0036BIORETENTION PER DETAIL 21 ON SHEET C9.003INSTALL FLUSH CURB PER DETAIL 3 ON SHEET 9.00178INSTALL BOLLARDS PER DETAIL 6 ON SHEET C9.0019DEEPENED VERTICAL CURB & GUTTER PER DETAIL 24 ON SHEET C9.0031011INSTALL RETAINING WALL. SEE LSP FOR DETAILS12INSTALL 3' CHRISTY WHEEL STOPS OR APPROVED EQUAL13BIORETENTION PER DETAIL 23 ON SHEET C9.003BIORETENTION PER DETAIL 22 ON SHEET C9.003 ANZA BLVDAIRPORT BLVDNOPARKINGPROPOSED BUILDINGDDDDDDDDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.001 EROSION CONTROL PLAN.dwg Plotted: 8-05-22 @ 02:08:02 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3EROSION CONTROL PLANC3.001LEGENDABBREVIATIONSPROPERTY LINEEASEMENTLIMIT OF WORKPROPOSED BUILDINGFIBER ROLL WATTLESILT FENCESTORM DRAIN INLET PROTECTIONCONSTRUCTION ENTRANCE/TIRE WASH AREACONCRETE WASH OUTDRAINAGE DIRECTIONDISTURBED AREAAC ASPHALT CONCRETEAD AREA DRAINBR BOTTOM OF RAMPBLDG BUILDINGCCURVECL CENTERLINEC&G CURB AND GUTTERCONC PORTLAND CEMENT CONCRETEDTL DETAIL(E), EX EXISTINGFF FINISHED FLOORFH FIRE HYDRANTL LENGTHLF LINEAR FEETPROP PROPOSEDR RADIUSSD STORM DRAINSDI STORM DRAIN INLETSDCO STORM DRAIN CLEANOUTS/W SIDEWALKTYP TYPICALWASHOUT1. THE LAYOUT OF THE BMPs SHOWN ON THIS PLAN IS SCHEMATIC. THE CONTRACTOR SHALL PLACE THESE BMPs TO FACILITATE CONSTRUCTION AND MEET THE REQUIREMENTS OF THE NPDES GENERAL PERMIT (NO. 2009-0009-DWQ), INCLUDING ATTACHMENT D.2. MAXIMUM SPACING OF FIBER ROLLS SHALL BE AS FOLLOWS:GROUND SLOPEMAX SPACING0-25% (FLAT TO 4:1)20'25-50% (4:1 TO 2:1) 15'>50% (MORE THAN 2:1) 10'3. DEWATERING: SURFACE RUNOFF TO BE PUMPED TO TREATMENT TANKS BY ATS (OR APPROVED EQUAL)LOCATED IN THE PARKING LOT WEST OF THE PROJECT AREA. OPERATION OF THE TREATMENT SYSTEMSHALL BE PER ATS RECOMMENDATIONS AND ADJUSTED ACCORDINGLY TO MEET NPDES NUMERICACTION LEVELS OF 6.5-8.5 FOR PH AND LESS THAN 250 NTU FOR TURBIDITY AT THE DISCHARGE POINTOF THE SYSTEM.1. CONTRACTOR SHALL INSTALL EROSION CONTROL MEASURES BEFORE DEMOLITION ORGRADING. UPDATE AND MAINTAIN THROUGH PROJECT COMPLETION.2. ALL TRUCKS ENTERING AND LEAVING THE GRADED SITE MUST CROSS CONSTRUCTIONENTRANCE. CONTRACTOR MAY ADJUST THE LOCATION OF THE CONSTRUCTIONENTRANCE TO FACILITATE CONSTRUCTION OPERATIONS. RELOCATED CONSTRUCTIONENTRANCE SHALL BE 1 12" (MIN) CLEAN ANGULAR ROCK AND HAVE MINIMUM DIMENSIONSOF 50' LONG X 20' WIDE X 8" THICK.3. CONCRETE WASHOUT AREA CAN BE RELOCATED WITH APPROVAL OF THE SITESUPERINTENDENT.4. CONTRACTOR SHALL PROTECT ALL STOCKPILES FROM WIND AND RAIN EROSION.5. ALL CATCH BASINS, INLETS AND TRENCH DRAINS LOCATED IN PARTIALLY GRADED AREASSHALL BE PROTECTED PER DETAIL 3A ON SHEET C3.002. ALL CATCH BASINS, INLETS, ANDTRENCH DRAINS LOCATED IN FULLY GRADED AREAS SHALL BE PROTECTED PER DETAIL3B ON SHEET C3.002.6. EXISTING INLETS SHALL BE MAINTAINED FREE OF ANY DEBRIS TO ENSURE THE EXISTINGSTORM DRAIN OPERATES PROPERLY.7. NO PORTABLE RESTROOM FACILITIES SHALL BE PLACED WITHIN 50 FEET OF AN INLET.GENERAL NOTESBMP CONSTRUCTION NOTESXXXXWASHOUT4C3.003TEMP CONCRETE WASHOUT(TYP)1C3.003STABILIZIED CONSTRUCTIONENTRANCE(TYP)FIBER ROLLS(TYP)2C3.0031C3.003STABILIZIED CONSTRUCTION ENTRANCE(TYP)INLET PROTECTIONPAVED AREAS(TYP)3BC3.003INLET PROTECTIONUNPAVED AREAS(TYP)3AC3.0035C3.003SILT FENCE(TYP)FLOTATION SILT CURTAIN(TYP) ANZA BLVDDDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.001 EROSION CONTROL PLAN.dwg Plotted: 8-05-22 @ 12:30:54 PM By: khubbard 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3EROSION CONTROL PLAN-ANZA BLVDC3.002LEGENDABBREVIATIONSPROPERTY LINEEASEMENTLIMIT OF WORKPROPOSED BUILDINGFIBER ROLL WATTLESILT FENCESTORM DRAIN INLET PROTECTIONCONSTRUCTION ENTRANCE/TIRE WASH AREACONCRETE WASH OUTDRAINAGE DIRECTIONDISTURBED AREAAC ASPHALT CONCRETEAD AREA DRAINBR BOTTOM OF RAMPBLDG BUILDINGCCURVECL CENTERLINEC&G CURB AND GUTTERCONC PORTLAND CEMENT CONCRETEDTL DETAIL(E), EX EXISTINGFF FINISHED FLOORFH FIRE HYDRANTL LENGTHLF LINEAR FEETPROP PROPOSEDR RADIUSSD STORM DRAINSDI STORM DRAIN INLETSDCO STORM DRAIN CLEANOUTS/W SIDEWALKTYP TYPICALWASHOUT1. THE LAYOUT OF THE BMPs SHOWN ON THIS PLAN IS SCHEMATIC. THE CONTRACTOR SHALL PLACE THESE BMPs TO FACILITATE CONSTRUCTION AND MEET THE REQUIREMENTS OF THE NPDES GENERAL PERMIT (NO. 2009-0009-DWQ), INCLUDING ATTACHMENT D.2. MAXIMUM SPACING OF FIBER ROLLS SHALL BE AS FOLLOWS:GROUND SLOPEMAX SPACING0-25% (FLAT TO 4:1)20'25-50% (4:1 TO 2:1) 15'>50% (MORE THAN 2:1) 10'3. DEWATERING: SURFACE RUNOFF TO BE PUMPED TO TREATMENT TANKS BY ATS (OR APPROVED EQUAL)LOCATED IN THE PARKING LOT WEST OF THE PROJECT AREA. OPERATION OF THE TREATMENT SYSTEMSHALL BE PER ATS RECOMMENDATIONS AND ADJUSTED ACCORDINGLY TO MEET NPDES NUMERICACTION LEVELS OF 6.5-8.5 FOR PH AND LESS THAN 250 NTU FOR TURBIDITY AT THE DISCHARGE POINTOF THE SYSTEM.1. CONTRACTOR SHALL INSTALL EROSION CONTROL MEASURES BEFORE DEMOLITION ORGRADING. UPDATE AND MAINTAIN THROUGH PROJECT COMPLETION.2. ALL TRUCKS ENTERING AND LEAVING THE GRADED SITE MUST CROSS CONSTRUCTIONENTRANCE. CONTRACTOR MAY ADJUST THE LOCATION OF THE CONSTRUCTIONENTRANCE TO FACILITATE CONSTRUCTION OPERATIONS. RELOCATED CONSTRUCTIONENTRANCE SHALL BE 1 12" (MIN) CLEAN ANGULAR ROCK AND HAVE MINIMUM DIMENSIONSOF 50' LONG X 20' WIDE X 8" THICK.3. CONCRETE WASHOUT AREA CAN BE RELOCATED WITH APPROVAL OF THE SITESUPERINTENDENT.4. CONTRACTOR SHALL PROTECT ALL STOCKPILES FROM WIND AND RAIN EROSION.5. ALL CATCH BASINS, INLETS AND TRENCH DRAINS LOCATED IN PARTIALLY GRADED AREASSHALL BE PROTECTED PER DETAIL 3A ON SHEET C3.002. ALL CATCH BASINS, INLETS, ANDTRENCH DRAINS LOCATED IN FULLY GRADED AREAS SHALL BE PROTECTED PER DETAIL3B ON SHEET C3.002.6. EXISTING INLETS SHALL BE MAINTAINED FREE OF ANY DEBRIS TO ENSURE THE EXISTINGSTORM DRAIN OPERATES PROPERLY.7. NO PORTABLE RESTROOM FACILITIES SHALL BE PLACED WITHIN 50 FEET OF AN INLET.GENERAL NOTESBMP CONSTRUCTION NOTESXXXXFIBER ROLLS(TYP)2C3.003INLET PROTECTIONPAVED AREAS(TYP)3BC3.003 50' MIN.20' RWIDTH ASREQUIRED TOACCOMODATEANTICIPATEDTRAFFICEXISTING PAVEDROADWAYTEMPORARY PIPECULVERT AS NEEDEDBBPLANOR FOUR TIMES THE CIRCUMFERENCE OF THE CONSTRUCTION VEHICLE TIRE, WHICHEVER IS GREATERDITCHMATCH EXISTING GRADECONSTRUCT SEDIMENT BARRIERAND CHANNELIZE RUNOFF TOSEDIMENT TRAPPING DEVICENOTE:SECTION B-BNTSNTSORIGINAL GRADEFILTER FABRICCRUSHED AGGREGATEGREATER THAN 3" BUTSMALLER THAN 6"12" MIN, UNLESS OTHERWISESPECIFIED BY A SOILSENGINEER4' (MAX)ADJACENTROLLS SHALLTIGHTLY ABUTFIBER ROLLS PLACEDON SLOPES SHALLFOLLOW CONTOURS10'-20'SPACINGDEPENDS ONSLOPE-SEEBELOWSEDIMENT, ORGANICMATTER, AND NATIVE SEEDSARE CAPTURED BEHIND THEROLLS.TRENCH2" TO 4"8"MINIMUMDIAMETEROPTIONALLIVESTAKE3/4" X 3/4" STAKE1. RUNOFF MUST NOT BE ALLOWED TO RUN UNDER OR AROUND ROLL.NOTE:1'SLOPE PERCENTAGE MAX SPACING0-25%20 FT25-50%15 FTOVER 50%10 FTDRAIN INLETAAROCK FILTER (USE IF FLOWIS CONCENTRATED)EDGE OF SEDIMENT TRAPGEOTEXTILE BLANKETSILT FENCESILT FENCECONCENTRATED FLOWSHEET FLOWSH E E T F L O W SHEET FLOWGEOTEXTILEBLANKET1 : 1 SLOPESTABILIZE AREA AND GRADEUNIFORMLY AROUNDPERIMETER3 MIN1DRAININLET12" MIN24" MAX4'NOTE:REMOVE SEDIMENT BEFOREREACHING ONE-THIRD FULL.PLANSECTION A-ANOTES:1. FOR USE IN CLEARED AND GRUBBED AND IN GRADED AREA2. SHAPE BASIN SO THAT LONGEST INFLOW AREA FACES LONGEST LENGTH OF TRAP.3. FOR CONCENTRATED FLOWS, SHAPE BASIN IN 2:1 RATIO WITH LENGTH ORIENTED TOWARDS DIRECTION OF FLOW.8"-10" MOUND OFGRAVEL SLANTED UPTO HEIGHT OFCOMPOST FILTERSOCK (TYP)FILTERFABRICTC MIRAFI140NC8"-10" MOUNDOF GRAVELSLANTED UPTO HEIGHTOF COMPOSTFILTER SOCKFILTERFABRICTC MIRAFI140NC8"-10" MOUND OFGRAVELSLANTED UP TOHEIGHT OFCOMPOST FILTERSOCK (TYP)FILTER SOCKINLET PROTECTION8"-10" HIGHGRATEPLAN VIEWCOMPOST FILTER SOCK INLET PROTECTIONSECTION 1-1FACE OF CURBSECTION 2-2FACE OF CURBINLET PROTECTIONCOMPOST FILTER SOCK 12INLET GRATEINLET PROTECTIONCOMPOST FILTER SOCK 12INLETNOTE:DROP-IN SILTSACK CAN BEUSED AS ADDITIONAL INLETPROTECTION.GRATEINLETINLET GRATESANDBAG10'MINVARIES LATH &FLAGGINGON ALLSIDES10 MILPLASTIC LININGBERMA APLANNOT TO SCALETYPE "BELOW GRADE"SECTION A-ANOT TO SCALE3'BERMSANDBAG10 MILPLASTIC LININGSTAKE(TYP)PLANNOT TO SCALETYPE "ABOVE GRADE"10 MILPLASTIC LININGTWO-STACKED2X12 ROUGHWOOD FRAMING10'MINVARIES BBSECTION B-BNOT TO SCALE10 MILPLASTIC LININGWOOD FRAME SECURELYFASTENED AROUNDENTIRE PREIMETER WITHTWO STAKES10'MINVARIES10 MILPLASTIC LININGSTRAW BALEBBPLANNOT TO SCALETYPE "ABOVE GRADE"(TYP)WITH STRAW BALESSTAKE(TYP)SECTION B-BNOT TO SCALE10 MILPLASTIC LININGBINDING WIRESTRAW BALENATIVE MATERIAL(OPTIONAL)WOOD OR METAL STAKES(2 PER BALE)CONCRETEWASHOUTCONCRETE WASHOUTSIGN DETAIL(OR EQUIVALENT)3'3'BLACK LETTERS6" HEIGHT0.5" LAGSCREWWOOD POST3"X3"X8'PLYWOOD48"X24"PAINTED WHITESTAPLES(2 PER BALE)STAPLE DETAIL2"4"1/8" DIASTEEL WIRENOTES1. ACTUAL LAYOUT DETERMINED IN FIELD.2. THE CONCRETE WASHOUT SIGN SHALLBE INSTALLED WITHIN 30 FEET OF THETEMPORARY CONCRETE WASHOUTFACILITY.ONSITE TEMPORARY CONCRETE WASHOUT FACILITY, TRANSIT TRUCK WASHOUTPROCEDURES§TEMPORARY CONCRETE WASHOUT FACILITIES SHOULD BE LOCATED A MINIMUM OF50 FT FROM STORM DRAIN INLETS, OPEN DRAINAGE FACILITIES, AND WATERCOURSES.EACH FACILITY SHOULD BE LOCATED AWAY FROM CONSTRUCTION TRAFFIC ORACCESS AREAS TO PREVENT DISTURBANCE OR TRACKING.§A SIGN SHOULD BE INSTALLED ADJACENT TO EACH WASHOUT FACILITY TO INFORMCONCRETE EQUIPMENT OPERATORS TO UTILIZE THE PROPER FACILITIES.§TEMPORARY CONCRETE WASHOUT FACILITIES SHOULD BE CONSTRUCTED ABOVEGRADE OR BELOW GRADE AT THE OPTION OF THE CONTRACTOR. TEMPORARYCONCRETE WASHOUT FACILITIES SHOULD BE MAINTAINED IN SUFFICIENT QUANTITYAND SIZE TO CONTAIN ALL LIQUID AND CONCRETE WASTE GENERATED BY WASHOUTOPERATIONS.§TEMPORARY WASHOUT FACILITIES SHOULD HAVE A TEMPORARY PIT OR BERMEDAREAS OF SUFFICIENT VOLUME TO COMPLETELY CONTAIN ALL LIQUID AND WASTECONCRETE MATERIAL GENERATED DURING WASHOUT PROCEDURES.§WASHOUT OF CONCRETE TRUCKS SHOULD BE PERFORMED IN DESIGNATED AREASONLY.§ONLY CONCRETE FROM MIXER TRUCK CHUTES SHOULD BE WASHED INTO CONCRETEWASHOUT.§CONCRETE WASHOUT FROM CONCRETE PUMPER BINS CAN BE WASHED INTOCONCRETE PUMPER TRUCKS AND DISCHARGED INTO DESIGNATED WASHOUT AREAOR PROPERLY DISPOSED OF OFFSITE.§ONCE CONCRETE WASTES ARE WASHED INTO THE DESIGNATED AREA AND ALLOWEDTO HARDEN, THE CONCRETE SHOULD BE BROKEN UP, REMOVED, AND DISPOSED OFPER WM-5, SOLID WASTE MANAGEMENT. DISPOSE OF HARDENED CONCRETE ON AREGULAR BASIS.§TEMPORARY CONCRETE WASHOUT FACILITY (TYPE ABOVE GRADE):·TEMPORARY CONCRETE WASHOUT FACILITY (TYPE ABOVE GRADE) SHOULD BECONSTRUCTED AS SHOWN ON THE DETAILS AT THE END OF THIS BMP, WITH ARECOMMENDED MINIMUM LENGTH AND MINIMUM WIDTH OF 10 FT, BUT WITHSUFFICIENT QUANTITY AND VOLUME TO CONTAIN ALL LIQUID AND CONCRETEWASTE GENERATED BY WASHOUT OPERATIONS.·STRAW BALES, WOOD STAKES, AND SANDBAG MATERIALS SHOULD CONFORM TOTHE PROVISIONS IN SE-9, STRAW BALE BARRIER.·PLASTIC LINING MATERIAL SHOULD BE A MINIMUM OF 10 MIL IN POLYETHYLENESHEETING AND SHOULD BE FREE OF HOLES, TEARS, OR OTHER DEFECTS THATCOMPROMISE THE IMPERMEABILITY OF THE MATERIAL.§TEMPORARY CONCRETE WASHOUT FACILITY (TYPE BELOW GRADE):·TEMPORARY CONCRETE WASHOUT FACILITY (TYPE BELOW GRADE) SHOULD BECONSTRUCTED AS SHOWN ON THE DETAILS AT THE END OF THIS BMP, WITH ARECOMMENDED MINIMUM LENGTH AND MINIMUM WIDTH OF 10 FT. THE QUANTITYAND VOLUME SHOULD BE SUFFICIENT TO CONTAIN ALL LIQUID AND CONCRETEWASTE GENERATED BY WASHOUT OPERATIONS.·LATH AND FLAGGING SHOULD BE COMMERCIAL TYPE·PLASTIC LINING MATERIAL SHOULD BE A MINIMUM OF 10 MIL IN POLYETHYLENESHEETING AND SHOULD BE FREE OF HOLES, TEARS, OR OTHER DEFECTS THATCOMPROMISE THE IMPERMEABILITY OF THE MATERIAL.REMOVAL OF TEMPORARY CONCRETE WASHOUT FACILITIES:§WHEN TEMPORARY CONCRETE WASHOUT FACILITIES ARE NO LONGER REQUIRED FORTHE WORK, THE HARDENED CONCRETE SHOULD BE REMOVED AND DISPOSED OF.MATERIALS USED TO CONSTRUCT TEMPORARY CONCRETE WASHOUT FACILITIESSHOULD BE REMOVED FROM THE SITE OF THE WORK AND DISPOSED OF.§HOLES, DEPRESSIONS OR OTHER GROUND DISTURBANCES CAUSED BY THE REMOVALOF THE TEMPORARY CONCRETE WASHOUT FACILITIES SHOULD BE BACKFILLED ANDREPAIRED.TEMPORARY CONCRETE WASHOUT NOTESNOTES1. ACTUAL LAYOUT DETERMINED IN FIELD.2. THE CONCRETE WASHOUT SIGN SHALLBE INSTALLED WITHIN 30 FEET OF THETEMPORARY CONCRETE WASHOUTFACILITY.DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.003 EROSION CONTROL DETAILS.dwg Plotted: 8-05-22 @ 02:02:57 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNC3.0033ANOT TO SCALEINLET PROTECTION - UNPAVED AREASNOTES1. TEMPORARY EROSION CONTROL DEVICES SHOWN HEREON, WHICH INTERFERE WITH THE WORK SHALL BE RELOCATED OR MODIFIED AS THE WORK PROGRESSES TO MAINTAIN PROTECTION.2. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM THE STREET AREAS UPON STARTING OPERATIONS AND NO LESS OFTEN THAN DAILY THEREAFTER. INSPECTOR MAY REQUIRE MORE FREQUENT CLEANING AS WEATHER CONDITIONS DICTATE.3. EARTH BERMS SHALL BE CONSTRUCTED AND MAINTAINED ALONG THE TOP OF THE SLOPES UPON WHICH GRADING IS NOT IN PROGRESS.4. PROVIDE VELOCITY CHECK DAMS IN ALL UNPAVED STREET AREAS AT THE LOCATIONS SHOWN. VELOCITY CHECK DAMS SHALL BE CONSTRUCTED OF GRAVEL BAGS, OR OTHER EROSION RESISTANT MATERIALS APPROVED BY THE INSPECTOR, AND BE PLACED AS SHOWN ON PLAN. EARTH DIKES SHALL NOT BE USED AS VELOCITY CHECK DAMS.5. AFTER UTILITY TRENCHES ARE BACKFILLED AND COMPACTED, THE SURFACES OVER SUCH TRENCHES SHALL BE MOUNDED SLIGHTLY TO PREVENT CHANNELING OF WATER IN THE TRENCH AREA.6. EXCEPT AS OTHERWISE DIRECTED BY THE INSPECTOR, ALL DEVICES SHOWN SHALL BE IN PLACE WHEN THE NOAA FORECAST OF RAIN PROBABILITY IS 50% OR GREATER.7. THE SWPPP AND ALL BMP'S ARE CONDITIONAL, AND SUBJECT TO CHANGE DUE TO LOCAL CONDITIONS. THE ONSITE SUPERINTENDENT MAY AMEND THE SWPPP TO MEET THESE CONDITIONS TO PREVENT EROSION, TO CONTROL SEDIMENT, AND TO PREVENT DISCHARGE OF POLLUTANTS TO THE STORM DRAINAGE SYSTEM. PLEASE SEND PROPERLY DOCUMENTED SWPPP AMENDMENTS TO THE CITY WITHIN 5 WORKING DAYS.8. ALL PAVED AREAS WILL BE KEPT CLEAR OF EARTHEN MATERIAL AND DEBRIS. THE SITE WILL BE MAINTAINED SO THAT SEDIMENT-LADEN RUNOFF DOES NOT ENTER THE STORM DRAINAGE SYSTEM.9. AS STORM DRAIN IMPROVEMENTS ARE CONSTRUCTED, ALL STRUCTURES AND INLET PIPES SHALL BE PROTECTED FROM INFLOW OR SILT BY GRAVEL BAG SILT BARRIERS PER DETAILS SHOWN HEREON.10. CONTRACTOR SHALL HAVE TOOLS, EQUIPMENT, AND MATERIALS TO PROVIDE EROSION CONTROL MEASURES MADE NECESSARY BY A CONSTRUCTION OPERATION, ON THE JOB SITE BEFORE BEGINNING THAT OPERATION.11. ADJACENT PROPERTIES SHALL BE PROTECTED FROM STORM WATERS, MUD, SILT, ETC. AND INSPECTED ON A DAILY BASIS.12. DUST CONTROL SHALL BE MAINTAINED AT ALL TIMES DURING CONSTRUCTION AND UNTIL FINAL COMPLETION, REFER TO THE SOIL MANAGEMENT PLAN FOR DUST CONTROL MEASURES.13. MAINTENANCE IS TO BE PERFORMED AS FOLLOWS:A. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE INSPECTED DAILY, PRIOR TO AND IMMEDIATELY AFTEREACH STORM EVENT, AND AT LEAST ONCE EVERY 24-HOURS DURING AN EXTENDED STORM EVENT. EACH INSPECTIONSHALL BE DOCUMENTED, KEPT ON FILE AT THE ON-SITE CONSTRUCTION OFFICE, AND BE IMMEDIATELY AVAILABLE FORREVIEW BY INSPECTORS.B. FIBER ROLLS, BERMS AND SWALES ARE TO BE INSPECTED AFTER EACH STORM AND REPAIRS MADE AS NEEDED. GRAVELBAGS PLACED AROUND THE CURB INLETS SHALL BE INSPECTED AND REPLACED IF DAMAGED.C. SEDIMENT SHALL BE REMOVED & SEDIMENT TRAPS RESTORED TO ORIGINAL DIMENSIONS WHEN SEDIMENT HASACCUMULATED TO WITHIN A FOOT OF OUTLET ELEVATION.D. SEDIMENT REMOVED FROM TRAPS SHALL BE DEPOSITED IN A SUITABLE AREA AND IN SUCH A MANNER THAT IT WILL NOTERODE. E. SEEDED AREAS SHALL BE REPAIRED, RESEEDED, AND MULCHED WITHIN 48 HOURS AFTER DAMAGE.14. ALL DISTURBED AREAS NOT NEEDED FOR CONSTRUCTION OPERATIONS TO BE COVERED WITH JUTE NETTING OR HYDROMULCHED WITH TACKIFIED STRAW (2 TONS/ACRE) BY OCTOBER 15.15. CONCRETE WASH AREA SHALL BE CONSTRUCTED IN ACCORDANCE WITH CALIFORNIA STORM WATER BEST MANAGEMENT PRACTICES DETAIL CA23.16. ANY EARTHEN MATERIAL STOCKPILED SHALL BE STABILIZED. FIBER ROLLS SHALL BE PLACED AT THE BASE FULLY ENCLOSING THE PERIMETER OF THE STOCKPILE.17. ALL COMPLETED GRADED AREAS SHALL BE STABILIZED UPON COMPLETION WITH STRAW WATTLES, SILT FENCE, PERMANENT LANDSCAPING, OR OTHERWISE AS SHOWN ON THE PLANS. ALL AREAS BEING ACTIVELY GRADED WILL BE PROTECTED BY PERIMETER PROTECTION CONSISTING OF STRAW WATTLES AT A MINIMUM.18. THIS PLAN IS INTENDED TO BE USED FOR EROSION CONTROL ONLY. OTHER INFORMATION SHOWN HEREIN MAY NOT BE MOST CURRENT. SEE GRADING & IMPROVEMENT PLANS FOR OTHER INFORMATION.19. THIS PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING CONSTRUCTION DUE TO CHANGING FIELD CONDITIONS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO ADD AND MODIFY EROSION PROTECTION TO PREVENT SILTATION FROM ENTERING THE STORM DRAIN SYSTEM. VARIATIONS MAY BE MADE TO THE PLAN IN THE FIELD SUBJECT TO THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS/CITY ENGINEER.20. CONTRACTOR TO EMPLOY BEST MANAGEMENT PRACTICES (BMP'S), IN ACCORDANCE WITH ASSOCIATION OF BAY AREA GOVERNMENTS (ABAG) LATEST RECOMMENDATIONS.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS AND WASTES SO AS TO PREVENT THEIR ENTRY TO THE STORM DRAIN SYSTEM. CONTRACTOR MUST NOT ALLOW CONCRETE, WASH WATERS, SLURRIES, PAINT OR OTHER MATERIALS TO ENTER CATCH BASINS OR TO ENTER SITE RUNOFF.22. USE FILTRATION OR OTHER MEASURES TO REMOVE SEDIMENTS FROM DEWATERING EFFLUENT.23. CLEANING, OR MAINTAINING VEHICLES ON SITE SHALL NOT BE PERMITTED. CONTRACTOR SHALL NOT ALLOW DELETERIOUS MATERIALS TO ENTER CATCH BASINS OR TO ENTER SITE RUNOFF.24. USE OF PESTICIDES AND/OR FERTILIZERS SHALL BE APPLIED AND CONTROLLED TO PREVENT POLLUTION RUNOFF.25. PLACE ADDITIONAL WATTLES AS NECESSARY DEPENDING UPON SLOPE STEEPNESS.26. CONTRACTOR MAY RELOCATE STORAGE, DELIVERY, OR WASH OUT AREAS TO SUIT THEIR OPERATIONS UPON APPROVAL BY THE CITY ENGINEER.27. REFUSE, EQUIPMENT/VEHICLE, HAZARDOUS MATERIALS AND MATERIAL DELIVERY STORAGE AREAS SHALL BE SURROUNDED BY SECONDARY CONTAINMENT PER BMP CA-10 CONTAINED WITHIN THE STORM WATER POLLUTION PREVENTION PLAN FOR THIS PROJECT.28. THIS PLAN TO BE USED IN CONJUNCTION WITH THE WRITTEN REPORT OF STORM WATER POLLUTION PREVENTION PREPARED BY WILSEY HAM.29. THE CONTRACTOR SHALL FOLLOW THE REQUIREMENTS OF THE SWPPP INCLUDING THE REQUIREMENTS OF PROVIDING AQUALIFIED SWPPP PRACTITIONER (QSP) ASSIGNED WITH RESPONSIBILITY FOR NON-STORMWATER AND STORMWATER VISUALOBSERVATIONS SAMPLING, AND ANALYSIS AND RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE STATE'S GENERAL PERMIT,IMPLEMENTATION OF ALL ELEMENTS OF THE SWPPP, AND CONSTRUCTION SITE MONITORING PROGRAM (CSMP), INCLUDING THEPREPARATION OF THE ANNUAL REPORT TO THE WATER BOARD.30. THE PROJECT HAS FILED AN NOI WITH THE STATE WATERBOARD. THE WDID FOR THE PROJECT IS: X XXXXXXXXX-XXXXXX (TBD).2NOT TO SCALEFIBER ROLL4NOT TO SCALETEMPORARY CONCRETE WASHOUT1NOT TO SCALESTABILIZED CONSTRUCTION ENTRANCE3BNOT TO SCALEINLET PROTECTION - PAVED AREASEROSION CONTROL DETAILSIF EXTRA STRENGTH(200 lbs) FILTERFABRIC IS USED THE WIRE MESH MAYBE ELIMINATED WITH POST ON 6 FT.SPACINGS.HEIGHT ABOVE GROUND MAX 36",MIN. 24"POST 4X4 WOOD OR STEEL POST ON10 FT. SPACINGS.WIRE FENCE 14 GUAGE 6" MESHFLOWBACKFILL & COMPACT TRENCH18" MIN.EXTEND WIRE & FABRIC INTOTRENCHFILTER FABRIC 120 lbs STANDARDSTRENGTH5NOT TO SCALESILT FENCE DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.003 EROSION CONTROL DETAILS.dwg Plotted: 8-05-22 @ 12:28:01 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNC3.004EROSION CONTROL DETAILS ANZA BLVDAIRPORT BLVDNOPARKINGFG 11.9±MATCH EXFG 12.0±MATCH EXFG 11.6±MATCH EXTC 11.5±FL 11.0±MATCH EXFG 12.2±MATCH EXTC 12.7±FP 12.2±MATCH EXFP 10.7±MATCH EXFP 11.5FP 11.7±MATCH EXFP 11.80TC 11.9±FP 11.4±MATCH EXTC 11.70FL 11.20 HPTC 12.00FL 11.50TC 12.30FL 11.80 HPTC 11.70FL 11.80 HPTC 12.70FP 12.20TC 12.70FP 12.20TC 12.70FP 12.20TC 12.70FP 12.20TC 12.00FL 11.50TC 13.70FP 13.20TC 13.00FL 12.50TC 13.00FL 12.50TC/FL 15.9TC 16.4±FL 15.9±MATCH EXTC/FL 16.1TC 16.6±FL 16.1±MATCH EXTC 11.8±FL 11.3±MATCH EXTB 12.30BB 11.30TB 12.30BB 11.30FF=13.0FP 13.00FP 12.500.5%0.5%1.5% 1.7% 2.5% 0.5%TB 11.10BB 10.00TB 11.40BB 10.400.50%TC 12.20FL 11.70 LPTC 12.20FL 11.70 LPTC 12.70FP 12.20TC 12.70FP 12.20TC 13.70FL 13.20TC 12.35FP 11.85TC 13.60FL 13.102.0%TC 11.80FL 11.80TC 12.20FP 12.20FP 11.1±MATCH EXFP 11.0±MATCH EXFP 17.3±MATCH EXFP 17.0±MATCH EXFP 12.9±MATCH EXFP 13.1±MATCH EXFP 12.0±MATCH EXFP 12.3±MATCH EXTC 11.6FP 11.1TC 11.4FL 10.9TC 12.6FP 12.1TC 13.5FP 13.0TC 12.7FP 12.2TC 13.5FP 13.0TC 17.4FP 16.9TC 17.6FL 17.14.9%TC 17.15FL 16.65TC 12.30FL 11.80 HPTC 12.30FL 11.80 HPTC 12.05FL 11.55 LP0.5%C 12.602.1%FP 11.0FP 15.00FP 15.05FP 15.00FP 12.20FP 16.30FP 19.55FP 16.40FP 16.60TC 16.95FP 16.45TC 11.50FL 11.00 LPTC 11.50FL 11.00 LP1.5%0.5%1.5%2.0%TC 12.40FP 11.90TC 12.20FP 11.70TC 12.00FL 11.50 LP0.5%0.5%TC 12.10FL 11.60 LP0.5%TC 13.30FP 12.801.5%PROPOSED BUILDINGDDDDDDD4DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C5.001 GRADING PLAN.dwg Plotted: 8-05-22 @ 12:24:19 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3GRADING PLANC5.001BBBOTTOM OF BIORETENTIONBSBOTTOM OF SLOPEBLDGBUILDINGBWBOTTOM OF WALLCCONCRETEEX, (E)EXISTINGFFFINISHED FLOORFGFINISHED GRADE (SOFTSCAPE)FLFLOWLINEFPFINISHED PAVEMENTHPHIGH POINTLPLOW POINTPROPPROPOSEDPUEPUBLIC UTILITY EASEMENT(R) RECORDSDSTORM DRAINSDCOSTORM DRAIN CLEANOUTSDMHSTORM DRAIN MANHOLETBTOP OF BIORETENTIONTCTOP OF CURBTWTOP OF WALLABBREVIATIONS PROPERTY LINEEASEMENT LINELIMIT OF WORKBUILDINGCURB & GUTTERPROPOSED SPOT ELEVATIONPROPOSED SLOPEPROPOSED GRADE BREAKBIORETENTIONTRUNCATED DOMESADA PARKING SYMBOLSTORM DRAIN AREA DRAINSTORM DRAIN MANHOLESTORM DRAIN INLETSTORM DRAIN CLEANOUTSANITARY SEWER MANHOLEWATER METERBACKFLOW PREVENTERFP X.XGBDSLEGEND 1. EX UTILITIES ARE SHOWN IN APPROXIMATE LOCATIONS. CONTRACTORIS RESPONSIBLE TO VERIFY LOCATIONS BEFORE CONSTRUCTIONBEGINS.2. PAVEMENT SLOPES ARE APPROXIMATE & SHOWN FOR REFERENCE.CONTRACTOR SHALL USE GRADES FOR CONSTRUCTION.3. PROVIDE SMOOTH TRANSITION AMONG GRADE BRAKES, RIDGES ANDGRADE TRANSITIONS.4. PROVIDE SMOOTH TRANSITION IN LINE AND GRADE BETWEEN EXISTINGAND PROPOSED IMPROVEMENTS.5. ALL HAULING AND GRADING OPERATIONS ARE RESTRICTED TOBETWEEN THE HOURS OF 8:00 A.M. TO 6:00 P.M. FOR RESIDENTIALAREAS AND 7:00 A.M. TO 6:00 P.M. FOR INDUSTRIAL/COMMERCIALAREAS, MONDAY THROUGH FRIDAY, EXCLUDING HOLIDAYS.6. HAULING ROADS WITHIN THE CITY OF BURLINGAME SHALL BE CLEANEDDAILY, OR MORE OFTEN, AS REQUIRED BY THE CITY ENGINEER, OF ALLDIRT DEBRIS SPILLED OR TRACKED ON CITY STREETS OR PRIVATEDRIVEWAYS.7. UNLESS APPROVED IN WRITING BY THE CITY ENGINEER, NO GRADING INEXCESS OF 200 CUBIC YARDS SHALL BE ACCOMPLISHED BETWEENNOVEMBER 1 AND MAY 1 OF EACH YEAR.8. THE CONTRACTOR SHALL PROVIDE AS-BUILT DRAWINGS TO THE CITYUPON COMPLETION OF CONSTRUCTION. AS-BUILT DRAWINGS SHALLINCLUDE DEPTH OF INSTALLED CONDUITS, VERTICAL AND HORIZONTALUTILITY CLEARANCES FROM EXISTING UTILITIES.9. THE CONTRACTOR, AT NO COST TO THE CITY, SHALL CLEAN ANDREPAIR OR RECONSTRUCT DAMAGED PUBLIC IMPROVEMENTSINCLUDING BUT NOT LIMITED TO DRIVEWAYS, CURBS, GUTTERS,SIDEWALK, AND STREET PAVEMENTS ALONG THE STREET FRONTAGESOF THE DEVELOPMENT SITE TO THE SATISFACTION OF THE CITYENGINEER, PRIOR TO ACCEPTANCE OF THE PUBLIC IMPROVEMENTS BYTHE CITY. DAMAGE TO ADJACENT PROPERTIES CAUSED BY THEDEVELOPER, OR THEIR CONTRACTORS OR SUBCONTRACTORS, SHALLBE REPAIRED TO THE SATISFACTION OF THE AFFECTED PROPERTYOWNER AND THE CITY ENGINEER, AT NO COST TO THE CITY OR TO THEAFFECTED PROPERTY OWNER.10. THE CONTRACTOR SHALL EXERCISE EXTREME CAUTION WHENWORKING NEAR GAS PIPELINES. PLEASE REFER TO PG&E GAS SAFETYPLAN (2019) FOR WORKFORCE SAFETY PROTOCOL: http://www.pge.com/pge_global/common/pdfs/safety/gas-safety/safety-initiatives/ pipeline-safety/2019GasSafetyReport.pdfNOTES ANZA BLVDFG 11.6±MATCH EXTC 11.5±FL 11.0±MATCH EXFG 12.2±MATCH EXTC 12.7±FP 12.2±MATCH EXFP 10.7±MATCH EXFP 11.5TC/FL 15.9TC 16.4±FL 15.9±MATCH EXTC/FL 16.1TC 16.6±FL 16.1±MATCH EXTB 12.30BB 11.30FP 13.00FP 12.50TB 11.10BB 10.00TB 11.40BB 10.40FP 11.1±MATCH EXFP 11.0±MATCH EXFP 17.3±MATCH EXFP 17.0±MATCH EXFP 12.9±MATCH EXFP 13.1±MATCH EXFP 12.0±MATCH EXFP 12.3±MATCH EXTC 11.6FP 11.1TC 11.4FL 10.9TC 12.6FP 12.1TC 13.5FP 13.0TC 12.7FP 12.2TC 13.5FP 13.0TC 17.4FP 16.9TC 17.6FL 17.14.9%TC 17.15FL 16.65FP 11.0FP 15.00FP 15.05FP 15.00FP 12.20FP 16.30FP 16.40FP 16.60TC 16.95FP 16.45D4DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C5.001 GRADING PLAN.dwg Plotted: 8-05-22 @ 12:24:46 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3GRADING PLAN-ANZA BLVDC5.002BBBOTTOM OF BIORETENTIONBSBOTTOM OF SLOPEBLDGBUILDINGBWBOTTOM OF WALLCCONCRETEEX, (E)EXISTINGFFFINISHED FLOORFGFINISHED GRADE (SOFTSCAPE)FLFLOWLINEFPFINISHED PAVEMENTHPHIGH POINTLPLOW POINTPROPPROPOSEDPUEPUBLIC UTILITY EASEMENT(R) RECORDSDSTORM DRAINSDCOSTORM DRAIN CLEANOUTSDMHSTORM DRAIN MANHOLETBTOP OF BIORETENTIONTCTOP OF CURBTWTOP OF WALLABBREVIATIONS PROPERTY LINEEASEMENT LINELIMIT OF WORKBUILDINGCURB & GUTTERPROPOSED SPOT ELEVATIONPROPOSED SLOPEPROPOSED GRADE BREAKBIORETENTIONTRUNCATED DOMESADA PARKING SYMBOLSTORM DRAIN AREA DRAINSTORM DRAIN MANHOLESTORM DRAIN INLETSTORM DRAIN CLEANOUTSANITARY SEWER MANHOLEWATER METERBACKFLOW PREVENTERFP X.XGBDSLEGEND 1. EX UTILITIES ARE SHOWN IN APPROXIMATE LOCATIONS. CONTRACTORIS RESPONSIBLE TO VERIFY LOCATIONS BEFORE CONSTRUCTIONBEGINS.2. PAVEMENT SLOPES ARE APPROXIMATE & SHOWN FOR REFERENCE.CONTRACTOR SHALL USE GRADES FOR CONSTRUCTION.3. PROVIDE SMOOTH TRANSITION AMONG GRADE BRAKES, RIDGES ANDGRADE TRANSITIONS.4. PROVIDE SMOOTH TRANSITION IN LINE AND GRADE BETWEEN EXISTINGAND PROPOSED IMPROVEMENTS.5. ALL HAULING AND GRADING OPERATIONS ARE RESTRICTED TOBETWEEN THE HOURS OF 8:00 A.M. TO 6:00 P.M. FOR RESIDENTIALAREAS AND 7:00 A.M. TO 6:00 P.M. FOR INDUSTRIAL/COMMERCIALAREAS, MONDAY THROUGH FRIDAY, EXCLUDING HOLIDAYS.6. HAULING ROADS WITHIN THE CITY OF BURLINGAME SHALL BE CLEANEDDAILY, OR MORE OFTEN, AS REQUIRED BY THE CITY ENGINEER, OF ALLDIRT DEBRIS SPILLED OR TRACKED ON CITY STREETS OR PRIVATEDRIVEWAYS.7. UNLESS APPROVED IN WRITING BY THE CITY ENGINEER, NO GRADING INEXCESS OF 200 CUBIC YARDS SHALL BE ACCOMPLISHED BETWEENNOVEMBER 1 AND MAY 1 OF EACH YEAR.8. THE CONTRACTOR SHALL PROVIDE AS-BUILT DRAWINGS TO THE CITYUPON COMPLETION OF CONSTRUCTION. AS-BUILT DRAWINGS SHALLINCLUDE DEPTH OF INSTALLED CONDUITS, VERTICAL AND HORIZONTALUTILITY CLEARANCES FROM EXISTING UTILITIES.9. THE CONTRACTOR, AT NO COST TO THE CITY, SHALL CLEAN ANDREPAIR OR RECONSTRUCT DAMAGED PUBLIC IMPROVEMENTSINCLUDING BUT NOT LIMITED TO DRIVEWAYS, CURBS, GUTTERS,SIDEWALK, AND STREET PAVEMENTS ALONG THE STREET FRONTAGESOF THE DEVELOPMENT SITE TO THE SATISFACTION OF THE CITYENGINEER, PRIOR TO ACCEPTANCE OF THE PUBLIC IMPROVEMENTS BYTHE CITY. DAMAGE TO ADJACENT PROPERTIES CAUSED BY THEDEVELOPER, OR THEIR CONTRACTORS OR SUBCONTRACTORS, SHALLBE REPAIRED TO THE SATISFACTION OF THE AFFECTED PROPERTYOWNER AND THE CITY ENGINEER, AT NO COST TO THE CITY OR TO THEAFFECTED PROPERTY OWNER.10. THE CONTRACTOR SHALL EXERCISE EXTREME CAUTION WHENWORKING NEAR GAS PIPELINES. PLEASE REFER TO PG&E GAS SAFETYPLAN (2019) FOR WORKFORCE SAFETY PROTOCOL: http://www.pge.com/pge_global/common/pdfs/safety/gas-safety/safety-initiatives/ pipeline-safety/2019GasSafetyReport.pdfNOTES ANZA BLVDAIRPORT BLVDNOPARKINGPROPOSED BUILDINGCONNECT TO EX WATER MAINPER DETAIL 26, SHEET C9.005INSTALL WATER VALVE PERDETAIL 35, SHEET C9.005INSTALL WATER METER PERDETAIL 30, SHEET C9.005SPP FOR CONTINUATIONSLP FOR CONTINUATIONFH-01FH-02CONNECT TO EX WATER MAIN PERDETAIL 36, SHEET C9.005.CONTRACTOR TO VERIFY IN FIELDPLACEMENT OF WATER MAININSTALL FIRE SERVICE BFPPER DETAIL 32, SHEETC9.005INSTALL WATER VALVE PERDETAIL 35, SHEET C9.005CONNECT TO EX WATER MAINPER DETAIL 33, SHEET C9.005X" FSL=72.8'X" FSL=110.3'X" FSL=20.0'X" FSL=34.4'X" FSL=66.7'X" FSL=169.6'X" FSL=27.8'X" FSL=130.0'X" FSL=18.2'X" FS L=25.8'SPP FOR CONTINUATIONX" FSL=263.3'INSTALL WATER VALVE PERDETAIL 38, SHEET C9.005X" DSL=20.9'X" FS L=106.9'X" FSL=59.0'FH-03INSTALL FIRE SERVICEDOUBLE CHECK DETECTORPER DETAIL 32, SHEET C9.005INSTALL FIRE DEPARTMENT CONNECTIONFH-05FH-04X" FSL=29.4'X" DSL=8.6'X" DSL=120.1'X" FSL=21.9'X" FSL=22.2'X" DSL=23.3'X" IRRL=23.1'X" FSL=18.2'X" FS L=105.3'X" FSL=4.2'X" FSL=42.9'CONNECT TO EX WATER MAIN PERDETAIL 34, SHEET C9.005.CONTRACTOR TO VERIFY IN FIELDPLACEMENT OF WATER MAININSTALL WATER METER PER DETAIL 34 ONSHEET C9.005 FOR FUTURE RECLAIMEDWATER SERVICESTUB FOR FUTURE RECLAIMED WATER SERVICESTUB FOR FUTURE RECLAIMED WATER SERVICEDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.001 WATER PLAN.dwg Plotted: 8-05-22 @ 12:06:59 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3WATER PLANC6.001EXISTINGPROPOSED1. PIPE LENGHTS ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE.2. SEE PLUMBING PLAN & MECHANICAL PLANS FOR ALL UTILITY CONNECTIONS TO THE BUILDING.3. WATER PIPE MATERIAL SHALL BE HDPE DR11.4. ALL UTILITIES SHALL HAVE A MINIMUM OF 36" COVER DEPTH, UNLESS ELEVATION IS SPECIFIED OTHERWISE.5. INSTALL THRUST BLOCKS ON ALL WATER FITTINGS AND BENDS PER DETAIL 34, C9.0056. WHERE WATER MAINS CROSS SANITARY SEWER, WATER MAINS SHALL BE INSTALLED A MINIMUM OF ONE FOOT(1') ABOVE THE SANITARY SEWER AND NO CONNECTION JOINTS SHALL BE MADE IN THE WATER MAIN WITHINEIGHT (8) HORIZONTAL FEET.7. FIRE HYDRANTS SHALL BE PROTECTED. CONTRACTOR SHALL REPLACE ANY DAMAGED FIRE HYDRANT PER CITYOF CENTRAL COUNTY FIRE DEPARTMENT SPECIFICATIONS.8. EXISTING UTILITIES ARE SHOWN IN APPROXIMATE LOCATIONS. CONTRACTOR IS RESPONSIBLE TO VERIFYLOCATIONS BEFORE CONSTRUCTION BEGINS.9. CONTRACTOR SHALL POTHOLE EX UTILITIES TO VERIFY LOCATIONS, SIZES AND DEPTHS AND PROVIDE MINIMUMCLEARANCES AND COVER AT THE NEW UTILITY CROSSINGS. IF ADEQUATE COVER IS AVAILABLE, THE NEWUTILITY SHALL CROSS OVER THE EXISTING UTILITY. IF INSUFFICIENT COVER IS AVAILABLE, THE NEW UTILITYSHALL CROSS UNDER THE EXISTING UTILITY. CONFLICTS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTIONOF THE ENGINEER AND CONTRACTOR SHALL NOT PROCEED UNTIL NOTIFIED BY ENGINEER OR GENENTECHREPRESENTATIVE.10. CONNECTIONS AT WATER MAIN TO BE PERFORMED BY CITY OF BURLINGAME. LOCATION TO BE VERIFIED INFIELD.11. ALL UTILITY TRENCH BACKFILL SHALL BE IN ACCORDANCE WITH DETAIL 23, SHEET C9.004.12. SEE LANDSCAPE PLANS FOR PROPOSED PLANTING AROUND DOUBLE CHECK DETECTORS.13. EXISTING TREES AND STRUCTURES SHALL BE PROTECTED DURING THE CONSTRUCTION. DO NOT TRENCHBELOW DRIPLINE OF EXISTING TREES. CONTRACTOR TO REPLACE ANY DAMAGED TREES AFTER UTILITYINSTALLATION.14. GRAVITY, WET AND OR DEEP UTILITIES SHALL BE INSTALLED PRIOR TO DRY OR SHALLOW UTILITES UNLESSDIRECTED OR APPROVED BY ENGINEER.15. FOR PIPES IN VEHICULAR PAVING AREAS WITH LESS THAN 30" OF COVER, PROVIDE A 6" CONCRETE CAP.16. IF REFRIGERATED SUPPLY OR RETURN LINE IS STRUCK DURING EXCAVATION, CONTRACTOR SHALL STOPIMMEDIATELY AND LET ENGINEER KNOW BEFORE PROCEEDING WITH ANY EXCAVATION.17. WATER PLAN IS PRELIMINARY AND NEEDS TO BE REVIEWED BY CITY OF BURLINGAME. DESIGN SUBJECT TOCHANGE.LEGEND: GENERAL NOTES: BFP BACKFLOW PREVENTERBV BUTTERFLY VALVEDCDA DOUBLE CHECK DETECTOR ASSEMBLYDTL DETAILDS DOMESTIC SERVICEEX, (E) EXISTINGFDC FIRE DEPARTMENT CONNECTIONFF FINISHED FLOORFH FIRE HYDRANTFLG FLANGEFS FIRE SERVICEGV GATE VALVELF LINEAR FEETMJ MECHANICAL JOINTPOC POINT OF CONNECTIONPIV POST INDICATOR VALVEPROP PROPOSEDSLP SEE LANDSCAPE PLANSSMP SEE MECHANICAL PLANSSPP SEE PLUMBING PLANSTYP TYPICALVIF VERIFY IN FIELDW WATERABBREVIATIONS: PROPERTY LINEEASEMENT LINELIMIT OF WORKBUILDINGSANITARY SEWERSTORM DRAIN LINEPERFORATED UNDERDRAINDOMESTIC WATERFIRE SERVICE WATERGAS LINEELECTRIC LINEUNKNOWN UTILITY LINESANITARY SEWER MANHOLESANITARY SEWER CLEANOUTSTORM DRAIN CLEANOUTSTORM DRAIN INLETSTORM DRAIN CATCH BASINSTORM DRAIN MANHOLEFIRE HYDRANTEXISTINGPROPOSEDXXXXDETAIL #DETAIL SHEET #BACKFLOW PREVENTERWATER METERWATER VALVEELECTRIC TRANSFORMERELECTRIC BOX/VAULTELECTRIC METERCOMMUNICATIONS BOX /VAULTTRAFFIC PULLBOX ANZA BLVDAIRPORT BLVDNOPARKINGPROPOSED BUILDINGSPP FOR CONTINUATIONFH-01FH-02FH-03INSTALL FIRE SERVICEDOUBLE CHECK DETECTORPER DETAIL 32, SHEET C9.005INSTALL FIRE SERVICEDOUBLE CHECK DETECTORPER DETAIL 32, SHEET C9.005INSTALL FIRE DEPARTMENT CONNECTIONFH-05FH-04DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.002 WATER PLAN.dwg Plotted: 8-05-22 @ 12:07:24 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3FIRE PROTECTION PLANC6.002EXISTINGPROPOSED1. PIPE LENGHTS ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE.2. SEE PLUMBING PLAN & MECHANICAL PLANS FOR ALL UTILITY CONNECTIONS TO THE BUILDING.3. WATER PIPE MATERIAL SHALL BE HDPE DR11.4. ALL UTILITIES SHALL HAVE A MINIMUM OF 36" COVER DEPTH, UNLESS ELEVATION IS SPECIFIED OTHERWISE.5. INSTALL THRUST BLOCKS ON ALL WATER FITTINGS AND BENDS PER DETAIL 34, SHEET C9.005.6. WHERE WATER MAINS CROSS SANITARY SEWER, WATER MAINS SHALL BE INSTALLED A MINIMUM OF ONE FOOT(1') ABOVE THE SANITARY SEWER AND NO CONNECTION JOINTS SHALL BE MADE IN THE WATER MAIN WITHINEIGHT (8) HORIZONTAL FEET.7. FIRE HYDRANTS SHALL BE PROTECTED. CONTRACTOR SHALL REPLACE ANY DAMAGED FIRE HYDRANT PER CITYOF CENTRAL COUNTY FIRE DEPARTMENT SPECIFICATIONS.8. EXISTING UTILITIES ARE SHOWN IN APPROXIMATE LOCATIONS. CONTRACTOR IS RESPONSIBLE TO VERIFYLOCATIONS BEFORE CONSTRUCTION BEGINS.9. CONTRACTOR SHALL POTHOLE EX UTILITIES TO VERIFY LOCATIONS, SIZES AND DEPTHS AND PROVIDE MINIMUMCLEARANCES AND COVER AT THE NEW UTILITY CROSSINGS. IF ADEQUATE COVER IS AVAILABLE, THE NEWUTILITY SHALL CROSS OVER THE EXISTING UTILITY. IF INSUFFICIENT COVER IS AVAILABLE, THE NEW UTILITYSHALL CROSS UNDER THE EXISTING UTILITY. CONFLICTS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTIONOF THE ENGINEER AND CONTRACTOR SHALL NOT PROCEED UNTIL NOTIFIED BY ENGINEER OR GENENTECHREPRESENTATIVE.10. CONNECTIONS AT WATER MAIN TO BE PERFORMED BY CITY OF BURLINGAME. LOCATION TO BE VERIFIED INFIELD.11. ALL UTILITY TRENCH BACKFILL SHALL BE IN ACCORDANCE WITH DETAIL 23, SHEET C9.004.12. SEE LANDSCAPE PLANS FOR PROPOSED PLANTING AROUND DOUBLE CHECK DETECTORS.13. EXISTING TREES AND STRUCTURES SHALL BE PROTECTED DURING THE CONSTRUCTION. DO NOT TRENCHBELOW DRIPLINE OF EXISTING TREES. CONTRACTOR TO REPLACE ANY DAMAGED TREES AFTER UTILITYINSTALLATION.14. GRAVITY, WET AND OR DEEP UTILITIES SHALL BE INSTALLED PRIOR TO DRY OR SHALLOW UTILITES UNLESSDIRECTED OR APPROVED BY ENGINEER.15. FOR PIPES IN VEHICULAR PAVING AREAS WITH LESS THAN 30" OF COVER, PROVIDE A 6" CONCRETE CAP.16. IF REFRIGERATED SUPPLY OR RETURN LINE IS STRUCK DURING EXCAVATION, CONTRACTOR SHALL STOPIMMEDIATELY AND LET ENGINEER KNOW BEFORE PROCEEDING WITH ANY EXCAVATION.17. WATER PLAN IS PRELIMINARY AND NEEDS TO BE REVIEWED BY CITY OF BURLINGAME. DESIGN SUBJECT TOCHANGE.LEGEND: GENERAL NOTES: BFP BACKFLOW PREVENTERBV BUTTERFLY VALVEDCDA DOUBLE CHECK DETECTOR ASSEMBLYDTL DETAILDS DOMESTIC SERVICEEX, (E) EXISTINGFDC FIRE DEPARTMENT CONNECTIONFF FINISHED FLOORFH FIRE HYDRANTFLG FLANGEFS FIRE SERVICEGV GATE VALVELF LINEAR FEETMJ MECHANICAL JOINTPOC POINT OF CONNECTIONPIV POST INDICATOR VALVEPROP PROPOSEDSLP SEE LANDSCAPE PLANSSMP SEE MECHANICAL PLANSSPP SEE PLUMBING PLANSSS SANITARY SEWERSSCO SANITARY SEWER CLEANOUTSSGV SANITARY SEWER GAS VENTSSMH SANITARY SEWER MANHOLETYP TYPICALVIF VERIFY IN FIELDW WATERABBREVIATIONS: PROPERTY LINEEASEMENT LINELIMIT OF WORKBUILDINGSANITARY SEWERSTORM DRAIN LINEPERFORATED UNDERDRAINDOMESTIC WATERFIRE SERVICE WATERGAS LINEELECTRIC LINEUNKNOWN UTILITY LINESANITARY SEWER MANHOLESANITARY SEWER CLEANOUTSTORM DRAIN CLEANOUTSTORM DRAIN INLETSTORM DRAIN CATCH BASINSTORM DRAIN MANHOLEFIRE HYDRANTEXISTINGPROPOSEDXXXXDETAIL #DETAIL SHEET #BACKFLOW PREVENTERWATER METERWATER VALVEELECTRIC TRANSFORMERELECTRIC BOX/VAULTELECTRIC METERCOMMUNICATIONS BOX /VAULTTRAFFIC PULLBOXEXISTING FIRE HYDRANTEXISTING FIRE HYDRANTEXISTING FIRE HYDRANT213.00'72.72'176.49' ANZA BLVDAIRPORT BLVDNOPARKINGDDDDDDD42" SDL=97.2' S=0.00308" SD L=46.4' S=0.0050 12" SDL=52.1' S=0.00508" SDL=23.4'S=0.005012" SDL=40.6' S=0.005042" SDL=120.5' S=0.003042" SDL=61.1' S=0.0030 4" SD PERFL=52.6'PROPOSED BUILDING4" SD PERFL=21.8'4" S D P E R F L= 1 7 . 8 ' L=42.0'EX 18" SD(ASSUMED)4" SD PERFL=20.8'4" SD PERFL=50.5'8" SSL=51.1' S=0.025042" SDL=140.9' S=0.0030SDMH-04RIM 11.75INV 42" THRU 4.55INV 8" IN 6.10CONNECT TO EX. SS MAINEX INV 8" THRU 2.55INV 8" IN 3.22SSCO-1RIM 12.10INV 8" THRU 4.50SDMH-01RIM 11.75INV 6" IN 6.05INV 12" IN 6.37INV 36" OUT 5.87SDI-02TG 11.00SO 10.50INV 4" IN 7.50INV 4" IN 7.50INV 12" OUT 6.50SDMH-02RIM 11.90INV 36" IN 5.65INV 42" OUT 5.15SDI-04TG 10.50SO 10.00INV 4" IN 7.00INV 4" IN 7.00INV 8" OUT 6.3336" SDL=72.1' S=0.0030SDMH-04RIM 13.15INV 42" IN 4.26INV 42" IN 5.00INV 18" OUT 4.27 ASSUMEDSDI-08TG 12.03SO 11.53INV 4" IN 8.53INV 4" IN 8.53INV 12" OUT 8.03SDMH-06RIM 13.00INV 42" THRU 5.19INV 8" IN 6.20INV 8" IN 8.41SDI-07TG 12.70SO 12.20INV 4" IN 9.20INV 8" OUT 8.53SDMH-05RIM 14.45INV 12" IN 6.05INV 42" OUT 5.55SDI-06TG 10.75SO 10.25INV 4" IN 7.25INV 8" ININV 12" OUT 6.25SDCO-02BRIM 10.97INV 4" OUT 7.97SDCO-04BRIM 10.09INV 4" OUT 7.09SDCO-04ARIM 10.11INV 4" OUT 7.11SDCO-07ARIM 12.10INV 4" OUT 9.10SDCO-08ARIM 11.80INV 4" OUT 8.80TYP.TYP.TYP.TYP.SDCB-01RIM 17.00INV 20" THRU 10.62EX OUTFALLINV 18" IN 3.41TRENCH DRAIN37 LF4SDCO-06RIM 10.50INV 4" OUT 7.50SSCO-02RIM 12.15INV 6" IN 5.39INV 8" THRU 5.31SSCO-03RIM 12.15INV 6" IN 6.28INV 8" THRU 6.20SSCO-04RIM 12.15INV 6" IN 7.98INV 8" THRU 7.90SSCO-05RIM 12.10INV 6" IN 8.51INV 8" OUT 8.438" SSL=95.4' S=0.00858" SSL=105.0' S=0.00858" SSL=199.9' S=0.00858" SSL=62.5' S=0.00856" SDL=48.5' S=0.005012" SD L=25.6' S=0.0050SDCO-02ARIM 10.80INV 4" OUT 7.80SDI-03TG 10.80SO 10.30INV 4" IN 7.30INV 8" OUT 6.63SDCO-03RIM 10.64INV 4" OUT 7.644" SD PERFL=67.3'4" SD PERFL=94.5'SDAD-03RIM SLPINV 6" IN 7.56INV 6" OUT 7.06SDAD-02RIM SLPINV 6" THRU 7.99SDAD-01RIM SLPINV 6" OUT 8.506" SD L=50.7' S=0.01006" SD L=43.2' S=0.01006" SDL=101.0' S=0.01008" SDL=175.6' S=0.00504" SD PERFL=19.0'6" SDL=82.7' S=0.0100 4" SD PERFL=39.9'SDCO-08BRIM 11.80INV 4" OUT 8.80SDI-09TG 11.29SO 10.79INV 4" IN 7.79INV 8" OUT 7.13SDCO-09RIM 10.89INV 4" OUT 7.896" SDL=46.9' S=0.0100 6" SDL=149.7' S=0.0100 TRENCH DRAIN66.5 LFTRENCH DRAIN20.0 LF42" SDL=59.1' S=0.0030SDMH-03RIM 11.90INV 42" THRU 4.73INV 8" IN 6.508" SD L=25.6' S=0.0050 6" SD L=47.2' S=0.0050 6" SD L=47.2' S=0.0050 TYP.TYP.4" SD PERFL=60.9'DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.003 SS AND SD PLAN.dwg Plotted: 8-05-22 @ 11:55:15 AM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3SS AND SD PLANC6.003EXISTINGPROPOSED1. PIPE LENGHTS ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE.2. SEE PLUMBING PLAN & MECHANICAL PLANS FOR ALL UTILITY CONNECTIONS TO THE BUILDING.3. DROP INLETS WITH SIDE OPENINGS SHALL BE CONSTRUCTED PER DETAILS 14, SHEET C9.0034. SEE SITE GRADING PLAN FOR BIORETENTION AND FLOW-THROUGH PLANTER GRADING PER DETAILS 20 AND 21,SHEET C9.0035. ALL UTILITIES SHALL HAVE A MINIMUM OF 36" COVER DEPTH, UNLESS ELEVATION IS SPECIFIED OTHERWISE.6. EXISTING UTILITIES ARE SHOWN IN APPROXIMATE LOCATIONS. CONTRACTOR IS RESPONSIBLE TO VERIFYLOCATIONS BEFORE CONSTRUCTION BEGINS.7. CONTRACTOR SHALL POTHOLE EX UTILITIES TO VERIFY LOCATIONS, SIZES AND DEPTHS AND PROVIDE MINIMUMCLEARANCES AND COVER AT THE NEW UTILITY CROSSINGS. IF ADEQUATE COVER IS AVAILABLE, THE NEWUTILITY SHALL CROSS OVER THE EXISTING UTILITY. IF INSUFFICIENT COVER IS AVAILABLE, THE NEW UTILITYSHALL CROSS UNDER THE EXISTING UTILITY. CONFLICTS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTIONOF THE ENGINEER AND CONTRACTOR SHALL NOT PROCEED UNTIL NOTIFIED BY ENGINEER.8. ALL UTILITY TRENCH BACKFILL SHALL BE IN ACCORDANCE WITH DETAIL 23, SHEET C9.004.9. CONNECTIONS FROM FLOOR DRAINS TO SANITARY SEWER POINTS OF CONNECTION ARE ON PLUMBING &MECHANICAL PLANS.10. EXISTING TREES AND STRUCTURES SHALL BE PROTECTED DURING THE CONSTRUCTION. DO NOT TRENCHBELOW DRIPLINE OF EXISTING TREES. CONTRACTOR TO REPLACE ANY DAMAGED TREES AFTER UTILITYINSTALLATION.11. GRAVITY, WET AND OR DEEP UTILITIES SHALL BE INSTALLED PRIOR TO DRY OR SHALLOW UTILITES UNLESSDIRECTED OR APPROVED BY ENGINEER.12. FOR PIPES IN VEHICULAR PAVING AREAS WITH LESS THAN 30" OF COVER, PROVIDE A 6" CONCRETE CAP.13. IF REFRIGERATED SUPPLY OR RETURN LINE IS STRUCK DURING EXCAVATION, CONTRACTOR SHALL STOPIMMEDIATELY AND LET ENGINEER KNOW BEFORE PROCEEDING WITH ANY EXCAVATION.1. ALL GRAVITY SANITARY SEWER PIPE SHALL BE HDPE DR17.2. SEWER PLAN IS PRELIMINARY. DESIGN SUBJECT TO CHANGE.LEGEND: GENERAL NOTES: SANITARY SEWER NOTES: DTL DETAILEX, (E) EXISTINGFF FINISHED FLOORLF LINEAR FEETPOC POINT OF CONNECTIONPROP PROPOSEDSD STORM DRAINSDAD STORM DRAIN AREA DRAINSDI STORM DRAIN INLETSDMH STORM DRAIN MANHOLESDCO STORM DRAIN CLEANOUTSLP SEE LANDSCAPE PLANSSMP SEE MECHANICAL PLANSSPP SEE PLUMBING PLANSSS SANITARY SEWERSSCO SANITARY SEWER CLEANOUTSSGV SANITARY SEWER GAS VENTSSMH SANITARY SEWER MANHOLETYP TYPICALVIF VERIFY IN FIELDABBREVIATIONS: SPROPERTY LINEEASEMENT LINELIMIT OF WORKBUILDINGSANITARY SEWERSTORM DRAIN LINEPERFORATED UNDERDRAINDOMESTIC WATERFIRE SERVICE WATERGAS LINEELECTRIC LINEUNKNOWN UTILITY LINESANITARY SEWER MANHOLESANITARY SEWER CLEANOUTSTORM DRAIN CLEANOUTSTORM DRAIN INLETSTORM DRAIN CATCH BASINSTORM DRAIN MANHOLEBIORETENTION AREAFIRE HYDRANTDEXISTINGXXXXDETAIL #DETAIL SHEET #BACKFLOW PREVENTERWATER METERWATER VALVEELECTRIC TRANSFORMERELECTRIC BOX/VAULTELECTRIC METERCOMMUNICATIONS BOX /VAULTTRAFFIC PULLBOX17C9.00219C9.00316C9.00215C9.00212C9.00230C9.00413C9.003 ANZA BLVDD12" SDL=40.6' S=0.00504" SD PERFL=50.5'SDMH-05RIM 14.45INV 12" IN 6.05INV 42" OUT 5.55SDI-06TG 10.75SDCB-01RIM 17.00INV 20" THRU 10.62SDCO-06RIM 10.508" SDL=175.6' S=0.00504" SD PERFL=19.0'6" SDL=82.7' S=0.0100SDI-09SDCO-096" SDL=149.7' S=0.0100 TRENCH DRAIN66.5 LFTRENCH DRAIN20.0 LFDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.003 SS AND SD PLAN.dwg Plotted: 8-05-22 @ 11:55:36 AM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3SD PLAN-ANZA BLVDC6.004EXISTINGPROPOSED1. PIPE LENGHTS ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE.2. SEE PLUMBING PLAN & MECHANICAL PLANS FOR ALL UTILITY CONNECTIONS TO THE BUILDING.3. DROP INLETS WITH SIDE OPENINGS SHALL BE CONSTRUCTED PER DETAILS 14, SHEET C9.0034. SEE SITE GRADING PLAN FOR BIORETENTION AND FLOW-THROUGH PLANTER GRADING PER DETAILS 20 AND 21,SHEET C9.0035. ALL UTILITIES SHALL HAVE A MINIMUM OF 36" COVER DEPTH, UNLESS ELEVATION IS SPECIFIED OTHERWISE.6. EXISTING UTILITIES ARE SHOWN IN APPROXIMATE LOCATIONS. CONTRACTOR IS RESPONSIBLE TO VERIFYLOCATIONS BEFORE CONSTRUCTION BEGINS.7. CONTRACTOR SHALL POTHOLE EX UTILITIES TO VERIFY LOCATIONS, SIZES AND DEPTHS AND PROVIDE MINIMUMCLEARANCES AND COVER AT THE NEW UTILITY CROSSINGS. IF ADEQUATE COVER IS AVAILABLE, THE NEWUTILITY SHALL CROSS OVER THE EXISTING UTILITY. IF INSUFFICIENT COVER IS AVAILABLE, THE NEW UTILITYSHALL CROSS UNDER THE EXISTING UTILITY. CONFLICTS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTIONOF THE ENGINEER AND CONTRACTOR SHALL NOT PROCEED UNTIL NOTIFIED BY ENGINEER.8. ALL UTILITY TRENCH BACKFILL SHALL BE IN ACCORDANCE WITH DETAIL 23, SHEET C9.004.9. CONNECTIONS FROM FLOOR DRAINS TO SANITARY SEWER POINTS OF CONNECTION ARE ON PLUMBING &MECHANICAL PLANS.10. EXISTING TREES AND STRUCTURES SHALL BE PROTECTED DURING THE CONSTRUCTION. DO NOT TRENCHBELOW DRIPLINE OF EXISTING TREES. CONTRACTOR TO REPLACE ANY DAMAGED TREES AFTER UTILITYINSTALLATION.11. GRAVITY, WET AND OR DEEP UTILITIES SHALL BE INSTALLED PRIOR TO DRY OR SHALLOW UTILITES UNLESSDIRECTED OR APPROVED BY ENGINEER.12. FOR PIPES IN VEHICULAR PAVING AREAS WITH LESS THAN 30" OF COVER, PROVIDE A 6" CONCRETE CAP.13. IF REFRIGERATED SUPPLY OR RETURN LINE IS STRUCK DURING EXCAVATION, CONTRACTOR SHALL STOPIMMEDIATELY AND LET ENGINEER KNOW BEFORE PROCEEDING WITH ANY EXCAVATION.1. ALL GRAVITY SANITARY SEWER PIPE SHALL BE HDPE DR17.2. SEWER PLAN IS PRELIMINARY. DESIGN SUBJECT TO CHANGE.LEGEND: GENERAL NOTES: SANITARY SEWER NOTES: DTL DETAILEX, (E) EXISTINGFF FINISHED FLOORLF LINEAR FEETPOC POINT OF CONNECTIONPROP PROPOSEDSD STORM DRAINSDAD STORM DRAIN AREA DRAINSDI STORM DRAIN INLETSDMH STORM DRAIN MANHOLESDCO STORM DRAIN CLEANOUTSLP SEE LANDSCAPE PLANSSMP SEE MECHANICAL PLANSSPP SEE PLUMBING PLANSSS SANITARY SEWERSSCO SANITARY SEWER CLEANOUTSSGV SANITARY SEWER GAS VENTSSMH SANITARY SEWER MANHOLETYP TYPICALVIF VERIFY IN FIELDABBREVIATIONS: SPROPERTY LINEEASEMENT LINELIMIT OF WORKBUILDINGSANITARY SEWERSTORM DRAIN LINEPERFORATED UNDERDRAINDOMESTIC WATERFIRE SERVICE WATERGAS LINEELECTRIC LINEUNKNOWN UTILITY LINESANITARY SEWER MANHOLESANITARY SEWER CLEANOUTSTORM DRAIN CLEANOUTSTORM DRAIN INLETSTORM DRAIN CATCH BASINSTORM DRAIN MANHOLEBIORETENTION AREAFIRE HYDRANTDEXISTINGXXXXDETAIL #DETAIL SHEET #BACKFLOW PREVENTERWATER METERWATER VALVEELECTRIC TRANSFORMERELECTRIC BOX/VAULTELECTRIC METERCOMMUNICATIONS BOX /VAULTTRAFFIC PULLBOX ANZA BLVDAIRPORT BLVDNOPARKINGDDDDDDDDMA #0218,227 SFDMA #0326,226 SFDMA #0825,089 SFDMA #0412,745 SFDMA #0515,600 SFDMA #0634,610 SFDMA #0116,477 SFDMA #094,218 SFDMA #086,035 SFDMA #122,280 SFDMA #112,497 SFDMA #102,944 SFDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C7.001 STORMWATER CONTROL PLAN.dwg Plotted: 8-05-22 @ 11:58:43 AM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNSTORMWATER CONTROL PLANC7.001015 30 60900 1 2 3PROPERTY LINEEASEMENTLIMIT OF WORKPROPOSED BUILDINGDRAINAGE MANAGEMENT AREA BOUNDARYEXISTING STORM DRAIN PIPESTORM DRAIN PIPEPERFORATED UNDERDRAINSTORM DRAIN INLETSTORM DRAIN CATCH BASINSTORM DRAIN MANHOLEBIORETENTION AREASTORM DRAIN CLEANOUTAC ASPHALT CONCRETEBLDG BUILDINGC&G CURB AND GUTTERCONC PORTLAND CEMENT CONCRETEDTL DETAILEEAST(E), EX EXISTINGFF FINISHED FLOORFG FINISHED GRADEFH FIRE HYDRANTFP FINISHED PAVEMENTHPDE HIGH DENSITY POLYETHYLENEINV INVERTL LENGTHLF LINEAR FEETMJ MECHANICAL JOINTNNORTHPERF PERFORATEDPOC POINT OF CONNECTIONPROP PROPOSEDPVC POLYVINYL CHLORIDER RADIUSSSLOPE, SOUTHSAP SEE ARCHITECTURAL PLANSD STORM DRAINSDCO STORM DRAIN CLEANOUTSDI STORM DRAIN INLETSDMH STORM DRAIN MANHOLESF SQUARE FEETSLP SEE LANDSCAPE PLANS.O. SIDE OPENINGSPP SEE PLUMBING PLANTC TOP OF CURBTD TRENCH DRAINTG TOP OF GRATETYP TYPICALVIF VERIFY IN FIELDW WESTW/O WITHOUTD1. ALL PIPE LENGTHS SHOWN ARE FROM CENTERLINE TO CENTERLINE OF STRUCTURE.2. STORM DRAIN PIPE MATERIAL SHALL BE HDPE DR11.3. ALL INLETS SHALL BE MARKED WITH "NO DUMPING! FLOWS TO BAY."4. DROP INLETS WITH SIDE OPENINGS SHALL BE CONSTRUCTED PER DETAIL 14, SHEET C9.003.5. USE RADIUS TO SWEEP 4" UNDERDRAIN INTO STORM DRAIN STRUCTURE AT BIORETENTION AREAS.6. SEE SITE GRADING PLAN C5.001 FOR BIORETENTION AND FLOW-THROUGH PLANTER GRADING.7. SEE PLUMBING PLAN FOR ALL POINTS OF CONNECTION TO THE BUILDING.8. CONTRACTOR SHALL POTHOLE PROPOSED UTILITY ROUTE PRIOR TO INSTALLING AND CONSTRUCTINGNEW UTILITIES.9. CONTRACTOR SHALL SURVEY CAPPED UTILITIES FOR FUTURE & DOCUMENT COORDINATES ONRECORD DRAWINGS.10. CONTRACTOR SHALL LOCATE INSTALLED UTILITIES & DOCUMENT LOCATION & DEPTHS.11. FOR PIPES IN VEHICULAR PAVING AREAS WITH LESS THAN 30" OF COVER, PROVIDE A 6" CONCRETECAP.12. STORM DRAIN PLAN PROVIDED IS PRELIMINARY. DESIGN IS SUBJECT TO CHANGE.XXXXLEGEND: ABBREVIATIONS: GENERAL NOTES: DMA01PROPOSEDIMPERVIOUS AREAPROVIDED LIDTREATMENT AREAEXCESSTREATMENT AREAREQUIRED LIDTREATMENT AREA1GRADING & STORMWATER LEGENDNOTES:1. REQUIRED LID TREATMENT AREA BASED ON COMBINED FLOW AND VOLUME CALCULATION.0230,912 SF993 SF1,009 SF16 SF038,166 SF274 SF530 SF256 SF048,095 SF290 SF404 SF114 SF0521,126 SF760 SF771 SF11 SFPROPOSEDPERVIOUS AREA3,698 SF4,579 SF10,132 SF2,550 SF13,625 SF509 SF70 SF1,975 SF22,829 SF732 SF792 SF60 SF062,842 SF439 SF3,054 SF101 SF280 SF179 SF071,164 SFTREATMENTFACILITYBIORETENTION 02FLOW-THROUGHPLANTER 05FLOW-THROUGHPLANTER 06FLOW-THROUGHPLANTER 07FLOW-THROUGHPLANTER 08BIORETENTION #04:530 SFBIORETENTION 04FLOW-THROUGHPLANTER 03BIORETENTION #02:404 SFFLOW-THROUGH PLANTER #03:771 SFFLOW-THROUGH PLANTER #05:509 SFFLOW-THROUGH PLANTER #06:1,009 SFFLOW-THROUGH PLANTER #07:792 SF08DEEPROOTSILVA CELL 093,871 SF163 SF568 SF405 SF12,606 SFBIORETENTION 01BIORETENTION #01:568 SF09DEEPROOT SILVA CELL#09: 280 SF4SELF-RETAINING AREA #10 &TREE CREDITSELF-RETAINING AREA #11& TREE CREDITSELF-RETAINING AREA #12 &TREE CREDITFLOW-THROUGH PLANTER #08:196 SF3,193 SF111 SF196 SF85 SF2,842 SF1,714 SF1,230 SFSELF-RETAINING 10AND TREE CREDIT101,393 SF-1,004 SF111,151 SF1,129 SF12SELF-RETAINING 11AND TREE CREDITSELF-RETAINING 12AND TREE CREDIT-------- ANZA BLVDAIRPORT BLVDPROPOSED BUILDING20.0'34.0' ( 4 STALLS @ 8'-6")51.0' (6 STALLS @ 8'-6")12.0'5.0'9.0' 24.0'18.0'24.0'66.0'65,000 lb CAPACITY8.5'25.5'(3 STALLS @ 8'-6") 18.0'24.0' 24.0'18.0'24.0'BACTYP.11.0'12.0'11.9'±4.0'12.0'12.0'14.6'±TYPE VII ARROW (L),SSCDOT A24ATYPE IV ARROW (L),SSCDOT A24ATYPE IV ARROW (R),SSCDOT A24ATYPE IV ARROW (L)TYPE IV ARROW (L)DETAIL 38A,SSCDOT A20DDETAIL 38A,SSCDOT A20DDETAIL 38A,SSCDOT A20DDETAIL 8,SSCDOT A20ADETAIL 8,SSCDOT A20ADETAIL 8,SSCDOT A20ADETAIL 38A,SSCOT A20DINSTALL R1-1 & R3-5 (R)ON SAME POSTINSTALL R6-1 (R)INSTALL R5-1 & R5-1AON SAME POSTINSTALL R5-1 & R5-1AON SAME POSTINSTALL R1-1 ON ONESIDE & R5-1 AND R5-1AON OTHER SIDE ONSAME POSTINSTALL R6-1 (R)INSTALL R6-1 (L)INSTALL R26 (CA)INSTALL R3-4, OM1-1, &OM2-1 H ON SAME POSTINSTALL R3-4, OM1-1, &OM2-1 H ON SAME POSTINSTALL R3-4, OM1-1, &OM2-1 H ON SAME POSTINSTALL CUSTOMBURLINGAME HOTELSIGN TO MATCH EXINSTALL CUSTOMAIRPORT PARKINGSIGN TO MATCH EXINSTALL R26 (CA)INSTALL R26 (CA)INSTALL W3-3INSTALL R61-15 (CA)INSTALL R4-7, OM1-1, &OM2-1 H ON SAME POSTINSTALL R4-7, OM1-1, &OM2-1 H ON SAME POSTINSTALL PEDESTRIANWALK BUTTON. SEEPLANS BY OTHERSFOR DETAILS.4" WHITE STRIPE,TYP.4" WHITE STRIPE,TYP.INSTALL 12"WHITE STRIPEINSTALL R3-5 (R)UNAUTHORZIEDVEHICLES SIGNNO PARKINGEMERGENCY VEHICLES ONLY SIGN329.0'8.5'34.0' (4 STALLS @ 8'-6")8.5'11.0'4" WHITE STRIPE,TYP.12" WIDE WHITE STOPBAR & "STOP" MARKINGTYPE IV ARROW (R),SSCDOT A24ATYPE IV ARROW (R),SSCDOT A24ANOPARKINGSLP FOR DETAILSSLP FOR DETAILSSLP FOR DETAILSSLPFOR DETAILSDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C8.001 PAVING & STRIPING PLAN.dwg Plotted: 8-05-22 @ 12:12:08 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3PAVING, STRIPING & SIGNAGE PLANC8.001GENERAL NOTES1. ACCESSIBLE PARKING2. THE BORDER OF THE ACCESSIBLE AISLES SHALL BE 4" BLUE STRIPES.3. HATCHING IN ACCESSIBLE AISLES SHALL BE BLUE OR WHITE PAINT, ANGLED AT 45° AND 3' MAX ON CENTER.4. ALL PAVEMENT MARKINGS AND STRIPING SHALL BE 2 COATS OF PAINT. PAINT SHALL CONFORM TO SECTION 84 OF THE CALTRANS SPECIFICATIONS.5. WHERE SIGNS ARE INSTALLED IN THE SIDEWALK, A MINIMUM OF 4' CLEARANCE SHALL BE PROVIDED.6. MARKING OF FIRE APPARATUS ACCESS ROADS SHALL BE A RED CURB WITH "FIRE LANE - NO PARKING" FOLLOWED BY "CCFD" STENCILED IN WHITE, SPACED AT 50 FOOT INTERVALS.7. SEE LANDSCAPE PLANS AND SPECS FOR SITE HARDSCAPE AND ALL CONCRETE FINISH, COLOR AND SCORING AND DETECTABLE WARNING.8. WHEEL STOPS SHALL BE 3' CHRISTY WHEEL STOPS (OR APPROVED EQUAL).9. STRIPING SHALL MEET CALTRANS STANDARD STRIPING DETAILS.10. SIGNAGE SHALL MEET CALTRANS MUTCD, LATEST EDITION.INSTALL ISA PARKING SIGN R99(CA) WITH "MINIMUM FINE $250" SIGN (CBC SECTION 11B-502.6)INSTALL ISA PARKING SIGN R99(CA) WITH VAN ACCESSIBLE SIGN AND "MINIMUM FINE $250" SIGN(CBC SECTION 11B-502.6)INSTALL PAVEMENT SYMBOL PER CBC SEC 11B-502.6.ABCCA MUTCD"ONE WAY" SIGN (R6-1)CA MUTCD"DO NOT ENTER" SIGN (R5-1)CA MUTCD"STOP" SIGN (R1-1)CA MUTCD"NO PARKING" SIGN (R26 CA)LEGENDABBREVIATIONSCONCRETE PAVEMENT PERDETAIL 9B ON SHEET C9.001AC ASPHALT CONCRETEADA AMERICAN DISABLED ACTBLDG BUILDINGCBC CALIFORNIA BUILDING CODECONC PORTLAND CEMENT CONCRETEDTL DETAILE, EX EXISTINGEP EDGE OF PAVEMENTISA INTERNATIONAL SIGN ASSOCIATIONOC ON CENTERN.I.C. NOT IN CONTRACTPROP PROPOSEDPVMT PAVEMENTSLP SEE LANDSCAPE PLANSSP SEE STRUCTURAL PLANSTYP TYPICALXXXXDETAIL #DETAIL SHEET #PROPERTY LINEEASEMENTLIMIT OF WORKPROPOSED BUILDINGPAVEMENT STRIPEPARKING STRIPEAC SAWCUT & CONFORMCA MUTCDOBJECT MARKER (OM1-1)CA MUTCD"NO U-TURN" SIGN (R3-4)CA MUTCDOBJECT MARKER (OM2-2H)CA MUTCD"KEEP RIGHT" SIGN (R4-7)CA MUTCD"LANE CONTROL" SIGN (R61-15 CA) CA MUTCD"WRONG WAY" SIGN (R5-1A)CA MUTCD"LANE CONTROL" SIGN (W3-3)CA MUTCD"RIGHT TURN ONLY" SIGN (R3-5 R)CONCRETE DRIVEWAY APRONPER DETAIL 25 ON SHEET C9.004DRIVE AISLE AC PAVEMENT (TI=7.0) PERDETAIL 9A ON SHEET C9.001ROADWAY DEEPLIFTCONCRETE MEDIAN ANZA BLVD20.0'66.0'11.0'12.0'11.9'±4.0'12.0'12.0'14.6'±TYPE VII ARROW (L),SSCDOT A24ATYPE IV ARROW (L),SSCDOT A24ATYPE IV ARROW (R),SSCDOT A24ATYPE IV ARROW (L)TYPE IV ARROW (L)DETAIL 38A,SSCDOT A20DDETAIL 38A,SSCDOT A20DDETAIL 38A,SSCDOT A20DDETAIL 8,SSCDOT A20ADETAIL 8,SSCDOT A20ADETAIL 8,SSCDOT A20ADETAIL 38A,SSCOT A20DINSTALL R5-1 & R5-1AON SAME POSTINSTALL R5-1 & R5-1AON SAME POSTINSTALL R1-1 ON ONESIDE & R5-1 AND R5-1AON OTHER SIDE ONSAME POSTINSTALL R6-1 (R)INSTALL R6-1 (L)INSTALL R26 (CA)INSTALL R3-4, OM1-1, &OM2-1 H ON SAME POSTINSTALL R3-4, OM1-1, &OM2-1 H ON SAME POSTINSTALL R3-4, OM1-1, &OM2-1 H ON SAME POSTINSTALL CUSTOMBURLINGAME HOTELINSTALL CUSTOMAIRPORT PARKINGSIGN TO MATCH EXINSTALL R26 (CA)INSTALL R26 (CA)INSTALL W3-3INSTALL R61-15 (CA)INSTALL PEDESTRIANWALK BUTTON. SEEPLANS BY OTHERSFOR DETAILS.INSTALL 12"WHITE STRIPEINSTALL R3-5 (R)NO PARKING3SLP FOR DETAILSDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C8.001 PAVING & STRIPING PLAN.dwg Plotted: 8-05-22 @ 12:12:34 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN010 20 40600 1 2 3C8.002LEGENDABBREVIATIONSGENERAL NOTES1. ACCESSIBLE PARKING2. THE BORDER OF THE ACCESSIBLE AISLES SHALL BE 4" BLUE STRIPES.3. HATCHING IN ACCESSIBLE AISLES SHALL BE BLUE OR WHITE PAINT, ANGLED AT 45° AND 3' MAX ON CENTER.4. ALL PAVEMENT MARKINGS AND STRIPING SHALL BE 2 COATS OF PAINT. PAINT SHALL CONFORM TO SECTION 84 OF THE CALTRANS SPECIFICATIONS.5. WHERE SIGNS ARE INSTALLED IN THE SIDEWALK, A MINIMUM OF 4' CLEARANCE SHALL BE PROVIDED.6. MARKING OF FIRE APPARATUS ACCESS ROADS SHALL BE A RED CURB WITH "FIRE LANE - NO PARKING" FOLLOWED BY "CCFD" STENCILED IN WHITE, SPACED AT 50 FOOT INTERVALS.7. SEE LANDSCAPE PLANS AND SPECS FOR SITE HARDSCAPE AND ALL CONCRETE FINISH, COLOR AND SCORING AND DETECTABLE WARNING.8. WHEEL STOPS SHALL BE 3' CHRISTY WHEEL STOPS (OR APPROVED EQUAL).9. STRIPING SHALL MEET CALTRANS STANDARD STRIPING DETAILS.10. SIGNAGE SHALL MEET CALTRANS MUTCD, LATEST EDITION.INSTALL ISA PARKING SIGN R99(CA) WITH "MINIMUM FINE $250" SIGN (CBC SECTION 11B-502.6)INSTALL ISA PARKING SIGN R99(CA) WITH VAN ACCESSIBLE SIGN AND "MINIMUM FINE $250" SIGN(CBC SECTION 11B-502.6)INSTALL PAVEMENT SYMBOL PER CBC SEC 11B-502.6.AC ASPHALT CONCRETEADA AMERICAN DISABLED ACTBLDG BUILDINGCBC CALIFORNIA BUILDING CODECONC PORTLAND CEMENT CONCRETEDTL DETAILE, EX EXISTINGEP EDGE OF PAVEMENTISA INTERNATIONAL SIGN ASSOCIATIONOC ON CENTERN.I.C. NOT IN CONTRACTPROP PROPOSEDPVMT PAVEMENTSLP SEE LANDSCAPE PLANSSP SEE STRUCTURAL PLANSTYP TYPICALXXXXDETAIL #DETAIL SHEET #ABPROPERTY LINEEASEMENTLIMIT OF WORKPROPOSED BUILDINGPAVEMENT STRIPEPARKING STRIPEAC SAWCUT & CONFORMCPAVING, STRIPING & SIGNAGE PLAN - ANZA BLVDCONCRETE PAVEMENT PERDETAIL 9B ON SHEET C9.001CONCRETE DRIVEWAY APRONPER DETAIL 25 ON SHEET C9.004DRIVE AISLE AC PAVEMENT (TI=7.0) PERDETAIL 9A ON SHEET C9.001ROADWAY DEEPLIFTCONCRETE MEDIAN NOTES:1.PLACE 12" ASPHALTIC FIBER EXPANSION JOINT AT RETURNS AND AT 20' INTERVALS.2.CONCRETE SHALL BE 6-SACK, fc=3,000 psi.3.CONTROL JOINTS SHALL BE 10' O.C.4.WHERE VERTICAL CURB IS INSTALLED ADJACENT TO EXISTING PAVEMENT,CONTRACTOR SHALL REMOVE & REPLACE 1 FOOT OF STRUCTURAL SECTION TOCONSTRUCT & CONFORM TO NEW CURB. NEW PAVEMENT STRUCTURAL SECTION SHALLMATCH EXISTING SECTION.EGABACSEE PLANFOR PAVEMENTSECTION6"1"R1"R12"*4" MINCL 2 AB2-#4'S REBARS, CONTINUOUSNOTES:1.PLACE 12" ASPHALTIC FIBER EXPANSION JOINT AT RETURNS AND AT 20' INTERVALS.2.CONCRETE SHALL BE 6-SACK, fc=3,000 psi.3.CONTROL JOINTS SHALL BE 10' O.C.4.WHERE FLUSH CURB IS INSTALLED ADJACENT TO EXISTING PAVEMENT, CONTRACTOR SHALLREMOVE & REPLACE 1 FOOT OF STRUCTURAL SECTION TO CONSTRUCT & CONFORM TO NEWCURB. NEW PAVEMENT STRUCTURAL SECTION SHALL MATCH EXISTING SECTION.* FOR FLUSH CURB ADJACENT TO PERVIOUS PAVEMENT,CURB DEPTH = 18"SUBGRADE6"4" MINCL II ABSIDEWALK ORLANDSCAPING, PERLANDSCAPE PLAN8" LONG #4 DOWELAT 18" O.C. GREASEONE END (TYP.). SEENOTE 2 BELOW.18"1/2"6"1"RDOWELS ATEXPANSION JOINTS, TYP.3/4"1/4"5% MAXNOTES1.PLACE 1/2" ASPHALTIC FIBER EXPANSION JOINT ATRETURNS AND AT 20' INTERVALS.2.PROVIDE DOWELS WHERE ADJACENT TO SIDEWALK ONLY.SEE LANDSCAPE PLAN FOR LOCATIONS.3.CONCRETE SHALL BE 6-SACK, fc=3,000 psi.4.CONTROL JOINTS SHALL BE 10' O.C.5.WHERE CURB & GUTTER IS INSTALLED ADJACENT TOEXISTING PAVEMENT, CONTRACTOR SHALL REMOVE &REPLACE 2 FEET OF STRUCTURAL SECTION TOCONSTRUCT & CONFORM TO NEW GUTTER. NEWPAVEMENT STRUCTURAL SECTION SHALL MATCH EXISTINGSECTION.NOTES1.PLACE 1/2" ASPHALTIC FIBER EXPANSION JOINT AT RETURNS AND AT 20'INTERVALS.2.PROVIDE DOWELS WHERE ADJACENT TO SIDEWALK ONLY. SEE LANDSCAPEPLAN FOR LOCATIONS.3.CONCRETE SHALL BE 6-SACK, fc=3,000 psi.4.CONTROL JOINTS SHALL BE 10' O.C.5.WHERE CURB & GUTTER IS INSTALLED ADJACENT TO EXISTING PAVEMENT,CONTRACTOR SHALL REMOVE & REPLACE 2 FEET OF STRUCTURAL SECTIONTO CONSTRUCT & CONFORM TO NEW GUTTER. NEW PAVEMENTSTRUCTURAL SECTION SHALL MATCH EXISTING SECTION.SUBGRADE6"12 1/2"4" MINCL II ABSIDEWALK OR LANDSCAPING, PERLANDSCAPE PLAN8" LONG #4 DOWELAT 18" O.C. GREASEONE END (TYP.). SEENOTE 2 BELOW.4"1"18"1/2"6"1 1/2"ASTANDARD CURB AND GUTTER6"1"R1"R1"RDOWELS ATEXPANSION JOINTS, TYP.TYPEBARRIER IS POURED MONOLITHICALLY WITH CURB AND GUTTER.CONSTRUCTION JOINT AND DOWELS MAY BE OMMITED IF SUBGRADE 2"24"SUBGRADE COMPACTEDPER SOILS REPORT2"CLR12"6" LONG #4 DOWELS** NOTE:2-#4 REBARSCONTINUOUS3" CLR3" CLR8"TOP OF CURB3"12.5"CONSTRUCTION JOINT*SEE GRADING PLANFOR PAVEMENT SECTIONSEE STANDARDCURB ANDGUTTER DETAILSECTION A-A1'-6"CURB OPENING45° CHAMFER TYP.STANDARD GUTTERPANSEE DETAIL 1, TYPE A,THIS SHEET1'-6"6"3"LIP OF GUTTER6"AAISOMETRICOPENINGS SHALL BE PLACED ATLIMITS OF TREATMENT AREAS ASSHOWN ON PLANS.NOTE:2'-6"1'-6"CURB OPENINGCOBBLES BY OTHERS6" DEPTH OF 3"-6" ROUNDEDWASHED COBBLEIN GROUT18" MIN OR TO BOTTOM OFBIORETENTION,WHICHEVER IS GREATERBACK OF CURBBIORETENTIONAREASVERTICAL CURBCURB & GUTTERHMA - CLASS B,12" MAX. AGGREGATE5"10"CLASS 2, 34" MAX.AGGREGATE BASECOMPACTED TO 95%RELATIVE COMPACTIONSCARIFY & COMPACT SUBGRADETO 95% RELATIVE COMPACTION12" (MIN)6"1"18"6"1 1/2"6"1/2"R1"R1/2"x 12" SLIP DOWELS ATEXPANSION JOINTS, TYP.SUBGRADE6" MIN.CL II ABABHMAEXTEND 12" BELOWBOTTOM OFBIORETENTION 3-#4 REBARS,CONTINUOUS2"SLOPE VARIESBCURB & GUTTER WITH SUBGRADE BARRIER1/2"R1/2"PAN SLOPE IN ADA STALLSSHALL NOT EXCEED 2% INANY DIRECTION.SEE GRADING PLAN*CURBOPENING*TYPE5--SIGN2"x 2", 14 GASIGN POSTSEE NOTESGROUND SURFACE3"16"3"12"Ø CONCRETE BASE,CLASS B7'24"30"24"212"x 212", 12 GASLEEVE214"x 214", 12 GAANCHORNOTES:1.METAL POSTS SHALL BE TELESPAR QUIK PUNCH A/50OR APPROVED EQUAL. SIGN POST MUST BEBREAKAWAY.2.AT INSTALLATION COVER HOLES BELOW CONCRETEWITH TAPE TO PREVENT CONCRETE FROM FALLINGINTO SLEEVE AND ANCHOR.3.SIGN HEIGHT SHALL BE 84" FROM BOTTOM OF SIGNTO THE GROUND SURFACE.4.SIGNS SHALL BE INSTALLED AT BACK OF SIDEWALKUNLESS OTHERWISE SHOWN ON THE PLANS.5.THE EDGE OF SIGN SHALL BE EVEN WITH THE BACKOF WALK AND NOT ENCROACH INTO THE SIDEWALK.6. THE SIGN POST SHALL BE LOCATED TO PROVIDE 3' HORIZONTAL CLEAR ADA PATH OF TRAVEL.11SCARIFY & COMPACT TOP12" OF SUB-BASE TO 95%RELATIVE COMPACTIONCLASS 2 AB COMPACTED TO95% RELATIVE COMPACTION9"6"7"THICKENED EDGE ATALL SLAB EDGESREINFORCEMENT PERSTRUCTURAL ENGINEERPCC PAVEMENT THICKNESS PER GEOTECHNICAL ENGINEER6"NOTES:1.PLACE 1/2 " ASPHALTIC FIBER EXPANSION JOINTMATERIAL AT EDGES.2.MINIMUM CONCRETE COMPREHENSIVE STRENGTHSHALL BE 3,250 PSI.3.CONCRETE SURFACE SHALL BE PER LANDSCAPEARCHITECT'S RECOMMENDATION.DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 8-05-22 @ 12:18:06 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNC9.0012NTSVERTICAL CURB3NTSFLUSH CURB4NTSFLUSH CURB AND GUTTER1NTSCURB & GUTTER5NTSCURB & GUTTER WITH SUBGRADE BARRIER & OPENINGSFACE OF CURBPLAN6NTSBOLLARD9BNTSVEHICULAR CONCRETE9ANTSDRIVE AISLE9NTSPAVEMENT SECTIONS7NTSDOWEL CONNECTION TO EX CURB8NTSSIGN POSTDETAILSTYPE B3'HIGHLY VISIBLEREFLECTIVE STRIPESSEE LANDSCAPE PLANSFOR TYPE AND SIZE4" REMOVABLE BOLLARDSEE LANDSCAPE PLANSFOR COLOR AND FINISHREMOVABLE BOLLARD SLEEVE, SLP6"24"#4 HOOPS-6 TOTALCLASS 2AGGREGATE BASECOMPACT TO 95%NOTES:1. TYPICAL FOR USE WITH UTILITY PROTECTION. OPTIONAL FOR USE IN PEDESTRIAN AREAS. SEE LANDSCAPE PLAN.2. WHERE SHALLOW FOUNDATIONS AREREQUIRED FOR REMOVABLE BOLLARDS.8"#4 VERTICAL-8 TOTAL12"12"VEHICULARCONCRETE28" DIA. CONCRETE FOOTING6"3"CLR22"3" CLR(TYP) NOPARKINGPARKINGONLYACCESSIBLEVAN1.SURFACE SLOPES OF ACCESSIBLE PARKING STALLS MUST NOT EXCEED 2% IN ANY DIRECTION.2.SEE PLAN FOR CURB RAMP LOCATIONS AND DETAILS.3.ALL SIGNS MUST BE INSTALLED WITH THE BOTTOM OF THE SIGN PANEL A MINIMUM OF 60" ABOVE THE FINISHED FLOOR ORGROUND SURFACE. CBC (2019) CH 11B, SECTION 11B-502.64.THE WORDS 'NO PARKING' MUST BE PAINTED IN 12" HIGH WHITE LETTERING AT THE REAR EDGE OF THE ACCESSIBLELOADING AREA. CBC (2019) CH 11B, SECTION 11B-502.3.35.INTERNATIONAL SYMBOL OF ACCESSIBILITY BLUE FIELD WITH WHITE BORDER 40"x40"(MIN). BLUE FIELD MUST BE ALIGNEDWITH EDGE OF WHITE BORDER STRIPING AND MUST NOT OVERLAP. SEE PAVEMENT SYMBOL DETAIL.6.DETECTABLE WARNING SURFACE SHALL BE YELLOW AND APPROXIMATE FS 33538 OF FEDERAL STANDARD 595C. CBC(2019) 11B, SECTION 705.NOTES:FINE $250MINIMUMMAX GRADIENTLESS THAN 2.0%IN ANY DIRECTION CALTRANS 12"x24" R99C (CA) SIGNAT ALL ADA SPACES. ADDITIONAL R7-8B (CA) 12"x6"VAN ACCESSIBLE SIGN FOR VAN SPACES.SEE NOTE 34" BLUE STRIPE LOADINGUNLOADING ACCESSAISLE BORDERINTERNATIONAL SYMBOL OFACCESSIBILITY, SEE NOTE 5&PAVEMENT SYMBOL DETAILSEENOTE 212" HIGH WHITE LETTERINGVAN STALL:PROVIDE 2 WHEELSTOPSPAINTED BLUE TOMATCH BLUE STRIPING45° DIAGONAL 4" WHITE AT3.0' ON CENTER4" BLUE STRIPEAT ACCESSIBLE STALLSTANDARD STALL: PROVIDE1 WHEELSTOP PAINTED BLUETO MATCH BLUE STRIPING12"x6"12"x24"19"x33"DETECTABLE WARNING SURFACESHALL EXTEND A MINIMUM OF 3' INTHE DIRECTION OF TRAVEL.BLUE 36"x36" MIN COLOR BACKGROUND(COLOR NO. 15090 INFEDERAL STANDARD 595B)WHITE COLOR INTERNATIONAL SYMBOL OF ACCESSIBILITYCBC (2019) CH. 11B,SECTION 11B-703.7.2.1CODE REFERENCE:2" WIDE WHITE COLOR BORDERMUST NOT ENCROACHUPON BLUE BACKGROUND3'-4"EQUALEQUALEQUAL3'-0" MIN3'-4"EQUAL EQUAL EQUAL3'-0" MINPAVEMENT SYMBOL DETAILRAISED TRUNCATED DOMERAISED TRUNCATED DOMEPATTERN (IN-LINE)DETECTABLE WARNING SURFACEPIPED + 2'-0"NORMAL MAX.WATER MAIN OROTHER UTILITYDCASE 1:CASE 2:EXISTING SEWER DAMAGED BY CONSTRUCTION OFWATER MAIN OR OTHER UTILITY BENEATH SEWER.SEWER ONLY TO BE INSTALLED USING HDPE ORC-900, CLASS 200.CLEARANCE BETWEEN WATER MAIN (OR OTHERUTILITY) CROSSING OVER EXISTING SEWER IS 1FOOT OR LESS. BOTH WATER MAIN AND SEWERARE TO BE INSTALLED USING HDPE DR-11 ORC-900, CLASS 200NOTES:L6"12"1.LENGTH OF PIPE FOR WATER MAIN SHALL BE AT LEAST 1 FULL LENGTH (20FEET) APPROXIMATELY CENTERED AT CROSSING.2.POLYWRAP APPLICABLE, WRAP SHALL BE 8 MIL. THICKNESS IN ACCORDANCEWITH AWWA C105.3.ALL CROSSINGS TO BE INSPECTED BY CITY PRIOR TO BACKFILL.4.ALL BACKFILL TO CONFORM TO CITY'S TYPICAL TRENCH SECTION.WEDGE 2" X 8" X 12"REDWOOD BLOCKSUNDER REPAIR PIPEMISSION RUBBERCOUPLING WITHSTAINLESS STEELSHEAR BAND AND 4STRAPS (PART # MR5644 ARC OR EQUAL)18" MIN ON BOTH SIDESHDPE DR-11 OR C-900,CLASS 200EXISTING SEWEREXISTINGSEWERHNORMAL MAX.D + 2'-0"WATER MAINOR OTHERUTILITY12" OR LESS18" MIN ON BOTH SIDES6"HDPE DR-11OR C-900,CLASS 200PLANNDS HDP LIDNOTES:1.SEE PLANS FOR PIPE MATERIAL.2.FITTINGS AND PIPES SHALL MATCH MATERIAL SPECIFIED ON THE PLANS.3.CONSTRUCT INVERT PER ELEVATIONS SHOWN ON THE PLANS.LONGITUDINAL SECTION45°FLOWSTORM DRAIN OR SEWER PIPESEE PLANS FOR WYE PIPE MATERIAL1/8 BEND4" DIA PIPE RISERPLUGNDS HDP LID, COLOR BLACKINVERT OUT SEE NOTE 3INVERT IN SEE NOTE 3PLAN"CHRISTY" F1 CURB VALVE BOX WITH CASTIRON LID, MARKED SEWER OR EQUALNOTES:1. SEE PLANS FOR PIPE MATERIAL.2. FITTINGS AND PIPES SHALL MATCH MATERIAL SPECIFIED ON THE PLANS.3. CONSTRUCT INVERT PER ELEVATIONS SHOWN ON THE PLANS.LONGITUDINAL SECTION45°FLOWSTORM DRAIN OR SEWER PIPESEE PLANS FOR WYE PIPE MATERIAL1/8 BEND4" DIA PIPE RISER12 "24"PLUG2'X2'X4" CLASS B CONCRETE PADTO BE USED WHERE CLEANOUT ISNOT IN SIDEWALK OR DRIVEWAY(EXCEPT IN BIORETENTION)STORM DRAIN OR SEWER24"24"INVERT OUT SEE NOTE 3INVERT IN SEE NOTE 3VARIES48" FOR PIPE Ø > 42"60" FOR PIPE Ø = 42"0.05'SECTION B-BSECTION A-AFLOWNOTES:1.SEE PLANS FOR PIPE MATERIAL.2.FITTINGS AND PIPES SHALL MATCH MATERIALSPECIFIED ON THE PLANS.3.CONSTRUCT INVERT PER ELEVATIONS SHOWN ONTHE PLANS.LONGITUDINAL SECTION45°FLOWSTORM DRAINOR SEWER PIPESEE PLANS FOR WYEPIPE MATERIAL1/8 BEND4" DIA PIPE RISER12 "PLUGINVERT OUT SEE NOTE 3INVERT IN SEE NOTE 310NTSUTILITY CROSSING DETAIL14NTSADA PARKING STALL11NTSCALTRANS CURB RAMP DETAILS A88ADateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 8-05-22 @ 12:19:09 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNC9.002DETAILS12NTS3" TRENCH DRAIN DETAIL13NTSAREA DRAIN15NTSPRECAST MANHOLE16NTSCLEANOUT17NTSCLEANOUT (BIO-RETENTION) NOTE:3" NON-FLOATABLEMULCH SEE LSP1. BSM SHALL BE OVERLAIN WITH A MINIMUM 3" LAYER OF NON-FLOATABLE MULCH.2. OVERFLOW DRAIN RIM HEIGHT (SIDEOPENING S.O.) SHALL BE 6" MINABOVE SOIL/MULCH.18"6"6"6"12"(MIN)8"4"(TYP)BIORETENTION AREA, PER PLAN12"6"3"NOTE:3" NON-FLOATABLEMULCH SEE LSP1. BSM SHALL BE OVERLAIN WITH A MINIMUM 3" LAYER OF NON-FLOATABLE MULCH.2. OVERFLOW DRAIN RIM HEIGHT (SIDEOPENING S.O.) SHALL BE 6" MINABOVE SOIL/MULCH.NOTE:3" NON-FLOATABLEMULCH SEE LSP1. BSM SHALL BE OVERLAIN WITH A MINIMUM 3" LAYER OF NON-FLOATABLE MULCH.2. OVERFLOW DRAIN RIM HEIGHT (SIDEOPENING S.O.) SHALL BE 6" MINABOVE SOIL/MULCH.18NTSDROP INLET19NTSDROP INLET WITH SIDE OPENING21NTSBIORETENTION AREA20NTSTRASH CAPTURE DEVICE DETAILCONNECTOR PIPE SCREENSEE NOTE 11SEE NOTE 11SEE NOTE 111.2.3.4.5.6.7.8.9.10.11. Grate dimensions are 33" wide. Insert to be manufactured accordingly.DateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 8-05-22 @ 12:19:42 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNC9.00324NTSFLOW-THROUGH PLANTERDETAILS22NTSBIORETENTION AREA ADJACENT TO SIDEWALK23NTSBIORETENTION AREA ADJACENT TO RETAINING WALL 26NOT TO SCALEFIRE HYDRANT DETAIL25NOT TO SCALESIDEWALK, DRIVEWAY, CURB AND GUTTER DETAIL27NOT TO SCALESANITARY SEWER CLEANOUT LATERAL CONNECTION28NOT TO SCALEPVC SANITARY SEWER LATERAL CONNECTION INTO SEWER MAIN29NOT TO SCALEHDPE SANITARY SEWER LATERAL CONNECTION INTO SEWER MAIN30NOT TO SCALESTANDARD FRAME AND COVER31NOT TO SCALECLEANOUT PLACEMENT GUIDELINES32NOT TO SCALEREQUIREMENTS FOR SEWER CONSTRUCTION IN PUBLIC RIGHT-OF-WAYDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 8-05-22 @ 12:20:32 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNC9.004DETAILS 33NOT TO SCALEWATER METERS WITH 2" BYPASS34NOT TO SCALETYPICAL 1/2" AND 2" SERVICE CONNECTION37NOT TO SCALETHRUST BLOCKS35NOT TO SCALEUNDERGROUND FIRE SERVICE DOUBLE CHECK DETECTOR36NOT TO SCALEUNDERGROUND FIRE SERVICE WATER MAIN CONNECTIONDateDescriptionSeal/SignatureProject NameProject NumberDescriptionScale45 FREMONT STREET, SUITE 1500SAN FRANCISCO, CA 94105TEL 415.433.3700© 2021 Gensler As indicated01.6418.000777 AIRPORT BLVD07/01/2022ENTITLEMENTSTRUCTURALSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEPAlvine Engineering1201 Cross StreetOmaha, NE 68102Tel 402.346.7007LANDSCAPEPetersen Studio133 Kearny, Suite 303San Francisco, CA 94108Tel 415.983.0950PARKINGWalter P Moore707 Wilshire Blvd. Suite 2100Los Angeles, CA 90017Tel 310.254.1906ELEVATOREWCG102 E. Blithedale Ave. Suite 1Mill Valley, CA 94941Tel 917.580.6111CIVILWilsey Ham3130 La Selva St, Suite 100San Mateo, CA 94403Tel 650.349.2151LPC West777 Airport BlvdBurlingame, California 94010United States18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT123File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 8-05-22 @ 12:21:06 PM By: kpagaduan 05/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGNC9.005DETAILS38NOT TO SCALETYPICAL VALVE BOX CITY OF BURLINGAME Community Development Department M E M O R A N D U M DATE: September 8, 2022 Director's Report TO: Planning Commission Meeting Date: September 12, 2022 FROM: ‘Amelia Kolokihakaufisi, Associate Planner SUBJECT: FYI – REVIEW OF CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 1548 WESTMOOR ROAD, ZONED R-1. Summary: An application for Design Review for a first and second story addition to an existing single-unit dwelling and new detached garage at 1548 Westmoor Road, zoned R-1, was approved by the Planning Commission on November 22, 2021 (see attached November 22, 2021 Planning Commission Meeting Minutes). A building permit was issued for the project on June 9, 2022 and the project is currently under construction. With this FYI application, the applicant is proposing the following changes to the project:  South Elevation (Front): Shift the window in the recessed entry up slightly and lengthen the second story bay window by 1’-0”.  North Elevation (Rear): Decrease the size of the second story bay window from 5’-10” x 7’-4” to 5’-8” x 6’-10”.  West Elevation (Left Side): Eliminate the upper clerestory window above the dormer. Please also refer to the attached explanation letter dated August 24, 2022 and revised plans, date stamped August 26, 2022. Other than the changes detailed above and listed in the applicant’s letter and revised plans, there are no other changes proposed to the design of the house. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Attachments: November 22, 2021 Planning Commission Minutes Explanation Letter, dated August 24, 2022 Originally approved and proposed building elevations, date stamped August 26, 2022 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, November 22, 2021 a.1548 Westmoor Road, zoned R-1 - Application for Design Review for a first and second story addition to an existing single family dwelling and new detached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines. (Tony Pantaleoni, Kotas/Pantaleoni Architects, architect; Sarah and Theo Wong, property owners) (128 noticed) Staff Contact: 'Amelia Kolokihakaufisi 1548 Westmoor Rd - Staff Report 1548 Westmoor Rd - Attachments 1548 Westmoor Rd - Plans Attachments: All Commissioners have visited the project site. Commissioner Comaroto was not present at the October 25th meeting, but did review the meeting minutes. Planning Manager Hurin provided an overview of the staff report. Chair Schmid opened the public hearing. Tony Pantaleoni, project architect, 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: >The project improved quite a bit; reducing the verticality of the project helped a lot; we appreciate you addressing that. The facades are much less plain and much more articulated; these are pretty good changes. I wasn't sure at first about the vertical siding that was proposed, but it's growing on me the more I look at it. It helps to distinguish those elements well. I’m pleased with the changes. >I agree with my fellow commissioner. The changes are for the better. The massing has been reduced and the elevations are more articulated. So the project is approvable at this point. >I do like most of the changes, although I'm uncomfortable with the second floor bay window at the front of the house. I’m not sure if that's the right type of bay window. I would like to hear from the other commissioners. Everything else looks pretty good, but that element looks tacked on. It looks like it doesn't belong on the front of the house, but I'll defer that to some of the architects on the commission. >I have that same thought as my fellow commissioner, especially after knowing it's a shower projection . It's a three-foot projection, which is fairly deep and right over the entrance at the front door. Also, the vertical siding tends to elongate it and makes it feel extra tall. It's about the depth of the projection and the overall height of it that seems heavy. It gives the appearance that it could fall off the house and land on somebody coming into the front entry. It's putting a little tension on the arch just below it. Perhaps the Page 1City of Burlingame November 22, 2021Planning Commission Meeting Minutes height and depth of the bay could be reduced; there could be a bench in the shower to help reduce the height of the bay projection. Otherwise, I agree on the other elevations. We appreciate you addressing the comments that were brought up at the last meeting. Chair Schmid reopened the public hearing. >(Pantaleoni: Can reduce the overall height and depth of the bay window.) Chair Schmid closed the public hearing. >I'm struggling with it as well, but I'm struggling with the fact that the front doors look like they're in the front bedroom and the entry is not really looking like an entry. The pop -out accentuates it even more . There's some room on the pop -out to delineate that a little bit better. A lot of the other pop -outs on the house work pretty well. Commissioner Terrones made a motion, seconded by Commissioner Tse, to approve the application with the following added condition: >that the second floor bay at the front of the house shall be reduced in depth and height so that it is compatible with the design of the house (staff level approval or FYI to be determined by Planning staff). Aye:Comaroto, Terrones, Tse, Gaul, Loftis, Schmid, and Larios7 - Page 2City of Burlingame Architects Kotas/Pantaleoni 70 Zoe Street Suite 200 San Francisco CA 94107 Telephone 415 ⚫ 495 ⚫ 4051 Fax 415 ⚫ 495 ⚫ 6885 www.kp-architects.com ⚫ design@kp-architects.com August 24, 2022 Amelia Kolokihakaufisi City of Burlingame Planning Division 501 Primrose Road Burlingame, CA 94010 Re: 1548 Westmoor Rd Front Elevation Revision Application #: B22-0069 Ms. Kolokihakaufisi, The changes to the front façade are due to the following reasons: 1. The size of the window at the New Porch has been changed in height, not width, to provide a cohesive sill and head height amongst the three windows in the Existing Living Room. 2. The floor height of the bay window within the Main Bathroom has been lowered to accommodate the shower due to a revision of the Main Bathroom layout. The bay window previously was to be used as a bench seat within the shower but is now part of the shower floor. Thank You, Michael Guillory 415.495.4051x218 SARAH & THEO WONG RESIDENCEREMODEL & ADDITION1548 WESTMOOR ROADBURLINGAME, CA 94010BM 4-121 BLDG. PERMIT REVISION 3.22.22 MGG 10.27.21 Drawn By: Job Number: Sheet Title: 24X36 SOUTH ELEVATION SIDE-BY-SIDE Date: Revisions By Kotas/ Pantaleoni Architects Anthony A. Pantaleoni LEED AP 70 Zoe Street Suite 200 San Francisco, California 94107 t. 415 495 4051 f. 415 495 6885 design@kp-architects.com 1 12'-0"7'-6"50'-0"26'-0 1/4"12'-0"7'-6"3" GUTTER 4" 45° 45° 2X6 P.G. FASCIA 2X4 P.G. TRIM 6X6 KNEE BRACKET GUTTER 2X6 P.G. FASCIA PAINTED BOARD & BATTEN @ 12" O.C. 30'-0' MAXIMUM HEIGHT LIMIT FROM AVERAGE TOP OFCURB AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 19.23 AVERAGE T.O. CURB = 20.73 AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 20.13 DECLINING HEIGHT ENVELOPEDECLINING HEIGHT ENVELOPE RIVER ROCK 6X6 KNEE BRACKET COMPOSITION SHINGLES ROOFING HORIZONTAL PAINTED LAP SIDING, TYP. PAINTED BOARD & BATTEN @ 12" O.C. HOLMES LODGEWOOD SEMI-CUSTOM PAINTED WOOD GARAGE DOOR W/ TRUE DIVIDED LITES @ UPPER WINDOWS MARVIN ALUM CLAD WOOD DOORS & WINDOWS 2X8 P.G. FASCIA ILLUMINATED HOUSE NUMBERS. MIN. 4" TALL 1/2" STROKE ALUMINUM EXTERNALLY ILLUMINATED. 1ST FLOOR = 0'-0" GRADE = -1'-6" 2ND FLOOR = 10'-0" T.O. PLATE = 19'-0" ROOF PEAK = ± 24'-8" 12 5 12 5 12 5 P L P L T.O. PLATE = 9'-0" 6 A4.0 7 A4.0 1 112'-0"7'-6"50'-0"26'-0 1/4"12'-0"7'-6"3" GUTTER 4" 45° 45° 2X6 P.G. FASCIA 2X4 P.G. TRIM 6X6 KNEE BRACKET GUTTER 2X6 P.G. FASCIA PAINTED BOARD & BATTEN @ 12" O.C. 30'-0' MAXIMUM HEIGHT LIMIT FROM AVERAGE TOP OFCURB AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 19.23 AVERAGE T.O. CURB = 20.73 AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 20.13 DECLINING HEIGHT ENVELOPEDECLINING HEIGHT ENVELOPE RIVER ROCK 6X6 KNEE BRACKET COMPOSITION SHINGLES ROOFING HORIZONTAL PAINTED LAP SIDING, TYP. PAINTED BOARD & BATTEN @ 12" O.C. HOLMES LODGEWOOD SEMI-CUSTOM PAINTED WOOD GARAGE DOOR W/ TRUE DIVIDED LITES @ UPPER WINDOWS MARVIN ALUM CLAD WOOD DOORS & WINDOWS 2X8 P.G. FASCIA ILLUMINATED HOUSE NUMBERS. MIN. 4" TALL 1/2" STROKE ALUMINUM EXTERNALLY ILLUMINATED. 1ST FLOOR = 0'-0" GRADE = -1'-6" 2ND FLOOR = 10'-0" T.O. PLATE = 19'-0" ROOF PEAK = ± 24'-8" 12 5 12 5 12 5 P L P L T.O. PLATE = 9'-0" 6 A4.0 7 A4.0 1 1 SCALE: 1/4" = 1'-0"2 PROPOSED SOUTH ELEVATION SCALE: 1/4" = 1'-0"1 APPROVED SOUTH ELEVATION 2 RECEIVED City of Burlingame CDD-Planning DIV 08.26.22 SARAH & THEO WONG RESIDENCEREMODEL & ADDITION1548 WESTMOOR ROADBURLINGAME, CA 94010BM 4-121 BLDG. PERMIT REVISION 3.22.22 MGG 10.27.21 Drawn By: Job Number: Sheet Title: 24X36 NORTH ELEVATION SIDE-BY-SIDE Date: Revisions By Kotas/ Pantaleoni Architects Anthony A. Pantaleoni LEED AP 70 Zoe Street Suite 200 San Francisco, California 94107 t. 415 495 4051 f. 415 495 6885 design@kp-architects.com 1 50'-0"12'-0"7'-6"12'-0"7'-6"26'-0 1/4"2'-0"AVERAGE T.O. CURB = 20.73 AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 19.23 30'-0' MAXIMUM HEIGHT LIMIT FROM AVERAGE TOP OFCURB AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 20.13 DECLINING HEIGHT ENVELOPE DECLINING HEIGHT ENVELOPE D.S. 2X6 P.G. FASCIA 2X6 P.G. FASCIA 2X6 P.G. FASCIA 2X8 P.G. FASCIA PAINTED BOARD & BATTEN @ 12" O.C. 1ST FLOOR = 0'-0" GARAGE = -2'-0" 2ND FLOOR = 10'-0" TOP OF PLATE = 19'-0" ROOF PEAK = ± 24'-8" P L P L T.O. PLATE = 9'-0" TOP OF PLATE = 21'-8"23'-0 1/4"D.S. D.S.PAINTED HARDI LAP SIDING COMPOSITION SHINGLE ROOFING, TYP. 50'-0"12'-0"7'-6"12'-0"7'-6"26'-0 1/4"AVERAGE T.O. CURB = 20.73 AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 19.23 30'-0' MAXIMUM HEIGHT LIMIT FROM AVERAGE TOP OFCURB AVERAGE ELEVATION BETWEEN FRONT AND REAR PROPERTY LINES = 20.13 DECLINING HEIGHT ENVELOPE DECLINING HEIGHT ENVELOPE D.S. 2X6 P.G. FASCIA 2X6 P.G. FASCIA 2X6 P.G. FASCIA 2X8 P.G. FASCIA PAINTED BOARD & BATTEN @ 12" O.C. 1ST FLOOR = 0'-0" GARAGE = -2'-0" 2ND FLOOR = 10'-0" TOP OF PLATE = 19'-0" ROOF PEAK = ± 24'-8" P L P L T.O. PLATE = 9'-0"23'-0 1/4"D.S. D.S. PAINTED HARDI LAP SIDING COMPOSITION SHINGLE ROOFING, TYP. SCALE: 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION @ FAMILY ROOM SCALE: 1/4" = 1'-0"3 APPROVED NORTH ELEVATION SCALE: 1/4" = 1'-0"4 APPROVED EAST ELEVATION @ FAMILY ROOM 22 SARAH & THEO WONG RESIDENCEREMODEL & ADDITION1548 WESTMOOR ROADBURLINGAME, CA 94010BM 4-121 BLDG. PERMIT REVISION 3.22.22 MGG 10.27.21 Drawn By: Job Number: Sheet Title: 24X36 WEST ELEVATION SIDE- BY-SIDE Date: Revisions By Kotas/ Pantaleoni Architects Anthony A. Pantaleoni LEED AP 70 Zoe Street Suite 200 San Francisco, California 94107 t. 415 495 4051 f. 415 495 6885 design@kp-architects.com 1 100'-0" 16'-4"2'-0"26'-0 1/4"AVERAGE T.O. CURB = 20.73 SKYLIGHT D.S. D.S. SKYLIGHT GATE 2X6 P.G. FASCIA 2X6 P.G. FASCIA 2'-0" OVERHANG ABOVE DOOR 1ST FLOOR = 0'-0" 2ND FLOOR = 10'-0" TOP OF PLATE = 19'-0" ROOF PEAK = ± 24'-8" REAR YARD FRONT YARD SIDEWALK COMPOSITION SHINGLE ROOFING, TYP. T.O. PLATE = 9'-0" D.S. PAINTED METAL GUTTER & D.S., TYP. PAINTED HARDI LAP SIDING, TYP. 100'-0" 16'-4"2'-0"26'-0 1/4"AVERAGE T.O. CURB = 20.73 SKYLIGHT D.S. D.S. SKYLIGHT GATE 2X6 P.G. FASCIA 2X6 P.G. FASCIA 2'-0" OVERHANG ABOVE DOOR 1ST FLOOR = 0'-0" 2ND FLOOR = 10'-0" TOP OF PLATE = 19'-0" ROOF PEAK = ± 24'-8" P L P L REAR YARD FRONT YARD SIDEWALK COMPOSITION SHINGLE ROOFING, TYP. T.O. PLATE = 9'-0" D.S. PAINTED METAL GUTTER & D.S., TYP. PAINTED HARDI LAP SIDING, TYP. Construction Revision 8.2.22 MGG SCALE: 1/4" = 1'-0"2 APPROVED WEST ELEVATION SCALE: 1/4" = 1'-0"1 PROPOSED WEST ELEVATION 2 2 SARAH & THEO WONG RESIDENCEREMODEL & ADDITION1548 WESTMOOR ROADBURLINGAME, CA 94010BM 4-121 BLDG. PERMIT REVISION 3.22.22 MGG 10.27.21 Drawn By: Job Number: Sheet Title: 24X36 EAST ELEVATION SIDE - BY-SIDE Date: Revisions By Kotas/ Pantaleoni Architects Anthony A. Pantaleoni LEED AP 70 Zoe Street Suite 200 San Francisco, California 94107 t. 415 495 4051 f. 415 495 6885 design@kp-architects.com 1 100'-0"1'-5 3/4"3'-0"2'-6"26'-0 1/4"AVERAGE T.O. CURB = 20.73 SKYLIGHT 6'H. REDWOOD FENCE & GATE PAINTED METAL GUTTER & D.S., TYP. D.S. D.S. 2X6 P.G. FASCIA 2'-0" OVERHANG ABOVE DOOR 1ST FLOOR = 0'-0" GARAGE SLAB = -2'-0" 2ND FLOOR = 10'-0" TOP OF PLATE = 19'-0" ROOF PEAK = ± 24'-8" P L P L FRONT YARD SIDEWALK PAINTED HARDI LAP SIDING COMPOSITION SHINGLE ROOFING, TYP. COMPOSITION SHINGLE ROOFING, TYP. RIVER ROCK, TYP. T.O. PLATE = 9'-0" OPEN D.S. PAINTED HARDI LAP SIDING, TYP. 100'-0"1'-5 3/4"3'-0"2'-6"26'-0 1/4"AVERAGE T.O. CURB = 20.73 SKYLIGHT 6'H. REDWOOD FENCE & GATE PAINTED METAL GUTTER & D.S., TYP. D.S. D.S. 2X6 P.G. FASCIA 2'-0" OVERHANG ABOVE DOOR 1ST FLOOR = 0'-0" GARAGE SLAB = -2'-0" 2ND FLOOR = 10'-0" TOP OF PLATE = 19'-0" ROOF PEAK = ± 24'-8" P L P L FRONT YARD SIDEWALK PAINTED HARDI LAP SIDING COMPOSITION SHINGLE ROOFING, TYP. COMPOSITION SHINGLE ROOFING, TYP. RIVER ROCK, TYP. T.O. PLATE = 9'-0" OPEN D.S. PAINTED HARDI LAP SIDING, TYP. Construction Revision 8.2.22 MGG SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION SCALE: 1/4" = 1'-0"1 PROPOSED EAST ELEVATION 2 2