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HomeMy WebLinkAboutAgenda Packet - PC - 2022.11.14Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Online7:00 PMMonday, November 14, 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 October 17, 2022 the City Council adopted Resolution Number 124-2022 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 124-2022, the City Council Chambers will not be open to the public for the November 14, 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 November 14, 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 11/10/2022 November 14, 2022Planning Commission Meeting Agenda To Join the Zoom Meeting: To access by computer: Go to www.zoom.us/join Meeting ID: 813 0279 3828 Passcode: 643502 To access by phone: Dial 1-346-248-7799 Meeting ID: 813 0279 3828 Passcode: 643502 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES Draft October 11, 2022 Planning Commission Meeting Minutesa. Draft October 24, 2022 Planning Commission Meeting Minutesb. 4. APPROVAL OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA The public is permitted to speak on items that are listed under the Consent Calendar, Commissioner ’s Reports, Director Reports, Requests for Future Agenda Items, new items, or items not on the agenda . Public comments for scheduled agenda items should wait until that item is heard by the Planning Commission. Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by the Chair. Please use the Raise Your Hand feature in Zoom during this item to speak under Public Comments. Speakers desiring answers to questions should direct them to the Planning Commission and, if relevant, the Commission may direct them to the appropriate staff member. 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 6. STUDY ITEMS Overview of the North Rollins Specific Plan. Staff Contact: Kevin Gardinera. 7. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. Page 2 City of Burlingame Printed on 11/10/2022 November 14, 2022Planning Commission Meeting Agenda 1441 Alvarado Avenue, zoned R -1 - Application for Design Review, Hillside Area Construction Permit, and Special Permits for building height and new attached garage for a first and second story addition to an existing split -level single-unit dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(2). (Joshua Larson, architect and applicant; Mikayla and Robert Cameron, property owners) (101 noticed) Staff Contact: Michelle Markiewicz a. 1855-1881 Rollins Road, zoned RRMU - Application for a Vesting Tentative Map for a Lot Combination of three existing parcels. (BKF Engineering, Engineer; SJ Amoroso Properties Co, E and S Property LLC, and ANRM Holdings LLC, property owners) (72 noticed) Staff Contact: Victor Voong b. 8. REGULAR ACTION ITEMS 740 Paloma Avenue, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and detached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Dain Adamson, Thomas James Homes, applicant; Bassenian Lagoni, architect; SF 21G, LLC, Thomas James Homes, property owner) (112 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. 877 Mahler Road, zoned I-I - Application for a Master Sign Program for wall signs above the ground floor of an existing commercial building. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311 (a) of the CEQA Guidelines. (Carl Cook, United Signs and Kerry Apex, applicants; Fast Signs, sign designer; 877 Mahler LLC, property owner) (36 noticed) Staff Contact: 'Amelia Kolokihakaufisi b. 1 Adrian Court, zoned RRMU - Application for Design Review Amendment for changes to a previously approved 265-unit mixed-use development project (proposed changes to art wall). This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15332 (Infill Development Projects) of the CEQA Guidelines. (Carmel Partners, applicant and property owner; BDE Architecture, architect) (47 noticed) Staff Contact: Ruben Hurin c. 500 Airport Boulevard, zoned BFC - Application for a Special Permit for building height for a new elevator enclosure on the roof deck of an existing four -story office building. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 of the CEQA Guidelines. (Carlos Castillo, Element One Architecture, applicant and architect; Waterfront Plaza Properties LLC, property owner) (13 noticed) Staff Contact: Michelle Markiewicz d. Page 3 City of Burlingame Printed on 11/10/2022 November 14, 2022Planning Commission Meeting Agenda 777 Airport Boulevard, zoned BFC - Application for a new 13-story office/research and development building. (LPC West, applicant and property owner; Gensler, architect) (24 noticed) Staff Contact: Catherine Keylon 1. Application for Commercial Design Review and Special Permits for building height and development under Tier 3/Community Benefits. 2. Environmental Review - Proposed Finding: The project does not require further review under CEQA pursuant to the streamlining provisions contained in Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 (Consistency with the General Plan). e. 9. DESIGN REVIEW STUDY 1353 Columbus Avenue, zoned R -1 - Application for Design Review and Special Permit for building height for a new, two -story single-unit dwelling and detached garage. (Anna Felver, Thomas James Homes, applicant; Bassenian Lagoni, architect; SF 21G, LLC, Thomas James Homes, property owner) (118 noticed) Staff Contact: Fazia Ali a. 2316 Easton Drive, zoned R-1 - Application for Design Review for a first and second story addition to an existing single -unit dwelling. (James Chu, Chu Design Associates Inc, applicant and designer; Andy and Monica MacMillian, property owners) (103 noticed) Staff Contact: Fazia Ali b. 2105 Carmelita Avenue, zoned R-1 - Application for Design Review and Special Permits for Second Floor Plate Height and Declining Height Envelope for a second story addition to an existing two-story dwelling. (Aaron Avelar, applicant and property owner; OXB Studio, architect) (84 noticed) Staff Contact: Catherine Keylon c. 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of November 7, 2022 12. FUTURE AGENDA ITEMS 13. ADJOURNMENT Page 4 City of Burlingame Printed on 11/10/2022 November 14, 2022Planning Commission Meeting Agenda 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, November 14, 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 November 14, 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 November 28, 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 11/10/2022 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineTuesday, October 11, 2022 On September 16, 2021, Governor Newsom signed into law AB 361, which allows a local agency to meet remotely when: 1. The local agency holds a meeting during a declared state of emergency; 2. State or local health officials have imposed or recommended measures to promote social distancing; and 3. Legislative bodies declare the need to meet remotely due to present imminent risks to the health or safety of attendees. On September 19, 2022 the City Council adopted Resolution Number 114-2022 stating that the City Council and Commissions will continue to meet remotely for at least thirty days for the following reasons: 1. There is still a declared state of emergency; 2. The State recommends that individuals in public spaces maintain social distancing and wear masks; and 3. The City can't maintain social distancing requirements for the public, staff, Councilmembers, and Commissioners in their meeting spaces. Pursuant to Resolution Number 114-2022, the City Council Chambers will not be open to the public for the October 11, 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 October 11, 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 October 11, 2022Planning Commission Meeting Minutes To Join the Zoom Meeting: To access by computer: Go to www.zoom.us/join Meeting ID: 830 2039 5883 Passcode: 880447 To access by phone: Dial 1-346-248-7799 Meeting ID: 830 2039 5883 Passcode: 880447 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director Kevin Gardiner, Planning Manager Ruben Hurin, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and TsePresent7 - 3. APPROVAL OF MINUTES a.Draft September 12, 2022 Planning Commission Meeting Minutes Draft September 12, 2022 Planning Commission Meeting MinutesAttachments: Commissioner Comaroto noted that she was not present at the September 12, 2022 meeting, but did read the meeting minutes and therefore will participate in the vote. The following corrections were made: Page 8; second line from top of page: replace "I would have had a better feel about it." with "if the variance were to be approved for this structure, it could be rebuilt completely as long as the percentage of the rebuild was up to 49.9% of the structure, then the entire structure could be rebuilt right where it is at the larger variance level than it currently is, even though it would essentially almost be a new structure." Chair Gaul made a motion, seconded by Commissioner Horan, to approve the meeting minutes as amended. 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 There were no Public Comments. 6. STUDY ITEMS Page 2City of Burlingame October 11, 2022Planning Commission Meeting Minutes a.Old Bayshore Highway Feasibility Study - Presentation Staff Report Presentation Attachments: All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Brian Fletcher, president of Callander Associates, presented an overview of the Old Bayshore Highway Feasibility Study and answered questions about the study. Public Comments: > Adrienne Leigh: I wanted to thank Mr. Fletcher for his comments about studying the ability to cross from the northwest corner of the Hyatt Hotel, across the entrances of the Highway 101 freeway ramps, and to access Broadway at the corner of Broadway and Airport Boulevard. I frequently see pedestrians basically running for their lives while crossing there over to Broadway. To go over to Broadway using the pedestrian overpass, which is two blocks away, it is very hilly and takes you out of your way to Cadillac Drive. People do want to cross from the Hyatt Hotel to get over to Broadway and then just cross the Broadway overpass. It is wonderful that it will be part of the feasibility study and to work with Caltrans because people cross there anyway. We should make it safe for them. I want to comment and appreciate the commissioner ’s comment about crossing on Old Bayshore Highway, that we need to have numerous places where pedestrians can safely cross. Maybe they can push a button and have the flashing lights so they can get to the center refuge island and be able to cross the next lane of traffic to get across Old Bayshore Highway. It is desirable to have them frequent and convenient. Right now, should you choose to go from the Hyatt Hotel to get over to the pedestrian overpass you have to walk one block north, cross over, and then go to the overpass which takes you two blocks out of your way, so it is not realistic. To have frequent crossings will be wonderful. Pedestrian level lighting should be focused at crossings and intersections heavily so that pedestrian crossings are better lit than just the roadway. Dark sky lighting should also be used, wherever feasible, because we are near nature and our preserves. Thank you very much. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Concerned that the vision in the Old Bayshore Highway as presented will not be fully implemented as some of the big projects in this area go by a certain standard as far as setbacks are concerned. I noticed that something as basic as a front setback is usually fairly close to the inner sidewalk edge. In this area it is not, it is often closer to the curb. I see these beautiful drawings with nice setbacks and trees, but as a matter of fact, unless the standards are adjusted we will not have what is drawn. We want to have room for the trees to grow. We don’t want to have the building right at the edge of the sidewalk where the tree that we hope will make a beautiful canopy will be trimmed at some point because there is no room for it. We need to identify where the property lines are in this area of town because they are not where we are customarily used to seeing them in the rest of the city. It is going to change whatever was accepted as the vision. (Fletcher: We are doing a road diet. All of our improvements will happen within the city right -of-way, which will include the wider sidewalks, planted buffer, bike lanes, and traffic lanes. The only small bit that we are proposing beyond the right -of-way is just the bus shelter locations. Setbacks for buildings will happened beyond that right-of-way.) >Concerned about the pedestrian connection from Bayside Park across Airport Boulevard over to Old Bayshore Highway because it is a five -lane wide intersection. I see that as a potential problem intersection Page 3City of Burlingame October 11, 2022Planning Commission Meeting Minutes when it becomes busy with people from the park going over to the Bay Trail. >I am more concerned about Airport Boulevard. Old Bayshore Highway has lanes, has space and can afford to diet. Airport Boulevard is already narrow and we are talking about a significantly higher number of people, with two or three projects going on out there now. That Airport Boulevard /Old Bayshore Highway/Broadway intersection is the one spot where you can get onto southbound Highway 101. So everybody coming from the south of that is going to have to come through that intersection. I am concerned that we only have two lanes now on Airport Boulevard coming into that intersection and am thinking how we could actually make that road wider. >This is a great study of pedestrians and traffic on the road, but we need to also address the mixture of uses that we want to see in some of these areas. We are struggling with convincing developers of what we would like to see them help us develop in these areas that are not traditionally well occupied. If we want to see more retail, more food and more groceries we have to have some ways in our plan to include those items if they are not going to develop organically on their own. I would love to see them develop organically rather than forcing developments to do this, but I don ’t disagree that they are the ones who are going to bring in all the people and they are the ones that are doing development at this point. As we go along Airport Boulevard, there is less and less opportunity for it to just organically happen the way I think it can happen on Old Bayshore Highway or North Rollins Road. Those two locations have more ability to organically develop new business that supports the housing and workforce areas. Whereas Airport Boulevard does not necessarily have those nodes at this time. That is something I am hoping that we can get in so that the developers know what we are looking for and not having those arguments during our meetings. >To follow my fellow commissioner ’s topic, one of the things that we might also need to consider doing with these developers is thinking about their open space. The proposed open space in some of these projects are not really open space. It is closed to the entity or to the project itself. Therefore, maybe what we could do is some sort of in -lieu fee and set aside some money to do some of these bridges, improve some of these intersections, or give ourselves something that we can create some space within. It is a perfect place to do it now that we have a blank slate. I don ’t think the open space that some of these projects are giving us is enough. Maybe it is better to set aside money for the city so we can determine where that open space goes. >In anticipating what the traffic patterns along this corridor with the increased developments will be and our intended increase in pedestrian activity with people enjoying the Bay Trail, I worry about pedestrians crossing the street. We could be in a situation with one lane in each direction that there is going to be a constant flow of traffic, and that it will be a bit intimidating to cross the street anywhere along this corridor even though it will be receiving a road diet. I don ’t know if that means introducing traffic signals to make sure that we actually have pedestrian right -of-way for a set of time. Just added consideration to think about with the eventual increase in the numbers of people using the roads in trying to cross the streets. 7. CONSENT CALENDAR There were no Consent Calendar Items. 8. REGULAR ACTION ITEMS Page 4City of Burlingame October 11, 2022Planning Commission Meeting Minutes a.1548 Westmoor Road, zoned R-1 - Application for Design Review Amendment for changes to a previously approved first and second story addition to an existing single -unit 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. (Michael Guillory, Kotas /Pantaleoni Architects, applicant and architect; Sarah and Theo Wong, property owners) (126 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. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Tony Pantaleoni, designer, represented the applicant and answered questions about the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >I feel like the second floor bay window at the front is a bigger issue than it is being presented. It's affecting a lot of aspects of the front elevation. Looking at the floor plan now, I can see that it is one foot less in the closet so the bench could go back into the shower. I don't think that's going to be a tremendous loss for the closet, but forcing the shower floor out in front of the house poses a bigger problem. There's an imbalance of the height of this bay window accentuated by the vertical siding on the second story over an arched entry way to the porch and the tall stone cladding along the outside of the house. The proportions of these three elements are off, they almost should be in reverse. The wainscoting should come down lower. Maybe it could not be an arched entry way to the front porch. The bay window should be shorter and certainly the vertical siding is not helping. I don't see that this issue has been resolved. It's something that was brought up from the very beginning and it has gotten worse in this rendition. I'm just troubled by the proposed bay window at the front elevation. The other elements are okay but I don't find that this has been resolved satisfactorily. >I would agree. The bay window looks odd to start with and that was why the suggestions for making it a bench seat came up. It would be a simple enough fix for an engineer or even a good carpenter to come up with a structural solution that can support a one foot projection for a seat. That's the big issue for me . I’m not crazy about a lot of the other elements just because they add to that height that we were trying to get away from by eliminating some of the upper windows and putting in vertical board and batten siding. It just makes it look taller which we are trying to get away from. If this was around the back, I could go along with it but I agree with my fellow commissioner. I agree that this is not a good solution to a problem we had already resolved. So I don't know if I can go along with the changes or at least that change. >I hear everyone; aesthetics are subjective. It doesn't bother me as much as it sounds like it bothers the other commissioners. The orientation of the siding might be an easier fix so to not make it look as tall, but it's nice to have variety in the house and this is a different architectural feature. It really doesn't bother me. >Though it wasn't brought up when this was reviewed, I agree with what was said previously about the Page 5City of Burlingame October 11, 2022Planning Commission Meeting Minutes issue of the bump-out. I actually thought that the proposed West Elevation is fine. It's an improvement over this little window that wasn't there before. However, the one that also looks very strange to me and wasn't improved is the North Elevation. The upper window was better before and it's oversized, but now because of the vertical siding it just makes it so prominent, so I ’m not sure that was a good decision. I do want to thank the applicant for actually not going ahead and building this because that's not allowed. I appreciate that it looks like its way far down and nothing has happened, so definitely appreciative they haven't done this. Therefore, it's an opportunity that this can really be fixed, but I don't see it's fixed. >I agree with my fellow commissioners. I also agree with the comment on the North Elevation, that change just makes it look so much taller. I don't really like that change in particular. I can understand some of the other changes, but the front elevation and the North Elevation are of concern to me. Chair Gaul made a motion, seconded by Commissioner Comaroto, to approve the application with the following amended condition: >that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 28, 2022, sheets A1.0 through A4.0, and building elevations, with the exception of the changes to the second floor bays on the South (Front) and North (Rear) Elevations. Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - Page 6City of Burlingame October 11, 2022Planning Commission Meeting Minutes b.1805 Easton Drive, zoned R-1 - Application for Design Review for a first and second story addition to 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. (Michael and Raquel Seitz, applicants and property owners; Julio Guerrero, Guerrero Design, designer) (106 noticed) Staff Contact: 'Amelia Kolokihakaufisi 1805 Easton Dr - Staff Report 1805 Easton Dr - Attachments 1805 Easton 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. Michael Seitz, property owner, represented the applicant and answered questions about the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Reading through the comments from the previous meeting that I wasn't able to attend but did watch, they did a good job addressing many of the comments. The project looks really nice. The plan was really put together and I’m certainly in favor. >I agree. The time they've spent was well worth it and looks like day and night improvements. Thank you for addressing those. >I would agree with those comments. I know it's not enough conversation for this application specifically, but I’m a little confused about what constitutes a JADU inside a house, so I ’ll address that separately with the planning staff at a different time. Commissioner Lowenthal made a motion, seconded by Vice-Chair Pfaff, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - Page 7City of Burlingame October 11, 2022Planning Commission Meeting Minutes c.1305 Rollins Road, zoned I /I - Application for Commercial Design Review for exterior facade improvements to an existing commercial building. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines.(William Hagman, applicant and architect; Black Mountain Properties, LLC, property owner) (49 noticed) Staff Contact: Catherine Keylon 1305 Rollins Rd - Staff Report 1305 Rollins Rd - Attachments 1305 Rollins Rd - Plans 1305 Rollins Rd - Renderings Attachments: All Commissioners have visited the project site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. William Hagman, designer, and Steve Mitchell represented the applicant and answered questions about the application. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >I wanted to thank the applicant for providing the details and thinking about the transitions before it was later in the process. It always make for a better project. >First of all, I really appreciate my fellow commissioner for bringing that detail up because that's something I’ve never seen before. I very much appreciate it being addressed, so thank you so much . Good job. Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to approve the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - Page 8City of Burlingame October 11, 2022Planning Commission Meeting Minutes d.Consideration and Recommendation of a Repeal of the Bayfront Specific Plan, the North Burlingame/Rollins Road Specific Plan, the Bayfront Development Fee, and the North Burlingame/Rollins Road Development Fee. (published notice) Staff Contact: Kevin Gardiner Staff Report Specific Plan Areas General Plan Land Use Map CEQA Resolution Repeal Resolution Attachments: Community Development Director Gardiner provided an overview of the staff report. Chair Gaul opened the public hearing. Public Comments: >There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >It sounds great and the development fees make sense. It personally makes me nervous seeing projects come down the pike that is not a fixed design and then wondering whether the setbacks are going to be appropriate. I don't remember what the previous specific plan was, so I don't know. I know it all makes sense to everybody but I feel that there's a gap. We're going to take these projects and kind of trust that they follow the General Plan. If the General Plan isn't really exacting enough because we don't have a design plan, I’m not really sure how it fits together. So I’m uncomfortable with some parts of this. >(Gardiner: All things being equal, there will be a new specific plan that would address some of those urban design issues and that's something we're working on for the North Rollins Road area. For the Bayfront, it does require a little more interpretation between what is described in the General Plan as the qualities for the Bayfront. It does fall on design review and that is trickier without having a specific plan in place, but that is the purview of the Planning Commission to look at the urban design context for these different development projects and then make those design judgments.) >Do we have any new projects that are coming before us in the next few months that might indicate that we need to get this going faster or are we okay after the last one we had on Rollins Road? (Gardiner: There are no current projects in the Rollins Road area that are in the pipeline. Of course, there could be another one in the future, but we have not had any pre -application meetings or anything like that. In the Bayfront area, there is one more project that has been submitted where the hotel that was approved at 1499 Bayshore Highway; it has been resubmitted as a new commercial project, so that would be coming in the future. But then beyond that, as of today, we have not had inquiries or any kind of pre -application meetings or any further projects even in the El Camino Real zone. >What’s the process now? If the fees are coming off the books, then we have to work on the new specific plan for that area. Is that correct? (Gardiner: Yes, you don't need to have a specific plan. It's helpful to have one. It basically provides further detail or specificity to the General Plan. The specific plan is part of the General Plan. In absence of a specific plan, the guiding regulations are the General Plan in terms of the policy direction and then the Zoning Code for the design regulations. So, in the Rollins Road area there will be more design guidelines coming along and it will provide a little more detail on what is in the General Plan, but much of it will look familiar as it will reflect a lot of what is already in the Zoning Code right now. It is meant to implement the General Plan so it's not really taking things in a different direction. With the Bayfront area, in looking at the old specific plan, it described a very different kind of Page 9City of Burlingame October 11, 2022Planning Commission Meeting Minutes development typology. Either the projects we're seeing now or what the General Plan looked at, it was a lower density and projects would be a little more isolated from each other. They were a little more self-contained. So, the General Plan did shift the direction and go with a more urban framework. But again, you don't need to have a specific plan. It could be helpful but in the absence of one, it's the Zoning Code and design review through the Planning Commission. >(Spansail: Director Gardiner, you hit on this a little bit right there. This is sort of the housekeeping project and the General Plan did go into some details in this area. So essentially, by repealing this, it doesn't mean we're trying to move back progress. The General Plan had contemplated this area of the city and that does not stop from a future specific plan going into place. I wanted to make sure that the Commission understood that this isn't necessarily a permanent thing, but it's a next step in the progress of the work being done in that area.) (Gardiner: That's correct. When the General Plan was adopted, we thought that basically it overrides the specific plans, they are obsolete. But as long as they are on the books, that does create both confusion and also potentially legal questions in terms of whatever is really the guiding document. Given the General Plan is more current and was adopted more recently, that's inferred to be as the guiding document. But it's confusing to have different plans saying different things both on the books. We really want the 2019 General Plan to be describing the vision for these areas.) Commissioner Lowenthal made a motion, seconded by Commissioner Tse, to recommend adoption of the resolution and ordnance to the City Council. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - 9. DESIGN REVIEW STUDY ITEMS There were no Design Review Study Items. 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS a.1 Adrian Ct - FYI for changes to a previously approved Design Review application for a new 265-unit mixed use residential development. 1 Adrian Ct - Memorandum 1 Adrian Ct - Proposed Plans 1 Adrian Ct - Original Plans Attachments: >Pulled for further discussion. Commission noted that they would like to discuss the proposed change to the art wall graphics further with the applicant. 12. ADJOURNMENT The meeting was adjourned at 8:36 p.m. Page 10City of Burlingame October 11, 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 Tuesday, October 11, 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 October 11, 2022. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on October 21, 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 11City of Burlingame BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, October 24, 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 October 17, 2022 the City Council adopted Resolution Number 124-2022 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 124-2022, the City Council Chambers will not be open to the public for the October 24, 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 October 24, 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 October 24, 2022Planning Commission Meeting Minutes To Join the Zoom Meeting: To access by computer: Go to www.zoom.us/join Meeting ID: 850 0771 4538 Passcode: 388194 To access by phone: Dial 1-346-248-7799 Meeting ID: 850 0771 4538 Passcode: 388194 1. CALL TO ORDER The meeting was called to order at 7:01 p.m. Staff in attendance: Planning Manager Ruben Hurin, Senior Planner Erika Lewit, and Assistant City Attorney Scott Spansail. 2. ROLL CALL Gaul, Horan, Lowenthal, and PfaffPresent4 - Comaroto, Schmid, and TseAbsent3 - 3. APPROVAL OF MINUTES a.Draft September 26, 2022 Planning Commission Meeting Minutes Draft September 26, 2022 Planning Commission Meeting MinutesAttachments: Commissioner Horan made a motion, seconded by Vice-Chair Pfaff, to approve the meeting minutes. The motion carried by the following vote: Aye:Gaul, Horan, Lowenthal, and Pfaff4 - Absent:Comaroto, Schmid, and Tse3 - 4. APPROVAL OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no Public Comments. 6. STUDY ITEMS There were no Study Items. 7. CONSENT CALENDAR There were no Consent Calendar Items. Page 2City of Burlingame October 24, 2022Planning Commission Meeting Minutes 8. REGULAR ACTION ITEMS a.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. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(e)(2).(Carlos Rojas, TRG Architects, applicant and architect; John and Kimberly Ohlund, property owners) (95 noticed) Staff Contact: Fazia Ali 720 Newhall Rd - Staff Report 720 Newhall Rd - Attachments 720 Newhall Rd - Plans Attachments: All Commissioners have visited the project site. Commissioner Gaul noted that he spoke with the property owner/applicant by phone. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. John and Kimberly Ohlund, property owners, and Carlos Rojas, designer, represented the applicant and answered questions about the application. Public Comments: > Jen Hoogeveen, 724 Newhall Road: Thank you so much John and Kim for agreeing to put some kind of hedge in that area. Also, on the plans, we can ’t see where the windows are on the rear addition that is facing the north side. We just want to continue to have the same level of privacy that we have. We could see that there are no windows facing the north on the side where the roof is sloped down, but there is a rear extension. We want to see what type of windows will be at the north. What are they going to consist of? Are they going to be tinted or frosted? And what is the size? Thank you so much Vice Chair for addressing the hedges and fence line and thank you John for adjusting that. We would love to have a line of hedges, we are not super particular of the kind, but something that offers privacy for both would be great. >(Rojas: We have two dormers on the second floor facing the north side. Each has a group of 2’x4’ windows in three’s. There are two windows at the bathroom which will be frosted. At the rear, there are two 3’x2’ small windows facing the back on that side of the property at the bedroom and only one of them is really close.) Is there a chance that those windows can be frosted?) (Ohlund: I’ve never seen a frosted window in a bedroom. I can agree with a bathroom window to be frosted. However, with a frosted window in the bedroom, one can ’t look out either and I wouldn ’t imagine a child in the bedroom not being able to see outside the window. No, I don’t think we are at all interested in frosting the bedroom window.) Chair Gaul closed the public hearing. Commission Discussion/Direction: >This project has evolved really nicely. This is a nice looking house. The applicant and property owner have worked hard to mitigate the neighbor ’s concerns. I know that privacy is always a consideration, but I think the proper hedge planted on the fence line can block out any view from window to window or window to yard. I would think that it can come back as an FYI with the approval of this project tonight. I’d like to see this move forward but I’ll wait to hear from other commissioners. >I agree with my fellow commissioner. They have addressed the concerns and suggestions that we have at the last meeting. The project looks like it is ready to go. Page 3City of Burlingame October 24, 2022Planning Commission Meeting Minutes Chair Gaul made a motion, seconded by Vice-Chair Pfaff, to approve the application with the following added condition: >that prior to issuance of building permit, an FYI application shall be submitted showing the location and type of privacy hedge along the left (north) side property line. Aye:Gaul, Horan, Lowenthal, and Pfaff4 - Absent:Comaroto, Schmid, and Tse3 - b.1317 Paloma Avenue, zoned R-1 - Application for Design Review and Special Permit for a second story plate height for a new, two -story single-unit dwelling and detached garage . This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines.(Ardalan Djalali, applicant and designer; Behzad Hadjian, property owner) (132 noticed) Staff Contact: Fazia Ali 1317 Paloma Ave - Staff Report 1317 Paloma Ave - Attachments 1317 Paloma Ave - 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. Ardalan Djalali, designer, represented the applicant and answered questions about the application. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >Consider reconfiguring the chimney so that the stone extends up past the first floor roof line. >The chimney looks like an afterthought because it does not penetrate the roof. It is a zero clearance fireplace, so you don’t have to have that minimum required height. The chimney could simply go up a foot or 18 inches, maybe even two feet above the roof line with the same stone so it looks like a chimney that goes up. The zero clearance can come out of the back or you can run it at the top, it only has to be a foot away from the window. You can do it and I would prefer to see that too. It completes the chimney. I like the look of the stone because it differentiates it from the siding. I agree with my fellow commissioner that it will look better with the chimney poking through the first floor roof. Maybe just come up unto the bottom of the window and it will not block anything. It doesn’t have to go up past the windows. >I really appreciate my fellow commissioner bringing up the porch issue at the last meeting. That happens a lot, they are like almost a false porch. It’s still not a huge porch but I appreciate you adding more depth. It’s definitely improved. I also appreciate the comments offered by my fellow commissioner regarding the chimney. I am still having trouble on the request for the Special Permit for plate height. I understand that the client is tall, but what I am seeing is the use of the verticals help make the impression that something is tall anyway. If anything, I feel that the elements should have been reversed, with the verticals on the bottom and the horizontals on the top. I’m not sure if it is a good precedent. >I appreciate that a lot of the comments were incorporated from the last meeting. Lowering the plate Page 4City of Burlingame October 24, 2022Planning Commission Meeting Minutes height on the first floor helps in the overall scale of the project. The comments about having the chimney poke through the roof would make it look better. Based on that change, I will be okay moving forward with it. Commissioner Horan made a motion, seconded by Chair Gaul, to approve the application with the following added condition: >that the chimney along the right side of the house shall be extended one to two feet above the first floor roof line and shall be reviewed by Planning Division staff based on direction given by the Planning Commission; an FYI application shall be required if staff determines that the chimney is not consistent with the design of the single-unit dwelling. Aye:Gaul, Horan, Lowenthal, and Pfaff4 - Absent:Comaroto, Schmid, and Tse3 - c.1549 Burlingame Avenue, zoned R -1 - Application for Design Review for removal of more than 50 percent of exterior walls (substantial construction) of an existing two -story, single-unit dwelling with a new detached garage, Side Setback Variances, Floor Area Ratio Variance, and Special Permit for declining height envelope. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Dario Avram and Karen Goff, applicants and property owners; James Chu, Chu Design Associates, designer) (99 noticed) Staff Contact: 'Amelia Kolokihakaufisi 1549 Burlingame Ave - Staff Report 1549 Burlingame Ave - Attachments 1549 Burlingame Ave - Plans 1549 Burlingame Ave - Historic Resource Evaluation Attachments: All Commissioners have visited the project site. Commissioner Lowenthal noted that he had a phone conversation with the applicant’s relative. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Dario Avram, property owner, and James Chu, designer, represented the applicant and answered questions about the application. Public Comments: > There were no public comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >This is a really nice project. The house is lovely and very charming, kind of the forefront of the neighborhood when you drive up. Most of these houses will be torn down, so it is nice and refreshing to see a house rehabilitated and brought back to life without really doing much to the exterior. I have no problem with the Variances and Special Permits considering this house was built almost one hundred years ago and the only option to fix these things is to tear the house down. Universally, most people in Burlingame would like to keep these old houses and it is kind of sad when you see the old ones come down. I am very much in favor of this. It is very expensive and not convenient to stop a project in the Page 5City of Burlingame October 24, 2022Planning Commission Meeting Minutes middle of construction, as I am sure we all know. I would love to get this project going. >I agree with what my fellow commissioner said. This is a good looking project. It is clever the way they have lowered the ground floor to create more ceiling space. Because the envelope is unchanged from the existing, it is kind of a technicality that they ran into these issues during construction. I can support this. >I’m generally in support of the project, although I don ’t like how the whole thing evolved. I just don ’t like seeing things come back asking for things this far into it. I’m ok with the project in general. One thing I would ask is for the first floor plate height be lowered to 9’-0” to comply with the standards of what we typically approve. I don ’t want to start setting precedents for higher plate heights. If this had come to us initially, this would be considered a new house, so it should conform to those guidelines that we typically have for a new house. >I agree with everything that has been said. I also agree with my fellow commissioner about being consistent with the first floor plate height. It still disturbs me that we don ’t have a landscape plan. I feel that this is all backward. I trust everybody that there will be landscaping, that it will make its way to the City Arborist, not just trees but everything else around it. It’s not like there is a ton of landscaping there now. It is a nice home. Nice job of redesigning and working with what was there, at least initially. I really would like to see more greenery to have it set better than it does now. >I fully understand the perspective on setting precedents. I just see this project a bit different. I see it as an existing structure. Typically, I will view plate heights as a concern when the overall house gets tall . This is an existing house and they are not changing the exterior dimensions at all. It is a clever trick to just lower the floor to get that extra space. I’m ok with the plate height. If there were no termites then we would have not seen it and would have been fine. >I see my fellow commissioner’s point, but as the applicant stated the original ceiling height in that area was 8’-4” mainly because of the mechanical equipment and I understand that too, but that is all being redone and recessed into the floor space. So they are gaining more than a foot in ceiling height if we go to 9’-6”. With all the walls being removed, I don ’t see any issue with them bringing it to 9’-0” to set the house down. Chair Gaul re-opened the public hearing. >(Chu: About the landscaping, there is a row of existing street trees along Occidental Avenue and because of the siting on this property, there really is not enough landscaping in front of the building or the sides. So all the future landscaping and tree planting will be within the backyard. We already went through a couple of revisions with the Parks Department testing a number of trees that need to be planted. I am hoping that we don’t need to go to an FYI for landscaping. Secondly, I disagree with the Chair about the ceiling height because we are only talking about 6” and it really is not impacting the exterior look of the house. We even consulted a drainage engineer regarding the drainage issue because we want to make sure that the finished floor is still higher than the sidewalk and curb so the water does not come back and get trapped in the house. I appreciate all your comments.) Chair Gaul closed the public hearing. Commission Discussion/Direction: >I don’t see much landscaping at the back yard either because it was not considered a new project . When it goes this route, it’s just really awkward but I’ll not make a big deal out of it. >I’m torn, I don’t see the issue with the plate height. I’d rather see the project go forward. >(Hurin: Note that with this project the plate line is the same, they are not necessarily coming out of the ground and raising the mass and bulk of the house. The plate line is the same, they are just going down 6” further into the ground.) >That might be the reason for me that the second floor looks tall. >The exterior has been the same for the last 90 years that is why I am supportive of just leaving it alone so the look of the exterior is unchanged since 1930. Even the appearance of the plate from outside is unchanged. It’s really clever the way they have lowered it on the inside but not the outside. >I think that is really the intent of the code as it is. You create these plate height restrictions so that Page 6City of Burlingame October 24, 2022Planning Commission Meeting Minutes the houses don’t look out of whack, you have more scale. The exterior is the same for 90 years. It is hard to see it as a precedent for future homes. >I am having a hard time how this got to us, so I am looking for something from them. >The reason why it is different is because the original does not have the horizontal band separating the two, it is just straight up. To me, it looks different than it does right now. You can clearly see the difference between the first and the second floor on the new drawings. It’s not there on the one that looks more like a split level but I understand it’s not a split level. Commissioner Lowenthal made a motion, seconded by Commissioner Horan, to approve the application. The motion carried by the following vote: Aye:Gaul, Horan, Lowenthal, and Pfaff4 - Absent:Comaroto, Schmid, and Tse3 - d.1669/1699 Bayshore Highway and 810/821 Malcolm Road, zoned I -I: 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. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15332 of the CEQA Guidelines (Infill Exemption). (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 - Class 32 Infill Exemption 1669/1699 Bayshore Hwy & 810/821 Malcolm Rd - Plans Attachments: All Commissioners have visited the project site. Commissioner Horan noted that he had an ex -parte discussion with the developer. Senior Planner Lewit provided an overview of the staff report. Chair Gaul opened the public hearing. Peter Banzhaf represented the applicant and answered questions about the application. Public Comments: > Ethan Lester, Operating Engineers: We strongly support this project. The company in question is Hathaway Dinwiddie, they are definitely a great company. This project will create over 2,000 union jobs over a course of four years which will bring a lot of positive feedback with all our union members in the area. >Humberto Nava, Carpenters Local 217: I represent over 200 members in San Mateo County. I am here tonight to express my support for the 1699 Bayshore Highway project. Hathaway Dinwiddie is part of this project and they have made a commitment to Burlingame workforce and San Mateo County. This project will create up to 2,000 union jobs and many more permanent jobs when this project is built. Tax revenue will be expended back into the community of San Mateo County. No more taxpayer dollars will be spent to subsidize help to pay for contractors who refuse to do it right by the community. Fair living wages, pension, and premium for the local union workforce and employment opportunity to local residents, that is Hathaway Dinwiddie’s commitment to Burlingame, San Mateo and the work force. What better community benefit than elevating the working class. As inflation and housing crisis continue to rise and have an Page 7City of Burlingame October 24, 2022Planning Commission Meeting Minutes impact in our working class, I applaud the level of engagement Hathaway has to the community. They have and continue to elevate our blue collar workers and create opportunities to make the bay area diverse and livable. Thank you for your time and I ask for your support for those who look to improve our community. >Lisa Fong Kershner, General Manager, SFO Waterfront Marriot: This project is right across the street from the Marriott hotel and we are in full support of the project. Early on, even as early as last year, Peter reached out to me directly. Now, he and his team have continued to update me on the project. I can ’t say enough what this will bring to our community and also to Bayshore and Airport Boulevards. If you know me at all, I have attended some of these meetings and City Council meetings. I have continued to speak how we must invest in the community where my hotel is located. We are a huge contributor to the general fund and one of the top three complaints that my guests tell me is that there is not a lot to do and not a lot of pretty things to look at in the neighborhood. I think the community will really benefit from having the life sciences project at 1699 Bayshore Boulevard. I definitely urge this commission to fast track the project and not delay it. Covid has really hurt our industry. The neighborhood is really suffering and trying really hard to get back to 2019 levels and before. I am really motivated by the jobs the project will bring and also the beautification to the neighborhood. I am also a resident of Burlingame and I use the bay path all the time. I appreciate the commitment to ensuring that the natural beauty we all enjoy in Burlingame is preserved. I think Peter and his team are committed to Burlingame. They are definitely good neighbors, they have been to me so far. I imagine they will be very good for our community as well. Chair Gaul closed the public hearing. Commission Discussion/Direction: >From what we have seen, I feel that Peter and his group are extremely receptive to most all of the comments we’ve had, which have only improved the project greatly in my opinion. These are really significant items that will contribute to the quality of life, not only for that area, but for everyone in Burlingame. I definitely appreciate the effort that has been made wherever they could, including the palms, thank you very much. Thank you for a great presentation. > I wholeheartedly agree with my fellow commissioner. It was a very nice presentation. They did a very nice job listening to the comments in previous meetings and incorporating them into what we have today which I think is a gorgeous project that completely redefined that area. I’ve been going to dinner there since I was a kid and so it is sad to see some of those restaurants go away over the years. It is nice to see a refreshing building come with some nice public amenities. I love the attention to the bay trail. I definitely think the plaza is actually usable. Having a café there the way the applicant described is brilliant, I only wish there is more of that type. I am very much in favor of this project, it is a fantastic project. I am excited to see it built. It will transform that whole corridor of our town. > I would agree. I can find reasons to approve this whole project, they have come a long way. The outdoor area will set a precedent, but I hope we see it in a lot of future projects down in that area. I am wholeheartedly in favor of this project. I hope to see this move forward tonight. Chair Gaul made a motion, seconded by Commissioner Horan, to approve the application for Commercial Design Review, Special Permit for building height, and Special Permit for Community Benefits for increased Floor Area Ratio. The motion carried by the following vote: Aye: 5 - Gaul, Horan, Lowenthal, and Pfaff Absent: 2 - Comaroto, Schmid, and Tse Chair Gaul made a motion, seconded by Vice-Chair Pfaff, to recommend approval of the Vesting Tentative Parcel Map. The motion carried by the following vote: Aye:Gaul, Horan, Lowenthal, and Pfaff4 - Page 8City of Burlingame October 24, 2022Planning Commission Meeting Minutes Absent:Comaroto, Schmid, and Tse3 - 9. DESIGN REVIEW STUDY a.1441 Alvarado Avenue, zoned R -1 - Application for Design Review, Hillside Area Construction Permit, and Special Permits for building height and new attached garage for a first and second story addition to an existing split -level single-unit dwelling. (Joshua Larson, architect and applicant; Mikayla and Robert Cameron, property owners) (101 noticed) Staff Contact: Michelle Markiewicz 1441 Alvarado Ave - Staff Report 1441 Alvarado Ave - Attachments 1441 Alvarado Ave - 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. Robert and Mikayla Cameron, property owners, and Joshua Larson, designer, represented the applicant and answered questions about the application. Public Comments: > Michael Rudolph, 1435 Alvarado Avenue: We are next door neighbors and had the opportunity to review the project with about a week and a half ago. In general, we are very supportive of their plans and what they would like to do. If anything, we uncovered a couple of issues that I think we will work with them on. One has been mentioned by staff which is the longer range view that we have to day of the bay and airport, potentially, that may go away with some of the landscaping. The other item is the addition to the back of the their house would potentially provide increased access to our pool view. Again, that is something that we can work on. These are not major issues in our opinion but these are things that we would be concerned about as we move forward. Thank you. Chair Gaul closed the public hearing. Commission Discussion/Direction: >It is a really nice project. I had an opportunity a few years ago, from one of the previous owners, to go through the house and it has quite a bit of deferred maintenance which the current owner has discovered . The design is really nice. It fits in well with the neighborhood. I can support the Special Permit for attached garage. I understand the neighbor ’s concern. I am glad he is willing to work with the applicant about any view blockage. I don ’t know, however, if landscaping constitutes something that would be considered view blockage or do we just mainly go forward mainly with the building itself? (Hurin: The Commission's review will be on the proposed addition to the building and not the landscaping. The landscaping can be something that can be worked amongst the two property owners in terms of what was planted and keeping it trimmed. The Commission’s review will be based on the building itself.) >It is very cleverly done. The architect has done a really nice job of concealing things. I love the detail on the garage, it is really interesting and very pretty. It’s not worth holding the project up, but I am just going to comment that I feel that the detail on the raised relief around the window would be nice if it were a little more delicate to match what you have in the front which is quite special. The shape is somewhat circular, I would have picked something different, but it is a personal choice. I just want to mention that the front is really lovely. It is a really nicely done plan and the landscaping is lovely. Page 9City of Burlingame October 24, 2022Planning Commission Meeting Minutes >I want to commend the architectural team for a very beautiful presentation. The 3D renderings are always helpful for us. The project looks really nice, it speaks for itself. I certainly have no issues with the findings for the Special Permits. I would be surprised that this is not even close to the tallest house on the street even after it has been remodeled. There are some big houses on that block. I walk there every day with my kids and none of those tall houses bother me. This will fit in very well in the neighborhood and I am very much in favor. >I do think it is a good looking project. I like the automobile court that is a clever reuse of the front yard. I was struggling to find the front door even with the more prominent arch to help identify it. That is the only aesthetic challenge I had, but this is a good project. Commissioner Horan made a motion, seconded by Chair Gaul, to place the item on the Consent Calendar. The motion carried by the following vote: Aye:Gaul, Horan, Lowenthal, and Pfaff4 - Absent:Comaroto, Schmid, and Tse3 - b.912 Linden Avenue, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and attached garage. (Anna Felver, Thomas James Homes, applicant; SF21G, LLC, Thomas James Homes, property owner; KTGY Architecture and Planning, architect) (113 noticed) Staff Contact: 'Amelia Kolokihakaufisi 912 Linden Ave - Staff Report 912 Linden Ave - Attachments 912 Linden Ave - 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. Hannah Chiu and Cynthia Thiebaut, designers, represented the applicant and answered questions about the application. Public Comments: > Karlene Harvey, 920 Linden Avenue: I know that there are some other residents who are listening in the meeting. We are concerned about the size of the project with a one -car garage. We have parking problems on the 900 block of Linden Avenue. The project is very large. It’s got a bathroom attached to each bedroom and then you have the ADU with a kitchen, a bathroom and a bedroom. It’s almost like it can be used as an AirBnB or some kind of a multi -family residence, which would mean that they could possibly have anywhere from six to eight cars and yet they only have a one -car garage. It’s a very large project. Some of the examples of two -story houses they showed are not on this 900 block of Linden Avenue. On Toyon Drive, one of the houses they showed, there are several second stories there. We only have a two-story house on each corner of Linden Avenue. The size and scale of this project is just way too big for our neighborhood. I don ’t understand what they meant by removing a maple tree, I don ’t believe there is a maple tree at that house. There is a large tree in front of the house at 916 Linden Avenue that is not being built right now. We also sent an email to the Commission raising our concerns. The developer came in, brought this property and now is developing it to the hilt. These are our concerns, thank you very much for listening. >Joshua Dunetz, 917 Linden Avenue: We live across the street. We have been living in Burlingame for five years and we love it. We met with the group back in September to go over initial designs. I’m pretty sure during that time Karlene and another neighbor sent an email to the City. I share Karlene ’s concerns, Page 10City of Burlingame October 24, 2022Planning Commission Meeting Minutes this home seems very big. In our block of Linden Avenue, Azalea Avenue and Larkspur Drive are all one-story homes except one of the corner homes that may have an addition on top of the garage. The one shown by the design group in the bottom middle from Toyon Drive is not really representative of our block . It's kind of a standout house where you notice that it is a big home in this relatively small neighborhood. A lot of our neighbors have developed their homes a bit and usually they go back a little from the front property line. I know that this property certainly has a lot of room to go back. One of the other things I ’ve noticed is that the setback is not as quite as deep as the homes around it. It is a pretty big house to be too close to the sidewalk. It just seems that this house will change the look of the neighborhood of the 900 blocks of Linden Avenue, Azalea Avenue and Larkspur Drive. I know in the past, the Commission has appreciated when people try to redo homes and stay with the look of the neighborhood. This one seems a little bit big and out of place. I also share concerns about parking. I don ’t think a two-car garage will make this home out of place, but rather the massiveness of the current plan makes it out of place. I would ask the design team to consider if there is any way to go back instead of up. If there is any way to increase parking on site because street parking is rather tight around here. Thank you for being here. I appreciate the time. >Sangeeta Mishra, 913 Linden Avenue: I live immediately across the street from the proposed development. We share the views that all of our neighbors have voiced today. The primary one is that it is a very large home for the size of the other existing homes in the neighborhood. Everything is a one -story house, there is only one on the corner that is two stories. This one seems like it is going to completely change the culture and look of our neighborhood. It definitely is not fitting in with the traditional look of what the existing homes are. We, ourselves, just recently remodeled our home. We did a one -story and fits in with the neighborhood, so I don ’t see why another house couldn ’t do something that is similar while at the same time modernizing the house. The other concern that we have that our neighbors have also voiced out is that every bedroom has an attached bathroom to it, including the ADU. We are really worried that this will become a multi-rental place and not a family home. There is not a single house on the 900 block that is a rental home, whether it is for a family or multiple families, so this really scares all of us . Parking is a very big issue in our neighborhood. Not only do most homes have two cars, but we also have to put up with the overflow from Rollins Road. People who live on Rollins Road park their cars on our street and leave it there overnight which sometimes make us having to park our own cars a block or two away . We also have people who come and go to the airport and park their cars on our neighborhood streets for a day or two or three until they come back from holiday or business trip. So we are very tight with parking. If this home is not going to be a home for one family but a multi -family, you are pretty much pushing the neighbors out from what they call their own home. I strongly urge that you take consideration of that . Thank you. Chair Gaul closed the public hearing. Commission Discussion/Direction: >(Spansail: I just want to bring something up in case it is helpful for the neighbors to look at. The Commission knows that we can ’t discuss ADUs at these meetings. I want to make sure that the public understands that it is a ministerial process. Our Planning Division can take a look at that but it is not something that our Planning Commission can actually consider. I did want to refer them to Chapter 25.48.030, that is the ADU chapter of our Zoning Code. It provides details about what can and can ’t be done. There are no parking requirements for JADUs. On top of that, I did want to at least allay the concern about short term rentals. Our ADU code does say that you cannot have a rental for under 30 days in an ADU. So AirBnB concerns are something that would not be necessarily applicable to this project. I just want to put that information out there before the Commission begins to consider the project. Thank you.) >I appreciate the neighbors’ comments. I view it from a planning perspective, it is complying with the zoning requirements, and it ’s not an unusual residential design for Burlingame. Parking is an issue, so I feel for them. This house is not unusual from the different houses we've reviewed in the past. The design looks okay; all the elevations have some interest to them. The windows might look a little bit tight to the eaves and maybe that is a 2D issue, it might look better in a 3D rendering. Overall, I can ’t find enough to Page 11City of Burlingame October 24, 2022Planning Commission Meeting Minutes fault the house. >I echo my fellow commissioner’s sentiments. As a previous owner on this block, I actually lived next door to this house for six years, I can certainly empathize with the parking issues on this street. However, that being said, there is not a whole lot that we can do about it. As everyone said, this has become an overflow parking for Rollins Road and airport parking. I don ’t think altering the design here is really going to move the needle much if we get a two -car garage, there is not much that will happen to alleviate the parking issues. >I did want to speak a little bit about the design. Overall, I like the design concept, however I do have issues with the windows. For some reason, the front windows are not registering to me. You have the very large ADU windows at the front that are too imposing. You then have these windows on the second floor which are six inches from the plate height. I understand the argument, but it does not resonate with me because the windows can be redesigned to meet egress and not have them slammed so high to the plate height so they don ’t mess with the roofs below. Then you have the two windows on the left side of the house for the bedroom. I understand why it was located up there so the bedroom can have a bed in it, but they just look very small and out of place compared to the very large downstairs and upstairs windows . The metal roof, for some reason, doesn ’t do it for me. I understand why you do that, but I wouldn ’t quite classify it as an inviting front entry way with a metal roof. You have a lot of great dimensional details on this house. It is really nice, however, adding the metal roof is not doing anything for us. To me, it takes away from what you are doing. It throws in a very modern feel to a very traditional neighborhood. It’s not going to kill the project for me but I am not a big fan of it. >I completely understand parking issues and the concerns about privacy when two -story houses are built. I am familiar with this neighborhood and it has not gotten so many two -story homes yet, but it happens. You just need to control the ones that come in and make them the best that you can. It is true that the house is not that unusual for Burlingame, but I find that it has room for improvement. The windows on the front seem very large. The hipped roof and some of the other faces that go around the house, they just need to come down at least another six inches. I don ’t think they look right. Even if you have to shorten the window, you feel it is too close to the floor. It can be done and make it look more cohesive. I also don’t understand what the metal roof does. I have to agree with my fellow commissioner on that. The design can use some more refining to improve it a lot. >I would agree with the comments that were made. During the presentation, the building section showed there is six inches above the window, but structurally it will not work. You need to have a bigger header over your window because you have a double top plate as well. Especially on the rear elevation where you have those long windows. I don ’t think you will make it by shoving those windows underneath the eave. There needs to be a little more work to be done structurally to make it work, which of course will change the architecture. I agree with the large window comment on the front. The windows can be reconfigured a little bit and brought to scale that works for the house that will be helpful. As a side note, I know in some neighborhood in Burlingame that have had parking problems, it is possible to get neighborhood parking permits; this is something that the neighborhood can look into. I had the same problem when I lived on Laguna Avenue and we had people parking in front of the house for days as they went to the airport. I sympathize with the neighbors. I think that if you have parking permits, you might solve a little bit of outside people coming and parking overnight or for days on end. Chair Gaul made a motion, seconded by Commissioner Lowenthal, 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:Gaul, Horan, Lowenthal, and Pfaff4 - Absent:Comaroto, Schmid, and Tse3 - 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS Page 12City of Burlingame October 24, 2022Planning Commission Meeting Minutes a.620 Trenton Way, zoned R -1 - FYI review of proposed changes to a previously approved Design Review project. 620 Trenton Way - Memo and Attachments 620 Trenton Way - Plans Attachments: >Accepted. 12. FUTURE AGENDA ITEMS >Commissioner Pfaff suggested that in the future the Commission discuss requiring projects to provide public artwork on the private property, or paying into a fund to provide artwork offsite, equal to 1% of project costs. 13. ADJOURNMENT The meeting was adjourned at 9:37 p.m. 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, October 24, 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 October 24, 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 November 3, 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 13City of Burlingame CITY OF BURLINGAME, CALIFORNIACITY OF BURLINGAME, CALIFORNIA September 2022September 2022 North Rollins Specific Plan Draft |Chapter 2 | III DRAFT SCREENCHECK #2 September 2022 Lead Agency: City of Burlingame 501 Primrose Road, 2nd Floor, Burlingame, CA 94010 Tel: 650-558-7250 Contact: Kevin Gardiner, Community Development Director Prepared By: KTGY With Kimley-Horn | Civil Engineering Gates + Associates | Landscape Architecture North Rollins Specific Plan Draft |Chapter 3 | i Table of Contents Chapter 1 - IntroduCtIon  � � � � � � � � � � � � � � � � � � �  1-1 1.1 . . . . Purpose and Intent of the Specific Plan  . . . . . . . . . . . . . . . . .  1-1 1.2 . . . . Plan Area Location  . . . . . . . . . . . . . . . . . . . . . . . . . .  1-3 1.3 . . .Specific Plan Summary  . . . . . . . . . . . . . . . . . . . . . . . .  1-6 1.4 . . .Discretionary Actions and Approvals  . . . . . . . . . . . . . . . . . .  1-6 1.5 . . . . Authority and Format of the Specific Plan  . . . . . . . . . . . . . . . .  1-7 Chapter 2 - plannIng Context  � � � � � � � � � � � � � � � � �  2-1 2.1 . . .Relationship to Other Regulatory Documents  . . . . . . . . . . . . . . .  2-1 2.2 . . .Project Context  . . . . . . . . . . . . . . . . . . . . . . . . . . .  2-5 2.3 . . .Existing Site Conditions and Setting  . . . . . . . . . . . . . . . . . . .  2-8 2.4 . . .Public Outreach Summary  . . . . . . . . . . . . . . . . . . . . . .  2-14 Chapter 3 – plan elements  � � � � � � � � � � � � � � � � � � �  3-1 3.1 . . .Purpose and Intent  . . . . . . . . . . . . . . . . . . . . . . . . . .  3-1 3.2 . . .Specific Plan Objectives  . . . . . . . . . . . . . . . . . . . . . . . .  3-1 3.3 . . .Open Space Plan  . . . . . . . . . . . . . . . . . . . . . . . . . . .  3-2 3.4 . . .Land Use Plan and Focus-Area Overlay  . . . . . . . . . . . . . . . . .  3-8 3.5 . . .Circulation and Mobility Plan  . . . . . . . . . . . . . . . . . . . .  3-11 3.6 . . .Infrastructure and Public Services  . . . . . . . . . . . . . . . . . . .  3-17 Chapter 4 - desIgn guIdelInes  � � � � � � � � � � � � � � � � � �  4-1 4.1 . . . . Introduction  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  4-1 4.2 . . . . Urban Design Guidelines  . . . . . . . . . . . . . . . . . . . . . . .  4-2 4.3 . . . . Site and Building Design Guidelines  . . . . . . . . . . . . . . . . . .  4-27 4.4 . . . . Sustainability Guidelines  . . . . . . . . . . . . . . . . . . . . . .  4-61 Chapter 5 - development standards  � � � � � � � � � � � � � � �  5-1 5.1 . . .General Provisions  . . . . . . . . . . . . . . . . . . . . . . . . . .  5-1 5.2 . . .Definitions  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  5-2 5.3 . . .Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . .  5-3 5.4 . . .Additional Land Use Regulations  . . . . . . . . . . . . . . . . . . .  5-10 5.5 . . . . Development Standards  . . . . . . . . . . . . . . . . . . . . . . .  5-22 5.6 . . .Allowable Encroachments/Projections  . . . . . . . . . . . . . . . . .  5-31 5.7 . . .Off-Street Parking Standards  . . . . . . . . . . . . . . . . . . . . .  5-31 5.8 . . .Fences and Walls  . . . . . . . . . . . . . . . . . . . . . . . . . .  5-34 5.9 . . .Signage  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  5-35 5.10 . . . Art in Public Places  . . . . . . . . . . . . . . . . . . . . . . . . .  5-37 ii | Chapter 3| North Rollins Specific Plan Draft Chapter 6 - ImplementatIon  � � � � � � � � � � � � � � � � � � �  6-1 6.1 . . .General Provisions  . . . . . . . . . . . . . . . . . . . . . . . . . .  6-1 6.2 . . .Enforcement  . . . . . . . . . . . . . . . . . . . . . . . . . . . .  6-3 6.3 . . .Nonconforming Uses  . . . . . . . . . . . . . . . . . . . . . . . . .  6-3 6.4 . . .Project Phasing  . . . . . . . . . . . . . . . . . . . . . . . . . . .  6-4 6.5 . . .Financing  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  6-4 6.6 . . .Maximum Development Analyzed per CEQA  . . . . . . . . . . . . . . .  6-6 6.7 . . .Specific Plan Adjustments and Amendments  . . . . . . . . . . . . . . .  6-7 6.8 . . .Art in Public Places Review  . . . . . . . . . . . . . . . . . . . . . . .  6-9 6.9 . . .Comprehensive Airport Land Use Compatibility Plan Consistency  . . . . . .  6-10 6.10 . . . Review Procedures  . . . . . . . . . . . . . . . . . . . . . . . . .  6-11 6.11 . . . Impact Fees  . . . . . . . . . . . . . . . . . . . . . . . . . . . .  6-13 Tables Table 2.1 — Roadway Classifications  . . . . . . . . . . . . . . . . . . . . . .  2-10 Table 3.1 — Maximum Base Development Intensity  . . . . . . . . . . . . . . . . .  3-8 Table 3.2 — Service Providers  . . . . . . . . . . . . . . . . . . . . . . . . .  3-18 Table 5.1 — Permitted Land Uses  . . . . . . . . . . . . . . . . . . . . . . . . .  5-3 Table 5.1 — Permitted Land Uses, Continued  . . . . . . . . . . . . . . . . . . . .  5-4 Table 5.2 — Development Standards  . . . . . . . . . . . . . . . . . . . . . .  5-23 Table 5.2 — Development Standards, Continued  . . . . . . . . . . . . . . . . .  5-24 Table 5.3 — Street Frontage Standards  . . . . . . . . . . . . . . . . . . . . .  5-26 Table 5.4 — Private Outdoor Space Requirements  . . . . . . . . . . . . . . . . .  5-30 Table 5.5 — Off-street Vehicle Parking  . . . . . . . . . . . . . . . . . . . . . .  5-31 Table 5.6 — Parking Aisle Dimensions  . . . . . . . . . . . . . . . . . . . . . .  5-31 Table 5.7 — Bicycle Parking Required  . . . . . . . . . . . . . . . . . . . . . .  5-32 Table 6.1 — Development Process Approvals  . . . . . . . . . . . . . . . . . . . .  6-3 Table 6.2 — Maximum Development Analyzed per CEQA  . . . . . . . . . . . . . . .  6-6 Table 6.3 — SB 35 Skilled and Trained Workforce Applicability  . . . . . . . . . . . .  6-12 North Rollins Specific Plan Draft |Chapter 3 | iii Exhibits Exhibit 1.1 - Regional Location  . . . . . . . . . . . . . . . . . . . . . . . . . .  1-4 Exhibit 1.2 - Local Context  . . . . . . . . . . . . . . . . . . . . . . . . . . . .  1-5 Exhibit 2.1 - Existing General Plan Land Use Designation  . . . . . . . . . . . . . . .  2-2 Exhibit 2.2 - Existing Zoning Designation  . . . . . . . . . . . . . . . . . . . . . .  2-3 Exhibit 2.3 - Proposed Zoning Designation  . . . . . . . . . . . . . . . . . . . . .  2-4 Exhibit 2.4 - Opportunities and Challenges  . . . . . . . . . . . . . . . . . . . . .  2-7 Exhibit 2.5 - Regional Access  . . . . . . . . . . . . . . . . . . . . . . . . . .  2-11 Exhibit 2.6 - Existing Land Uses  . . . . . . . . . . . . . . . . . . . . . . . . .  2-13 Exhibit 3.1 – Open Space Diagram  . . . . . . . . . . . . . . . . . . . . . . . .  3-3 Exhibit 3.2 – Green Network Circulation  . . . . . . . . . . . . . . . . . . . . . .  3-4 Exhibit 3.3 – Land Use and Circulation  . . . . . . . . . . . . . . . . . . . . . .  3-9 Exhibit 3.4 – Focus Area Overlay  . . . . . . . . . . . . . . . . . . . . . . . .  3-10 Exhibit 3.5 – Conceptual Rollins Road Cross Section and Improvements  . . . . . . . .  3-15 Exhibit 3.6 – Conceptual Adrian Road Cross Section and Improvements  . . . . . . . .  3-15 Exhibit 3.7 – Conceptual Cul-de-Sac Streets Cross Section and Improvements . . . . . .  3-15 Exhibit 3.8 – Conceptual Intersection Improvement – Bulb-Out  . . . . . . . . . . . .  3-16 Exhibit 3.9 – Conceptual Intersection Improvement – Bulb-Out with Protected Bike Lanes   3-16 Exhibit 3.10 – Existing Utility Infrastructure  . . . . . . . . . . . . . . . . . . . .  3-20 Exhibit 4.1 - Linear Park Concept  . . . . . . . . . . . . . . . . . . . . . . . . .  4-6 Exhibit 4.2 - North Rollins Road Perspective  . . . . . . . . . . . . . . . . . . .  4-13 Exhibit 4.3 - Street Tree Map  . . . . . . . . . . . . . . . . . . . . . . . . . .  4-20 Exhibit 4.4 - Architectural Design Standards Examples Diagram  . . . . . . . . . . .  4-48 Exhibit 4.5 - Architectural Design Standards Examples Diagram  . . . . . . . . . . .  4-50 Exhibit 5.1 - Drainage Rights-of-Way  . . . . . . . . . . . . . . . . . . . . . . .  5-15 iv | Chapter 3| North Rollins Specific Plan Draft This page intentionally blank North Rollins Specific Plan Draft |Chapter 1 | 1-1 policies for green buildings. The document also provides direction for improvements in the public realm, as well as an approach to providing open spaces and public plazas throughout the Plan Area within the private realm. The Specific Plan is designed with flexibility, considering changes in the economy may alter demand for mixed-use, residential, commercial, and industrial development over time. The Specific Plan is an implementation tool that: • Establishes the circulation framework of a walkable district that concentrates land uses, promotes multi-modal transportation, and creates a strong sense of neighborhood identity. 1.1 Purpose and Intent of the Specific Plan The North Rollins Specific Plan, hereafter referred to either as the “North Rollins Specific Plan,” or “Specific Plan,” provides a detailed description of the proposed land uses, infrastructure, and implementation requirements for the North Rollins Specific Plan (NRSP) project. It will be implemented within the City of Burlingame, California as depicted on Exhibit 1.1, Regional Location. The North Rollins Specific Plan envisions the Plan Area will be developed into a dynamic, vibrant, intergenerational and eclectic mixed-use neighborhood, with great connectivity to the Millbrae Transit Center as well as within the neighborhood itself. The scope of the Specific Plan includes regulations for beautification, design standards, bicycle and pedestrian mobility, green infrastructure and Chapter 1 - Introduction NORTH ROLLINS ROAD SPECIFIC PLAN ADVISORY COMMITTEE CAC | 16 SEPTEMBER 20207PROJECT OVERVIEW Project Goals Accommodate increased housing density along with other transit supportive uses and improvements in the North Rollins Road area Improvement of motorized, non-motorized, and transit connectivity between the Millbrae station and existing and future adjacent commercial, industrial, and residential uses Development and implementation of urban design standards which promote a walkable and livable environment within the project area Development of a strategy for providing open space amenities within the project area Images from initial outreach efforts used to determine goals and priorities for the Specific Plan Area. Image depicts project principles for the Specific Plan. Source: Gates and Associates. 1-2 | Chapter 1| North Rollins Specific Plan Draft • Establishes development standards for a range of permitted mixed-use, residential, commercial, open spaces and industrial uses. • Assures appropriate financing for community facilities, including circulation and streetscape improvements, domestic water, recycled water, urban runoff and drainage facilities, and sewage disposal. • Ensures the plan is economically feasible and can be implemented based on existing and anticipated future economic conditions. The North Rollins Specific Plan is consistent with the applicable goals and policies of the City of Burlingame General Plan. The Design Guidelines and Objective Design Standards contained in this document will assist in creating a consistent urban form and landscape character for private and public development within the Plan Area. The Development Regulations will establish permitted uses, site development standards and general development criteria and requirements. The provisions and regulations contained in the Specific Plan shall apply to the North Rollins Specific Plan area and shall prevail in instances of conflict with the provisions and regulations of the Burlingame Municipal Code (BMC) that regulate the same subject matter. Where the Specific Plan is silent on an issue, the goals, objectives and implementing actions contained in the Burlingame Municipal Code shall prevail, and the standards in the BMC or other applicable city, state, or federal code that regulate the same issue shall apply. 1.1.1 Project Vision The Specific Plan was prepared in accordance with the City’s vision and addresses the suggestions and concerns that were raised during the outreach process by major stakeholders, advisory committees and the general public. The primary Project vision and objectives for the North Rollins Specific Plan are: • Implementation of the new General Plan to accommodate increased housing density along with other transit supportive uses and improvements in the north Rollins Road area. • Improvement of motorized, non-motorized, and transit connectivity between the Millbrae Transit Center and existing and future adjacent commercial, industrial, and residential uses. • Development and implementation of urban design standards which promote a walkable and livable environment within the project area. Development of a strategy for providing open space amenities within the project area. • Engagement with the community to inform the public about transit-oriented design concepts and the Specific Plan process through a stakeholder and community involvement strategy. • Development of incentives or standards to promote state-of-the-art green building practices. North Rollins Specific Plan Draft |Chapter 1 | 1-3 1.2 Plan Area Location The North Rollins Specific Plan area is approximately 88.8 acres located in the most northern portion of the City of Burlingame, bordering the City of Millbrae. Regional access to the site is depicted on Exhibit 1.1, Regional Location, and is available via the adjacent US Route 101 to the northeast and via State Route 82 (El Camino Real) to the southwest. Interstate 280 is located approximately 1.3 miles southwest of the project, and the Millbrae Transit Center is located approximately one-quarter mile to the northwest of the Plan Area boundary. The Plan Area extents are depicted on Exhibit 1.2, Local Context, and is located approximately one-quarter mile south of the San Francisco International Airport (SFO). The entirety of the Plan Area is affected by airport land use compatibility zones, and is required to comply with applicable regulations and development standards of the Comprehensive Airport Land Use Compatibility Plan (ALUCP) for the Environs of San Francisco International Airport. Prior to the 2019 adoption of the Rollins Road Mixed-Use zoning for the project area, the Plan Area was located within the North Burlingame/ Rollins Road Specific Plan adopted in 2004 and last amended in 2007. Wide expanses of asphalt and pavement characterize the Plan Area Many long-standing industrial uses, such as See’s Candies, exist from the area’s initial industrial subdivision. Large setbacks and disjointed landscaping detract from a cohesive pedestrian experience. 1-4 | Chapter 1| North Rollins Specific Plan Draft N.T.S. | Source: San Mateo County GIS. Exhibit 1.1 - Regional Location San Mateo Belmont San Carlos Foster City Millbrae San Bruno Daly City Colma Brisbane Pacifica San Francisco International Airport San Francisco Bay Pacific Ocean South San Francisco Burlingame Burlingame Hills Specific Plan Area Unincorporated San Mateo County Hillsborough Half Moon Bay 280 380 101 82 92 Specic Plan Area City Limits Specific Plan Area City Limits North Rollins Specific Plan Draft |Chapter 1 | 1-5 N.T.S. | Source: San Mateo County GIS. Millbrae San Bruno San Francisco International Airport San Francisco Bay Burlingame Burlingame Hills Hillsborough 82 280 Hillside DrAdeline DrRay DrBroadwayOak Groove Ave Airport Blvd Ro l l i n s R d Cal i f o r n i a D r Easton DrO ld B a y s hor e HwyTrou sdale Dr101 Specific Plan Area Exhibit 1.2 - Local Context Specic Plan Area City Limits Specific Plan Area City Limits Millbrae Transit Center 1-6 | Chapter 1| North Rollins Specific Plan Draft 1.4 Discretionary Actions and Approvals The City of Burlingame is the Lead Agency for purposes of California Environmental Quality Act (CEQA) compliance and has prepared and made the appropriate environmental determination to consider the following discretionary actions. These actions are required to implement the Specific Plan: • Zone Change: An approval of a Zone Change will be necessary to change the zoning of the entire district from the current “Rollins Road Mixed-Use” (RRMU) to “North Rollins Specific Plan” (NRSP). • Specific Plan Approval: The North Rollins Specific Plan has been prepared to realize the objectives of the proposed district as defined herein. The above entitlements will require approval by the Burlingame City Council. 1.3 Specific Plan Summary The planning process for the North Rollins Specific Plan began with extensive outreach efforts to gain input from the community and collaboratively establish the vision for the North Rollins Area. These outreach efforts are detailed in Chapter 2, Planning Context. As a result of this interactive process, a consensus for the focus areas concept was developed for a carefully designed, well-planned mixed-use district that will evolve over time and maximize the benefits of its urban amenities, while preserving the unique character of the North Rollins area. The Specific Plan is designed to create a mixed- use district within the City of Burlingame that is cohesive in urban form. Design approaches incorporate “place-making” principles into a pedestrian-friendly streetscape that connects commercial and office uses, residential areas, parks, lifestyle areas, walkways, and transit opportunities within a single mixed-use district, while preserving vehicular access through the site. The Specific Plan will also include a unifying landscape and streetscaping theme that emphasizes the pedestrian and cyclist experience and establishes a distinct identity for the North Rollins area. The Specific Plan encourages an environmentally conscious (“green”) development approach to provide for a sustainable community. New development and redevelopment will be encouraged to incorporate materials and features that reduce energy and water consumption needs and minimize the impacts associated with development on the environment. The El Portal Channel runs along the northern edge of the Plan Area. North Rollins Specific Plan Draft |Chapter 1 | 1-7 1.5 Authority and Format of the Specific Plan The State of California Legislature has established the authority and scope to prepare and implement specific plans. The State requires that all cities and counties in California prepare and adopt a comprehensive general plan for the physical development of their areas of jurisdiction. To implement the policies described in the general plan, regulating programs are adopted (e.g., zoning ordinances, subdivision ordinances, building and housing codes, etc.). California State law authorizes cities with complete general plans to prepare and adopt specific plans (Government Code Section 65450 – 65457). Local planning agencies or their legislative bodies may designate areas within their jurisdiction as areas for which a specific plan is “necessary or convenient” (Government Code Section 65451). Specific plans are intended to serve as bridges between the local general plan and individual development proposal for a specific area. Specific plans contain both planning policies and regulations, and may combine zoning regulations, capital improvement programs, and other regulating requirements into one document. The North Rollins Specific Plan has been created through the authority granted to the City of Burlingame by the California Government Code, Sections 65450 through 65453, This Specific Plan has been prepared in accordance with the provisions of the California Government Code, which stipulate that a specific plan contain text and diagrams specifying the following: • Land Use: The specific plan must specify the distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. This discussion is included in Section 3.2, Land Use Plan, of this Specific Plan. • Public Facilities: The specific plan must show the proposed distribution, location, extent, and intensity of major components of public and private transportation, wastewater, water, drainage, solid waste disposal, energy, and other essential facilities located within the area covered by the plan, and needed to support the land uses described in the plan. This discussion is included in Section 3.3, Circulation Plan, and Section 3.4 Infrastructure Plan, in this Specific Plan. • Development Standards: The specific plan must include standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. This discussion is contained in Chapter 5, Development Standards, in the Specific Plan. • Implementation Measures: The specific plan must include a program of implementation measures, including regulations, programs, and financing measures. A discussion of these topics is included throughout Chapter 6, Implementation, in this Specific Plan. 1-8 | Chapter 1| North Rollins Specific Plan Draft • General Plan Consistency: The specific plan must include a statement of the relationship of the specific plan to the general plan. Chapter 2, Planning Context analyzes the Specific Plan in comparison to the Envision Burlingame General Plan. • Optional Contents: The specific plan may address any other subject that, in the judgement of the planning agency, is necessary or desirable for implementation of the general plan. Community building, landscape, architectural, and sustainable design guidelines are in Chapter 4, Design Guidelines of this Specific Plan. North Rollins Specific Plan Draft |Chapter 2 | 2-1 Chapter 2 - Planning Context 2.1 Relationship to Other Regulatory Documents As required by State Law, this Specific Plan is consistent with the applicable goals and policies contained within the adopted City of Burlingame General Plan. This Specific Plan serves as the Zoning for the Specific Plan area. 2.1.1 City of Burlingame General Plan The City of Burlingame adopted the “Envision Burlingame” General Plan in January 2019. As depicted in Exhibit 2.1, General Plan Land Use Designation, the Specific Plan Area is designated as “Live/Work” by the General Plan. The Specific Plan is consistent with the Live/Work designation. 2.1.2 City of Burlingame Zoning Code The City’s current zoning for the Specific Plan area is the Rollins Road Mixed-Use Zone (RRMU). A Zone Change is required to adopt the Specific Plan. As such, the zoning of the site would change to from “Rollins Road Mixed-Use” (RRMU) to “The North Rollins Specific Plan” (NRSP) (see Exhibits 2.2, Existing Zoning Designation and Exhibit 2.3, Proposed Zoning Designation). 2.1.3 Comprehensive Airport Land Use Compatibility Plan The ALUCP for the Environs of San Francisco International Airport specifies how land near airports is to be used, based on safety and noise considerations. As depicted on Exhibit 2.4, Opportunities and Challenges, a small portion of the northeast Plan Area is located within Airport Safety Compatibility Zone 2, Inner Approach/ Departure Zone, with the remainder of the Plan Area located within Zone 3, Inner Turning Zone. Land uses and standards proposed by local governments in compatibility zones must be consistent with an adopted ALUCP. The policies and regulations established by this Specific Plan do not conflict with airport land use compatibility criteria of the ALUCP for SFO, as updated in 2012. 2-2 | Chapter 2| North Rollins Specific Plan Draft N.T.S. | Source: City of BurlingameExhibit 2.1 - Existing General Plan Land Use Designation Ro l l i n s R d . M a g n o l i a Se q u o i a DavisGil b r e t h Qu e s a d a MillsMittenGroveCowanMa r co P o l o StantonAviadorAl b e m a r l e We s t m o o r DevereuxO g d e n DavidLas s e n OxfordCambridgeDuerinMc d o n a l d Ea s t w o o d Me a d o wKillarneyBroderickIngoldGuittard Old Bayshore Hwy. High Density Residential General Commercial Low Density Residential Medium Density Residential Medium/High Density Res. Broadway Mixed Use California Mixed Use Live/Work Bayfront Commercial North Burlingame Mixed Use Innovation Industrial Baylands Parks and Recreation Rail Corridor Public/Institutional Specic Plan Area Legend North Rollins Specific Plan Draft |Chapter 2 | 2-3 Exhibit 2.2 - Existing Zoning DesignationN.T.S. | Source: City of Burlingame Cali f o r n i a El C a m i n o R e a l M a g n o l i a Se q u o i a DavisGil b r e t h Qu e s a d a MillsOxfordCambridgeDuerinMc D o n a l d Ea s t w o o d Me a d o wKillarney MittengroveCowanMa r c o P o l o StantonAviadorAl b e m a r l e We s t m o o r devereuxO g d e n DavidLas s e n Ro l l i n sBroderickIngoldGuittardOld Bayshore H wy General Commercial/Residential Parks & Recreation Medium/High Density Residential Low Density Residential Medium Density ResidentialPublic Institutional North Burlingame Mixed Use Bayfront CommercialTidal Plain/Bay Rollins Road Mixed Use Innovation Industrial Legend Specic Plan Area 2-4 | Chapter 2| North Rollins Specific Plan Draft N.T.S. | Source: City of BurlingameExhibit 2.3 - Proposed Zoning Designation Cali f o r n i a El C a m i n o R e a l M a g n o l i a Se q u o i a DavisGil b r e t h Qu e s a d a MillsOxfordCambridgeDuerinMc D o n a l d Ea s t w o o d Me a d o wKillarney MittengroveCowanMa r c o P o l o StantonAviadorAl b e m a r l e We s t m o o r DevereuxO g d e n DavidLas s e n Ro l l i n sBroderickIngoldGuittardOld Bayshore H wy GeneralCommercial/Residential Parks& Recreation Medium/High DensityResidential Low Density Residential Medium Density ResidentialPublicInstitutionalNorthBurlingame Mixed Use Bayfront CommercialTidal Plain/Bay Rollins RoadMixed Use Innovation Industrial Legend North RollinsSpecific Plan (NRSP) North Rollins Specific Plan Draft |Chapter 2 | 2-5 2.2 Project Context 2.2.1 Historical Context According to the City of Burlingame Historical Society, North Rollins Road and the surrounding area once belonged to the Buri Buri Rancho of José Antonio Sanchez. In 1843, Sanchez’s son José de la Cruz Sanchez inherited that portion of the rancho upon his father’s death. Due to financial problems, José de la Cruz Sanchez lost the property which was then bought around 1860 by Darius Ogden Mills (D.O. Mills) and his wife. The Mills family built a mansion home on the property that was used as a vacation retreat by the Mills family for three generations until the 1950s. The heirs of D.O. Mills sold the property to Trousdale Development and in 1954 the property was divided between the cities of Burlingame and Millbrae for annexation. The area between Mills Creek to what is now Murchison Drive became part of Burlingame and the area north of Murchison to Millbrae Avenue became a part of Millbrae. A 1950’s pamphlet from the Burlingame Chamber of Commerce advertised the Millsdale Industrial Park to be an ideal location for businesses with its central location to San Francisco International Airport and access to adjacent rail and freeways. Specific industrial park design standards such as generous setbacks, off-street parking and loading, and individual tenant build to suit were touted to attract prospective tenants. Today, North Rollins Road and South Rollins Road carry the Millsdale Industrial Park legacy with some of the original tenants, such as Guittard Chocolate, still in operation. Mills Estate Commercial and Professional Aerial Map. From Burlingame Chamber of Commerce historical material. Source: The Burlingame Historical Society. In 2004, The North Burlingame/Rollins Road Specific Plan was adopted to implement land uses and streetscaping improvements that would revitalize the district and bolster the industrial and commercial vitality of the area. In January 2019, an update to the Burlingame General Plan (“Envision Burlingame”) redesignated the North Rollins area as “Live/ work.” To ensure compatibility with the general plan, the RRMU interim zone was adopted via an urgency ordinance to allow for a mixed-use industrial, commercial and residential district to occur, consistent with the general plan. In 2020, the RRMU interim ordinance was modified for consistency with the SFO ALUCP and adopted on a permanent basis by the City Council. The stated purpose of the North Rollins Road Mixed-Use Zone is to implement the General Plan Live/Work land use designation by creating and sustaining a new neighborhood of creative live/work units and developments, support small-scale commercial businesses, and other employment uses within easy walking distance to the Millbrae Transit Center. Long-established industrial uses are permitted to remain as conforming uses, provided they comply with all applicable standards and operational conditions. The RRMU zone reimagines the Plan Area as a district that better serves both residents and businesses within Burlingame, creating an economically vibrant mixed-use neighborhood that can adapt to the market conditions of the present, and evolve over time as demand changes over time while retaining its industrial character. However, due to the unique combination of public outreach, design guidelines, regulatory guidance and implementation strategies needed to implement this concept, the standards found within the RRMU zone are insufficient to enact this vision. The North Rollins Specific Plan is designed to implement these goals and provide the flexibility necessary for the Plan Area to change over time, while retaining the industrial character of the area. 2.2.2 Opportunities and Challenges The Specific Plan area includes multiple contextual factors that influence the project’s redevelopment. These influences are shown on Exhibit 2.4, and are described below: • Noisy edges along Highway 101, bordering the northeastern boundary of the Specific Plan area, and the railroad tracks bordering the southwestern boundary of the Specific Plan area. • The North Rollins Road right-of-way, which bisects the Specific Plan area. • Proximity to transit opportunities located at the Millbrae Transit Center, with stops from Caltrain and Bay Area Rapid Transit (BART) lines. • The Pacific Gas and Electric utility line corridor and storm drainage easement area that parallels Rollins Road. • Underutilized parcels within the plan area that present an opportunity for redevelopment. • Existing industrial uses that may remain after Specific Plan adoption. • Distant views of the surrounding mountains to the northeast and southwest. 2-6 | Chapter 2| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 2 | 2-7 Exhibit 2.4 - Opportunities and ChallengesN.T.S. | Source: City of Burlingame, Google Earth, SFO ALUCP.Adrian RoadAdrian RoadEl Portal Drainage ChannelEl Portal Drainage ChannelCITY OF MILLBRAE CITY OF MILLBRAE CITY OF BURLI NGA ME CITY OF BURLI NGA ME Ad r i a n R o a d Ad r i a n R o a d Hi g h w a y 1 0 1 - B a y s h o r e F r e e w a y Hi g h w a y 1 0 1 - B a y s h o r e F r e e w a y El C a m i n o R e a l - S t a t e R o u t e 8 2 El C a m i n o R e a l - S t a t e R o u t e 8 2 Rol l i n s R o a d Rol l i n s R o a d Rol l i n s R o a d Rol l i n s R o a d A v i a d o r A v e n u e A v i a d o r A v e n u e B e v e r l y A v e n u e B e v e r l y A v e n u e Lerida AvenueLerida AvenueC u a r d o A v e n u e C u a r d o A v e n u e Ol d B a y s h o r e H i g h w a y Ol d B a y s h o r e H i g h w a y Cal i f o r n i a D r i v e Cal i f o r n i a D r i v e Millbrae AvenueMillbrae AvenueTrousdale DriveTrousdale DriveRosedale AvenueRosedale AvenueWe s t m o o r R o a d We s t m o o r R o a d Rail r o a d T r a c k s ( C a l T r a i n , B A R T T e r m i n u s t u r n b a c k ) Rail r o a d T r a c k s ( C a l T r a i n , B A R T T e r m i n u s t u r n b a c k ) M a r c o P o l o W a y M a r c o P o l o W a y O g d e n D r i v e O g d e n D r i v e M a g n o l i a A v e n u e M a g n o l i a A v e n u e Alb m a r i e W a y Alb m a r i e W a y Bal b o a W a y Bal b o a W a y Co r o n a d o W a y Co r o n a d o W a y Cowan RoadCowan RoadMitten RoadMitten RoadMalcolm RoadMalcolm RoadStanton RoadStanton RoadHinckley RoadHinckley RoadMahler RoadMahler RoadMurchison DriveMurchison DriveChadbourne AvenueChadbourne AvenueMillbrae CalTrain and BART Train Station Millbrae CalTrain and BART Train Station Broderick RoadBroderick RoadAdrian CourtAdrian CourtGuittard RoadGuittard RoadIngold RoadIngold RoadDavid RoadDavid RoadNor t h C a r o l a n A v e n u e Nor t h C a r o l a n A v e n u eDuerin AvenueDuerin AvenueDavis DriveDavis DriveRay DriveRay DriveKillarney LaneKillarney LaneClovelly LaneClovelly LaneHamilton LaneHamilton LaneCITY OF MILLB RAECITY OF MILLB RAECITY OF BURLINGAMECITY OF BURLINGAMEA L U C P Z o n e 3 B o u n d a r y A L U C P Z o n e 3 B o u n d a r y ALUCP Zone 2 BoundaryALUCP Zone 2 BoundaryMillbrae San FranciscoInternational Airport San Francisco Bay Burlingame Legend Project Area Noisy Edges Rollins RoadRight-of-Way Utility Lines Eucalyptus Windrows El Portal Channel Millbrae Transit Center Gateway Opportunities Future Open Space Crosswalk Opportunity Viewsheds ALUCP Zone 2 ALUCP Zone 3 • Eucalyptus windrows along the southern portion of the Specific Plan area. • The El Portal Drainage Channel along the northwestern boundary of the Specific Plan area. 2.3 Existing Site Conditions and Setting 2.3.1 Physical Setting The existing physical setting of the Plan Area is predominantly hardscape, mostly devoted to surface parking lots, loading areas, and driveways. The Rollins Road right-of-way consists of a curb-adjacent sidewalk punctuated with multiple curb cuts and utility poles, with poles sometimes located in the middle of the sidewalk. Many of the trees and landscape exist in the front setbacks along Rollins Road. The existing specific plan specifies Red Oaks and Red Maples for new street trees, but they are only planted when properties are redeveloped. Along Adrian Road, similar setback and landscape conditions occur. The relationship between the lack of landscape within the public realm and the auto- and truck- oriented design of the area is notable. 2.3.2 Existing Circulation Roadway Circulation Roadways within the Plan Area are classified in the General Plan as Mixed-Use Arterial, Mixed-Use Collector, and Mixed-Use Access. These roadway classifications provide access and mobility for multiple modes and prioritizes walking and biking when possible. Table 2.1 — Roadway Classifications, below depicts roadway classifications within the Plan Area. Bicycle Facilities Within the Plan Area, bicycle facilities are located along Rollins Road. There is a Class II bike lane in the southbound direction, south of Broderick Road. There are Class III shared bike lanes in the northbound direction and in the 2-8 | Chapter 2| North Rollins Specific Plan Draft Utilities poles and fire hydrants compete for space in the public sidewalk along Rollins Road in front of 1755 Rollins Road. North Rollins Specific Plan Draft |Chapter 2 | 2-9 1755 Rollins Road – long curb cut through sidewalk for trucks and loading. Large street setbacks throughout the Plan Area lend the district a vehicular scale and inhibit walkability. Large swaths of paved area with minimal landscaping dominate the pedestrian experience within the Plan Area. southbound direction, north of Broderick Road. Class II bikeways are bike lanes that are reserved for bicycles on a street or roadway, striping is used to delineate the rights-of-way assigned to motorists and bikes. Class III bikeways are routes shared by bicycles and motorists and are identified by signs or pavement marking symbols. Pedestrian Facilities There are existing continuous sidewalks along both sides of Rollins Road and along the west side of Adrian Road within the Plan Area. There are discontinuous sidewalks along Adrian Court, Broderick Road, Guittard Road, and Ingold Road. Currently, there are no marked crosswalks for pedestrians. The nearest signalized pedestrian crosswalk is located at the intersection of Rollins Road and Adrian Road, approximately 270 feet north of the Plan Area. 2.3.3 Transit Access Exhibit 2.5, Regional Access, depicts transit access to the Specific Plan area. Access to a variety of transit opportunities reduces dependency on vehicle trips which can reduce traffic congestion, increase access to and from the Plan Area and have a positive effect on the environment. There is limited transit service within the Plan Area. However, the Millbrae Transit Center is located approximately 1,100 feet north and provides access to Caltrain, BART, San Mateo Country Transit (SamTrans), and local community shuttle services. Caltrain Caltrain is a commuter rail line that provides service to the San Francisco Peninsula and Santa Clara Valley. The northern terminus of the line is TABLE 2.1 — ROADWAY CLASSIFICATIONS Roadway General Plan Classification Number of Lanes Width (ft) Median Speed Limit Rollins Road Mixed-use Arterial 4 60-65 Two-way left- turn lane 25-35 mph Adrian Road Mixed-use Collector 2 35 Undivided 35 mph Adrian Court Broderick Road Guittard Road Ingold Road Mixed-use Access 2 30 - 40 Undivided 30 mph (unposted) View of Millbrae Transit Center. A SamTrans shuttle and southbound CalTrain are visible in the foreground. Author via Wikipedia: Pi.1415926535, Title: Millbrae Station, CC BY-SA 3.0. 2-10 | Chapter 2| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 2 | 2-11 N.T.S. | Source: San Mateo County GIS, Google Earth.Exhibit 2.5 - Regional Access San Mateo Millbrae San Bruno San Francisco International Airport San Francisco Bay SouthSan Francisco Burlingame Burlingame Hills Unincorporated San Mateo County Hillsborough 82 380 280 101 Specific Plan Area Specic Plan Area Millbrae Station City Limits Richmond - Millbrae Line Antioch - SFO/Millbrae Line SFO - Millbrae Shuttle Caltrain Line LEGEND Richmond - Millbrae Line Antioch - SFO/Millbrae Line SFO- Millbrae Shuttle Caltrain Line Specific Plan Area City Limits Millbrae Transit Center the 4th and King Street Station in San Francisco, and the southern terminus is the Gilroy Station in the City of Gilroy. Caltrain provides regular service to 28 stops along this route. Bay Area Rapid Transit (BART) BART provides public transportation for the San Francisco Peninsula, San Jose, and East Bay areas. The Richmond-Daily City/Millbrae Line (red line), Antioch-San Francisco Airport/Millbrae (yellow line), and Millbrae-San Francisco Airport (purple line) serve the Millbrae Transit Center. BART provides services seven days a week. San Mateo County Transit (SamTrans) SamTrans provides bus service throughout San Mateo county and San Francisco Peninsula area. SamTrans routes 38, 397, and SFO stop at Millbrae Transit Center. Sam Trans route ECR is accessible a short walking distance from the Millbrae Transit Center. Many of these routes operate seven days a week. Local Community Shuttles The San Mateo County Transit District provides employee-sponsored shuttle service in the vicinity. There are three shuttle services from the Millbrae Transit Center to other destination within San Mateo County: the Burlingame- Bayside BART/Caltrain, Millbrae/Broadway and North Burlingame shuttle lines. The Burlingame- Bayside BART/Caltrain shuttle runs along Rollins Road within the Plan Area. These shuttle services run during commute hours, Mondays through Fridays. 2.3.4 Existing Land Uses The 2004 specific plan allowed for industrial uses limited to airport-related industries, food preparation, fabrication, commercial recreation, commercial food preparation/processing, retail and wholesale building and garden supply, industrial training facilities, public service facilities, and other light industry. Identical land uses were permitted on parcels adjacent to Adrian Road; however, Adrian Road was designated as a new automobile sales and service district and encouraged consolidation of lots to create parcels of five acres or greater in size. Throughout the district, standalone office uses were explicitly prohibited. Today, the overall North Rollins Specific Plan Area is approximately 88.8 acres that generally follow the development pattern established by the 2004 specific plan, with the exception of two residential projects approved since the adoption of the RRMU interim zoning ordinance. Industrial (I) land uses dominate the Plan Area; these uses include businesses such as the Guittard Chocolate Company, a See’s Candies facility, Public Storage, and other light manufacturing and warehouse businesses that may contain a showroom/retail component. The second largest land use by acreage is Commercial Service and Retail (CSR) use which includes office headquarters for software, electronic, and freight-forwarding business, and several sports recreation and athletic clubs such as the Prime Time Athletic Club. Exhibit 2.5 shows several of the large parcels with a hatch of Commercial Service (CS) use over either the CSR or I land uses. This hatch indicates a mix of both land uses in the parcel where multiple businesses may occupy one building or several groups of buildings with multiple uses occupy a parcel. This mix of uses comprises the third and fourth largest acreage in the Plan Area. 2-12 | Chapter 2| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 2 | 2-13Adrian RoadAdrian RoadAd r i a n R o a d Ad r i a n R o a d Hi g h w a y 1 0 1 - B a y s h o r e F r e e w a y Hi g h w a y 1 0 1 - B a y s h o r e F r e e w a y El C a m i n o R e a l - S t a t e R o u t e 8 2 El C a m i n o R e a l - S t a t e R o u t e 8 2 Rol l i n s R o a d Rol l i n s R o a d Cal i f o r n i a D r i v e Cal i f o r n i a D r i v e Millbrae AvenueMillbrae AvenueTrousdale DriveTrousdale DriveMurchison DriveMurchison Drive Millbrae Train Station Millbrae Train Station Broderick RoadBroderick RoadAdrian CourtAdrian CourtGuittard RoadGuittard RoadIngold RoadIngold RoadN.T.S. | Source: San Mateo County GIS, Google Earth.Exhibit 2.6 - Existing Land Uses Acreage PF PublicFacility 4.2 CS Commercial Service 8.1 CS/CSR Commercial Service/Commercial Service and Retail 9.9 CSR Commercial Service and Retail 20.2 I Industrial 22.2 I/CS Industrial /Commercial Service 10.7 UT Utilities 4.5 75.38 87.57 Land Use Project Site Total Project Site Area including Rights-of-way 88.88 The Commercial Service land use on its own makes up the fifth largest land use acreage with businesses that include a moving company, tile store, printer, hardware store, and insurance office. The utility easement under the power lines make up the sixth largest land use acreage followed by one parcel of public facilities where the SFPUC Water Quality Bureau is located. Sea Level Rise and Flood Zone The General Plan identifies areas within the Specific Plan that may be susceptible to sea level rise. Portions of the North Rollins Specific Plan area would be at risk should a 3-foot or 6-foot sea level rise occur. In addition, the Specific Plan area is within Zone X 0.2, which means there is a 0.2 percent annual chance of flood hazards (referred to as a 500-year storm event). Specific grading or setback requirements are reviewed and implemented during the review of each development project or building plan check. 2.4 Public Outreach Summary In order to succeed as a mixed-use district, the Specific Plan area must meet the needs of a diverse set of stakeholders, including residents, employees within the Plan Area, and business and property owners. The outreach strategy for the Specific Plan included the formation of two committees: The Community Advisory Committee (CAC), and the Technical Advisory Committee (TAC). The CAC was composed of business and property owners within the Plan Area, and other interested parties. The TAC was composed of members of City Staff. Additionally, outreach meetings open to any interested party were conducted for members of the public to provide feedback throughout the process, and study sessions were held by the Planning Commission. The content NRSPSTART JUNE 2020 Community Advisory Committee Technical Advisory Committee Community Workshop AUGUST Existing Conditions Report and Initial Outreach NOVEMBER Project Area Concept Plan Alternatives FEBRUARY 2021 Project Area Preferred Concept Plan JANUARY 2022 Draft Specific Plan City Council Status Update Project commencement Community Advisory Committee Technical Advisory Committee Community Advisory Committee Technical Advisory Committee *Please note that schedule is approximate and subject to change COMMUNITY ENGAGEMENT Community Workshop 2023 SEPTEMBER Final Draft Specific Plan Specific Plan Adoption City Council Review NOVEMBER Presentation to Planning Commission 2-14 | Chapter 2| North Rollins Specific Plan Draft Conceptual public outreach schedule for the North Rollins Specific Plan. presented at these meetings was substantially identical, and together input from these groups steered the discussions regarding focus areas, streetscaping, and the public and private realms. Due to the COVID-19 pandemic beginning in 2020, all outreach meetings were held virtually. A total of two CAC meetings, two TAC meetings, and two Planning Commission study sessions occurred throughout the planning process. These meetings were critical in the development of the preferred concept alternatives for Plan Area focus areas, the public realm, and open spaces. 2.4.1 Workshop 1: Community Visioning Outreach Session Concept The goal of the visioning meetings was to determine perceptions of the existing condition of the Plan Area and generate ideas for the district’s future. Members of the TAC and CAC were asked to identify specific features of the Plan Area that they liked as well as what about the district should be preserved and what they would like to see changed. Session Summary CAC and TAC members universally identified open space as lacking within the Plan Area. Future redevelopment should include open space and streetscaping improvements, both for the sake of aesthetics and livability, if residential uses are to be introduced to the area. Members desired to preserve the industrial, eclectic character of the area and build upon it with public art. The Santa Barbara “Funk Zone” was identified as a mixed-use district that could serve as an example for redevelopment within the Plan Area. Overall, the committees expressed the desire for the Plan Area to serve as a gathering place for the Burlingame community, North Rollins Specific Plan Draft |Chapter 2 | 2-15 Slide from initial CAC and TAC outreach presentations. Participants were asked what types of features and places they would like to see integrated into the new mixed-use district. 2-16 | Chapter 2| North Rollins Specific Plan Draft Image from second CAC and TAC meeting, reviewing concept alternatives generated based on previous discussions. Image depicts various multi-modal right-of-way orientations for North Rollins Road. Source: Gates and Associates. with a synergy of new and old uses and a mix of residential, commercial, and industrial uses that preserve and enhance the district’s existing character. 2.4.2 Workshop 2: Plan Concepts Review Session Concept Input from the first community outreach meeting was parsed and developed into a set of plan concepts and framework. These concepts were outlined and presented to the TAC and CAC for feedback and further direction to ensure that they represented the vision established in the first outreach session. Session Summary The TAC and CAC reacted generally positively to the focus area, open space, and streetscape concepts. These committees reiterated the desire for Rollins Road to act as the “backbone” of the Plan Area and to focus redevelopment along the corridor. Facilitating multi-modal access throughout the Plan Area, improving streetscaping and aesthetics, and creating a walkable mixed-use district were important concepts identified by the committee members. Feedback generated from this outreach session was utilized to further refine the plan concepts for the Specific Plan. 2.4.3 Workshop 3: Specific Plan Review Session Concept After some time to develop the Specific Plan document, the document was sent to both the TAC and CAC for feedback. Key topics of the Specific Plan were presented to both the TAC and CAC and divided into four categories: Circulation, Open Space, Design Guidelines, and Development Standards/Land Uses/ Implementation. Session Summary The TAC and CAC both provided comments on specific land uses, the design of North Rollins Road, the art in public places program, and community benefits. A lengthy and important discussion occurred regarding the ultimate width of the parkway and sidewalk within the North Rollins Road, ultimately resulting in the design included within this document. North Rollins Specific Plan Draft |Chapter 2 | 2-17 2-18 | Chapter 2| North Rollins Specific Plan Draft This page intentionally blank North Rollins Specific Plan Draft |Chapter 3 | 3-1 Chapter 3 – Plan Elements 3.1 Purpose and Intent This Chapter contains a discussion of the various plan elements for the North Rollins Specific Plan, including the following: • Project Vision and Objectives • Open Space Plan • Land Use Plan • Circulation and Mobility Plan • Infrastructure Plan Each element works in tandem with the other plan parts to establish a framework, ensuring that the Specific Plan fosters high-quality development and a reimagined urban fabric for the North Rollins Road area. 3.2 Specific Plan Objectives As a result of the vision established during the outreach process, the Specific Plan aims to create a new neighborhood of creative live/work units and mixed-use and multi-unit developments that support small-scale commercial businesses and other employment uses within easy walking distance to the Millbrae Transit Center, while preserving existing industrial uses in the area. The North Rollins Specific Plan is designed to implement a series of realistic and achievable project objectives that will help realize applicable City of Burlingame General Plan goals and policies and ensure that the Plan Area develops as a high-quality mixed-use neighborhood. These objectives are as follows: • Create a land use framework that allows for the North Rollins Road area to be reimagined as a medium- and high-density mixed-use neighborhood, consistent with the goals and policies of the General Plan. • Preserve the Plan Area’s industrial and unique identity while allowing for new types of development to occur. • Implement infill development on underutilized parcels within the Rollins Road area, consistent with the goals and policies of the Housing Element. 3-2 | Chapter 3| North Rollins Specific Plan Draft • Maximize access to transit by promoting development near the Millbrae Transit Center. • Create a “sense of place” through attractive streetscapes unique to the Plan Area. • Re-allocate and improve public rights-of- way to safely accommodate pedestrians, bicyclists, vehicles, and delivery trucks. • Ensure future development activates northern Rollins Road. • Support emerging business by establishing flexible zoning regulations that allow creative art and design-oriented uses and green-tech commercial and industrial uses. • Utilize a planning process that is driven by the needs and desires of the community. • Prepare specific provisions tailored to the unique conditions of the North Rollins Road area. 3.3 Open Space Plan A dynamic and integrated open space network contributes to the vitality and well being of a community. The open space network within the Plan Area should promote non-vehicular travel and connectivity as a primary feature while providing spaces for relaxation and recreational activities. The open space network weaves together a mix of private, common, and public open spaces to create a singular, unified open space experience. The conceptual location and size of green spaces indicated in Exhibit 3.1, Open Space Diagram, are approximate, but are laid out with the intent of an open space plan that has non-vehicular connections woven throughout the Plan Area. To provide an appropriate transition between improvements within the Plan Area on Rollins Road and outside of the Plan Area on southerly Rollins Road, streetscaping and landscaping on Rollins Road are anticipated to extend to its intersection with David Road, as depicted on Exhibit 3.1. North Rollins Specific Plan Draft |Chapter 3 | 3-3 N.T.S. | Source: Exhibit 3.1 – Open Space Diagram Potential Pedestrian Crossing Streetscaping Improvements Outside of Plan Area Linear Park Windrow Trail Paseo Plazas Pocket Park 3-4 | Chapter 3| North Rollins Specific Plan Draft N.T.S. | Source: Exhibit 3.2 – Green Network Circulation connected by linear parks, paseos, plazas, pocket parks, sidewalks and trails, which are described in the subsequent sections. Design guidelines for these park spaces are found in Section 4.2, Landscape Design Guidelines, of Chapter 4. 3.3.1 Green Network Circulation The network of green spaces will emphasize multi-modal circulation outside of the vehicular spines. Park experiences should occur within a 1/8-mile radius of each other, and in turn develop a pedestrian experience that allows for a space of green or respite to occur within the span of a five minute walk. The green hubs will be P Reacreation Corridor/ Linear Park Paseos Windrow Trail Street Sidewalk Proposed Park Site Future Park Site 1/8 Mile Radius1/8 Mile RadiusPaseos Windrow Trail Street Sidewalk Recreation Corridor / Linear Park Proposed Park Site Future Park Site Potential Pedestrian Crossing Private Common Open Spaces are not depicted on Exhibit 3.2, and are anticipated to occur on private parcels throughout the Plan Area. North Rollins Specific Plan Draft |Chapter 3 | 3-5 3.3.1.1 Linear Park The space under the utility lines parallel to Rollins Road is ideal to create a recreational corridor that links the east and west ends of the district independent of street circulation. The utility corridor is also a drainage easement which contains stormdrain infrastructure. The linear park will feature a plaza that is the terminus of perpendicular pathways and paseos. It will serve as community recreation hub for local residents as well a visitors. 3.3.1.2 Public Pocket Park Pocket parks take advantage of outdoor space which can support the overall green network. Example: Linear park with pathway and seating opportunities. Example: Pocket park providing gathering spaces. Example: Linear park providing flexible usable space. Example: Pocket park providing play opportunities. Interspersed parks are the intermediate destination along the green network. They will serve as small social hubs, spaces of rest or provide recreation amenities. 3.3.1.3 Plazas Plazas can utilize space that may not have suitable conditions for recreation and are better aligned to support a social hub. They are intended to promote gathering, social interaction and flexible programming. 3-6 | Chapter 3| North Rollins Specific Plan Draft Example: Plaza with flexible seating and group opportunities. Example: Paseos integrating green into a functional corridor. Example: Plaza contributing to arrival spaces and promoting indoor/ outdoor use. Example: Paseos may provide seating and wayfinding. 3.3.1.4 Paseos Paseos will serves as pedestrian connections between open spaces. They are pedestrian oriented corridors which may host amenities. 3.3.1.5 Windrow Trail The Windrow Trail will utilize the edge of the railroad corridor to provide pedestrian connection along the district’s southern boundary. North Rollins Specific Plan Draft |Chapter 3 | 3-7 Example: Windrow trail provides non-vehicular access at Southern edge. Example: Private common open space may include loop trails and green nodes can contribute to the green network. Example: Windrow trail may provide dedicated travel lanes for various users. Example: Private common open space may provide seating that is available to the public and serves adjacent uses. 3.3.1.6 Private Common Open Space Privately owned and maintain open spaces that are open to the public can contribute to the overall green network. 3.4 Land Use Plan and Focus-Area Overlay The North Rollins Specific Plan is planned as a framework for redevelopment that refines the implementation of the North Rollins Road Mixed- Use (RRMU) district. Permitted uses are detailed in Chapter 5, Development Standards, and apply uniformly to the extent of the approximately 88.8 acre Plan Area as depicted upon Exhibit 3.3, Land Use and Circulation. Land Uses allowed by the Specific Plan include residential, commercial, industrial, and mixed- use. Development may occur throughout the entirety of the Plan Area. Residential, mixed-use, and commercial developments may utilize tiered development standards that allow for higher- density developments to occur for projects that provide specific community benefits, described in Section 5.5.3, Community Benefit Bonuses. Table 3.1 — Maximum Base Development Intensity, includes a summary of the maximum intensities for various types of development within the Plan Area. TABLE 3.1 — MAXIMUM BASE DEVELOPMENT INTENSITY Land Use Maximum Allowable Base Intensity Multi-Unit Residential 70 base units per acre Commercial Uses 1.0 Floor Area Ratio Industrial Uses 1.0 Floor Area Ratio Mixed-Uses 1.0 Floor Area Ratio Residential development may occur at a density of between 30 and 70 base dwelling units per acre, depending on the development intensity tier used. The maximum allowable base intensity for residential development identified in Table 3.1 is considered a base intensity. Development 3-8 | Chapter 3| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 3 | 3-9 N.T.S. | Source: San Mateo County GIS, Google Earth. MillbraeSan FranciscoInternational Airport San FranciscoBay Plan Area Burlingame 82 101 101 Adeline DrRay DrMillbrae Ave Cal i f o r n i a D r Cal i f o r n i a D r Trousdale DrRo l l i n s R d A d r i a n R dAdrian CtBroderick RdIngold RdGuittard RdRo l l i n s R d R o l l i n s R d R o l l i n s R d A d r i a n R d A d r i a n R d A d r i a n R dAdrian CtAdrian CtAdrian CtBroderick RdBroderick RdBroderick RdIngold RdIngold RdIngold RdGuittard RdGuittard RdGuittard RdExhibit 3.3 – Land Use and Circulation North Rollins Mixed-use Specic Plan Boundary Proposed Sidewalks Proposed Class IV Bike Trail Proposed Class III Bikeways City Limits Conceptual Mid-Block Crossing Conceptual Pedestrian Crossing North Rollins Mixed-Use Proposed Sidewalks Proposed Class II Bike Route Proposed Class III Bike Routes Plan Area Boundary City Limit Conceptual Mid-Block Crossing Conceptual Pedestrian Crossing 3-10 | Chapter 3| North Rollins Specific Plan Draft N.T.S. | Source: KTGYExhibit 3.4 – Focus Area Overlay Area 4Area 4 Area 3Area 3 Ar e a 5 Ar e a 5 Area 1Area 1 Area 2Area 2 MillbraeSan FranciscoInternational Airport San FranciscoBay Plan Area Burlingame 82 Adeline DrRay DrMillbrae Ave Trousdale Dr101 Adeline DrRay DrMillbrae Ave Cal i f o r n i a D r Cal i f o r n i a D r Trousdale DrRo l l i n s R d A d r i a n R dAdrian CtBroderick RdIngold RdGuittard RdRo l l i n s R d R o l l i n s R d R o l l i n s R d A d r i a n R d A d r i a n R d A d r i a n R dAdrian CtAdrian CtAdrian CtBroderick RdBroderick RdBroderick RdIngold RdIngold RdIngold RdGuittard RdGuittard RdGuittard RdSpecic Plan Boundary City Limits Rollins Road Focus AreaSub-Area 4 Sub-Area 5Sub-Area 1 Sub-Area 2 Sub-Area 3 Focus Area 1 Focus Area 2 Focus Area 3 Focus Area 4 Focus Area 5 Plan Area Boundary City Limit Ground-floor Activation that exceeds this intensity may be achieved with the implementation of affordable housing and/ or community benefit bonuses as described in Chapter 5. Commercial and industrial developments are allowed to occur throughout the Plan Area at various Floor Area Ratios (FAR), as defined by the BMC, with certain uses subject to additional restrictions as detailed in Chapter 5. Additionally, the intensity and density described herein have been evaluated in conjunction with the environmental analysis performed for the “Envision Burlingame” General Plan Update and subsequent environmental analyses. Section 6.6, Maximum Development Analyzed per CEQA, describes the intensity at initial implementation analyzed pursuant to CEQA (unless amended) to clearly communicate environmental clearances to the decision makers, developers, and the general public. Development may exceed intensity limits described in this section, provided they have been adequately analyzed pursuant to the California Environmental Quality Act (CEQA). The Specific Plan implements design guidelines that apply to all residential, commercial, industrial, and mixed-use development throughout the Plan Area, and also utilizes a “focus area” overlay that implements various targeted design guidelines and objective design standards based on the unique opportunities and challenges present in each of the five area focus areas. These focus-areas are depicted on Exhibit 3.4, Focus Area Overlay, with the description and the targeted design guidelines provided in Section 4.3.8, Focus Area Guidelines. 3.5 Circulation and Mobility Plan The North Rollins Specific Plan Area is planned as a transit-oriented mixed-use neighborhood that blends existing uses with new uses and development. Circulation and mobility planning are key elements of the Specific Plan given the unique proximity of the Plan Area to the Millbrae Transit Center, San Francisco International Airport, Highway 101, and regional and local serving retail and entertainment opportunities. Several of the Specific Plan objectives relate to circulation and mobility, including: • Promote alternatives to automobile transportation to further the City’s transportation objectives by emphasizing public transit linkages, Transportation Demand Management (TDM), and pedestrian access and ease of movement between buildings. • Create convenient and safe pedestrian and bike access to the Millbrae Caltrain and BART stations. • Improve public streets through the Specific Plan area to improve public rights-of-way and regional roadway circulation. • Enhance vehicular, bicycle, and pedestrian circulation and access in the area surrounding the Specific Plan. To accomplish these objectives, this Specific Plan incorporates a “complete streets” approach that prioritizes creation of a truly multi-modal transportation system, as depicted on Exhibit North Rollins Specific Plan Draft |Chapter 3 | 3-11 3.3. This is consistent with the City’s General Plan goals and policies that encourage providing infrastructure and design features into street design, enhanced capacity and new linkages to provide “a well-connected network of Complete Streets that can move all modes safely, efficiently, and comfortably to promote efficient circulation” among other benefits. Utilizing this approach, driving to and from the Specific Plan area is an option but not a necessity, and multi-modal mobility options are provided for employees, residents, guests, and the public. The circulation and mobility improvements proposed are intended to improve access to, and circulation within, the Plan Area, including to the Millbrae Transit Center. Section 3.5.1 includes guidelines intended to prioritize the pedestrian and bicyclist experience within the Specific Plan area and the surrounding transportation network to ensure safe connections within and surrounding the Specific Plan area. 3.5.1 Mobility Guidelines The following circulation and mobility guidelines are intended to facilitate the implementation of this Specific Plan. Multimodal Circulation • Promote circulation infrastructure and design that allows for alternative transportation modes including public transit, pedestrian travel, bicycle, and shuttles. • Encourage use of alternative modes of transportation and reduce single-occupancy vehicle trips through implementation of transportation demand management (TDM) measures. • Create a circulation network that integrates the built environment and open space, both within and adjacent to the Specific Plan area. Pedestrian and Bicycle • Facilitate pedestrian circulation within and adjacent to the Specific Plan area to minimize automobile trip generation. • Use pedestrian-only walkways (sidewalks and promenades) to provide (ADA- compliant) safe and convenient connections within the Specific Plan area. • In appropriate areas, define walkways with distinctive paving materials and lighting. • In appropriate areas, provide places for seating along pedestrian walkways. • Except where infeasible, inset walkways from roadways with a landscape buffer to promote safe, pedestrian-friendly circulation. • Provide short-term bicycle parking at grade level that is conveniently located to serve shoppers, customers, guests, and other visitors. • Provide long-term bicycle parking in parking or building structures that serve employees and residents who generally stay for longer periods of time. 3-12 | Chapter 3| North Rollins Specific Plan Draft • Promote the use of walking and bicycling by employees and residents by providing convenient long-term bicycle parking, showers, and changing facilities. • Examine potential for pedestrian crossings traversing the rail right-of-way. • Provide designated Class II bike routes on both sides of Rollins Road. In other Specific Plan areas, bicycle circulation would be accommodated by Class III bike routes. • Clearly delineate bicycle access and parking by lane markings and wayfinding signage. Transit Access • Encourage connections to public transit, particularly safe and convenient pedestrian and bicycle access to the Caltrain and BART routes at the Millbrae Transit Center. • Design the public roadway network to support a conveniently accessible transit/ shuttle service stops that does not impede the primary flow of traffic. On-Site Parking and Loading • Locate loading and delivery zones away from pedestrian circulation areas and adjacent residential neighborhoods to the greatest extent practicable. • Design the roadway network to support accessible loading and delivery zones that do not impede the primary flow of traffic. • Clearly delineate parking access with lane markings and wayfinding signage to reduce conflicts and improve safety. 3.5.2 Circulation & Mobility Improvements Proposed circulation and mobility within and around the Specific Plan area include upgrades to existing roadways, pedestrian pathways, and bike facilities. Consistent with the mobility guidelines above, these improvements will be designed to provide a variety of travel options (vehicle, pedestrian, bike, transit, shuttle service) and provide safe and seamless pedestrian access to the nearby Millbrae Transit Center. A potential pedestrian crossing traversing the southwestern rail corridor, identified on Exhibit 3.3 in a location connecting either Guittard Road or Ingold Road to California Drive, was examined as a result of public input during outreach efforts expressing a preference for additional pedestrian connections across the rail tracks. A preliminary study indicated that such a crossing would incur disproportionately high costs relative to the connectivity benefits to the area;, however. Such a pedestrian crossing may be evaluated in the future as the Plan Area evolves and develops over time. Fire department apparatus access requirements in accordance with the California Fire Code are to be confirmed during development design review to ensure new and existing roadways have adequate width and turnaround infrastructure to accommodate responding units. The redesign of Rollins Road and Adrian Road fire access roadways must accommodate the size and maneuvering capabilities of all fire apparatus. This includes, but not limited to, drive lanes, cul-de-sac turnarounds, street corner bulb outs, and bike lane protection. Raised curbs within the required access road width is not North Rollins Specific Plan Draft |Chapter 3 | 3-13 permitted, street trees and landscaping are not permitted to extend into the required fire access road clear height. Fire apparatus specifications are available from CCFD. Upon implementation of any new Rollins Road roadway designed under this specific plan, consideration is needed for the clear transition from the new roadway design to the existing Rollins Road immediately south this specific plan area. 3.5.2.1 Plan Area Roadway Circulation Rollins Road Improvements A major circulation and mobility feature of the Specific Plan is the improvement of the northern section of Rollins Road, which would serve as the primary road for the Plan Area. In addition to providing connectivity to the surrounding community, it will also serve as the primary access to internal private roadways, parking, and loading areas within the Plan Area. As envisioned in the Burlingame General Plan, Rollins Road will be improved to transition the area from an existing industrial district to a complete “live/work” neighborhood, with moderate density residential and mixed-use development. The proposed improvements for Rollins Road will require the Plan Area to serve more travel modes as a growing population of employees and residents are expected to use the Millbrae Transit Center. Rollins Road is envisioned to consist of at least one travel lane in each direction separated by a turning lane. Class II bike routes, on-street parking lane that could also accommodate transit stops, 6’ wide landscape planting, and 5’ wide sidewalks are proposed for both sides of Rollins Road as shown in Exhibit 3.5, Conceptual Rollins Road Cross Section and Improvements. As Rollins Road continues beyond the Plan Area boundary, it is envisioned that improvements will include the portion to the south encompassing the stretch between the Plan Area boundary to David Road to create a clear transition from the new roadway design to the existing street configuration, as depicted on Exhibit 3.1. Anticipated improvements to Rollins Road include the following: • New public open spaces near the Broderick Road and Ingold Road residential areas. • Paseo connections perpendicular to Rollins Road. • A new multi-use pedestrian/bike pathway located adjacent to the City of Burlingame/ City of Millbrae Property line. • Gateways to transition from South Rollins to North Rollins and North Rollins into Millbrae. • Traffic calming improvements, including bulb outs, for intersections at Broderick Road, Guittard Road and Ingold Road, depicted on Exhibit 3.8, Conceptual Intersection Improvements. Adrian Road Improvements As shown in Exhibit 3.6, Conceptual Adrian Road Cross Section and Improvements, Adrian Road would be expanded to include bike routes and 5’ wide sidewalks. The proposed improvements will incorporate a Class III Bike Route. This reconfiguration is intended to create a safer, 3-14 | Chapter 3| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 3 | 3-15 N.T.S. | Source: Gates and Associates Exhibit 3.6 – Conceptual Adrian Road Cross Section and Improvements Exhibit 3.7 – Conceptual Cul-de-Sac Streets Cross Section and Improvements Exhibit 3.5 – Conceptual Rollins Road Cross Section and Improvements 3-16 | Chapter 3| North Rollins Specific Plan Draft Source: Kimley Horn Exhibit 3.9 – Conceptual Intersection Improvement – Bulb-Out with Protected Bike Lanes Exhibit 3.8 – Conceptual Intersection Improvement – Bulb-Out Typical bulb-out condition at intersections on the East side of Rollins Road. Typical bulb-out condition at intersections for protected bike lanes. Sample protected bike crossing with traffic calming improvements. slower-traffic environment for the existing Adrian Road residents. Traffic calming improvements, including bulb out, will also be proposed at the intersection crossing Adrian Court. 3.5.3 Transit Connectivity The Plan Area is uniquely located near public transit, including the Millbrae Transit Center. Proposed off-site improvements include new public open spaces and parks, increased connectivity through existing utility easements, and pedestrian improvements on Rollins Road providing enhanced and safer pedestrian and bicycle access to the Millbrae Transit Center. SamTrans Transit Center is also located at the Millbrae Transit Center, which provides bus service to a range of destinations in San Mateo County. 3.5.4 Bicycle Connectivity Bicycle circulation through the Plan Area is provided by a series of Class II and Class III facilities. This circulation network is illustrated in Exhibit 3.3. Bicycle facilities are designed for recreational use, as well as for access to areas within the Plan Area. 3.6 Infrastructure and Public Services This section describes the existing major utility infrastructure and the related improvements needed at build-out of the Specific Plan and the public services required to serve users of the Plan Area. 3.6.1 Introduction Implementation of the Specific Plan will require the construction of infrastructure and provision of public services and utilities to serve the Plan Area in accordance with development standards. In connection with development within the Plan Area, infrastructure, services, and utilities should be designed to meet the standards set forth by the City of Burlingame and other utility agencies with oversight authority. Infrastructure and public services addressed in this section include water, sewer, storm drainage, solid waste disposal, and dry utilities. Table 3.2 — Service Providers, lists the various service providers for the Plan Area known to operate services at the time this Specific Plan was prepared. These providers may be subject to change. As shown in Table 3.2, the Plan Area is served by existing storm drain systems, sanitary sewer conveyance systems, wastewater treatment infrastructure, and potable water systems that are owned, operated, and maintained by the City of Burlingame. Electric and gas services are provided by Pacific Gas & Electric. Electric service is also available through Peninsula Clean Energy. North Rollins Specific Plan Draft |Chapter 3 | 3-17 The Plan Area is not in an area supplied with recycled water, as the City of Burlingame does not have an existing or planned recycled water distribution system in place. Existing water, sewer, storm drain, electrical, gas, and communication utilities are in public utility easements throughout and adjacent to the Plan Area. Demolition and rerouting of certain existing infrastructure will be required for implementation of the Specific Plan. Rerouting/ realigning portions of existing water and wastewater lines, undergrounding existing overhead utilities along the immediate street frontages (subject to existing City procedures), and demolishing existing utility lines are all likely to be requested by the City or otherwise required by the respective utility provider. TABLE 3.2 — SERVICE PROVIDERS Service Current Provider Water City of Burlingame Wastewater City of Burlingame Storm Drainage City of Burlingame Electric Service Pacific Gas and Electric, Peninsula Clean Energy Gas Service Pacific Gas and Electric Police Protection City of Burlingame Fire Protection Central County Fire Department (CCFD) Emergency Medical American Medical Response (AMR) and Central County Fire Department (CCFD) 3.6.1.1 Sequencing of Infrastructure Specific requirements regarding timing and sizing of infrastructure will be determined by the City for each phase during a Project approval process. As each phase of infrastructure is built, it is anticipated that the constructed public infrastructure will be dedicated to and accepted by the City of Burlingame. 3.6.2 Water Supply 3.6.2.1 Existing & Future Water Supply The City of Burlingame owns and operates the existing domestic water facilities within and around the Plan Area. The City of Burlingame Water Division is responsible for maintaining the water mains within the City boundaries, including portions of the Burlingame Hills. All the City’s water supply is purchased under contract from the San Francisco Public Utilities Commission (SFPUC). The SFPUC has several large pipelines running through the town. The Plan Area has distribution mains located in each of the public street frontages. An eight- inch asbestos-cement (AC) main, provides water service to the current parcels fronting Highway 101. An eight-inch asbestos-cement (AC) main provides water service to the current parcels fronting Adrian Court. Adrian Road, north of Adrian Court, is serviced by an eight- inch asbestos-cement (AC) main. A ten-inch AC main is located underneath Rollins Road, and supplies water service to the adjacent parcels. An twelve-inch asbestos-cement (AC) main services the parcels along Broderick Road. A twelve-inch asbestos-cement (AC) pipe runs southwest to northeast to connect water mains parallel to 3-18 | Chapter 3| North Rollins Specific Plan Draft California Drive and Highway 101. Currently there is no public recycled water infrastructure. See Exhibit 3.10, Existing Utility Infrastructure, for existing utility locations. 3.6.2.2 Specific Plan Water Infrastructure Improvements At full buildout, development of the Plan Area is conservatively estimated to use approximately 400,000 gallons per day (448 acre-feet / year [AFY]) for indoor demand and approximately 20,000 gallons per day (22 AFY) for irrigation demand. In total, water demand of approximately 420,000 gallons per day (470 AFY), which can be adequately served by SFPUC, as documented in the Urban Water Management Plan (UWMP). In general, existing water facilities are anticipated to be sufficient to support project buildout. 3.6.3 Wastewater 3.6.3.1 Wastewater Regulatory Setting The City of Burlingame owns and maintains sanitary sewer systems and related infrastructures. The City of Burlingame sanitary sewer systems consists of sewer mains within city streets and easements, sewer laterals from the sewer cleanout at the City’s right-of-way, and seven lift stations. The lift stations move wastewater to the City’s wastewater treatment facility for treatment and discharge to a treatment plant for dechlorinating before being discharged into the San Francisco Bay. The average dry weather flow through the Burlingame Wastewater Treatment Facility (WWTF) is 3 million gallons per day (MGD). Peak wet weather flows can exceed 16 MGD. The State Water Resources Control Board (SWRCB) has adopted a Waste Discharge Requirements (WDR) Order which requires the City of Burlingame to develop and implement a Sanitary Sewer Management Plan (SSMP). The latest City of Burlingame SSMP, prepared and adopted in May 2013 and revised April 2018, identifies ongoing maintenance and system improvements necessary to maintain the sewer system. The 2018 revised SSMP was used as the basis for wastewater infrastructure capacity design for this Specific Plan. 3.6.3.2 Wastewater Existing Conditions As identified in the 2018 SSMP, the Plan Area is in Tributary Basin 8 within the Burlingame Sanitary Sewer System. Wastewater from the Plan Area discharges to existing public sanitary sewer mains in the adjacent public roadways. These public mains drain to a pump station located at 1740 Rollins Road which pumps the wastewater to the Wastewater Treatment Facility. The Plan Area drains to sanitary sewer main lines located underneath California Drive, Rollins Road, and between Adrian Road and Rollins Road. All three main lines drain northwest to southeast. The California Drive main is an eight-inch ductile iron pipe (DIP) that flows from California Drive to Rollins Road by way of Broderick Road. The Rollins Road main line is an eight-inch asbestos- concrete pipe (AC) that flows southeast out of the Plan Area. The main line between Adrian Road and Rollins Road collects wastewater from the parcels between Adrian Road and Rollins Road. The wastewater is collected by a series of eight- inch laterals that feed into a ten-inch asbestos- concrete (AC) main which drains out of the Plan Area. North Rollins Specific Plan Draft |Chapter 3 | 3-19 3-20 | Chapter 3| North Rollins Specific Plan Draft N.T.S. | Source: City of Burlingame Exhibit 3.10 – Existing Utility Infrastructure MillbraeSan FranciscoInternational Airport San FranciscoBay Plan Area Burlingame Adeline DrRay DrMillbrae Ave Trousdale DrAdeline DrRay DrMillbrae Ave Cal i f o r n i a D r Cal i f o r n i a D r Trousdale DrRo l l i n s R d A d r i a n R dAdrian CtBroderick RdIngold RdGuittard RdRo l l i n s R d R o l l i n s R d R o l l i n s R d A d r i a n R d A d r i a n R d A d r i a n R dAdrian CtAdrian CtAdrian CtBroderick RdBroderick RdBroderick RdIngold RdIngold RdIngold RdGuittard RdGuittard RdGuittard Rd101 82 Specic Plan Boundary City Limits Rollins Road Focus Area Sub-Area 5Plan Area Boundary Sanitary Sewer Water Main Storm Drain Road pump station will need to be replaced and the mechanical components will need to be recoated. Within the next ten years the ventilation fans need to be replaced. • Implementation of a new force main beginning at the 1740 pump station and running down Rollins Road. 3.6.4 Stormwater 3.6.4.1 Stormwater Regulatory Setting The existing storm drainage infrastructure within the Plan Area is owned, operated, and maintained by the City of Burlingame. The City of Burlingame owns and maintains storm drainage infrastructure within the Plan Area, which is on the boundary between two Burlingame drainage watersheds: South Region (Mills Creek Sub Watershed) and the North Region (Millbrae Creek Sub Watershed). The State of California regulates water quality in the region through the San Francisco Bay Regional Water Quality Control Board (RWQCB). The City of Burlingame is a permittee of the Municipal Regional NPDES Permit (MRP) administered by the RWQCB. As a permittee, the City is responsible for requiring that all qualifying development projects, including development within the Plan Area, comply with the City’s MRP requirements and other applicable state and local stormwater and water quality requirements. 3.6.3.3 Specific Plan Wastewater Improvements Buildout of the Plan Area will increase wastewater/sanitary sewer flows to the public sanity sewer system. There is sufficient capacity at the WWTF to provide wastewater treatment for the proposed flows from buildout of North Rollins Road. It is anticipated that each new building will include at least one new lateral to connect to existing mains. Wastewater will be conveyed via both on-site pump stations and gravity flow. All improvements will be designed and constructed consistent with City of Burlingame requirements. In conformance with the 2018 SSMP, it is anticipated that several public sewer mains that directly serve the Plan Area will be upsized to account for the additional sanitary sewer flow generation. North Rollins Road Improvements At full buildout, sanitary sewer flow generation during maximum day wet weather flow (MDWWF, worst case) will increase by approximately 370,000 gallons per day (GPD) of sanitary sewer flow. The existing sanitary sewer flow generation for the known developments in the Rollins Road area is 38,000 gallons per day. The total flow with fully projected development conditions met will be roughly 408,000 gallons per day. Proposed upgrades to meet increased sewer demands include: • RR-3 Rollins Road pump station improvements. Within the next five years most of the pump components at the Rollins North Rollins Specific Plan Draft |Chapter 3 | 3-21 3.6.4.2 Existing Conditions Existing on-site storm drainage systems within the Plan Area convey storm runoff to the adjacent public roadways. Under existing conditions, the Plan Area drains towards the San Francisco Bay. Storm runoff in the Plan Area flows to a storm water pump station located at 1740 Rollins road. The pump station then discharges through a box culvert under Highway 101 to a concrete channel that then discharges to the San Francisco bay. 3.6.4.3 Specific Plan Stormwater Improvements Development within the Plan Area shall be required to comply with the City’s standard development conditions regarding both stormwater conveyance and water quality, in addition to any other applicable federal, state and local requirements regarding stormwater discharge. Implementation of the Specific Plan anticipates providing a reduction in the overall peak runoff from the Plan Area by increasing the pervious area through new landscaping and permeable areas compared to existing conditions. Stormwater Treatment Consistent with C.3 requirements in the MRP and the City of Burlingame and San Mateo County requirements, stormwater runoff from private developments within the Plan Area will be treated through low impact development (LID) methods, which may consist of bioretention basins, flow through planters, pervious permeable pavements, and other site design features intended to manage stormwater runoff flows from the Plan Area and to reduce stormwater pollution. 3.6.5 Dry Utilities 3.6.5.1 Existing Dry Utilities The Pacific Gas and Electric Company (PG&E) currently provides both electric and gas services to the Plan Area. Peninsula Clean Energy (PCE), a Community Choice Energy (CCE) program allows local governments to pool the electric demand of their communities to purchase power with high renewable content and is also available within the Plan Area. Individual residents and businesses may select either PG&E or PCE as their electric provider. Electrical infrastructure in the Plan Area is above ground on utility poles as well as below ground in adjacent subdivisions. Natural gas pipelines are below ground in adjacent public rights-of-way. 3.6.5.2 Specific Plan Dry Utilities Improvements Cable, phone, gas and electric infrastructure improvements will be required to adequately serve development within the Plan Area. These dry utility infrastructure improvements are anticipated to include undergrounding a portion of the existing overhead utilities along the immediate street frontages, as conditioned by the City or otherwise required by the respective utility provider. Where required by the City, new dry utilities improvements should be located underground and in building service areas. Above-ground facilities should be screened from view utilizing landscaping and/or other appropriate screening methods. The extent and timing of dry utility improvements will be determined as part of the Project review. 3-22 | Chapter 3| North Rollins Specific Plan Draft 3.6.6 Public Services Relevant public services include police, fire protection, and emergency medical services, all of which are provided by the City of Burlingame or Central County Fire Department (CCFD) within the Plan Area. Any increased demand on public services associated with implementation of the Specific Plan will be financed through public facilities development impact fees and the payment of annual property taxes associated with new development within the Plan Area. New development projects must ensure the availability of water supplies and infrastructure meets the fire-suppression needs of the project without compromising existing fire-suppression capabilities to existing buildings. Fire flow tests will be required pursuant to CCFD requirements. North Rollins Specific Plan Draft |Chapter 3 | 3-23 3-24 | Chapter 3| North Rollins Specific Plan Draft This page intentionally blank North Rollins Specific Plan Draft |Chapter 4 | 4-1 Chapter 4 - Design Guidelines & Standards 4.1 Introduction This Chapter provides the design framework for landscape, streetscape, and building architecture within the Plan Area to: • Promote a walkable and livable environment within the project area. • Develop a strategy for providing open space amenities within the project area. • Promote state-of-the-art green building practices. • Transform the Plan Area into a mixed-use district with increased housing density and transit supportive uses. The purpose of the design guidelines is to provide guidance to builders and their design professionals, city staff and decision makers when designing and approving future development proposals within the Plan Area. These guidelines provide general directions on implementing the vision and fundamental concepts established by the Specific Plan. The guidelines are not a set of rigid requirements and are not intended to unduly limit creative designs; rather, they are general and illustrative in nature to encourage innovation and variety. Designs that do not adhere strictly to these guidelines but achieve the design intent and vision for the Specific Plan and meet the Development Regulations set forth in Chapter 5 may be deemed in substantial conformance with the Specific Plan. The strongest level of design intent is specified by the use of terms such as “must,” “shall” and “prohibited.” Preferred design items are designated as a condition which is “encouraged,” “preferred,” “recommended,” “appropriate,” or as one that “should” be included. Preferred design items are considered voluntary and need not be included in a proposed development. These Design Guidelines are intended to be flexible in nature while establishing basic evaluation criteria for the review of future developments as part of the development review process. With the exception of Design Guidelines indicated as “must,” “shall” or “prohibited,” or the Objective Design Standards, these Design Guidelines are not regulatory and all proposals shall be reviewed by the City for general consistency with these Design Guidelines. The City may find a development consistent with the purpose and intent of this Section without the proposal being consistent with each guideline. 4.1.1 Objective Design Standards Objective Design Standards are minimum design requirements that apply to all multi-unit residential and mixed-use development in the Plan Area. As a result of Senate Bill (SB) 35 signed into law in 2017 and SB 330 signed into law in 2019, multi- unit residential development projects meeting certain eligibility requirements are subject to a streamlined ministerial approval process within the State of California. 4.2 Urban Design Guidelines These guidelines implement the open space, streetscape, landscape and amenities that contribute to the overall character envisioned for the North Rollins Specific Plan area. These Urban Design Guidelines provide criteria, inspiration, recommendations, and requirements for future development within the Plan Area. 4-2 | Chapter 4| North Rollins Specific Plan Draft SB 35 eligibility requirements are detailed in Section 6.10.b, Design Review. This is an a opt- in program for developers, who must request streamlined approval for qualifying projects. Eligible projects will be reviewed according to standards that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.” Projects in the Plan Area qualifying for streamlined ministerial approval under SB 35 or SB 330 are subject to the objective design standards within this chapter. These projects are not required to comply with subjective design guidelines; however, the intent and application of subjective guidelines is encouraged to be implemented to the greatest extent feasible to ensure high-quality development that is consistent with the community identity of the Plan Area. All other non-qualifying residential development, commercial, industrial, and mixed-use development is required to comply with the Design Guidelines as described in Section 4.1. 4.2.1 Landscape Design Guidelines • Landscaping should provide visual interest, shade, and assist with air quality and stormwater treatment. The desired character is artisan-influenced, edgy and unique, with indoor/outdoor integration and multiple community gathering spaces. • The landscape should contribute to an overall open space network of parks, plazas, paseos, gathering spaces and outdoor experiences that weave together through the Plan Area. • Landscape features should help tie together the character and theme of the Plan Area. • All trees and plant materials should be native, low-water use and appropriate for the local climate, microclimate and scale of surround buildings, features or amenities. • Outdoor programming should encourage a variety of uses, both passive and active. Examples are an artisan market/ farmer’s market, community garden, live music performance, mobile food truck event, outdoor dining, or temporary art exhibitions. • Landscape should contribute to wayfinding and sense of place. Directional signage about open space and connectivity is recommended. • Landscape shall not obstruct circulation or view clearances for safety, per BMC Sections 11.04.040 (f) and 11.12.010. • Shade trees shall be planted along streets and in parking lots. • Drought-tolerant plant materials and water-efficient irrigation controllers shall be utilized. • New development shall comply with Model Water Efficient Landscape Ordinance (MWELO) and BMC Chapter 18.17, Water Conservation in Landscape. North Rollins Specific Plan Draft |Chapter 4 | 4-3 Example: Landscape character imagery. 4-4 | Chapter 4| North Rollins Specific Plan Draft 4.2.3 Open Space A network of green open spaces contributes to the vitality and well-being of a community, and public gathering spaces heighten a sense of community and shared experience. The open space network within the Plan Area should promote non-vehicular travel and multi-modal connectivity as a primary feature. Whenever possible, indoor/outdoor spaces should be utilized. New plazas, community gardens and public spaces are encouraged. Outdoor areas should serve as gathering spaces to meet the needs of new and existing residents, visitors, workers and businesses. Private development is encouraged to provide increased quantities and sizes of park spaces and elements above the minimum requirement. The proposed open space network is a composition of a linear park, pocket parks, plazas, paseos, and enhanced street frontages. These open spaces connect to create a green tapestry and network of interconnected open spaces for residents, workers, shoppers, and visitors to enjoy. Ideal public spaces integrate with adjacent uses or relevant programming. For example, public plazas may be activated by nearby retail or with programmed events like live music or markets. The proposed network layout of open space is shown in Chapter 3, Plan Elements, Open Space. Example: Open space character imagery. North Rollins Specific Plan Draft |Chapter 4 | 4-5 4.2.3.1 Linear Park The linear park provides park access to an area lacking public parks, makes use of a limited development area, incorporates nature and green space into an urban hardscape, promotes passive and active recreation, and serves as a multi-modal spine connecting pedestrians and bicyclists across the plan area in an off-street environment. The linear park occurs in a PG&E utility easement, which traverses the Plan Area beneath the high-voltage electricity transmission towers and elevated transmission lines that are anticipated to remain in-place for the foreseeable future. Due to compatibility and safety requirements imposed by proximity to the utility, any park concept proposed must implement designs that are suitable for such conditions and should include signage about the utility. Potential programming for this portion of the Plan Area may include, but is not limited to: trails, fields, play features with no footings and height below 4’, game tables, a community garden, plants under 15’ tall at maturity, a stormwater garden, synthetic turf areas, or berms and landscape mounds. Seating should be available in sun or shade, with areas protected from sun and wind to create comfortable spaces to linger. All uses, programming, and designs must be reviewed and accepted by PG&E. Integration of stormwater management techniques into the linear park is encouraged. Potential uses and a layout for the linear park are shown in Exhibit 4.1, Linear Park Concept. 4-6 | Chapter 4| North Rollins Specific Plan Draft Exhibit 4.1 - Linear Park Concept N.T.S. | Source: GATES Example: Flexible space and shade allow for extended hours and varying patterns of use. Example: Pocket parks are an opportunity to create play spaces. Example: Unique shapes and materials can contribute to the community character of public spaces. Example: Hardscape, planting, seating, and public art combine to create a public pocket park between buildings. 4.2.3.2 Pocket Parks Pocket parks are a flexible form of public gathering space that provide opportunities for recreation, events and interaction. Pocket parks are ideally located within 1/8 mile of one another, and should act as a node in the network of open space and pedestrian connectivity. These spaces should be a mix of hardscape and softscape, planted or synthetic turf, with flexibility to allow a mixture of gathering types and sizes. Seating should be available in sun or shade, with areas protected from sun and wind to create comfortable spaces to linger. Pocket parks should have natural surveillance from nearby uses. Pocket parks should be well lit to deter unwanted uses. North Rollins Specific Plan Draft |Chapter 4 | 4-7 Example: Activation of street edges encourages an engaging and lively atmosphere. Example: Public plazas can emerge from unexpected spaces between buildings. Example: Interaction of public and private realm is encouraged. 4.2.3.3 Plazas Plazas are public or semi-public pedestrian- oriented spaces that provide opportunities for dining, entertainment, arts, community gathering, and events. Plazas are required for developments over a certain size threshold, as described in Chapter 5, Development Standards. Plazas can be located on street corners, mid- block, or at any other ground-level location with direct pedestrian access from the adjacent public realm. Combining and/or extending a plaza by co-locating plazas from separate developments to abut along one edge, thereby creating a larger public plaza, is encouraged. Plazas may host art installations, interactive art experiences, live music, and community exhibits. Plaza spaces should be designed to provide flexibility of use and be fully accessible and visible from the sidewalk. Plaza spaces should provide sun and shade, areas protected from wind and sun, lighting for safety and evening use, and plenty of seating. Incorporating planters and trees into the design is required. A list of required plaza amenities are listed in Chapter 5, and described in more detail later in this section. These amenities include trees, planted areas, seating, lighting, bicycle racks, trash receptacles, and signage. 4-8 | Chapter 4| North Rollins Specific Plan Draft Example: Paseos can serve as secondary entrances to buildings. Example: Urban trails provide pedestrian and bicyclist circulation. Example: Paseos can serve as more than a pedestrian connection. 4.2.3.4 Paseos Paseos are public or semi-public corridors that connect pocket parks, plazas, and the linear park as a pedestrian and bicyclist circulation link in the open space network. Paseos are required for developments over a certain size threshold as described in Chapter 5. The primary function of paseos should be circulation. Paseos provide a pedestrian-oriented space to facilitate fine grain connectivity aligned with the open space network. Landscape selections should integrate paseos into their surrounds. Lighting should be used to increase safety. 4.2.3.5 Windrow Trail The existing eucalyptus row on the southern edge of the Plan Area shall be integrated into a multi-use trail that parallels the rail corridor. The trail will provide an additional east/west connection. Trail should be asphalt or other pavement or compacted material and shall be a minimum of 8’ wide. Example: Paseos can implement placemaking practices to generate interest. North Rollins Specific Plan Draft |Chapter 4 | 4-9 Example: Rooftop amenity decks may provide necessary community spaces. Example: Residential amenity decks provide desirable features. Example: Green roofs can serve a dual purpose as gathering space. 4.2.3.6 Private Open Space Private open space is defined as personal or common outdoor space that is not intended for use by the general public. Minimum requirements for private open space are described in Chapter 5. The provision of private open space beyond the minimum requirement, additional landscaping and amenities in private open spaces are encouraged to create an enjoyable space. Pedestrian-oriented amenities, such as seating and planting, improve the private open space. 4.2.3.7 Green Roofs Green roofs are planting areas upon building roofs that cover either a portion or the entirety of a roof. Green roofs typically consist of a combination of grasses, shrubs, and trees and may include amenity areas for passive outdoor recreation. Green roofs are highly encouraged throughout the Plan Area. These spaces reduce the impact of the urban heat island effect and cooling costs, while providing additional open space and increasing gathering space available to those living and working within an urban environment. 4.2.3.8 Crime Prevention Through Environmental Design (CPTED) CPTED involves four key strategies designed to reduce fear and crimes and improve quality of life. These strategies are: Natural Surveillance Criminals do not want to be seen. Discourage potential offenders by placing physical features, activities and people in ways that maximize visibility and encourage positive intersection among users of public and private spaces. Natural surveillance measures may include, but are not limited to, placing windows so 4-10 | Chapter 4| North Rollins Specific Plan Draft they overlook walkways and parking areas, creating landscape designs that allow for natural surveillance, providing adequate nighttime lighting and ensuring potential problem areas are well lit, etc. Territorial Reinforcement Physical design can create or extend a sphere of influence. People then develop a sense of territorial control while potential offenders, perceiving this control, are discouraged. Territorial reinforcement occurs by using buildings, entry treatments, landscape, hardscape, fences, gates, etc. to convey ownership and define public and private areas. Natural Access Control Natural access control is directed primarily at decreasing crime opportunity by clearly differentiating between public and private spaces. This type of control can be implemented by designing streets, walkways, building entrances and gateways to clearly indicate public routes and discourage access to private areas with structural elements. Target Hardening This strategy is directed at denying or limiting access to a crime target through the use of physical barriers such as window locks, dead bolts for doors, interior door hinges, alarm systems, etc. CPTED Techniques • Ensure the intended activity has the opportunity to function well and directly support the control of human behavior. • Provide clear border definition of space. • Direct normal access to observable areas and prevent access to unobserved areas. Well defined and designed routes, spaces and entrances provide for convenient movement without compromising security. • Place vulnerable activities, such as cash handling and child care, in highly visible areas. • Place gathering areas in locations with natural surveillance. Clear sightlines enhance perceived and actual safety. • Natural, organized and electronic surveillance should be core parts of planning out the design. • Eliminate low surveillance areas in parking lots. • Provide natural barriers to conflicting activities. • Provide a variety of lighting sources for illumination for increased surveillance and public safety. • Use signage to guide access, and set levels of acceptable behavior. • Places should be designed with management and maintenance in mind. A place that is well maintained and cared for presents itself as a safe and inviting place where people want to be. North Rollins Specific Plan Draft |Chapter 4 | 4-11 Example: Pedestrian prioritization through enhanced crosswalks and seats. Example: The streetscape is an opportunity to increase public green space. Example: Activated street frontage that spills onto and activates the street. 4.2.5 Streetscape Character Streetscape designs should minimize conflicts between users to create safe and convenient circulation and access. The Plan Area prioritizes pedestrian and bicyclist transportation methods as a means to connect future residents, workers, and visitors to the Millbrae Station. The Specific Plan envisions streets to include continuous sidewalks, sharrowed bike lanes, and planter strips with street trees, where feasible, on both sides of each street. Sidewalks should connect and integrate with outdoor areas. The streets in the Plan Area — Rollins Road, Adrian Road, and the cul-de-sac streets — utilize a catalog of streetscape features. The most prominent street in the Plan Area, Rollins Road, has the highest occurrence and largest scale of features. Adrian Road uses fewer features at a smaller scale, while the cul-de-sac streets pull from the same catalog, with the least amount of features that are the smallest. Vehicular access onto properties and parking structures should be located to minimize conflicts between various users. 4.2.4 Open Space Objective Design Standards a. Pedestrian circulation shall take precedent over vehicular circulation. b. Common “outdoor space” in the form of a pocket park, plaza, courtyard, garden, play area or outdoor amenity shall be provided. To be considered “outdoor space,” the area must have a minimum dimension of 15’ in all directions. c. A maximum of 20% of “outdoor space” may be used for stormwater treatment. 4-12 | Chapter 4| North Rollins Specific Plan Draft Example: A buffered bike facility can support first and last mile connections. Example: A large and safe pedestrian realm encourages walking. The street hierarchy, right-of-way widths for all streets, travel lane composition and widths are shown in Chapter 3, Plan Elements. 4.2.5.1 Rollins Road The redevelopment of Rollins Road as the backbone to the Plan Area envisions a greater balance of pedestrian and bicycle use through a designated bike zone, separated sidewalk, and increased street frontages and sidewalk amenities, landscaping, and lighting to enliven the street and Plan Area. The composition of Rollins Road’s right-of-way is shown in Chapter 3. Increased sidewalk zone widths and pedestrian amenities within the property line, to culminate in more space for people, is encouraged for Rollins Road. When feasible, no vehicular access to private parcels should be provided on Rollins Road in order to give space priority to pedestrians along the main corridor in the Plan Area. North Rollins Specific Plan Draft |Chapter 4 | 4-13 N.T.S. | Source: Exhibit 4.2 - North Rollins Road Perspective Example: Planted buffers visibly separate transportation modes. Example: The feeling of enclosure can be created with multiple elements. Example: The building facade and sidewalk define the public realm. Example: An expansive sidewalk creates a desirable public realm. 4.2.5.2 Adrian Road Serving as secondary circulation within the Plan Area parallel to Rollins Road, Adrian Road is envisioned to place higher importance on biking and walking. This translates to increased sidewalk zone widths and prioritization of space to pedestrians and bicyclists. The composition of Adrian Road’s right-of-way is shown in Chapter 3. 4.2.5.3 Cul-de-sac Streets The cul-de-sac streets — Adrian Court, Broderick Road, Guittard Road, and Ingold Road — continue to provide uninterrupted sidewalks for pedestrian movement in the Plan Area. With narrower rights-of-way and less priority put on activating the street as on Rollins Road, the cul- de-sac streets support pedestrian movement with a basic sidewalk composition. The composition of the cul-de-sac streets’ right- of-way is shown in Chapter 3. Where feasible, cul-de-sac streets should host the majority of the vehicular access points to private parcels in order to reduce the need for driveway curb-cuts access along Rollins Road. 4-14 | Chapter 4| North Rollins Specific Plan Draft Example: Sidewalk Zones give character to the sidewalk. Example: Sidewalk Zones of an urban sidewalk. 4.2.5.4 Sidewalk Zones The sidewalk shall be a minimum of 5-feet wide. Walk zones and planter zones occur within all street types. Amenity zones occur where possible along Rollins Road within the Plan Area. Increased sidewalk zone widths are encouraged to promote and encourage an active street, especially along the Plan Area’s main spine of Rollins Road. Sidewalks and the amenities incorporated should respond to the adjacent buildings and uses wherever feasible. Examples include: increasing the amenity zone outside a café to provide outdoor seating, adding a bike rack near a bus stop, or widening the through zone of the sidewalk at the entrance to a building. Walk Zone: The Walk Zone of a sidewalk is the continuous, unencumbered pedestrian path. This is typically the central zone of a sidewalk, with the Planter Zone against the street and the Amenity Zone against the building or property line. Planter Zone: The Planter Zone serves as a buffer between vehicle movement in the street and pedestrian movement. While intended to be planted landscape area, the Planter Zone does not have to be planted for the entire streetscape. It can include art installations, water features, and rideshare waiting areas. Typical features of the Planter Zone include those found in Section 4.2.5.5, Streetscape Landscape Features, Planter Strips. Planter zones are along Rollins Road and are a minimum of 6-feet in width. Amenity Zone: The Amenity Zone abuts the property line and building frontage along Rollins Road. Typically, the programming of the Amenity Zone responds to and supports the adjacent use. These amenities could include, but are not limited to, outdoor dining areas, and seating areas. The minimum Amenity Zone widths vary. Increased area dedicated to the Amenity Zone behind the property line (in a Public Access Easement) is encouraged when aligned with an activating adjacent use. North Rollins Specific Plan Draft |Chapter 4 | 4-15 Flex Zone: The Flex Zone is the roadway abutting the curb. This area, identified in Chapter 3, can host on-street parallel parking or be re-purposed to create space for people. Variations of the Flex Zone include parking, extended curb, and amenities. Parking uses the right-of-way for on- street parallel parking. Extended Curb increases the amount of sidewalk available for pedestrian use. Amenities increases the amenity or planter zones for more space dedicated to pedestrians. The Flex Zone should be evaluated along the entirety of Rollins Road and as it fronts specific developments when right-of-way designs and improvements are undertaken. Example: Planter strip should serve as a buffer from traffic.Example: Pedestrian paths take precedent over vehicle driveways. Example: A continuous pedestrian realm is encouraged along Rollins Road. Example: Pedestrian and cyclist safety should be a priority in all streetscape designs. 4.2.5.5 Streetscape Features The streetscapes within the Plan Area will include public realm improvements that will help identify the district and encourage walkability. A consistent pattern and spacing should be maintained with streetscape features, amenities, planting, and lighting. Rhythmic patterns of features and amenities will engage the streetscape. Curb-cuts and Driveways New curb-cuts and driveways are discouraged. If feasible, adjacent sites should share driveway access. Curb-cuts and driveways should be minimized for pedestrian and active transportation priority in all possible instances. 4-16 | Chapter 4| North Rollins Specific Plan Draft Example: Gateway feature could be dual-use for art or seating. Bulb-out Crossings Bulb-out crossings provide safer pedestrian crossing by reducing the vehicular area of a street that a pedestrian must cross, slowing vehicular traffic, and increasing visibility of pedestrians crossing the street. In all instances, where a paseo meets a street, a bulb-out crossings should be considered to align the pedestrian and open space network. Bulb-out crossing location opportunities are identified in Chapter 3. Bulb-outs are encouraged to include supplemental sidewalk amenities and planting zones features, including, but not limited to: seating, bike racks, and irrigated planter strips. Enhanced Crossings An enhanced crossing should be used to announce the presence of a crossing zone. It also slows vehicular traffic as it passes the crossing zone by many means, such as material changes, slight grade elevation changes, or lighting. Enhanced crossings should be used in conjunction with a bulb-out crossing when possible. Location opportunities for enhanced crossings are identified in Chapter 3. Gateways Arrival to the Plan Area should be announced with wayfinding and gateway elements where there is transition from an adjacent neighborhood and/or at key entry points to designate arrival as well as distinguish the area’s character. Gateway features may include, but are not limited to, pageantry signage, art installations, arches, pillars, iconic landscaping features, and other monumental features that announce entry into the Plan Area and establish neighborhood identity. Example: An Enhanced and bulb-out crossing. Example: A change in materials draws attention to the enhanced crossing. North Rollins Specific Plan Draft |Chapter 4 | 4-17 Potential location(s) for gateway features are identified in Chapter 3. Planter strips Planter strips are landscaping features that act as a physical and aesthetic buffer from vehicular areas. Planter strips are typically found within the Planter Zone. Integration of stormwater management techniques into the planter strips is encouraged. Irrigated planter strips are recommended to be a minimum of 4’ wide and no longer than 40’ without a pavement break to allow access to street parking. Planter strip planting should consist primarily of evergreen plantings with accent colors and texture for year-round interest. Palettes should combine colors, textures and heights to create a visually attractive edge. Plant selection should minimize hedging, shearing, water use and sidewalk overhang. Native plants and pollinators are encouraged. Street trees Street trees provide many benefits to urban environments. All development in the Plan Area must include street trees. Tree species should be planted in blocks to create character along stretches of the street network. To avoid a potentially adverse impact from a species monoculture, a short list of trees is preferred in the Plan Area, all approved per the City’s Official Street Tree List. Refer to the City’s Urban Forest Management Plan when proposing trees not listed on the Official Street Tree List. Example: Planter bio-treatment opportunities with hardy planting. Example: Simple plant palettes that provide year round interest. Example: Linear swaths of consistent planting. 4-18 | Chapter 4| North Rollins Specific Plan Draft Example: Magnolia grandiflora; (Southern Magnolia). Examples: Street trees provide rhythm and a sense of enclosure to a street. On Rollins Road, the street trees shall be Platanus acerifolia ‘Columbia’ (London Plane Tree), Ulmus (Accolade Elm), or Quercus rubra (Red Oak). Street trees should be planted in the irrigated planter strip. The spacing will be 35’ maximum when possible and as close to 35’ with regard to driveways and circulation conflicts. Trees will be a consistent size and shape to continue a regular pattern along the corridor. On Adrian Road, the street trees shall be Magnolia grandiflora (Southern Magnolia), Acer rubrum (Red Maple), or Pistachia chinensis (Chinese Pistache). Street trees should be planted in the irrigated planter strip. The spacing will be 35’ maximum when possible and as close to 35’ with regard to driveways and circulation conflicts. On the cul-de-sac streets, the street trees spacing will be 25’ maximum when possible, and as close to 25’ with regard to driveway and circulation conflicts. Street trees must be a minimum of 24” box when planted. Tree placement should be coordinated with the fire department in regards to full tree canopy impacting emergency access. Example: Platanus acerifolia ‘Columbia’; (London Plane Tree). North Rollins Specific Plan Draft |Chapter 4 | 4-19 See Exhibit 4.3, Street Tree Map, for the species and spacing requirements on all streets within the Plan Area. Landscape as screening Landscaped areas and planting should be used to screen unsightly but necessary building elements and utilities. Example: Unsightly but necessary elements should be screened. Platanus acerifolia ‘Columbia’ | 35’ o.c. Magnolia grandiora | 35’ o.c. Varies | 25’ o.c. 4-20 | Chapter 4| North Rollins Specific Plan Draft Exhibit 4.3 - Street Tree Map N.T.S. | Source: GATES Example: Integrated stormwater management into planters and seating. Example: Seating and planting can create unique places along the street. Example: Changes in material and color highlight pedestrian crossing vehicle travel. Example: Streetscape elements can add character and dimension. 4.2.6 Streetscape Objective Design Standards a. Where pedestrian circulation crosses a vehicular travel zone, a change in material, color, or grade is required. b. No surface parking shall located between Rollins Road and the adjacent buildings. c. Evergreen landscaping, walls, or building architecture shall be used to screen above grade utilities, and trash or storage enclosures. d. Landscape must permit adequate sight distance for vehicular and non-vehicular circulation. e. All new landscape areas must have irrigation installed that complies with MWELO and BMC Chapter 18.17, Water Conservation in Landscape. f. No plants from the California Invasive Plant Council List may be planted. North Rollins Specific Plan Draft |Chapter 4 | 4-21 Example: Streetscape features can connect to outdoor gathering spaces. Example: Seating can define an edge and create a place. Example: Seating can be incorporated along planter edges. Example: Site furnishing can include seating, tables, and games. 4.2.7 Site Furnishing Guidelines Street furnishings and site amenities occur within the Amenity, Planter, or Flex Zones of a sidewalk and provide aesthetic quality and function to the public realm. The proper installation of these features will contribute to the overall character and sense of place to the district. Unique street furniture for outdoor dining and gathering is encouraged. Furnishings are encouraged to integrate creative features and artistic characteristics. Sidewalks should be richly appointed with improvements and facilities that enhance the pedestrian experience, but should avoid clutter and congestion in the path of travel. Amenities should generally be located in high activity areas where people are expected to congregate, such as plazas, transit stops, building entries and retail or entertainment nodes. Amenities should contribute to the community identity and reflect or strengthen the local character. 4.2.7.1 Bicycle Parking Bike racks can serve both a functional role and contribute to the unique character of the Plan Area by providing visual interest as public art elements. Bike racks should be conveniently located near transit stops, building entries and public gathering spaces. 4-22 | Chapter 4| North Rollins Specific Plan Draft Example: A variety of seating opportunities provide choice for users and create inviting outdoor spaces. Bike racks should allow for convenient visual surveillance. Bicycle parking shall allow for securing bicycle frame and one wheel. Weather protection should be considered when possible. Bicycle parking areas should provide space for shared bike and/or e-scooter parking. Shared bike and/or e-scooter parking may occur within dedicated sidewalk or street space. 4.2.7.2 Seating Opportunities Spaces for respite, waiting, and interacting are essential to cultivating an environment where people can dwell. Seating opportunities should be utilized in varying types, groupings and locations to accommodate a wide range of users and functions. Seating opportunities should consider sun exposure. Artful seating should be considered. Seating elements should complement adjacent use patterns. For example, seating near dining should accommodate eating. Example: Site furnishings will contribute to the overall street character. Example: Functional, artful elements are encouraged. North Rollins Specific Plan Draft |Chapter 4 | 4-23 4.2.7.3 Public Art Art in Public Places, a development requirement in Chapter 5, can be fulfilled by incorporating art into the landscaped areas of the development. Public art gives personality to a space, and is encouraged to meet the Plan Area’s artisan- influenced, edgy and unique character. 4.2.7.4 Trash Receptacles Frequent opportunities for refuse disposal help to reduce litter and unsightly collection of rubbish. Trash receptacles should complement the adjacent furnishings in style and finish. Artful design is encouraged. Trash, recycling, and compost receptacles should be in close proximity to seating areas. Emptying of trash receptacles should be managed by the corresponding property owners. Example: Art can take the form of subtle additions. Example: District-branded trash and recycling receptacles. Example: Memorable trash and recycling receptacles. Example: Brightly colored objects add flash and character to create a memorable space. 4-24 | Chapter 4| North Rollins Specific Plan Draft 4.2.9 Lighting Light fixtures should be spaced to provide even distribution and avoid conflicts with trees and other amenities. Lighting should be designed to contribute to the overall character of the Plan Area. Roadway lighting: Roadway lighting refers to lighting fixtures that illuminate vehicular areas. Roadway light posts should accommodate potential banners and/or hanging plant elements and be consistent with City standards. Pedestrian lighting: Pedestrian lighting refers to lighting fixtures that illuminate pedestrian areas. For safety and aesthetic appeal, pedestrian lighting should be provided on all streets. Lights posts should accommodate potential banners and/or hanging plant elements. Lighted bollards: Lighted bollards should be provided at key building entries and plaza spaces. Accent lighting: Accent lighting is encouraged to emphasize focal elements. Decorative lighting: Decorative lighting is encouraged at outdoor gathering locations to provide visual interest. Example: Roadway lighting featuring banners. Example: Pedestrian lighting placed to illuminate pedestrian areas. Example: Decorative lighting provides visual interest and may be used to accent features of landscape design. Example: Lighted Bollards provide illumination along pedestrian walkways and at increase light levels at building entries. North Rollins Specific Plan Draft |Chapter 4 | 4-25 Example: Unusual lighting techniques can add character. Example: Multiple sources decorative lighting , from above and below. Example: A variety of lighting to illuminate the public realm. Example: Accent lighting to emphasize linear paseo. Example: Decorative lighting can contribute ambiance. 4.2.10 Lighting Objective Design Standards: a. Roadway light fixtures on North Rollins Road and Adrian Road must be 35’-40’ in height. Illumination levels shall meet minimums set by Public Works. b. Pedestrian lights must be provided at transit stops. c. Lights shall be shielded to minimize glare. d. Building entries, alleys, passageways, paseos, and recesses shall have a minimum illumination of one foot candle after sunset. e. Lighting shall be located to avoid light spillage onto adjacent property. 4-26 | Chapter 4| North Rollins Specific Plan Draft 4.3 Site and Building Design Guidelines This Section provides site and building design guidelines for the various types of buildings permitted within the private realm in the Plan Area. The overall design intent of the Design Guidelines is to provide for an eclectic mix of residential, live/work, commercial, and light industrial development that has an industrial and contemporary character. 4.3.1 Site Design The following general site and building design guidelines apply to all building types and locations within the Plan Area. 4.3.1.1 Parking Lots and Garages a. Structured parking facing public streets should be fronted or wrapped with actively occupied spaces such as storefronts, live/work units, residential community amenities, and lobbies. Access to parking shall be designed so that it is not prominent and ties into the adjacent architectural style. b. Ingress and egress to and from parking areas and loading facilities should be clearly marked with appropriate directional signage and/or pavement markings. c. All parking areas and access driveways should be designed to minimize intermodal conflicts in design and maximize pedestrian safety. d. Pedestrian routes should have separate, well-defined and easily discernible routes through parking areas. Example: Parking structure utilizes a combination of exterior art and fenestration to reduce impacts upon the public realm. Example: Clearly defined pedestrian route through parking areas. Example: A network of pedestrian pathways connects various open spaces and buildings throughout a site. North Rollins Specific Plan Draft |Chapter 4 | 4-27 4.3.1.4 Pedestrian Access On-site pedestrian circulation and access should be provided per the following guidelines: a. A system of pedestrian walkways should connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities. b. Regular and convenient connections at least ten (10) feet in width between on- site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, should be provided. An on-site walkway should connect the primary building entry or entries to a public sidewalk on each street frontage. c. Safe and convenient pedestrian connections shall be provided via paved and lighted pathways from transit stops to adjacent building entrances. 4.3.1.5 Building Fire Access a. Private property site development shall consider fire apparatus access roads in accordance with the California Fire Code so the furthest point of any building is within 150’ of a public way/fire access road. Fire access roads longer than 150 feet in length require an approved turnaround for circulation in accordance with Fire Department specifications. b. Sprinkler/standpipe fire department connections shall be within 5 feet of a sidewalk and must be within 100 feet of a fire hydrant. Clearance to and around the fire department connection required for firefighter use. e. Any surface parking facilities should be located to the side or rear of any proposed project and aesthetically minimized to the greatest extent feasible. f. Parking lots and garages should be accessed from secondary streets. Access driveways from Rollins Road should be avoided. g. Vehicular entrances to parking garages should be clearly marked with appropriate signage. h. Parking garage entrances and exits should be limited to minimize the amount of curb- cuts made to access public rights-of-way, especially along Rollins Road. i. On parcels with two street frontages, primary access to parking areas should connect to the smaller of the two roads, as feasible. 4.3.1.2 Loading and Service Areas a. Unenclosed service and loading areas should be screened from residential areas and integrated with the design of the building. Special attention should be given when designing loading facilities that are located close to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading can be used to minimize adverse impacts to residents. 4-28 | Chapter 4| North Rollins Specific Plan Draft 4.3.2 Building Typology and Character The architectural character of buildings and structures helps create and reinforce the identity of a neighborhood. The Plan Area, as it exists today, includes industrial and warehouse uses and an aesthetic that can be characterized as “gritty” and unique within the City. As redevelopment occurs in the project area, the goal of a blended approach that retains existing uses and context can also be applied to the architectural character of the buildings. That said, very ornate architecture that resembles Colonial, Neoclassical, Craftsman, or Italianate characteristics is not appropriate for the project area and is not recommended. These guidelines and examples are not intended to establish a particular architectural style for the project area. Rather, they focus on how a neighborhood’s recognizable identity can be created through a building’s exterior expression and details. These guidelines and examples are to be used with the general urban design guidelines and standards. Development within the Specific Plan Area includes residential, commercial, industrial, and mixed-uses, as discussed below. Example: Podium and wrap structure open spaces provide outdoor open space and recreational opportunities. Example: Mixed-use Live/work development, featuring commercial or office space on the ground-floor. Example: Development provides direct, safe and convenient access to adjacent transit opportunities. North Rollins Specific Plan Draft |Chapter 4 | 4-29 4.3.2.1 Residential Typology and Character The following sections describe the typology and character of residential buildings within the Plan Area. Residential Typology Residential buildings within the Specific Plan Area refers to stand-alone residential projects where there are no non-residential components as well as primarily residential buildings where less than 5% of the building floor area is not ancillary to a residential use. Residential building typologies include, but are not limited to: townhouses, stacked flats, wraps, and podium style construction with density ranges of approximately 18 du/ac to 100 du/ac inclusive of density bonuses, and building heights of 3- to 7-stories. • Townhouse Buildings. Three or more dwelling units attached in a building, typically at the sides, but stacking of units or flats may occur. Townhouse buildings are alley loaded with entry stoops/porches to each unit that leads to a pedestrian path or paseo, promoting walkability and enhancing the pedestrian experience. Townhouse buildings can have finer levels of articulation compared to stacked flat buildings by designing facades to express each individual unit. • Stacked Flats. Stacked flat buildings are also alley loaded and share a central lobby space that fronts onto a landscaped path or street frontage. Stacked flat buildings will be designed to be larger than townhouse buildings and are vertically stacked; these buildings would be appropriate on busier street frontages since a more urban street Example: Wrap building features central parking garage, wrapped by residential units. Example: Stacked flat building. Single-level floorplates are vertically stacked and accessed from a central lobby and parking area. Example: Attached townhouse development. May feature live/work space on the ground-floor. 4-30 | Chapter 4| North Rollins Specific Plan Draft character is desired. These buildings offer units with a larger, one-level floor plate which may appeal to demographics seeking accessible living spaces. • Wrap Buildings. Wrap buildings include attached flats, lofts, and/or townhouse units oriented around a central parking structure. Ground-level programming may include residential units, lobby space, amenities, and/or retail uses. Main recreational amenities are typically provided at-grade in a courtyard or on the rooftop. Wrap buildings commonly include a series of courtyard open spaces for its residents. • Podium Buildings. Podium buildings have attached flats, lofts and/or townhouses located on top of a parking garage that may be either on-grade, subterranean or both. Ground-level programming may include residential units, lobby space, amenities, and/or retail uses, and parking garages (hidden behind aforementioned uses). Main recreational amenities in this building are typically provided on top of the podium structure in a courtyard, or upon the roof. • Other forms of residential buildings that meet the density and building height standards are also permitted and encouraged. Residential Character Residential buildings should be designed to fit into the industrial context and neighboring development as best possible. A mix of housing types appealing to a wide variety of residents and family sizes is encouraged, with housing density being focused near Rollins Road. Example: Podium building featuring two-stories parking garage on lower levels. Situated near Angel Stadium on the corner of State College and Katella in Anaheim, the 1818 Platinum Triangle is a vibrant and emerging pedestrian-oriented, transit-friendly, luxury urban apartment community that provides the discriminating amenities of a boutique hotel combined with the design and comfort of a stylish modern home. The podium-style, five- story building, developed by The Hanover Company, has subterranean parking and features 265 spacious one- and two-bedroom units, all with open layouts and terraces or balconies. Each home features expansive living and dining areas, spacious master suites and generous, well-appointed gourmet kitchens. Courtyard-facing terraces, built-in bookshelves and computer niches are available in select residences. The rooftop “Sky Lounge” boasts a resort-style heated pool, cabanas, outdoor kitchens, grilling area and dining lanais. The development adds to the vibrant community forming in the city’s designated Platinum Triangle planning area. 20061149 - Photography © John Bare Client The Hanover Company Location Anaheim, CA Use 5-Story Luxury Podium Apartments Facts • Density - 84 DU/AC • Unit Plan Sizes - 758-1,297 SF • Number of Units - 265 DU 1818 Platinum Triangle Example: Five-story podium structure includes parking on lower stories with dwelling units located above. Example: Townhouses may be used as a transitional density between high-density development and existing neighborhoods adjacent to the Plan Area. North Rollins Specific Plan Draft |Chapter 4 | 4-31 4.3.2.2 Commercial Typology and Character The following sections describe the typology and character of commercial development within the Plan Area. Commercial Typology Commercial development within the Specific Plan Area refers to stand-alone commercial projects. In a mixed-use district the vehicular trips to commercial uses are reduced by increasing walkability in an area. The Design Guidelines ensure that commercial development is designed to promote walkability and contribute positively to neighborhood identity. Commercial Character Commercial buildings in the project area can be either stand-alone or integrated into a vertical mixed-use building. The intended character of commercial uses within the Plan Area is boutique, artisan-inspired, locally owned and artistically oriented. Where appropriate, commercial uses should interface with the public realm and incorporate experiential retail and outdoor dining adjacent to and within the public realm. Example: Walkable, neighborhood-serving commercial uses, such as coffee shops and small groceries. Example: Commercial development includes flat roof features and design that is compatible with industrial development. Example: Commercial development includes a materials palette that is compatible with a ‘gritty’ industrial character. 4-32 | Chapter 4| North Rollins Specific Plan Draft 4.3.2.3 Industrial Typology and Character The following sections describe the typology and character of industrial development within the Plan Area. Industrial Typology The Plan Area is historically a part of an industrial district. These Design Guidelines preserve and build upon the industrial character and ensure that future industrial buildings are aesthetically compatible with other buildings within the Plan Area. Industrial Character The Plan Area has a rich history as an industrial district within the City of Burlingame. Over time as the economy of the City has changed, different forms of industrial development are preferred. A “gritty” or eclectic warehouse district character is encouraged and should be implemented such that the industrial feel of the Plan Area is preserved and remains the defining feature of north Rollins Road area. Example: Industrial development featuring a flat roof form. Example: Industrial development utilizing public art to enhance an area while maintaining its character. Example: Commercial use implementing a pitched roof form. North Rollins Specific Plan Draft |Chapter 4 | 4-33 4.3.2.4 Mixed-Use Typology and Character Recognizing the varied commercial and industrial character of the area, new buildings and redevelopment projects are encouraged to feature a blend of both commercial and residential design features, including modern, industrial type building design. The following sections describe the typology and character of mixed-use portions of developments within the Plan Area. Mixed-Use Typology Mixed-use development within the Plan Area may include a range of residential, retail, office, and neighborhood-serving commercial uses. The physical and visual integration of these elements will activate the urban, mixed-use character of the district. Mixed-use development may occur vertically (varying uses within the same structure on different floors) or horizontally (different uses spread out in separate buildings across a site), and will typically include a residential component in the form of a wrap- or podium-construction building. Shopkeeper or live/work units may occur as a type of mixed-use development in any residential typology. Mixed-Use Character Mixed-Use buildings in the project area refers to a building that has a vertical mix of residential and commercial/retail uses. These buildings typically range from 3-story to 7 stories or more. A mixed-use building should present a cohesive design theme between land uses. Example: Mixed-use development with non-residential uses on the ground-floor, and dwelling units in upper stories. Example: Mixed-use development with non-residential uses on the ground floor, and dwelling units on upper stories. Example: Mixed-use building utilizes consistent and compatible design language between residential and non- residential portions of development. 4-34 | Chapter 4| North Rollins Specific Plan Draft 4.3.3 Residential Architectural Guidelines Residential buildings within the Plan Area should be designed to create a cohesive neighborhood feel within the mixed-use district. Guidelines herein apply to stand-alone residential developments. 4.3.3.1 Site Planning Guidelines a. Buildings should be arranged to create a variety of outdoor spaces, such as courtyards, plazas, squares, eating areas, and other usable open spaces that promote human activity. 4.3.3.2 Building Orientation A building’s orientation plays an essential role in determining how a building interacts with the public realm. a. The main building of a residential development should be oriented to face a public street. Building frontages should be generally parallel to streets. Orientation towards an adjacent paseo, plaza or open space is also encouraged. 4.3.3.3 Building Entries Building entries provide an opportunity to provide a space for transition between the building interior and the public realm. a. Where buildings occur on corner lots, primary entrances should face the intersection, or include entries on both street frontages. b. Multi-unit residential buildings with a common ground-level lobby or pedestrian entry should implement increased detailing surrounding the entry to generate interest.Example: Development features a primary entry facing the street intersection. Example: Main portions of development are oriented to face the public-realm. Example: Building constructed at, or near, the minimum building setback creates a sense of enclosure for the pedestrian realm. North Rollins Specific Plan Draft |Chapter 4 | 4-35 c. New residential buildings should provide pedestrian elements in the transitional spaces between the primary street and entrances. Pedestrian elements include porches, courtyards, patios, stoops, arcades and/or single story projections that express the architectural style of the building and add human scale. d. Where feasible and appropriate, outside near the buildings entries seating or resting should be provided. 4.3.3.4 Rooflines Roofs should be designed for functionality and to enhance or complement the overall architectural design of the building. a. Roofs should be flat to very low pitched roofs. b. Vertical roof plane breaks, changes in building/ridge height or other accent roof forms are encouraged. Variations in building height and massing are encouraged to break up the mass of the building. c. Form, materials, fascia and/or cornice elements should be integrated with the overall design vocabulary. d. Roofing material should not be highly reflective, and is encouraged to be a light color to reduce solar heat gain. e. Rooftop decks and amenity areas should be designed to not intrude, aesthetically or architecturally, upon the privacy of surrounding residential developments. Example: Flat roof forms are the typical expected roof form for residential developments within the Plan Area. Example: Transitional space between the public and private realm. Example: Vertical roof plane breaks divide the vertical massing and rooflines into sections. 4-36 | Chapter 4| North Rollins Specific Plan Draft 4.3.3.5 Articulation Offset Massing Forms Front elevations and elevations facing a street, drive or park are encouraged to have offset masses or wall planes (horizontally or vertically) to help break up the overall mass of a building. a. Offset forms should include appropriate changes in materials and colors. b. Offset forms should be consistent with the architectural style of the building and incorporated as a functional element or detail enhancement. c. Wrap, podium and mixed-use buildings should have varied wall planes. Stepped massing and layered wall planes may include: • Cantilevered masses or balconies. • Recessed masses or inset balconies. • Volume spaces. • Common open spaces. Facades Facade articulation can be used to facilitate the interplay of light and depth upon a building to generate interest and help reduce the appearance of bulk upon the public realm: d. Buildings should be articulated with layered wall planes, banding, architectural details and/or accent materials and colors. e. Large expanses of reflective, opaque, or highly-tinted glass are discouraged. f. Details that modulate the light and show evidence of artistry and craft, or that offer both function and articulation, are Centered on Capitol is a beautiful new TOD neighborhood in the Berryessa District in San Jose, CA. There are 94 For-Sale Townhomes featuring 8 distinctive lifestyles built around open floor plans with Great Room living and a 9x9 Kitchen Dining Island. Homes range from 1,414 to 1,986 square feet and feature 2 to 4 bedrooms, all with direct access 2-car garages. These homes achieve exceptional interior spaces with ceilings up to 11 ft., larger windows and the addition of glass bi-fold doors to allow indoor/outdoor flow to large entertaining decks. The core of the neighborhood is a WiFi outdoor living room with fireplace, fountain and a myriad of fun structures to entertain all ages. The project sits right between the North Capital and Berryessa Lightrail stations, both of which are less than a 5-minute walk away. The Berryessa Corners Shopping Center is also within walking distance. 20100303 - Photography © LOOK Photography Client Trumark Homes Location San Jose, CA Use Townhomes Facts • Density - 21.9 DU/AC • Unit Plan Sizes - 1,450-1,714 SF • Number of Units - 94 DU • Site Area - 4.299 AC Awards 2014 BIA Bay Area Excellence in Home Building Awards • Community of the Year, Attached • Award Win 2014 Professional Builder Design Awards • Gold Award 2014 The Nationals • Community of the Year Award • Silver Award 2014 BIA Excellence Awards • Two Finalists 2013 Multihousing News Awards • Gold Award Centered on Capitol Market Park Blocks 9, 10 & 11 satisfy the apartment component of the San Jose Flea Market Redevelopment Masterplan. Envisioned as the gateway to the masterplan, the three high- density multifamily buildings form a strong street edge for the neighborhood and a transition from Berryessa Road to the proposed retail center, public park, school, and other residential developments within the masterplan. The individual apartment buildings are designed to relate to each other but not mimic one another both in their various architectural aesthetics and their programs. Each building is programmed to meet the needs of a different market segment with different unit sizes, unit mixes, and amenity packages while remaining connected to the other apartment buildings with common open spaces, view corridors, familiar architectural rhythms, and complementary architectural feature elements. 20110397 Client Borelli Investments Location San Jose, CA Use Apartments Facts • Density - 72.7 DU/AC • Unit Plan Sizes - 693-1,451 SF • Number of Units - 458 DU • Site Area - 6.3 AC • Parking - 858 Vehicle Stalls 115 motorcycle stalls 115 bicycle stalls • Type of Construction - (2) Podium Bldgs. (1) Wrap Bldg. (Type 5A / Type 1A) Market Park Blocks 9, 10 & 11 Example: Facade articulated with layered wall planes and architectural details. Example: Recessed massings above the first floor and lower height entry features increase facade articulation. Example: Cornice elements are well-integrated with the building’s overall design in both form and materials. North Rollins Specific Plan Draft |Chapter 4 | 4-37 encouraged. This includes window shutters, awnings, and louvers that are proportional to the window size and detailed with more geometric and simple lines. g. Lower height elements, such as recessed massings above the first floor, porches, entry features, courtyards, and pergolas are encouraged to establish pedestrian scale and add variety to the streetscene. h. The perceived height and bulk of a building is encouraged to be reduced by incorporating courtyards and ground level architectural details, to divide the building into sections and maintain human scale. i. Building elevations within Focus Area 2 facing the railroad right-of-way can have larger massings and wall planes than the general requirements to help mitigate noise impacts from trains. Architectural Projections j. Projections may be used to emphasize design features such as entries, major windows, or outdoor space. Projections are encouraged on all residential building forms. Projections include, but are not limited to: • Awnings (cloth, metal, wood). • Roof overhangs. • Projecting upper-story elements. • Tower elements. • Window/door surrounds. • Recessed windows. • Bay windows or dormers. • Trellis elements. • Porch or balcony elements. Example: Awnings are an example of functional ornamentation, providing both shade and articulation. Example: Perceived bulk of the building is reduced by using courtyards to break up the massing and divide the building into sections. Example: Lower height elements such as a courtyard, decorative pillars and landscaping, establish pedestrian scale. 4-38 | Chapter 4| North Rollins Specific Plan Draft 4.3.3.6 Miscellaneous Common Open Space a. Courtyards, gardens or plazas should contribute to the recreational opportunities and needs for open space for building residents. These spaces should optimize daylight access, views and privacy for units facing them. 4.3.3.7 Materials and Color a. The following techniques should be used in the design of building facades to enhance building architecture: • Color change and color variation. • At least three (3) different exterior materials and (3) different colors. • Changes in texture. • Exterior materials, windows and details should be consistent with the scale, proportion and architectural style of the building. • Major building entries should be emphasized using accent colors and materials. • Material and color changes shall occur at an inside corner or massing underside, or at an appropriate location on the building facade such as a massing projection or architectural accent feature. • Bars and security grills on windows and doors are prohibited. • Vibrant and dynamic colors and materials are encouraged to help create an interesting and colorful environment in the Plan Area. To avoid monotonous and understated buildings, neutral-tones color palettes are discouraged. Example: Colors, materials, and massing breaks divide the building into sections and foster human scale. Example: Massing, color, and first-floor architectural details indicate building entry. Example: Development demonstrates appropriate range of color application and an excess of three materials. North Rollins Specific Plan Draft |Chapter 4 | 4-39 4.3.3.8 Bicycle Parking Areas • Secure, covered residential bicycle storage should be provided in areas that are inaccessible to the general public. Example: Secure enclosed bicycle storage provided within a private area of development. 4-40 | Chapter 4| North Rollins Specific Plan Draft 4.3.4 Mixed-Use Architectural Guidelines 4.3.4.1 Location of Non-Residential Uses within a Mixed-Use Development Mixed-use buildings should be located to maximize their economic potential and minimize impacts upon residential uses. a. The design of any live/work or mixed-use project should take into consideration potential impacts on adjacent properties and shall include specific design features to minimize potential impacts. b. The design of the mixed-use project should ensure that privacy between residential units and between different uses on the site is maximized. c. Site design should encourage integration of the pedestrian environment with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture. d. Site planning and building design should be compatible with and enhance the adjacent and surrounding built environment in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and signage. Example: Live/work units should implement non-residential uses on the ground-floor. Example: Development design encourages a vibrant pedestrian environment. Example: Vertical mixed-use development, includes retail uses on the ground-floor with residential uses above. North Rollins Specific Plan Draft |Chapter 4 | 4-41 4.3.4.2 Site Planning Guidelines a. Buildings should be arranged to create a variety of outdoor spaces, such as courtyards, plazas, squares, eating areas, and other usable open spaces that promote human activity. b. Buildings should include at least one primary entrance facing the adjacent street right-of-way. c. Site and building design should ensure compatibility among different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of open space, and similar operating characteristics. 4.3.4.3 Building Orientation a. Open spaces and amenities intended solely for resident use should be located away from the street within internal courtyards, or upon upper stories if facing the public realm. b. Mixed-use buildings should generally appear as a composition of smaller building facades rather than an uninterrupted single-tenant building 4.3.4.4 Building Entries a. Mixed-use buildings should have primary entries connected to the street, trail, paseo, or other publicly accessible open space. b. Where multiple uses are located in the same building, separate and district entrances for each use should be provided. c. Corner buildings should include glazing on the facades facing the intersection, with the primary entry near the corner. Example: Vertical mixed-use development with retail and commercial on the ground-floor. Example: Ground-floor retail and plaza spaces integrated alongside residential development. Example: Mixed-use building that is arranged to imply a composition of smaller buildings. 4-42 | Chapter 4| North Rollins Specific Plan Draft Example: Street-oriented retail uses occur on the ground- floor with other uses, such as a restaurant, occurring on upper stories. d. Where buildings occur on corner lots, primary entrances should face the intersection, or include entries on both street frontages. e. Buildings that utilize shared pedestrian entries should increase detailing surrounding the entry to generate interest. 4.3.4.5 Articulation Offset Massing Forms Front elevations and elevations facing a street, drive or park are encouraged to have offset masses or wall planes (horizontally or vertically) to help break up the overall mass of a building. a. Offset forms should include appropriate changes in materials and colors. b. Offsets forms should be consistent with the architectural style of the building and incorporated as a functional element or detail enhancement. c. Wrap, podium and mixed-use buildings should have varied wall planes. Stepped massing and layered wall planes may include: • Cantilevered masses or balconies. • Recessed masses or inset balconies. • Volume spaces. • Common open spaces. Facades Facade articulation can be used to facilitate the interplay of light and depth upon a building to generate interest and help reduce the appearance of bulk upon the public realm: d. Buildings should be articulated with layered wall planes, banding, architectural details and/or accent materials and colors.Example: Development on a corner lot includes entry facing intersection. Example: Residential portion of development features a dedicated entry that is separate from non-residential uses. North Rollins Specific Plan Draft |Chapter 4 | 4-43 e. Large expanses of reflective, opaque, or highly-tinted glass are discouraged. f. Details that modulate the light and show evidence of artistry and craft, or that offer both function and articulation, are encouraged. This includes window shutters, awnings, and louvers that are proportional to the window size and detailed with more geometric and simple lines. g. Lower height elements, such as recessed massings above the first floor, porches, entry features, courtyards, and pergolas are encouraged to establish pedestrian scale and add variety to the streetscene. h. The perceived height and bulk of a building should be reduced by incorporating courtyards and ground level architectural details, to divide the building into sections and maintain human scale. i. Ground floor facade treatments should be distinct from upper floors and utilize increased fenestration to encourage pedestrian interest and commercial activity. j. Special architectural treatments should be provided at street corners and other key focal areas. Examples of these treatments include, but are not limited to: entry features, feature windows, tower elements, and additional architectural detailing. Example: Horizontal banding and massing breaks distinguish various uses within the same structure. Example: Increased ground-floor to finished ceiling height in non-residential use areas increases the flexibility of these spaces. Example: Open spaces and amenities intended for resident use, located away from the public realm. 4-44 | Chapter 4| North Rollins Specific Plan Draft Architectural Projections k. Projections may be used to emphasize design features such as entries, major windows, or outdoor space. Projections are encouraged on all residential building forms. Projections include, but are not limited to: • Awnings (cloth, metal, wood). • Roof overhangs. • Projecting upper-story elements. • Tower elements. • Window/door surrounds. • Recessed windows. • Bay windows or dormers. • Trellis elements. • Porch or balcony elements. 4.3.4.6 Rooflines a. Typically, roof forms should be flat. Low- pitched roofs on lower height buildings may be considered at the determination of the Review Authority. 4.3.4.7 Mixed-Use Colors and Materials a. Changes in colors and materials should be used to visually distinguish various uses within the same development. b. The following techniques should be used in the design of building facades to enhance building architecture: • Color change and color variation. • At least three (3) different exterior materials and (3) different colors. • Changes in texture. • Exterior materials, windows and details should be consistent with the scale, proportion and architectural style of the building. • Major building entries should be emphasized using accent colors and materials. • Material and color changes should occur at an inside corner or massing underside, or at an appropriate location on the building facade such as a massing projection or architectural accent feature. • Bars and security grills on windows and doors are prohibited. • Vibrant and dynamic colors and materials are encouraged to help create an interesting and colorful environment in the Plan Area. To avoid monotonous and understated buildings, neutral-tones color palettes are discouraged. North Rollins Specific Plan Draft |Chapter 4 | 4-45 4.3.4.8 Parking and Loading Areas a. Noise, vibration and traffic impacts resulting from loading and delivery related to non- residential uses should be reduced to the greatest extent feasible by strategically locating these areas away from residential uses within the development. b. Surface parking lots between development and adjacent streets is discouraged. Any surface parking lots should be located to the side or rear of development, or within a parking structure. c. Residential and non-residential uses are encouraged to utilize shared parking facilities and reduce curb-cuts into adjacent rights-of-way. d. Wayfinding signage in parking areas should clearly indicate access to each use within the development to visitors of the site. e. Short-term bicycle racks dedicated to non- residential uses should be provided near the entrances of the buildings they serve. f. Secure, covered bicycle storage should be provided for residents in areas that are inaccessible to the general public. g. Electric Vehicle (EV) charging stations in parking areas should have clear wayfinding signage. h. Bicycle parking areas should provide space for shared bike and/or e-scooter parking. Shared bike and/or e-scooter parking within rights-of-way may occur within dedicated sidewalk or street space. Example: Short-term bicycle racks located near building entries. Example: Wayfinding signage to parking and building areas. 4-46 | Chapter 4| North Rollins Specific Plan Draft 4.3.5.4 Pedestrian Access a. Where projects are located near public trails/access points, direct and convenient access shall be provided from the buildings to the public trails/access points to the maximum extent feasible while still providing for safety and security. These connections will be a minimum of ten (10) feet in width. 4.3.5.5 Facade and Street Facing Architectural Articulation a. Buildings with 100 feet or greater of street frontage shall implement the following techniques to ensure adequate articulation. This applies to any facade of a building visible from the ground-level within the public realm: • For every 50 feet of linear building frontage, there shall be an offset plane-break or opening in the facade. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces. Offsets shall be a depth of 18” in depth and 4’ in width, or a repeated pattern of offsets, recesses, or projections of similar depth. • For buildings four-stories or taller, a minimum of 25 percent of the building facade shall be modulated into sections such that it is offset a minimum of three feet back from the front plane of the ground floor. 4.3.5 Architectural Objective Design Standards Residential and mixed-use buildings and sites within the Plan Area qualifying for SB 330, SB 35, or any future discretionary streamlining process, shall comply with the objective design standards described in this section. These projects are also encouraged, but not required, to comply with the intent of the residential architectural design guidelines described in Section 4.3.3. Exhibit 4.4 and 4.5, Architectural Standards Diagram, depicts various standards applied in diagrammatic format. 4.3.5.1 Location of uses a. Within a vertical mixed-use building, the non-residential uses shall be located on the ground floor. b. Live/work units shall have the commercial portion of the unit on the ground floor. 4.3.5.2 Building Orientation a. To promote pedestrian-oriented streetscene, a minimum of 35 percent of building frontage shall be constructed at the minimum building setback from the property line along Rollins Road, as measured from the back of sidewalk. Portions of developments that provide publicly accessible open space or plazas along Rollins Road shall be exempt from this requirement. 4.3.5.3 Building Entries a. Residential buildings adjacent to Rollins Road shall include a primary pedestrian entry along this street frontage facing either the street or a publicly accessible courtyard or plaza. The primary entry is to identified by building signage and/or address number within 10 feet of the entry. North Rollins Specific Plan Draft |Chapter 4 | 4-47 4-48 | Chapter 4| North Rollins Specific Plan Draft Exhibit 4.4 - Architectural Design Standards Examples Diagram N.T.S. 1 1 1 1 1 2 4.3.5.5.a: For buildings with 100’ or greater of street-frontage, plane breaks at least every 50 feet provide adequate articulation. This example shows breaks through vertical bay 4.3.5.5.b: A minimum of 30% of exterior walls on ground-floor facing the street shall include windows, doors, or other openings. 2 3 4 4.3.5.5.a: For four-story buildings with street frontage in excess of 100’, a minimum of 25% of frontage shall be modulated into sections such that it is offset a minimum of three feet from the front plane of the ground-floor. 4.3.5.5.c: Residential developments along Rollins Road shall include leasing and indoor amenity areas on the ground floor, increasing architectural diversity along the street. 4.3.5.5.f: For buildings four-stories or less, there shall be no continuous roofline segments in an elevation greater than 50 feet maximum. 3 4 5 5 3 5 5 b. At least 30 percent of the exterior walls on the ground floor facing the street shall include windows, doors, or other openings. Percent fenestration shall be calculated based on the length of the facade frontage and the floor-to-ceiling height of the ground floor. c. Residential buildings along Rollins Road shall include leasing and indoor amenity areas on the ground floor facing the streets to increase pedestrian interest, overall activity, and architectural diversity along the street. d. For mixed-use buildings with 100 feet or greater of linear street frontage along Rollins Road, a minimum of 25% of such frontage shall be designed to accommodate commercial and office uses. These pedestrian oriented spaces shall have a minimum interior depth of 35 feet. e. The ground floor of a mixed-use building shall have a finished ceiling height of a minimum of 15 feet. f. Incorporate one or more of the following techniques to vary building massing and articulation: • For buildings four-stories or less, there shall be no continuous roofline segments in an elevation face greater than 50 feet maximum. • For buildings five-stories or greater, there shall be no continuous roofline segments in an elevation face greater than 100 feet maximum. • Roof line articulation can be achieved through the use of parapets, varying cornices, reveals, clerestory windows, and varying roof height/form. OR • Provide a minimum 2 foot roof eave on elevations adjacent to a public street. g. Include a minimum of 2 features such as balconies, cantilevers, dormers, bay windows, patios, ground-floor resident amenities, individualized entries, or accent materials, into all building elevations facing a public street. 4.3.5.6 Materials and Colors a. At least three (3) different exterior materials and (3) different colors shall be provided in a project’s colors and materials palette. 4.3.5.7 Parking Garage Screening a. Podium-style residential buildings shall screen parking structures using exterior structural/architectural features, aesthetic treatments and/or landscaping screening in order to minimize visual impacts of parking areas to the public and private realms. North Rollins Specific Plan Draft |Chapter 4 | 4-49 4-50 | Chapter 4| North Rollins Specific Plan Draft Exhibit 4.5 - Architectural Design Standards Examples Diagram N.T.S. 1 4.3.5.5.a: For buildings with 100’ or greater of street-frontage, plane breaks at least every 50 feet provide adequate articulation. This example shows breaks through balconies and plane recesses that occur in “up-down” pattern. 1 50’ 50’ 50’ 5 5 4 4.3.5.5.c: Residential developments along Rollins Road shall include leasing and indoor amenity areas on the ground floor, increasing architectural diversity along the street. 4.3.5.5.f: For buildings four-stories or more, there shall be no continuous roofline segments in an elevation greater than 100 feet maximum. 5 5 4 4.3.6 Commercial Architectural Guidelines 4.3.6.1 Site Planning Guidelines a. Buildings should be arranged to create a variety of outdoor spaces, such as courtyards, plazas, squares, eating areas, and other usable open spaces that promote human activity and is scaled to the street- scene. b. Building massing should be concentrated along the street to articulate the street interface, particularly along Rollins Road. c. All ground-floor uses fronting onto the street should include at least one primary entrance facing the adjacent street right-of- way. d. Site and building design should ensure compatibility among different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of open space, and similar operating characteristics. 4.3.6.2 Building Orientation Building placement and orientation are two key factors that influence how a building interacts with the public realm. The following guidelines are intended to encourage pedestrian engagement with commercial spaces, particularly along Rollins Road. a. Facade details and street furniture should be provided to enhance the pedestrian experience. These may include (but are not limited to): landscape planters, seating areas, focal objects (art, landscape, fountains), awnings, bay windows, and accent/decorative lighting. b. Primary pedestrian entries should be clearly delineated through a combination of the recessed entryways, vertical and horizontal architectural breaks in the facade, and a high level of detailing on the ground floor near the entrance. Entries shall be clearly defined features of the front façades and of a scale that is in proportion to the size of the building. Larger buildings shall have a more prominent building entrance while maintaining a pedestrian scale. c. Pedestrian entries should be accompanied by increased fenestration to generate interest and allow views into the space. North Rollins Specific Plan Draft |Chapter 4 | 4-51 4.3.6.3 Rooflines Roofs should be designed for functionality and be appropriate to the architectural style of the building. a. Typically, roofs should be flat. Given that a majority of existing buildings in the project area have flat roofs, pitched roof forms with contemporary materials that recall sawtooth, shed, gable, or similar roof forms of commercial and industrial buildings may be allowed per the determination of the Review Authority. b. Vertical roof plane breaks, changes in roof lines or ridge height or other accent roof forms are encouraged. c. Form, materials, fascia and/or cornice elements should be integrated with the overall design vocabulary. d. Parapets, when used, should be contiguous and incorporate side/rear elevation returns. e. If utilized, roofing tile material should be compatible with the architectural style of the building. Wooden roofs are prohibited for fire safety. f. Exterior lighting should be located to avoid light spillage onto adjacent property, especially when adjacent to residential or mixed-use development. 4.3.6.4 Facade Articulation Commercial buildings should incorporate articulation to generate pedestrian scale and visual interest along the streetscape. Example: Furniture and seating areas along the street enhance pedestrian experience. Example: Building massing concentrated along the street, with clearly marked and recessed pedestrian entry. 4-52 | Chapter 4| North Rollins Specific Plan Draft a. Architectural design of buildings should minimize blank walls, especially when situated adjacent streets or walkways. b. When buildings of a single form and height are used, these buildings should be articulated with layered wall planes, banding, architectural details and/or materials. c. Large expanses of reflective, opaque, or highly-tinted glass are discouraged. d. Artwork is encouraged for retail buildings to help create a dynamic and interesting streetscene. e. Details that modulate the light and show evidence of artistry and craft are encouraged. f. Projections, overhangs, recesses, banding and architectural details should be used to provide shadow, articulation and scale to building elevations. g. Facades facing streets should provide a minimum of 50% fenestration on the ground floor to generate pedestrian interest. Percentage of fenestration shall be calculated based on the length of the facade frontage and the floor-to-ceiling height of the ground floor. Example: Vertical roof plane breaks and changes in building height. Example: Parking areas screened from the street using landscaping. Example: Facades facing the street implement a minimum of 50% fenestration on the ground-floor facing the public realm. North Rollins Specific Plan Draft |Chapter 4 | 4-53 4.3.6.6 Parking and Loading Areas The following guidelines apply to commercial parking areas to reduce visual impacts upon the public realm and reduce conflicts between cars, pedestrians, and cyclists to the greatest extent feasible. a. Commercial parking areas should be connected to public sidewalks, trails, and walkways where feasible. b. Within parking areas, pedestrian walkways and crosswalks should be clearly delineated from vehicular areas. c. Parking areas should be placed to the rear or side of the street to reduce their visual impacts on the public realm. d. Bicycle parking should be provided in parking areas, near primary building entrances. e. Bicycle parking areas should provide space for shared bike and/or e-scooter parking. Shared bike and/or e-scooter parking within rights-of-way may occur within dedicated sidewalk or street space. Example: Pedestrian walkways within a commercial parking lot are clearly delineated from vehicular areas. 4.3.6.5 Materials and Color a. The following techniques should be used in the design of building facades to enhance building architecture: • Color change and color variation. • At least three (3) different exterior materials and (3) different colors. • Changes in texture. • Exterior materials, windows and details should be consistent with the scale, proportion and architectural style of the building. • Major building entries should be emphasized using accent colors and materials. • Material and color changes should occur at an inside corner or massing underside, or at an appropriate location on the building facade such as a massing projection or architectural accent feature. • Bars and security grills on windows and doors are prohibited. • Vibrant and dynamic colors and materials are encouraged to help create an interesting and colorful environment in the Plan Area. To avoid monotonous and understated buildings, neutral-tones color palettes are discouraged. 4-54 | Chapter 4| North Rollins Specific Plan Draft 4.3.7 Industrial Architectural Guidelines Industrial development is a key component of the Plan Area’s existing and historical character. These guidelines are intended to manage the visual and physical impacts of industrial development upon the public realm while preserving the economic potential and operational capacity of industrial development within the Plan Area. 4.3.7.1 Site Planning Guidelines a. Buildings should be arranged to create a variety of outdoor spaces, such as courtyards, plazas, squares, eating areas, and other usable open spaces that promote human activity. b. Where future buildings are adjacent to Rollins Road, they shall be oriented towards Rollins Road and include a pedestrian entrance from this street. c. All ground-floor uses fronting onto the street should include at least one primary entrance facing the adjacent street right-of- way. 4.3.7.2 Building Orientation a. Street-facing industrial buildings should be designed to emphasize the view of non- industrial interior areas, such as primary entryways, foyers, and offices from the street. b. The location, configuration, size, and design of new or remodeled industrial buildings should be compatible with the character and quality of surrounding sites, buildings, and structures. Example: Industrial development featuring a flat roof form. Example: Industrial development utilizing expansive wall- planes to create visual interest with public art. Example: Non-industrial portions of industrial development, such as offices and entryways, face the street. North Rollins Specific Plan Draft |Chapter 4 | 4-55 c. Buffers should be incorporated from adjacent mixed-use or residential development to protect these uses from noise, vibration and/or odors resulting from the industrial use. 4.3.7.3 Articulation Offset Massing and Forms a. Offset forms should include appropriate changes in materials and colors. b. Offsets forms should be consistent with the architectural style of the building and incorporated as a functional element or detail enhancement. Facades c. Large unbroken expanses should be avoided. Facades should be broken into smaller sections by incorporating vertical and horizontal plane breaks that reduce overall appearance of bulk. d. Exterior walls should generate visual interest through the use of colors, materials, and/or art is encouraged. Murals and signage on large wall areas enliven a building façade to create a visually interesting streetscape and help define a creative artistic character for the North Rollins Road area. e. Facade details, such as score lines, windows, paint or minor materials changes, are not acceptable substitutes for substantial breaks in massing and form. f. Eaves, canopies, awnings and overhangs that provide shade and articulation are encouraged. g. Buildings should be articulated with layered wall planes, banding, architectural details and/or accent materials and colors. Example: Industrial development utilizing sculpture upon facade to reference industry and craft, and contribute to an interesting streetscape. Example: Overall massing of development reduced by breaking building into smaller sections. Example: Vertical plane breaks reduce the overall appearance of bulk. 4-56 | Chapter 4| North Rollins Specific Plan Draft Architectural Projections h. Projections may be used to emphasize design features such as entries, major windows, or outdoor space. Projections are encouraged on all residential building forms. Projections include, but are not limited to: • Awnings (cloth, metal, wood). • Roof overhangs. • Projecting upper-story elements. • Tower elements. • Window/door surrounds. • Recessed windows. • Bay windows or dormers. • Trellis elements. • Porch or balcony elements. 4.3.7.4 Rooflines a. Roof forms should be flat; however, pitched roof forms with contemporary materials (such as standing seam metal and thermoplastic polyofin (TPO) that recall sawtooth, shed, gable, or similar appropriate to the architectural style of the buildings are allowed. b. Vertical roof plane breaks, changes in building/ridge height or other accent roof forms are encouraged. c. Rooftop equipment should be shielded or integrated into the building design from view of street. d. Roofing material (including solar panels) shall not be highly reflective, and is encouraged to be a light color to reduce solar heat gain. 4.3.7.5 Materials and Color a. The following techniques should be used in the design of building facades to enhance building architecture: • Color change and color variation. • At least three (3) different exterior materials and (3) different colors. • Changes in texture. • Exterior materials, windows and details should be consistent with the scale, proportion and architectural style of the building. • Major building entries should be emphasized using accent colors and materials. • Material and color changes shall occur at an inside corner or massing underside, or at an appropriate location on the building facade such as a massing projection or architectural accent feature. • Bars and security grills on windows and doors are prohibited. • Vibrant and dynamic colors and materials are encouraged to help create an interesting and colorful environment in the Plan Area. To avoid monotonous and understated buildings, neutral-tones color palettes are discouraged. North Rollins Specific Plan Draft |Chapter 4 | 4-57 4.3.7.6 Parking and Loading Areas a. Parking areas should be located to the side or rear of the building, away from the primary street frontage. b. Loading areas should be located to the side or rear of the building where feasible and shall be screened from the view of the public realm. c. Trash storage areas should be screened from public view. Screening methods should utilize landscaping or an architecturally consistent enclosure. d. Where feasible, loading and delivery areas should be located away from adjacent residential development. e. Bicycle parking should be provided in parking areas, near primary building entrances. f. Bicycle parking areas should provide space for shared bike and/or e-scooter parking. Shared bike and/or e-scooter parking within rights-of-way may occur within dedicated sidewalk or street space. Example: Commercial loading area utilizes art and decorative door to reduce impacts on the public realm. Example: Application of multiple colors and materials creates visual interest in the public realm. Example: Clearly defined pedestrian entry that faces the street, with architectural breaks in the facade. 4-58 | Chapter 4| North Rollins Specific Plan Draft 4.3.8 Focus Area Guidelines The Focus Areas overlay provides an opportunity to create a tailored urban design approach to address the specific opportunities and challenges present in particular parts of the Plan Area. The focus area overlay is depicted in Exhibit 3.4, Focus Area Overlay. 4.3.8.1 Focus Area 1 Focus Area 1 is the “Northeast Focus Area” in the Specific Plan. Generally, this is the northern most area within the Plan and includes parcels accessed by Adrian Road. Adrian Court is also located within this focus area. Urban design guidelines for Focus Area 1 are as follows: a. For parcels adjacent to Adrian Road, activate the street by providing ground floor commercial and retail uses, and/or residential lobbies. b. Parking garages and surface lots should be screened by landscape and/or fencing along Adrian Road. c. Provide at least one access point for pedestrians and bicyclists along the Utility Easement edge per project. 4.3.8.2 Focus Area 2 Focus Area 2 is the “West Focus Area.” This area is located along the southwestern edge of the plan boundary and is adjacent to the rail right- of-way used by Caltrain and BART. Urban design guidelines for Focus Area 2 are as follows: a. For all land uses, building elevations facing the railroad right-of-way can have larger massings and wall planes than the general requirements to help mitigate noise impacts from trains. b. Surface parking is allowed within side and rear setbacks to provide additional buffer from buildings to railroad tracks. 4.3.8.3 Focus Area 3 Focus Area 3 is the “Rollins Road Focus Area” and includes parcels and areas with direct access to Rollins Road and parcels that are located adjacent to the utility easement. Urban design guidelines for Focus Area 3 are as follows: a. Along Rollins Road, especially where indicated by the “Ground-Floor Activation” lines in Exhibit 3.2, provide ground-floor activation in the public realm. Features that activate the public realm at the ground-floor may include (but are not limited to) the following: • Commercial or retail uses. • Residential lobbies, other indoor amenities, or other active uses. • Community amenity spaces. North Rollins Specific Plan Draft |Chapter 4 | 4-59 • Public open space areas, such as parklets. • Other ground-floor features that activate the public and pedestrian realm, as approved by the Community Development Director or their designee. b. Facades of parking garages along Rollins Road shall be screened by landscape and/or building architecture. c. Surface parking lots for commercial uses shall be screened by landscape where facing the public realm. d. Gateways are required at the north and south ends of Rollins Road. Gateway features may include (but are not limited to) the following elements: • Public open space. • Art installations. • Emphasized building signage or identity features. • Other “landmark” features, as approved by the Review Authority. e. Provide at least one access point for pedestrians and bicyclists along the Utility Easement edge per project. 4.3.8.4 Focus Area 4 Focus Area 4 is the “Blender Focus Area.” This focus area transitions between the Plan Area and southerly Rollins Road, as well as existing residential neighborhoods near the Plan Area located across the rail right-of-way. Urban design guidelines for Focus Area 4 are as follows: a. Building stepbacks of upper floors on buildings four stories or taller are encouraged to provide a massing and scale transition to the lower-scale development to the south. b. Provide at least one pedestrian and bicyclist access point along the windrows edge per project. c. Lower-scale multi-unit residential such as townhouses may have low-pitched roof forms such as shed, gable and hip, to help transition to the existing single-unit detached neighborhood across the railroad tracks. 4.3.8.5 Focus Area 5 Focus Area 5 encompasses the PG&E Utility and stormdrain easements that traverses the Plan Area. All development within Focus Area 5 must be consistent with the specified restrictions of the easement. 4-60 | Chapter 4| North Rollins Specific Plan Draft 4.4 Sustainability Guidelines The Specific Plan provides a sustainability framework that can be implemented through a variety of project-specific design solutions, as each future development shall be designed and constructed towards LEED-equivalent standards. The most appropriate project-specific design features will be determined at the individual development approval stage based, in part, upon feasibility and overall sustainability. Future development shall comply will City of Burlingame Reach Codes (Ord 1980 and 1981). 4.4.1 Building Design The following recommendations are provided to encourage future developers to explore opportunities for energy efficiency within the Plan Area: a. Utilize passive sustainability design strategies where feasible to minimize overall energy consumption needed to heat and cool the building. These strategies include daylighting, natural sources of heating and cooling, operable windows, shading on south facing windows, ceiling fans, well-designed building envelopes with high-U values (insulation rating). b. Encourage coordination with PG&E to identify opportunities, optimize energy infrastructure while minimizing cost and avoid barriers that may prevent future entry or expansion of energy efficient systems. c. Implement EV systems that may expand over time, since retrofits for EV systems are difficult to accomplish. d. Where feasible, utilize solar thermal to heat water for pools and spas. North Rollins Specific Plan Draft |Chapter 4 | 4-61 4.4.2 Energy Conservation The Project provides a number of potential solar sites. In addition to the roof-top solar zones, potential locations for solar PV panels include expanded solar zones on individual buildings, parking shade structures (atop parking structures or in surface lots), pool shading structures, picnic area shading and trellis features. a. Where provided, PV panels visible from the street or other prominently visible locations shall be aesthetically integrated into building designs. 4.4.3 Lighting Proper lighting design has many benefits including energy savings, reduced sky-glow, and improved quality of life. Solar-powered lighting and energy efficient lighting can reduce energy consumption, thereby reducing emissions and improving air quality. Proper lighting design promotes safety, eliminates light trespass onto adjacent properties, minimizes the impact to nocturnal animals, and minimizes disruption to human’s circadian rhythms to promote better sleep and healthier communities. The following includes sustainable lighting guidelines that should be considered by future developers: a. High-efficacy solid-state light emitting diode (LED) lighting for outdoor applications, including signage. b. Appropriate color spectral distribution to reduce glare and enhance safety and navigation. Example: Cool Roof Installation Source: New York City Example: Green Roof reduces heat-island effect and provides outdoor space. 4-62 | Chapter 4| North Rollins Specific Plan Draft 4.4.4 Minimizing Heat Island The Specific Plan addresses the heat island effect by providing the majority of parking in structures or below ground, significantly reducing the amount of paving on-site. Additional guidelines to reduce the heat island effect include the following. a. For surface parking lots, plant evergreen canopy trees to meet the parking lot tree requirements described in Section 5.7, Off- Street Parking Standards. Trees above the minimum amount required in said Section are encouraged. b. Encourage the use of low albedo (reflection coefficient) materials in paving, roofing and building materials to reflect rather than absorb incoming solar radiation. c. Encourage green roofs. d. Discourage the use of artificial turf, as it contributes to the heat island effect. 4.4.5 Water Conservation The Plan encourages water conservation within the Plan Area by implementing the following guidelines: a. All development within the Plan Area shall comply with BMC Chapter 18.17, Water Conservation in Landscape. b. Greywater recycling programs are encouraged to be implemented where feasible. 4.4.6 Organic Waste Recycling SB 1383 requires all jurisdictions within California to provide organic waste collection services to single-unit detached and multi-unit residences and businesses of all sizes beginning January 1, 2022. a. All developments within the Plan Area shall comply with SB 1383 by implementing recycling programs for both green waste and food waste, as well as other organic waste materials per SB 1383. North Rollins Specific Plan Draft |Chapter 4 | 4-63 4-64 | Chapter 4| North Rollins Specific Plan Draft This page intentionally blank North Rollins Specific Plan Draft |Chapter 5 | 5-1 Chapter 5 - Development Standards 5.1 General Provisions This Chapter establishes the permitted uses, development standards and regulations for the planned development within the North Rollins Specific Plan area. The standards contained in this Chapter of the Specific Plan shall supersede those of the Burlingame Municipal Code (BMC), unless otherwise stated herein. Where the language in this Specific Plan is undefined, unclear, or vague, then the final interpretation and determination shall be made by the Community Development Director, or their designees. At their discretion, the Community Development Director may forward an item requiring interpretation to the City of Burlingame Planning Commission for determination. Any determination by the Planning Commission may be appealed to the City Council. All decisions by the City Council shall be deemed final. In instances of conflicting regulations and standards, the standards and regulations contained in this Specific Plan shall take precedence over the BMC, including the City’s Design Guidelines. If this Specific Plan is silent on an issue, then the standards in the BMC or any other applicable city, state or federal code shall apply, as appropriate. The provisions in this Chapter are not intended to interfere with, abrogate, or annul any easement, covenant, or other agreement between parties. 5-2 | Chapter 5| North Rollins Specific Plan Draft 5.2 Definitions For the purposes of this Chapter, all definitions not defined by this Section shall be the same as described in Article 8 (Chapters 25.105, 25.106, 25.108) of the Burlingame Municipal Code (BMC). • "Affordable Project" means any project that reserves a minimum of 50 percent of the units for income restricted households, as defined by California State Law. • “Mobile Vendor” means any person in charge of or driving any motorized mobile vending vehicle requiring a state driver’s license to operate, either as an agent, employee, or otherwise under the direction of the owner. • “Mobile Vending Vehicle” means any motorized vehicle, including food trucks and lunch wagons, from which fruits, vegetables or foodstuffs are sold, displayed, solicited or offered for sale or bartered or exchanged, on any portion of any street within the City. • "Private Outdoor Space" is defined as personal or common outdoor space that is not intended for use by the general public. • "Personal Outdoor Space" is defined as private outdoor space that is intended for use by the occupants of a specific dwelling unit. • "Common Outdoor Space" is defined as private outdoor space that is accessible only to building residents and their visitors, and is shared among the occupants of a building or development. • “Special Event” means any organized activity of a specific duration, conducted within public rights-of-way or individual property not owned by the City and outside the confines of primary buildings on the site, whether or not a business license tax certificate is required to conduct such an event. Examples of special events include, but are not limited to, retail sales, community events, public concerts, performing arts and cultural/educational events, fairs, festivals, and similar events. • “Street Performer” means any individual upon public property that engages in playing musical instruments, singing, dancing, acting, juggling, engaging in magic, creating visual art, or similar artistic endeavors. Street performers do not include personal services such as massage or the application of substances to another person’s skin, including paints, dyes, and inks. • “Temporary Use” means any use allowed for less than one year consisting of activities that represent a variation from the normal business operations, as well as uses and private special events that occur upon public property subject to a temporary use permit. • "Retail Sales, Large Format" means any retail use exceeding 20,000 gross square feet in size. North Rollins Specific Plan Draft |Chapter 5 | 5-3 TABLE 5.1 — PERMITTED LAND USES P = Permitted, CUP = Conditional Use Permit, MUP = Minor Use Permit, TUP = Temporary Use Permit, A = Accessory Use, EP = Entertainment Permit, -- = Not Permitted Land Use Rollins Road Mixed- Use (RRMU) Specific Use Regulations Commercial - Retail Eating and Drinking Establishments Bars, Taverns MUP Night Club -- Outdoor Dining P Restaurant P Restaurant - Drive-through -- Food and Beverage Sales Alcohol Sales Store — Off-Sale General MUP 5.3 Permitted Uses Table 5.1 — Permitted Land Uses, identifies land use regulations for the Specific Plan area. Any use not listed shall be prohibited, unless the Community Development Director finds that the proposed use is similar in characteristics to allowed uses. Development standards and development intensity within the Plan Area are applied via a tiered system, as described by Table 5.2 — Development Standards. For residential and non-residential development, Development Tier 1 is considered "base standard" intensity. Developments may exceed base standard intensity and qualify for higher intensity tiers of development by providing community benefit bonuses as described in Section 5.5.3, Community Benefit Bonuses. Overall development capacity within the Plan Area is determined by existing environmental analysis performed for the Envision Burlingame General Plan. Maximum development capacities for new residential units, commercial square footage and industrial square footage within the Plan Area are described in Section 6.6 Maximum Development Analyzed per CEQA. Projects proposing new development that would cause the Plan Area to exceed maximums specified in Section 6.6 may require additional environmental review. 5-4 | Chapter 5| North Rollins Specific Plan Draft TABLE 5.1 — PERMITTED LAND USES, CONTINUED P = Permitted, CUP = Conditional Use Permit, MUP = Minor Use Permit, TUP = Temporary Use Permit, A = Accessory Use, EP = Entertainment Permit, -- = Not Permitted Land Use RRMU Specific Use Regulations Alcohol Sales Store — Off-Sale Beer and Wine (e.g. Boutique Wine Shop, Craft Beer Store)P Convenience Store MUP General Market P Nurseries P Garden Centers CUP Retail Sales General Retail Sales P No outdoor storage or sales permitted in conjunction with any permitted use, except for permitted temporary sales. Large Format Retail Sales -- Specialized Retail Sales CUP Vehicle Fuel Sales and Accessory Service -- Vehicle Sales Auto and Light Truck -- Heavy Equipment Sales and Rental -- Commercial - Services and Recreation Animal Care Services Boarding/Kennels -- Pet Hotels -- Grooming P No overnight stays permitted. Veterinarian MUP Banks and Financial Institutions P Check Cashing and Pay Day Loan Establishments -- Commercial Recreation - Large Scale CUP Commercial Recreation - Small Scale MUP North Rollins Specific Plan Draft |Chapter 5 | 5-5 TABLE 5.1 — PERMITTED LAND USES, CONTINUED P = Permitted, CUP = Conditional Use Permit, MUP = Minor Use Permit, TUP = Temporary Use Permit, A = Accessory Use, EP = Entertainment Permit, -- = Not Permitted Land Use RRMU Specific Use Regulations Day Care Centers MUP See BMC Section 25.48.090 Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et. Seq., and licensed to serve 15 or more children not allowed. Family day care homes and noncommercial employer-sponsored facilities ancillary to place of business allowed with a CUP. Live Entertainment EP See BMC Chapter 6.16 Food Preparation (catering)MUP Funeral Services and Cemeteries -- Office — Co-Working P Office — Medical or Dental P Limited to 30,000 square feet per site.Office — Professional P Office — Research and Development P Personal Services - General P Personal Services - Specialized CUP See BMC Section 25.48.230. Studios — Arts P Theatres — Live CUP Theatres — Movie or Similar CUP Educational Services Schools, Primary and Secondary -- Trade Schools -- Tutoring and Educational Services CUP 5-6 | Chapter 5| North Rollins Specific Plan Draft TABLE 5.1 — PERMITTED LAND USES, CONTINUED P = Permitted, CUP = Conditional Use Permit, MUP = Minor Use Permit, TUP = Temporary Use Permit, A = Accessory Use, EP = Entertainment Permit, -- = Not Permitted Land Use RRMU Specific Use Regulations Industrial, Manufacturing, Processing, Warehousing, and Wholesale Uses Breweries, Wineries, and Distilleries P See BMC Section 25.48.250 (Tasting Rooms as an accessory Use), and NRSP Section 5.4.1(c). Food Processing and Production P Laboratories/Research and Development/Life Sciences P CUP required if use entails hazardous materials. Biosafety Level 3 and 4 facilities not allowed. Light Industrial MUP Personal Storage CUP Recycling Facilities -- Vehicle Service and Repair Major (Major Repair/Body Work)-- Minor (Minor Repair/Maintenance)-- Vehicle Rental MUP Limited to 5,000 square feet footprint per site (no on-site vehicular storage) Car Wash -- Warehousing / Logistics -- Wholesaling A Accessory to a permitted industrial or live/work use Lodging Extended Stay Hotels -- Hostels -- Hotels and Motels -- Mixed Uses Mixed Use Developments P With individual specific uses subject to land use regulatory requirements set forth in this table. North Rollins Specific Plan Draft |Chapter 5 | 5-7 TABLE 5.1 — PERMITTED LAND USES, CONTINUED P = Permitted, CUP = Conditional Use Permit, MUP = Minor Use Permit, TUP = Temporary Use Permit, A = Accessory Use, EP = Entertainment Permit, -- = Not Permitted Land Use RRMU Specific Use Regulations Public and Quasi-Public Uses Assembly Facilities Community Assembly Facility CUP Religious Assembly Facility CUP Community Open Space P Emergency Shelters – Permanent P See BMC Section 25.48.100 Emergency Shelters – Temporary A See BMC Section 25.48.110 Places of Religious Assembly CUP Government Buildings and Facilities P Hospitals -- Low Barrier Navigation Center P See BMC Section 25.48.170 Medical Clinics P Limited to 30,000 square feet per site. Park and Recreation Facilities, Public P Residential Uses Caretaker Quarters A Communal Housing P Elderly and Long-Term Care CUP Nursing homes not allowed Family Day Care – Small (up to 8 children) P Family Day Care – Large (8 to 14 children)P Live/Work P Single-Unit and Two-Unit Dwellings -- Multi-Unit Dwellings P Residential Care Facilities 5-8 | Chapter 5| North Rollins Specific Plan Draft TABLE 5.1 — PERMITTED LAND USES, CONTINUED P = Permitted, CUP = Conditional Use Permit, MUP = Minor Use Permit, TUP = Temporary Use Permit, A = Accessory Use, EP = Entertainment Permit, -- = Not Permitted Land Use RRMU Specific Use Regulations Limited P General CUP See BMC Section 25.48.220 Senior CUP See BMC Section 25.48.220 Supportive and Transitional Housing See BMC Section 25.48.240 Transportation and Utilities Air Courier, Terminal, and Freight Services -- Park and Fly, Accessory -- Park and Fly, Primary Use -- Parking Facility, Accessory A Parking Facility, Primary Use --See exception for sites within drainage rights-of-way below Publicly Owned and Operated Drainage Facilities and Improvements -- Transit Facilities -- Utility Structures and Service Facilities MUP Vehicle Storage --See exception for sites within drainage rights-of-way below Wireless Telecommunication Facilities Per BMC Section 25.48.300 Specific and Temporary Uses Adult Entertainment Uses -- Donation Box – Outdoor -- Drive-Through or Drive-Up Facilities -- Outdoor Storage CUP Must be related to immediately abutting uses which are permitted or conditional in the district. See BMC Section 25.48.190 Outdoor Temporary and/or Seasonal Sales TUP See BMC Section 25.48.190 and NRSP Section 5.4.4, Temporary Uses Temporary Uses TUP See BMC Section 25.48.260 Urban Agriculture P See BMC Section 25.48.290 North Rollins Specific Plan Draft |Chapter 5 | 5-9 TABLE 5.1 — PERMITTED LAND USES, CONTINUED P = Permitted, CUP = Conditional Use Permit, MUP = Minor Use Permit, TUP = Temporary Use Permit, A = Accessory Use, EP = Entertainment Permit, -- = Not Permitted Land Use RRMU Specific Use Regulations Storage of Recreational Vehicles and Boats.CUP Outdoor Storage CUP Temporary Uses TUP See NRSP Section 5.4.4, Temporary Uses Urban Agriculture P See BMC Section 25.48.290 Uses within Drainage Rights-of-Way Recreational uses consistent with utility easement requirements P Publicly Owned and Operated Drainage Facilities and Improvements P Privately Owned and Operated Electric Transmission Lines P Supplemental Parking for Permitted or Conditional Uses in the District CUP Storage of Operable Vehicles CUP See Section 5.4.1.J and K Storage of Recreational Vehicles and Boats.CUP See Section 5.4.1.J and L Outdoor Storage -- Uses Similar in Nature to those Allowed in this Section CUP Must have frontage on public street and meet proposed use and siting requirements established by the City Engineer Long Term Airport Parking -- Uses must comply with Safety Compatibility Policies SP-1 through SP-3 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport including Noise/Land Use Compatibility and Safety Compatibility Criteria listed in Tables IV-1 and IV-2. Some uses listed above may be incompatible in safety zones. The North Rollins Specific Plan is entirely within Safety Compatibility Zone 3 - Inner Turning Zone. 5-10 | Chapter 5| North Rollins Specific Plan Draft 5.4 Additional Land Use Regulations Section 5.4 describes the treatment of permitted, restricted, and nonconforming land uses within the Specific Plan area. Table 5.1 — Permitted Land Uses, identifies permitted and conditionally permitted land uses within land use districts depicted upon Exhibit 3.1. Other regulations related to land uses are listed in the sections below. 5.4.1 Regulations for Specific Uses Additional regulations governing specific uses found in Table 5.1 are listed below: a. Maximum Retail Sales Building Size. No retail sales establishment shall exceed 15,000 square feet of gross floor area. An applicant may request a retail sales building larger than 15,000 square feet, but in no case larger than 30,000 square feet, through the Conditional Use Permit process. b. Stand-alone Residential, Commercial, and Light Industrial Uses. Stand-alone commercial, residential, and light industrial developments are permitted. c. Alcoholic Beverage Manufacturing Requirements. In addition to the design guidelines and development standards within this Specific Plan, the following requirements shall apply to craft alcoholic beverage manufacturing uses and accessory tasting rooms. 1. An alcoholic beverage manufacturing and accessory tasting room use shall comply with all federal, state and local laws and regulations, including a valid license from the California ABC Board for the specific type of alcoholic beverage manufacturing occurring on site; 2. An alcoholic beverage manufacturing and accessory tasting room use shall not exceed 6,000 square feet of net floor area; 3. An alcoholic beverage manufacturing use may not exceed production of 15,000 barrels per year; 4. All production activities and on-site storage shall be located completely within the alcoholic beverage manufacturing facility. Off-site storage for an alcoholic beverage manufacturing facility is permitted, provided it meets all applicable provisions of the underlying zone; 5. The display of alcoholic beverages shall be located within the alcoholic beverage manufacturing and accessory tasting room facility; 6. The alcoholic beverage manufacturing and accessory tasting room use shall be allowed to operate and be open to the public during the following hours: • Manufacturing and Operation: 7:00 A.M. to 7:00 P.M. Monday through Saturday; • Accessory Tasting Room Open to the Public: 11:00 A.M. to 10:00 P.M. daily; and North Rollins Specific Plan Draft |Chapter 5 | 5-11 • Service trucks used for the purposes of loading and unloading materials, ingredients, products, and equipment shall be restricted to the hours of 7:00 A.M. to 6:00 P.M. Monday through Friday and 9:00 A.M. to 6:00 P.M. on Saturday. 7. The consumption, tasting and sales of alcoholic beverages shall be limited to only those products produced on site; 8. Ancillary retail sales shall be limited to only those retail items directly associated with the on-site alcoholic beverage manufacturing facility and accessory tasting room; 9. The alcoholic beverage manufacturing use or accessory tasting room shall not charge an admission fee, cover charge or require a minimum purchase; 10. A security plan, including a video surveillance system and exterior lighting plan, satisfactory to the Community Development Director, or his/her designee, shall be submitted to and approved prior to the issuing of a Certificate of Occupancy. The video surveillance system shall be installed to assist with monitoring the property on both the interior and exterior. A Digital Video Recorder (DVR) or similar video- recording device, capable of exporting images in TIFF, BMP, or JPG format shall be used. Recording shall be retained for no less than 30 days. Exterior lighting shall clearly illuminate the common areas surrounding the building including, but not limited to, the entrance and exit doors, as well as the business address; 11. No more than ten percent of the window display area (including any transparent doors) shall be allowed to bear advertising, signs or any other obstructions. All advertising, signage or other obstructions shall be placed and maintained to ensure a clear and unobstructed view of the establishment’s interior. Window signs displaying prices shall be prohibited. No advertising or signage shall be placed in the area above three feet or below six feet in height of all windows measured from grade; 12. Tours of the alcoholic beverage manufacturing and accessory tasting room use shall occur on regularly scheduled days and times. The operator shall ensure that tours do not negatively impact adjacent businesses or property owner; and 13. Alcoholic beverage manufacturing and accessory tasting room uses shall be restricted from utilizing ventilation practices that may negatively impact residences and may be required to install mechanical air filtration systems to the satisfaction of the Community Development Director, or his/her designee. 5-12 | Chapter 5| North Rollins Specific Plan Draft d. Off-Premise Alcohol Sales. Boutique Wine and Beer Stores may permit the sale of wine and beer, for off-premises consumptions under a “Type 20 License” of the ABC by- right. General Liquor Stores may permit the sale of general alcohol sales, wine, and beer for off-premise consumptions under a “Type 21 License” of the ABC with an MUP. In addition to the design guidelines and development standards within this Specific Plan, the following performance standards shall apply to Boutique Wine and Beer Stores and General Liquor Stores: 1. The use does not result in any adverse effects, jeopardize, or endanger the health, peace, or safety of persons residing, visiting, or working in the surrounding area; 2. The use is operated and maintained in accordance with all applicable local, state, or federal codes, laws, rules, regulations and statutes including those of the ABC, the City’s General Plan and Municipal Code, and all zoning or nuisance regulations of the City; 3. The use is operated and maintained in a neat, quiet, and orderly condition and operated in a manner so as not to be detrimental to surrounding properties and occupants. This shall encompass the upkeep and maintenance of exterior facades of the building, landscaping, designated parking areas serving the use, fences, and the perimeter of the site, including all public sidewalks, alleys, and planting areas; 4. The use does not result in repeated nuisance activities, including but not limited to disturbance of the peace, illegal drug activity, public drunkenness, drinking in public, harassment of passersby, gambling, prostitution, sale of stolen goods, public urination, theft, assaults, batteries, acts of vandalism, excessive littering, loitering, graffiti, illegal parking, excessive loud noises especially in the late night or early morning hours, traffic violations, curfew violations, lewd conduct, or police detentions and arrests; 5. The exterior lighting and security measures shall comply with applicable requirements; 6. No more than ten percent (10 percent) of the square footage of the windows and transparent doors of the premises shall be allowed to bear advertising, signs or any other obstructions including products, shelving, display items and/or coolers. All advertising, signage, product, shelving, display items and/or coolers shall be placed and maintained to ensure a clear and unobstructed view of the establishment’s interior. Window signs displaying prices shall be prohibited. No advertising or signage shall be placed in the area above three (3) feet or below six (6) feet in height of all windows measured from grade; and 7. A copy of these performance standards, additional City or ABC imposed operating conditions, and a twenty-four (24) hour complaint telephone number shall be posted in a conspicuous and unobstructed place visible from the entrance of the establishment in public view. e. Retail Sales. For all retail sales, no outdoor storage or sales is permitted in conjunction with any permitted use, except for permitted temporary sales, festivals, or special events. f. Day Care Centers. Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et. Seq., and licensed to serve 15 or more children not allowed. Large Family Child Care homes and noncommercial employer-sponsored facilities ancillary to place of business allowed with a CUP. g. Laboratories/Research and Development. CUP required if use entails hazardous materials. Biosafety level 3 and 4 facilities not permitted. h. Live/Work Standards. In addition to the design guidelines and development standards within this Specific Plan, the following requirements shall apply to Live/ Work units. 1. Intent. The development standards of this section are intended to facilitate the creation of new, adaptable live/ work units in a manner that preserve the surrounding industrial and artistic character, supports enhanced street level activity, maintains a consistent urban streetwall, and orients buildings and pedestrians toward public streets. Live/ work units are intended to be designed with adequate workspace, higher ceilings, larger doors, sufficient natural light, open floor plans, and equipped with non-residential finishes and features that support arts and production activities; 2. Density/Floor Area Allocation. Live/work units consistent with the provisions of this section are considered as a residential unit identified from the Residential (as specified by Density standards in Table 5.2 — Development Standards) allocations for property; 3. Limitations on Use. The non-residential component of a live/work unit shall be limited to those uses set forth in Table 5.1. Non-residential activities/uses shall not be required in these units; 4. Floor Area Requirement. A live/work unit shall have a minimum floor area of at least 750 square feet. At least 150 square feet of a live/work unit shall be designated as suitable for workspace, and measure not less than 15 feet in at least one dimension and no less than 10 feet in any dimension. The area suitable for workspace for each unit shall be clearly demarcated on approved building plans; 5. Separation of and Access to Individual Units. Access to each individual live/work unit shall be provided from shop fronts, directly from the sidewalk parallel to the primary or secondary street, or from common access areas, corridors, or halls. The access to each unit shall be clearly separate from other live/work units or other uses within the building. North Rollins Specific Plan Draft |Chapter 5 | 5-13 6. Location of Living Space - Ground Floor Units. Ground floor live/work units shall designate the front 15 feet of the unit as an area suitable for workspace, in order to maintain activity and commercial access along the frontage. Dedicated living space may be located in the rear portion of the ground level, provided the front 15 feet of the unit is designated as suitable for work; 7. Ceiling Height. Ground floor live/work units shall have floor to ceiling height of 12 feet or greater, measured from top of floor to bottom of ceiling. Upper floor live/work units shall have floor to ceiling height of 10 feet or greater. A mezzanine space shall not be included in the calculation of minimum height for any floor level; 8. Integration of Living and Working Space. Areas within a live/work unit that are designated as living space shall be an integral part of the live/work unit and are not separated (or occupied and/or rented separately) from the area designated for workspace; and 9. Client and Customer Visits. Client and customer visits. Client and customer visits to live/work units are permitted. i. Mixed-use Developments. Individual uses within a mixed-use development are subject to the provisions governing those uses found in this Chapter. j. Locations of Drainage Rights-of-Way. Table 5.2 identifies uses allowed within drainage rights-of-way. The areas where these land use restrictions apply are identified in Exhibit 5.1, Drainage Rights-of-Way. k. Storage of Operable Vehicles in Drainage Rights-of-Way. Vehicle storage operations within drainage rights-of-way shall adhere to the following provisions: 1. Vehicles must be in operable condition and must be managed at all times by a single, responsible person with access to keys for all vehicles; 2. Vehicles shall be moved by appointment only and shall not be moved during a.m. and p.m. peak hour traffic periods as defined by the traffic City engineer; 3. Site size must be a minimum of 0.7 acres; 4. Site must have approved access to a public street; and 5. No customers shall visit the site. l. Storage of Recreational Vehicles and Boats in Drainage Rights-of-Way. Vehicles shall not be moved during A.M. and P.M. peak hour traffic periods, as defined by the City Traffic Engineer. m. Outdoor Storage in Drainage Rights-of-Way. Outdoor storage in a drainage right-of-way is not allowed except with an approved Conditional Use Permit. Applicant must demonstrate that conditionally permitted outdoor storage is removable within a time-frame specified by the Conditional Use Permit. 5-14 | Chapter 5| North Rollins Specific Plan Draft MillbraeSan FranciscoInternational Airport San FranciscoBay Plan Area Burlingame 82 101 101 Adeline DrRay DrMillbrae Ave Cal i f o r n i a D r Cal i f o r n i a D r Trousdale DrRo l l i n s R d A d r i a n R dAdrian CtBroderick RdIngold RdGuittard RdRo l l i n s R d R o l l i n s R d R o l l i n s R d A d r i a n R d A d r i a n R d A d r i a n R dAdrian CtAdrian CtAdrian CtBroderick RdBroderick RdBroderick RdIngold RdIngold RdIngold RdGuittard RdGuittard RdGuittard RdSpecic Plan Boundary Proposed Class III Bikeways City Limits Drainage Rights-of-Way Plan Area Boundary City Limit North Rollins Specific Plan Draft |Chapter 5 | 5-15 N.T.S. | Source: Google Earth, City of Burlingame Exhibit 5.1 - Drainage Rights-of-Way 5.4.2 Limitations on Use The following uses and activities shall be prohibited: a. New manufacturing and industrial uses, except those specifically allowed in Table 5.1; b. Vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any other similar use); c. In any residential or live/work unit, storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; and d. Any other activity or use, as determined by the Community Development Director, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes. 5.4.3 Nonconforming Industrial Uses The following section applies to existing nonconforming industrial uses within the Plan Area: a. General. The purpose of this subsection is to recognize and allow for the continued use of industrial activities that become nonconforming with the adoption of this Specific Plan. Except as provided in this subsection, the nonconforming use regulations set forth in Article 5 of the BMC (nonconforming Uses and Structures) shall apply; b. Discontinuance of Nonconforming Uses. If a nonconforming use of a lot, building, or structure is discontinued for a continuous period exceeding three years, the right to continue the nonconforming use shall expire; c. Allowed Expansion of Nonconforming industrial Uses. Expansion of a legally established nonconforming industrial use is permitted on the same site with the issuance of a Conditional Use Permit; and d. Change from a Nonconforming industrial Use to Another Nonconforming industrial Use. The Community Development Director may authorize a change from a legally established nonconforming industrial use to another nonconforming industrial use upon making the finding that the new use is similar in character to the existing nonconforming use and does not have the potential to result in adverse impacts on surrounding uses. 5.4.4 Temporary Uses Permitted temporary uses for the NRSP are allowed with a Temporary Use Permit obtained per BMC Chapter 25.82 and as follows: 5.4.4.1 Exempt Temporary Uses. The following minor and limited duration temporary uses are exempt from the requirement for a Temporary Use 5-16 | Chapter 5| North Rollins Specific Plan Draft Permit. Uses that do not fall within the categories defined below shall comply with Section 25.82.030 (Allowed Temporary Uses). a. Construction Sites—On-site 1. On-site contractors' construction/storage uses in conjunction with an approved construction project on the same parcel. 2. Security personnel may be present during non-construction hours. 3. The construction and/or storage use shall be removed immediately upon completion of the construction project, or the expiration of the companion building permit authorizing the construction project, whichever occurs first. b. Emergency Facilities. Emergency public health and safety needs/land use activities, as determined by the Director. c. Garage and Yard Sales. Garage and yard sales (i.e., personal property sales) conducted as required by Chapter 6.22 (Merchandise Sales from Residences). d. Publicly Owned Property. Events that are to be conducted on publicly owned property by the government entity owning the subject property. 5.4.4.2 Allowed Temporary Uses. a. Contractor Construction Sites—Off-site. The temporary use of a site for an off-site contractor construction, staging, or storage area(s). The permit may be effective for up to 180 days and extended in 180-day increments, with Director approval, or the expiration of the companion building permit authorizing the construction project, whichever occurs first. b. Farmers’ Markets. Farmers’ markets may occur under the terms established by a Temporary Use Permit specific to that operation. c. Special Events 1. Amusement rides, arts and crafts exhibits, auctions, carnivals, circuses, concerts, fairs, festivals, flea markets, food markets/events, outdoor entertainment/sporting events, rummage sales (not garage or yard sales), and swap meets limited to 14 consecutive days or fewer, or six two-day weekends, within a 12-month period. When an annual plan is submitted to and approved by the Director, the frequency and duration of these special events may be extended. 2. Outdoor display and sale events conducted by a retail business, including auto dealerships, holding a valid business license issued in compliance with Municipal Code Title 6 (Business Licenses and Regulations) may be allowed a maximum of six outdoor sale events in a calendar year (excluding City-sponsored activities). Any single outdoor sale event shall be no longer than seven consecutive days in duration. When an annual plan is submitted to and approved by the Director, the frequency and duration of these special events may be extended. North Rollins Specific Plan Draft |Chapter 5 | 5-17 3. Outdoor meetings and group activities/ assemblies for seven consecutive days or fewer within a calendar year. 4. Seasonal sales (e.g., Halloween pumpkin sales and Christmas tree sales lots), provided that the activity shall be associated with a recognized holiday and shall be held for no more than 45 consecutive days during the time period of the associated holiday. 5. Athletic events, parades, and public assemblies occurring on or within the public rights-of-way or other publicly owned property. 6. Car washes, limited to one event each month for each site, not exceeding two days in length, and prohibited on any property developed with a residential use. Sponsorship shall be limited to charitable, educational, fraternal, religious, schools, or service organizations directly engaged in civic or charitable efforts, or to tax exempt organizations in compliance with 501(c) of the Federal Revenue and Taxation Code. d. Temporary Residential Real Estate Sales Offices. One temporary real estate office, provided that: 1. The office shall be used only for the sale of residential property located on the property on which the office is located. 2. The temporary real estate office shall be removed at the end of one year following the date of issuance of the last occupancy permit for the property on which the office is located. 3. If any housing units on the property have not been sold at the end of the original one-year period, the Director may approve extensions for the continuation of the real estate office on a month-to- month basis. e. Temporary Structures. A temporary classroom, office, or similar portable structure, including a manufactured or mobile unit, may be approved, for a maximum period of 12 months, as an accessory use or as the first phase of a development project, on sites located within the commercial, industrial, mixed-use, and research and development zones of the City. f. Temporary Work Trailers 1. 1. A trailer or mobile home may be used as a temporary work site for employees of a business during construction or remodeling of a permanent commercial, industrial, mixed-use, or research and development structure when a valid building permit is in force, or upon demonstration by the applicant, to the satisfaction of the Director, that the temporary work site is a short-term necessity while a permanent work site is being obtained. 2. A permit for temporary work trailer(s) may be approved for up to 12 months. g. Other Similar Temporary Uses. Similar temporary uses that, in the opinion of the Director, are compatible with the subject zone and surrounding land uses. 5-18 | Chapter 5| North Rollins Specific Plan Draft 5.4.4.3 Mobile Vending a. Purpose and Applicability. The purpose of this subsection is to regulate mobile vendors, such as food trucks, lunch wagons and any distributor of foodstuffs or retail goods from a motorized or non-motorized vehicle within the rights-of-way of the Plan Area. This subsection does not apply to mobile vendors participating in farmer’s markets, street fairs or other special events permitted by the City. b. Operational Requirements for Mobile Vendors. All mobile vendors shall comply with the following regulations: 1. Vending is permitted in the rights-of-way only where mobile vendors have received permission from or are contracted with adjacent businesses fronting the street; 2. No vending within three hundred feet of any school or park, except at specific parks as per Section 5.4.4.3.c; 3. The vendor may stop for a maximum of four hours per stop. A vendor’s vehicle may occupy more than one parking space when parking in metered spaces. Normal parking rates for each space wholly or partially occupied shall apply. The vendor must move at least 500 feet before making another stop in the same area; 4. Tables, chairs, shade structures, and signs are prohibited on streets, parking spaces, and on sidewalks; 5. No vending is allowed in congested areas where it may impede or inconvenience the public or create a traffic hazard; 6. Vendor shall provide waste containers and litter removal services in all areas within fifty feet of the vending location, and shall properly dispose of all waste; 7. No vendor shall use amplified sound or music to advertise vending services; 8. Vending may only occur when the mobile vending vehicle is legally parked in a roadway. Vendors shall comply with the California Vehicle Code, Title 10 (Vehicles and Traffic) and Title 13 (Vehicles and Traffic) of the BMC, and with all posted parking, stopping, and standing restrictions at all times; 9. Vending within the public right-of-way shall not be conducted before 9:00 a.m. or after 9:00 p.m.; 10. No part of the vehicle, furniture, or other equipment related to the vending operation may encroach onto the public sidewalk. Vendors may place waste containers on public sidewalks; provided, that a minimum six-foot clearance for pedestrian accessibility is maintained. Vendors are responsible for managing customer queuing and ensuring that a pedestrian thoroughfare is maintained; 11. Mobile vendors shall prohibit loitering by persons within fifty feet of the vending location; 12. Mobile vending vehicles shall park in a manner which ensures that customers shall be able to order and pick up food safely without stepping into a parking space, into a street, or into landscaping; North Rollins Specific Plan Draft |Chapter 5 | 5-19 13. The vendor may sell only heated/ prepared foods, non-alcoholic beverages, fruits, vegetables or other consumable food products described in the application filed with the permit officer and approved by the permit officer; and 14. The vendor shall have a business license, a San Mateo County Environmental Health Services Mobile Food Facility Permit, and shall comply with the California Retail Food Code. The vendor shall maintain possession of evidence of applicable licenses and permits at all times during operation and shall furnish evidence of such licenses and permits to city officials or law enforcement upon request. c. Vending upon City Property. The Parks and Recreation Director or his/her designee may review and approve mobile vending activities on city parks property operated under the jurisdiction of the parks and recreation department and promulgate rules of operation in these locations, including operation hours. d. Vending upon Private Property. All mobile vending activity upon private property shall comply with the following regulations. 1. Vendors shall have the property owner’s written authorization to operate on the property in their possession at all times. The written authorization shall describe the approved location and operation schedule; 2. Vendors shall only occupy parking spaces not required to meet the minimum requirements of BMC Chapter 25.50, Section 5.7, Off-Street Parking Standards, of this Specific Plan, or of other off- site uses if those spaces are leased. This requirement does not apply if the hours of operation for the vendors and permitted uses do not coincide; 3. Vendors shall not occupy any paved area required for loading, circulation or fire access; 4. Tables, chairs and shade structures may be allowed in conjunction with food vendors if they occupy excess parking spaces or areas not required for loading, circulation or fire access, and they are removed daily after use. Tables and chairs may be on turf or mulched areas; provided, that precautions are taken or improvements are installed to protect and maintain landscaped areas; 5. Up to five vendors may be on any individual property at a time; provided, that vendors do not operate before 8:00 a.m. or after 9:00 p.m.; 6. No vendor shall use amplified sound; 7. Vendors may sell only heated/prepared foods, non-alcoholic beverages, fruits, vegetables or other consumable food products; 8. Mobile vending operations on private property beyond the requirements of this section may be allowed by a temporary use permit pursuant to Title 25 (Zoning). In addition, the Community Development Director may require a conditional use permit whenever it appears that mobile 5-20 | Chapter 5| North Rollins Specific Plan Draft vending activities are having an adverse impact on the use of the property or neighboring properties, including traffic, circulation, parking availability, noise, trash, or other reasons of public health or safety; and 9. This subsection does not apply to any private event where a mobile vendor has obtained the property owner’s written permission to cater for a private event that is held exclusively on the property and that is not open to the general public. 5.4.4.4 Street Performers in Public Rights-of- Way. a. Purpose and applicability. The purpose of this section is to impose reasonable restrictions on the time, manner, and place of street performers within the Plan Area. b. Permitted Time of Performance. Performances are permitted between the hours of 9:00am and 9:00pm. A street performer may be active for a maximum of four hours per location. After a time of four hours has elapsed, a street performer is required to relocate at least 250 feet before performing again in the same area. c. Manner of Performance. The following requirements restrict the manner in which street performances may occur: 1. Amplified sounds in excess of 65 decibels are not permitted; and 2. Street performers may not erect a permanent stage or permanent elevated platform for performances, provided that these elements do not obstruct the sidewalk, as described in subsection d., below. d. Location of Performance. Street performances are not allowed in the following locations: 1. Within ten feet of any street corner or marked pedestrian crosswalk; 2. Within ten feet of any entrance to any residential building; and 3. In any location that blocks or obstructs the safe movement of pedestrians. When performances occur on sidewalks, a minimum of six feet of unobstructed pathway must remain for pedestrians. e. Section 5.4.4.4 does not apply to street performers participating in an event that has received approval of a temporary use permit or special event permit. North Rollins Specific Plan Draft |Chapter 5 | 5-21 5.5 Development Standards 5.5.1 Development Standards Generally a. Development projects shall comply with the development standards set forth in Table 5.2 — Development Standards. The floor area ratio (FAR) standards shall apply to the non- residential component on a development site; the density standards shall apply to any residential component. The non-residential (FAR) and residential (density) components may be additive. b. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3 development standards for live/ work, mixed-use, residential or commercial development. Projects using Tiers 2 or 3 standards shall provide community benefits as described by Section 5.5.3, Community Benefit Bonuses. c. All developments within the Plan Area shall undergo a Design Review, as described in Section 6.10, Review Procedures. 5.5.2 Additional Regulations 1. Pedestrian Plaza/Public Open Space. Where total lot area or development site equals 50,000 square feet or greater, a pedestrian plaza or other public open space/gathering space shall be provided that meets the following design criteria: a. Is a minimum of 1,500 square feet in size; b. Has a minimum dimension of at least 30 feet on any side; c. Is at least 50 percent open to the sky; d. Is located at ground level with direct pedestrian and ADA access to the adjacent public street; e. Is unenclosed by any wall, fence, gate, or other obstruction across the subject property; f. Is open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; g. Includes at least one pedestrian-scaled amenity such as a water fountain, art, or other focal element; h. The public plaza shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; and i. Each part of the public plaza shall be accessible from other parts of the open space without leaving the open space area. 2. Mid-block Plazas and Paseos. Where blocks (measured from curb face to curb face) are longer than 400 feet, and where a project has more than 300 linear feet of frontage, at least one plaza, pedestrian pathway, or paseo shall be provided perpendicular to the block face. All such plazas shall meet the design criteria outlined in Section 5.5.2.1. All such paseos shall meet the following design criteria: 5-22 | Chapter 5| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 5 | 5-23 TABLE 5.2 — DEVELOPMENT STANDARDS Base Standard (Tier 1) Increased Intensity per Section 5.5.3 (Tier 2) Maximum Intensity per Section 5.5.3 (Tier 3) Industrial and Institutional Development Notes a. Maximum Density (applies to residential component) 30 base du/ac 50 base du/ac 70 base du/ac N/A b. Maximum Floor Area Ratio (applies to non- residential component) 1 0.50 0.75 1.0 2 N/A c. Maximum Height 3 3 stories 40 feet 5 stories 55 feet 7 stories 80 feet N/A d. Setbacks Front: Mixed- use arterial (Rollins Road) 4 10-15 feet min.10 - 15 feet min. 10 - 15 feet min.15 feet min. Front: All other streets 10 feet min. 10 feet min. 10 feet min. 10 feet min. Side: Interior 10 feet min. 10 feet min. 10 feet min. 0 feet, adjacent to industrial use, 20 feet min. adjacent to all other uses Setbacks for industrial uses apply only to new construction Established uses shall be considered conforming with regard to required setbacks. Side: Streetside 10 feet min. 10 feet min. 10 feet min.N/A Rear 20 feet min. 20 feet min. 20 feet min. 0 feet adjacent to industrial use, 20 feet min. adjacent to all other uses Setbacks for industrial uses apply only to new construction. 5-24 | Chapter 5| North Rollins Specific Plan Draft TABLE 5.2 — DEVELOPMENT STANDARDS, CONTINUED Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Industrial and Institutional Development Additional Regulations Alley5 5 feet min. 5 feet min. 5 feet min.N/A e. Edge Condition between industrial and residential use See Section 5.5.2.3, Industrial / Residential Interface f. Minimum Size 3,500 square feet 3,500 square feet 3,500 square feet 10,000 square feet g. Minimum Width at street frontage 40 feet 40 feet 40 feet 50 feet h. Maximum Lot Coverage 60% 6 60%6 60%6 60% i. Minimum Landscape Coverage7 15%20%20%N/A Notes: 1. Parking structures shall be exempt from FAR calculations. 2. FAR of Industrial, Manufacturing, Processing, Warehousing, and Wholesale uses may be increased to 1.5 with a Conditional Use Permit. 3. Properties fronting onto Rollins Road shall provide a minimum 10-foot wide public sidewalk. The public sidewalk may be located within the public right-of-way and/or private property, provided a public access easement is recorded for any portion of the public sidewalk on private property. Encroachments into the sidewalk include outdoor dining, signage (e.g. temporary a-frame signs), architectural features (e.g. arcades), and the like, provided the public sidewalk is not reduced to less than 5 feet in width. Furthermore, encroachments into the public sidewalk shall be limited to 50 percent of the par- cel's frontage along Rollins Road. The other 50 percent of the parcel frontage shall have a minimum 10-foot wide sidewalk. Building overhangs such as canopies, upper floor balconies, and the like that have a minimum vertical clearance of eight (8) feet may project up to 5 feet into the public sidewalk. Any encroachments into the public right-of-way, shall be required to obtain a public right-of-way encroachment permit. 4. Maximum building heights are also required to comply with Airspace Protection Policies AP-1 through AP-4 of the Compre- hensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP). This includes determining the need to file Form 7460-1, Notice of Proposed Construction or Alteration, with the FAA for any proposed project that would exceed the FAA notification heights, as shown approximately on ALUCP Exhibit IV-10 and complying with FAA Aeronautical Study Findings. It also includes complying with the maximum compatible building height, which in- cludes all parapets, elevator overruns, etc. of a building, as noted in ALUCP policy AP-3 and depicted in Exhibits IV-17 and IV-18 of the ALUCP. 5. If alley is used for direct access to a garage or parking structure, a stacking analysis shall be required to determine the adequate setback from the gate or other obstruction to ensure that queuing does not occur in the alley. Individual parking spaces that back into the alley may use the entire alley right-of-way as part of the required back-up space. 6. Lot coverage may be increased if additional usable common open space equivalent to the additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or plaza. 7. Landscape Coverage shall include shrubs, groundcover, embellished pavement, fountains, and plant materials. Landscap- ing in parking lots shall comply with BMC 25.40.070.D. a. Be open to the public and remain so during daylight hours; b. Be at least 15’ wide, and 15’ deep if a plaza; Paseo shall be a minimum of 15 feet wide with a 6 foot wide path. c. Paseo shall be owned and maintained by property owner. Paseo shall be lighted and include wayfinding signage. d. Have a clear line of sight to the back of the paseo, gathering place, or focal element; and e. Be at least 50 percent open to the sky or covered with a transparent material. 3. El Portal Creek Access. Any lot with any lot line on El Portal Creek shall be required to provide, as a part of the on-site landscaping plan, a paved public-access trail along the top of the bank for the portion of the creek bank on the site. The design of the trail shall be compliant with specifications of the Public Works Department. Each such trail segment shall connect directly to the termination of the public access trail segment along the creek bank on each adjacent property. 4. Industrial/Residential Interface. Any live/ work unit or other residential unit on a site abutting an industrial use on an adjoining site shall be set back a minimum of 15 feet from the lot line shared by the property with the industrial use. A minimum six- foot masonry wall or other buffering feature suitable to the applicable reviewing authority shall be provided. 5. Residential Notice. Residents of new live/ work, mixed-use, and standalone residential development projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment, that the noise levels may be higher than in a strictly residential area, and that there may be odors associated with neighboring commercial and industrial uses. The covenants, conditions, and restrictions of any development with a residential use shall require that prospective residents acknowledge the receipt of the written notification. Such written notification shall be provided in residential leases. Signatures shall confirm receipt and understanding of this information. 6. Publicly Accessible Park Space. Contribution towards the provision of public parks in the North Rollins Road area can be in the form of dedication of land, provisions of improvements, or payment of fee in excess of that normally required for parks. For residential development the contribution will be equivalent to a minimum of 1 acre of improved Parkland per one-thousand (1,000) residents. Parkland will be adjacent to the public rights-of-way and parks shall be built to meet applicable city standards. The Parks and Recreation Director, or his/her designee will provide direction on specific desired program amenities based on target resident population and may include, but is not limited to, sports courts, dog parks, playgrounds, community gardens, or other features. North Rollins Specific Plan Draft |Chapter 5 | 5-25 7. Street Improvements. Projects fronting onto Rollins Road, Adrian Way, Adrian Court, Broderick Road, Guittard Road, and Ingold Road shall be fully improved to the centerline of the right-of-way (except for Adrian Way, which requires full right-of-way improvements) consistent with the design criteria found within this Specific Plan or as amended by the City of Burlingame. Where infeasible, the applicant shall contribute to a benefit fund or other fee program to fund future rights-of-way improvements. 8. Outdoor Dining within Public Rights-of-Way. Outdoor dining within public rights-of-way as an accessory use is permitted with an approved encroachment permit, and shall comply with Chapter 12.10, Encroachment Permits, of the BMC. Additionally, outdoor dining with the Plan Area is subject to the following provisions: a. Outdoor dining areas with an approved special encroachment permit must occur within the street or paseo frontage of an existing or proposed restaurant, coffee shop, bakery or other provider of foodstuffs and be incidental to the operation of that business. b. Outdoor dining areas may be located areas between the property line of the adjacent business and the street curb, as well as within parking areas within the street subject to approval by the Public Works and Community Development Directors. c. A minimum six-foot wide pathway, free from any existing obstacles such as street furniture or landscaping, must be maintained and provide a clear linkage to each side of the property. This pathway must be maintained to the satisfaction of the Public Works and Community Development Directors or each of his/her designees. d. Outdoor dining furniture must be removed from public areas overnight or when not in use. e. Establishments serving alcohol must obtain any additional permits required by the Alcoholic Beverage Control Board (ABC) of the State of California. f. Any barriers required by the ABC to delineate outdoor dining space shall be designed to be moveable or semi- permanent in nature. These barriers shall attach to the sidewalk in a manner approved by the Public Works Director and may be subject to additional criteria as prescribed by the ABC. 5.5.3 Community Benefit Bonuses 1. Purpose and Applicability. To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission may grant increased FAR, density, and/or height in return for provision of specific community benefits, as listed below or subsequently identified by the City Council. These benefits shall be in the City’s interest and will help implement the General Plan. A variety of objectives are listed to ensure that proposed project features are appropriate for the site and surroundings, and to allow for a wide range of possible project types. 5-26 | Chapter 5| North Rollins Specific Plan Draft 2. Tier 2 - Number of Community Benefits. The Planning Commission may approve Tier 2 projects if it determines that the project includes at least three (3) community benefits from Subsection 4, below. At a minimum, the following elements shall be included: trees, landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation. 3. Tier 3 - Number of Community Benefits. The Planning Commission may approve Tier 3 projects if it determines that the project includes at least four (4) community benefits from Subsection 4, below. At a minimum, the following elements shall be included: trees, landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation. 4. Community Benefit Objectives. The following optional community benefit features above and beyond the minimum requirements may be requested by applicants, in order to achieve higher tiers of development as described in Table 5.2 — Development Standards. a. Publicly Accessible Park Space. Required community benefit for any Tier 2 or 3 project with a site area of 50,000 square feet or greater. Where total lot area or development site equals 50,000 square feet acres or greater, a community park/open space shall be provided that meets the following design criteria: • Is a minimum of 12 percent of site area (beyond the residential development contribution requirements and private open space requirements); • Has a minimum dimension of at least 50 feet on any side; • Is at least 80 percent open to the sky; • Is located at ground level with direct pedestrian and ADA access to the adjacent public street; • Is unenclosed by any wall, fence, gate, or other obstruction across the subject property; • Is open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; • At a minimum, includes: trees and landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation; • The community park/open space may either be dedicated to the City and maintained by city staff, or may be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; and • Each part of the community park/ open space shall be accessible from other parts of the open space without leaving the open space area. b. Paseo Enhancements. The project includes major pedestrian connections in excess of minimum paseo requirements. Paseo shall be a minimum of 15 feet wide and provide pedestrian amenities such as seating and public art. c. Public Plazas Beyond Minimum. Public plazas or other publicly accessible open North Rollins Specific Plan Draft |Chapter 5 | 5-27 spaces at least 50 percent larger than the minimum required elsewhere in this Specific Plan. Where no plaza/open space is required by the Specific Plan, the plaza shall have a minimum size of 1,750 square feet. Where provided, such public plazas and open spaces shall be subject to the following: • The plaza has a minimum dimension of 35 feet on any side. The plaza shall include additional pedestrian amenities such as seating and public art and more than one gathering space. d. Trail Improvement. Improvement of a pathway along the windrow corridor or in the utility easement corridor, per Sections 4.3.8.1(c), 4.3.8.3(e) and 4.3.8.4(b), by adjacent properties. e. Off-site Streetscape Improvements. Off- site streetscape improvements beyond those identified in Subsection 6 of Section 5.5.2: • Streetscapes improvements in excess of minimum improvements required for new development; • Curb extensions, improved bicycle and pedestrian crossings/signals, transit/ shelters in the public right of way; • New pedestrian and bicycle connections to transit facilities, neighborhoods, trails, commercial areas, etc; • Removal of existing pedestrian and bicycle barriers (e.g. dead-ends and cul-de-sacs); • Upgrading traffic signals to enhance pedestrian and bicycle safety; • New curb side or other EV charging stations; and • Gateway elements, as described in Section 4.2.5.5. f. Cultural Arts Space. Includes space for visual arts, performing arts, artist housing, or other activities that support arts and culture. Cultural arts spaces shall meet the requirements of Section 5.10.4 Public Gallery and Arts and Educational Spaces. g. Public Parking Facilities. The project provides publicly available parking to serve area-wide parking needs. To qualify, the parking spaces should be permanently available for public use and subject to easements or restrictions acceptable to the City. To meet this benefit, there shall be a minimum of 20 parking spaces available to the public. h. Community or Neighborhood Center. The project provides an on- or off-site community or neighborhood center that provides a space to the public for group activities, social support, and/or other purposes. To meet this benefit, the community or neighborhood center shall be at least 2,000 square feet in size. 5-28 | Chapter 5| North Rollins Specific Plan Draft i. Ground-Floor Retail Space. A mixed- use project shall provide ground-floor commercial or retail space equal to at least 50 percent or greater of the habitable square footage of the ground- floor. The commercial or retail space shall be oriented towards the street and include a separate entrance to the non- residential use. To meet this benefit, the ground-floor retail space must also have a minimum area of 6,000 square feet of gross leasable area. j. Grocery Store. An operating community or neighborhood grocery store with a gross floor area of at 10,000 square feet. Through a Development Agreement, developer shall ensure continuous operation for a period of at least 15 years (with a vacancy of no more than 6 months per 5 year period). This benefit is limited to one project within the Plan Area; if the site area is 2 acres or larger the Publicly Accessible Park Space benefit requirement may be waived. k. Affordable Housing. The project provides affordable housing to help address the state housing crisis. For Tier 2 projects to meet this benefit a minimum of 5 percent low and 5 percent moderate income housing shall be provided on- site. For Tier 3 projects to meet this benefit a minimum of 5 percent very-low, 5 percent low and 5 percent moderate income housing shall be provided on-site. l. Additional Public Art. The provision of public art of at least 0.2 percent beyond the required minimum (for a total 0.7 percent of the valuation of the project as determined at Building Permit submittal). To qualify, the public art must meet the development standards found in Section 5.10, Art in Public Places, and administrative review requirements found in Section 6.8, Art in Public Places Review. m. Near Zero Net Energy. The project provides 98 percent of total building energy load measured as kilowatt per square foot through solar panels, wind turbines, or other renewable sources. n. Net Zero Water Use. The project provides on-site and/or off-site water usage off- sets to achieve net zero water use. Water usage off-sets may include grey water systems, the retrofit of plumbing fixtures in other buildings, etc. o. Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently undefined community benefit approved by the City Council that is substantially beyond normal requirements. Examples are inclusion of a child care center in a new project, off-site utility infrastructure improvements above and beyond those required to serve the development, additional funding for City programs such as contribution to a local façade improvement program, or subsidy for existing commercial tenants or other local small businesses. North Rollins Specific Plan Draft |Chapter 5 | 5-29 5.5.4 Private Outdoor Space For the purposes of this section, private outdoor space is defined as outdoor space that is accessible only to building residents and their visitors, but not to the general public. Private outdoor space may be provided as a combination of “personal” and “common” usable outdoor spaces, defined as follows: a. “Common” outdoor space shall be provided with shared access for all building tenants. These may include, but are not limited to: • Courtyards; • Gardens; • Plazas; • Dog Runs; • Pool Decks; • Rooftop Amenity Areas; and • Playground Areas. A minimum amount of private outdoor space shall be provided for any project with a residential use as identified in Table 5.4 — Private Outdoor Space Requirements. This requirement may be satisfied through the inclusion of personal or common private outdoor space. Private outdoor space requirements are reduced in Focus Area 3 to encourage higher-density development. The location of Focus Area 3 is depicted upon Exhibit 3.4. For the purposes of this standard, an affordable project is defined as one that reserves a minimum of 50 percent of the units for income- restricted households, as defined by California State Law. Provided this definition is met, the usable private outdoor space standard applicable to affordable projects would apply to all the units in the project, whether or not they are affordable. TABLE 5.4 — PRIVATE OUTDOOR SPACE REQUIREMENTS Project Location Project Type Private Outdoor Space Requirement Within Focus Area 3 Affordable Projects 100 Square Feet per Unit All Other Projects 150 Square Feet per Unit Within Focus Areas 1, 2, 4, and 5 Affordable Projects 150 Square Feet per Unit All Other Projects 200 Square Feet per Unit Personal open space shall have a minimum dimension of five (5) feet in depth and eight (8) feet in width. Common open space shall have a minimum dimension of fifteen (15) feet in any direction. 5-30 | Chapter 5| North Rollins Specific Plan Draft 5.6 Allowable Encroachments/Projections An encroachment is a permitted allowance into a ground-floor or upper-level setback or stepback. A projection is an element that is allowed to project above the height limit. In all cases, all encroachments and projections shall comply with the California Building Code (CBC), as well as other applicable codes and regulations such as the American Disability Act. No projections or encroachments into public rights-of-way shall be permitted without first obtaining an encroachment permit per the BMC Chapter 12.10, Encroachment Permits. The permitted projections are discussed below: a. Stairwells, elevator penthouses, mechanical equipment, and roof attachments such as flagpoles, towers, wireless masts, television antennas, and similar diminutive roof attachments, may project above the height limits set forth within this Specific Plan, provided such projections shall not exceed 20 feet above the prescribed height limit. b. Parapets, security railing, and other appurtenances on a flat roof may project above the height limits set forth within this Specific Plan, provided such appurtenances shall not exceed forty-two (42) inches above the prescribed height limit. c. Building overhangs such as canopies, upper floor balconies, and the like that have a minimum vertical clearance of eight (8) feet may project up to 5 feet into the public sidewalk and front min/max. setback along Rollins Road. 5.7 Off-Street Parking Standards a. Off-Street Vehicle Parking. Required off- street parking for residential uses shall be provided as indicated in Table 5.5 — Off- Street Vehicle Parking. Parking requirements for non-residential uses are set forth in Chapter 25.40 of the BMC. TABLE 5.5 — OFF-STREET VEHICLE PARKING Number of Bedrooms in a Unit Minimum number of parking spaces required 0 (Studio, Loft)1 space per unit 1 1 space per unit 2 1.5 spaces per unit 2 spaces per live/work unit 3 or Greater 2 spaces per unit Guest Parking None Required b. Vehicle Parking Stall Dimensions. All parking stalls shall have minimum dimensions of eight and one-half (8½) feet in width by seventeen (17) feet in length, except for required accessible parking spaces which shall meet the dimensions required in the California Building Code in effect at the time a project is submitted for City review. No compact parking stalls shall be allowed if only a single dimension stall is used. c. Aisle Dimensions. All aisles within a parking area shall be as indicated on Table 5.6 — Parking Aisle Dimensions. TABLE 5.6 — PARKING AISLE DIMENSIONS Parking Space Angle Required Backup Aisle 90 degree 24 feet 60 degree 18 feet 30 degree 13 feet North Rollins Specific Plan Draft |Chapter 5 | 5-31 d. Stacked/Mechanical Parking. Parking utilizing stackers or mechanical systems shall require approval from the Planning Commission. e. Bicycle Parking. Bicycle parking shall be provided as indicated on Table 5.7 — Bicycle Parking Required. TABLE 5.7 — BICYCLE PARKING REQUIRED Residential Land Uses Minimum Number of Parking Spaces Required Short-term - Visitor Bicycle Parking 0.05 spaces per unit Long-term - Resident Bicycle Parking 0.5 spaces per unit Commercial and Industrial Land Uses Minimum Number of Parking Spaces Required Short-term - Visitor Bicycle Parking 5% of required vehicular parking spaces Long-Term - Employee / Tenant Bicycle Parking 5% of required vehicular parking spaces 1. Short-term bicycle parking shall be anchored permanently to the ground within 200 feet of a building's primary entrance. 2. Long-term bicycle parking shall be conveniently accessed from the street and occur as one of the following forms: • Covered, lockable enclosures with permanently anchored racks for bicycles; • Lockable bicycle rooms with permanently anchored racks; and • Lockable, permanently anchored bicycle lockers. f. Electric Vehicle (EV) Charging Stalls. EV charging stalls shall be provided as follows: 1. New Office Buildings: i. In non-residential new construction buildings with 50 percent or greater occupied floor area designated for office use with parking: • When 10 or more parking spaces are constructed and designated to the office use. 10 percent of the designated parking spaces shall be equipped with Level 2 EVCS; and • An additional 10 percent of the designated spaces shall be provided with at least Level 1 EV Ready spaces. • Calculations for the required minimum number of spaces equipped with Level 2 EVCS, Level 1 EV Ready spaces and EV Capable spaces shall all be rounded up to the nearest whole number. 2. In non-residential new construction buildings that are not designated primarily for office use such as retail or institutional uses: • When 10 or more parking spaces are constructed, 6 percent of the available parking spaces on site shall be equipped with Level 2 EVCS; • An additional 5 percent shall be at least Level 1 EV Ready. • Calculations for the required minimum number of spaces equipped with Level 2 EVCS and Level 1 EV Ready spaces shall be rounded up to the nearest whole number. 5-32 | Chapter 5| North Rollins Specific Plan Draft 3. New Multi-Unit Residential Buildings: • 10 percent of the dwelling units with parking space(s) shall be provided with at least one Level 2 EV Ready space. Calculations for the required minimum number of Level 2 EV Ready spaces shall be rounded up to the nearest whole number. • The remaining dwelling units with parking space(s) shall be provided with at least one Level 1 EV Ready space and have conduit installed to accommodate potential future Level 2 charging demands. One Level 1 EV Ready outlet may be shared between two units. g. Electric Projects. Any non-residential or multi-unit residential building (excluding for-profit restaurants open to the public or commercial kitchens) shall be all-electric projects (no gas appliances and no gas plumbing in the building). h. Photovoltaic System. For any new non- residential or multi-unit residential buildings: 1. For projects less than 10,000 square feet of gross floor area, install a minimum 3kW PV system. 2. For projects 10,000 square feet or larger of gross floor area install a minimum 5kW PV system. i. Parking Reductions for Transportation Demand Management (TDM) Plan. Projects utilizing a Transportation Demand Management (TDM) Plan per Section 25.45 shall be allowed up to twenty (20) percent reduction in the required residential and non-residential off-street vehicle parking requirements (not including bicycle parking and EV stalls), provided the project provides for a permanent mobility mode shift towards alternative transportation through the TDM program. (Ord. 1988 § 1, (2020)) j. Surface Parking Landscaping Requirement. Surface parking lots shall provide trees at a minimum of one tree per every seven parking spaces. k. Parking Structure Screening Requirements. Any exposed elevation of parking structure shall be designed to be compatible with the architectural style of the development it is associated with or shall be screened from public view. Preferred screening treatments include, but are not limited to: 1. Landscape screening in the form of trees planted at a minimum of every 25 linear feet; North Rollins Specific Plan Draft |Chapter 5 | 5-33 5.8 Fences and Walls 5.8.1 Height Fences and walls up to eight (8) feet in height, as measured from the highest adjacent grade, shall be allowed subject to the other requirements and limitations of the BMC, in particular, Chapters 11.12 and 25.78. 5.8.2 Measurement of Height. Except as provided in Section 25.31.070 of the BMC, the height of a fence or wall shall be measured from the highest adjacent grade. 5.8.3 Building Permit Any fence or wall exceeding six (6) feet in height shall require a building permit. 5.8.4 Fences on Corner Lots On all corner lots, on that portion of the property lines which extend for fifteen (15) feet in each direction from the external corner of the lot, no fence or hedge shall exceed three (3) feet in height, measured from the curb level. When the corner lot is on a curve, the point from which measurement starts is the point of intersection of the tangents of that curve. 5.8.5 Exceptions from Permitted Heights Fences of a greater height than herein permitted may be approved pursuant to Sections 25.31.070.K and 25.74 of the BMC. 2. Artistic architectural screening techniques, such as metal fins, louvers, or other architectural elements; and 3. The use of appropriate architectural and materials treatments such as heavy textured concrete, planters, openings, indentations, and/or projections of exterior walls to provide visual interest. l. Loading and Delivery Spaces. 1. A minimum of one (1) pick-up and drop- off zone, delivery space, or parking space designated for Transportation Network Companies such as Uber and Lyft vehicles or package delivery trucks/vans shall be provided on-site. The location of the zone or space should be on-site, easily accessible, and not within a drive- aisle. 5-34 | Chapter 5| North Rollins Specific Plan Draft 5.8.6 Nonconforming Fences and Walls Any fence or wall existing at the effective date hereof whose height exceeds that specified is nonconforming. The City Council may order, by resolution, a nonconforming fence or wall to be caused to conform upon its conclusion that a public hazard or public inconvenience results from such nonconformance. 5.8.7 Conformance with Other Provisions of the Code Notwithstanding any provision of this chapter, no fence shall violate the requirements of the BMC, in particular Chapter 11.12. 5.9 Signage Except as identified below, signage within the Specific Plan area shall comply with BMC Title 22, Signs. 5.9.1 Changeable Pageantry Signage Pageantry includes flags, pole-mounted banners, kiosks, canopies, lights, directories, ground- mounted graphics, or other similar, temporary or permanent (but changeable) elements. The intent is to allow regular changes to the pageantry elements in terms of color, design, and other visual content so the pageantry signage can always look current. The purpose of changeable pageantry signage is to create excitement and provide a visually- interesting internal retail area. a. No limit number of permitted pageantry signs. Maximum sign area per sign face shall be 24 square feet. Maximum height of the sign shall not exceed 20 feet. Minimum setbacks for the freestanding signs shall be the same as minimum building setbacks. b. Pageantry may be located in any portion of the Plan Area, except that pageantry shall not be placed on or over a public street without a valid encroachment permit. c. Air-inflated signs, moving signs, paper, cardboard, styrofoam, stickers, and decals are not acceptable forms of pageantry (directories and kiosks excepted). d. Pageantry shall not include flashing, flickering, rotating, or moving lights. e. Temporary promotional advertising (banners) is not considered to be pageantry. North Rollins Specific Plan Draft |Chapter 5 | 5-35 5.9.3 General Sign Standards The following requirements shall apply to signs within the Specific Plan. a. All signs and community monumentation shall be included as part of an approved Sign Program, pursuant to a Conditional Use Permit; b. Projecting Signs Clearance. A minimum eight (8) feet vertical clearance is required from the bottom of a projecting sign, marquee, blade or awning to the sidewalk or grade immediately below the sign; c. Unless otherwise permitted by this Section, signs that include, but are not limited to, rotating, flashing, swinging, blinking, strobing, or otherwise changing appearance are prohibited except for signs that include time and/or temperature that are located at least 100 feet away from a residential zone. In cases where illuminated signs display temperature and time, said sign shall receive City approval and shall include a mechanism to reduce the brightness of said sign when in proximity to a residential neighborhood; and d. All signs may be internally or externally illuminated. All direct light rays from all signs shall be confined onto the Project site and shall not shine directly upon neighboring property. All exposed raceways are prohibited. Temporary lighting such as search or flood lights that are used on a permanent basis are prohibited. e. The Planning Commission may grant approval of signs that do not comply with these regulations through the Sign Program application process; and f. Kiosks and directories should provide vertical breaks in the sign structure. g. Individual panels shall be recessed, framed, or treated to avoid a flat appearance of the sign face. 5.9.2 Exempted Signs The following signs and/or sign structures are exempt from any sign permit requirement as identified in Chapter 25.42.040, Exempt Signs, of the BMC; provided, however, that such signs shall comply with all other applicable requirements of the Specific Plan and BMC. a. All signs identified in Chapter 25.42.040 of the BMC; b. Temporary contractor’s, future development and building sale signs that comply with the provisions in the BMC; c. Public notices posted pursuant to law, signs erected by governmental agencies and public utilities and warning or information signs required by law for public health and safety; and d. The changing of advertising copy or message on bulletin boards, and pageantry, when the basic board, or pageantry is permitted under the provisions of this Specific Plan. Messages may be changed digitally or manually. 5-36 | Chapter 5| North Rollins Specific Plan Draft f. Off-site advertising is permitted as part of pageantry. All pageantry with off- site signage must be located within the commercial portion of the project and shall be oriented towards internal uses and shall not be readily visible from properties outside of the Specific Plan or from Highway 101. g. Colors, materials, and designs of signs in the Specific Plan area should be consistent with the architectural character of the project. 5.10 Art in Public Places Arts in Public Places programs are widely recognized for their potential to beautify the public realm, preserve or enhance community character, and bolster support for the arts within the City of Burlingame. This section describes the regulations for Art in Public Places within the Specific Plan area. 5.10.1 Applicability The following project types are subject to the regulations of the Art in Public Places section: a. Non-residential new developments and remodels with over 2,000 square feet of new floor area. b. New residential developments and remodels involving developments of over 10 units. 5.10.2 Requirements for Public Art The following findings must be met, as determined by the City Arts Liaisons, in order for public art to satisfy the requirements of this section: • Artwork including murals, sculptures, drawings, prints, stained glass, mosaics, photography, lighting, or any other form approved by the City Council; • The art must be publicly accessible; • The art must visible from a public right-of- way in order to enhance the public realm; • The style and type of art is not over- prevalent in the general vicinity of the proposed artwork; North Rollins Specific Plan Draft |Chapter 5 | 5-37 • The installation of the public art will be done in a manner that will protect the artwork (e.g. use of anti-graffiti coating) and the public; • The public art shall be maintained in good condition; • Art not adequately maintained shall be determined to be a public nuisance as defined in Section 1.16.010 of the BMC; • Installation, maintenance, alteration, refinishing and relocation of public art shall be done in consultation with the artist, whenever feasible; • No public art shall permanently be removed, altered, or changed without the review and approval of the City Council; except that the review shall not be required when the public art is temporarily removed by City personnel for maintenance or repair, or for temporary or permanent removal of public art that, in the sole discretion of the City Manager, poses a public health or safety hazard; and • The property owner shall indemnify the City and provide adequate property insurance for the artwork. 5.10.3 Fees Required Projects that meet the applicability criteria described by Section 5.10.1 are subject to the valuation and fee requirements described below: a. Art or in-lieu fees in the amount of 0.5 percent of the valuation of the project (as determined at Building Permit submittal) is required and may be satisfied by: 1. Implementation of public art that meets the requirements of this section, subject to recommendations of the City Arts Liaison(s) and ultimately acceptable to the City Council; and/or 2. Payment of an equivalent in-lieu fee to a City arts fund. Appointed Arts Liaisons will recommend implementation approach of the arts fund, which will ultimately be administered by the City Council. b. Non-profits, social service organizations, and projects meeting the definition of 100 percent affordable housing developments shall be permitted to implement art at a reduced rate of 50 percent of the typical requirement, or 0.25 percent of overall valuation of the project. 5-38 | Chapter 5| North Rollins Specific Plan Draft 5.10.4 Additional Regulations Community Benefit Development Incentives Projects subject to this section may provide additional art above the minimum 0.5 percent requirement in order to procure a community benefit development incentive. In order for public art to qualify as a community benefit development incentive, additional art at a total valuation of 0.7 percent of the project (as determined at Building Permit submittal) must be provided and approved according to Section 6.8 Art in Public Places Review. Payment of additional in-lieu fees shall not be an acceptable alternative to the provision of art to qualify for this incentive. Preferred Art The City Arts Liaison(s) may determine that certain types of art best achieve the goals of the Art in Public Places program. If public art implemented as a result of this program is found to be consistent with at least one of the following findings, it may be considered preferred art and a 20 percent bonus in the artist’s valuation is applied: • The art is unique and not found elsewhere in the City; • The art is created by local artists who work or reside in Burlingame; and • The art is interactive. Public Gallery and Arts Education Spaces In order to provide flexibility within the Art in Public Places program and opportunity for additional arts and education spaces within the Specific Plan area, projects subject to the Art in Public Places program may satisfy up to 75 percent of the valuation requirement by providing publicly accessible art gallery space or publicly accessible arts education spaces. These spaces are subject to the following requirements in order to qualify: 1. Gallery or arts education spaces must be accessible and free to the general public. Educational classes and special events are permitted and may charge a fee for those, provided all other applicable requirements in the Specific Plan and Burlingame City Code are met. 2. These spaces are required to be operational within 6 months of certificate of occupancy. Prior to issuance of a certificate of occupancy, the developer or manager of the property shall provide the executed lease agreement to the City of Burlingame Community Development Department. The lease agreement shall have a minimum term of five years to qualify for the fee reduction (though rent increases may occur if desired by the manager/owner). • The City of Burlingame Community Development Department should be contacted if the tenant and/or term of the lease is modified. • The developer or manager of the property should find a new tenant within 6 months of the vacancy with a term that will equate to five years of occupancy. Should the property owner/manager not be able to find a new art tenant within the 6-month time frame. The matter shall be sent to City Council to advise on alternative art in public places mitigation. North Rollins Specific Plan Draft |Chapter 5 | 5-39 • Should a tenant not be secured within the initial 6 months or in the case of a modification to the lease term of less than five years, the developer shall implement new public art or pay in- lieu fees as applicable. 3. A minimum of 20 percent of the overall interior space shall be accessible to the general public. The remaining 80 percent may be dedicated to private art studios or other related uses. These studios are required to be accessible for periodic student field trips and must display art such that it is visible from the project exterior, either through windows, upon the building exterior, or in publicly visible areas upon the project property. 5-40 | Chapter 5| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 6 | 6-1 Chapter 6 - Implementation 6.1 General Provisions The City of Burlingame shall administer the provisions of The North Rollins Specific Plan in accordance with the State of California Government Code, the Burlingame General Plan, the City of Burlingame Municipal Code, the Subdivision Map Act, and other applicable State and City regulations. The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future. Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City’s adopted codes and regulations. 6.1.1 Interpretation In instances where any section, subsection, sentence, clause, phrase, portion or word contained within this Specific Plan is undefined, unclear or vague, then the Community Development Director, or their designee shall make a determination as to its meaning and intent. The Community Development Director may elect to forward any item to the Planning Commission for final determination. Said determination shall be judged to be final. 6.1.2 Severability If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional. 6.1.3 Compliance with the Adopted Specific Plan The City of Burlingame shall monitor compliance with the adopted Specific Plan and mitigation measures at these stages, as appropriate: • During the review and approval of subsequent Residential and/or Commercial Design Reviews, Tentative Maps, Conditional Use Permits, and other permits, as appropriate. • During the review of construction documents, and prior to the issuance of grading or building permits. • Prior to the issuance of a certificate of occupancy for any building within the Specific Plan area. • Prior to the recordation of any parcel map or final map within the Specific Plan boundaries. 6.1.4 Implementing Development Process Approvals Table 6-1, Development Process Approvals, depicts the process of entitlement through the City of Burlingame for various applications and action. Table 6-1 applies only to future developments being implemented within the confines of The North Rollins Specific Plan area. The following administrative standards govern implementation of future development applications (including Residential and/or Commercial Design Reviews, Tract Maps, Parcel Maps, Variances, and Conditional Use Permits) for future developments within the Specific Plan area: a. No development shall occur or building permits issued within the adopted Specific Plan area until the proposed development is reviewed by the City’s Planning Division and found to be consistent with the adopted Specific Plan. Criteria for review and approval of proposed development shall include, but not be limited to the following: 1. Conformance with the land use designation; 2. Conformance with the specific development standards, goals, and policies of the Specific Plan; and 3. Conformance with the intended density/ intensity of the site. b. All Tentative Tract or Parcel Maps shall be consistent with this Specific Plan, as adopted. 6-2 | Chapter 6| North Rollins Specific Plan Draft 6.2 Enforcement This Specific Plan shall generally be enforced in a manner identical to the prevailing City of Burlingame procedure(s) to enforce the provisions of the zoning and subdivision codes. The City of Burlingame Community Development Department and Planning Commission shall enforce the Development Standards and Design Guidelines set forth herein, in accordance with the State of California Government Code, Subdivision Map Act, the Burlingame General Plan, and the City of Burlingame Municipal Code. The development procedures, regulations, standards, and specifications contained in this adopted Specific Plan shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future. 6.3 Nonconforming Uses Nonconforming uses within the Specific Plan area shall be governed by Article 5, Nonconforming Uses and Structures, Nonconformities, of the BMC. TABLE 6.1 — DEVELOPMENT PROCESS APPROVALS Development Process Approvals Action Required By Community Development Director Planning Commission City Council Granting of Variances (BMC Chapter 25.16)• Conditional Use Permit (BMC Chapter 25.16)• Tentative Tract Map Approval (BMC Chapter 26.08)• Specific Plan Use Interpretations • Specific Plan Amendments (Section 6.7.2)• • Art in Public Places Review (Section 6.8)• Modifications to Table 6.2 — Maximum Development Analyzed Per CEQA (Section 6.6)• Approval of Community Benefit Bonuses (Section 6.10)• Design Review, including deviation from objective design standards (Section 6.10)• North Rollins Specific Plan Draft |Chapter 6 | 6-3 6.4 Project Phasing Redevelopment of the Specific Plan area will take place over time. As the majority of the parcels within the plan area are privately owned, redevelopment upon these parcels will be initiated by the property owner according to the regulations of this Specific Plan. Streetscaping improvements may be initiated by the City of Burlingame as funds are made available. It is recommended that streetscaping improvements identified for Rollins Road occur first with other improvements to the public realm taking place subsequently, radiating outwards from Rollins Road towards the boundaries of the Specific Plan area. The City of Burlingame may implement comprehensive street improvements to any or all rights-of-way within the Plan Area. 6.5 Financing A successful mixed-use district requires a high standard of street and landscaping improvements in order to create a positive multi-modal experience as well as provide the space and access appropriate for residential, commercial, and industrial uses. These types of improvements will be initiated by the City of Burlingame and as a part of the redevelopment process of the district. Several types of financing strategies and tools are available for financing district-wide improvements such as those found in The North Rollins Specific Plan. It is anticipated that the Specific Plan area will be redeveloped over time using a combination of these strategies and tools which could include, but are not limited to, the strategies indicated in Sections 6.5.1 through 6.5.4. 6.5.1 Bonds Street and landscaping improvements may be funded via the issuance of municipal bonds. 6.5.2 Assessment District Special assessment districts, such as those permitted by the Municipal Improvement Act of 1913, the Improvement Bond act of 1915, and the Lighting and Landscape Maintenance Act of 1972, provide methods of leveraged financing whereby a public entity determines an area in which the provision of facilities will benefit real property. A special assessment district may be created for the Specific Plan area to cover improvements to properties benefitting from infrastructure and streetscaping improvements. This financing tool can be used for public improvements that directly benefit specific properties that are 6-4 | Chapter 6| North Rollins Specific Plan Draft assessed to pay for the improvements at no risk to public agency general funds; however, benefit assessment districts may be difficult to form in areas with existing development. 6.5.3 Maintenance or Community Benefit District a. A maintenance district could be created to fund the ongoing maintenance of the streetscape and open space within the Plan Area. The City may wish to negotiate the creation of such a district as a condition of constructing the streetscape and open space improvements. b. Community parks and pocket parks dedicated to the City shall comply with City standards and will be maintained by city staff. It will be the responsibility of the developer and/or property owner to maintain paseos and other open space areas that are not dedicated to the City. c. A community benefit district could be created to fund improvements and the ongoing maintenance of the streetscape and open space within the Plan Area. Community benefit districts may be administered by a private corporation or by the City of Burlingame. 6.5.4 Infrastructure Financing a. The storm drain and flood control systems shall be funded and constructed by the developer, Community Facilities District (or other similar mechanism), or some combination thereof. b. The backbone water facilities and infrastructure shall be owned, operated, and serviced by the City of Burlingame. Any necessary improvements to the water system as a result of development shall be borne by the developer. c. The backbone sewer facilities and infrastructure shall be owned and operated by the City of Burlingame. Any necessary improvements to the sewer system as a result of development shall be borne by the developer. d. Telephone, electricity, gas lines, and cable television lines shall be installed and maintained by the appropriate utility companies. North Rollins Specific Plan Draft |Chapter 6 | 6-5 6.6 Maximum Development Analyzed per CEQA Table 6.2 — Maximum Development Analyzed per CEQA, depicts the maximum allowed overall development within the Plan Area determined by the environmental analysis performed for the “Envision Burlingame” General Plan Update. Some office and industrial use square footage analyzed in the General Plan Update was converted into additional multi-unit residential units, as the Specific Plan Area does not permit office uses. As the Plan Area is developed over time, remaining development capacity shall be tracked by the Burlingame Community Development Department. A sample tracker is provided in Appendix A of this Specific Plan. The City may elect to track development within this Specific Plan or as a separate methodology. Residential and non-residential development exceeding the thresholds identified in Table 6.2 is permitted; however, additional environmental review may be required. For residential development within the Plan Area, dwelling units identified in Table 6.2 are “base units.” Affordable housing bonuses pursuant to Chapter 25.36 of the BMC and/or the California Government Code may allow developments to exceed both the maximum allowable new development threshold for new dwelling units identified in Table 6.2, as well as maximum development standard densities identified in Table 5.2. These bonuses do not affect non-residential development capacity within the Plan Area. TABLE 6.2 — MAXIMUM DEVELOPMENT ANALYZED PER CEQA Land Use Maximum Allowable New Development Multi-Unit Residential 1,557 dwelling units Commercial Uses 139,266 square feet Office Uses 50,083 square feet Industrial Uses 591,217 square feet If preliminary environmental analysis determines that a project is consistent with previous environmental documents or requires only an addendum, Table 6.2 may be amended upon certification/adoption of the appropriate environmental document pursuant to CEQA and at the discretion of the Community Development Director or his/her designee, per Section 6.7.1(a) of this Specific Plan. If required CEQA review and necessary mitigation measures determine a Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Analysis is required, modifications to Table 6.2 require Planning Commission and City Council approval per Section 6.7.1(b) of this Specific Plan. 6-6 | Chapter 6| North Rollins Specific Plan Draft 6.7 Specific Plan Adjustments and Amendments 6.7.1 Minor Adjustments to the Specific Plan Minor adjustments to the plans, guidelines, regulations, and standards contained in this Specific Plan may be approved at the discretion of the Community Development Director; provided, however, that such deviations are deemed to be in substantial conformance with this Specific Plan and are not detrimental to the public health, safety and welfare. Modifications to the adopted Specific Plan must be consistent with the purpose and intent of the originally approved Specific Plan. Any decisions made by the Community Development Director may be appealed to the Planning Commission. Decisions of the Planning Commission may be appealed to the City Council. Decisions by the City Council shall be deemed to be final. The following modifications constitute “minor adjustments” to the approved North Rollins Specific Plan: a. Table 6.2, — Maximum Allowable Development Analyzed per CEQA, may be modified at the discretion of the Community Development Director or his/her designee if the project can be demonstrated to be consistent with previous environmental documentation, or requires only an Addendum to demonstrate CEQA compliance; b. Table 6.2, — Maximum Allowable Development Analyzed per CEQA, may modified with the approval of the Planning Commission and City Council, if a Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report is required per CEQA and necessary mitigation measures demonstrate that the Plan Area may accommodate additional development; c. Minor changes to the circulation plan to accommodate actual conditions on-site or modify ingress and egress locations, or to respond to new information that was not available at the time the Specific Plan was originally prepared; d. Minor changes to the design of the roadway cross-sections, provided that the streets have adequate capacity to handle the anticipated volumes of traffic and the design changes are deemed acceptable by the City’s Traffic Engineer; e. Minor modifications to the architectural or landscape design guidelines; f. Minor modifications to the water, sewer, and/or drainage plan; g. Addition of new information or data to the Specific Plan maps, figures, and/or text which does not change the effect of any concepts or regulations. North Rollins Specific Plan Draft |Chapter 6 | 6-7 6.7.2 Specific Plan Amendments Modifications to the Plan not identified in Section 6.7.1, Minor Adjustments to the Specific Plan, require a Specific Plan Amendment. a. The City of Burlingame, a property owner within the Specific Plan area, or designee shall have the authority to initiate an amendment to the adopted Specific Plan at any time. No authorization by City staff, the Planning Commission, or the City Council shall be necessary to initiate a Specific Plan Amendment to the North Rollins Specific Plan. b. Said amendment shall not require a concurrent General Plan Amendment unless it is determined by the City of Burlingame that the proposed amendment would be inconsistent with the General Plan goals, objectives, policies, or programs. c. All Specific Plan Amendments shall be subject to the requirements of CEQA and any applicable City of Burlingame environmental guidelines. d. The Planning Commission and City Council shall each hold a public hearing on the proposed amendment of the Specific Plan. Any hearing may be continued from time to time as deemed appropriate and necessary by the Planning Commission and City Council. e. The Planning Commission shall review all proposed amendments to the adopted Specific Plan. Upon the close of the required public hearing, the Planning Commission shall act by resolution to recommend to adopt, reject, or modify the proposed Specific Plan Amendment and forward its recommendation and findings to the City Council for action. f. The City Council shall review the Planning Commission’s findings and recommendations. Upon the close of the required public hearing, the City Council shall act to adopt, reject, or modify the proposed Specific Plan Amendment. g. Prior to approving or conditionally approving any Specific Plan Amendment, the Planning Commission and City Council must make that the following findings regarding the Amendment: 1. It is consistent with the goals and policies of the City of Burlingame General Plan; 2. It is consistent with the goals and policies of the Specific Plan and with its purposes, regulations, standards, and guidelines; 3. Results in development of desirable character that will be compatible with existing and proposed development in the surrounding neighborhoods; and 4. Respects the aesthetic assets of the community consistent with economic realities. 6-8 | Chapter 6| North Rollins Specific Plan Draft 6.8 Art in Public Places Review The provisions of this section apply to applicable projects within the Specific Plan area. a. At least one City Arts Liaison(s) shall perform preliminary advisory review for art implemented through the program and suggest priorities and types of preferred for artwork in the area. 1. The City Council shall appoint all City Arts Liaison(s) who works in the arts industry (art curators, museums, artists, buyers, etc.). The City Arts Liaison(s) must work or reside within the City of Burlingame. 2. All publicly visible artwork (including those within public parks and within the public rights-of-way) shall be reviewed by the City Council. City Council determinations on art acceptability are considered final. b. All artwork implemented via this program shall be the property of the developer and/ or owner of the project. Project owners are obligated to preserve public access and maintain required art in good condition. c. Art that is not maintained and repaired in good condition shall be considered a public nuisance and abated consisted with BMC Chapter 1.16. d. The project owner is responsible for the preservation, maintenance, and replacement, if necessary of the public art provided for the life of the project. e. Art should be adequately lit during evening hours. f. Anti-graffiti coatings should be applied to art, when applicable. g. Art located within a public park must be approved by the City of Burlingame Parks and Recreation Department, and the Parks and Recreation Commission prior to review from City Council. h. Art located within any public right-of-way must be approved by the City of Burlingame Department of Public Works prior to review from City Council. i. The payment of any in-lieu fees shall be made prior to the issuance of a building permit. In the event a city-wide ordinance is implemented regulating and requiring art within the City of Burlingame, the implementation of the city-wide ordinance shall supersede that of the Art in Public Places program of this Specific Plan; however, the provisions of the Specific Plan regarding required art within the Specific Plan area would remain. North Rollins Specific Plan Draft |Chapter 6 | 6-9 6.9 Comprehensive Airport Land Use Compatibility Plan Consistency The following requirements and criteria shall be incorporated into site-specific development projects: a. Airport Disclosure Notices. All new development is required to comply with the real estate disclosure requirements of state law. The following statement must be included in the notice of intention to offer the property for sale: “Notice of Airport in Vicinity This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you.” b. Airport Noise Evaluation and Mitigation. Project applicants shall be required to evaluate potential airport noise impacts if the project is located within the sixty-five (65) CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport). All projects shall be required to mitigate impacts to comply with the interior (CNEL forty-five (45) dB or lower, unless otherwise stated) and exterior noise standards established by the Airport Land Use Compatibility Plan or Burlingame General Plan, whichever is more restrictive. c. Avigation Easement. Any action that would either permit or result in the development or construction of a land use considered to be conditionally compatible with aircraft noise of CNEL sixty-five (65) dB or greater (as mapped in the Airport Land Use Compatibility Plan) shall include the grant of an avigation easement to the City and County of San Francisco prior to issuance of a building permit(s) for any proposed buildings or structures, consistent with Airport Land Use Compatibility Plan Policy NP-3 Grant of Avigation Easement. d. Other Flight Hazards. Within Airport Influence Area (AIA) B, certain land use characteristics are recognized as hazards to air navigation and, per SFO ALUCP Policy AP-4, need to be evaluated to ensure compatibility with FAA rules and regulations. These characteristics include the following: 1. Sources of glare, such as highly reflective buildings, building features, or blight lights including search lights, or laser displays, which would interfere with the vision of pilots in command of an aircraft in flight; 6-10 | Chapter 6| North Rollins Specific Plan Draft 2. Distracting lights that could be mistaken for airport identification lightings, runway edge lighting, runway end identification lighting, or runway approach lighting; 3. Sources of dust, smoke, water vapor, or steam that may impair the visibility of a pilot in command of and aircraft in flight; 4. Sources of electrical/electronic interference with aircraft communications/navigation equipment; 5. Any use that creates an increased attraction for wildlife, particularly large flocks of birds, that is inconsistent with FAA rules and regulations, including but not limited to FAA Order 5200.5A, Waste Disposal Site On or Near Airports and FAA Advisory Circular 150/5200- 33B, Hazardous Wildlife Attractants On or Near Airports and any successor or replacement orders or advisory circulars. 6.10 Review Procedures a. Design Review Required. Design review is required for all projects within the Specific Plan area pursuant to Chapter 25.68, Design Review, of the BMC. b. Residential and mixed-use projects meeting eligibility requirements for Senate Bill (SB) 35 are not subject to discretionary design review, and are instead only subject to the objective design standards found within this Specific plan and the BMC. A summary of eligibility requirements for SB 35 under California Government Code (CGC) Section 65913.4 are as follows: 1. The project is a multi-unit housing development consisting of two or more units. (CGC subsection (a)(1)). 2. The project dedicates a minimum of 50% of units as affordable at the moderate income level, or 80% area median income (AMI)(CGC subsection (a)(4)(B)). 3. The site is in an “urbanized area” or “urban cluster” as designated by the Census (subsection (a)(2(A)). 4. At least 75% of the perimeter of the site adjoins parcels currently or formerly developed with “urban uses” (CHC subsection (a)(2)(B), (h)(8)). 5. Mixed-use developments must propose at least 2/3rds square footage as residential uses. 6. The project must not include a subdivision of land, subject to certain exemptions (subsection (a)(9)). North Rollins Specific Plan Draft |Chapter 6 | 6-11 7. The project must be consistent with objective design review standards and objective zoning standards at the time the application is submitted. Objective standards are those that require no personal, subjective or discretionary judgement, and must be verifiable by reference to an external and uniform source knowable prior to submittal. (subsection (a)(5)). 8. The project must be located outside of the following areas (subsection (a)(6)-(a) (7)): • Coastal zone • Prime farmland or farmland of statewide importance • Wetlands, as defined under federal law • Earthquake fault zones • High or very high fire hazard severity zones • Hazardous waste sites • FEMA designated flood plain or floodway • Protected species habitat or lands designated for conservation in a habitat conservation plan • Lands under a conservation easement • A site that would require the demolition of any housing subject to recorded rent restrictions, housing subject to rent control, a historic structure on a local, state, or federal register, or housing occupied by tenants within the past 10 years. • A site that previously contained housing occupied by tenants within the past 10 years. • A parcel of land governed by the Mobilehome Residency Law, the Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act. 9. The entire development must be a “public work” for purposes of prevailing wage law, or construction works shall be paid at least the prevailing wage within the area (subsection (a)(8)(A)). 10. The project proponent must certify that “a skilled and trained workforce” will be used to complete the development if any of the following conditions in Table 6.3, Skilled and Trained Workforce Applicability, apply. TABLE 6.3 — SB 35 SKILLED AND TRAINED WORKFORCE APPLICABILITY Bay/Coastal Counties >225K in population Non-Bay/Coastal Counties <550K in population Until 2022: Projects >75 Units Until 2020: Projects >75 Units After 2022: Projects >50 Units 2020-2022: Projects >50 Units ---After 2022: Projects >25 Units 6-12 | Chapter 6| North Rollins Specific Plan Draft c. Projects that meet the eligibility requirements for SB 35 utilize an “streamlined” review process. Applicants shall submit to the City a memo summarizing project compliance with the eligibility requirements of SB 35. City staff review project compliance with government code through a ministerial process. Deviations from objective design standards are permitted, at the discretion of the Community Development Director. SB 35 eligible projects are exempt from the California Environmental Quality Act (CEQA). d. Planning Commission Approval of Community Benefits Bonuses. The Planning Commission shall be the final review authority for an application for Tier 2 and Tier 3 projects. (Ord. 1988 § 1, (2020)) e. Should SB 35 be updated or amended, or should the State Department of Housing and Community Development modify the City of Burlingame’s housing determination, changes in state law or determination shall supersede this Section. 6.11 Impact Fees Parks Fees In-lieu parks fees collected within the Plan Area as a result of new development shall be collected and administered pursuant to the City of Burlingame Park In-Lieu Fee Program, as amended. Public and private parks may be eligible to receive an in-lieu park fee credit subject to review of the Director of Parks and Recreation. Arts Fund Fees Fees collected within the Plan Area resulting from the administration of the Art in Public Places program shall be administered as described in Section 5.10. Commercial Linkage Fees Commercial linkage fees collected within the Plan Area as a result of new nonresidential development shall be administered pursuant Chapter 25.44 of the BMC. Residential Impact Fees Residential impact fees collected within the Plan Area as a result of new residential development shall be administered pursuant Chapter 25.45 of the BMC. As an alternative to the residential impact fee requirements, developers of residential projects may propose to mitigate the affordable housing impacts of such development through the construction of affordable units on site or through an alternative mitigation program proposed by the developer, such as the provision North Rollins Specific Plan Draft |Chapter 6 | 6-13 of off-site affordable units, donation of land for the construction of affordable units, or purchase of existing units for conversion to affordable units, per Section 25.45.070 of the BMC. Public Facilities Impact Fees Public facilities impact fees collected within the Plan Area as a result of new development shall be administered pursuant Chapter 25.46 of the BMC. 6-14 | Chapter 6| North Rollins Specific Plan Draft North Rollins Specific Plan Draft |Chapter 1 | A-1 MAXIMUM DEVELOPMENT Land Use Maximum Allowable New Development Approved Remaining Intensity Multi-Family (DU)1,557 -1,557 Industrial (SF)591,217 -591,217 Office (SF)50,083 -50,083 Commercial (SF)139,266 -139,266 Appendix | AAppendix | A APPROVED PROJECTS Multi-Family Office Commercial Project Name Dwelling Units SF SF Total Approved 0 0 0 City of Burlingame Design Review, Hillside Area Construction Permit, and Special Permits Address: 1441 Alvarado Avenue Meeting Date: November 14, 2022 Request: Application for Design Review, Hillside Area Construction Permit, and Special Permits for building height and a new attached garage for a first and second story addition to an existing single-unit dwelling. Applicant and Architect: Joshua Larson APN: 027-103-070 Property Owners: Mikayla and Robert Cameron Lot Area: 9,128 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)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not re sult 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 a detached pergola at the rear corner o f the site. Although there is an existing driveway that provides uncovered parking spaces, the site contains no existing covered parking. The applicant is proposing to shift the existing driveway and curb cut to the north and to build a new attached lower level garage, a first floor covered patio addition, and second floor additions at the front and rear of the existing dwelling. The proposed house would have a total floor area of 3,977 SF (0.44 FAR) where 4,021 SF (0.44 FAR) is the maximum allowed (incudes covered porch exemption). The subject property is located in the Hillside Area and 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 two Special Permits; one for for building height (36’-0” proposed where 30’-0” is the maximum allowed without approval of a Special Permit) and one for a new attached two-car garage. Planning staff would note that the lot slopes upward approximately 18’-0” from the front property line to the rear, with the finished floor proposed at 15’-11” above average top of curb. The existing house contains three bedrooms and with this project, the number of bedrooms would increase to five. Three parking spaces, two of which must be covered, are required on-site. Two covered parking spaces are provided in the new attached garage (20’ wide x 20’ deep clear interior dimensions); one uncovered parking space (9’ x 18’) is provided in the driveway. All other Zoning Code requirements have been met. This space intentionally left blank. Item No. 7a Consent Calendar Design Review, Hillside Area Construction Permit, and Special Permits 1441 Alvarado Avenue 2 The applicant is requesting the following applications: ▪ Design Review for first and second story additions to an existing single-unit dwelling and new attached garage (C.S. 25.57.010(a)(2) and (6)); ▪ Hillside Area Construction Permit for a second story addition to an existing single -unit dwelling (C.S. 25.61.020); ▪ Special Permit for building height (36’-0” proposed where 30’-0” is the maximum allowed; Special Permit required for building height between 30’ and 36’) (C.S. 25.26.060(a)(1); and ▪ Special Permit for an attached garage (C.S. 25.26.035(a)). 1441 Alvarado Avenue Lot Area: 9,128 SF Plans date stamped: October 7, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): (attached garage): 45’-0” 63’-5” n/a no change 63’-5” (to addition) 42’-3” 1 15’-0” or block average 20’-0” or block average 25’-0” Side (left): (right): 16’-2” 3’-8” 19’-2” (to garage) no change 7'-0" 7'-0" Rear (1st flr): (2nd flr): 22’-8” 33’-0” no change 22’-8” 15'-0" 20'-0" Lot Coverage: 2,221 SF 24.3% 2,218 SF 24.3% 3,651 SF 40% FAR: 2,906 SF 0.32 FAR 3,977 SF 0.44 FAR 4,021 SF 2 0.44 FAR # of bedrooms: 3 5 --- Off-Street Parking: 0 covered 3 1 uncovered (9’ x 18’) 2 covered (20' x 20') 1 uncovered (9' x 18') 2 covered (20' x 20') 1 uncovered (9' x 18') Building Height: 41’-4” 4 36’-0 (to addition) 5 30'-0" DH Envelope: encroaches 6 complies C.S. 25.26.075 1 Special Permit required for attached garage. 2 (0.32 x 9,128 SF) + 1,100 SF = 4,021 SF (0.44 FAR) 3 Existing, nonconforming covered parking (none existing). 4 Existing, nonconforming building height (41’-4” existing where 30’-0” is maximum allowed). 5 Special Permit required for building height between 30’ and 36’ (36’-0” proposed). 6 Existing second story encroaches into the DHE on the right side by 11 SF. Design Review, Hillside Area Construction Permit, and Special Permits 1441 Alvarado Avenue 3 Summary of Proposed Exterior Materials: • Windows: fiberglass-clad windows • Doors: wood entry door and wood garage door • Siding: stucco • Roof: clay roof tile • Other: wrought-iron guardrail, wood rafter tails, Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on October 24, 2022, the Commission voted to place this item on the Consent Calendar (see attached October 24, 2022 Planning Commission Minutes). Vice-Chair Pfaff commented that it would be nice if the raised relief on the windows were more delicate to match the windows at the front of the house, but that it should not hold up the project. There were no changes made to the window details. 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 addition (featuring hip and gable roofs, an uncovered front porch, proportional plate heights, stucco siding, fiberglass-clad windows), and stained wood garage doors is compatible with the existing house and character of the neighborhood and that the proposed project includes an attached garage, which is consistent with the garage patterns within the neighborhood. Therefore, 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 site is located on a sloping lot, which slopes upward 18 feet from front to rear so that the properties located to the north (rear of subject site) will not be impacted by the proposed construction because they are located several feet above the subject property. For these reasons, the project does not obstruct distant views from habitable areas with nearby dwelling units and therefore may be found to be compatible with Hillside Area Construction Permit criteria. Required Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (a) 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; (b) 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; Design Review, Hillside Area Construction Permit, and Special Permits 1441 Alvarado Avenue 4 (c) the proposed project is consistent with the residential design guideline s adopted by the city; and (d) 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 the mitigation for the removal that is proposed is appropriate. Suggested Findings for Special Permit (Attached Garage): That the proposed attached garage is consistent with the garage pattern in the neighborhood which consists of attached garages and that the proposed design of the garage is integrated well into the proposed structure. For these reasons, the project may be found to be compatible with the design review and special permit criteria listed above. Suggested Findings for Special Permit (Building Height): That the subject property slopes up from the street with a difference of 15’-3” between the sidewalk and finish floor of the house; that the building height is measured from the average top of curb elevation resulting in an overall taller roof height which causes the roof of the house to extend to 36’-0” above average top of curb level; that the encroachment above the 30’ height limit is comprised of a pitched roof with minimal impact to the appearance of bulk and mass ; and that the variety of roof line, façade, exterior finish materials and elevations of the proposed additions complement the neighborhood. For these reasons, the project may be found to be compatible with the special permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped October 7, 2022 sheets A0.0 through A4.0, L.1 through L.11, and 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 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; that demolition or removal of the existing structures and any grading or earth m oving 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; 5. 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; 6. 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; Design Review, Hillside Area Construction Permit, and Special Permits 1441 Alvarado Avenue 5 7. 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 partia l or full demolition of a structure, interior or exterior, shall require a demolition permit; 8. 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 su ch site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 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 a t 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. Michelle Markiewicz Associate Planner c. Joshua Larson, Larson Shores Architecture, applicant and architect Attachments: October 24, 2022 Planning Commission Minutes Application to the Planning Commission Special Permit Applications Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed November 4, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, October 24, 2022 a.1441 Alvarado Avenue, zoned R-1 - Application for Design Review, Hillside Area Construction Permit, and Special Permits for building height and new attached garage for a first and second story addition to an existing split-level single-unit dwelling. (Joshua Larson, architect and applicant; Mikayla and Robert Cameron, property owners) (101 noticed) Staff Contact: Michelle Markiewicz 1441 Alvarado Ave - Staff Report 1441 Alvarado Ave - Attachments 1441 Alvarado Ave - 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. Robert and Mikayla Cameron, property owners, and Joshua Larson, designer, represented the applicant and answered questions about the application. Public Comments: > Michael Rudolph, 1435 Alvarado Avenue: We are next door neighbors and had the opportunity to review the project with about a week and a half ago. In general, we are very supportive of their plans and what they would like to do. If anything, we uncovered a couple of issues that I think we will work with them on. One has been mentioned by staff which is the longer range view that we have to day of the bay and airport, potentially, that may go away with some of the landscaping. The other item is the addition to the back of the their house would potentially provide increased access to our pool view. Again, that is something that we can work on. These are not major issues in our opinion but these are things that we would be concerned about as we move forward. Thank you. Chair Gaul closed the public hearing. Commission Discussion/Direction: > It is a really nice project. I had an opportunity a few years ago, from one of the previous owners, to go through the house and it has quite a bit of deferred maintenance which the current owner has discovered . The design is really nice. It fits in well with the neighborhood. I can support the Special Permit for attached garage. I understand the neighbor’s concern. I am glad he is willing to work with the applicant about any view blockage. I don’t know, however, if landscaping constitutes something that would be considered view blockage or do we just mainly go forward mainly with the building itself? (Hurin: The Commission's review will be on the proposed addition to the building and not the landscaping. The landscaping can be something that can be worked amongst the two property owners in terms of what was planted and keeping it trimmed. The Commission’s review will be based on the building itself.) > It is very cleverly done. The architect has done a really nice job of concealing things. I love the detail on the garage, it is really interesting and very pretty. It’s not worth holding the project up, but I am just Page 1City of Burlingame October 24, 2022Planning Commission Meeting Minutes going to comment that I feel that the detail on the raised relief around the window would be nice if it were a little more delicate to match what you have in the front which is quite special. The shape is somewhat circular, I would have picked something different, but it is a personal choice. I just want to mention that the front is really lovely. It is a really nicely done plan and the landscaping is lovely. >I want to commend the architectural team for a very beautiful presentation. The 3D renderings are always helpful for us. The project looks really nice, it speaks for itself. I certainly have no issues with the findings for the Special Permits. I would be surprised that this is not even close to the tallest house on the street even after it has been remodeled. There are some big houses on that block. I walk there every day with my kids and none of those tall houses bother me. This will fit in very well in the neighborhood and I am very much in favor. >I do think it is a good looking project. I like the automobile court that is a clever reuse of the front yard. I was struggling to find the front door even with the more prominent arch to help identify it. That is the only aesthetic challenge I had, but this is a good project. Commissioner Horan made a motion, seconded by Chair Gaul, to place the item on the Consent Calendar. The motion carried by the following vote: Aye:Gaul, Horan, Lowenthal, and Pfaff4 - Absent:Comaroto, Schmid, and Tse3 - Page 2City of Burlingame 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. GARAGE JUSTIFICATION (SEE ATTACHED LETTER) City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org SPECPERM.FRM 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. How will the proposed structure or addition affect neighboring properties or structures on those properties? If 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 right, left, rear and across the street. 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. 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. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If 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. If you don’t feel the character of the neighborhood will change, state why. 3. How will the proposed project be consistent with the residential design guidelines adopted by the 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. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 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. Will any trees be removed as a result of this proposal? If 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. If no trees are to be removed, say so. February 10, 2022    Planning Commission  City of Burlingame  501 Primrose Road  Burlingame, CA 94010    Re: Planning Application 1441 Alvarado Ave., zoned R‐1, APN: 027‐103‐070      To Whom It May Concern:    The proposed residential addition at 1441 Alvarado Avenue proposes a new two car garage  facing the street frontage and located under the existing residence.  The existing residence does  not have an enclosed garage on the property currently.  By proposing this design scheme, we  are aiming to achieve the following items:    ● Continue an architectural precedent in the neighborhood of street facing garages along  Alvarado.  Specifically, of the 27 homes adjacent and fronting the subject property, 14 or 52% of  the homes have garages and driveways located along the street frontage.    ●By avoiding the creation of a two‐car free standing garage at the rear property, the goal of the  proposal aims to create more garden and green space while removing the proximity of any  structures in close range to the southernly neighbor.  This will reduce the amount of shadow  onto the neighbor’s property, avoid potential wind tunnels, preserve natural views through the  properties and eliminate extensive site drainage and light reflection from structure to structure.  ●By proposing the new garage under the footprint of the existing home, our goal is to remove  100% of asphalt paving used as the current driveway.  We propose to replace it with a  permeable landscaped procession of terraced planters and a pedestrian entry from the sidewalk  to the rear of the property.  This design features emphasizes the natural incline of the site,  provides many areas for planting native drought‐tolerant species and removes the amount of  side yard currently dedicated to a driveway.        ●From an environmental standpoint, the proposed location of the garage at the front of the  house replaces the expansive lawn area and makes the front yard a more functional space for  accessing the property as well as reducing the significant amount of water required to maintain  it.      ●Finally, the proposed garage protrudes from the east façade of the house by 2’‐0” which is  kept to a minimum in order to fit space for 2‐cars as required by code.  The garage elevation is  articulated with design features that enhance the Spanish Mediterranean style of the home such  as sloped clay tile roof, style‐appropriate down‐shield wall sconces, and two separate wood‐ stained garage doors with a decorative motif.  The design also includes a Juliet balcony above  whereby reducing the current mass of the existing balcony at that level.  These treatments  ensure that the massing of the façade is minimized.  By extending the garage out beyond the  façade 2’‐0”, the design of the house architecturally steps back towards the rear yard mirroring  the natural grade of the property.     In summary, the goal of placing the garage under the existing footprint of the house is intended  to emphasize the importance of designing a project where building, garden, and landscape are  equal design components on the property.  This balance creates a harmonious relationship to  the neighborhood and reduces overall massing throughout the property.  We believe that our  proposed project will enhance the curb appeal of the home and continue to create a good  precedent for building within the current building envelope instead of building beyond which  inherently leaves more area for nature.    Thank you for your support and consideration,      Joshua Larson, Principal  Larson Shores Architecture  City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org SPECPERM.FRM CITY OF BURLINGAME SPECIAL PERMIT APPLICATION The Planning Commission is required by law to make findings as defined by the City’s Ordinance (Code Section 25.50). 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. Please type or write neatly in ink. Refer to the back 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. There are a handful of precedents on the upslope side of Alvarado Ave. where the driveway and garage cut through the hillside, leaving behind retained earth in the form of raised planter beds. The new driveway location also offers more buffer and safer vehicular turns between our property and the southeast neighbor. The second floor addition, while extending out southwest has relatively small punctured bedroom windows to provide privacy for the adjoining properties. 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. The proposed additions took cues of the existing Spanish Mediterranean style of the house and neighborhood which include the stucco finish treatment, the clay roof tiling, and a similar metal rail detailing. Proposed windows will have the same material and profiles as the dominant existing windows. Moreover, the same roof pitches will be used at the bedroom and verandah additions to further blur the lines of existing and new. 3.How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? Care was taken to ensure that the additions are an appropriate scale to the original structure. For example, the proposed relocated driveway and new attached 2-car garage are cut and submerged into the hillside with the garage being placed under the existing house so it does not appear imposing from the street side. The bedroom addition consists of enclosing an existing terrace adjacent to the master bedroom and does not extend the overall footprint of the current exterior terrace. The veranda off of the existing family room is limited to 1-story tall and articulated by archways that mirror the Spanish Mediterranean architectural style of the existing house including a terra cotta tiled roof. Creating an open veranda by design also reduces the visual mass of the structure. 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. There are 4 trees slated for removal: a 6" dia. 'Evergreen Pear' at the curb; (2) 10" palm trees directly in front of the main facade; and a multi-trunk 'Rubber Fig' tree at the inside corner of the structure. If approved, our proposal will replace the 4 with 12 new large-to- medium-sized trees. The number and locations of proposed trees will provide a 'greener' neighborhood, more privacy, and more in keeping with the the new extensive landscaping. BUILDING HEIGHT City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org SPECPERM.FRM 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. How will the proposed structure or addition affect neighboring properties or structures on those properties? If 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 right, left, rear and across the street. 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. 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. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If 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. If you don’t feel the character of the neighborhood will change, state why. 3. How will the proposed project be consistent with the residential design guidelines adopted by the 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. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 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. Will any trees be removed as a result of this proposal? If 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. If no trees are to be removed, say so. Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, HILLSIDE AREA CONSTRUCTION PERMIT, & SPECIAL PERMITS 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, Hillside Area Construction Permit, and Special Permits for a first and second story addition to an existing single family dwelling at 1441 Alvarado Avenue, Zoned R-1, Mikayla and Robert Cameron, property owners, APN: 027-103-070; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 14, 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 are exempt from environmental review, is hereby approved. 2. Said Design Review, Hillside Area Construction Permit, and Special Permits are approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review, Hillside Area Construction Permit, and Special Permits 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 14th day of November, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Hillside Area Construction Permit, & Special Permits 1441 Alvarado Avenue Effective November 25, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped October 7, 2022 sheets A0.0 through A4.0, L.1 through L.11, and 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 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; that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 5. 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; 6. 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; 7. 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; 8. 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; 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, EXHIBIT “A” Conditions of Approval for Categorical Exemption, Design Review, Hillside Area Construction Permit, & Special Permits 1441 Alvarado Avenue Effective November 25, 2022 Page 2 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; 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. 1441 Alvarado Avenue 300’ noticing APN: 027-103-070 A0.0PROJECTINFORMATIONThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022AERIAL PHOTONOT TO SCALEPROJECT TEAMASSESSORS MAPNOT TO SCALEPROJECT DATA6598ARCHITECTURAL:A0.0PROJECT INFORMATIONA0.1GREEN BUILDING MANDATORY MEASURES CHECKLISTA1.0EXISTING & PROPOSED SITE PLANA1.1PROPOSED SITE SECTION & GARAGE PATTERNA2.0EXISTING BASEMENT FLOOR PLANA2.1PROPOSED BASEMENT FLOOR PLANA2.2EXISTING FIRST FLOOR PLANA2.3PROPOSED FIRST FLOOR PLANA2.4EXISTING SECOND FLOOR PLANA2.5PROPOSED SECOND FLOOR PLANA2.6EXISTING ROOF PLANA2.7PROPOSED ROOF PLANA3.0EXISTING & PROPOSED EXTERIOR ELEVATION - SOUTHA3.1EXISTING & PROPOSED EXTERIOR ELEVATION - WESTA3.2EXISTING & PROPOSED EXTERIOR ELEVATION - NORTHA3.3EXISTING & PROPOSED EXTERIOR ELEVATION - EASTA4.0EXISTING & PROPOSED BUILDING SECTIONSURVEYOR:1 OF 1TOPOGRAPHIC SURVEYLANDSCAPE:L.1SITE PLAN - EXISTINGL.2SITE PLAN - PROPOSEDL.3PLANTING PLAN - FRONT YARDL.4PLANTING PLAN - BACKYARDL.5PLANTING NOTES & DETAILSL.6IRRIGATION PLAN 1/2L.7IRRIGATION PLAN 2/2L.8IRRIGATION CALCULATIONS & NOTESL.9SITE PLAN - PLANTERS AREASL.10FRONT ELEVATION - PROPOSEDL.11SIDE ELEVATION - PROPOSEDCIVIL:1 OF 6COVER SHEET2 OF 6GRADING PLAN3 OF 6 DRAINAGE PLAN4 OF 6UTILITY PLAN5 OF 6 EROSION CONTROL PLAN6 OF 6DETAILSCONSTRUCTION BEST MANAGEMENT PRACTICESSCOPE OF WORK:ALTERATIONS TO AN EXISTING SINGLE-FAMILY RESIDENCE,ADDITION OF A NEW 2-CAR ATTACHED GARAGE, EXTENSIONTO THE BEDROOM WING, ADDITION OF A COVEREDVERANDAH, CONVERSION OF AN EXISTING DECK FACINGTHE PUBLIC RIGHT-OF-WAY INTO A CONDITIONED OFFICE,AND DEMOLITION OF AN EXISTING WOOD PERGOLA. WORK TO INCLUDE NEW LANDSCAPING, AND UPGRADEDMECHANICAL, ELECTRICAL, AND PLUMBINGDEFERRED SUBMITTAL:A FIRE SPRINKLER SYSTEM WILL BE INSTALLEDTHROUGHOUT THE BUILDING UNDER A SEPARATE PERMIT.ADDRESS:1441 ALVARADO AVE., BURLINGAME, CA 94010ZONING DESIGNATION:R1 + HILLSIDE OVERLAY DISTRICTAPN:027-103-070ACTUAL SITE AREA:9,128 SQ. FT.YEAR BUILT:1929COUNTY:SAN MATEO COUNTY, INCORPORATEDCITY OF BURLINGAME NOTES&AND<ANGLE, LESS THAN>ANGLE, GREATER THAN@AT/PER#POUND OR NUMBERABANCHOR BOLTABVABOVEA/CAIR CONDITIONINGADAREA DRAINADJADJUSTABLEAFFABOVE FINISHED FLOORAIAAMERICAN INSTITUTE OF ARCHITECTSALTALTERNATEALUMALUMINUMAPPROXAPPROXIMATELYARCHARCHITECTURALASPHASPHALTAWGAMERICAN WIRE GAGEBDBOARDBETWBETWEENBLDGBUILDINGBLKGBLOCKINGBMBEAMBOFBOTTOM OF FOOTINGBOTBOTTOMBURBUILT-UP ROOFCCENTERLINECABCABINETCARCOLD AIR RETURNCBCATCH BASINCCCEMENT COATEDCECCALIFORNIA ENERGY COMMISSIONCICAST IRONCJCEILING JOISTCLOCLOSETCLGCEILINGCMUCONCRETE MASONRY UNITC.O.CLEANOUTCOAXCOAXIAL CABLECOLCOLUMNCOMMCOMMUNICATIONCONCCONCRETECONNCONNECTIONCONSTCONSTRUCTIONCONTCONTINUOUSCONTRCONTRACTORCPTRCOMPUTERCUCUBICDBLDOUBLEDFDOUGLAS FIRDETDETAILDIADIAMETERDIMDIMENSIONDISPDISPOSALDISTDISTRIBUTIONDIVDIVIDED OR DIVISIONDNDOWNDRDOORDSPDOWNSPOUTDWDISHWASHERDWGDRAWINGDWRDRAWEREAEACHEBEXPANSION BOLTEFEACH FACEEJEXPANSION JOINTELECTELECTRICELEVELEVATIONENEDGE NAILENGRENGINEEREQEQUALESEACH SIDEEWEACH WAY(E) EXISTEXISTINGEXPEXPANSIONEXTEXTERIORFBFLAT BARFDFLOOR DRAINFDNFOUNDATIONFINFINISHFJFLOOR JOISTFL. FLRFLOORFOCFACE OF CONCRETEFOFFACE OF FINISHFOSFACE OF STUDFPFIREPLACE OR FULL PENETRATIONFRFLOOR REGISTERFSFAR SIDEFTFOOT OR FEETFTGFOOTINGFURRFURRINGFUTFUTUREGGASGAGAUGEGALVGALVANIZEDGBGRADE BEAMGENGENERALGFIGROUND FAULT INTERRUPTORGIGALVANIZED IRONGLGLAZING OR GLASSGRGRADEGSMGALVANIZED SHEET METALGYPGYPSUMHBHOSE BIBBHCHOLLOW COREHDGHOT DIP GALVANIZEDHDRHEADERHORIZHORIZONTALHTHEIGHTHTRHEATERHWHOT WATERHWHHOT WATER HEATERIDINSIDE DIAMETERIFINSIDE FACEININCHINCLINCLUDEINSULINSULATIONINTINTERIORJSTJOISTJTJOINTKDKILN-DRIEDLAVLAVATORYLBPOUNDLHLEFT HANDLPLOW POINTLTLIGHTMAXMAXIMUMMBMACHINE BOLTMEDMEDIUMMEMBMEMBRANEMEZZMEZZANINEMFRMANUFACTURERMINMINIMUMMISCMISCELLANEOUSMOMASONRY OPENINGMSRYMASONRYMTDMOUNTEDMTLMETAL(N)NEWNICNOT IN CONTRACTNOMNOMINALNTSNOT TO SCALEODIAMETERO/ OVEROAOVERALLOCON CENTEROCEWON CENTER EACH WAYODOUTSIDE DIAMETEROFOUTSIDE FACEOFCIOWNER FURNISH, CONTRACTORINSTALLOHOVERHANGOPP HANDOPPOSITE HANDOPNGOPENINGOVHDOVERHEADPLPLATEPLAMPLASTIC LAMINATEPLFPOUNDS PER LINEAL FOOTPLYPLYWOODPRPAIRPRCSTPRECASTPSFPOUNDS PER SQUARE FOOTPSIPOUNDS PER SQUARE INCHPTPRESSURE TREATED WITHPRESERVATIVERDROOF DRAINREINFREINFORCEMENTREQREQUIREDRESILRESILIENTREVREVISION OR REVISEDRHRIGHT HANDRJROOF JOISTRMROOMROROUGH OPENING OR ROLL OUTRSRING SHANKRWDREDWOODRWLRAIN WATER LEADERSADSEE ARCHITECTURAL DRAWINGSSCSOLID CORESCHEDSCHEDULESDSMOKE DETECTORSECTSECTIONSEDSEE ELECTRICAL DRAWINGSSHSHELFSHTSHEETSIMSIMILARSLDSEE LANDSCAPE DRAWINGSSMSHEET METALSMDSEE MECHANICAL DRAWINGSSPDSEE PLUMBING DRAWINGSSPECSPECIFICATIONSPKRSPEAKERSQSQUARESSSTAINLESS STEEL OR SANITARYSEWERSSDSEE STRUCTURAL DRAWINGSSTAGG'DSTAGGEREDSTDSTANDARDSTLSTEELSTRLSTRUCTURALSUSPSUSPEND (ED)SYMSYMMETRICALT & BTOP & BOTTOMTCTOP OF CURBT & GTONGUE & GROOVETEMPTEMPEREDTHKTHICKTOBTOP OF BEAMTOCTOP OF CONCRETETOFTOP OF FOOTINGTOPTOP OF PLATETOSTOP OF STEELTPHTOILET PAPER HOLDERTW, TOWTOP OF WALLTYPTYPICALUONUNLESS OTHERWISE NOTEDVERTVERTICALVGDFVERT. GRAIN DOUG. FIR(10 RING/IN. MIN.)VIFVERIFY IN FIELDW/WITHWCWATER CLOSETWDWOODWDWWINDOWWPWATERPROOFWP'INGWATERPROOFINGWRWALL REGISTERDRAWING SYMBOLSGENERAL NOTESAPPLIANCE (SEEAPPLIANCE SCHEDULE)1WINDOW MARKWINDOW TYPE(SEE DOOR/WINDOWSCHEDULE)WALL/PARTITION TYPE(SEE WALL SCHEDULE)B1DRAWING REVISION (MOSTRECENT IS CLOUDED; PRIORREVISIONS ARE PERMANENT)1DATUM POINT+104.0SHEET NOTECEILING HEIGHTDRAWING + SHEET NUMBERA6.32DETAIL IDENTIFICATIONEXTERIOR ELEVATIONIDENTIFICATIONINTERIOR ELEVATIONIDENTIFICATIONROOM IDENTIFICATION(SEE INTERIOR FINISHSCHEDULE FOR ALLFINISHES.)2A6.3EWSNA6.32ROOM NAMEROOM NUMBER+9'-6"1ARROW SHOWS ELEVATONDRAWING NUMBERSHEET NUMBERDRAWING + SHEET NUMBERGENERALDIMENSIONINGBUILDING SECTIONIDENTIFICATIONA6.32CENTERLINE OF ELEMENTLCFACE OF STUD (F.O.S.) TYP.FACE OF FINISH (F.O.F.)DRAWING + SHEET NUMBERSCHEDULESDOOR MARKDOOR IDENTIFICATION(SEE DOOR/WINDOWSCHEDULE.)A1. ALL WORK SHALL CONFORM TO APPLICABLE CODES, REGULATIONS, LAWS ANDORDINANCES AS REQUIRED BY CODES AND REGULATIONS LISTED HEREIN AND ASREQUIRED BY THE STATE OF CALIFORNIA AND ALL RELEVANT REGULATORY BODIES.2. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS AND NOTIFYTHE ARCHITECT PROMPTLY OF ANY DISCREPANCIES AND OBTAIN CLARIFICATIONBEFORE PROCEEDING WITH THE AFFECTED WORK. FOLLOW NUMERICAL DIMENSIONS:DO NOT SCALE.3. FLOOR PLAN DIMENSIONS SHOWN ARE FACE OF FINISH AT NEWCONSTRUCTION.4. BEFORE BEGINNING WORK AT THE SITE, WHERE POSSIBLE AND THROUGHOUT THECOURSE OF WORK, INSPECT AND VERIFY THE LOCATION AND CONDITION OF EVERYITEM AFFECTED BY THE WORK UNDER THIS CONTRACT AND REPORT DISCREPANCIESTO THE ARCHITECT BEFORE DOING THE WORK RELATED TO THAT BEING INSPECTED.5. BEFORE BEGINNING WORK AT THE SITE, INSPECT THE EXISTING SITE CONDITIONSAND DETERMINE THE EXTENT OF THE EXISTING FINISHES, SPECIALTIES, AND OTHERITEMS WHICH MUST BE REMOVED AND INSTALLED IN ORDER TO PERFORM THE WORKUNDER THIS CONTRACT. COORDINATE AND MAKE THIS INSPECTION WITH THEOWNER.6. THE ARCHITECTURAL DRAWINGS SHOW PRINCIPLE AREAS WHERE WORK MUST BEACCOMPLISHED UNDER THIS CONTRACT. INCIDENTAL WORK MAY ALSO BE NECESSARYIN AREAS NOT SHOWN ON THE ARCHITECTURAL DRAWINGS DUE TO CHANGESAFFECTING EXISTING MECHANICAL, ELECTRICAL, PLUMBING, AND OTHER SYSTEMS.SUCH WORK IS ALSO PART OF THIS CONTRACT.7. DO NOT DRILL OR CUT JOISTS, BEAMS, COLUMNS OR OTHER STRUCTURALELEMENTS UNLESS SPECIFICALLY INDICATED. MAKE OPENINGS OF PROPER SIZE FORCONDUITS, DUCTS, PIPES, AND OTHER ITEMS PASSING THROUGH OPENINGS.8. WHERE "MATCH EXISTING" IS INDICATED, NEW CONSTRUCTION OR FINISHES, ASAPPROPRIATE TO THE NOTE, SHALL MATCH TO THE SATISFACTION OF THE ARCHITECT.3142ABBREVIATIONSALL CONSTRUCTION SHALL COMPLY WITH ALL LOCAL CODES AND ORDINANCESAND THE CODES LISTED BELOW:2019 CALIFORNIA CODES1.2019 CALIFORNIA RESIDENTIAL CODE2.2019 CALIFORNIA BUILDING CODE3.2019 CALIFORNIA ELECTRICAL CODE4.2019 CALIFORNIA PLUMBING CODE5.2019 CALIFORNIA ENERGY CODE6.2019 CALIFORNIA MECHANICAL CODE7.2019 CALIFORNIA GREEN BUILDING CODEOWNER:MIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comARCHITECT:JOSH LARSONLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607TEL: 510.444.9788EMAIL: josh@larsonshores.comLANDSCAPE ARCHITECT:ORIOL ROYOROYO DESIGN STUDIOP. O. BOX 14071SAN FRANCISCO, CA 94114TEL: 415.225.4255EMAIL: oriol@royo-studio.comSURVEYOR:SAVIOR MICALLEFSAVIOR P. MICALLEF LAND SURVEYING421 WILDWOOD DRIVESOUTH SAN FRANCISCO, CA 94080TEL: 805.709.2423EMAIL: saviormicallef@gmail.comCIVIL ENGINEER:AUSTIN PAYNEUPRIGHT ENGINEERING3705 MT. DIABLO BLVD, SUITE BLAFAYETTE, CA 94549TEL: 925.275.5304EMAIL: austin@upcivil.comAPPLICABLE CODES7SHEET INDEX10#NAMEMISCELLANEOUSCONSTRUCTION TYPE:V-BNUMBER OF PARKING:2 COVERED, 2 UNCOVEREDAREA TAKE-OFFSEXISTINGPROPOSEDTOTALBASEMENT(252 SF)+88 SF88 SFCOVERED GARAGE0+503 SF503 SFFIRST FLOOR2,058 SF+171 SF2,229 SFSECOND FLOOR841 SF+3591,200 SFPERGOLA(168 SF)0-TOTAL AREA3,319 SF1,121 SF4,020 SFLOT COVERAGELOT SIZE:9,128 SQ. FT.MAX LOT COVERAGE ALLOWED:40% OR 3,651.2 SQ. FT.EXISTING LOT COVERAGE:2,226 SF / 9,128 SQ. FT. = 24.4%PROPOSED LOT COVERAGE:HOUSE STRUCTURE = 2,349 SFLANDSCAPE PLANTERS = 202.3 SF (REFER TO SHT. L.9)TOTAL = 2,551.3 / 9,128 SQ. FT. = 28%FLOOR AREA RATIOALLOWABLE F.A.R. FOR INTERIORLOTS W/ ATTACHED GARAGE:32% + 1,100.32 x (9,128 SQ. FT.) + 1,100 = 4020.96TOTAL PROPOSED FLOOR AREA:4,020 SQ. FT.SETBACKSREQUIREDPROVIDEDFRONT SETBACK35'-0"42'-1"SIDE SETBACK (WEST)7'-0"3'-8" (EXISTING CONDITION)SIDE SETBACK (EAST)7'-0"15'-7"REAR SETBACK TO 1ST FLOOR15'-0"21'-4"REAR SETBACK TO 2ND FLOOR20'-0"22'-4"BUILDING HEIGHTMAXIMUM ALLOWABLE HEIGHT:30' OR 2 1/2 STORIES WHICHEVER IS LESS, MEASUREDFROM CURBEXISTING BUILDING HEIGHT:41'-4" FROM TOP OF AVG. CURB TO HIGHEST (E) RIDGEPROPOSED BUILDING HEIGHT:36'-0" FROM TOP OF AVG. CURB TO TOP OF NEW ROOFAVERAGE SLOPE AT SITE:15.4%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, SECTION 18.07.110 FOR DETAILS)CONSTRUCTION HOURS IN THE PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDSAYS AND NON-CITY HOLIDAYS BETWEEN 8:00 AM AND 5:00 PM.2. GRADING PERMIT:IF REQUIRED, CONTRACTOR SHALL OBTAIN A GRADING PERMIT FROMTHE DEPARTMENT OF PUBLIC WORKS.3. DUE TO THE EXTENSIVE NATURE OF THIS CONSTRUCTION PROJECT, THE CERTIFICATE OFOCCUPANCY WILL BE RESCINDED ONCE CONSTRUCTION BEGINS. A NEW CERTIFICATE OFOCCUPANCY WILL BE ISSUED AFTER THE PROJECT HAS BEEN FINALED. NO OCCUPANCY OF THEBUILDING IS TO OCCUR UNTIL A NEW CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED.4. A SUPPLEMENTAL DEMOLITION PERMIT APPLICATION WILL BE PROVIDED UPON SUBMITTALOF PLANS TO THE BUILDING DIVISION FOR PLAN REVIEW.33 1445 ALVARADO AVE.APN: 027-183-0602820 HILLSIDE DR.2816 HILLSIDE DR.10'-8 1/2"31'-2"11'-11"51'-11"49'-3 1/2"16'-7"47'-9 1/2"3'-9"4'-0"3'-9"11'-5 1/2"(E) SIDEWALK (E) PLANTER (E) PLANTER A L V A R A D O A V E. 4'-0 1/2"25'-11 1/2"PROPERTY LINE 135.62'PROPERTY LINE 70' PROPERTY LINE 71.101'1435 ALVARADO AVE.APN: 027-103-0807'-0" SIDE YARD SETBACKPROPERTY LINE 123.15'3229814564117'SIDE YARDSETBACK 35'-0"FRONT YARD SETBACK20'-0"REAR YARDSETBACK3'-10" (E) SIDE 16'-5" (E) SIDE 14'-0"6'-5 1/2"121212777117.07'117.00'120.10'3'-8"102.89'103.13'106.00'101.55'100.35'99.76'100.29'APN: 027-183-0602820 HILLSIDE DR.2816 HILLSIDE DR.10'-8 1/2" NEW2ND FL. ADDITION31'-2"11'-11"51'-11"16'-7"42'-1"3'-9"3'-10"3'-9"11'-5 1/2"(E) SIDEWALK (E) PLANTER (E) PLANTER A L V A R A D O A V E. 4'-2 1/4"25'-11 1/2"PROPERTY LINE 135.62'PROPERTY LINE 123.15'PROPERTY LINE 70' PROPERTY LINE 71.101' 2'-1 1/2"21'-5 1/2" 30'-0"21134456'-5 1/2"14'-0"35'-0"FRONT YARDSETBACK16'-5" (E) SIDE SEE LANDSCAPEDRAWINGS FORSITE-RELATEDINFORMATION1435 ALVARADO AVE.APN: 027-103-08017'-5 1/2"10'-0"117.07'120.10'101.55'102.89'100.29'103.13'106.00'3'-8"117.00'UP101.75'22'-8"23'-11"UPUP115.06'111.40'16'-1"6620'-0" REAR YARDSETBACK15'-7" 7'-0" SIDE YARD SETBACK 7'-0" SIDE YARD SETBACK 75'-6 1/2"A1.0EXISTING &PROPOSED SITEPLANPROJECTNORTHPROPOSED CURB CUT1KEY NOTES:PROPOSED DRIVEWAY2These drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022EXISTING SITE PLANSCALE: 1/8" = 1'-0"1PROPOSED SITE PLANSCALE: 1/8" = 1'-0"2DEMOLISH (E) ROOF1KEY NOTES:DEMOLISH (E) PLANTER2(E) PERGOLA TO BE DEMOLISHED3CUT INTO EARTH FOR (N) DRIVEWAY4REMOVE (E) BALCONY RAILING5(E) CURB CUT TO BE ABANDONED6(E) TREE TO BE REMOVED7INDICATES SPOT ELEVATIONS TO BESURVEYED BY A LICENSED PROFESSIONALLEGEND:DEMOLISH (E) LOW-HEIGHT WALL8DEMOLISH (E) PORTION OF PLANTER9NOT USED10REMOVE (E) LANDSCAPING11(N) TERRACE / ROOF OF PROPOSED GARAGE3PROPOSED ADDITION4(N) COVERED VERANDAH5EXISTING FENCE TO REMAIN, TYPICAL12ABANDON (E) CURB CUT FOR (N) CURB CUT6(N) ELECTRIC GATE7 PROPERTY LINE PROPERTY LINE A L V A R A D O A V E.SIDEWALK3' TALL WALLEXISTING GRADE LINECURB CUT(E) BASEMENT110.07' (+8'-5 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")AVERAGE T.O. CURB AT PROPERTY LINE101.62' (+0'-0")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")(E) 1ST FL. FINISH117.59' (+15'-11 1/2")(E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE130.55' (+28'-11")(E) RIDGE141.24' (+39'-7 1/2")(E) RIDGE142.91' (+41'-4")(E) FAMILY(E) LIVING(N) GARAGE(N) CLOSET(N) BEDRM.(N) BATH(N) BEDRM.(E) BATH(E) STAIRS(E) FOYER12'-0" MAX A1.1PROPOSED SITESECTIONThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022PROPOSED SITE SECTIONSCALE: 1/8" = 1'-0"1DOCUMENTATION OF NEIGHBORHOOD GARAGESNOT TO SCALE2LEGEND:GARAGE AT FRONT (CENTERED)GARAGE AT THE SIDEGARAGE AT THE SIDE TOWARDS REAR OF LOTSUBJECT PROPERTYN E I G H B O R H O O D G A R A G E SGARAGES AT THE FRONT(CENTERED)GARAGES AT THE SIDEGARAGES AT THE SIDE &SETBACK FROM THE FRONT9 (33%)3 (11%)14 (52 %)TOTAL DOCUMENTED:27 (100%)NORTH3 UPBG1HEA3FD2C4567100STAIRS8'-9 7/8"13'-5"5'-8 3/8"6'-11 3/8"12'-6 7/8"1FLOOR LINE ABOVEFLOOR LINE ABOVE1/A3.01/A3.31/A3.11/A3.2 PROPERTY LINEPROPERTY LINEPROPERTY LINE 2EXISTINGCRAWLSPACE< 3'-0" HEAD HT.(E) BASEMENT110.07' (+6'-11")EXISTINGCRAWLSPACE< 3'-0" HEAD HT.EXISTINGCRAWLSPACE< 3'-0" HEAD HT.EXISTINGCRAWLSPACE< 3'-0" HEAD HT.EXISTINGCRAWLSPACE< 3'-0"EXISTING BASEMENTHEAD HEIGHT BETWEEN 5' TO 7'= 110 SQ. FT.11'-11"9'-3"17'-11 5/8"6'-3 1/4"3'-0"3'-0"142 SF< 5'-0" HEAD HT.34A2.0EXISTING BASEMENTFLOOR PLANPROJECTNORTHEXISTING HVAC EQUIPMENT1KEY NOTES:EXISTING WATER HEATER2WALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: December 15, 2021 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022EXISTING BASEMENT FLOOR PLANSCALE: 1/4" - 1'-0"1EXISTING WALLNEW WALLLEGEND:DEMOLISHED / REMOVEDEXISTING BASEMENT FLOOR AREA:142 SFFLOOR AREAEXISTING DOOR TO BE REMOVED3DEMOLISH EXISTING BRICK CHIMNEY BASE4 T.O. (N) GARAGE SLAB103.15' (+0'-0")UPBG1HEA3FD2C4567UP100STAIRS101GARAGE 22'-1 1/4"18'-0" 20'-0" 21'-5 1/2" 14'-4 7/8"PROPERTY LINEPROPERTY LINE12'-9"20'-7 3/4"2/A3.02/A3.32/A3.12/A3.2 FLOOR LINE ABOVEFLOOR LINE ABOVENEW DRIVEWAY3'-4 3/8"10 TREADS AT 10"=8'-4"3'-0" 3'-0"3'-1"9'-8 3/4"12'-5 3/4"12(E) BASEMENT110.07' (+6'-11")2A4.02A4.088 SF503 SF1A4.01A4.0EXISTINGCRAWLSPACE< 3'-0" HEAD HT.EXISTINGCRAWLSPACE< 3'-0" HEAD HT.EXISTINGCRAWLSPACE< 3'-0" HEAD HT.9'-3"4'-10 1/2"(E) BASEMENT< 5'-0" HEAD HT.EARTH / FILLEXISTINGCRAWLSPACE< 3'-0" HEAD HT.FLOOR LINE ABOVE A2.1PROPOSEDBASEMENT FLOORPLANThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: December 8, 2021 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022PROJECTNORTHPROPOSED BASEMENT FLOOR PLANSCALE: 1/4" - 1'-0"1WALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGEXISTING WALLNEW WALLLEGEND:DEMOLISHED / REMOVEDEXISTING HVAC EQUIPMENT1KEY NOTES:EXISTING WATER HEATER2PROPOSED BASEMENT FLOOR AREA:591 SFFLOOR AREAEXTERIOR WALL SCONCE, SHIELDEDDOWN BG1HEA3FD2C4567DNUPDN211PORCH209FAMILY208BED202DINING201LIVING210HALL100STAIRS206LAUNDRY207BATH205POWDER204KITCHEN203NOOK200FOYER23'-3 1/2"4'-2 1/8"6'-6 1/8"4421883354843760'-10 1/4"24'-2 5/8"17'-7 7/8"11'-11"5'-6 3/4"11'-2 1/8"5'-4 1/2"5'-9 1/2"4'-6 3/8"12'-10 1/4"10'-8 7/8"TYP.TYP.TYP.649'-3"29'-11 3/4"16'-6 3/8"10'-3 3/4"17'-11" 25'-0 3/8"14'-9" 13'-5 3/8"24'-5 1/4" 2'-8 7/8"16'-7"41'-10 1/2"15'-3 3/8"6'-4"1/A3.01/A3.31/A3.11/A3.2 12114941010TYP.(E) 1ST FL. FINISH117.59' (+14'-5")(E) SUNKEN FAMILY F.F.116.91' (+13'-9")117.07'13A2.2EXISTING FIRSTFLOOR PLANThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: December 15, 2021 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022PROJECTNORTHDEMOLISH (E) WALL1KEY NOTES:REMOVE (E) DOOR2EXISTING FIRST FLOOR PLANSCALE: 1/4" - 1'-0"1REMOVE (E) WINDOW3REMOVE (E) PLUMBING FIXTURES4DEMOLISH (E) PLANTER5REMOVE (E) PLANTER6DEMOLISH (E) BALCONY7WALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGEXISTING WALLNEW WALLLEGEND:DEMOLISHED / REMOVEDDOOR TO BE REMOVEDREMOVE (E) APPLIANCE8DEMOLISH (E) CABINETS9(E) FLOOR TO BE LOWERED10DEMOLISH (E) STEPS11SHORE MASONRY FIREPLACE AS NECESSARY FOR (N)GARAGE BELOW; EXISTING WOOD-BURNING HEARTH TOBE REPLACED WITH NEW GAS FIREPLACE INSERT;CHIMNEY TO BE LINED WITH NEW FLUE AS NECESSARY12EXISTING 1ST FLOOR AREA:2,058 SFFLOOR AREADEMOLISH EXISTING BRICK CHIMNEY13 DNUPDNBG1HEA3FD2C4567209FAMILY208GUEST BED202DINING201LIVING210HALL100STAIRS206MUD RM.207BATH204KITCHEN203BR NOOK200FOYER205POWDER212VERANDAHSHOWERWASHERDRYERREF2/A3.02/A3.32/A3.12/A3.2 21'-2"4'-3 3/8"8'-5 7/8"2'-0" 9'-0 7/8" 13'-1 1/4"DWISLANDVERANDAH F.F.116.87' (+13'-8 1/2")24'-2 5/8"17'-7 7/8"11'-11"11'-2 1/8"5'-4 1/2"5'-9 1/2"17'-9 3/4"10'-8 7/8"7'-0 5/8"49'-3"29'-11 3/4"10'-0"10'-3 3/4"17'-11"9'-5"23'-3 1/2"3'-7 1/2" 13'-5 3/8"63'-11 7/8"17'-1 5/8"6'-6 3/8"PORCH(E) 1ST FL. FINISH117.59' (+14'-5")(E) SUNKEN FAMILY F.F.116.91' (+13'-9")2A4.02A4.0171 SF1A4.01A4.0117.07'1221'-0"A2.3PROPOSED FIRSTFLOOR PLANThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: December 2, 2021 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022PROPOSED FIRST FLOOR PLANSCALE: 1/4" - 1'-0"1PROJECTNORTHNEW FIREPLACE INSERT TO REPLACE EXISTING SOLIDWOOD-BURNING FIREPLACE1KEY NOTES:NEW JULIET BALCONY2WALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGEXISTING WALLNEW WALLLEGEND:PROPOSED 1ST FLOOR AREA:2,229 SFFLOOR AREAEXTERIOR WALL SCONCE, SHIELDEDDOWN DNBG1HEA3FD2C4567100STAIRS300BED301BATH302CLOSET303BED304TERRACECLOSETCLOSET332154441TYP.TYP.TYP.29'-11 3/4" 1/A3.01/A3.31/A3.11/A3.212'-6"11'-11"3'-6 5/8"31'-9 7/8"18'-10 3/8"12'-11 1/2"15'-11 1/8"4'-11 3/8"7'-0 5/8"16'-11 1/4"17'-3 1/8"6'-6 1/2"12'-4 3/4"5'-9 3/8"(E) 2ND FL. FINISH127.01' (+23'-10 1/4")6A2.4EXISTING SECONDFLOOR PLANThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: December 15, 2021 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022KEY NOTES:EXISTING SECOND FLOOR PLANSCALE: 1/4" - 1'-0"1PROJECTNORTHDEMOLISH (E) WALL1REMOVE (E) DOOR2REMOVE (E) WINDOW3REMOVE (E) PLUMBING FIXTURE4DEMOLISH (E) LOW-HEIGHT WALL5WALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGEXISTING WALLNEW WALLLEGEND:DEMOLISHED / REMOVEDDOOR TO BE REMOVEDEXISTING 2ND FLOOR AREA:841 SFFLOOR AREADEMOLISH EXISTING BRICK CHIMNEY INSIDE WALL6 DNBG1HEA3FD2C4567100STAIRS304PRIME BATH305CLOSET306PRIME BED307CLOSETCLOSET303BED 2300BED302BED 1308HALL4'-0" 10'-2"9'-11 7/8"SHOWER2/A3.02/A3.32/A3.12/A3.2 29'-11 3/4"25'-11 3/8"4'-0 3/8"9'-8"2'-3 5/8"9'-5 7/8"42'-6 1/2"32'-2 3/4"28'-5 3/8"7'-9 3/4"6'-3 3/8"10'-6 1/8"5'-0"11'-8 1/8"6'-6 1/2"5'-9 3/8"10'-6 1/8"6'-10 1/8"5'-1 5/8"23'-8 1/8"18'-10 3/8"15'-11 1/8"30'-9 1/2"1'-5 1/4"12'-4 1/2"16'-11 1/4"(E) 2ND FL. FINISH127.01' (+23'-10 1/4")2A4.02A4.01A4.01A4.0301BATH2'-3 5/8" 9'-11 7/8"A2.5PROPOSED SECONDFLOOR PLANThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: April 14, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022PROPOSED SECOND FLOOR PLANSCALE: 1/4" - 1'-0"1PROJECTNORTHWALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGEXISTING WALLNEW WALLLEGEND:PROPOSED 2ND FLOOR AREA:1,200 SFFLOOR AREA BG1HEA3FD2C45671/A3.01/A3.31/A3.11/A3.2 RIDGE LINERIDGE LINERIDGE LINE 130'-3 5/8"10'-8 5/8"11235 3/4 : 12 35 3/4 : 12 2A2.6EXISTING ROOFPLANThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: December 15, 2021 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022DEMOLISH (E) ROOF. SALVAGE CLAYROOF TILES FOR POTENTIAL REUSE1KEY NOTES:DEMOLISH BRICK CHIMNEY IN ITS ENTIRETY2EXISTING ROOF PLANSCALE: 1/4" - 1'-0"1PROJECTNORTHWALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGEXISTING WALLNEW WALLLEGEND:DEMOLISHED / REMOVEDDEMOLISH LOW-HEIGHT WALL3 BG1HEA3FD2C45672/A3.02/A3.32/A3.12/A3.2 26'-3 1/4"NEW SECOND FLOOR ADDITION 10'-10 1/2"NEW SECOND FLOOR ADDITION17'-5 1/2"NEW COVERED VERANDAH BELOW6'-5 1/2"NEW SECOND FL.ADDITION21'-5 1/2" NEW GARAGE ADDITION BELOW 14'-0" 10'-0" RIDGE LINE 5 3/4 : 12 1A4.01A4.02A4.02A4.0RIDGE LINEFLATROOF5 3/4 : 125 3/4 : 121A2.7PROPOSED ROOFPLANThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: December 15, 2021 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022PROPOSED ROOF PLANSCALE: 1/4" - 1'-0"1PROJECTNORTHWALL ASSEMBLYSEE A9.XXA1(N) DOOR TAG(N) WINDOW TAGEXISTING WALLNEW WALLLEGEND:PATCH ROOF WITH NEW CLAY ROOF TILEWHERE CHIMNEY WAS REMOVED1KEY NOTES: (E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")(E) WALL/ STUCCO SIDING TO BEREMOVED(E) GUARDRAIL TOBE REMOVED(E) WOOD WINDOW & TRIM TO BEREMOVED(E) WOOD WINDOWS TO BE REMOVED,SHOWN DASHED(E) CHIMNEY BEYOND TO BE REMOVED41'-1 3/4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE 126(E) WOOD TRIM, SHOWN DASHED, TOBE REMOVED, TYPICAL(E) ABANDONED BRICK CHIMNEY TOBE DEMOLISHED IN ITS ENTIRETY(E) CHIMNEY TO REMAIN(E) BALCONY SUPPORTSTO BE REMOVED(E) WOOD CASEMENT WINDOWS &STUCCO TRIM TO REMAIN(E) WOOD PICTURE WINDOWS &STUCCO TRIM TO REMAIN(E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")12'-2"(N) STUCCO FINISH TO MATCH (E)(N) WROUGHT-IRON GUARDRAIL(N) SLIDING DOORS(NO DIVIDED LITES THIS FACADE)(N) CLAY ROOF TILETO MATCH (E)(N) FIBERGLASS-CLAD WINDOWS(NO DIVIDED LITES THIS FACADE)(N) GUTTER TO MATCH (E)41'-1 3/4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE 126PROPERTY LINE PROPERTY LINE 12'-0"DECLINING HEIGHT ENVELOPE7'-6"12'-0"45.00°DECLINING HEIGHT ENVELOPE7'-6"AVERAGE ELEVATION = 109.91'AVERAGE ELEVATION = 115.54'36'-0"(N) CLAY ROOF TILE TO MATCH EXISTING7'-1 3/4"9'-0"NEW LIGHT FIXTURE,TYP., SHIELDED DOWN(E)(E)(E)(E)(E)EMERGENCYESCAPE &RESCUE OPNG.13 SF(E)(N)(N)(N)(N)3'-6"(N)(N) INFILL3'-5"4'-4"NEW METAL DOWNSPOUT,PAINTED DARK COLOR TOMATCH EXISTING(N) WOOD GARAGEDOORS, STAINED45.00°A3.0EXISTING &PROPOSEDEXTERIORELEVATIONS - EASTThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022EXISTING EXTERIOR ELEVATION - EAST (STREET ELEVATION)SCALE: 1/4" - 1'-0"1PROPOSED EXTERIOR ELEVATION - EAST (STREET ELEVATION)SCALE: 1/4" - 1'-0"233 (E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")(E) WOOD WINDOW TO BE REMOVED, TYP.(E) CLAY ROOF TO BE REMOVED &SALVAGED FOR POTENTIAL REUSE, TYP.(E) WOOD WINDOW, SHOWN DASHED,TO BE REMOVED, TYP.(E) CHIMNEY BEYOND TO BE REMOVED(E) STAINED-GLASS WINDOW TO BE SALVAGED FORPOSSIBLE REUSE41'-4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE125 3/83 3/812(E) METAL RAIL TO BE REMOVED, TYP.(E) CLAY ROOF TILE TO REMAIN(E) STUCCO TO REMAIN, TYPICAL(E) WOOD TRIM, SHOWN DASHED,TO BE REMOVED, TYPICAL(E) CHIMNEY TO REMAIN;INSTALL NEW FLUE AS REQUIRED(E) ABANDONED BRICK CHIMNEYTO BE ABANDONED IN ITS ENTIRETY(E) WOOD CASEMENT WINDOWS &STUCCO TRIM TO REMAIN(E) WOOD CASEMENT WINDOW &STUCCO TRIM TO REMAIN(E) WOOD WINDOWS & STUCCO TRIMTO REMAIN(E) WOOD WINDOWS & STUCCO TRIMTO REMAIN(E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")FILL IN (E) WINDOW TO MATCH (E) WALL(N) CLAY ROOF TILE TO MATCH EXISTING(N) GARAGE ADDITION BEYOND(N) WOOD WINDOW W/ TRUE DIVIDEDLITES, TYPICAL(N) WOOD DOOR WITH TRUE DIVIDED LITES41'-4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE125 3/8NEW 2ND FLOOR ADDITION(N) FIBERGLASS-CLAD WINDOW WITH TRUEDIVIDED LITES, TYPICAL, U.O.N.36'-0"(N)(N)(N)(N)(N)(N)(N)(N)(E)(E)(E)(E)(E)(E)(N) CLAY ROOF TILE TO MATCH EXISTING(N) EXPOSED WOOD RAFTER TAILS(N) STUCCO FINISH TO MATCH EXISTING(E)(N)(N) WALL SCONCE AT EXTERIOR LANDINGS,TYPICAL, SHIELDED DOWN(N) METAL DOWNSPOUT, PAINTEDDARK COLOR TO MATCH EXISTINGSTUCCO RETURN/ STUCCO TRIM PROFILE TO MATCH (E) , TYP.A3.1EXISTING &PROPOSEDEXTERIORELEVATION - NORTHThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022EXISTING EXTERIOR ELEVATION - NORTHSCALE: 1/4" - 1'-0"1PROPOSED EXTERIOR ELEVATION - NORTHSCALE: 1/4" - 1'-0"2333 (E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")(E) WOOD DOOR TO BE REMOVED(E) ROOF TO BE DEMOLISHED;SALVAGE CLAY ROOF TILES FOR REUSE(E) WALL TO BE DEMOLISHED, TYP.(E) WOOD WINDOW, SHOWN DASHED,TO BE REMOVED, TYP.(E) CHIMNEY TO BE REMOVED(E) METAL RAILING TO BE REMOVED(E) BRICK PLANTER BOX TO BE REMOVED(E) TILED STEPS TO BE REMOVED(E) RETAINING WALL TO BE REMOVED5 3/41241'-1 3/4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE 126(E) CHIMNEY TO REMAIN(E) WOOD CASEMENT WINDOWS &STUCCO TRIM BEYOND TO REMAIN(E) WOOD CASEMENT WINDOWS &STUCCO TRIM BEYOND TO REMAIN(E) WOOD CASEMENT WINDOW & STUCCO TRIM BEYONDTO REMAIN(E) WOOD CASEMENT WINDOW &STUCCO TRIM BEYOND TO REMAIN(E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")(N) COVERED VERANDAH(N) STEPS TO GRADE; REFER TOLANDSCAPE DRAWINGSFILL IN DOOR TO MATCH (E) WALL(N) STUCCO FINISH TO MATCH (E)(N) FIBERGLASS-CLAD WINDOW WITHTRUE DIVIDED LITES, TYPICAL(N) CLAY TILE ROOFTO MATCH (E)5 3/41241'-1 3/4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE 126PROPERTY LINE PROPERTY LINE 12'-0" 7'-6" 12'-0"DECLINING HEIGHT ENVELOPEAVERAGE ELEVATION = 109.91'AVERAGE ELEVATION = 115.54'45.00°DECLINING HEIGHT ENVELOPE36'-0"(N) CLAY TILE TO MATCH EXISTING(N) EXPOSED WOOD RAFTER TAILS(N)(N)(N)(N)(E)(E)(E)4'-0"4'-0"(N)EMERGENCYESCAPE &RESCUE OPNG.13 SF4'-0"4'-0"(N)EMERGENCYESCAPE &RESCUE OPNG.13 SF3'-1" 3'-1" 3'-6 7/8"2'-1 3/4"3'-3 7/8"(N)EMERGENCYESCAPE &RESCUE OPNG.6.9 SF(N) METAL DOWNSPOUT,PAINTED DARK COLOR TOMATCH EXISTINGSTUCCO RETURN/ STUCCO TRIM PROFILE TO MATCH (E)45.00°7'-6"A3.2EXISTING &PROPOSEDEXTERIORELEVATION - WESTThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022EXISTING EXTERIOR ELEVATION - WEST (REAR)SCALE: 1/4" - 1'-0"1PROPOSED EXTERIOR ELEVATION - WEST (REAR)SCALE: 1/4" - 1'-0"2333 (E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")(E) PLANTER TO BE REMOVED, TYP.(E) DOOR TO BE REMOVED(E) ROOF TO BE DEMOLISHED(E) CHIMNEY TO BE DEMOLISHED(E) WINDOW & TRIM TO BE REMOVED(E) DOOR TO BE REMOVED(E) RAILING TO BE REMOVED(E) DOOR TO BE REMOVED, TYP.(E) LOW WALL TO BE DEMOLISHED(E) RETAINING WALL TO BE DEMOLISHED(E) WINDOW & TRIM TO BE REMOVED41'-1 3/4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE 125 9/16(E) ABANDONED BRICK CHIMNEYTO BE ABANDONED IN ITS ENTIRETY(E) WOOD PICTURE WINDOWS &STUCCO TRIM BEYOND TO REMAIN(E) WOOD PICTURE WINDOWS &STUCCO TRIM BEYOND TO REMAIN(E) WOOD PICTURE WINDOW &STUCCO TRIM BEYOND TO REMAIN(E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE - EXISTING NON-CONFORMING142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")STUCCO RETURN/ STUCCO TRIM PROFILE TOMATCH (E), TYP.(E) CHIMNEY TO REMAIN; INSTALLNEW FLUE AS REQUIRED FOR NEWGAS FIREPLACE INSERT(N) CLAY ROOF TILE TO MATCH (E)(N) STUCCO FINISH TO MATCH (E)(N) WROUGHT-IRON RAILINGAT NEW JULIET BALCONY(N) GARAGE ADDITION; (N) STUCCO FINISHTO MATCH EXISTING(N) WOOD WINDOWS AND DOORSWITH TRUE DIVIDED LITES(N) FIBERGLASS-CLAD WINDOW WITH TRUEDIVIDED LITES, TYPICAL, U.O.N.(N) STUCCO FINISH TO MATCH (E), TYP(N) COVERED VERANDAH;(N) STUCC0 FINISH TO MATCH EXISTING(N) CLAY ROOF TILE TO MATCH (E)FILL IN (E) WALL; STUCCO FINISH TO MATCH (E)(N) STEPS TO GRADE;REFER TO LANDSCAPE DRAWINGS41'-1 3/4"EXISTING BUILDING HEIGHT TAKEN FROM CURB TO T.O. EXISTING RIDGE 125 9/16NEW 2ND FLOOR ADDITIONRELOCATED STAINED-GLASSWINDOWS(N) WOOD CORBELING BELOWJULIET BALCONY(N) CLAY TILE ABOVE GARAGEADDITION TO MATCH EXISTING(E) CLAY ROOF TILE TO REMAIN3'-2"(E)(E)(E)(N)(N)(N)(N)(N)(N) CLAY ROOF TILE TO MATCH EXISTING(N) WOOD EXPOSED RAFTER TAILS(N) WALL SCONCE, SHIELDEDDOWN, TYPICAL FOR ALL EXTERIORLIGHT FIXTURES(N)(E)SEE LANDSCAPE DRAWINGS L.1-L.8 FORFULL LANDSCAPE DESIGN AND DETAILSSEE LANDSCAPE DRAWINGS L.1-L.8 FORFULL LANDSCAPE DESIGN AND DETAILS4'-0"4'-0"(N)EMERGENCYESCAPE &RESCUE OPNG.13 SF3'-1"(N) METAL DOWNSPOUT, PAINTEDDARK COLOR TO MATCH EXISTING(N) FIBERGLASS-CLAD WINDOW WITH TRUEDIVIDED LITES, TYP.STUCCO RETURN/ STUCCO TRIM PROFILE TOMATCH (E), TYP.A3.3EXISTING &PROPOSEDEXTERIORELEVATION - SOUTHThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022EXISTING EXTERIOR ELEVATION - SOUTHSCALE: 1/4" - 1'-0"1PROPOSED EXTERIOR ELEVATION - SOUTHSCALE: 1/4" - 1'-0"233 12346710'-8 5/8"NEW ADDITION5101GARAGE201LIVING200FOYER205POWDER209FAMILY302BED 1300BED307CLOSET100STAIRS8'-11 1/2"301BATH(E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")AVERAGE T.O. CURB AT PROPERY LINE101.62' (0'-0")10'-7 3/8" NEW ADDITION 36'-0" 12'-0"MAX GARAGE CEILING HEIGHT ALLOWED(N) STAIRS BYOND1208GUEST BED206MUD RM.207BATH204KITCHEN202DINING23467304MASTER BATH306MASTER BED303BED 210'-8 5/8"NEW ADDITION10'-7 3/8" NEW ADDITIONCRAWLSPACE 58'-11 1/2" 5'-7"(E) 2ND FL. FINISH127.01' (+25'-4 1/2")(E) RIDGE142.91' (+41'-4")(E) SUNKEN FAMILY RM.116.91' (+15'-3 1/2")PROPOSED GARAGE103.15' (+1'-6 1/2")(E) RIDGE141.24' (+39'-7 1/2")117.59' (+15'-11 1/2")(E) 1ST FL. FINISH(E) RIDGE130.55' (+28'-11")(E) BASEMENT110.07' (+8'-5 1/2")101.62' (0'-0")36'-0"A4.0EXISTING &PROPOSEDBUILDING SECTIONThese drawings, specifications, ideas, designs, and arrangementspresented thereby are and shall remain the property of Larson ShoresArchitecture + Interiors. No part thereof shall be copied, disclosed toothers or used in connection with any work or project other than thespecific project for which they were prepared and developed without thewritten consent of Larson Shores Architecture + Interiors. Visual contactwith these drawings or specifications shall constitute conclusive evidenceof acceptance of these restrictions.OWNERS:RESIDENTIAL ADDITION 1441 ALVARADO AVE BURLINGAME | CA 94010 APN #: 027-103-070PLANNING SUBMITTAL26 MAY 2021SUBMITTAL:SUBMITTALS HISTORY & REVISIONS:SHEET TITLE:SHEET NUMBER:ARCHITECT:#DESCRIPTIONDATEMIKAYLA & ROBERT CAMERON1441 ALVARADO AVEBURLINGAME, CA 94010EMAIL: mikaylancameron@gmail.comLARSON SHORES ARCHITECTURE + INTERIORS1940 UNION STREET #22OAKLAND, CA 94607PHONE/FAX: 510-444-9788PROJECT ARCHITECT: JOSH LARSONDATE OF LATEST UPDATE: September 28, 2022 11-30-23PLANNING/DESIGN REVIEWRESUBMITTAL02/10/20212PLANNING/DESIGN REVIEWRESUBMITTAL 208/9/20223PLANNING/DESIGN REVIEWRESUBMITTAL 309/29/2022LONGITUDINAL BUILDING SECTIONSCALE: 1/4" - 1'-0"1LONGITUDINAL BUILDING SECTIONSCALE: 1/4" - 1'-0"2 - 6 TREE '--- �, /// _J rn... .I DRIVEWAY VWALLS .... �"' BLOCK 'I>� J ❖'?,•>< CONCRETE }� "'"' ............ . .., ·- -10" ALM ·'-''., �---"-,-.,�;::'� DRIVEWAt /WALLS '- ,, DRAIN / PIPE L. LAWN 104.40 ALVARADO \ cw .. 'I>'?, ...... q. ,,, .. ❖q CONCRETTE PATIO ............. ........... LAWN LAWN N 55'04'00" W 70.00' , 3'HIGHWALL "'q ❖•v '-"'",,;, CONCRETE SIDEWAY r n "'., "'' ..._,§>· )( <:,':> � � J❖q [] I [] CONC.WALL -,'I-A.... �:fl), --i ,,,....,<I. '' ,J ,,,,¢. en ... -�"' O> • I ...,¢·0 5"FRUIT I\ 0 I � .,_'I,'?> ti 106.00 , .1 I .. -,.-:1::-�---:,,'li'---,jl!r-.,,,,,.,--------OHE---------A ,<:,'I-' � L. CHE .,_"3v ' CHE "I. ,o,,· ·, � .i.u,.j,l/ .. �llEE '\ UTII ITY q POLE CONCRETE GUTTER [l,r;'-"' .. - '?,q '-"''I,· A V E N u E (50 ' R/W) 103.97 BENCHMARK STATEMENT: THE ELEVATIONS SHOWN ARE ON AN ASSUMED DATUM . SURVEYOR'S STATEMENT· THIS TOPOGRAPHIC SURVEY WAS MADE BY ME OR UNDER MY DIRECTION ON THE GROUND AND REPRESENTS MEASUREMENTS MADE FEBRUARY 2021. THE BOUNDARY SHOWN IS A RECORD BOUNDARY ONLY. A TITLE REPORT WAS NOT PROVIDED TO THE SURVEYOR BY THE CLIENT. NO PROPERTY CORNERS WERE FOUND ON THE SUBJECT PROPERTY AND NO WARRANTY IS MADE ABOUT THE BOUNDARY SHOWN. NO EASEMENTS ARE SHOWN. 02-25-21 SAVIOR P. MICALLEF DATELAND SURVEYOR, LS 8289 (805)709-2423 0z LL. 0 >-w > 0::: ::::) (J) 0 :r: Q_ <( 0::: 0 Q_ 0 I-- i;; 'b � - .!l ID m □"' w ::::) z w > <( 0 0 <( 0::: <( > __J <( ..--""'" ""'" ..-- :I Iii � f m □ □ Drawing Number: 1 OF ' � C. C. " 1 <( z a::: 0 LL _J <( u >-I-z => 0 u 0 wI-<( � z <( w� <( z _J a::: => CD 0 >-I-u 0 z�0 , BASEMENT DOOR EL=109.46’ THRESHOLD EL=117.59' THRESHOLD EL=117.52' THRESHOLD EL=117.57’ 102.89 103.08 102.88 103.13 103.13 109.11 103.03 106.00 102.90 101.86 101.54 101.38 104.40 101.76 101.55 105.63 101.01 101.01 100.34 100.39 100.98 101.23 101.44 99.76 100.35 100.49 100.63100.29 101.44101.55 109.05 108.15 102.49 102.34103.68 104.20105.58 108.05 109.48109.37 109.71 109.47 117.80 112.34 111.62 111.30 112.11 107.62 110.07 109.45 111.09 112.15 112.06 112.62 111.23113.75 114.29 115.06 113.97 113.19 113.94 116.05 115.46 116.88117.61118.39 117.72118.78 111.66 111.74 113.23113.20 113.68 113.20 113.84 114.30114.51114.83 115.02 115.21 117.00 117.30 117.05 115.29 115.22 114.50 114.42 114.56 114.63 117.07 114.92 115.33 115.54 117.31 115.33115.33115.40115.43 115.54 116.21 117.02 119.81 119.84120.10 120.05 119.87 119.83 119.30 118.39119.14 118.48 115.51 117.96 118.21 115.39 115.96116.67 117.91 107.88 104.47105.13105.80106.46 BASEMENT DOOR EL=109.46’ THRESHOLD EL=117.59' THRESHOLD EL=117.52' THRESHOLD EL=117.57’ 102.89 103.08 102.88 103.13 103.13 109.11 103.03 106.00 102.90 101.86 101.54 101.38 104.40 101.76 101.55 105.63 101.01 101.01 100.34 100.39 100.98 101.23 101.44 99.76 100.35 100.49 100.63100.29 101.44101.55 109.05 108.15 102.49 102.34103.68 104.20105.58 108.05 109.48109.37 109.71 109.47 117.80 112.34 111.62 111.30 112.11 107.62 110.07 109.45 111.09 112.15 112.06 112.62 111.23113.75 114.29 115.06 113.97 113.19 113.94 116.05 115.46 116.88117.61118.39 117.72118.78 111.66 111.74 113.23113.20 113.68 113.20 113.84 114.30114.51114.83 115.02 115.21 117.00 117.30 117.05 115.29 115.22 114.50 114.42 114.56 114.63 117.07 114.92 115.33 115.54 117.31 115.33115.33115.40115.43 115.54 116.21 117.02 119.81 119.84120.10 120.05 119.87 119.83 119.30 118.39119.14 118.48 115.51 117.96 118.21 115.39 115.96116.67 117.91 107.88 104.47105.13105.80106.46 10” DBH CORDYLINE AUSTRALIS - CABBAGE PALM 3’ RADIUS DRIPLINE 12” DBH CORDYLINE AUSTRALIS - CABBAGE PALM 3’6” RADIUS DRIPLINE 10” DBH PYRUS KAWAKAMII - EVERGREEN PEAR 7’ RADIUS DRIPLINE 102.48 6” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 16” DBH BETULA PENDULA - WHITE BIRCH 5’ RADIUS DRIPLINE T PROJECT NORTH 1 SITE PLAN - EXISTING SCALE: 1/8”=1’-0” 2 SITE PLAN - TREE REMOVAL SCALE: 1/8”=1’-0” 1445 ALVARADO AVE APN: 027-103-060 1441 ALVARADO AVE APN: 027-103-070 1435 ALVARADO AVE APN: 027-103-0802820 HILLSIDE DRAPN: 027-103-1402816 HILLSIDE DRAPN: 027-103-15016” DBH BETULA PENDULA - WHITE BIRCH 4’ RADIUS DRIPLINE 16” DBH BETULA PENDULA - WHITE BIRCH 6’ RADIUS DRIPLINE KEY NOTES: 2 1 EXISTING SIDEWALK EXISTING SIDEWALK LAWN STRIP 3 EXISTING EXTERIOR STONE WALL - 3’ HGT. 4 EXISTING METAL GATE 5 EXISTING DRIVEWAY - BRICK & CONCRETE EXISTING DRIVEWAY LEDGE - 10” HGT. EXISTING PLANTING EXISTING LAWN EXISTING FRONT STEPS EXISTING RAILING HOUSE - MAIN ENTRANCE EXISTING COVERED GAZEBO EXISTING SHORT ROCK WALL EXISTING FENCE 6 7 8 9 10 11 12 13 14 21” CIRCUNFERENCE AT 54” OVER NATURAL GRADE CORDYLINE AUSTRALIS - CABBAGE PALM 3’ RADIUS DRIPLINE 10” DBH PYRUS KAWAKAMII - EVERGREEN PEAR 7’ RADIUS DRIPLINE 102.48 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 48” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 5’ RADIUS DRIPLINE T PROJECT NORTH 1445 ALVARADO AVE APN: 027-103-060 1441 ALVARADO AVE APN: 027-103-070 1435 ALVARADO AVE APN: 027-103-0802820 HILLSIDE DRAPN: 027-103-1402816 HILLSIDE DRAPN: 027-103-1505” DBH FRUIT TREE 6’ RADIUS DRIPLINE 40” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 4’ RADIUS DRIPLINE 43 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 6’ RADIUS DRIPLINE LEGEND: EXISTING TREE TO BE REMOVED 4 3 1 5 6 7 8 9 2 10 11 12 13 14 1 2 3 4 5 5 6 7 7 7 7 CONCRETE SIDEYARD15 15 22 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE PYRUS KAWAKAMII - EVERGREEN PEAR 5’ RADIUS DRIPLINE 101.17 26” CIRCUNFERENCE AT 54” OVER NATURAL GRADE CORDYLINE AUSTRALIS - CABBAGE PALM 3’6” RADIUS DRIPLINE 6” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 6” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 6” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE ALVARADO AVEALVARADO AVE10 15 1 1 1 1 1 1 22 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE PYRUS KAWAKAMII - EVERGREEN PEAR 5’ RADIUS DRIPLINE 101.17 1 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE L.1 SITE PLAN - EXISTING PLANNING / DESIGN REVIEW RESUBMITTAL 02 FEBRUARY 2022 CARRIE FINLAY SHORES RESIDENTIAL ADDITION1441 ALVARADO AVE.BURLINGAME, CA 94010APN: 027-103-070MIKAYLA & ROBERT CAMERON 1441 ALVARADO AVE BURLINGAME, CA 94010 EMAIL: mikaylancameron@gmail.com 11-30-23 02/10/2022 MODIFICATIONS 1 xx/xx/xxxx MODIFICATIONS 2 102.89 103.08 102.88 103.13 103.13 109.11 103.03 102.90 101.86 101.54 101.38 101.55 101.01 101.01 100.34 100.39 100.98 101.23 99.76 100.35 100.49 100.63100.29 101.44101.55 117.80 112.62 111.23113.75114.29 115.06 113.97 113.19 113.94 THRESHOLD EL=117.59' 101.87 102.04 103.98 105.36 105.54 101.70102.25 117.07 116.60 114.38 113.78 112.57 111.26 110.95 107.48107.64109.57109.66 115.03 106.11 103.60 103.60 106.11 110.30 110.30 108.14 108.14 113.78 112.47 115.03 111.09 116.91 116.91 120.00 119.93 119.32 118.82 108.14 110.76 106.50 115.10 115.10 115.10 119.32 118.41119.32 106.11 115.35115.95 116.43 120.00 120.00 118.36 118.71 116.91 107.88 104.47105.13105.80106.46 103.07 GARAGE EL=103.15 103.05 105.48 104.07 116.91 xxx.xx xxx.xx 11% slope 2% slope2% slope 2% slope102.50 102.65 102.89 2% slope102.93 105.51 114.39 115.03 115.03 107.41 108.14 106.11 110.30 110.76 110.76 111.40 103.60 103.60 101.9 1 L.111L.10 1L.10 1 L.11 UPUPUPUPUPUPUPUP UP UP UP 1445 ALVARADO AVE APN: 027-103-060 1435 ALVARADO AVE APN: 027-103-0802820 HILLSIDE DRAPN: 027-103-1406” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 6” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 1 SITE PLAN - PROPOSED SCALE: 1/8”=1’-0” T PROJECT NORTH 10” DBH PYRUS KAWAKAMII - EVERGREEN PEAR 7’ RADIUS DRIPLINE 102.48 ALVARADO AVEUPUPUPUPUPUPUP1441 ALVARADO AVE APN: 027-103-070 PROPOSED WATER FEATURE PROPOSED PATHWAY PROPOSED PATIO PROPOSED BUILT-IN BENCH & FIRE PIT PROPOSED ARTIFICIAL LAWN - 716.4 sq ft PROPOSED STEPS PROPOSED HOT TUB. UNDER SEPARATE PERMIT KEY NOTES: EXISTING SIDEWALK EXISTING SIDEWALK PLANTING STRIP PROPOSED EXTERIOR WALL PROPOSED AUTOMATIC ELECTRIC SLIDING METAL GATE PROPOSED PERMEABLE DRIVEWAY CAR TURN-AROUND PROPOSED ENTRANCE GATE PROPOSED WALKWAY PROPOSED PLANTING PROPOSED TRASH ENCLOSURE - RECESSED IN WALL PROPOSED SECONDARY PATH PROPOSED ENTRANCE ARCH - MAIN WALKWAY ENTRANCE PATIO EXISTING MAIN ENTRANCE PROPOSED VERANDA LEGEND: EXISTING GRADE TO BE KEPT PROPOSED GRADE CONCRETE WALKWAYS & PATIOS- MATERIAL TO BE DECIDED STEP - SAME MATERIAL AS WALKWAY WALL - MATERIAL TO BE DECIDED ARTIFICIAL LAWN NOTES 1. LIVING SPACE within PROPERTY LINE: 3,160.06 sq ft 2. LIVING SPACE outside of PROPERTY LINE - STREET STRIP: 349.79 sq ft 3. TOTAL LIVING SPACE: 3,509.85 sq ft (MIN. 4 NON-FRUIT TREES) 4. EXISTING FENCES TO BE PRESERVED 4 1 8 9 12 2 3 5 6 7 10 16 1719 20 21 18 14 15 1 3 3 8 8 9 99 99 9 9 9 9 9 9 9 9 9 9 9 9 9 9 13 17 17 18 222816 HILLSIDE DRAPN: 027-103-150PROPOSED BENCH 23 FLAGSTONE SET IN GRAVEL 16 17 18 19 20 21 22 2 1 3 4 5 6 7 8 9 10 11 12 13 14 15 23 PROPOSED BUILT-IN BARBECUE. TO BE DESIGNED24 24 UP IRRIGATION BOXES25 25 25 UP 48” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 5’ RADIUS DRIPLINE 40” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 4’ RADIUS DRIPLINE 43 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 6’ RADIUS DRIPLINE 1 1 UP21 21 21 21 1 UP 21 9 9 9 9 9 9 1 1 1 1 1 10 1 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 13 2 ARCH REMOVED 2 PROPOSED CITRUS TREE 15 gal PROPOSED CITRUS TREE 15 gal PROPOSED LAGERSTROEMERIA X ’NATCHEZ’ 36” BOX PROPOSED LAGERSTROEMERIA X ’NATCHEZ’ 36” BOX PROPOSED LAGERSTROEMERIA X ’NATCHEZ’ 36” BOX PROPOSED OLEA EUROPAEA ’ARIZONA FRUITLESS MULTITRUNK 36” BOX PROPOSED OLEA EUROPAEA ’ARIZONA FRUITLESS MULTITRUNK 36” BOX 11 22 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE PYRUS KAWAKAMII - EVERGREEN PEAR 5’ RADIUS DRIPLINE 101.17 L.2 SITE PLAN - PROPOSED PLANNING / DESIGN REVIEW RESUBMITTAL 02 FEBRUARY 2022 CARRIE FINLAY SHORES RESIDENTIAL ADDITION1441 ALVARADO AVE.BURLINGAME, CA 94010APN: 027-103-070MIKAYLA & ROBERT CAMERON 1441 ALVARADO AVE BURLINGAME, CA 94010 EMAIL: mikaylancameron@gmail.com 11-30-23 02/10/2022 MODIFICATIONS 1 xx/xx/xxxx MODIFICATIONS 2 Street Garden Plant Type Symbol Scientific Name Common Name Mature Size Qty.Size WUCOLS* Tree Lagerstroemeria x ‘Natchez'Natchez Crape Myrtle 25’ H & 15’ W 2 24" Box L Shrub Rosmarinus officinalis 'Roman Beauty'Roman Beauty Rosemary 2-3' H & W 2 5 gal L Succulent Agave x 'Blue Glow'Blue Glow Agave 1-2' H & 2-3' W 14 5 gal L/VL Grass-like Leymus condensatus ‘Canyon Prince'Canyon Prince Lyme Grass 3-5’ H & W 5 5 gal L Lomandra longifolia 'Lime Tuff'Dwarf Mat Rush 2-3' H & W 6 5 gal L Vine Ficus pumila Creeping Fig Kept in wall within columns 6 5 gal M Front Yard Plant Type Symbol Scientific Name Common Name Mature Size Qty.Size WUCOLS* Tree Lagerstroemeria x ‘Natchez'Natchez Crape Myrtle 25’ H & 15’ W 1 36" Box L Olea europaea 'Arizona Fruitless' Multitrunk Multitrunk Arizona Fruitless Olive Kept at 12-15' H & W 6 36" Box VL Citrus x meyeri Meyer Lemon Kept at 8-10’ H & W 1 15 gal M Citrus x latifolia Bearss Lime Kept at 8-10’ H & W 1 15 gal M Shrub Olea europaea 'Little Ollie'Little Ollie Dwarf Olive 4-6' H & W 15 5 gal VL Rosmarinus officinalis 'Roman Beauty'Roman Beauty Rosemary 2-3' H & W 6 5 gal L Lavandula angustifolia 'Hidcote Giant'Hidcote Giant English Lavender 2-3' H & W 8 5 gal L Rosmarinus officinalis 'Huntington Carpet'Huntington Carpet Rosemary 1-2' H & 4-8' Cascading 12 5 gal L Westringia fruticosa ‘Morning Light'Morning Light Coast Rosemary 3-4’ H & 4-5’ W 7 5 gal L Succulent Agave x 'Blue Flame'Blue Flame Agave 2-5' H & W 8 5 gal L Grass-like Lomandra longifolia 'Lime Tuff'Dwarf Mat Rush 2-3' H & W 30 5 gal L Muhlenbergia dubia Pine Muhly 3’ H & W 11 1 gal L *WUCOLS IV CLASSIFCATION FOR BURLINGAME VL: VERY LOW L: LOW M: MODERATE H: HIGH UPUP1 PLANTING PLAN - FRONT YARD SCALE: 1/4”=1’-0” T PROJECT NORTH 10” DBH PYRUS KAWAKAMII - EVERGREEN PEAR 7’ RADIUS DRIPLINE 102.48 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE ALVARADO AVEUPUPUP UPUPUPLEGEND: MINI-MULCH - MIN 3” LAYER OVER WEED BARRIER GRAVEL or PEBBLES - MIN 3” LAYER OVER WEED BARRIER UP 1 22 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE PYRUS KAWAKAMII - EVERGREEN PEAR 5’ RADIUS DRIPLINE 101.17 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 2 2 L.3 PLANTING PLAN - FRONT YARD PLANNING / DESIGN REVIEW RESUBMITTAL 02 FEBRUARY 2022 CARRIE FINLAY SHORES RESIDENTIAL ADDITION1441 ALVARADO AVE.BURLINGAME, CA 94010APN: 027-103-070MIKAYLA & ROBERT CAMERON 1441 ALVARADO AVE BURLINGAME, CA 94010 EMAIL: mikaylancameron@gmail.com 11-30-23 02/10/2022 MODIFICATIONS 1 xx/xx/xxxx MODIFICATIONS 2 **FINAL SPECIES TO BE DECIDED BEFORE PLANTING *WUCOLS IV CLASSIFCATION FOR BURLINGAME VL: VERY LOW L: LOW M: MODERATE H: HIGH Plant Type Symbol Scientific Name Common Name Mature Size Qty.Size WUCOLS* Tree Olea europaea 'Arizona Fruitless' Multitrunk Multitrunk Arizona Fruitless Olive Kept at 12-15' H & W 1 36" Box VL Hedge Prunus caroliniana 'Bright 'N Tight'Bright 'N Tight Carolina Cherry Laurel Kept at 7' H, 5’ W & 2' D 23 15 gal L Shrub Cordyline australis ‘Pink Champagne'Pink and White Cabbage Palm 6’ H & 3-4’ W 3 15 gal L Rosmarinus officinalis 'Roman Beauty'Roman Beauty Rosemary 2-3' H & W 5 5 gal L Buxus x ‘Green Mountain’ - Globe Topiary Form Green Mountain Boxwood - Globe Topiary Form Kept at 3’ H & W 7 5 gal M Westringia fruticosa ‘Morning Light'Morning Light Coast Rosemary 3-4’ H & 4-5’ W 5 5 gal L Hydrangea macrophylla ‘Endless Summer’**Endless Summer Bigleaf Hydrangea**3-5’ H & W 4 5 gal M Hydrangea macrophylla ‘Pistachio’**Pistachio Bigleaf Hydrangea**3-5’ H & W 3 5 gal M Succulent Agave attenuata Fox Tail Agave 4' H & 6' W 19 5 gal L Grass-like Chondropetalum tectorum Cape Reed 3-5' H & W 10 5 gal L Lomandra longifolia 'Lime Tuff'Dwarf Mat Rush 2-3' H & W 37 5 gal L Leymus condensatus ‘Canyon Prince'Canyon Prince Lyme Grass 3-5’ H & W 4 5 gal L Muhlenbergia dubia Pine Muhly 3’ H & W 6 1 gal L Vine Jasminum nitidum Angelwing Jasmine 10-15' Climbing 9 5 gal L UPUP UP UP UP 1445 ALVARADO AVE APN: 027-103-060 1435 ALVARADO AVE APN: 027-103-0802820 HILLSIDE DRAPN: 027-103-1406” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 6” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 1 PLANTING PLAN - BACKYARD SCALE: 1/4”=1’-0” T PROJECT NORTHUPUPUPUP1441 ALVARADO AVE APN: 027-103-070 2816 HILLSIDE DRAPN: 027-103-150UPUPLEGEND: MINI-MULCH - MIN 3” LAYER OVER WEED BARRIER GRAVEL or PEBBLES - MIN 3” LAYER OVER WEED BARRIER UP 1 UP L.4 PLANTING PLAN - BACKYARD PLANNING / DESIGN REVIEW RESUBMITTAL 02 FEBRUARY 2022 CARRIE FINLAY SHORES RESIDENTIAL ADDITION1441 ALVARADO AVE.BURLINGAME, CA 94010APN: 027-103-070MIKAYLA & ROBERT CAMERON 1441 ALVARADO AVE BURLINGAME, CA 94010 EMAIL: mikaylancameron@gmail.com 11-30-23 02/10/2022 MODIFICATIONS 1 xx/xx/xxxx MODIFICATIONS 2 102.89 103.08 102.88 103.13 103.13 109.11 103.03 106.00 102.90 101.86 101.54 101.38 101.76 101.55 101.01 101.01 100.34 100.39 100.98 101.23 99.76 100.35 100.49 100.63100.29 101.44101.55 117.80 112.62 111.23113.75114.29 115.06 113.97 113.19 113.94 THRESHOLD EL=117.59' 101.87 102.04 103.98 105.36 105.54 101.70102.25 117.07 116.60 114.38 113.78 112.57 111.26 110.95 107.48107.64109.57109.66 115.03 106.11 106.11 110.30 110.30 108.14 108.14 113.78 112.47 115.03 111.09 116.91 116.91 120.00 119.93 119.32 118.82 108.14 110.76 115.10 115.10 115.10 119.32 118.41119.32 106.11 115.35115.95 116.43 120.00 120.00 118.36 118.71 116.91 107.88 104.47105.13105.80106.46 103.07 GARAGE EL=103.15 103.05 105.48 104.07 116.91 xxx.xx xxx.xx 11% slope 2% slope2% slope 2% slope102.50 102.65 102.89 2% slope102.93 105.51 114.39 115.03 115.03 107.41 108.14 106.11 110.30 110.76 110.76 111.40 103.60 103.60 106.50 103.60 103.60 101.9 1 L.111L.10 1L.10 1 L.11 UPUPUPUPUPUPUPUP UP UP UP 1445 ALVARADO AVE APN: 027-103-060 1435 ALVARADO AVE APN: 027-103-0802820 HILLSIDE DRAPN: 027-103-1406” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 6” DBH QUERCUS AGRIFOLIA COAST LIVE OAK 3’6” RADIUS DRIPLINE 1 SITE PLAN- PLANTERS AREAS SCALE: 1/8”=1’-0” T PROJECT NORTH 10” DBH PYRUS KAWAKAMII - EVERGREEN PEAR 7’ RADIUS DRIPLINE 102.48 ALVARADO AVEUPUPUPUPUPUPUP1441 ALVARADO AVE APN: 027-103-070 PROPOSED WATER FEATURE PROPOSED PATHWAY PROPOSED PATIO PROPOSED BUILT-IN BENCH & FIRE PIT PROPOSED ARTIFICIAL LAWN - 716.4 sq ft PROPOSED STEPS PROPOSED HOT TUB. UNDER SEPARATE PERMIT KEY NOTES: EXISTING SIDEWALK EXISTING SIDEWALK PLANTING STRIP PROPOSED EXTERIOR WALL PROPOSED PERMEABLE DRIVEWAY CAR TURN-AROUND PROPOSED ENTRANCE GATE PROPOSED WALKWAY PROPOSED PLANTING PROPOSED TRASH ENCLOSURE - RECESSED IN WALL ENTRANCE PATIO EXISTING MAIN ENTRANCE PROPOSED VERANDA LEGEND: EXISTING GRADE TO BE KEPT PROPOSED GRADE CONCRETE WALKWAYS & PATIOS- MATERIAL TO BE DECIDED STEP - SAME MATERIAL AS WALKWAY WALL - MATERIAL TO BE DECIDED ARTIFICIAL LAWN NOTES 1. LIVING SPACE within PROPERTY LINE: 3,160.06 sq ft 2. LIVING SPACE outside of PROPERTY LINE - STREET STRIP: 349.79 sq ft 3. TOTAL LIVING SPACE: 3,509.85 sq ft (MIN. 4 NON-FRUIT TREES) 4. EXISTING FENCES TO BE PRESERVED 4 1 8 9 2 3 5 7 10 16 1719 20 21 18 14 15 1 3 3 8 8 9 99 99 9 9 9 9 9 9 9 9 9 9 9 9 9 9 13 17 17 18 222816 HILLSIDE DRAPN: 027-103-150PROPOSED BENCH 23 FLAGSTONE SET IN GRAVEL 16 17 18 19 20 21 22 2 1 3 4 5 6 7 8 9 10 11 12 13 14 15 23 PROPOSED BUILT-IN BARBECUE. TO BE DESIGNED24 24 UP IRRIGATION BOXES25 25 25 UP 48” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 5’ RADIUS DRIPLINE 40” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 4’ RADIUS DRIPLINE 43 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE BETULA PENDULA - WHITE BIRCH 6’ RADIUS DRIPLINE 1 1 UP21 21 21 21 1 UP 21 9 22 1/2” CIRCUNFERENCE AT 54” OVER NATURAL GRADE PYRUS KAWAKAMII - EVERGREEN PEAR 5’ RADIUS DRIPLINE 101.17 9 9 9 9 9 GROUND PLANTING AREA More than 30” from EXISTING GRADE Less than 30” from PROPOSED ADJACENT GRADE TERRACED PLANTING AREA CONNECTED TO THE GROUND More than 30” from EXISTING GRADE More than 30” from PROPOSED ADJACENT DRIVEWAY TERRACED PLANTING AREA CONNECTED TO THE GROUND Less than 30” from EXISTING GRADE More than 30” from PROPOSED ADJACENT DRIVEWAY TERRACED PLANTING AREA CONNECTED TO THE GROUND More than 30” from EXISTING GRADE Less than 30” from PROPOSED ADJACENT PATIO TERRACED PLANTING AREA CONNECTED TO THE GROUND More than 30” from EXISTING GRADE Less than 30” from PROPOSED ADJACENT PATIO 5. PLANTING AREAS MORE THAN 30” FROM EXISTING GRADE or MORE THAN 30” FROM PROPOSED ADJACENT GRADE 5.1 MORE THAN 30” FROM EXISTING GRADE & LESS THAN 30” FROM PROPOSED ADJACENT GRADE: 84.0 sq ft 5.2 MORE THAN 30” FROM EXISTING GRADE & MORE THAN 30” FROM PROPOSED ADJACENT GRADE: 48.8 sq ft 5.3 LESS THAN 30” FROM EXISTING GRADE & MORE THAN 30” FROM PROPOSED ADJACENT GRADE: 69.5 sq ft 1 12 13 PROPOSED AUTOMATIC ELECTRIC SLIDING METAL GATE PROPOSED SECONDARY PATH PROPOSED ENTRANCE ARCH - MAIN WALKWAY 2 6 PROPOSED CITRUS TREE 15 gal PROPOSED CITRUS TREE 15 gal PROPOSED LAGERSTROEMERIA X ’NATCHEZ’ 36” BOX PROPOSED LAGERSTROEMERIA X ’NATCHEZ’ 36” BOX PROPOSED LAGERSTROEMERIA X ’NATCHEZ’ 36” BOX PROPOSED OLEA EUROPAEA ’ARIZONA FRUITLESS MULTITRUNK 36” BOX PROPOSED OLEA EUROPAEA ’ ARIZONA FRUITLESS MULTITRUNK 36” BOX 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 5” DBH FRUIT TREE 6’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 3” DBH FRUIT TREE 5’ RADIUS DRIPLINE 11 L.9 SITE PLAN- PLANTERS AREAS PLANNING / DESIGN REVIEW RESUBMITTAL 02 FEBRUARY 2022 CARRIE FINLAY SHORES RESIDENTIAL ADDITION1441 ALVARADO AVE.BURLINGAME, CA 94010APN: 027-103-070MIKAYLA & ROBERT CAMERON 1441 ALVARADO AVE BURLINGAME, CA 94010 EMAIL: mikaylancameron@gmail.com 11-30-23 02/10/2022 MODIFICATIONS 1 xx/xx/xxxx MODIFICATIONS 2 1 FRONT ELEVATION - PROPOSED SCALE: 1/4”=1’-0” KEY NOTES: STREET EXTERIOR WALL - 5’-0” MAX. HEIGHT STEPS TERRACES BACKYARD ENTRANCE WALL - NOT TO EXCEED 9’-0” FROM ADJACENT GRADE SIDE STEPS METAL RAILING SIDE YARD ENTRANCE WALL 2 1 3 4 5 6 7 8 1 4 2 2 NEIGHBORING EXTERIOR WALLS9 2 NEIGHBORING SECONDARY STONE WALL10 2 103’103’ 104’104’ 100’100’ 101’101’ 102’102’ 107’107’ 108’108’ 105’105’ 106’106’ 111’111’ 112’112’ 109’109’ 110’110’ 115’115’ 116’116’ 113’113’ 114’114’ 117’ 118’ 119’ 120’ 119’ 120’ 117’ 118’ 4 6 7 2 2 1 9 10 2 3 4 3 5 9 L.10 FRONT ELEVATION - PROPOSED PLANNING / DESIGN REVIEW RESUBMITTAL 02 FEBRUARY 2022 CARRIE FINLAY SHORES RESIDENTIAL ADDITION1441 ALVARADO AVE.BURLINGAME, CA 94010APN: 027-103-070MIKAYLA & ROBERT CAMERON 1441 ALVARADO AVE BURLINGAME, CA 94010 EMAIL: mikaylancameron@gmail.com 11-30-23 02/10/2022 MODIFICATIONS 1 xx/xx/xxxx MODIFICATIONS 2 103’103’ 104’104’ 101’101’ 102’102’ 107’107’ 108’108’ 105’105’ 106’106’ 111’111’ 112’112’ 109’109’ 110’110’ 115’115’ 116’116’ 113’113’ 114’114’ 117’117’ 120’120’ 121’121’ 118’118’ 119’119’ 1 SIDE ELEVATION - PROPOSED SCALE: 1/4”=1’-0” KEY NOTES: STREET EXTERIOR WALL STEPS TERRACES BACKYARD ENTRANCE WALL - NOT TO EXCEED 9’-0” FROM ADJACENT GRADE SIDE STEPS NORTHWEST TERRACES BENCH 2 1 3 4 5 6 7 8 2 5 6 1 3 4 4 4 4 3 NTE 5'-0"2 7 7 L.11 SIDE ELEVATION - PROPOSED PLANNING / DESIGN REVIEW RESUBMITTAL 02 FEBRUARY 2022 CARRIE FINLAY SHORES RESIDENTIAL ADDITION1441 ALVARADO AVE.BURLINGAME, CA 94010APN: 027-103-070MIKAYLA & ROBERT CAMERON 1441 ALVARADO AVE BURLINGAME, CA 94010 EMAIL: mikaylancameron@gmail.com 11-30-23 02/10/2022 MODIFICATIONS 1 xx/xx/xxxx MODIFICATIONS 2 3 3 3 3 38 P.C. ITEM # 7b MEMO TO : PLANNING COMMISSION FROM: PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION DATE: NOVEMBER 2, 2022 SUBJECT: VESTING TENTATIVE MAP - LOT COMBINATION OF 2.0009 ACRE PARCEL IN MAP ENTITLED "LOT MERGER, LANDS OF FOMIL WITH PORTIONS OF LANDS OF UNION PACIFIC RAILROAD COMPANY", FILED AUGUST 21, 1998 IN VOLUME 70 OF PARCEL MAPS, PAGE 75, PORTIONS OF PARCELS NO. 1 & 2 AS DESCRIBED IN DEED RECORDED FEBRUARY 16, 1956 AS DOCUMENT NO. 29175N, VOLUME 2970, PAGE 199, AND 2.81 ACRE PORTION OF LOT 1, BLOCK 1, MILLSDALE INDUSTRIAL PARK UNIT NO. 1 SUBDIVSION – 1855-1881 ROLLINS ROAD, PM 22-01 This application is to combine three (3) existing parcels at 1855-1881 Rollins Road for a new five-story, 420 multi-unit residential development with an above-grade parking garage. The applicant is proposing on-site improvements which requires this lot combination in order to meet the zoning code. The map application is complete and may be recommended to the City Council for approval subject to the following conditions: 1. A final parcel map for the lot combination must be filed by the applicant within the two- year time period as allowed by the Subdivision Map Act and the City’s Subdivision Ordinance. 2. The existing structure must be demolished before the map can be recorded. 3. All property corners shall be set in the field and be shown on the map. 4. The final map shall show the widths of the right-of-way for Rollins Road, Broderick Road and Adrian Road including the centerlines of right-of-way, bearings and distances of centerline and any existing monuments in the roadway. 5. Project shall dedicate public pedestrian access easements surrounding the project site. Ownership and maintenance shall remain with the development. 6. All sidewalk, curb and gutters shall be replaced with new. Page 2 of 2 7. No raised structures shall be constructed in the public right-of-way. 8. Permanent stormwater treatment measures and maintenance agreements are required. Agreements shall be recorded with the County prior to building permit sign-off. BKFENGINEERS255SHORELINEDRIVESUITE200REDWOODCITY,CA94065(650)482-6300www.bkf.comBKF Engineers, Thomas R. Morse, PE, LEED® AP 07/28/2022 07/28/2022 BKFENGINEERS255SHORELINEDRIVESUITE200REDWOODCITY,CA94065(650)482-6300www.bkf.com BKFENGINEERS255SHORELINEDRIVESUITE200REDWOODCITY,CA94065(650)482-6300www.bkf.com City of Burlingame Design Review Address: 740 Paloma Avenue Meeting Date: November 14, 2022 Request: Application for Design Review for a new, two-story single-unit dwelling and detached garage. Applicant: Dain Adamson, Thomas James Homes APN: 029-043-310 Architect: Bassenian Lagoni Lot Area: 7,447 SF Property Owner: SF21G, LLC (Thomas James Homes) Zoning: R-1 General Plan: Low Density Residential Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), which states that const ruction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single -family residences maybe constructed or converted under this exemption. Project Description: The subject property is an interior lot that contains an existing one-story single-unit dwelling and detached garage. The applicant is proposing to demolish all structures on the site and build a new, two-story single-unit dwelling and new detached one-car garage. The project proposes a total floor area of 3,674 SF (0.49 FAR) where 3,727 SF (0.50 FAR) is the maximum allowed (includes 58 SF front porch exemption). The new dwelling would contain four bedrooms (proposed den on the first floor does not count as a bedroom ). Two parking spaces, one of which must be covered, are required for a four-bedroom house. The new detached garage measures 11’-0” x 20’-6” (clear interior dimensions) and provides the required covered parking for the four-bedroom house; one uncovered parking space (9’ x 18’) is provided in the driveway. On May 31, 2022, a tree removal permit was approved by the City Arborist to remove six (6) protected-size trees due to poor health and/or structural i ssues. Six (6) new 24-inch box landscape trees are required and proposed to replace the removal of these existing trees (see Planting Plan on sheet L4.1). A Certified Arborist Report, prepared by HMH, dated March 24, 2022, is included in the attachments for reference. The applicant is requesting the following application:  Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020 (C)(1)(a)). 740 Paloma Avenue Lot Area: 7,447 SF Plans date stamped: November 4, 2022 PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): 15’-0” 27’-8” 15’-0” (block average) 20’-0” Side Setbacks (left): (right): 4’-0” 11’-3” 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 33’-3” 38’-2” 15'-0" 20'-0" Item No. 8a Regular Action Item Design Review 740 Paloma Avenue -2- PROPOSED ALLOWED/REQUIRED Lot Coverage: 2,283 SF 30.7% 2,979 SF 40% FAR: 3,674 SF 0.49 FAR 3,727 SF 1 0.50 FAR # of bedrooms: 4 --- Off Street Parking: 1 covered (11’ x 20’-6” clear interior dimensions) 1 uncovered (9' x 18') 1 covered (10' x 18') 1 uncovered (9' x 18') Building Height: 29’-8” 30'-0" Declining Height Envelope: complies C.S. 25.26.075 1 (0.32 x 7,447 SF) + 1,100 SF + 244 SF = 3,727 SF (0.50 FAR) Summary of Proposed Exterior Materials:  Windows: fiberglass  Doors: fiberglass  Siding: cementitious siding (6”), cementitious shing les, cementitious trim/corner board (5.5”)  Roof: composition shingle  Other: stone veneer porch base, wood corbels, brick trim Staff Comments: None. Design Review Study Meeting: At the Planning Commission Design Review Study meeting on September 26, 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 September 26, 2022 Planning Commission Minutes). The applicant submitted a response letter and revised plans, dated November 4, 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). Staff would note that the previously requested application for a Minor Use Permit for the plate height at the detached garage has been eliminated by lowering the plate height to 9’-0” to comply (9’-8” previously proposed). 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, inclu ding accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and Design Review 740 Paloma Avenue -3- 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review C riteria 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 developmen t; 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 new 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 dwelling is consistent with the design guideline s; that the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring properties, and that architectural details, such as the fiberglass doors and windows, cementitious siding, gable roofs, front porch and columns, and front landscaping are compatible with the 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 , building 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. Planning Commission Action: The Planning Commission should conduct a public heari ng 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 November 4, 2022, sheets A0.0 through A5.0, L1.1 through L5.1, 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 Plann ing 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; Design Review 740 Paloma Avenue -4- 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 r emain 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 Reduc tion 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 proper ty; 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectur al 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; 13. 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 14. 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 Design Review 740 Paloma Avenue -5- c. Dain Adamson, Thomas James Homes, applicant Bassenian Lagoni, architect SF21G, LLC (Thomas James Homes), property owner Attachments: September 26, 2022 Planning Commission Minutes Applicant’s Letter of Response, dated November 4, 2022 Project Application Applicant’s Letter of Explanation, dated April 1, 2022 Certified Arborist Report, prepared by HMH, dated March 24, 2022 Tree Removal Permit, dated May 31, 2022 Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed November 4, 2022 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, September 26, 2022 a.740 Paloma Avenue, zoned R-1 - Application for Design Review for a new, two -story single-unit dwelling and detached garage and Minor Use Permit for plate height of new detached garage. (Dain Adamson, Thomas James Homes, applicant; Bassenian Lagoni, architect; SF21G, LLC, Thomas James Homes, property owner) (112 noticed) Staff Contact: 'Amelia Kolokihakaufisi 740 Paloma Ave - Staff Report 740 Paloma Ave - Attachments 740 Paloma Ave - Plans Attachments: All Commissioners have visited the project site. Commissioner Comaroto was recused in this item. Senior Planner Lewit provided an overview of the staff report. Acting Chair Pfaff opened the public hearing. Ana Falver, designer, represented the applicant and answered questions about the application. Public Comments: >There were no public comments. Acting Chair Pfaff closed the public hearing. Commission Discussion/Direction: > Concerned about the elongated windows on the right and left side elevations. Consider a lower header height. > The main door looks really narrow. Consider a wider door with one sidelite. > Suggests to use the same paint color on the wood siding and the corner trims. >Overall, it has good massing and scale. The windows are a little big and when the applicant eventually talks to both neighbors on the sides, they will find the windows a little big. The scale works pretty well. >On the driveway side, it’s a big two-story elevation without a lot of help on it. It could use a little bit of design help to break up the mass there. Whether it is a belly band or some other kind of trim piece that will help break up that siding would be a good solution. >Not hearing a convincing reason why a minor use permit should be granted on the garage for the plate height. We don’t really get garage plate height exception requests, so I don ’t think our rules are all that stringent. I am not sure I see a compelling reason to grant that variance. >Overall, it has a pretty good set of drawings and the design works for me. I appreciate that quite a bit of effort was put into the landscape and trying to make the whole property sync, which that particular piece of property could use quite a bit. >Concern with some of the window sizes. Also concerned about the side elevation. Overall, would like to see a little bit more articulation on the rear and the side elevations. The front looks okay other than the second floor windows looking a bit squashed because the second floor is being pushed back so far. I realize they are working on stock floor plans. There are other opportunities to change the location of the Page 1City of Burlingame September 26, 2022Planning Commission Meeting Minutes stairwell so the front can be improved but it is not a deal breaker. I don ’t really like how the elevations look with the overhang, unless that is the intent to provide a covered patio space. It feels flat, tall and heavy over the back patio doors. >Also don’t see a very good explanation or reason to have the Minor Use Permit apply to this garage to increase plate height. If they wanted some additional height inside the garage they can certainly frame it so that they can have a volume ceiling. I can’t really see any justification for the Minor Use Permit. >When we see the other two projects being proposed by the same applicant later in the meeting, my concern is these are cookie -cutter standard floor plans that they are making slight differences to. I just worry about that in Burlingame. If they are successful and have another 20 homes like these going up then suddenly we would look like a tract home community and not Burlingame where it is really custom homes designed for homeowners. >I am a little bit nervous about approving the three projects they are presenting tonight without setting a precedent because they have several other homes in Burlingame that they are bringing into the table. I don’t like the cookie cutter mentality. I don ’t necessarily dislike the design here, the Craftsman style is consistent with several homes we see, I just don ’t want to see twenty of them go up in Burlingame. I would like to see some differences there. There is a business model here predicated by homeowners buying their lots prior to the homes being built. But in Burlingame we don ’t see this happening as much. I’d rather challenge them more to give us some unique designs. >When I looked at all three applications I was not happy. With the design on its own, if I ignore the other two, I feel that it sits in its own lot pretty well. I won ’t have the same sentiment going forward. My fellow commissioners’ comments are good, but probably just on the next two projects that we need to help them guide. >Some comments were made this evening to help them make it less track home -like. It would be really great if we can see those looked at; the windows, the belly band and just some detailing. It would be really nice to have some unique features for each home. Commissioner Schmid made a motion, seconded by Commissioner Horan, to place the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye:Horan, Lowenthal, Pfaff, Schmid, and Tse5 - Absent:Gaul1 - Recused:Comaroto1 - Page 2City of Burlingame THOMAS JAMES HOMES 255 Shoreline Dr Suite 428, Redwood City, CA 94065 November 4, 2022 TO: Amelia Kolokihakaufisi Planning Division CITY OF BURLINGAME 501 Primrose Road, Burlingame, CA 94010 (650) 558- 7250 CC: Project: 740 Paloma Ave (APN: 029-043-310) Dear City of Burlingame, Thomas James Homes has addressed the comments and concerns from the planning commission meeting on September 26th, 2022. Please see our list of changes noted below and resubmittal for planning commission action on November 14th. Summary of Comments/Main Concerns: 1. Minor Use Permit for garage plate height not approvable · Minor Use Permit removed from application and detached garage plate height dropped to 9’-0” from grade. 2. Windows look squashed, pushed up against eaves. Would like windows shorter. · Window plate heights dropped to 7’-0” to provide relief at eaves. 3. Front entry door looks narrow, consider only one sidelight · Front porch increased in width to provide larger entry to door and flanking sidelights 4. Consider reducing rear overhang by shifting massing and bring second floor forward · Massing reduced at rear elevation by rotating roof and extending shed roof over rear entry and porch. 5. Concerned about the look of corner boards if different color from siding color – makes house look like a tract home. · Corner boards revised to match body color 6. Good mass and scale but the windows are big · Windows reduced in size with plate height drop, provided they meet egress conditions 7. Break up mass along right side of elevation with either a belly band or trim piece to break up siding. · Belly band added to break up siding at right elevation 8. Rear and side elevations need more articulation. THOMAS JAMES HOMES 255 Shoreline Dr Suite 428, Redwood City, CA 94065 · Rear elevation articulation added with rotation of roof and extension of eave over rear porch. Side elevation articulation added by introducing gables on right side to break up two story mass, and left side shed at first floor. The following have been resubmitted. If there is anything specific missing, please contact: Anna Felver afelver@tjhusa.com 650-402-3024.  Full Plan Set 3  Letter of Response to Planning Commission Sincerely, Anna Felver Planning Manager | Thomas James Homes Thomas James Homes 255 Shoreline Drive Suite 428 Redwood City, CA 94065 740 Paloma Avenue Letter of Explanation Job No. 918-21316 April 1st, 2022 The proposed home at 740 Paloma Avenue is designed with the Craftsman style, a product of the historic Arts and Crafts movement. This style is known for its low-pitched gabled roofs, exaggerated eave overhangs, and wooden elements. Other key elements will include large front porches, shingle sidings and tapered columns. The proposed design helps compliment the current pattern of Craftsman style homes on the street as well as balance with the historically Spanish styled homes. This home blends with the current neighborhood aesthetic, using an efficient footprint and low pitched roof to minimize the impact of the new construction on the street. To maintain the atmosphere accustomed to by neighboring homes this style uses materials and design details to mimic those of adjacent homes. To further protect the privacy of the homebuyer and neighbors, much effort has been placed to locate windows and doors inward to the site and reducing the size of those windows facing the adjacent homes. CERTIFIED ARBORIST REPORT September 22, 2021 Rev. March 24, 2022 5985.40 PROJECT 740 Paloma Ave. Burlingame, CA PREPARED FOR Thomas James Homes PREPARED BY HMH 1570 Oakland Road San Jose, CA 95131 William Sowa ISA Certified Arborist #WE-12270A TABLE OF CONTENTS Page Table of Contents 1 Introduction and Overview 2 Methodology 2 Summary of Findings 2 Table 1 - Tree Quantity Summary 3 Table 2 - Tree Evaluation Summary 4 General Observations and Recommendations 6 Recommendations for Tree Protection During Construction 16 Maintenance Recommendations for Trees to Remain 17 Terms and Conditions 19 Exhibit A – Existing Tree Map 20 Tree Photographs 21 HMH 1 of 25 03/24/2022 INTRODUCTION AND OVERVIEW HMH was contracted to complete a survey, assessment and arborist report for trees located within the limit of work illustrated on Exhibit A. The project site encompasses one residential lot totaling approximately .15 acres. The site is surrounded by single-family homes with Paloma Avenue along the west of the site. Our scope of services includes locating, measuring DBH, assessing, and photographing the condition of all trees within the limit of work. Disposition and health recommendations are based on current site conditions. Site development/design may affect the preservation suitability. METHODOLOGY Our tree survey work is a deliberate and systematic methodology for cataloging trees on site: 1. Identify each tree species. 2. Note each tree’s location on a site map. 3. Measure each trunk circumference at 48” above grade per ISA standards for trees six inches or greater. 4. Evaluate the health and structure of each tree using the following numerical standard: 5 - A healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species. 4 - A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. 3 - A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care. 2 - A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. 1 - A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated. 0 - Tree is dead. SUMMARY OF FINDINGS HMH conducted a tree inventory of 18 trees located within the limit of work outlined in Exhibit A. Seven (7) of the trees inventoried is classified as protected tree under the City of Burlingame Urban Reforestation and Tree Protection Ordinance. A protected tree is: Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; or A stand of trees in which the director has determined each tree is dependent upon the others for survival. Table 1 - Tree Quantity Summary summarizes tree quantities by both species and size. Each species that was inventoried as part of this scope is included. This is a useful tool for analyzing the mixture of trees as part of the project. The size table is useful when calculating mitigation requirements in the case of tree removal as well as aiding in determining tree maturity. Table 2 - Tree Evaluation Summary lists each tree number, botanical name, common name, DBH, circumference, ordinance trees, health rating, preservation suitability, general notes and observations and recommendations. HMH 2 of 25 03/24/2022 Species Quantity % of Site Acacia melanoxylon 1 6% Citrus spp.1 6% Crataegus monogyna 2 11% Ligustrum lucidum 1 6% Liquidambar styraciflua 2 11% Pinus jeffreyi 1 6% Pittosporum undulatum 3 17% Prunus cerasifera 2 11% Pyrus spp.1 6% Quercus spp.1 6% Schinus terebinthifolia 2 11% Washingtonia spp.1 6% Total Trees 18 100% TABLE 1 - TREE QUANTITY SUMMARY Tree Quantity by Species HMH 3 of 25 03/24/2022 Suitability for Preservation is based on the following Health Rating 5 4 3 2 1 0 Abbreviations and Definitions CD Codominant branches CDB Dieback in Crown CR Crowded D Decline DBH Diameter at Breast Height EG Epicormic Growth EH Exposed Heartwood H Hazardous HD Headed IB Included Bark LC Low crotch LN Leaning Tree ML Multiple Leaders PT Phototropism S Suckers SD Structural Defects SE Severe SL Slight SR Surface Roots ST Stress WU Weak Union Protected Tree Tree is dead. Multiple central leaders originating below the DBH measurement site. Tree is bounded closely by one or more of the following: structure, tree, Etc. Naturally or secondary conditions including cavities, poor branch attachments, cracks, or decayed wood in any part of the tree that may contribute to structural failure. Structural defect where bark is included between the branch attachment so the wood can't join. Such defect can have a higher probability of failure. Condition where branches in the tree crown die from the tips toward the center. Watersprouting on trunk and main leaders. Typically indicative of tree stress. Measurement of tree diameter in inches. Measurement height varies by City and is noted above. TABLE 2 - TREE EVALUATION SUMMARY Prepared By: William Sowa ISA Certified Arborist WE-12270A A healthy, vigorous tree, reasonably free of disease, with good structure and form typical of the species. A tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. A tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that may that might be mitigated with care. Good - Trees with good health and structural stability that have the potential for longevity at the site. Moderate - Trees in somewhat declining health and/or exhibits structural defects that cannot be abated with treatment. Trees will require more intense management and will have a shorter lifespan than those in the 'Good' category. Poor - Trees in poor health or with significant structural defects that cannot be mitigated. Tree is expected to decline, regardless of treatment. Date of Evaluation: 8/17/2021 DBH MEASUREMENT HEIGHT: 48" A tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. Any tree with a circumference of forty-eight (48) inches or more when measured fifty-four (54) inches above natural grade; or A tree or stand of trees so designated by the city council based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance, or other factor; or A stand of trees in which the director has determined each tree is dependent upon the others for survival. Weak union or fork in tree branching structure. A tree in severe decline, dieback of scaffold branches and or trunk, mostly epicormic growth; extensive structural defects that cannot be abated. Shoot arising from the roots. A tree that in it's current condition, presents a hazard. Forked branches nearly the same size in diameter, arising from a common junction an lacking a normal branch union. Tree shows obvious signs of decline, which may be indicative of the presence of multiple biotic and abiotic disorders. Tree exhibits phototropic growth habits. Reduced trunk taper, misshapen trunk and canopy growth are examples of this growth habit. Exposure of the tree's heartwood is typically seen as an open wound that leaves a tree more susceptible to pathogens, disease or infection. Roots visible at finished grade. Environmental factor inhibiting regular tree growth. Includes drought, salty soils, nitrogen and other nutrient deficiencies in the soil. Poor pruning practice of cutting back branches. Often practiced under utility lines to limit tree height. Tree leaning, see notes for severity. More than one upright primary stem Indicates the severity of the following term. Indicates the mildness of the following term. HMH 4 of 25 03/24/2022 TREE # BOTANICAL NAME COMMON NAME DBH (INCHES) CIRCUMFERENCE (INCHES) PROTECTED TREE HEALTH PRESERVATION SUITABILITY REMOVE OR RETAIN NOTES 1 Prunus cerasifera Purple Leaf Plum 1.2 4 NO 3 Moderate Retain Street Tree, new tree 2 Prunus cerasifera Purple Leaf Plum 1.0 3 NO 3 Moderate Retain Street Tree, new tree 3 Schinus terebinthifolia Brazilian Pepper 12, 6, 11, 5 107 YES 3 Poor Remove - Health CR powerlines, Multi-trunk, SR - girdling, pushing up sidewalk, SD 4 Schinus terebinthifolia Brazilian Pepper 28.4 89 YES 3 Moderate Remove - Development CR powerlines, ST, termites 5 Crataegus monogyna Hawthorn 7.7 24 NO 3 Poor Remove - Health/Development LN, CR by #7 6 Crataegus monogyna Hawthorn 3, 2.2 16 NO 2 Poor Remove - Health/Development LN, Multi-trunk 7 Acacia melanoxylon Blackwood Acacia 17.2 54 YES 3 Poor Remove - Health/Development SE CR #8 8 Washingtonia spp.Fan Palm 8.7 27 NO 3 Poor Remove - Health/Development SE CR #7 9 Ligustrum lucidum Glossy Privet 6.4 20 NO 3 Poor Remove - Health/Development CR neighbor's house 10 Pittosporum undulatum Victorian Box 5.5, 3.7 29 NO 3 Moderate Remove - Development 11 Pinus jeffreyi Jeffrey Pine 24.8 78 YES 3 Moderate Remove - Development ST, CR neighbor's house, gall 12 Pyrus spp.Pear 8, 5.5, 7.4, 5, 4.7 96 YES 0 Poor Remove - Health Dead 13 Pittosporum undulatum Victorian Box 6, 3.7, 3, 2 46 NO 2 Poor Remove - Health ST, CDB 14 Pittosporum undulatum Victorian Box 3, 2 16 NO 3 Moderate Remove - Development CD 15 Liquidambar styraciflua Sweetgum 7,8 47 NO 3 Moderate Remove - Development Sap leaking 16 Citrus spp.Citrus 1.8, 2.5, 2 20 NO 3 Moderate Remove - Development 17 Liquidambar styraciflua Sweetgum 16.3 51 YES 2 Poor Remove - Health/Development CR fence, SE sap leak 18 Quercus spp.Oak 18.7 59 YES 2 Poor Retain CR house and fence, IB HMH 5 of 25 03/24/2022 GENERAL OBSERVATIONS AND RECOMMENDATIONS Species: Acacia melanoxylon (Blackwood Acacia) Tree number 7 Quantity: 1 Observations / Recommendations: The Blackwood Acacia is severely crowded next to a fan palm. Because of this crowding, it doesn’t appear to have developed a proper trunk taper, which could lead to structural failure. Blackwood Acacias are considered somewhat invasive due to their prolific self-seeding and regrowth from root fragments. It is recommended that this tree is removed. Blackwood Acacia and Fan Palm crowding HMH 6 of 25 03/24/2022 Species: Citrus spp. (Citrus) Tree number 16 Quantity: 1 Observations / Recommendations: This citrus tree is in moderate shape and moderate health. It appears to have a crowded branching structure, so structural pruning would benefit this tree. A routine feeding regiment with an all-purpose citrus fertilizer and supplemental irrigation is recommended as well. Species: Crataegus spp. (Hawthorn) Tree #5 (on the left) and Tree #6 (on the right) Tree numbers 5 & 6 Quantity: 2 Observations / Recommendations: Trees #5 and #6 are in moderate shape and health. They appear to either be volunteers or a single tree growing from a common source underground. The trees are crowded at the base by each other, but as they got taller, they started growing leaning away from each other. Hawthorns are considered invasive because of their prolific self-seeding. It is recommended that these trees are removed. HMH 7 of 25 03/24/2022 Species: Ligustrum lucidum (Glossy Privet) Tree Number 9 Quantity:1 Observations / Recommendations: The Glossy Privet is in poor shape and condition. It appears to have been planted as a hedge and has grown lanky and tall searching for light. It is growing next to a fence and very close to the neighbor’s house. Because of the crowded location it has grown, the tree lacks proper structure and form. This tree is considered invasive and reseeds and produces suckers freely and can crowd out other plants quickly. This tree is a candidate for removal. HMH 8 of 25 03/24/2022 Species: Liquidambar styriciflua (Sweetgum) Tree 15 Tree Numbers 15 & 17 Quantity:2 Observations / Recommendations: Tree #15 is in moderate health and condition. There is some sap leakage on the trunk which can be a sign of an infection, but it is not a large amount. Tree #17 is a large specimen, but is leaking large amounts of sap, which is usually a sign of an infection and poor health. It can sometimes take a tree many years to decline and die after an infection. This tree is recommended for removal. Tree #17 Tree #17 sap leaking HMH 9 of 25 03/24/2022 Species: Pinus jeffreyi (Jeffrey Pine) Tree Number 11 Quantity:1 Observations / Recommendations: The Jeffrey Pine is a large specimen that is in moderate health. The tree is showing signs of stress. It has a large gall and it is close to the property fence and neighbor’s house. The branch with the gall should be pruned as well as an overall structural pruning. Supplemental irrigation would benefit this tree as well. HMH 10 of 25 03/24/2022 Species: Pittosporum undulatum (Victorian Box) Tree #10 Tree Numbers 10, 13, & 14 Quantity:3 Observations / Recommendations: Victorian Box is on the watch list of having the potential to be an invasive species in California. Tree #10 is in moderate shape and health. It appears to have been planted as a hedge and has grown leggy and sparce searching for light. Tree #13 is in poor health and shape. It is showing signs of stress and crown die back. It is not thriving in the shaded location. There is a large tree on the neighboring property that is shading it. This tree is a candidate for removal. Tree #14 is in moderate health. It does have 2 codominant trunks which weakens the overall structural integrity of the tree . Tree #13 Tree #14 HMH 11 of 25 03/24/2022 Species: Prunus cerasifera (Purple Leaf Plum) Tree Numbers 1 & 2 Quantity:2 Observations / Recommendations: These Purple Leaf Plums are street trees. Tree #1 and #2 are both in moderate shape and health. They are both growing under powerlines, but they typically aren’t very tall trees, therefore it shouldn’t be a problem. They are both growing underneath the nearby Brazilian Pepper tree and are in shade. Their condition should improve if Tree #3 is removed. Tree #1 Tree #2 Species: Pyrus spp. (Pear) Tree Number 12 Quantity:1 Observations / Recommendations: This tree is dead and should be removed. HMH 12 of 25 03/24/2022 Species: Quercus spp. (Oak) Tree Number 18 Quantity:1 Observations / Recommendations: This oak tree is crowded between the house and the property fence. It is has more than one branch attachment which has included bark. Included bark weakens the attachment of the branches and increases the probability of failure. The location of these attachments fairly low on the tree increases the probability of failure. It is recommended that this tree is removed. Examples of included bark: HMH 13 of 25 03/24/2022 Species: Schinus terebinthifolia (Brazilian Pepper) Tree Numbers 3 &4 Quantity:2 Observations / Recommendations: Brazilian Peppers are considered invasive in California. If a tree is removed, the tree roots must also be removed or killed and seedlings must be removed for at least 3 years. Tree #3 is crowded by the powerlines, the surface roots are girdling, which can cut off the tree from receiving sufficient water and nutrients. The roots are also pushing up the sidewalk which can result in a dangerous situation. The tree’s branching structure is very confused and crisscrosses itself, which is typical of the species. It is recommended that this tree is removed. Tree #4 is in moderate condition and shape, showing some signs of stress. It does have surface roots, which would make grading around it difficult as well as signs of a possible termite infestation. Because of the invasive nature of Brazilian Peppers, this tree is a candidate for removal as well. Tree #3 Tree #3 branching structure Tree #4 HMH 14 of 25 03/24/2022 Species: Washingtonia spp. (Fan Palm) Tree Number 8 Quantity:1 Observations / Recommendations: The Fan Palm is severely crowded by the Acacia. It is not structurally sound because of this crowding and is recommended for removal. HMH 15 of 25 03/24/2022 RECOMMENDATIONS FOR TREE PROTECTION DURING CONSTRUCTION Site preparation: All existing trees shall be fenced off 10’ beyond the outside the drip line (foliar spread) of the tree. Alternatively, where this is not feasible, fence to the drip line of the tree. Where fencing is not possible, the trunk shall be protected straw waddle and orange snow fencing. The fence should be a minimum of six feet high, made of pig wire with steel stakes or any material superior in quality, such as cyclone fencing. Tree protection zone sign shall be affixed to fencing at appropriate intervals as determined by the arborist on site. If the fence is within the drip line of the trees, the foliar fringe shall be raised to offset the chance of limb breakage from construction equipment encroaching within the drip line. All contractors, subcontractors and other personnel shall be warned that encroachment within the fenced area is forbidden without the consent of the certified arborist on the job. This includes, but is not limited to, storage of lumber and other materials, disposal of paints, solvents or other noxious materials, parked cars, grading equipment or other heavy equipment. Penalties, based on the cost of remedial repairs and the evaluation guide published by the international society of arboriculture, shall be assessed for damages to the trees. See tree preservation detail for additional information, including tree protection zone sign. Grading/excavating: All grading plans that specify grading within the drip line of any tree, or within the distance from the trunk as outlined in the site preparation section above when said distance is outside the drip line, shall first be reviewed by a certified arborist. Provisions for aeration, drainage, pruning, tunneling beneath roots, root pruning or other necessary actions to protect the trees shall be outlined by an arborist. If trenching is necessary within the area as described above, said trenching shall be undertaken by hand labor and dug directly beneath the drip line of the tree. All roots 2 inches or larger shall be tunneled under and other roots shall be cut smoothly to the trunk side of the trench. The trunk side should be draped immediately with two layers of untreated burlap to a depth of 3 feet from the surface. The burlap shall be soaked nightly and left in place until the trench is back filled to the original level. An arborist shall examine the trench prior to back filling to ascertain the number and size of roots cut, so as to suggest the necessary remedial repairs. Remedial repairs: An arborist shall have the responsibility of observing all ongoing activities that may affect the trees, and prescribing necessary remedial work to ensure the health and stability of the trees. This includes, but is not limited to, all arborist activities brought out in the previous sections. In addition, pruning, as outlined in the "pruning standards" of the western chapter of the International Society of Arboriculture, shall be prescribed as necessary. Fertilizing, aeration, irrigation, pest control and other activities shall be prescribed according to the tree needs, local site requirements, and state agricultural pest control laws. All specifications shall be in writing. For pest control operations, consult the local county agricultural commissioner's office for individuals licensed as pest control advisors or pest control operators. Final inspection: Upon completion of the project, the arborist shall review all work undertaken that may impact the existing trees. Special attention shall be given to cuts and fills, compacting, drainage, pruning and future remedial work. An arborist should submit a final report in writing outlining the ongoing remedial care following the final inspection. HMH 16 of 25 03/24/2022 MAINTENANCE RECOMMENDATIONS FOR TREES TO REMAIN Regular maintenance, designed to promote plant health and vigor, ensures longevity of existing trees. Regular inspections and the necessary follow-up care of mulching, fertilizing, and pruning, can detect problems and correct them before they become damaging or fatal. Tree Inspection: Regular inspections of mature trees at least once a year can prevent or reduce the severity of future disease, insect, and environmental problems. During tree inspection, four characteristics of tree vigor should be examined: new leaves or buds, leaf size, twig growth, and absence of crown dieback (gradual death of the upper part of the tree). A reduction in the extension of shoots (new growing parts), such as buds or new leaves, is a fairly reliable cue that the tree’s health has recently changed. Growth of the shoots over the past three years may be compared to determine whether there is a reduction in the tree’s typical growth pattern. Further signs of poor tree health are trunk decay, crown dieback, or both. These symptoms often indicate problems that began several years before. Loose bark or deformed growths, such as trunk conks (mushrooms), are common signs of stem decay. Any abnormalities found during these inspections, including insect activity and spotted, deformed, discolored, or dead leaves and twigs, should be noted and observed closely. Mulching: Mulch, or decomposed organic material, placed over the root zone of a tree reduces environmental stress by providing a root environment that is cooler and contains more moisture than the surrounding soil. Mulch can also prevent mechanical damage by keeping machines such as lawn mowers and string trimmers away from the tree’s base. Furthermore, mulch reduces competition from surrounding weeds and turf. To be most effective, mulch should be placed 2 to 4 inches deep and cover the entire root system, which may be as far as 2 or 3 times the diameter of the branch spread of the tree. If the area and activities happening around the tree do not permit the entire area to be mulched, it is recommended that as much of the area under the drip line of the tree is mulched as possible. When placing mulch, care should be taken not to cover the actual trunk of the tree. This mulch-free area, 1 to 2 inches wide at the base, is sufficient to avoid moist bark conditions and prevent trunk decay. An organic mulch layer 2 to 4 inches deep of loosely packed shredded leaves, pine straw, peat moss, or composted wood chips is adequate. Plastic should not be used as it interferes with the exchange of gases between soil and air, which inhibits root growth. Thicker mulch layers, 5 to 6 inches deep or greater, may also inhibit gas exchange. Fertilization: Trees require certain nutrients (essential elements) to function and grow. Urban landscape trees may be growing in soils that do not contain sufficient available nutrients for satisfactory growth and development. In certain situations, it may be necessary to fertilize to improve plant vigor. Fertilizing a tree can improve growth; however, if fertilizer is not applied wisely, it may not benefit the tree at all and may even adversely affect the tree. Mature trees making satisfactory growth may not require fertilization. When considering supplemental fertilizer, it is important to consider nutrients deficiencies and how and when to amend the deficiencies. Soil conditions, especially pH and organic matter content, vary greatly, making the proper selection and use of fertilizer a somewhat complex process. To that end, it is recommended that the soil be tested for nutrient content. A soil testing laboratory and can give advice on application rates, timing, and the best blend of fertilizer for each tree and other landscape plants on site. Mature trees have expansive root systems that extend from 2 to 3 times the size of the leaf canopy. A major portion of actively growing roots is located outside the tree’s drip line. Understanding the actual size and extent of a tree’s root system before applying fertilizer is paramount to determine quantity, type and rate at which to best apply fertilizer. Always follow manufacturer recommendations for use and application. HMH 17 of 25 03/24/2022 Pruning: Pruning is often desirable or necessary to remove dead, diseased, or insect-infested branches and to improve tree structure, enhance vigor, or maintain safety. Because each cut has the potential to change the growth of (or cause damage to) a tree, no branch should be removed without reason. Removing foliage from a tree has two distinct effects on growth: (1) it reduces photosynthesis and, (2) it may reduce overall growth. Pruning should always be performed sparingly. Caution must be taken not to over-prune as a tree may not be able to gather and process enough sunlight to survive. Pruning mature trees may require special equipment, training, and experience. Arborists are equipped to provide a variety of services to assist in performing the job safely and reducing risk of personal injury and property damage (See also ANSI A300 Part 1 Pruning Standards- https://www.tcia.org). Removal: There are circumstances when removal is necessary. An arborist can help decide whether or not a tree should be removed. Professionally trained arborists have the skills and equipment to safely and efficiently remove trees. Removal is recommended when a tree: (1) is dead, dying, or considered irreparably hazardous; (2) is causing an obstruction or is crowding and causing harm to other trees and the situation is impossible to correct through pruning; (3) is to be replaced by a more suitable specimen, and; (4) should be removed to allow for construction. Pruning or removing trees, especially large trees, can be dangerous work. It should be performed only by those trained and equipped to work safely in trees. HMH 18 of 25 03/24/2022 TERMS AND CONDITIONS The following terms and conditions apply to all oral and written reports and correspondence pertaining to consultations, inspections and activities of HMH. 1. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. HMH assumes no liability for the failure of trees or parts of trees, either inspected or otherwise. HMH assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 2. No tree described in this report was climbed, unless otherwise stated. HMH does not take responsibility for any defects, which could have only been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots was not performed unless otherwise stated. HMH does not take responsibility for any root defects, which could only have been discovered by such an inspection. 3. HMH shall not be required to provide further documentation, give testimony, be deposed, or attend court by reason of this appraisal or report unless subsequent contractual arrangements are made, including payment of additional fees for such services as described by HMH or in the schedule of fees or contract. 4. HMH guarantees no warrantee, either expressed or implied, as to the suitability of the information contained in the reports for any reason. It is the responsibility of the client to determine applicability to his/her case. 5. Any report and the values, observations and recommendations expressed therein represent the professional opinion of HMH, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding to be reported. 6. Any photographs, diagrams, graphs, sketches or other graphic material included in any report, being intended solely as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys, unless otherwise noted in the report. Any reproductions of graphic material or the work produced by other persons, is intended solely for clarification and ease of reference. Inclusion of said information does not constitute a representation by HMH as to the sufficiency or accuracy of that information. 7. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. HMH 19 of 25 03/24/2022 1 4 8 9 10 12 11 1314 1516 1718 6 7 5 2 3PALOMA AVE.Existing Tree Map Exhibit A NNN HMH 20 of 25 03/24/2022 2 3 4 Purple Leaf Plum 1 Purple Leaf Plum Brazilian Pepper Brazilian Pepper HMH 21 of 25 03/24/2022 6 7 98 Blackwood Acacia Glossy Privet 5 Hawthorn Fan Palm HMH 22 of 25 03/24/2022 11 12 13 Jeff rey Pine 10 Victorian Box Victorian BoxPear HMH 23 of 25 03/24/2022 15 16 17 Sweetgum 14 Victorian Box Citrus Sweetgum HMH 24 of 25 03/24/2022 18 Oak HMH 25 of 25 03/24/2022 SF2IG, LLC 255 Shoreline tkive, Suite 42t City of Burlingame Parks & Recreation Department l0l0 Burlingame Ave., Burlingame, CA 94010 phone: (650) 558-7330 . fa>r: (650) 696-7216 sborba@burl ill game.org May 31,2422 I reviewed your request for the removal of one (l) Pine tre€, hilo (2) Pepper Trees, one (l) Acacia Tree, one (l) Evergreen Pear tree and one (l).Liquidambar tee at 740 Paloma Avenue and based on the information you have provided, I have made the following determination: The property at 740 Paloma has been approved for a new building project. The 6 trees proposed for remoyal have been evaluated by an independent arborist and have poor health or stnrctural issues. 2 Schinus (Pepper Tree) Poor sEucture, included bark, multiple attachmens. I Acacia (Black Acacia) Poor stmcture and health I Pine - (Jetrery Pine) interferes with new development. Pyrus (Evergreen Pear) Poor health Liquidambar (Sweetgum) Poor health, flu:<, included bark and interferes with new development. Therefore, I am approving removal of these trees based on the criteria in Chapter I1.06 of the Municipal Code, Urban Reforestation and Tree Protection Ordhance, section I I .06.060 (d) ( I ) the condition of the tree with rcspect to the proximity to existing or proposed structures, yards, driveway and other trees.. .; (dX2) the necessity to r€move the trees in order to construct any proposed improvements to allow economic enjoyment of the property; and (dX7) the economic consequences and obligations of requiring a ree to remain. I intend to issue a permit for the removal of one (l) Pine Eee, two (2) Pepper TrEes, one (l) Acacia Tree, one (l) Evergreen Pear tree and one (l) Liquidambar tree based on the Municipal Code Chapter ll.A6.A60(d\ Urban Reforestation and Tree Protection Ordinance. Replacement with slr 24-inch bor stendard size single stem lendscape tree (no fruit, nut or cypress) will be required to be plantd an;mhere on the private property as defined in Soction 11.ffi.090. Adjacent property owne(s) wi&in I00 feet ofthe propety are also receiving notification ofthis decision. Appeals to this decision or any of its conditions or findings, must be filed in ryriting to our office by June 15, 2022 b$ore l:M pm u provided in Section I I .06.080 of the Urban Reforestation and Tree Protection Ordinorce @urlingame Municipal Code Chapter I 1.06). The permit will be issued at 4:01 pm ontune 15,2022, if no appeal has been received by that date. Sincerety, B*U &-e. ^Bob Disco Park Superintendent/City Arborist Cetified Arborist WE{89 I A ISA Qualified Tree Risk Assessor bdgb CC: Adjacent Property Owners 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 new, two-story single-unit dwelling and detached garage at 740 Paloma Avenue, Zoned R-1, SF21G, LLC (Thomas James Homes), property owner, APN: 029-043-310; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 14, 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 Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption, 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 14th day of November, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Design Review 740 Paloma Avenue Effective November 24, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped November 4, 2022, sheets A0.0 through A5.0, L1.1 through L5.1, 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 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 740 Paloma Avenue Effective November 24, 2022 Page 2 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first-floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 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 certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. 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 14. 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.       740 Paloma Avenue 300’ noticing APN #: 029-043-310 S H E E T I N D E XPROPOSED SECTIONSIRRIGATION LEGEND AND NOTESCONSTRUCTION PLANPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0PROPOSED SITE PLANA2.0PROPOSED FLOOR PLAN : FIRST FLOORA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 382-0648EMAIL: CTHIEBAUT@TJHUSA.COMCONTACT: CYNTHIA THIEBAUTREDWOOD CITY, CA 94065255 SHORELINE DRIVE, SUITE 428OWNER:CIVIL ENGINEER:PHONE: (925) 866-0322CBG SAN RAMON, CA 945832633 CAMINO RAMON #350D I R E C T O R YA3.1PROPOSED EXTERIOR ELEVATIONS: FRONT, REAR, AND ROOF PLANA3.3A4.0L1.1L3.21TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 13 BLOCK 9GOVERNING BODY :CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEP R O J E C T D A T ACODES :LEGAL DESCRIPTION :GOVERNING BODY :CITY OF BURLINGAME2019CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEBURLINGAME TERRACER-1ZONING :SITE AREA :7,447 SQ. FT.COVERED PARKING :1ALLOWABLE LOT COVERAGE :40% (2,979 SQ. FT.)BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3TYPE OF CONSTRUCTION :TYPE V-B TYPE OF CONSTRUCTION :TYPE V-B PROJECT ADDRESS :PROJECT ADDRESS :740 PALOMA AVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :029-043-310PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED15'-.25" (1st) / 26'-3" (2nd)REQUIRED15'-0" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:5'-6"(LEFT) / 11'-3" (RIGHT)4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :33'-2.5" (1st) / 38'-1.5" (2nd)15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,702 SQ. FT.SECOND FLOOR :1,271 SQ. FT.TOTAL LIVABLE :2,973 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 58 SQ. FT.BUILDING HEIGHT:± 29'-8"PROPOSED FAR :3,674 SQ. FT.ALLOWABLE FAR :3,727 SQ. FT. (.50)31% (2,293 SQ.FT.)2019201920192019201920192019FAR1,719 SQ. FT. 1,449 SQ. FT. 244 SQ. FT.N/AREAR PORCH : 262 SQ. FT. 262 SQ. FT.UNCOVERED PARKING :1EXISTING1,418 SQ. FT.617 SQ. FT.1,384 SQ. FT. 333 SQ. FT. 27 SQ. FT.N/AAvg. Front Setback: 96'/7 homes = 13.71'COLOR AND MATERIAL BOARDA3.2CONSTRUCTION DETAILSL2.1-2.2IRRIGATION PLANL3.1IRRIGATION DETAILSL3.3PLANTING PLANL4.1PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEA2.1PLANTING LEGEND AND NOTESL4.2PLANTING DETAILSL4.3TREE PROTECTION PLAN AND DETAILL5.1NOTE:“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.Note: Construction hours for work in the public right of way must now be included on the plans.1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RC o v e r S h e e tA0.0C O V E R S H E E TOctober 24th, 2022BURLINGAME, CA 94010740 PALOMA AVENUERECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONREVISED XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWNORTH1/8" = 1'-0"P A L O M A A V E1-CARGARAGENEW2-STORYRESIDENCE1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA1.0P R O P O S E D S I T E P L A N 1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 13.71' *20'-0" or 18.71' 4'-0"4'-0"15'-0"20'-0"15'-0.25"26'-3" or n/a5'- 6"11'- 3"33'- 2.5"38'-1.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,308 SFLANDSCAPE IMPERVIOUS: 1,825 SFTOTAL: 4,133 SF40% OF LOT AREA: 7,447 SF X 40% = 2,978 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS9.0'748 PALOMA744 PALOMA740 PALOMA736 PALOMA732 PALOMA726 PALOMA724 PALOMA720 PALOMA714 PALOMA14.0'18.0'21.0'13.5'13.0'12.5'8.0'16.0'N/AN/AAVG. CALC.ALLOWABLE SETBACK(9+14+18+13.5+13+12.5+16)/7 = 13.71'13.7' OR 13'-8" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH262 SQ. FT.FRONT PORCH58 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2973 SQ. FT.2ND FLOOR1271 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3674 SQ. FT.REAR PORCH262 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,449 SQ. FT.1ST FLOOR1,719 SQ. FT.FAR TABLEFRZ.DWT.C.GREATROOM200190X9'-0" CLG.KITCHEN9'-0" CLG.DROP9'-0" CLG.BEDROOM 4111130X9'-0" CLG.ENTRY9'-0" CLG.BA. 39'-0" CLG.UP 17 R DEN1101110XW/HDINING200153X9'-0" CLG.REF.WALK-INPANTRY9'-0" CLG.PORCH9'-0" CLG.REAR PORCH9'-0" CLG.8'-5 1/2"14'-8 1/2"27'-3 3/4"104'-10 3/4"2'-10"6'-3"21'-1"104'-10 3/4"3'-3"12'-9" 33'-0"17'-1 1/4"28'-0 1/2"39'-7 1/2" 3'-5 1/2"49'-7"11'-8 1/2"5'-10"11'-7"9'-0" CLG.18'-9 1/2"21'-11"28'-4 1/2"GARAGE206110X9'-0" CLG.7'-5 1/2"1'-1"7'-4"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.0F L O O R P L A N SF i r s t F l o o r NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)31%REAR PORCH262 SQ. FT.FRONT PORCH58 SQ. FT.1 - CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING2973 SQ. FT.2ND FLOOR1271 SQ. FT.1ST FLOOR1702 SQ. FT.FLOOR AREA TABLE2- CAR DETACHED GARAGE4 BEDROOMS / 3 BATHS + DENNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3727 MAX)3674 SQ. FT.REAR PORCH262 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,449 SQ. FT.1ST FLOOR1,719 SQ. FT.FAR TABLEBA. 28'-0" CLG.LAU.8'-0" CLG.DN 17 R BEDROOM 2125118X8'-0" CLG.BEDROOM 31441110X8'-0" CLG.OPENTOBELOWWALK-INCLOSET22 L.F.PRIMARYBATH8'-0" CLG.PRIMARYBEDROOM150148X8'-0" CLG.63'-8"63'-8"15'-3"36'-5 1/2"15'-6 1/2" 14'-11"10'-7 1/2" 1'-6 1/2" 25'-6 1/2" 25'-6 1/2"8'-5 1/2"3'-6 1/2"8'-5"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA2.1F L O O R P L A N SS e c o n d F l o o r REAR1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.FFE = 97.7'106.7'107.9'115.9'120.8'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE(91.03’ + 91.28’)/2 = 91.15’8'-8"7'-6 1/2"6'-6 1/2"± 29'-8"13.5 SF13.5 SF13.5 SFROOF PLANCRAFTSMAN1/8"=1'-0"PITCH: 4:12 U.N.O.RAKE: 18"EAVE: 24"ROOF MATERIAL: COMPOSITION3.5:12 3.5:124:12 4:12 4:124:124:12 4:12 4:124:12 3.5:123.5:12 3.5:12 3.5:123.5:12FRONTCRAFTSMAN± 29'-8"1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.FFE = 97.7'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0" 7'-6" ABOVE 2ND FLR. 6'-6 1/2"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE6'-0"4'-10 1/2"(91.03’ + 91.28’)/2 = 91.15’8'-8"7'-6 1/2"106.7'107.9'115.9'120.8'6.0 SF6.0 SF1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.0F r o n t & R e a r E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.WOOD CORBEL (3.5" X 1'-8")3.CEMENTITIOUS SIDING (6")4.CEMENTITIOUS SHINGLES5.CEMENTITIOUS TRIM/CORNER BOARD (5.5")6.STONE VENEER7.BRICK TRIM (4")8.COACH LIGHT9.FIBERGLASS ENTRY DOOR10.FIBERGLASS WINDOW11.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES.31845671092112 RIGHT18'-3" ± 29'-8" 9'-0"8'-0" 8'-0" Hdr. Ht. 7'-0" Hdr. Ht. 9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'120.8'115.9'13.5 SF13.5 SF6.0 SF6.0 SF13.5 SFLEFT± 29'-8"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht. 9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'115.9'120.8'1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.1L e f t & R i g h t E l e v a t i o n sE L E V A T I O N S 4:12 4:12 LEFT11'-4" 9'-0"REARFRONT11'-4"9'-0"RIGHT9'-0" 11'-4"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.2G a r a g e E l e v a t i o n sE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.WOOD CORBEL (3.5" X 1'-8")3.CEMENTITIOUS SIDING (6")4.CEMENTITIOUS SHINGLES5.CEMENTITIOUS TRIM/CORNER BOARD (5.5")6.STONE VENEER7.BRICK TRIM (4")8.COACH LIGHT9.FIBERGLASS ENTRY DOOR10.FIBERGLASS WINDOW11.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. 18'-3" ± 29'-8" 9'-0"8'-0" 8'-0" Hdr. Ht. 7'-0" Hdr. Ht. 9'-6"AVG. NG @15' SETBACK(91.03’ + 91.28’)/2 = 91.15’FFE = 97.7'106.7'107.9'120.8'115.9'1'-3" 18'-3" 9'-0"8'-0" 8'-0" Hdr. Ht. 7'-0" Hdr. Ht.FFE = 97.7'106.7'107.9'115.9'120.8'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE8'-8 1/16"7'-6 7/16"6'-6 5/8" ± 29'-8" 1'-3"18'-3"9'-0"8'-0"8'-0"Hdr. Ht.7'-0"Hdr. Ht.FFE = 97.7'106.7'107.9'115.9'120.8'AVG. NG = 94.78'(98.04'+91.49')/2 = 94.78'AVG. NG @15' SETBACK12'-0"AVG. NG = 95.92'(99.65'+92.19')/2 = 95.92'DECLINING HEIGHT ENVELOPE8'-8 1/16"7'-6 7/16"6'-6 5/8"± 29'-8"1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2 4 89 1 8 . 2 1 3 1 67 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 P 2 0 0 - C RA3.3P R O P O S E D S E C T I O N S 1 0 . 2 4 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926607 4 0 P A L O M A A V E N U EB u r l i n g a m e , C a l i f o r n i a9 1 8 . 2 1 3 1 6 B 2 8 V 3 P 2 0 0 - C RP H O T O S T R E E T S C E N E740 Paloma Ave(Project Site)744 Paloma Ave748 Paloma Ave738 Paloma Ave732 Paloma AveA4.0 740 PALOMA AVENUEBURLINGGAME, CALIFORNIA 9401011.03.22 PLAN B28 V3 P200 CRAFTSMAN KRISTIN LASKY BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS GAF ROOF SHINGLES CHARCOAL ANONYMOUS SW 7046 o SIDING o GABLE SHINGLES o CORNER BOARDS o BELLY BAND AND GABLE TRIM HOUSE NUMBERS EXTERIOR LIGHT FIXTURE 7.63”W X 14.13”H WINDOW FRAMES: BLACK EXTERIOR ELEVATIONS (NOT TO SCALE) GOSSAMAR VEIL SW 9165 o FASCIA, EAVES, AND GUTTERS o DOOR AND WINDOW TRIMS o COLUMNS AND CORBELS TRICORN BLACK SW 6258 o FRONT DOOR o GARAGE DOOR o GARAGE SIDE DOOR ELDORADO STONE LIMESTONE –AUSTIN CREAM GROUT: OBP SOFT WHITE FRONT DOOR MASONITE HERITAGE WINSLOW FIBERGLASS 1/4 LITE 4 SDL 2 PANEL DOOR 1/4 LITE 2 SDL 1 PANEL SIDELITE WAINSCOT SILL ELDORADO SPLIT EDGE COASTAL SAND GARAGE DOOR CLOPAY GRAND HARBOR DESIGN 11, INSULATED WINDOW: SQ24 FENCE STAIN SEMI-SOLID FIELDSTONE 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E 4'-0"3'-4"3'-0" 2'-0"11'-0"21'-9"26'-0"89'-0"4'-0"16'-0"50'-0" 3'-3"2'-0"2'-0"3'-3"3'-3"3'-3"4'-0"5'-0"EQEQ5'-0"1'-6"1'-6"1'-6"1'-6" 5'-0"6'-0"2'-0"4'-0"2'-0"2'-0"1'-6" 1'-6" 5'-0" 1'-6"7" 8'-3"5'-5"12'-9"99'-8"1'-1"1'-0"19'-3"1'-0"1'-6"1'-9"4'-0"Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L1.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMGRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 1/8" = 1'-0" KM CONSTRUCTION PLAN CONSTRUCTION NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR THE INSTALLATION OF ALL IMPROVEMENTS AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. CONTRACTOR SHALL REVIEW ALL EXISTING SITE CONDITIONS PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING INSTALLATION. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING AND STAKING ALL SEWER, WATER AND UTILITY LINES ABOVE OR BELOW GRADE THAT MIGHT BE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY FOR ANY COST INCURRED FOR REPAIR, RESTORATION, OR REPLACEMENT OF AFOREMENTIONED UTILITIES DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS. DEVIATIONS BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. HARDSCAPE AND STRUCTURAL ELEMENTS SHALL BE PLACED PER GEOTECHNICAL SOILS REPORT. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, ALL MATERIALS DESIGNATED FOR REMOVAL SHALL BE DISPOSED OF OFF-SITE. COSTS INCURRED DUE TO REPAIR, RESTORATION, OR REPLACEMENT OF EXISTING IMPROVEMENTS WHICH ARE DESIGNATED "TO BE PROTECTED" OR "TO REMAIN" WHICH ARE DAMAGED AS A RESULT OF CONSTRUCTION OPERATIONS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, MATERIALS TO BE PURCHASED AND FURNISHED BY THE CONTRACTOR SHALL BE NEW. CONCRETE INDICATED FOR SAWCUTTING AND REMOVAL SHALL BE CUT TO A TRUE LINE WITH NEATLY SAWED EDGES. IF A SAWCUT IS WITHIN THREE FEET (3') OF AN EXISTING EXPANSION OR CONTROL JOINT, CONCRETE SHALL BE REMOVED TO THAT NEAREST JOINT. CONTRACTOR SHALL SUBMIT SHOP DRAWINGS, MANUFACTURER'S CUT OR DATA SHEETS FOR APPROVAL PRIOR TO ORDERING MATERIALS. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ABANDONED PIPES SHALL BE CAPPED OR PLUGGED IN A MANNER APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. PLANS WERE DESIGNED BY REFERENCING 1. GRADING PLAN PREPARED BY CBG CIVIL ENGINEERS DATED: SEPTEMBER 29, 2022. 2. GEOTECHNICAL REPORTS PREPARED BY ROMIG ENGINEERS DATED: DECEMBER 9, 2021. PROJECT NOTES SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO AS FOLLOWS: (1) SUBMIT SOIL SAMPLES TO A LABORATORY FOR ANALYSIS AND RECOMMENDATIONS. (A) SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. (B) THE SOIL ANALYSIS MAY INCLUDE: SOIL TEXTURE, INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE, PH, TOTAL SOLUBLE SALTS, SODIUM, PERCENT ORGANIC MATTER, AND RECOMMENDATIONS. (2) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL COMPLY WITH ONE OF THE FOLLOWING: (A) IF SIGNIFICANT MASS GRADING IS NOT PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE; OR (B) IF SIGNIFICANT MASS GRADING IS PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE CERTIFICATE OF COMPLETION. (3) THE SOIL ANALYSIS REPORT SHALL BE MADE AVAILABLE, IN A TIMELY MANNER, TO THE PROFESSIONALS PREPARING THE LANDSCAPE DESIGN PLANS AND IRRIGATION DESIGN PLANS TO MAKE ANY NECESSARY ADJUSTMENTS TO THE DESIGN PLANS. (4) THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL SUBMIT DOCUMENTATION VERIFYING IMPLEMENTATION OF SOIL ANALYSIS REPORT RECOMMENDATIONS TO THE LOCAL AGENCY WITH CERTIFICATE OF COMPLETION. CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH TITLE 23 BY THE STATE DEPARTMENT OF WATER RESOURCES SECTION 492.12, OR LOCAL AGENCY APPROVED ORDINANCE: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT THE WORK IS COMPLETE AND IN COMPLIANCE WITH THE MOST CURRENT CODES, ORDINANCES AND REQUIREMENTS OF THE GOVERNING AGENCY. HMH IS NOT RESPONSIBLE FOR CHANGES WHICH OCCUR TO THE CODES, ORDINANCES OR REQUIREMENTS AFTER THE GOVERNING AGENCY'S APPROVAL OR DURING INSTALLATION. CONTRACTOR IS SOLELY RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK. HMH IS NOT RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONSTRUCTION CONTRACT DOCUMENTS, NOR RESPONSIBLE FOR ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTORS, OR THEIR AGENTS OR EMPLOYEES, OR OF ANY OTHER PERSONS PERFORMING PORTIONS OF THE WORK. AS REQUESTED BY THE OWNER, HMH WILL VISIT THE SITE AT INTERVALS APPROPRIATE TO THE STAGE OF CONSTRUCTION TO REVIEW THE PROGRESS AND QUALITY OF WORK AND TO DETERMINE IN GENERAL IF THE WORK IS BEING PERFORMED IN A MANNER INDICATING THAT THE WORK, WHEN COMPLETED, WILL BE IN SUBSTANTIAL CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS. HOWEVER, HMH WILL NOT MAKE EXHAUSTIVE OR CONTINUOUS ON-SITE OBSERVATIONS TO CHECK QUALITY OF THE WORK. THERE IS NO WARRANTY OR GUARANTEE EITHER EXPRESSED OR IMPLIED BY HMH FOR THE COMPLETION OF THE WORK OR THE QUALITY OF PERFORMANCE OF THE CONSTRUCTION CONTRACTOR(S). CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK, USING THE CONTRACTOR'S BEST SKILL AND ATTENTION. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR AND HAVE CONTROL OVER CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND PROCEDURES AND FOR COORDINATING ALL PORTIONS OF THE WORK. CONTRACTOR SHALL BE RESPONSIBLE TO THE OWNER FOR ACTS AND OMISSIONS OF THE CONTRACTOR'S EMPLOYEES, SUBCONTRACTORS AND THEIR AGENTS AND EMPLOYEES, AND OTHER PERSONS PERFORMING PORTIONS OF THE WORK UNDER A CONTRACT WITH CONTRACTOR. IN THE EVENT OWNER CONSENTS TO, ALLOWS, AUTHORIZES OR APPROVES OF CHANGES TO ANY PLANS, SPECIFICATIONS, OR OTHER CONSTRUCTION DOCUMENTS, AND THESE ALTERATIONS ARE NOT APPROVED IN WRITING BY HMH, OWNER RECOGNIZES THAT SUCH ALTERATION AND THE RESULTS THEREOF ARE NOT THE RESPONSIBILITY OF HMH IN ADDITION, OWNER AGREES, TO THE FULLEST EXTENT PERMITTED BY LAW, TO INDEMNIFY AND HOLD HMH HARMLESS FROM ANY DAMAGE, LIABILITY OR COST (INCLUDING REASONABLE ATTORNEY'S FEES AND COSTS OF DEFENSE) ARISING FROM SUCH ALTERATIONS. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES SHOWN ON THE PLANS WERE OBTAINED FROM AVAILABLE RECORDS AT THE TIME THE PLANS WERE DRAFTED AND DO NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF SUCH UTILITIES. IN NORTHERN CALIFORNIA, CONTRACTOR SHALL CONTACT UNDERGROUND SERVICES ALERT AT 1-800-642-2444 PRIOR TO PERFORMING ANY CONSTRUCTION WORK. IN OTHER AREAS, CONTRACTOR SHALL CONTACT A SIMILAR AGENCY/ORGANIZATION. CONTRACTOR SHALL PROVIDE PROPER PROJECT MAINTENANCE AFTER THE PROJECT IS COMPLETE. ANY LACK OF OR IMPROPER MAINTENANCE MAY RESULT IN DAMAGE TO PROPERTY OR PERSONS. CONTRACTOR SHALL BE RESPONSIBLE FOR THE RESULTS OF ANY LACK OF OR IMPROPER MAINTENANCE. CONSTRUCTION LEGEND DESCRIPTION SYMBOL ALIGN PAPLANTING AREA TYPTYPICAL DETAIL NOTES: 1.SEE SHEET L2.1 - L2.2 FOR CONSTRUCTION DETAILS. 2.SEE SHEET L5.1 FOR TREE PROTECTION PLAN AND DETAIL. TREE PROTECTION MEASURES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 3.ALL CONCRETE PAVING ADJACENT TO WALLS SHALL HAVE AN EXPANSION JOINT WHETHER SHOWN ON PLANS OR NOT. 4.FENCE LOCATIONS ARE DIAGRAMMATIC. FINAL LOCATIONS ARE TO BE COORDINATED IN THE FIELD BY CONTRACTOR. 5.CONTRACTOR SHALL REFER TO SHEET GP-1 FOR SITE GRADING AND DRAINAGE INSTALLATION. 6.SEE CIVIL DRAWINGS FOR ELEVATION OF CONCRETE PAD. SEE ARCHITECTURAL DRAWINGS FOR EXACT PAD LOCATION AND SIZE. SEE MEP DRAWINGS FOR AC UNIT CONDENSATE DISCHARGE METHOD. IF REQUIRED, INSTALL DRYWELL PER MEP PLANS. CONFIRM DRYWELL LOCATION WITH TJH PRIOR TO INSTALLATION. CONCRETE PAVINGL2.1 A METAL HEADER WOOD FENCE, 6'-0" HEIGHT, 269 LFL2.1 A LOW WOOD FENCE, 3'-0" HEIGHT, 31 LFL2.1 B CONTROL JOINT L2.1 C / E EXPANSION JOINT CLCENTER LINE SITE COVERAGE CALCULATIONS DESCRIPTION % OF LOTSF TOTAL LOT COVERAGE TOTAL LANDSCAPE COVERAGE PERMEABLE LANDSCAPE COVERAGE BARK MULCH, NON-IRRIGATED IMPERMEABLE LANDSCAPE COVERAGE CONCRETE PAVING LAWN 6.9 21.8 28.5 28.5 48.3 76.7 100.0 5,715 "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE." SIGNATURE DATE SHRUBS AND GROUNDCOVER 19.6 BUILDING FOOTPRINT 23.31,732 7,447 3,594 510 1,461 1,623 2,121 2,121 EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA PROPOSED TREE, TYPICAL EXISTING TREE TO BE REMOVED, TYPICAL PA PA PA PAPA PA PA PA PA PA PA PA PAPA PA PA LAWN EXISTING CONCRETE SIDEWALK TO REMAIN DRIVEWAY GATE 6'-0" HEIGHTL2.3 A EXISTING TREE TO REMIAN AND PROTECT TRASH BIN AREA FINAL GATE LOCATION TO BE DETERMINED IN THE FIELD BY FENCE CONTRACTOR AND TJH TEAM, GATE MUST BE PLACED A MINIMUM OF 20'-0" FROM FRONT PROPERTY LINE L2.1 F L2.1 C / E CONCRETE PAVING AT DRIVEWAYL2.1 D CONCRETE PAVING AT PATIOSL2.1 B CONCRETE PAVING AT PATIOSL2.1 B CLCONCRETE STEPSL2.1 H PA CONCRETE PAD FOR AC UNIT, SEE NOTE 6 10/24/22 10/24/22 G D A E B F CH Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH CONSTRUCTION DETAILS CONCRETE PAVING AT DRIVEWAY SCALE: 1" = 1'-0" NOTES: 1.COLOR SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE PER PLAN. #4 REBAR AT 18" O.C. EACH WAY 1/2" RADIUS EDGE 2 4 6 3 FINISH GRADE, TO BE 1" BELOW CONCRETE FOR TURF AREAS, 2" BELOW CONCRETE FOR PLANTING AREAS CONCRETE PAVING1 623 5 4 SECTION 1 5"8" 7 TWO (2) #4 REBAR, TOP AND BOTTOM 71'-0"4"CLASS 2 AGGREGATE BASE, MOISTURE CONDITIONED TO NEAR OPTIMUM, COMPACTED TO 95% 5 SOIL SUBGRADE, SCARIFIED TO A DEPTH OF 6", MOISTURE CONDITION TO 2 - 3% ABOVE OPTIMUM, COMPACTED TO AT LEAST 87 - 92% CONCRETE PAVING AT PATIOS SCALE: 1" = 1'-0" NOTES: 1.COLOR SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE PER PLAN. #4 REBAR AT 18" O.C. EACH WAY 1/2" RADIUS EDGE 2 4 6 3 FINISH GRADE, TO BE 1" BELOW CONCRETE FOR TURF AREAS, 2" BELOW CONCRETE FOR PLANTING AREAS CONCRETE PAVING1 623 5 4 SECTION 1 5"8" 7 TWO (2) #4 REBAR, TOP AND BOTTOM 71'-0"4"CLASS 2 AGGREGATE BASE, MOISTURE CONDITIONED TO ABOVE OPTIMUM, COMPACTED TO 90% 5 SOIL SUBGRADE, SCARIFIED TO A DEPTH OF 6", MOISTURE CONDITION TO AT LEAST 3% ABOVE OPTIMUM, COMPACTED TO 85 - 90% SCALE: 1" = 1'-0" EXPANSION JOINT CONTROL JOINT NOTES: 1.THIS DETAIL APPLIES TO CONCRETE PAVING AT DRIVEWAY ONLY. 2.SEE CONCRETE PAVING AT DRIVEWAY DETAIL FOR COLOR, TYPE, AND FINISH. 1/2" RADIUS EDGE 1/2" POLYFELT EXPANSION JOINT, TOP WITH TWO PART SELF-LEVELING SEALER TOOLED OR SAW CUT CONTROL JOINT, 1/4" WIDE, 1" DEEP REINFORCEMENT PER CONCRETE PAVING AT DRIVEWAY DETAIL 24" SMOOTH DOWEL, SLEEVE OR GREASE ONE END, FOR PAVING UP TO 8'-0" WIDE USE TWO EQUALLY SPACED DOWELS PER EXPANSION JOINT, FOR PAVING GREATER THAN 8'-0" WIDE AND AT CURBS SPACE DOWELS AT 36" O.C. AT EXPANSION JOINT CONCRETE PAVING, SEE CONCRETE PAVING AT DRIVEWAY DETAIL 2 5 4 3 6 1 4 3 1 3 5 2 1 6 CONCRETE PAVING JOINTS AT DRIVEWAY CONCRETE PAVING JOINTS SCALE: 1" = 1'-0" EXPANSION JOINT CONTROL JOINT 1/2" RADIUS EDGE 1/2" POLYFELT EXPANSION JOINT, TOP WITH TWO PART SELF-LEVELING SEALER TOOLED OR SAW CUT CONTROL JOINT, 1/4" WIDE, 1" DEEP REINFORCEMENT PER CONCRETE PAVING DETAIL 18" SMOOTH DOWEL, SLEEVE OR GREASE ONE END, FOR SIDEWALKS UP TO 8'-0" WIDE USE TWO EQUALLY SPACED DOWELS PER EXPANSION JOINT, FOR FLAT WORK GREATER THAN 8'-0" WIDE AND AT CURBS SPACE DOWELS AT 36" O.C. AT EXPANSION JOINT CONCRETE PAVING, SEE CONCRETE PAVING DETAIL 2 5 4 3 6 1 4 3 1 6 5 2 1 NOTES: 1.THIS DETAIL APPLIES TO CONCRETE PAVING, CONCRETE PAVING AT PATIOS. 2.SEE CONCRETE PAVING DETAILS FOR COLOR, TYPE, AND FINISH. CONCRETE PAVING SCALE: 1" = 1'-0" #3 REBAR AT 18" O.C. EACH WAY 1/2" RADIUS EDGE 2 4 6 3 FINISH GRADE, TO BE 1" BELOW CONCRETE FOR TURF AREAS, 2" BELOW CONCRETE FOR PLANTING AREAS 623 5 4SECTION CONCRETE PAVING1 1 NOTES: 1.COLOR SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE PER PLAN.5"1'-0"CLASS 2 AGGREGATE BASE, MOISTURE CONDITIONED TO ABOVE OPTIMUM, COMPACTED TO 90% 5 SOIL SUBGRADE, SCARIFIED TO A DEPTH OF 6", MOISTURE CONDITIONED TO AT LEAST 3% ABOVE OPTIMUM, COMPACTED TO 85 - 90% METAL HEADER SCALE: 1" = 1'-0" 41 NOTES: 1.EDGING SHALL BE PERMALOCK PERMASTRIP L-SHAPED ALUMINUM EDGING. 2.EDGING LENGTH: 16'-0" SEGMENTS. 3.EDGING HEIGHT: 6". 4.EDGING FINISH: MILL FINISH. 5.EDGING COLOR: MATTE BLACK. 6.INSTALL PER MANUFACTURERS RECOMMENDATIONS. 7.EACH 16'-0" EDGING SEGMENT SHALL HAVE (8) 12" ALUMINUM STAKES. LOCK STAKES INTO PREFORMED LOOPS ON THE EDGING. 8.AT CORNERS, NOTCH BASE ONLY AND FORM CONTINUOUS CORNER. 9.TOP OF EDGING TO BE 1/4" ABOVE ADJACENT FINISH SURFACE MAXIMUM. EDGING1 12" ALUMINUM STAKE2 SECTION ADJACENT FINISH SURFACE, SEE CONSTRUCTION PLAN 3 4 2 3 FINISH GRADE, TO BE 1" BELOW EDGING FOR TURFS AREAS, 2" BELOW EDGING FOR PLANTING AREAS CONCRETE STEP TREAD SCALE: 2" = 1'-0" NOTES: 1.SEE CONCRETE STEPS DETAIL FOR COLOR, TYPE, AND FINISH. CONCRETE STEP, SEE CONCRETE STEPS DETAIL 1 #3 REBAR, CONTINUOUS2 1/4" RADIUS EDGE3 SECTION SEE GRADING PLAN2 31 CONCRETE STEPS SCALE: 1" = 1'-0" NOTES: 1.ALL CONCRETE SHALL BE NATURAL GRAY. 2.ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS. 3.SCORE CONCRETE PER PLAN. 4.REFER TO CONSTRUCTION PLAN FOR LENGTH AND WIDTH OF STEPS. 5.NUMBER OF CONCRETE STEPS VARY FROM 1-2. REFER TO CONSTRUCTION PLAN. 21 SECTION 3 652'-0"CONCRETE STEP, SEE CONCRETE STEP TREAD DETAIL 4 5 CLASS 2 AGGREGATE BASE, 12" THICK 2 NATIVE GRADE1 EXPANSION JOINT ADJACENT CONCRETE PAVING OR PATIO, SEE CONSTRUCTION PLAN #4 REBAR AT 16" O.C. EACH WAY, MAINTAIN 3" CLEAR TO EDGE OF CONCRETE 34 6 ADJACENT PATIO7 SEE GRADING PLAN57 12" SMOOTH DOWEL, SLEEVE OR GREASE ONE END, FOR SIDEWALKS UP TO 8'-0" WIDE USE TWO EQUALLY SPACED DOWELS PER EXPANSION JOINT, FOR FLAT WORK GREATER THAN 8'-0" WIDE AND AT CURBS SPACE DOWELS AT 36" O.C. AT EXPANSION JOINT 8 8 10/24/22 A B Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.2 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH CONSTRUCTION DETAILS LOW WOOD FENCE, 3'-0" HEIGHT SCALE: 1/2" = 1'-0" CONCRETE FOOTING, SLOPE TOP OF FOOTING TO DRAIN AWAY FROM POST NOTE: 1.ALL WOOD SHALL BE CONSTRUCTION GRADE REDWOOD. 2.ALL FASTENERS SHALL BE GALVANIZED. 3.TOP AND BOTTOM RAIL SHALL BE KEPT LEVEL. 1 3'-0"2'-6"3"±3"4'-0" O.C. 1 2 4 7 5 NATIVE GRADE2 4x4 POST3 2x4 TOP RAIL, MITER AT CORNERS 4 2x4 BOTTOM RAIL5 1x1 FRAME6 1x8 BOARD7 1 2 4 3 6 7 5 SECTION / ELEVATIONSECTION EQUAL TYP. 3 6 1'-0" WOOD FENCE AND GATE, 6'-0" HEIGHT SCALE: 1/2" = 1'-0" NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED. 3.SECURE LEDGER TO BUILDING FRAMING WITH 1/4" x 4" LAG SCREWS AND WASHERS, COUNTERSUNK. APPLY SILICONE CAULKING PRIOR TO INSERTING LAG SCREW. 4.STEP FENCE AT POSTS. FOR GRADES 1:6 (17%) OR GREATER, SLOPE PANELS WITH GRADE. 5.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR PER BUILDER, SEE REPRESENTATIVE STAIN COLORS. 8'-0" O.C .MAX.6'-0"±22'-6"CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 1 NATIVE GRADE14 6x6 POST, ACQ TREATED2 2x8 CAP4 2x6 BOTTOM RAIL5 9 1x6 BOARD, OVERLAP 1" AS SHOWN 10 1x4 FRAME7 FENCE SECTION / ELEVATION FENCE SECTION 14 1 7 9 16 4 14 1 2 5 9 7 GATE SECTION / ELEVATION3"4'-0" 12 6 13 15 7 6 9 14 1 1x2 FRAME8 HEAVY DUTY GATE HINGE12 SELF-CLOSING GATE LATCH, 5'-0" ABOVE GRADE 13 1'-0"3"PROVIDE FULL BLOCKING AT EACH SIDE OF GATE 2x4 DIAGONAL BRACE, BACKYARD SIDE OF GATE 11 ADJACENT BUILDING WALL15 2x6 GATE FRAME6 GATE SECTION FENCE PLAN VIEW CAP OMITTED FOR CLARITY GATE PLAN VIEW TOP OF GATE FRAME OMITTED FOR CLARITY 10 9 7 6 6 11 2 14 1 6 7 10 6 9 7 5 9 7 5 7 9 8 8 7 5 6 9 9 11 6 7 4 6 11 9 16 1x6 FASCIA BOARD16 16 17 REPRESENTATIVE STAIN COLORS: 2 2x12 KICKER, ACQ TREATED3 3 3 10/24/22 A Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L2.3 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH CONSTRUCTION DETAILS DRIVEWAY GATE SCALE: 1/2" = 1'-0" GATE SECTION / ELEVATION GATE SECTION 1 3 6 5 2 6 8 8 5 6 10 4 6 5 8 6 6 GATE PLAN VIEW TOP OF GATE FRAME OMITTED FOR CLARITY 9 8 7 6 5 6 4686 ±3"1 3 2 55 5 6 7 7 5 9 GATE SECTION / ELEVATION STREET SIDE OF GATE 4 5 8 5 5 1 3 2 5 VARIES, SEE CONSTRUCTION PLAN 2'-6"1'-0" CONCRETE FOOTING, SLOPE TOP TO DRAIN AWAY FROM POST 3 6x6 HSS STEEL POST4 2x6 WOOD GATE FRAME6 1x6 BOARD, OVERLAP 1" AS SHOWN PROVIDE FULL BLOCKING AT EACH SIDE OF GATE 9 8 5 NATIVE GRADE1 CLASS 2 AGGREGATE BASE, 4" THICK 2 2x3 HSS STEEL GATE FRAME, HOUSE SIDE OF GATE NOTES: 1.ALL WOOD SHALL BE COMMON REDWOOD UNLESS OTHERWISE NOTED. 2.STAIN BOTH SIDES WITH SEMI-TRANSPARENT EXTERIOR STAIN, COLOR TO MATCH ADJACENT FENCE. 3.ALL FASTENERS AND GATE HARDWARE SHALL BE GALVANIZED OR PAINTED PER TJH APPROVED DESIGN PACKAGE. 4.ALL HSS STEEL SHALL BE PAINTED. COLOR: POWDER COATED PER TJH APPROVED DESIGN PACKAGE. 5.STUB ELECTRICAL AT POSTS FOR OPTIONAL AUTOMATIC GATE OPENER. 6.IF AUTOMATIC GATE OPENER IS NOT INSTALLED, INSTALL A SELF-CLOSING GATE LATCH AND CANE BOLTS TO SECURE GATE IN CLOSED POSITION. 7.GATE LATCH SHALL BE OPERABLE FROM BOTH SIDES OF GATE. 8.HEIGHT OF GATE SHALL MATCH HEIGHT OF ADJACENT FENCE. 2x4 WOOD CROSS MEMBER7 HEAVY DUTY GATE HINGE10 10/24/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 IRRIGATION PLAN ANTI-SIPHON REMOTE CONTROL VALVE, PRESSURE REGULATOR, AND FILTER FOR DRIP SYSTEMS IA W ELECTRIC IRRIGATION CONTROLLER WEATHER SENSOR (OMIT IF CONTROLLER IS CONNECTED TO INTERNET) PVC BALL VALVE TREE BUBBLER NON PRESSURE LATERAL LINE DRIPZONE LATERAL LINE SLEEVE (4" UNLESS OTHERWISE NOTED) IRRIGATION LEGEND DESCRIPTION SYMBOL STATION # GPM SIZE ZONE TYPE APPROX. LENGTH OF DRIP TUBING DRIP IRRIGATION LINES VALVE TAG SPRAY / BUBBLER ANTI-SIPHON VALVE # GPM X" XXXX' X" GPM # CENTER FEED POP-UP SPRAY HEADS, 15' RADIUS POP-UP SPRAY HEADS, 12' RADIUS POP-UP SPRAY HEADS, 10' RADIUS NOTES: 1.SEE SHEET L3.2 FOR IRRIGATION LEGEND AND NOTES. 2.IRRIGATION PLANS ARE DIAGRAMMATIC FOR GRAPHIC CLARITY. 3.EXACT LOCATION OF WEATHER SENSOR TO BE DETERMINED BY SITE SUPERINTENDENT. SEE SHEET L3.2 FOR ADDITIONAL NOTES ON PLACEMENT OF WEATHER SENSOR. EXISTING WATER METER 1 2 3 4 1 7.1 1" 481' 1" 5.3 2 CENTER FEED 3 3.5 1" 482' 1" 5.3 4 CENTER FEED IA W EXISTING TREE TO REMIAN AND PROTECT PROPOSED TREE, TYPICAL EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT 10/24/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.2 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMNONE KM 1.CONTRACTOR SHALL CONNECT P.O.C. FROM DOWNSTREAM OF HOSE BIB OR IRRIGATIONS STUB AND COMPLETE THE ENTIRE SYSTEM AS SHOWN ON THE PLANS AND SPECIFICATIONS. 2.DRAWINGS ARE DIAGRAMMATIC AND DO NOT NECESSARILY INDICATE ALL THE OFFSETS AND FITTINGS REQUIRED FOR A COMPLETE IRRIGATION SYSTEM. THE IRRIGATION SYSTEM SHALL BE INSTALLED WITHIN A PLANTING AREA WHEREVER POSSIBLE. CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTMENTS NECESSARY TO CONFORM TO ACTUAL FIELD CONDITIONS. 3.EQUIPMENT INCLUDING MAIN, LATERALS, AND VALVES SHOWN IN HARDSCAPE AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WHENEVER POSSIBLE WITHIN PLANTED AREAS A REASONABLE, REACHABLE DISTANCE FROM HARDSCAPE OR TURF AREAS UNLESS OTHERWISE NOTED ON THE DRAWINGS. 4.CONTRACTOR SHALL INSTALL WIRE AND PIPE UNDER HARDSCAPE AREAS IN SEPERATE P.V.C. SCHEDULE 40 SLEEVES. CONTRACTOR SHALL COORDINATE PIPING AND SLEEVING LOCATION PRIOR TO HARDSCAPE INSTALLATION. SLEEVING SHALL BE INSTALLED IN ACCORDANCE WITH APPLICABLE CODES. WHEREVER POSSIBLE, CONTROL WIRES SHALL OCCUPY THE SAME TRENCH AS PIPES. EACH CONTROLLER SHALL HAVE AN INDEPENDENT GROUND WIRE. 5."I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN." INSTALL IRRIGATION SYSTEM IN ACCORDANCE WITH ALL LOCAL AND STATE CODES AND ORDINANCES. 6.THE EXISTING WATER PRESSURE AT THE WATER METER IS UNKNOWN. THE IRRIGATION SYSTEM IS DESIGNED TO OPERATE AT 45 - 55 PSI. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND WATER PRESSURE. IF ANY DISCREPANCY EXISTS BETWEEN DESIGN AND ACTUAL FIELD CONDITIONS NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY IN WRITING FOR A DECISION BEFORE PROCEEDING WITH THE INSTALLATION. 7.SYSTEM DESIGN IS BASED ON A MINIMUM OPERATING PRESSURE (P.S.I.) AND A MAXIMUM DEMAND (G.P.M.) AS SHOWN AT EACH POINT OF CONNECTION ON THE DRAWINGS. CONTRACTOR SHALL VERIFY PRESSURE AND DEMAND AT EACH POINT OF CONNECTION PRIOR TO COMMENCING INSTALLATION AND SUBMIT SUCH IN WRITING TO THE OWNER'S AUTHORIZED REPRESENTATIVE. IF ANY DISCREPANCIES EXIST, THEY SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. 9.CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE AND EFFECTIVE COVERAGE OF ALL PLANTING AREAS. DURING THE MAINTENANCE PERIOD, IT IS THE RESPONSIBILITY OF THE LANDSCAPE MAINTENANCE CONTRACTOR TO ENSURE ALL PLANT MATERIAL RECEIVES AS MUCH WATER AS IS NECESSARY FOR ESTABLISHMENT AND TO SUSTAIN GOOD PLANT HEALTH. 10.CONTRACTOR SHALL FLUSH ALL LINES AND ADJUST IRRIGATION SYSTEM FOR OPTIMUM PERFORMANCE IN ACCORDANCE WITH THE SPECIFICATIONS. COSTS INCURRED DUE TO ANY ADJUSTMENTS FOR 100% COVERAGE, INCLUDING THOSE REQUESTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 11.CONTRACTOR SHALL COORDINATE INSTALLATION OF THE IRRIGATION SYSTEM WITH THE LAYOUT AND INSTALLATION OF THE PLANT MATERIAL TO ENSURE THAT THERE WILL BE COMPLETE AND UNIFORM IRRIGATION COVERAGE OF PLANTING. THE IRRIGATION LAYOUT SHALL BE CHECKED BY THE CONTRACTOR AND OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO CONSTRUCTION TO DETERMINE IF ANY CHANGES, DELETIONS, OR ADDITIONS ARE REQUIRED. THE IRRIGATION SYSTEM SHALL BE INSTALLED AND TESTED PRIOR TO THE INSTALLATION OF ANY PLANT MATERIALS. 12.TRENCHING DEPTHS FOR IRRIGATION PIPES SHALL BE AS FOLLOWS: MAIN = 24", ALL LATERALS = 12". ALL DIMENSIONS ARE FROM THE TOP OF THE PIPE. PROVIDE A MINIMUM 3" SAND ENVELOPE AROUND ALL MAINLINE PIPE. 13.MINIMUM LATERAL SIZE SHALL BE 3/4". SEE PIPE SIZING CHART FOR SIZING. 14.IF SETTLEMENT OCCURS ALONG TRENCHES AND ADJUSTMENT(S) TO PIPES, VALVES, OR HEADS IS REQUIRED, THE CONTRACTOR, AS PART OF WORK UNDER THIS CONTRACT, SHALL MAKE ALL ADJUSTMENTS WITHOUT EXTRA COSTS TO THE OWNER. 15.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FILL AND REPAIR ALL DEPRESSIONS AND REPLACE ALL NECESSARY LAWN AND/OR PLANTING DUE TO THE SETTLEMENT OF IRRIGATION FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. 16.CONTRACTOR SHALL GUARANTEE THAT ALL MATERIAL, EQUIPMENT, AND WORKMANSHIP FURNISHED BY HIM BE FREE OF DEFECTS FOR ONE YEAR FOLLOWING THE ACCEPTED COMPLETION OF MAINTENANCE. CONTRACTOR SHALL BE LIABLE FOR REPAIRS AND REPLACEMENT OF FAILED MATERIAL DURING THIS GUARANTEE PERIOD. 17.ALL PLASTIC FITTINGS SHALL BE A MINIMUM OF 18" APART TO FACILITATE REMOVAL AND REPLACEMENT OF INDIVIDUAL FITTINGS. 18.SPLICING OF 24 VOLT WIRES WILL NOT BE PERMITTED EXCEPT IN VALVE BOXES. CONTRACTOR TO LEAVE A 24" COIL OF EXCESS WIRE AT EACH SPLICE AND EVERY 100' ON CENTER ALONG WIRE RUN. TAPE WIRE BUNDLES 10' ON CENTER. NO TAPING WILL BE PERMITTED INSIDE SLEEVES. WIRE CONNECTORS SHALL BE SCOTCH DBY OR APPROVED EQUAL, INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. 19.CONTROL VALVES SHALL BE SIZED AS DESIGNATED ON THE DRAWINGS AND SHALL BE INSTALLED IN VALVE BOXES AS INDICATED IN THE DETAILS. BOXES SHALL BE SET FLUSH WITH THE FINISH GRADE OR SURFACE AND PERMANENTLY MARKED AS INDICATED IN THE DETAILS. IRRIGATION NOTES 20.EXACT LOCATION OF CONTROLLERS TO BE DETERMINED AT JOB SITE BY PROJECT MANAGER. USE THIN WALL METAL CONDUIT ABOVE GRADE AND IN GARAGES. PAINT ALL CONDUIT TO MATCH BUILDING OR WALL COLOR. USE WATERPROOF CONNECTIONS FOR OUTDOOR INSTALLATION. INSTALL PER MANUFACTURERS SPECIFICATIONS. SEAL ALL CONDUIT HOLES WITH SILICONE OR EQUAL. PROGRAM CONTROLLER TO IRRIGATE USING MULTIPLE REPEAT CYCLES OF SHORT DURATION. CARE SHALL BE TAKEN TO PREVENT RUNOFF OF WATER AND SLOPE/SOIL EROSION DUE TO PROLONGED APPLICATIONS OF WATER. FOR CONTROL WIRE INSTALLED IN GARAGE, COORDINATE WITH ELECTRICAL ENGINEER AND PROJECT ELECTRICIAN FOR CONNECTIONS BETWEEN PODIUM OR WALL PENETRATIONS TO IRRIGATION CONTROLLER LOCATION(S). 21.CONTROL WIRES SHALL BE 14 GAUGE (RED). SEPARATE WIRES SHALL RUN FROM THE CONTROLLER TO EACH VALVE. COMMON GROUND WIRES SHALL BE 12 GAUGE (WHITE) ALL CONTROL WIRES LEADING FROM VALVES TO CONTROLLER SHALL BE LOOPED-UP A MINIMUM OF 30" INTO EVERY VALVE BOX INTERCEPTED ON THE WAY TO THE CONTROLLER. 22.CONTRACTOR TO COORDINATE CONTROLLER POWER HOOK-UP WITH PROJECT ELECTRICIAN. THE GENERAL CONTRACTOR SHALL COORDINATE HIS PORTION OF WORK WITH THE ELECTRICAL CONTRACTOR TO MINIMIZE CONFLICTS. 23.FINAL LOCATION FOR CONTROL VALVES SHALL BE APPROVED BY THE OWNERS AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLING. CONTRACTOR SHALL NOTIFY ALL LOCAL JURISDICTIONS FOR INSPECTION AND TESTING OF INSTALLED BACKFLOW PREVENTION DEVICE. 24.BUBBLERS SHALL BE LOCATED ON THE UPHILL SIDE OF TREES. 25.ALL WATER TO DRAIN AWAY FROM BUILDING PER LOCAL BUILDING CODE. 31.DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OF DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. 32.A LAMINATED, COLOR CODED, REDUCED SIZE IRRIGATION PLAN SHALL BE FURNISHED TO THE OWNER AFTER FINAL ACCEPTANCE. PLACE ANOTHER LAMINATED COPY INSIDE THE CONTROLLER CABINET DOOR. 33.LANDSCAPE CONTRACTOR TO COORDINATE WITH GENERAL CONTRACTOR PRIOR TO DEMOLITION OR PROTECTION OF EXISTING MAINLINE AND CONTROLLER WIRE FOR FUTURE USE. 34.IF THE INTENT IS TO DEMO ANY IRRIGATION EQUIPMENT IN NEW CONSTRUCTION AREA, LANDSCAPE CONTRACTOR SHALL SUPPLY ALL NEW MAINLINE AND CONTROLLER WIRE TO NEW REMOTE CONTROL VALVE AS DESIGNED PER THIS PLAN, TYPICAL. 35.CONTRACTOR SHALL INSTALL DRIPLINE ON SLOPES PER MANUFACTURERS RECOMMENDATIONS WITH 25% INCREASED SPACING AT BOTTOM 1/3 OF SLOPE. 36.CONTRACTOR MUST PROVIDE AN IRRIGATION AUDIT IN ACCORDANCE WITH LOCAL WELO AND TITLE 23 DEPARTMENT OF WATER RESOURCES SECTION 492.12: IRRIGATION AUDIT, IRRIGATION SURVEY, AND IRRIGATION WATER USE ANALYSIS PRIOR TO PROJECT ACCEPTANCE. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION. 37.CONTRACTOR SHALL PROVIDE A CERTIFICATE OF COMPLETION AS REQUIRED TO THE LOCAL REVIEWING AGENCY. SEE CALIFORNIA CODE OF REGULATIONS TITLE 23 WATERS DIVISION 2 DEPARTMENT OF WATER RESOURCES CHAPTER 2.7 MODEL WATER EFFICIENT LANDSCAPE ORDINANCE APPENDIX C. 38.SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE OR AGENCY ADOPTED WELO. 39.CONTRACTOR IS RESPONSIBLE FOR HAND WATERING INCLUDING BUT NOT LIMITED TO THE FOLLOWING AREAS DURING PLANT ESTABLISHMENT: BIO-CELL AREAS, SODDED AREAS. THESE AREAS WILL NEED SUPPLEMENTAL HAND WATERING IF THEY ARE IRRIGATED BY DRIP UNTIL ROOTS ARE ESTABLISHED AS DRIP IRRIGATION MAY NOT PROVIDE SUFFICIENT WATER TO THESE AREAS FOR HEALTHY PLANT ESTABLISHMENT. 40.PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICE. 41.CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR. 42.A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. 43.WATER SUPPLIED BY CALIFORNIA WATER SERVICE. IRRIGATION LEGEND AND NOTES NOTE: INSTALL TORO DL2000 PER MANUFACTURER'S SPECIFICATIONS FOR GROUND COVER & SHRUB AREAS: DL2000 DRIPLINE SPACING =18" EMITTER SPACING =18" DRIPPER FLOW =0.53 GPH BUBBLERS MODEL ANTI-SIPHON DRIPZONE CONTROL KIT INC. REMOTE CONTROL VALVE, PRESSURE REGULATOR & FILTER FOR DRIP AND TREE BUBBLER VALVES TORO FCH-H-FIPT, MINIMUM ONE PER VALVE TORO DL-MP9 MINIMUM ONE PER VALVE TORO YD-500-34 MINIMUM ONE PER VALVE SPRAY, ROTOR, AND BUBBLER VALVES DRIP TUBING VALVES GALLONS PER MINUTE THROUGH VALVE CONTROL VALVE SIZE CONTROLLER STATION NUMBER ZONE TYPE, IF APPLICAPBLE LENGTH OF DRIP TUBING, IF APPLICABLE IRRIGATION LEGEND DESCRIPTIONSYMBOL PVC BALL VALVE FLUSH VALVE FOR DL2000 SYSTEM OPERATION INDICATOR FOR DRIP SYSTEM AIR VACUUM RELIEF VALVE FOR DRIP SYSTEM ON-GRADE TORO DRIP TUBING NONPRESSURE IRRIGATION SUPPLYLINE-3/4" MIN. PRESSURE SUPPLY MAINLINE SLEEVE: 2x ENCLOSED PIPE DIAMETER OR AS INDICATED CONTROLLER STATION NUMBER GALLONS PER MINUTE THROUGH VALVE CONTROL VALVE SIZE MANUFACTURER/MODEL/SIZE DRIP TORO DL-2000 SERIES (RGP-212-10) SCHEDULE 40 PVC PIPE NONPRESSURE DRIP IRRIGATION LATERAL, SIZED PER PIPE SIZING CHART 12" COVER 24" COVER 24" COVER CLASS 200 PVC PIPE 1120 SCHD. 40 PVC PIPE FOR SIZES 1-1/2" AND SMALLER 1120 CLASS 315 PVC PIPE FOR SIZES 2" AND LARGER 1120/SCHEDULE 40 PVC PIPE NOTES 12" COVER OPERATING PRESSURE MODEL NOZZLE GPM OPERATING PRESSURE MODEL 30 PSI REQUIRED DRIP EQUIPMENT NOT GRAPHICALLY DEPICTED ON PLANS: (INSTALL PER MANUFACTURER'S RECOMMENDATIONS.) ON GRADE TREE BUBBLER 0.2520-75 PSI DRIP TUBE FITTINGS TORO TRI-LOC FITTINGS NIBCO PVC BALL VALVE 4660-S OR EQUAL, LINE SIZE DESCRIPTION DESCRIPTION DESCRIPTIONIRRIGATION LINES AND SLEEVES IRRITOL 2700 ANTI-SIPHON SERIES WEATHER SENSOR IA HUNTER PRO HC WIFI ENABLED 12-STATION CONTROLLER WITH HUNTER HC FLOW METERWALL MOUNT ET BASED ELECTRIC IRRIGATION CONTROLLER W SPRAY 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-15 (360, TQ, TT, 210, H, 150, T, Q, 60)2.31, 1.78, 1.54, 1.20, 1.16, 0.96, 0.77, 0.58, 0.39 OPERATING PRESSURE MODEL NOZZLE GPMDESCRIPTION SPRAY / BUBBLER ANTI-SIPHON VALVE 15' RADIUS TORO FB-25 MOUNTED ON TORO SHRUB ADAPTERS IN QUANTITIES AS FOLLOWS: 2 PER 15 GALLON OR 24" BOX TREE 4 PER 36" BOX TREE AND LARGER 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-12 (360, TQ, TT, 210, H, 150, T, Q, 60)1.46, 1.15, 0.99, 0.82, 0.74, 0.62, 0.49, 0.37, 0.2512' MOUNT IN AN AREA EXPOSED TO RAIN CONDITIONS AND OUT OF REACH FOR VANDALISM. 2.4G WIRELESS CONNECTION IS REQUIRED FOR OPERATION. PLEASE VISIT HTTPS://WWW.HYDRAWISE.COM TO ENROLL AND SET UP ACCOUNT WITH SCHEDULE TO TRANSFER TO FUTURE HOMEOWNER WR-CLIK IRRITOL 2700 ANTI-SIPHON SERIES XXXX' 1" GPM # CENTER FEED 1" GPM # 20-75 PSIPOP-UP SPRAY HEADS TORO 570Z-PRX SERIES 6P OT-10 (360, TQ, TT, 210, H, 150, T, Q, 60)1.03, 0.79, 0.69, 0.58, 0.51, 0.43, 0.34, 0.23, 0.1710' PIPE SIZING CHART FLOW RATE PIPE SIZE 0.0 - 9.0 0.75" 9.1 - 18.0 1.00" 18.1 - 30.0 1.25" 30.1 - 40.0 1.50" 40.1 - 60.0 2.00" 60.1 - 70.0 2.50" (DIAMETER)(GPM) 10/24/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L3.3 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED JH IRRIGATION DETAILS A B CFIK J G H E D SCALE: 2" = 1'-0" BALL VALVE SECTION NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 1 NATIVE SOIL 2 IRRIGATION MAINLINE, MINIMUM 18" DEEP 3 PVC ELBOW, 45 DEGREES, SCH 40 4 PVC, SCH 40 5 PVC, SCH 40, MINIMUM 8" LONG BOTH SIDE OF BALL VALVE 6 BALL VALVE 7 8 PEA GRAVEL SUMP, 6" WIDE, 6" DEEP BRICK SUPPORTS 9 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "BV" ON LID IN 1" LETTERS 1 23457869 POP-UP SPRAY HEAD SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALWAYS INSTALL POP-UP SPRAY HEAD PERPENDICULAR TO FINISHED GRADE. 1 NATIVE SOIL 2 FINISHED GRADE 3 LAWN 4 SPRAY IRRIGATION LATERAL 5 PCV TEE, SxSxT, WITH 1/2" THREADED OUTLET 6 1/2" PVC NIPPLE, SCH 80 7 POP-UP SPRAY HEAD, PLACE FLUSH WITH FINISHED GRADE AS SHOWN, MAINTAIN 2" CLEAR FROM EDGES OF HARDSCAPE SECTION 2 3 7 4 5 6 1 SPRAY / BUBBLER CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 8 9 PVC ELBOW SPRAY / BUBBLER LATERAL LINE CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 6 9 5 4 5 87 2 3 1 VALVE BOX INSTALLATION DIAGRAMS SCALE: 1/2" = 1'-0" NOTES: 1.SLEEVE BELOW ALL HARDSCAPE ELEMENTS. 2.SLEEVING SHALL BE TWICE THE DIAMETER OF WIRE BUNDLE CONTAINED WITHIN. 3.CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING. 4.SET VALVE BOX 1" ABOVE FINISH GRADE IN PLANTING AREAS AND FLUSH WITH FINISH GRADE IN TURF AREAS. 5.PLACE VALVE AND VALVE BOX IN PLANTING AREAS WHERE POSSIBLE. 6.SET VALVE BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN, WALK, FENCE, ETC. 7.AVOID HEAVILY COMPACTED SOIL AROUND VALVE BOX TO PREVENT DAMAGE TO VALVE BOX. 8.DO NOT INSTALL VALVE BOX IN HARDSCAPE. 9.VALVE BOXES IN PLANTING AREAS SHALL HAVE BROWN LIDS EXCEPT FOR RECYCLED WATER VALVES, IN WHICH CASE THE LIDS SHALL BE PURPLE. 10.PROVIDE A MINIMUM 2" CLEAR BETWEEN PIPES. 14" x 19" VALVE BOX1 MAIN LINE3 LATERAL LINE4 WIRING IN CONDUIT5 2 16" x 25" VALVE BOX MAIN LINE, LATERAL LINE, AND WIRING IN SAME TRENCH 6 INSTALL WIRING BENEATH AND BESIDE MAIN LINE, TAPE AND BUNDLE AT 10'-0" INTERVALS 7 3" SAND ENVELOPE AROUND MAIN LINES8 TIE A 2'-0" LOOP IN WIRING AT ALL CHANGES OF DIRECTION 30° OR GREATER, UNTIE AFTER ALL CONNECTIONS HAVE BEEN MADE 9 EDGE OF LAWN, WALK, FENCE, ETC.10 3 1 45 6 2 SECTION 7 88 9 1'-0"1'-0"1'-0"1'-0"11 10 PLAN VIEW PLAN VIEW SHOWN WITHOUT VALVE BOX LIDS DRIPLINE SOIL STAPLE SCALE: 4" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.LOCATE STAPLES ALONG TUBING PER MANUFACTURERS RECOMMENDATIONS. 1 NATIVE SOIL 2 FINISHED GRADE 3 DRIPLINE 4 SOIL STAPLE 5 MULCH, DEPTH PER SPECIFICATIONS AND PLANTING PLAN SECTIONELEVATION 3 2 4 5 1 3 2 4 5 1 DRIPLINE FLUSH VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ONE FLUSH VALVE SHALL BE PLACED FOR EVERY 7 GPM PER ZONE AT LOW POINTS. 1 NATIVE SOIL 2 PVC FLUSH MANIFOLD, SEE DRIPLINE LAYOUT DETAILS 3 PCV TEE, SxSxT, WITH 3/4" THREADED OUTLET 4 3/4" PVC NIPPLE, SCH 80 5 DRIPLINE FLUSH VALVE 6 PEA GRAVEL SUMP, 6" WIDE, 18" DEEP 7 BRICK SUPPORTS 8 PLASTIC VALVE BOX, 6" ROUND, LID SHALL BE 1" ABOVE FINISHED GRADE, HEAT BRAND "FV" ON LID IN 1" LETTERS SECTION 5 1 8 7 3 2 4 6 SCALE: 1" = 1'-0" DRIPLINE END-FEED LAYOUT NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREA PERIMETER. 1 PLANTING AREA PERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEF LATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 3 2 10 1 5 4 6 4 DRIPLINE CENTER-FEED LAYOUT SCALE: 1" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.SPACE DRIPLINE PER IRRIGATION LEGEND. PLACE PERIMETER DRIPLINE 2" TO 4" FROM PLANTING AREA PERIMETER. 1 PLANTING AREA PERIMETER 2 DRIP CONTROL VALVE 3 PVC SUPPLY MANIFOLD 4 PVC CONNECTION, MANIFOLD TO DRIPLINE 5 DRIPLINE 6 PVC FLUSH MANIFOLD 8 DRIPLINE OPERATION INDICATOR 9 AIR / VACCUUM RELIEF LATERAL, BLANK DRIPLINE TUBING, PLACED ON MOUND OR BERM 10 AIR / VACUUM RELIEF VALVE, PLACED AT HIGH POINT, PLUMBED TO BLANK DRIPLINE TUBING7DRIPLINE FLUSH VALVE 9PLAN 7 8 10 1 5 7 2 44 3 66 4 DRIP CONTROL VALVE SCALE: 2" = 1'-0" NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.THE VALVE MUST BE INSTALLED AT LEAST 6" ABOVE THE HIGHEST EMITTER IT CONTROLS. 1 NATIVE SOIL 2 MAINLINE 3 PVC ELBOW, OR TEE TO ADDITIONAL CONTROL VALVES AS NECESSARY 4 3/4" PVC, SCH 80 5 PVC MALE ADAPTER SECTION / ELEVATION 6 DRIP CONTROL VALVE 7 Y-FILTER 8 PRESSURE REGULATOR 9 PVC ELBOW 10 DRIP LATERAL LINE 11 CONTROL WIRES, SHALL HAVE 12" SERVICE COIL AND WATERPROOF WIRE SPLICE CONNECTORS 7 6 11 5 4 5 109 2 3 1 8 SCALE: 2" = 1'-0" WALL SURFACE ELECTRICAL SUPPLY CONDUIT, CONNECT TO POWER SOURCE, J-BOX INSIDE CONTROLLER WALL MOUNT CONTROLLER, SEE IRRIGATION LEGEND FOR SPECIFICATION WALL MOUNT CONTROLLER IRRIGATION CONTROL WIRE IN CONDUIT, SIZE AND TYPE PER LOCAL CODES NOTES: 1.THIS DRAWING IS PROVIDED FOR REFERENCE ONLY. 2.INDIVIDUAL PROJECT REQUIREMENTS AND LOCAL CODES MAY DICTATE DIFFERENCES IN INSTALLATION PROCEDURES THAT ARE NOT IDENTIFIED ON THIS DETAIL. 2 3 4 1 ELEVATION 1 2 4 33 3.ALL ELECTRICAL WORK MUST CONFORM TO LOCAL CODES. 4.VERIFY CONTROLLER LOCATION WITH PROJECT ELECTRICIAN. 5. REFER TO PRODUCT LITERATURE FOR ADDITIONAL INSTALLATION REQUIREMENTS. SCALE: 2" = 1'-0" TREE BUBBLER 6 NOTES: 1.SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATIONS. 2.INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. 3.ALLOW 6" BETWEEN TRUNK AND BUBBLER. 4.IF APPLICABLE, PLACE ALL BUBBLERS ON UPHILL SIDE OF TRUNK. 5.CONCEAL ALL EQUIPMENT UNDER MULCH. 1 NATIVE SOIL 2 IRRIGATION LATERAL 3 4 SUPER FUNNY PIPE ADAPTER, MALE THREADS, 3/4" x 3/8" 5 SUPPER FUNNY PIPE, 3/8" 6 SUPER FUNNY PIPE ADAPTER, FEMALE THREADS, 1/2" x 3/8" 7 8 BUBBLER ROOT BALL 9 SOIL STAPLE, SEE SOIL STAPLE DETAIL PVC TEE, SxSxT, WITH 3/4" THREADED OUTLET 10 MULCH SECTION 9 5 7 10 4 3 2 8 1 10/24/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 PLANTING PLAN 1 CER OCC 24" BOX GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 NOTES: 1.TREES TO BE PLANTED MINIMUM 5' FROM UNDERGROUND UTILITIES. 2.SEE SHEET L4.2 FOR PLANTING LEGEND AND NOTES. 3.SEE SHEET L4.3 FOR PLANTING DETAILS. 4.A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. SHRUB LEGEND SYMBOL BOTANICAL NAME TREE LEGEND SYMBOL BOTANICAL NAME ARBUTUS UNEDOARB UNE CAREX TUMULICOLA MUHLENBERGIA RIGENS BOLERO PLUS BY DELTA BLUEGRASS GROUNDCOVER LEGEND SYMBOL BOTANICAL NAME SALVIA LEUCANTHA DYMONDIA MARGARETAE CERCIS OCCIDENTALISCER OCC LAGERSTROEMIA INDICALAG IND PITTOSPORUM TOBIRA 'VARIEGATA' PODOCARPUS GRACILIOR FICUS PUMILA VINE LEGEND SYMBOL BOTANICAL NAME 3 LAG IND 24" BOX 2 ARB UNE 24" BOX CITRUS MEYERICIT MEY 1 CIT MEY 24" BOX PODOCARPUS MACROPHYLLUS 'MAKI' TUHLBAGIA VIOLACEA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA 10/24/22 Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.2 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMNONE KM PLANTING NOTES CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT NECESSARY TO FURNISH AND INSTALL PLANT MATERIAL AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS. UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, STRUCTURAL IMPROVEMENTS AND HARDSCAPE SHALL BE INSTALLED PRIOR TO PLANTING OPERATIONS. PLANT LIST ON THE DRAWINGS SHALL BE USED AS A GUIDE ONLY. CONTRACTOR SHALL TAKEOFF AND VERIFY SIZES AND QUANTITIES BY PLAN CHECK. A SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO THE CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. THE SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) OR LOCAL AGENCY ADOPTED WELO. CONTRACTOR SHALL OBTAIN A SOILS MANAGEMENT REPORT AFTER GRADING OPERATIONS AND PRIOR TO PLANT INSTALLATION. SAMPLES OF FERTILIZERS, ORGANIC AMENDMENT, SOIL CONDITIONERS, AND SEED SHALL BE SUBMITTED PRIOR TO INCORPORATION. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS. ALL WORK ON THE IRRIGATION SYSTEM, INCLUDING HYDROSTATIC, COVERAGE, AND OPERATIONAL TESTS AND THE BACKFILLING AND COMPACTION OF TRENCHES SHALL BE PERFORMED PRIOR TO PLANTING OPERATIONS. LOCATIONS OF PLANT MATERIAL SHALL BE REVIEWED ON SITE BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION. TREES SHALL BE PLANTED NO CLOSER THAN TEN FEET (10') FROM UTILITIES. TREES PLANTED WITHIN FIVE FEET (5') OF HARDSCAPE OR STRUCTURES SHALL BE INSTALLED WITH A ROOT BARRIER AS APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. CONTRACTOR MUST CONTACT THE CITY ARBORIST TO VERIFY ANY PROPOSED SPECIES (EVEN IF SHOWN ON THE PLANS), LOCATIONS, AND QUANTITIES OF ALL PROPOSED TREES PRIOR TO ORDERING MATERIAL. A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. CONTRACTOR SHALL PROVIDE SAMPLE OF PROPOSED BARK MULCH FOR APPROVAL. BARK MULCH SHALL BE LYNGSO SMALL FIR BARK (3/4" TO 1-1/2") OR APPROVED EQUAL. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6" OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6" INTO THE SOIL. ALL PLANT MATERIAL SHALL BE SELECTED IN ACCORDANCE WITH THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1) FOR STANDARD FORM TREES, CALIPER SIZE SHALL BE MEASURED 6" ABOVE THE SOIL LINE FOR CALIPERS EQUAL TO OR LESS THAN 4" FOR CALIPERS GREATER THAN 4", CALIPER SHALL BE MEASURES 12" ABOVE THE SOIL LINE. FOR MULTI-TRUNK TREES THE CALIPER SHALL BE ESTABLISHED BY TAKING THE AVERAGE OF THE CALIPER OF THE TWO LARGEST TRUNKS. CALIPER IS MEASURED 6” ABOVE ORIGINATION POINT OF THE SECOND LARGEST TRUNK OR 6” ABOVE GROUND IF ALL TRUNKS ORIGINATE FROM THE SOIL. CALIPER SIZES STANDARDS: 15 GALLON: 0.75-1.25" 24" BOX: 1.25-2" 36" BOX: 2-3.5" 48" BOX: 3.5-5" 60" BOX: 4-6" WATER NEEDS CATEGORY BASED ON WUCOLS IV (JANUARY 2014) LANDSCAPE COEFFICIENT METHOD: CATEGORY PERCENTAGE OF ETo (H) HIGH:0.7-0.9 (M) MEDIUM:0.4-0.6 (L) LOW:0.1-0.3 (VL) VERY LOW:<0.1 SITE CLEANLINESS: THE CONTRACTOR IS RESPONSIBLE TO KEEP THE SITE CLEAN FOR SOIL EROSION CONTROL MEASURES AND FOR ANY OTHER GENERAL REQUIREMENTS. SHOULD EXISTING CONDITIONS REQUIRE MITIGATION, THE CONTRACTOR SHALL ALERT THE OWNER OR LANDSCAPE ARCHITECT PRIOR TO PERFORMING WORK. CERTIFICATE OF COMPLETION: A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. PLANTING LEGEND AND NOTES SHRUB LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS TREE LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLS PLANTING LEGEND QUANTITY QUANTITY ARBUTUS UNEDOARB UNE STRAWBERRY TREE 24" BOX 10 x 10'L2 BERKELEY SEDGE 1 GALLON 2' x 2' L117CAREX TUMULICOLA DEER GRASS 5 GALLON 3' x 3'L24MUHLENBERGIA RIGENS BOLERO PLUS BY DELTA BLUEGRASS LAWN SOD SOD H GROUNDCOVER LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLSSPACING - SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GALLON 4' x 4'L22 DYMONDIA MARGARETAE DYMONDIA 4 INCH 2" x 1'L6" O.C. LAGERSTROEMIA INDICA 'NATCHEZ'LAG IND CRAPE MYRTLE 24" BOX 15' x 15'L3 CITRUS MEYORICIT MEY LEMON TREE 24" BOX 8' x 8'M1 CERCIS OCCIDENTALISCER OCC WESTERN REDBUD 24" BOX 15' x 10'L1 VARIEGATED MOCK ORANGE 5 GALLON 5 x 5'L1PITTOSPORUM TOBIRA 'VARIEGATA' PODOCARPUS GRACILIOR FERN PINE 15 GALLON 6' x 6'M7 NOTES STANDARD TRUNK MULTI-TRUNK FICUS PUMILA CREEPING FIG 1 GALLON CLIMBING M18 VINE LEGEND SYMBOL BOTANICAL NAME MINIMUM CONTAINER SIZECOMMON NAME H x W WUCOLSQUANTITY TULBAGHIA VIOLACEA SOCIETY GARLIC 1 GALLON 2' x 2'L11 PODOCARPUS MACROPHYLLUS 'MAKI'SHRUBBY YEW PODOCARPUS 15 GALLON 7' x 5'M8 10/24/22 ABD C Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L4.3 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PMAS NOTED KM PLANTING DETAILS SCALE: 1" = 1'-0" VINE NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 9 6 6"VINE AGRIFORM PLANT TABLETS, 2 PER VINE 6 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS FOOT TAMP BASE 5 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING TREE NATIVE GRADE ROOT BALL 2 1 3 4 7 7 WALL OR FENCE8 ATTACH VINE TO WALL OR FENCE TO SUPPORT BRANCHING STRUCTURE 9 5 8 SCALE: 1" = 1'-0" 2" DEEP BASIN AROUND ROOT BALL, TREES PLANTED IN TURF SHALL NOT HAVE BASINS NATIVE GRADE CINCH TIE TREE 1 9 8 FOOT TAMP BASE2 BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING TREE 3 AGRIFORM PLANT TABLETS, 3 PER 15 GALLON, 6 PER 24" BOX, AND 8 FOR 36" BOX 4 TREE5 ROOT BALL6 PINE LODGE POLE STAKE, 2" DIAMETER, PLACED ON WINDWARD SIDES OF TREE AND OUTSIDE OF ROOT BALL 7 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 3.TREE INSTALLED IN TURF AREAS SHALL BE INSTALLED WITH 'ARBOR-GUARD' AT BASE OF TRUNK. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 5 6 7 8 6"9 SHRUB SCALE: 1" = 1'-0" NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.ROOT BALL CROWN SHALL EXTEND 1" ABOVE FINNISH GRADE. 2x DIAMETER OF ROOT BALLSECTION 2 1 3 4 5 6 6"NATIVE GRADE 2 3 4 SHRUB5 6 7 AGRIFORM PLANT TABLETS, 3 PER SHRUB 2" DEEP BASIN AROUND ROOT BALL FOOT TAMP BASE BACKFILL, PUDDLE AND SETTLE PRIOR TO PLANTING SHRUB ROOT BALL 1 7 SCALE: 1" = 1'-0" 2 1 GROUNDCOVER EDGE OF PLANTING AREA PLANT, SPACING VARIES, SEE PLANTING LEGEND 1 NOTES: 1.SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION OF PLANT MATERIALS. 2.SPACING SHALL BE TRIANGULATED UNLESS OTHERWISE NOTED. 3.INFILL PLANTS AS REQUIRED TO MAINTAIN SPACING AT IRREGULAR EDGES. 2 EQUAL EQUAL 1/2 PLANTSPACINGPLUS 6"EQUALEQUALPLAN VIEW 10/24/22 740 PALOMA AVENUE BURLINGAME, CA GARAGE PALOM A A V E Land Use Entitlements Land Planning Landscape Architecture Civil Engineering Utility Design Land Surveying Stormwater Compliance 1570 Oakland Road (408) 487-2200 San Jose, CA 95131 HMHca.com DRAWN BY: PROJECT NO: CAD DWG FILE: CHECKED BY: DESIGNED BY: DATE: SCALE: HMHC DATE DESCRIPTIONNO740 PALOMA AVENUETHOMAS JAMES HOMESBURLINGAME, CAS:\PROJECTS\598500\LA\598540 740 PALOMA AVE\PRODUCTION\598540LCD.DWG598540LCD.DWG L5.1 5985.40 JH BG OCTOBER 24, 2022 PLOTTED: 10/24/2022 4:17 PM1/8" = 1'-0" KM GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 TREE PROTECTION PLAN AND DETAIL TREE PROTECTION NOTES SECTION I SITE PREPARATION: ALL EXISTING TREES SHALL BE FENCED OFF WITHIN OR AT THE DRIP LINE (FOLIAR SPREAD) OF THE TREE. THE FENCE SHOULD BE A MINIMUM OF SIX FEET HIGH, MADE OF WIRE WITH STEEL STAKES, SUCH AS CYCLONE FENCING. IF THE FENCE IS WITHIN THE DRIP LINE OF THE TREES, EVERY ATTEMPT SHOULD BE MADE TO RELOCATE THE FENCE AT THE DRIPLINE OF THE TREE. IF NOT POSSIBLE, THE TREE SHALL BE PRUNED TO REDUCE THE CHANCE OF LIMB BREAKAGE FROM CONSTRUCTION EQUIPMENT ENCROACHING WITHIN THE DRIP LINE. ALL CONTRACTORS, SUBCONTRACTORS AND OTHER PERSONNEL SHALL BE WARNED THAT ENCROACHMENT WITHIN THE FENCED AREA IS FORBIDDEN WITHOUT THE CONSENT OF THE CERTIFIED ARBORIST ON THE JOB. THIS INCLUDES, BUT IS NOT LIMITED TO, STORAGE OF LUMBER AND OTHER MATERIALS, DISPOSAL OF PAINTS, SOLVENTS OR OTHER NOXIOUS MATERIALS, PARKED CARS, GRADING EQUIPMENT OR OTHER HEAVY EQUIPMENT. PENALTIES, BASED ON THE COST OF REMEDIAL REPAIRS AND THE EVALUATION GUIDE PUBLISHED BY THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE ASSESSED FOR DAMAGES TO THE TREES. SECTION II GRADING/EXCAVATING: ALL GRADING PLANS THAT SPECIFY GRADING WITHIN THE DRIP LINE OF ANY TREE, OR WITHIN THE DISTANCE FROM THE TRUNK AS OUTLINED IN SECTION I WHEN SAID DISTANCE IS OUTSIDE THE DRIP LINE, SHALL FIRST BE REVIEWED BY THE CERTIFIED ARBORIST. PROVISIONS FOR AERATION, DRAINAGE, PRUNING, TUNNELING BENEATH ROOTS, ROOT PRUNING OR OTHER NECESSARY ACTIONS TO PROTECT THE TREES SHALL BE OUTLINED BY THE ARBORIST. IF TRENCHING IS NECESSARY WITHIN THE AREA AS DESCRIBED ABOVE, SAID TRENCHING SHALL BE UNDERTAKEN BY HAND LABOR. ALL ROOTS 2 INCHES OR LARGER SHALL BE TUNNELED UNDER AND OTHER ROOTS SHALL BE CUT SMOOTHLY TO THE TRUNK SIDE OF THE TRENCH. THE TRUNK SIDE SHOULD BE DRAPED IMMEDIATELY WITH TWO LAYERS OF UNTREATED BURLAP TO A DEPTH OF 3 FEET FROM THE SURFACE. THE BURLAP SHALL BE SOAKED NIGHTLY AND LEFT IN PLACE UNTIL THE TRENCH IS BACK FILLED TO THE ORIGINAL LEVEL. THE ARBORIST SHALL EXAMINE THE TRENCH PRIOR TO BACK FILLING TO ASCERTAIN THE NUMBER AND SIZE OF ROOTS CUT, SO AS TO SUGGEST THE NECESSARY REMEDIAL REPAIRS. SECTION III REMEDIAL REPAIRS: THE ARBORIST ON THE JOB SHALL HAVE THE RESPONSIBILITY OF OBSERVING ALL ONGOING ACTIVITIES THAT MAY AFFECT THE TREES, AND PRESCRIBING NECESSARY REMEDIAL WORK TO INSURE THE HEALTH AND STABILITY OF SAID TREES. THIS INCLUDES, BUT IS NOT LIMITED TO, ALL ARBORIST ACTIVITIES BROUGHT OUT IN SECTIONS I AND II. IN ADDITION, PRUNING, AS OUTLINED IN THE "PRUNING STANDARDS" OF THE WESTERN CHAPTER OF THE INTERNATIONAL SOCIETY OF ARBORICULTURE, SHALL BE PRESCRIBED AS NECESSARY. FERTILIZING, AERATION, IRRIGATION, PEST CONTROL AND OTHER ACTIVITIES SHALL BE PRESCRIBED ACCORDING TO THE TREE NEEDS, LOCAL SITE REQUIREMENTS, AND STATE AGRICULTURAL PEST CONTROL LAWS. ALL SPECIFICATIONS SHALL BE IN WRITING. FOR PEST CONTROL OPERATIONS, CONSULT THE LOCAL COUNTY AGRICULTURAL COMMISSIONERS OFFICE FOR INDIVIDUALS LICENSED AS PEST CONTROL ADVISORS OR PEST CONTROL OPERATORS. SECTION IV FINAL INSPECTION: UPON COMPLETION OF THE PROJECT, THE ARBORIST SHALL REVIEW ALL WORK UNDERTAKEN THAT MAY IMPACT THE EXISTING TREES. SPECIAL ATTENTION SHALL BE GIVEN TO CUTS AND FILLS, COMPACTING, DRAINAGE, PRUNING AND FUTURE REMEDIAL WORK. THE ARBORIST SHOULD SUBMIT A FINAL REPORT IN WRITING OUTLINING THE ONGOING REMEDIAL CARE FOLLOWING THE FINAL INSPECTION. A TREE TO BE REMOVED TREE TO REMAIN AND PROTECT TREE PROTECTION LEGEND DESCRIPTION SYMBOL PROPOSED TREE, SEE PLANTING PLAN TREE PROTECTION FENCING TREE MITIGATION TABLE DESCRIPTION QUANTITY TREES ON SITE TREES TO BE REMOVED PROTECTED TREES TO BE REMOVED PROPOSED TREES TOTAL PROPOSED TREES AND TREES TO REMAIN 18 15 6 7 10 NOTES: 1.SEE SHEET L4.2 FOR PROPOSED TREE SPECIES. 2.SEE ARBORIST REPORT BY WILLIAM SOWA, CERTIFIED ARBORIST WE-12270A, DATED: SEPTEMBER 22, 2021. 3.A TREE REMOVAL APPLICATION HAS BEEN SUBMITTED FOR TREES 3, 4, 7, 11, 12, AND 17. THESE TREES SHALL BE PROTECTED AND IRRIGATED UP TO AND UNTIL A TREE REMOVAL PERMIT HAS BEEN ISSUED. LANDSCAPE CONTRACTOR TO CONFIRM WITH TJH TO VERIFY TREE REMOVAL PERMIT STATUS PRIOR TO REMOVAL OF TREE PROTECTION FENCING AND REMOVAL OF TREES. TEMPORARY TREE PROTECTION FENCING EXISTING TREE TABLE # RETAIN / REMOVESPECIESDBHCONDITION GRAPHIC SCALE 1/8 inch = 1 foot ( In Feet ) 32168408 SCALE: 1/2" = 1'-0" 6'-0" HIGH TEMPORARY CHAIN LINK FENCE, INSTALLED AT DRIP LINE TREE PROTECTION 1 INSTALL TRUNK WRAP IF DRIP LINE FENCE IS NOT PRACTICAL, INSTALL FOUR (4) LODGE POLES AROUND EACH TREE, WRAP TRUNK IN STRAW WADDLE, THEN WRAP IN ORANGE SNOW FENCING UP TO BRANCHING STRUCTURE 2 NOTES: 1.TREE PROTECTION MEASURES SHALL BE INSTALLED BEFORE GRADING OR EQUIPMENT IS ALLOWED ON SITE. 2.PRIOR TO CONSTRUCTION, CONSULT WITH THE PROJECT ARBORIST TO DETERMINE FERTILIZING AND WATERING SCHEDULES FOR EXISTING TREES. 3.WHEN CONSTRUCTION IS TO TAKE PLACE WITHIN A TREE'S DRIP LINE, FENCING SHALL BE LOCATED BY THE PROJECT ARBORIST. 4.NO CONSTRUCTION WASTE, EITHER LIQUID, SOLID, OR ANY OTHER SUBSTANCE WHICH COULD ENTER INTO THE ROOT SYSTEM (OIL, GASOLINE, CHEMICALS, OR OTHER HARMFUL MATERIALS) SHALL BE DEPOSITED, DISPOSED OF, OR STORED WITHIN OR NEAR A TREE'S DRIP LINE. 5.WIRE, SIGNS, ROPES, PULLEYS, ETC., SHALL NOT BE ATTACHED TO ANY TREE. 6.IF TRENCHING WITHIN A TREE'S DRIP LINE IS NECESSARY, CONSULT WITH PROJECT ARBORIST. 7.IF TREE PRUNING IS NECESSARY, IT SHALL BE CARRIED OUT BY THE PROJECT ARBORIST. 8.ONLY TREES WITHIN THE LIMITS OF OR ADJACENT TO GRADING AND CONSTRUCTION AREAS SHALL RECEIVE TREE PROTECTION. 9.INSTALL ONE SIGN TO DRIP LINE FENCING PER AREA. SECTION 1DRIP LINETREE PROTECTION ZONE DO NOT REMOVE EXCEPT FOR UNDER THE DIRECTION OF THE PROJECT ARBORIST SIGN SCALE: 1" = 1'-0" 2'-0"8"1-1/2"1"DRIP LINE2 18 1 2 3 5 6 8 7 9 10 11 17 16 15 14 13 12 4 EXISTING TREE TO REMOVE, PINUS JEFFERYI EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, LIGUSTRUM LUCIDUM EXISTING TREE TO REMOVE, ACACIA MELANOXYLON EXISTING TREE TO REMOVE, WASHINGTONIA SPP. EXISTING TREES (2) TO REMOVE, CRATAEGUS MONOGYNA EXISTING TREE TO REMOVE, SCHINUS TEREBINTHIFOLIA EXISTING TREE TO REMIAN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMIAN AND PROTECT EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, PYRUS SPP. EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMOVE, PITTOSPORUM UNDULATUM EXISTING TREE TO REMOVE, LIQUIDAMBAR STYRACIFLUA EXISTING TREE TO REMOVE, CITRUS SPP. EXISTING TREE TO REMOVE, LIQUIDAMBAR STYRACIFLUA EXISTING TREE TO REMAIN AND PROTECT EXISTING TREE TO REMAIN AND PROTECT, QUERCUS SPP. EXISTING TREE TO REMAIN AND PROTECT, PRUNUS CERASIFERA EXISTING TREE TO REMOVE, SCHINUS TEREBINTHIFOLIA 10/24/22 LOT 13BLOCK 9(7 M 38)EXISTING SINGLESTORY RESIDENCEFF 99.2(1,385 SQ. FT. ±)PALOMA AVENUEEXISTINGGARAGE(533 SQ. FT. ±)F:\3085-000\BURLINGAME\740 PALOMA AVE\ACAD\EXHIBITS\XB-LOT SURVEY_740 PALOMA AVE.DWG9/22/2021 10:01 AM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#15SURVEYOR'S STATEMENT:JOB NO.: 3085-000740 PALOMA AVENUETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: SEPTEMBER 22, 2021CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMSACRAMENTO(925) 866-0322(916) 375-18773020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITE City of Burlingame Master Sign Program Address: 877 Mahler Road Meeting Date: November 14, 2022 Request: Application for a Master Sign Program for wall signs above the first story of an existing commercial building. Applicants: Carl Cook (United Signs) and Kerry Apex APN: 026-322-180 Sign Designer: Fast Signs Lot Area: 79,100 SF Property Owner: 877 Mahler LLC Zoning: I-I General Plan: Innovation/Industrial Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311 (a), which states that construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on-premise signs, is exempt from environmental review. Master Sign Program: With the Zoning Code Update which became effective January 5, 2022, a Master Sign Program is required for signs located above the first story of a building in cases where regulations for upper floor signs are not specifically stated. A Master Sign Program provides a means for the flexible application of sign regulations for projects that require multiple signs and/or unique signs, such as placement of signs above the first story of a building. Proposed signs included with a Master Sign Program request shall comply with the following: 1. The placement of any such sign shall not obscure any building or window trim or any architectural feature of the building. 2. The sign shape and design shall be compatible with the architectural style of the building on which it is placed. 3. The sign size shall be in proportion to façade portion on which it is placed. 4. No more than one sign shall be placed on any building frontage. 5. The total area of all signage on any one frontage shall be 1.0 square foot of sign area per 1.0 lineal foot of building frontage, with no sign permitted to be larger than 60 square feet. The second floor signs proposed with this Master Sign Program comply with the criteria above. Project Description: The applicant is requesting approval of a Master Sign Program for three new wall signs above the first story at 877 Mahler Road, zoned I-I. The wall signs are proposed on the second story of the building; the overall height to the top of each proposed wall sign is 30’-1” above ground. The building facades have frontages along Mahler Road and the parking lot for the building. A total of three wall signs are proposed with this application (one wall sign per frontage). In addition, one code compliant monument sign is proposed, bringing the total number of proposed signs on the site to four (three wall signs and one monument sign). Staff would note that building address signs on the building and monument sign are exempt. There are no existing signs on the commercial building. Please refer to the Sign Table on page 2 for the proposed number and sign area of wall signs on each building frontage. The proposed signs would be for the existing primary tenant in the building (Kerry Apex). Each proposed wall sign would consist of a framed aluminum sign cabinet with a white acrylic face and an orange overlay. The signs would be internally lit using LED illumination. The proposed monument sign (15.4 SF) would be located at the front of the property, adjacent to one of the driveway entrances. The monument sign is 4’-8” in height and would be made of a brushed aluminum material with painted acrylic lettering. The monument sign complies with the code regulations for this district. Item No. 8b Regular Action Item Master Sign Program 877 Mahler Road 2 The applicant is requesting the following application:  Master Sign Program for signs above the first story of an existing building (C.S. 25.42.060 (C)). Sign Table 1 877 Mahler Road – Wall Signs Plans date stamped: October 31, 2022 Size/Area Height Number Mahler Road Frontage (Front) Sign B Wall Sign “KEX” 31 SF (3’-7” x 8’-8”) 30’-1” (second floor) 1 Maximum Signage Allowed 300 SF (60 SF for any single sign) Master Sign Program required for signs above first story 3 Parking Lot Frontage (Rear) Sign C Wall Sign “SF” 14.3 SF (3’-7” x 4’-0”) 30’-1” (second floor) 1 Maximum Signage Allowed 300 SF (60 SF for any single sign) Master Sign Program required for signs above first story 3 Parking Lot Frontage (Right Side) Sign D Wall Sign “KERRY APEX” 48 SF (3’-7” x 13’-5”) 30’-1” (second floor) 1 Maximum Signage Allowed 300 SF (60 SF for any single sign) Master Sign Program required for signs above first story 3 Sign Table 2 877 Mahler Road – Monument Sign Mahler Road Frontage Sign A Monument Sign “KERRY APEX” 15.4 SF (2’-6” x 6’-2”) 4’-8” 1 Maximum Signage Allowed 40 SF per side 8’-0” 1 Staff Comments: The Planning Division would note that this application was brought directly to the Planning Commission as a Regular Action Item since the request for the proposed signs is for a single tenant and there are no other existing signs on the building. However, if the Commission feels there is a need for more discussion, this item may be placed on a future action calendar for a second review and/or public hearing with direction to the applicant. Required Findings for Master Sign Program: In order to grant a Master Sign Program the Planning Commission must find that the following findings exist on the property (Code Section 25.42.060 (D)(1-8): Master Sign Program 877 Mahler Road 3 1. The master sign program complies with the purpose and intent of this section and chapter; 2. The master sign program does not allow any sign that is prohibited by Section 25.42.040 (Prohibited Signs); 3. The master sign program standards will result in signs that are visually related or complementary to each other and to the buildings and/or developments they identify through the integration of predominant architectural materials, elements, or details of such buildings or developments; 4. The signage shall make a positive visual contribution to the overall image of the City; 5. Any deviations from sign standards are justified by unique circumstances or conditions applicable to the property; 6. The master sign program will not result in signs that would impair pedestrian and vehicular safety; 7. Light and glare associated with the signs will not negatively affect nearby residential uses; and 8. The master sign program shall not be used to exceed the maximum total number of freestanding signs per parcel frontage. (Ord. 2000 § 2, (2021)) Suggested Findings: That the placement of the proposed wall signs complies with the purpose and intent of the regulations outlined in Burlingame Municipal Code, Code Section 25.42.060(D)(1-8); . that the proposed signs are complementary to the existing architectural style and details of the existing commercial building and contribute to the overall image of the City; that the proposed total sign area of 93 SF is significantly less than the maximum allowed sign area (300 SF) and will create minimal impact to the surrounding area with its installation; and that the placement of the proposed wall signs and the light and glare from the internally lit channel letters will not negatively affect the surrounding commercial buildings. For these reasons, the proposed project may be found to be compatible with the criteria above. Planning Commission Action: The Planning Commission should conduct a public hearing on the application and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped October 31, 2022, sheets 1 through 9; 2. that any increase in the number or area of the signs shall be subject to Planning Division or Planning Commission review (may require amendment to Master Sign Program); 3. that if the structure is demolished or the envelope changed at a later date the Master Sign Program associated with the building, as well as any other exceptions to the code granted here will become void; and 4. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame. ‘Amelia Kolokihakaufisi Associate Planner c. Carl Cook, United Signs and Kerry Apex, applicants 877 Mahler LLC, property owner Master Sign Program 877 Mahler Road 4 Attachments: Application to the Planning Commission Planning Commission Resolution (proposed) Notice of Public Hearing – November 4, 2022 Area Map United Signs / Carl Cook 5201 Pentecost Dr. Modesto CA 95356 916 600 6550 extremepermitservices@gmail.com Install 1 non illuminated monument sign, 3 illuminated wall signs and 2 non illuminated address numbers. Aurora Sanchez 924381 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND MASTER SIGN PROGRAM RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for a Master Sign Program for wall signs above the ground floor of an existing commercial building at 877 Mahler Road, Zoned I-I, 877 Mahler LLC, property owner, APN: 026-322-180; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 4, 2022, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15311 (a), which states that construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on-premise signs, is exempt from environmental review, is hereby approved. 2. Said Master Sign Program is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Master Sign Program is set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 14th day of November, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Master Sign Program 877 Mahler Road Effective November 24, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped October 31, 2022, sheets 1 through 9; 2. that any increase in the number or area of the signs shall be subject to Planning Division or Planning Commission review (may require amendment to Master Sign Program); 3. that if the structure is demolished or the envelope changed at a later date the Master Sign Program associated with the building, as well as any other exceptions to the code granted here will become void; and 4. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame.       877 Mahler Road 300’ noticing APN #: 026-322-180 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 8’4’6”SIDEWALK MAHLER AVE 190’ BUILDING FRONTAGE (ALL FOUR SIDES) 2’ FROM CORNER ELEVATION (Typ.)~26’-6”3’-7”FACADE1’1’2’-8 1/4”7’-5”1’-4” 190’ BUILDING FRONTAGE (ALL FOUR SIDES)~26’-6”ELEVATION (Typ.) 2’ FROM CORNER3’-7”FACADE1’1’2’-8 1/4”2’-8 1/4”1’-3” 1’1’190’ 3’7” BUILDING FRONTAGE (ALL FOUR SIDES) FACADE (ALL FOUR SIDES) ELEVATION (Typ.)~26’6”2’-8 1/4”11’-10 1/2”1’-6 3/4”10”3’-7”FACADE89’- 3/4”89’- 3/4” 1’1’190’ 3’7” BUILDING FRONTAGE (ALL FOUR SIDES) 57’-10” 25’-8.94”25’-8.94” FACADE (ALL FOUR SIDES) ELEVATION (Typ.) ~26’6”3’-7”FACADE2’-8 1/4”6’-4 1/8” 190’BUILDING FRONTAGE (ALL FOUR SIDES) 3’7”FACADE (ALL FOUR SIDES) 190’BUILDING FRONTAGE (ALL FOUR SIDES) 3’7”FACADE (ALL FOUR SIDES)190’190’190’ 190’ City of Burlingame Design Review Amendment Address: 1 Adrian Court Meeting Date: November 14, 2022 Request: Application for Design Review Amendment for changes to a previously approved 265-unit mixed- use development project. Applicant/Property Owner: Carmel Partners, Adam Mayer APN: 025-169-380 Architect: BDE Architecture, Inc., Jonathan Ennis Zoning: RRMU General Plan: Live/Work Lot Area: 2.83 acres (123,275 SF) Environmental Review: The proposed amendment falls within the scope of the previously adopted categorical exemption, per Section 15332 (Infill Development Projects) of the CEQA Guidelines. History and Design Review Amendment Request: An application for Design Review, Density Bonus, Approval of Community Benefit Bonuses, and Vesting Tentative Parcel Map for construction of a new 265-unit mixed use development at 1 & 45 Adrian Court was approved by the Planning Commission on September 23, 2019 (see attached September 23, 2019 Planning Commission Meeting Minutes). A building permit for construction of the project was issued on December 27, 2021 and construction is underway. An application for Design Review Amendment was approved by the Planning Commission on January 10, 2022 (see attached January 10, 2022 Planning Commission Meeting Minutes). This application included the addition of security gates and a pedestrian gate at the public plaza and publicly accessible park, changes to the storefront type and windows, and a revision to the Corten steel material at the public plaza. Staff prepared an FYI for Planning Commission review at the October 11, 2022 meeting where the applicant was requesting approval of a change to the graphics on the art wall facing the dog park at the rear of the site. The Planning Commission called this FYI up for further discussion/review and requested that this project be reviewed as a Design Review Amendment at a public hearing. During the initial review of the project, the Commission asked the applicant to provide a solution for the blank curved concrete wall enclosing the parking garage, which faces the dog park at the rear of the site. In September 2020, the Commission reviewed and accepted an FYI for the design on the curved wall, which included poppies constructed from offsetting layers (1-inch offset) of colored metal panels (see attached plans stamped “Original Approval”). This design concept was proposed by the previous developer, SummerHill Apartment Communities. Carmel Partners, the new developer of the project, is requesting that the Planning Commission consider a new concept for the art wall. The proposed design includes a stylized geometric art installation that uses birds as the subject matter. It would include one-dimensional painted art using repetition and negative space to create visually interesting patterns (see attached proposed plans, date stamped September 22, 2022). The applicant notes that “While the birds relate to the adjacent park and natural Burlingame landscape, the notion of flight evokes optimism, peace and hope.” Please refer to the attached letter and plans submitted by the applicant, dated September 22, 2022, for a detailed explanation of the proposed graphics. Summary of Previously Approved Project: The project site is located at the southwestern corner of Adrian Road and Adrian Court. The approved project includes merging two parcels, 1 and 45 Adrian Court, to create a new 2.83-acre site. The approved project includes construction of a new 265-unit mixed-use residential development consisting of two, 3 to 5‐story buildings above a shared two‐story podium, for a total of seven stories (79’-1¼” building height as measured from average top of curb). The following applications were approved by the Planning Commission on September 23, 2019: Item No. 8c Regular Action Item Design Review Amendment 1 Adrian Court 2  Design Review for construction of a new seven-story, 265-unit mixed-use development (265 residential units and 3,701 square feet of commercial/office space on ground floor) with at-grade parking on the first two floors (Code Section 25.39.060);  Density Bonus to allow 67 additional units over the density permitted for Tier 3 developments (Code Section 25.63.020 (a)(1));  Approval of community benefits bonuses for Tier 3 projects. The Planning Commission may approve Tier 3 projects if it determines that a project includes at least three community benefits. (Code Section 25.39.030); and  Vesting Tentative Parcel Map for lot combination of two parcels, Parcel D (45 Adrian Court) and Parcel E (1 Adrian Court), Block 6, Millsdale Industrial Park No. 3. The ground floor along Adrian Court will consist of a pedestrian plaza leading to two entrance lobbies, residential units, a leasing office, fitness room and secured bicycle storage rooms for residents. The ground floor space fronting Adrian Road will incude approximately 3,700 SF of commercial/office space. The second floor will contain similar spaces, including upper lobbies, residential units, and additional amenity spaces (co- working space, workshop and Wi-Fi lounge). The ground floor and second floor portions of the building fronting Adrian Court and Adrian Road screen the two-level parking garage. Two courtyards, a pool, club room and residential units are proposed on the third level (above the parking garage). The fourth through seventh levels will contain residential units, with two roof decks proposed on the seventh level. The parking garage, which is located at-grade, provides 301 parking spaces for the residential units and 13 spaces for the commercial space, for a total of 314 parking spaces (project requires a minimum of 312 parking spaces). Vehicular access into the garage is provided from both Adrian Court and Adrian Road. An approximately 0.4‐acre publicly accessible, privately maintained park is provided at the south end of the project site, which will include a dog park with separate fenced‐in play areas for large and small dogs, a bocce court, seating area, a flat turf play area, and wave fields designed for relaxation and play. A landscaped paseo, featuring a statement entry portal, is provided to draw pedestrians from Adrian Court towards the Park. These spaces will be maintained by the project, with easements to provide access to the public. This space intentionally left blank. Design Review Amendment 1 Adrian Court 3 Development table for previously approved 265-unit mixed-use development project. 1 & 45 Adrian Court Lot Area: 2.83 acres (123,275 SF) Plans date stamped: September 6, 2019 Proposed Tier 3 Projects Maximum Allowed/ Minimum Required Density - Residential Units: 93.6 du/ac ¹ 265 units 70 du/ac 198 units Density - Commercial Space: 0.03 FAR (3,701 SF) 1.0 FAR (123,275 SF) Building Height: 7 stories 79’-1¼” 7 stories 80’-0” Setbacks Front (Adrian Ct): Side (Interior): Side (Adrian Rd): Rear: Abutting Light Industrial: 22’-5” from edge of curb 15’-0” 15’-0” 54’-0” 15’-0” 15’-0” from edge of curb 10’-0” 10’-0” 20’-0” 15’-0” Lot Coverage: 66.1% (48.4% with inclusion of courtyard on podium level) 60% 73,965 SF Open Space per Unit: 30,778 SF (common) 3,736 SF (plaza) 21,062 SF (park & paseo) 4,748 SF (private) 60,324 SF / 265 units = 227 SF per unit 125 SF per unit = 33,125 SF may be private, common or both Landscape Coverage: 20.3 % of site 25,048 SF 20% of site 24,655 SF Pedestrian Plaza/Public Space: 3,736 SF pedestrian plaza 21,062 SF public open space 1,500 SF Mid-Block Plaza: 60’ x 60’ 100% open to sky 15’ x 15’ 50% open to sky ¹ Consistent with the State Density Bonus Law and the City’s Density Bonus ordinance, the applicant proposes to provide thirty-eight (38) below-market rate units for Low Income households to obtain a density bonus of 33.77%, or 67 additional units, over the density permitted for Tier 3 developments. Design Review Amendment 1 Adrian Court 4 1 & 45 Adrian Court Lot Area: 2.83 acres (123,275 SF) Plans date stamped: September 6, 2019 Proposed Tier 3 Projects Maximum Allowed/ Minimum Required Number of Parking Spaces: 314 spaces Residential: 3 studio units x 1.0 = 3 194 1-bdr units x 1.0 = 194 68 2-bdr units x 1.5 = 102 Commercial: 3,701 SF @ 1 space/300 SF = 13 Total Spaces Required = 312 Parking Stall Dimensions: 8’-6” x 17’-0” 8’-0” x 17’-0” Aisle Dimensions: 24’-0” 24’-0” for 90-degree parking Driveway Width: 18’-0” and 23’-9” Parking areas with more than 30 vehicle spaces shall have two 12’-0” wide driveways or one 18’-0” wide driveway Bicycle Parking: 133 resident (in building) 14 guest (outdoor) (147 total) 133 (0.5 spaces/unit) Electric Vehicle Charging Stalls: 16 spaces (5% of all spaces) 16 spaces (5% of all spaces) Staff Comments: None. Design Review Criteria: The criteria for design review in mixed-use districts is detailed in Code Section 25.57.030 (g) and requires the proposed project to be reviewed by the Planning Commission for the following considerations: (1) Support of the pattern of diverse architectural styles that characterize the city’s commercial, industrial and mixed use areas; and (2) Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate street frontages; and (3) On visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; and Design Review Amendment 1 Adrian Court 5 (4) Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development and compatibility with transitions where changes in land use occur nearby; and (5) Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure, restores or retains existing or significant original architectural features, and is compatible in mass and bulk with other structures in the immediate area; and (6) Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing opportunities of the commercial neighborhood. Suggested Findings for Design Review Amendment: The project may be found to be compatible with the requirements of the City’s criteria for design review based on the following:  That the proposed revisions to the grahic design concept on the art wall are consistent with the design review findings made for the originally approved project, whicn include: - That the project supports the pattern of diverse architectural styles that characterize the city’s industrial area with articulated massing, an articulated aluminum storefront and awnings on the ground floor, and articulated walls and repetitive fenestration on the upper floors; the project contains a blend of commercial and residential design features with an overall modern, industrial design theme, and embraces the street and the pedestrian realm; - That the project respects and promotes pedestrian activity by placing the commercial space on the ground floor and fronting Adrian Road to maximize commercial use of the street frontage and placing the publicly accessible pedestrian plaza adjacent to the street frontage along Adrian Court; that the parking for the project does not dominate the street frontage because the garage is located behind the ground floor building façade; - That on this visually prominent site, the building is characterized by a single modern, industrial architectural style and its design fits the site and is compatible with the surrounding development by exhibiting thoughtful well-articulated massing, character and pedestrian scale; - That the building is compatible with the mass, bulk, scale, and existing materials of existing development in that the exterior building materials include a mix of plaster, concrete, porcelain and ceramic tile, painted metal panel siding, painted corrugated metal siding, and aluminum siding with a wood grain finish. Painted metal awnings are proposed along the ground floor and upper levels of the building. A combination of vinyl and aluminum windows are proposed on the upper floors; the ground floor will contain an aluminum storefront system with glazing; and - That site features such as fencing, landscaping, and pedestrian circulation to be provided in the publicly accessible pedestrian plaza, paseo and park will enrich the existing opportunities of the neighborhood. Design Review Amendment 1 Adrian Court 6 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. Affirmative action should be be taken separately by resolution and include findings supporting the Planning Commission’s decision. The reasons for any action should be stated clearly for the record. 1. that the project shall be built as shown on the plans submitted to the Planning Division dated stamped September 22, 2022 (Project Site Plan, W est Elevation, and South Elevation) and date stamped September 6, 2019, sheets A0.0 through A7.2, L1 through L8, C1.0 through C6.0, VTM 1.0 through VTM 3.0, INT1 through INT3, PM1 and PM2, and date stamped December 2, 2021, sheets A1.01, A3.00 through A3.03, A7.23, L1.1A, L1.1B, L2.4, L5.11 and L5.12; 2. that the project shall include thirty-eight (38) units affordable to households of “Low Income” category, as defined as earning a maximum of 80% of the San Mateo County Area Median Income, for a period of at least fifty-five (55) years; the City Manager shall be authorized to execute an agreement with the applicant; 3. the applicant shall enter into an agreement with the City for the administration of the renting or leasing of the affordable units at least 120 days before the final inspection; 4. that the applicant shall enter into an agreement with the City for the applicant’s maintenance of the publicly accessible park; the terms of this agreement shall be approved as to form by the City Attorney’s Office, and reviewed and revised as appropriate by the City Manager; 5. that the project shall dedicate a Public Park Easement as depicted on Sheet C2.0 in conjunction with the park agreement; 6. that the residents of new live/work, mixed-use, and stand-alone residential development projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment, that the noise levels may be higher than in a strictly residential area, and that there may be odors associated with commercial and industrial uses. The covenants, conditions, and restrictions of any development with a residential use shall require that prospective residents acknowledge the receipt of the written noise notification. Such written noise notification shall be provided in residential leases. Signatures shall confirm receipt and understanding of this information; 7. that the public plaza shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; 8. that the public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; 9. 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 Amendment 1 Adrian Court 7 10. that any changes to the size or envelope of the building, building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 11. that the maximum elevation at the top of the roof ridge shall not exceed elevation 580.50’ as measured from the average elevation at the top of the curb (501.40’), and that the top of each floor and final roof ridge shall be surveyed by a licensed surveyor and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. Should any framing exceed the stated elevation it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; 12. that the project shall be constructed in accordance with the February 28, 2019 “Request for Alternate Materials or Methods of Construction” agreement between SummerHill Apartment Communities and Central County Fire Department; 13. that the project shall include the Transportation Demand Management Measures as proposed in the Transportation Impact Analysis, prepared by Hexagon Transportation Consultants, Inc., dated June 24, 2019; 14. that the conditions of the Building Division’s March 26, 2019 memo, the Public Works-Engineering Division’s April 19, 2019 memo, the Fire Division’s March 27, 2019 memo, the Parks Division’s April 11, 2019 memo, and the Stormwater Division’s May 2, 2019 memo related to building permit submittal shall be met; 15. that prior to issuance of a building permit for the project, the project applicant shall pay the first half of the North Burlingame/Rollins Road Development Fee in the amount of $104,712.30, made payable to the City of Burlingame and submitted to the Planning Division; 16. that prior to scheduling the final framing inspection, the project applicant shall pay the second half of the North Burlingame/Rollins Road Development Fee in the amount of $104,712.30, made payable to the City of Burlingame and submitted to the Planning Division; 17. that the project applicant shall contribute a fixed amount of $250,000, its fair share towards the upsizing of the sanitary sewer main from the project site to the pump station at 1740 Rollins Road; 18. that if the City determines that the structure interferes with City communications in the City, the property owner shall permit public safety communications equipment and a wireless access point for City communications to be located on the structure in a location to be agreed upon by the City and the property owner. The applicant shall provide an electrical supply source for use by the equipment. The applicant shall permit authorized representatives of the City to gain access to the equipment location for purposes of installation, maintenance, adjustment, and repair upon reasonable notice to the property owner or owner’s successor in interest. This access and location agreement shall be recorded in terms that convey the intent and meaning of this condition; Design Review Amendment 1 Adrian Court 8 19. that all new development shall be required to comply with the real estate disclosure requirements of State law and General Plan. The following statement must be included in the notice of intention to offer the property for sale or lease: “Notice of Airport in Vicinity This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase or lease and determine whether they are acceptable to you.”; 20. that the project applicant shall be required to evaluate potential airport noise impacts if the project is located within the 65 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility Plan; 21. that any action that would either permit or result in the development or construction of a land use considered to be conditionally compatible with aircraft noise of CNEL 65 dB or greater (as mapped in the Airport Land Use Compatibility Plan) shall include the grant of an avigation easement to the City and County of San Francisco prior to issuance of a building permit(s) for any proposed buildings or structures, consistent with Airport Land Use Compatibility Plan Policy NP-3 Grant of Avigation Easement; 22. 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; 23. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District unless applicant produces evidence, to the satisfaction of the Community Development Director, that special circumstances exist that warrant early demolition, in accordance with the provisions of the Burlingame Municipal Code Chapter 18.07.065; 24. that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; 25. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 26. that if construction is done during the wet season (October 1 through April 30), that prior to October 1 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; Design Review Amendment 1 Adrian Court 9 27. that the applicant shall prepare a construction staging and traffic control plan for the duration of construction for review and acceptance by the City Engineer prior to the issuance of a building permit; the construction staging plan shall include construction equipment parking, construction employee parking, timing and duration of various phases of construction and construction operations hours; the staging plan shall address public safety and shall ensure that worker's vehicles and construction equipment shall not be parked in public parking areas with exceptions for construction parking along the street frontages of the project site; 28. that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant; and e. Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. 29. that the applicant shall submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used to prevent soil, dirt and debris from entering the storm drain system; the plan shall include a site plan showing the property lines, existing and proposed topography and slope; areas to be disturbed, locations of cut/fill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourse or sensitive areas on-site or immediately downstream of a project; and designated construction access routes, staging areas and washout areas; 30. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of-way, clean off-site paved areas and sidewalks using dry sweeping methods; 31. that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; 32. that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; Design Review Amendment 1 Adrian Court 10 33. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 34. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 35. that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division to remove any existing protected size trees and that the project shall comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application; 36. that if there are any existing trees on adjacent properties abutting the project site that are determined to remain, the applicant shall have an arborist's report prepared which documents how the trees should be protected during construction; this report shall be reviewed and approved by the City Arborist and the contractor shall call for the City Arborist to inspect the protection measures installed before a building permit shall be issued; 37. that the applicant shall coordinate with the City of Burlingame Parks Division regarding the installation of the street trees along Adrian Court and Adrian Road; 38. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 39. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, 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: 40. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 41. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Division; 42. 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; 43. 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; Design Review Amendment 1 Adrian Court 11 The following conditions of approval are from applicable policies of the 2040 General Plan or the Environmental Impact Report prepared for the 2040 General Plan: 44. HP-3.12. The Project sponsor shall ensure implementation of the following BMPs during Project construction, in accordance with the BAAQMD’s standard requirements:  All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) shall be watered two times per day.  All haul trucks transporting soil, sand, or other loose material offsite shall be covered.  All visible mud or dirt track-out onto adjacent public roads shall be removed using wet-power vacuum street sweepers at least once per day. The use of dry-power sweeping shall be prohibited.  All vehicle speeds on unpaved roads shall be limited to 15 mph.  All roadways, driveways, and sidewalks that are to be paved shall be paved as soon as possible. Building pads shall be laid as soon as possible after grading, unless seeding or soil binders are used.  Idling times shall be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California Airborne Toxics Control Measure, Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points.  All construction equipment shall be maintained and properly tuned, in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.  A publicly visible sign with the name and telephone number of the person to contact at the lead agency regarding dust complaints shall be posted. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations. 45. CS-4.7: Airport and Heliport Noise. Monitor noise impacts from aircraft operations at San Francisco International Airport and Mills-Peninsula Medical Center, and implement applicable noise abatement policies and procedures as outlined in the Airport Noise Ordinance and Airport Land Use Compatibility Plan; 46. CS-4.8: Airport Noise Evaluation and Mitigation. Require project applicants to evaluation potential airport noise impacts if the project is located within the 60 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility Plan; 47. CS-4.9: Airport Disclosure Notices. Require that all new development comply with real estate disclosure requirements of State law, which requires that the presence of all existing and planned airports within two miles to be disclosed in any sale or lease of property; 48. HP-5.2: Migratory Birds. Identify and protect habitats that contribute to the healthy propagation of migratory birds, including trees and natural corridors that serve as stopovers and nesting places. Avoid construction activities that involve tree removal between March and June, unless a bird survey has been conducted to determine that the tree is unused during the breeding season by avian species protected under California Fish and Game Codes 3503, 3503.5, and 3511; Design Review Amendment 1 Adrian Court 12 49. HP-5.5: Protection and Expansion of Tree Resources. Continue to preserve and protect valuable native trees and introduce species that contribute to the urban forest but allow for the gradual replacement of trees for ongoing natural renewal. Consider replacement with native species. Use zoning and building requirements to ensure that existing trees are integrated into new developments; 50. HP-5.6: Tree Preservation Ordinance. Continue to adhere to the Burlingame Tree Preservation Ordinance (Burlingame Municipal Code Title 11); ensure the preservation of protected trees, as designated by the ordinance; and continue to be acknowledged by the Arbor Day Foundation as a Tree City USA; 51. HP-5.7: Urban Forest Management Plan. Continue to update and use the Burlingame Urban Forest Management Plan, which integrates environmental, economic, political, historical, and social values for the community for guidance on BMPs related to tree planting, removal, and maintenance, including onsite protection of extant trees and street trees during projects; 52. HP-5.14: Compliance with Environmental Laws. Ensure that all projects affecting resources of regional concern satisfy regional, state, and federal laws; and 53. Paleontological Assessment. In areas containing middle to late Pleistocene-era sediments where it is unknown if paleontological resources exist, prior to grading an assessment shall be made by a qualified paleontological professional to establish the need for paleontological monitoring. Should paleontological monitoring be required after recommendation by the professional paleontologist and approval by the Community Development Director, paleontological monitoring shall be implemented. Paleontological Monitoring. A project that requires grading plans and is located in an area of known fossil occurrence or that has been demonstrated to have fossils present in a paleontological field survey or other appropriate assessment shall have all grading monitored by trained paleontological crews working under the direction of a qualified professional, so that fossils exposed during grading can be recovered and preserved. Should any potentially unique fossils be encountered during development activities, work shall be halted immediately within 50 feet of the discovery, the City of Burlingame Planning Department shall be immediately notified, and a qualified paleontologist shall be retained to determine the significance of the discovery. Paleontological Recovery, Identification, and Curation. The City and a project applicant shall consider the mitigation recommendations of the qualified paleontologist for any unanticipated discoveries. The City and the project applicant shall consult and agree upon implementation of measures that the City and project applicant deem feasible and appropriate. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other appropriate measures. The project applicant shall be required to implement any mitigation necessary for the protection of paleontological resources. Paleontological Findings. Qualified paleontological personnel shall prepare a report of findings (with an itemized appendix of specimens) subsequent to implementation of paleontological recovery, identification, and curation. A preliminary report shall be submitted, subject to approval by the Community Development Director before granting of building permits, and a final report shall be submitted, subject to approval by the Community Development Director before granting of occupancy permits. Design Review Amendment 1 Adrian Court 13 Ruben Hurin Planning Manager c. Lisa Phyfe, Carmel Partners, applicant Attachments: Project Application Form Explanation Letter from Applicant, dated September 22, 2022 September 23, 2019 Planning Commission Minutes January 10, 2022 Planning Commission Minutes Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed November 4, 2022 Area Map City of Burlingame Š Community Development Department Š 501 Primrose Road Š (650) 558-7250 Š 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): SEP 22 2022 RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 1 Adrian Court Lisa Phyfe 415-912-1418 Lphyfe@carmelpartners.com Justin Warner 415-677-0966 jwarner@bdearch.com CP VII Adrian, LLC 415-273-2900 Lphyfe@carmelpartners.com 932887 9/22/2022 9/22/2022 JW 025-169-380 RRMU 1000 Sansome Street First Floor San Francisco, CA BDE Architecture 934 Howard Street San Francisco, CA 94103 ✔ 1000 Sansome Street First Floor San Francisco, CA 1 Adrian Court is currently under construction to construct 265 apartment units. 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'.-; $       Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW AMENDMENT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been proposed and application has been made for Design Review Amendment for changes to a previously approved 265-unit mixed-use development project at 1 Adrian Court, zoned RRMU; Carmel Partners, property owner, APN: 025-169-380; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 14, 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. It is hereby found that the project set forth above falls within the scope of the previously adopted Categorical Exemption, per Section 15332 (Infill Development Projects) of the California Environmental Quality Action (CEQA) Guidelines. 2. Said Design Review Amendment is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Design Review Amendment 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 14th day of November, 2022 by the following vote: EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division dated stamped September 22, 2022 (Project Site Plan, West Elevation, and South Elevation) and date stamped September 6, 2019, sheets A0.0 through A7.2, L1 through L8, C1.0 through C6.0, VTM 1.0 through VTM 3.0, INT1 through INT3, PM1 and PM2, and date stamped December 2, 2021, sheets A1.01, A3.00 through A3.03, A7.23, L1.1A, L1.1B, L2.4, L5.11 and L5.12; 2. that one year after occupancy of the project, the applicant shall provide and present to the Planning Commission a written update regarding the status of the need for the security gates at the public plaza and publically accessible park; 3. that the park hours for the publically accessible park shall be reviewed and approved by the Parks and Recreation Director; the building’s maintenance staff shall follow procedures for opening and closing of the park as established by the Parks and Recreation Director; 4. that the project shall include thirty-eight (38) units affordable to households of “Low Income” category, as defined as earning a maximum of 80% of the San Mateo County Area Median Income, for a period of at least fifty-five (55) years; the City Manager shall be authorized to execute an agreement with the applicant; 5. the applicant shall enter into an agreement with the City for the administration of the renting or leasing of the affordable units at least 120 days before the final inspection; 6. that the applicant shall enter into an agreement with the City for the applicant’s maintenance of the publicly accessible park; the terms of this agreement shall be approved as to form by the City Attorney’s Office, and reviewed and revised as appropriate by the City Manager; 7. that the project shall dedicate a Public Park Easement as depicted on Sheet C2.0 in conjunction with the park agreement; 8. that the residents of new live/work, mixed-use, and stand-alone residential development projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment, that the noise levels may be higher than in a strictly residential area, and that there may be odors associated with commercial and industrial uses. The covenants, conditions, and restrictions of any development with a residential use shall require that prospective residents acknowledge the receipt of the written noise notification. Such written noise notification shall be provided in residential leases. Signatures shall confirm receipt and understanding of this information; 9. that the public plaza shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 2 10. that the public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; 11. 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; 12. that any changes to the size or envelope of the building, building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 13. that the maximum elevation at the top of the roof ridge shall not exceed elevation 580.50’ as measured from the average elevation at the top of the curb (501.40’), and that the top of each floor and final roof ridge shall be surveyed by a licensed surveyor and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. Should any framing exceed the stated elevation it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; 14. that the project shall be constructed in accordance with the February 28, 2019 “Request for Alternate Materials or Methods of Construction” agreement between SummerHill Apartment Communities and Central County Fire Department; 15. that the project shall include the Transportation Demand Management Measures as proposed in the Transportation Impact Analysis, prepared by Hexagon Transportation Consultants, Inc., dated June 24, 2019; 16. that the conditions of the Building Division’s March 26, 2019 memo, the Public Works- Engineering Division’s April 19, 2019 memo, the Fire Division’s March 27, 2019 memo, the Parks Division’s April 11, 2019 memo, and the Stormwater Division’s May 2, 2019 memo related to building permit submittal shall be met; 17. that prior to issuance of a building permit for the project, the project applicant shall pay the first half of the North Burlingame/Rollins Road Development Fee in the amount of $104,712.30, made payable to the City of Burlingame and submitted to the Planning Division; 18. that prior to scheduling the final framing inspection, the project applicant shall pay the second half of the North Burlingame/Rollins Road Development Fee in the amount of $104,712.30, made payable to the City of Burlingame and submitted to the Planning Division; EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 3 19. that the project applicant shall contribute a fixed amount of $250,000, its fair share towards the upsizing of the sanitary sewer main from the project site to the pump station at 1740 Rollins Road; 20. that if the City determines that the structure interferes with City communications in the City, the property owner shall permit public safety communications equipment and a wireless access point for City communications to be located on the structure in a location to be agreed upon by the City and the property owner. The applicant shall provide an electrical supply source for use by the equipment. The applicant shall permit authorized representatives of the City to gain access to the equipment location for purposes of installation, maintenance, adjustment, and repair upon reasonable notice to the property owner or owner’s successor in interest. This access and location agreement shall be recorded in terms that convey the intent and meaning of this condition; 21. that all new development shall be required to comply with the real estate disclosure requirements of State law and General Plan. The following statement must be included in the notice of intention to offer the property for sale or lease: “Notice of Airport in Vicinity This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase or lease and determine whether they are acceptable to you.”; 22. that the project applicant shall be required to evaluate potential airport noise impacts if the project is located within the 65 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility Plan; 23. that any action that would either permit or result in the development or construction of a land use considered to be conditionally compatible with aircraft noise of CNEL 65 dB or greater (as mapped in the Airport Land Use Compatibility Plan) shall include the grant of an avigation easement to the City and County of San Francisco prior to issuance of a building permit(s) for any proposed buildings or structures, consistent with Airport Land Use Compatibility Plan Policy NP-3 Grant of Avigation Easement; 24. 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; EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 4 25. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District unless applicant produces evidence, to the satisfaction of the Community Development Director, that special circumstances exist that warrant early demolition, in accordance with the provisions of the Burlingame Municipal Code Chapter 18.07.065; 26. that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; 27. that storage of construction materials and equipment on the street or in the public right- of-way shall be prohibited; 28. that if construction is done during the wet season (October 1 through April 30), that prior to October 1 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; 29. that the applicant shall prepare a construction staging and traffic control plan for the duration of construction for review and acceptance by the City Engineer prior to the issuance of a building permit; the construction staging plan shall include construction equipment parking, construction employee parking, timing and duration of various phases of construction and construction operations hours; the staging plan shall address public safety and shall ensure that worker's vehicles and construction equipment shall not be parked in public parking areas with exceptions for construction parking along the street frontages of the project site; 30. that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 5 c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant; and e. Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. 31. that the applicant shall submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used to prevent soil, dirt and debris from entering the storm drain system; the plan shall include a site plan showing the property lines, existing and proposed topography and slope; areas to be disturbed, locations of cut/fill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourse or sensitive areas on-site or immediately downstream of a project; and designated construction access routes, staging areas and washout areas; 32. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of-way, clean off-site paved areas and sidewalks using dry sweeping methods; 33. that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; 34. that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; 35. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 36. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 37. that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division to remove any existing protected size trees and that the project shall comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application; EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 6 38. that if there are any existing trees on adjacent properties abutting the project site that are determined to remain, the applicant shall have an arborist's report prepared which documents how the trees should be protected during construction; this report shall be reviewed and approved by the City Arborist and the contractor shall call for the City Arborist to inspect the protection measures installed before a building permit shall be issued; 39. that the applicant shall coordinate with the City of Burlingame Parks Division regarding the installation of the street trees along Adrian Court and Adrian Road; 40. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 41. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, 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: 42. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 43. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Division; 44. 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; 45. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; The following conditions of approval are from applicable policies of the 2040 General Plan or the Environmental Impact Report prepared for the 2040 General Plan: 46. HP-3.12. The Project sponsor shall ensure implementation of the following BMPs during Project construction, in accordance with the BAAQMD’s standard requirements: ƒ All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) shall be watered two times per day. ƒ All haul trucks transporting soil, sand, or other loose material offsite shall be covered. EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 7 ƒ All visible mud or dirt track-out onto adjacent public roads shall be removed using wet-power vacuum street sweepers at least once per day. The use of dry-power sweeping shall be prohibited. ƒ All vehicle speeds on unpaved roads shall be limited to 15 mph. ƒ All roadways, driveways, and sidewalks that are to be paved shall be paved as soon as possible. Building pads shall be laid as soon as possible after grading, unless seeding or soil binders are used. ƒ Idling times shall be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California Airborne Toxics Control Measure, Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points. ƒ All construction equipment shall be maintained and properly tuned, in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. ƒ A publicly visible sign with the name and telephone number of the person to contact at the lead agency regarding dust complaints shall be posted. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations. 47. CS-4.7: Airport and Heliport Noise. Monitor noise impacts from aircraft operations at San Francisco International Airport and Mills-Peninsula Medical Center, and implement applicable noise abatement policies and procedures as outlined in the Airport Noise Ordinance and Airport Land Use Compatibility Plan; 48. CS-4.8: Airport Noise Evaluation and Mitigation. Require project applicants to evaluation potential airport noise impacts if the project is located within the 60 CNEL contour line of San Francisco International Airport (as mapped in the Airport Land Use Compatibility Plan). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility Plan; 49. CS-4.9: Airport Disclosure Notices. Require that all new development comply with real estate disclosure requirements of State law, which requires that the presence of all existing and planned airports within two miles to be disclosed in any sale or lease of property; 50. HP-5.2: Migratory Birds. Identify and protect habitats that contribute to the healthy propagation of migratory birds, including trees and natural corridors that serve as stopovers and nesting places. Avoid construction activities that involve tree removal between March and June, unless a bird survey has been conducted to determine that the tree is unused during the breeding season by avian species protected under California Fish and Game Codes 3503, 3503.5, and 3511; EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 8 51. HP-5.5: Protection and Expansion of Tree Resources. Continue to preserve and protect valuable native trees and introduce species that contribute to the urban forest but allow for the gradual replacement of trees for ongoing natural renewal. Consider replacement with native species. Use zoning and building requirements to ensure that existing trees are integrated into new developments; 52. HP-5.6: Tree Preservation Ordinance. Continue to adhere to the Burlingame Tree Preservation Ordinance (Burlingame Municipal Code Title 11); ensure the preservation of protected trees, as designated by the ordinance; and continue to be acknowledged by the Arbor Day Foundation as a Tree City USA; 53. HP-5.7: Urban Forest Management Plan. Continue to update and use the Burlingame Urban Forest Management Plan, which integrates environmental, economic, political, historical, and social values for the community for guidance on BMPs related to tree planting, removal, and maintenance, including onsite protection of extant trees and street trees during projects; 54. HP-5.14: Compliance with Environmental Laws. Ensure that all projects affecting resources of regional concern satisfy regional, state, and federal laws; and 55. Paleontological Assessment. In areas containing middle to late Pleistocene-era sediments where it is unknown if paleontological resources exist, prior to grading an assessment shall be made by a qualified paleontological professional to establish the need for paleontological monitoring. Should paleontological monitoring be required after recommendation by the professional paleontologist and approval by the Community Development Director, paleontological monitoring shall be implemented. Paleontological Monitoring. A project that requires grading plans and is located in an area of known fossil occurrence or that has been demonstrated to have fossils present in a paleontological field survey or other appropriate assessment shall have all grading monitored by trained paleontological crews working under the direction of a qualified professional, so that fossils exposed during grading can be recovered and preserved. Should any potentially unique fossils be encountered during development activities, work shall be halted immediately within 50 feet of the discovery, the City of Burlingame Planning Department shall be immediately notified, and a qualified paleontologist shall be retained to determine the significance of the discovery. Paleontological Recovery, Identification, and Curation. The City and a project applicant shall consider the mitigation recommendations of the qualified paleontologist for any unanticipated discoveries. The City and the project applicant shall consult and agree upon implementation of measures that the City and project applicant deem feasible and appropriate. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other appropriate measures. The project applicant shall be required to implement any mitigation necessary for the protection of paleontological resources. EXHIBIT “A” Conditions of approval for Categorical Exemption and Design Review Amendment 1 Adrian Court Effective November 28, 2022 Page 9 Paleontological Findings. Qualified paleontological personnel shall prepare a report of findings (with an itemized appendix of specimens) subsequent to implementation of paleontological recovery, identification, and curation. A preliminary report shall be submitted, subject to approval by the Community Development Director before granting of building permits, and a final report shall be submitted, subject to approval by the Community Development Director before granting of occupancy permits.    1 Adrian Court500’ noticingAPN: 025-169-380 SITE PLAN 1.0-01 BURLINGAME 1 ADRIAN COURT BURLINGAME, CA SCHEMATIC DESIGN JULY 31, 2020 PROJECT SITE PLAN VICINITY PLAN FOCAL POINT VIEWING AREA 6’ tall solid fence, corrugated metal 4’-5’ tall mesh fence around dog park RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION SEP 22 2022 LARGE ABSTRACT POPPIES No Background 2.0-01 BURLINGAME 1 ADRIAN COURT BURLINGAME, CA SCHEMATIC DESIGN JULY 31, 2020 WEST ELEVATION Scale: 3/32” = 1’-0” LARGE ABSTRACT POPPIES No Background 2.0-11 BURLINGAME 1 ADRIAN COURT BURLINGAME, CA SCHEMATIC DESIGN JULY 31, 2020 SOUTH ELEVATION Scale: 3/32” = 1’-0” 4’-5’ tall mesh fence around dog park 5'-0" LARGE ABSTRACT POPPIES No Background 2.0-21 BURLINGAME 1 ADRIAN COURT BURLINGAME, CA SCHEMATIC DESIGN JULY 31, 2020 22'-7" 6’ Solid Fence 5’ Mesh Fence 125'-6" SOUTH ELEVATION Scale: 3/32” = 1’-0” 22'-2" VIEWING DISTANCE FROM CORNER FOCAL POINT 3'-2" 3'-2" Natural earth tones complemented with color accents from the project’s brand palette. LARGE ABSTRACT POPPIES No Background 2.0-01 BURLINGAME 1 ADRIAN COURT BURLINGAME, CA SCHEMATIC DESIGN JULY 31, 2020 WEST ELEVATION Scale: 3/32” = 1’-0” City of Burlingame Special Permit Address: 500 Airport Boulevard Meeting Date: November 14, 2022 Request: Application for Special Permit for building height for a new elevator enclosure on the roof of an existing four-story office building. Applicant and Architect: Carlos Castillo, Element One Architecture APN: 026-363-500 Property Owner: Waterfront Plaza Properties Lot Area: 3.21 AC General Plan: Bayfront Commercial Zoning: BFC Environmental Review Status: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303, Class I of the CEQA Guidelines. which states that the operation repair, maintenance, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that previously existing including but not limited to (a) interior or exterior alternations involving such things as interior partitions, plumbing, and electrical conveyances, is exempt from environmental review. Project Description: The subject property is located at the intersection of Airport Boulevard and Bay View Place, just south of Anza Lagoon. The existing building contains four stories of office space over lower level parking. The roof of the existing building is flat and houses mechanical equipment. Current access to the roof for this equipment and for roof repairs is via a steep access ladder and a hatch, both of which do not meet current building safety codes. The applicant is proposing a new elevator enclosure and staircase with a landing on top of the existing flat roof. The proposed elevator will be used by maintenance crews only and there is no roof deck or terrace area existing or proposed with this project. The enclosure is set back 40'-0" from the edge of the building parapet on Airport Boulevard and 32'-0" from the edge of the building parapet on Bay View Place. The applicant is requesting a Special Permit for the proposed elevator enclosure because it would exceed the maximum building height limit of 65'-0" (C.S. 25.78.060(A)(2)). The existing building measures 47'-0" tall to the top of the parapet and the proposed elevator enclosure extends 2 0'-0" above the roof deck, for a total proposed height of 70'-6". Code Section 25.30.040(A)(5)(a) allows the following projections for building height: Elevators and Stairwells. Elevator shafts and stairwells up to 14 feet in height, as measured from the roof surface, are allowed to exceed the maximum height limit. Any such structures shall be integrated into the overall architectural design. The proposed enclosure is greater than 14 feet in height from the roof surface and therefore does not comply with the allowable projection requirements and must be counted in the overall building height measurement. The applicant has provided a letter of explanation, dated May 24, 2022, that explains the structural reasons the enclosure must be more than 14 feet in height and must have a staircase and landing fo r exiting. For reference, the Commission may also consult the structural calculations sheet in the staff report that was provided by the applicant, labeled Sheet VT3. The proposed enclosure is well below the maximum allowable heights outlined in the Airport Land Use Compatibility Plan. The applicant has been advised to consult the Federal Aviation Administration for that agency's height noticing requirements prior to applying for a building permit. The proposed enclosure does not require screening per C.S. 25.30.040(5)(c) because the total roof area covered by the equipment does not exceed 25% (total roof area covered by mechanical equipment, elevators, and stairwells is 2.4%). Item No. 8d Regular Action Item Special Permit 500 Airport Boulevard -2- The proposed enclosure is not subject to Commercial Design Rev iew because it does not meet the definition of a habitable area for the addition of a story and is not substantial construction. However, for reference the applicant has provided a Materials and Finishes sheet, dated May 23, 2022 (attached). The wall finish of the enclosure will be acrylic plaster, the elevator exit will be covered by a metal awning, and the landing and staircase will be aluminum. All other Zoning Code requirements have been met. The applicant is requesting the following application: ▪ Special Permit for building height for a new elevator enclosure on the roof of an existing four-story office building (67'-0" proposed where a Special permit is required for building heights that exceed 65'-0") (C.S. 25.78.060(a)(2)). 500 Airport Boulevard Lot Area: 3.21 acres Plans date stamped: November 2, 2022 EXISTING PREVIOUSLY PROPOSED PROPOSED ALLOWED/REQUIRED Building Height: 47'-0” (measured to top of building parapet) 70'-6" (measured to top of elevator enclosure) 1 67'-0" (measured to top of elevator enclosure) 1 65’-0” Special Permit required for a building height that exceeds 65'-0" per 25.78.060(A)(2) 2 1 Building height is measured to the top of any enclosure or mechanical equipment that exceeds 14 feet in height. 2 Special Permit required for a building height (67'-0" proposed where a Special Permit is required to exceed 65’-0”). Staff Comments: None. June 13, 2022 Action Meeting: At the Planning Commission Regular Action meeting on June 13, 2022, the Commission noted concerns with the height of the proposed enclosure and requested that the applicant erect a mockup of the enclosure to provide further visualization of how the enclosure will look on the building. The Commission voted to continue this item so that the applicant could review other options and also consider erecting a mockup (see attached June 13, 2022 Planning Commission Minutes). The overall height of the enclosure has been reduced by 3’-6” (from 23’-6” to 20’-0” as measured from the roof surface; the overall height has been reduced from 70’-6” to 67’-0”). The applicant submitted a response letter, dated September 14, 2022, and revised plans, date stamped November 2, 2022, to address the Planning Commission's concerns. Required Findings for Special Permit: Any decision to approve a Special Permit application pursuant to Chapter 25.78 shall be supported by written findings. In making such determination, the following findings shall be made: 1. The proposed modification to standards respects and preserves the character of t he neighborhood in which the project is located; 2. The proposed modification to standards results in a project that is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent a dverse effects on neighboring properties; and Special Permit 500 Airport Boulevard -3- 3. The additional development capacity is consistent with General Plan goals and policies. Suggested Findings for a Special Permit (Building Height): That the proposed height for the elevator enclosure is lower than the existing heights of the surrounding commercial buildings and below the maximum height allowed by the Airport Land Use Compatibility Plan ; that the elevator enclosure will have materials that are consistent with those of the surrounding com mercial; that the proposed modification of height standards is required to help the existing building provide safe roof access for necessary building mechanical and roof repairs; and that the proposed height is consistent with the General Plan principal of focusing commercial growth on the Bayside area east of Highway 101. For these reasons, the project may be found to be compatible with the special permit criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped November 2, 2022, sheets A0.01 through A4.01; 2. 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; 3. 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; 4. 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; and 5. 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. Michelle Markiewicz Associate Planner c. Carlos Castillo, applicant and architect Attachments: June 13, 2022 Planning Commission Minutes Response Letter from Applicant, dated September 14, 2022 Application to the Planning Commission Applicant's Letter of Explanation, dated May 24, 2022 Material & Finishes, dated May 29, 2022 Structural Engineering Sheet VT3, dated April 28, 2021 Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed November 4, 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 c.500 Airport Boulevard, zoned BFC - Application for a Special Permit for building height for a new elevator enclosure on the roof deck of an existing four -story office building. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 of the CEQA Guidelines.(Carlos Castillo, Element One Architecture, applicant and architect; Waterfront Plaza Properties LLC, property owner) (13 noticed) Staff Contact: Erika Lewit All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff report. Chair Gaul opened the public hearing. Carlos Castillo, 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: >The existing building does not have a parapet. The roof is the top of the elevation and the elevator enclosure is going to stick up a lot more. For Hillside Area Construction Permits we ask for story poles to analyze potential impacts. I'm concerned with this proposal; some of the other buildings with large penthouses look like a topper to the building. This is going to be a miniature box but yet standing 20-feet tall; it's going to look weird. Looking at the section and then looking at the roof on Goggle Earth, this feels like it's going to stick way up. Would like to request some sort of mockup so we can see what it's going to look like on the building. It could be as simple as a flag that is at the same height. It's hard to tell from here and being a z-shaped building, it's going to be unusual. >In your letter, it says that there was additional space needed so an elevator technician standing on top of the elevator cars is not crushed or badly injured. Suggest you consider an access through the roof as a practical solution. You can access it to the top if it was in the path of travel, you could have a hatch on the top to access the equipment. I could be wrong, my experience with commercial elevators is very limited, but in residential elevators the cart takes up the whole shaft. You can't idiot proof everything obviously, you can step off the side of the building, too, but I'm not asking you to put a handrail around it. Consider looking into another solution. I’m in full agreement with my fellow commissioner that if there's a structural shear requirement, typically it can be put to the side of the opening and you can make the penthouse wider and not so tall. Suggest going back to the engineer and the elevator company to see if you can work out a different solution. because this is really tall compared to what we're seeing. >It feels like a pimple on the roof that sticks up too far. The other penthouses in the building surrounding them have HVAC equipment and they have other things in them, so they really look like a structure on the roof where this is going to be a different. Looking at the smaller one that is there now, I agree, but this is going to extend higher. We need some sort of mockup and it could be as simple as a Page 1City of Burlingame June 13, 2022Planning Commission Meeting Minutes couple of 2x4's sticking up on the one corner and going high enough to show us that we can't see it. But right now, I feel like it's going to stick up quite a ways and really all of the surrounding buildings that are five floors or above will be looking at this thing. So that's my concern. >I would agree with that comment. If there were to be some poles erected, I would ask for two, one in opposing corners so we would get something closer to the street than away and the first one might not have the same effect, but there has to be a better solution. When we cut an opening in the side of a house, we put a shear panel on the side. You could make this structure and put the shear on the side . You don't have to have the shear underneath it. That's like what they did on the Golden Gate Bridge. They put their cross braces underneath the deck so they didn't have to have shear up above, but you could put the shear to the side because you have the room. You don't have to have the height. There's a solution for that access space on the top which could be some kind of lid on the top. My experience with elevators, which I have put some in residences, we get to six inches on the top. >I agree with my fellow commissioner. There's a different solution to this problem and as everyone knows, there's more than one option. It might have to cost a little bit more to get it done. I’d like to see some other alternatives before this project can move forward. >I don't know if there's really an appealable solution here at the moment that makes sense to deny the application, so we should continue to give them a chance to come back with another solution that's more viable. If we're still looking at something as tall as this solution here, then we're going to need to be convinced with story poles. That would be up to the applicant to decide which way they're going but if they could reduce the overall height quite a bit, then I would maybe not be so anxious about story poles. At the moment, with it sitting six feet above the roof just feels really weird. Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to continue the application. The motion carried by the following vote: Aye:Comaroto, Gaul, Horan, Lowenthal, Pfaff, Schmid, and Tse7 - Page 2City of Burlingame element1buildersinc 23990 clawiter road, hayward ca 94545 tel. 650.420.1075 Transmittal Via: Date: 9-14-22 _____ Mail __X__ Email _____ Delivery To: Erika Lewit Senior Planner City of Burlingame 650.558.7254 elewit@burlingame.org Re: 500 Airport – Elevator Extension Hello Erika, Please find attached the Planning Commission letter with responses to each comment/suggestion in green as well as letters from the structural engineer and elevator manufacturer. We have also been able to adjust our design to bring down the overall height of the building which was the main issue echoed by most of the commissioners. Enclosed is a new set of plans reflecting this change. Ideally, we would like to have a meeting with you either via zoom or in person to go over these responses before you distribute them to the commissioners. Please let us know your availability and we can set something up. Thank you for your help. Copy to: By: Gerry Nicol From: CD/PLG-Erika Lewit <elewit@burlingame.org> Subject: 500 Airport- follow-up after meeting Date: June 17, 2022 at 12:53:33 PM PDT To: Carlos Castillo <carlos@elementoneds.com> Hello Carlos, The minutes for the Action hearing last Monday won’t be ready for about ten days, but I’d like to follow up on next steps. First of all, it was clear from the hearing that most of the Commission did support the design/height of the proposed enclosure. Here is a brief summary of some of the comments suggestions: • Provide a visual simulation or story poles to show how visible the structure might be from the sidewalks surrounding the site; We have erected 20’ tall story poles on the building roof to better define the height of the elevator extension. The existing platform you see in this picture is a little over 3’ above the concrete roof deck. 20’ tall story poles on roof, taken from across Airport Blvd. • Is it possible to have the enclosure more closely match the glass design of the existing building? Some members of the commission did not take issue with the proposed light-colored plaster finish as proposed, and we feel the use of plaster will stand out less than glass. We have looked into a glass finish to match the building and do not think its economically feasible to enclose the elevator wall extensions in glass. There is a similar structure across the street with a light-colored structure on the roof. • The Commission did not find enough evidence in your submittal to support the fact that this maintenance access could not be provided in another manner that would meet (or come closer to meeting) the 14-foot height restriction. We were able to lower the overall height of the structure by 3’-6”. The new design is 20’-0” off the existing roof deck. Unfortunately, the easiest, most efficient way to the roof for maintenance and heavy equipment and/or materials would be via the elevator vs a steep narrow roof access stair. Here is what I suggest you resubmit to me in order to increase your approval at a second Commission Action hearing: 1. Please give us a detailed diagram in the plan set that shows all the existing conditions. Show the stair/ hatch access currently used for maintenance workers and the location of the current elevator shaft, as well as other existing rooftop equipment. Show that there is only an 18-inch parapet. Is there only one elevator for the building? We have added more information to the roof plan showing the existing equipment, along with the narrow 30” wide access stair. There are 3 existing elevators in the building but we are only proposing to extend 1 up to the roof. The existing building has no parapet. 2. Provide a detailed list of all the equipment that is on the rooftop or might be on the rooftop in the future, how often it is checked, and how many and how often the maintenance crew is on the roof. There is an existing mechanical penthouse, elevator penthouse, mechanical condensing units, various gas lines and multiple roof drains. Access to the roof for inspections and maintenance is roughly 3-4 times each month. Ownership plans to install solar panels in the future which will require additional need for better access for installation and maintenance. 3. Describe any equipment the crew must carry to the rooftop and why the proposed elevator shaft is an improvement over existing conditions. What existing UNSAFE conditions will be improved for maintenance staff with the proposed enclosure for rooftop access. If you have pictures of the current stair/hatch access or of the maintenance crew using these while carrying equipment, that will help support your claims. The existing stair / roof hatch access is a steep, narrow 30” wide stair and is difficult to carry tools and/or equipment up to the roof. Extending the elevator to the roof will result in a much safer and easier access for personnel and equipment as well as the future solar plans. Below are pictures of the existing narrow stair access hatch 4. Provide a letter from you and your Structural Engineer that gives detailed written answers to the following questions: a. Why must the proposed enclosure be as tall as it is? We were able to reduce the overall wall height by 3’-6”. The elevator itself requires 14’-6” min clear from the landing to the underside of the hoist beam. Attached to the end of this response is a letter from the structural engineer addressing this item. b. Why must the proposed enclosure have an elevated stair at the exit? We were able to lower the landing by 2’-8” so that the new proposed landing height is 3’-6” off the existing roof deck. The structural drawings show a 21” steel beam running 3” off the roof deck that the elevator landing / stairs need to clear. Attached to the end of this response is a letter from the structural engineer addressing this item. c. Can a hatch be provided in the top of the existing enclosure in order have maintenance staff exit that way? Unfortunately, this is not allowed per the elevator code. Attached to the end of this response, is a letter from the elevator company explaining the requirement for the refuge area above the elevator cab and why it can’t be a ‘hatch’ in the roof as questioned by the staff. 4. Provide a letter from you/your Engineer that details any other solutions you have considered for this elevator access and why these solutions are not feasible or preferable. If not the elevator, the only other way to access the roof is by the existing stair. As discussed earlier, these stairs are steep and narrow. Widening them would require removing and fabricating a new section of stairs, as well as cutting into the existing post tension concrete roof which is something we want to avoid. Even with a stair and roof modification, a stair access would still be more difficult with tools/materials etc than extending the elevator as proposed. 5. You have informed staff that this is only ever intended to be a maintenance elevator and that if the future a roof terrace is proposed, the access to the roof terrace would be in a different location. Is this accurate? And if this is an accurate depiction of the current plan, with the new elevator access for any roof terrace also be required to be more than 14 feet? The elevator extension is being proposed for an easier, safer way to access the roof for maintenance of the equipment. It will also be used for the future solar panel installation and maintenance. If the roof terrace project moves forward, we don’t anticipate another access or structure being more than 14’ above the roof. 7. Although the application for a Special Permit does not include design review and the equipment is not required to be screened, the Commission does have to make the following findings: The proposed modification to standards respects and preserves the character of the neighborhood in which the project is located; . The proposed modification to standards results in a project that is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring properties • In order to provide evidence for these findings to the Commission, can you provide the following: • Visual simulation of the visibility of the enclosure from the sidewalks; 20’-0” tall story poles have been added to help define visibility from the sidewalks • An altered design for the enclosure that more closely matches the exterior of the building; and We are proposing to keep a plaster wall finish as previously stated • Any documentation of other rooftop equipment on surrounding buildings that is not enclosed and that exceeds 14 feet in height? Pictures along with descriptions have been included of the adjacent buildings below This is the adjacent building to the west. Our proposed structure would be similar to the large white structure see here. This is the adjacent building to the south with the unsightly visible mechanical equipment /wall that appear to be taller than 14’ Let me know if you would also like to talk about this over the phone- I am free next week. Erika Lewit Senior Planner : City of Burlingame (650) 558-7254 | elewit@burlingame.org 601 Harbor Blvd., Belmont CA 94002 ● (650) 631-3999 ● Email: star@starelevator.com ● Lic. 432744 ● CQCC CC-03-012746 500 Airport BLVD To whom it may concern: When a hoist way is modified such as in the case of the elevator extension, the relevant sections of ASME 2004 17.1 must be met. The code rule dictating refuge space is 3.4.1.3. It states the following: 3.4.1.3 In no case shall the available refuge space be less than either of the following: (a) a horizontal area 600 mm _ 1 200 mm (24 in. _ 47 in.), with a height of 600 mm (24 in.) (b) a horizontal area 450 mm _ 900 mm (18 in. _ 35 in.), with a height of 1 070 mm (42 in.) In our case we need to use option b as we do not have the available footprint to meet option a. The refuge space is needed so that in the event a mechanic is trapped on the car top, they will not be crushed when the elevator reaches its full travel. An escape hatch is not an option in code, as a hatch may not open when it is intended to, and therefore cannot be used in lieu of a refuged space. Aaron Bailey Modernization Sales 650-730-7880 A.Bailey@starelevator.com The elevator extension requires a 14’-6” clearance from sill to bottom of hoist beam as shown on our elevator drawings. FBA, Inc. 1675 Sabre Street Hayward, CA 94545 Tel: (510) 265-1888 September 8, 2022 Mr. Gerry Nicol Element One, Inc. 23990 Clawiter Road Hayward, CA 94545 Re: 500 Airport Blvd. Elevator Penthouse Burlingame, CA Dear Mr. Nicol As requested, we’re providing this letter to clarify the general structural design intent related to the elevator penthouse structure at the above-mentioned project. The penthouse is a steel braced frame structure which is supported by concrete walls below with steel transfer girders on two sides. The overall height of the elevator penthouse is driven primarily by parameters related to the elevator equipment and related code requirements, but the height of the elevator entrance and stair was impacted by the steel transfer girders. The transfer girders are above the roof slab and support the two entrance side corners of the penthouse frame and transfer post loads to concrete walls within the existing structure. The transfer girders are 21” deep and are elevated 3” from the top of the roof slab. The 3” vertical offset is provided to allow the beam to span without bearing on the roof and to allow other roofing materials to pass below. The 21” beam depth is based on the required strength and stiffness to achieve the required spans. The current elevator entrance height is based on the transfer girder height and allowing space for the entrance stair/landing above. If there are further questions regarding the structural aspects of the elevator penthouse, please do not hesitate to call. Sincerely, FBA, Inc. Structural Engineers Adam O’Dea, S.E. 23990 clawiter road hayward, california 94545 tel. 650.346.5806 element a r c h i t e c t u r e one 500 AIRPORT DRIVE, BURLINGAME CA - MATERIALS & FINISHES ROOF MATERIAL & PARAPET - SINGLE PLY MEMBRANE ROOF, TPO OR IBPVC 05/23/22 ALUMINUM AWNING PAINTED METAL EDGE TO MATCH WALL COLOR WALL FINISH - ACRYLIC PLASTER SYSTEM, NEUTRAL COLOR ALUMINUM METAL STAIR CASE & LANDING Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for a Special Permit for total building height measured to the top of a new elevator enclosure on an existing commercial office building at 500 Airport Boulevard, Zone BFC, Waterfront Plaza Properties, property owner, APN: 026-363-500; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 14, 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 Section 15303 Class I, which states that the operation repair, maintenance, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that previously existing including but not limited to (a) interior or exterior alternations involving such things as interior partitions, plumbing, and electrical conveyances is exempt from environmental review, is hereby approved. 2. Said Special Permit is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Special Permit 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 14th day of November, 2022 by the following vote: EXHIBIT “A” Conditions of Approval for Categorical Exemption and Special Permit 500 Airport Blvd. Effective November 25, 2022 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped November 2, 2022, sheets A0.01 through A4.01; 2. 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; 3. 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; 4. 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; and 5. 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.       500 Airport Boulevard 300’ noticing APN: 026-363-500 1. CONTRACTOR SHALL FIELD VERIFY EXISTING CONDITIONS PRIOR TO BID. ANY DISCREPANCIES IDENTIFIED ON THE DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT. IF DURING CONSTRUCTION OF THE WORK, ANY DISCREPANCIES, ERRORS, OR CONFLICTS ON THE DRAWINGS OR SPECIFICATIONS ARE DISCOVERED, NOTIFY THE ARCHITECT IMMEDIATELY FOR INSTRUCTIONS FOR RESOLUTION OF THE PROBLEMS. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY UNFORESEEN CONDITIONS NOT SHOWN ON DRAWINGS INCLUDING: BUILDING STRUCTURAL ELEMENTS, SUPPORTS, SHEAR WALLS, AND OTHER ESSENTIAL BUILDING SYSTEM COMPONENTS. 2. CONTRACTOR SHALL BE RESPONSIBLE FOR JOB SITE SAFETY AT ALL TIMES AND SHALL PROVIDE FOR SAFE PASSAGE AROUND ALL WORK AREAS. 3. ADJACENT PREMISES WILL BE OCCUPIED DURING CONSTRUCTION. CONTRACTOR SHALL SCHEDULE ALL NOISY OPERATIONS WITH OWNER AND TENANTS. CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO ABATE, DUST, ETC. 4. CONTRACTOR SHALL REPAIR ALL EXISTING FACILITIES AND CONDITIONS DAMAGED AS A RESULT OF THEIR WORK. 5. CONTRACTOR SHALL REMOVE ALL RUBBISH FROM SITE. ITEMS NOTED TO BE SALVAGED SHALL BE DELIVERED TO LOCATION DESIGNATED BY OWNER. PROVIDE DAILY CLEAN-UP OF CONSTRUCTION AREA. 6. CONTRACTOR SHALL PROVIDE ALL DEMOLITION, SAWCUTTING, EXCAVATION, SHORING, ETC. AS REQUIRED TO PROVIDE NEW WORK AS SHOWN. 7. ALL WORK SHALL CONFORM TO APPLICABLE STATE, LOCAL, REGIONAL, AND FEDERAL CODES, LAWS, AND ORDINANCES, INCLUDING: 2019 CALIFORNIA BUILDING CODE (CBC) 2019 CALIFORNIA MECHANICAL CODE (CMC) 2019 CALIFORNIA PLUMBING CODE (CPC) 2019 CALIFORNIA ELECTRICAL CODE (CEC) 2019 CALIFORNIA FIRE CODE (CFC) 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CAL-GREEN) 2019 NATIONAL FIRE PROTECTION ASSOCIATION (NFPA) 13 - STANDARD FOR THE INSTALLATION OF SPRINKLER SYSTEMS 2019 NATIONAL FIRE PROTECTION ASSOCIATION (NFPA) 72 - NATIONAL FIRE ALARM CODE 2019 ADA OSHA 8. ALL MATERIALS SHALL BE INSTALLED PER THEIR MANUFACTURERS'S RECOMMENDATIONS. 9. DETAILS NOT SHOWN ON DRAWINGS SHALL BE CONSTRUCTED TO MATCH SIMILAR CONDITIONS THAT ARE SHOWN, SPECIFIED, OR EXISTING. 10. DIMENSIONS ARE GIVEN TO FACE OF STUD, OR FACE OF FINISH, OR CENTERLINE OF INDIVIDUAL ELEMENTS AS SHOWN, UNLESS NOTED OTHERWISE. 11. INSTALL SOLID BLOCKING BEHIND ALL WALL MOUNTED EQUIPMENT, FIXTURES, HARDWARE, ACCESSORIES, TYP., INCLUDING BUT NOT LIMITED TO LAVATORIES, GRAB BARS, TOILET PARTITIONS, SHELVING. 12. CONTRACTOR SHALL COORDINATE INSTALLATION OF ALL UTILITIES WITH UTILITY COMPANIES. 13. HOURS OF CONSTRUCTION SHALL BE VERIFIED WITH CITY BUILDING & POLICE DEPARTMENTS. 14. DO NOT SCALE DRAWINGS. IF DIMENSIONS ARE NOT SHOWN OR DIMENSIONAL DISCREPANCIES ARE IDENTIFIED ON THE DRAWINGS, NOTIFY THE ARCHITECT PRIOR TO PROCEEDING. 15. PROVIDE TYPE AND QUANTITY OF FIRE EXTINGUISHERS ARE REQUIRED BY FIRE DEPARTMENT HAVING JURISDICTION. 16. CONTRACTOR SHALL PROVIDE ALL TEMPORARY FENCING AND CONTROLS REQUIRED TO CONDUCT SAFE PASSAGE OF PEDESTRIANS, AUTOMOBILES AND DELIVERY VEHICLES ON OR AROUND CONSTRUCTIONS AREAS. 17. CONTRACTOR SHALL MAKE MEASURES NECESSARY TO ABATE DUST AND NOISE AS A RESULT OF CONSTRUCTION OPERATIONS. CONTRACTOR SHALL KEEP ADJACENT PROPERTY, PUBLIC AND PRIVATE STREETS CLEAN. SEE CONDITION OF APPROVAL 17/COA.2. 18. CONTRACTOR SHALL TAKE MEASURES NECESSARY TO CONTROL PESTS AND VERMIN. ANY EVIDENCE OF TERMITE INFESTATION SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT. 19. NOT USED 20. NOT USED 21. NOT USED 22. NOT USED 23. CONTRACTOR SHALL PROVIDE ALL CODE REQUIRED ACCESS PANELS, ACCESS DOORS, OPENINGS, NEEDED TO SERVICE AND REPAIR EQUIPMENT AND APPLIANCES, INCLUDING: CLEANING OF HEATING SURFACES, REPLACE FILTERS, BLOWERS, MOTORS, BURNERS, CONTROLS, AND VENT CONNECTIONS; LUBRICATION OF MOVING PARTS; ADJUSTMENT AND CLEANING OF BURNERS, PILOTS, AND THE PROPER FUNCTIONING OF EXPLOSION VENTS, FIRE DAMPERS WERE PROVIDED. UNLESS OTHERWISE SPECIFIED, NOT LESS THAN 30 INCHES IN DEPTH, WIDTH AND HEIGHT OF WORKING SPACE SHALL BE PROVIDED. 24. N.A. 25. BUILDING SIGNAGE IS NOT PART OF THIS PERMIT. SIGNAGE DESIGN PACKAGE SHALL BE SUBMITTED TO AGENCIES HAVING JURISDICTION FOR PERMIT. 26. THE CONTRACTOR SHALL PROVIDE A MINIMUM ONE (1) YEAR WARRANTY, ON ALL WORK AND MATERIALS PROVIDED STARTING AT THE DATE OF COMPLETION AS INDICATED IN THE CONTRACT BETWEEN THE OWNER AND CONTRACTOR. REFER TO SPECIFICATIONS AND PLANS FOR ADDITIONAL WARRANTY AND MAINTENANCE REQUIREMENTS, WHERE OCCURS. 27. CONTRACTOR SHALL MAINTAIN ON SITE AT ALL TIMES, ALL APPROVED CURRENT DRAWINGS INCLUDING ALL REVISIONS AND ADDENDA. 28. THE ARCHITECT WILL NOT HAVE CONTROL OVER OR CHARGE OF AND WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK, SINCE THESE ARE SOLELY THE CONTRACTORS RESPONSIBILITY. THE ARCHITECT WILL NOT BE RESPONSIBLE FOR THE CONTRACTORS FAILURE TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT WILL NOT HAVE CONTROL OR CHARGE OF AND WILL NOT BE RESPONSIBLE FOR ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTORS, OR THEIR AGENTS OR EMPLOYEES, OR OF ANY OTHER PERSONS PERFORMING PORTIONS OF THE WORK. 29. UPON RECEIPT OF CITY APPROVED DRAWINGS, CONTRACTOR SHALL REVIEW ALL DOCUMENTS AND NOTIFY ARCHITECT IMMEDIATELY OF ANY MARK-UPS, REDLINES, OR REVISIONS TO THESE DRAWINGS MADE BY CITY OR LOCAL AGENCIES DURING THE PLAN CHECK PROCESS. 30. GENERAL CONTRACTOR IS RESPONSIBLE FOR ACCESS TO JOB SITE FROM PUBLIC WAY AS REQUIRED FOR CONSTRUCTION. THIS MAY INCLUDED BUT NOT LIMITED TO GRAVEL ACCESS ROADS AND TRUCK WASH-OFF FACILITIES. 31. CONTRACTOR SHALL COMPLETE ALL WORK IN A NEAT, WORKMAN LIKE AND PROFESSIONAL MANNER. 32. CONTRACTOR SHALL COORDINATE ALL TRADES NECESSARY TO COMPLETE THE WORK OUTLINES IN THESE DOCUMENTS. 33. THE AMERICAN WITH DISABILITIES ACT (ADA) REQUIRED THE REMOVAL OF ARCHITECTURAL BARRIERS IN EXISTING FACILITIES WHERE SUCH REMOVABLE IS READILY ACHIEVABLE. THE CLIENT ACKNOWLEDGES THAT THE DEFINITION OF "READILY ACHIEVABLE" CONTAINED IN THE ADA IS FLEXIBLE AND SUBJECT TO INTERPRETATION ON A CASE BY CASE BASIS. THE REQUIREMENTS OF THE ADA WILL THEREFORE BE SUBJECT TO VARIOUS AND POSSIBLY CONTRADICTORY INTERPRETATIONS. THE DESIGN PROFESSIONAL WILL USE HIS OR HER REASONABLE PROFESSIONAL EFFORTS AND JUDGEMENT TO INTERPRET APPLICABLE ADA REQUIREMENTS AND TO ADVISE THE CLIENT AS TO THE MODIFICATIONS TO THE CLIENT'S FACILITY THAT MAY BE REQUIRED TO COMPLY WITH THE ADA. SUCH INTERPRETATION AND ADVISE WILL BE BASED ON WHAT IS KNOWN ABOUT ADA INTERPRETATIONS AT THE TIME THE SERVICE IS RENDERED. THE DESIGN PROFESSIONAL, HOWEVER, CAN NOT AND DOES NOT WARRANT OR GUARANTEE THAT THE CLIENT'S FACILITY WILL FULLY COMPLY WITH INTERPRETATIONS OF ADA REQUIREMENTS BY REGULATORY BODIES OR COURT DECISIONS. 34. PROVIDE KNOX BOX AT LOCATION SPECIFIED BY FIRE DEPT. CONTACT LOCAL FIRE DEPT. FOR ORDERING INFORMATION. 35. PROJECT ARCHITECT OR ENGINEER SHALL REVIEW ALL DEFERRED DRAWINGS, PLACE A SHOP DRAWING REVIEWED STAMP ON EACH SHEET, THEN SUBMIT THE DOCUMENTS TO THE BUILDING DEPT. FOR THEIR REVIEW AND APPROVAL. 36. CONTRACTOR SHALL INSTALL FIRE BLOCKING IN CONCEALED AREAS AS REQUIRED IN ALL NEW CONSTRUCTION (INCLUDING FURRED WALL ELEMENTS). BLOCKING SHALL BE LOCATED AT ALL FLOOR LEVELS, CEILING LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL & HORIZONTAL. 37. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR PROVIDING A COMPLETED BUILDING THAT DOES NOT ALLOW THE UNINTENDED INTRUSION OF WATER INTO THE BUILDING STRUCTURE OR INTERIOR SPACE. THE GENERAL CONTRACTOR IS TO PROVIDE LABOR AND MATERIALS TO FIND AND REPAIR ANY CONDITIONS ALLOWING THE INTRUSION OF WATER. 38. PRIOR TO UNDERTAKING ANY DEMOLITION OR REMOVAL OF EXISTING BUILDING MATERIAL FROM THE JOB SITE, THE GENERAL CONTRACTOR SHALL OBTAIN THE REQUIRED APPROVALS AND OR PERMITS FROM THE LOCAL AGENCIES MONITORING AIR QUALITY AND THE PRESENCE OF HAZARDOUS MATERIALS FOR THE PLANNED DEMOLITION AND CONSTRUCTION WORKS. STRUCTURAL ENGINEER: F.B.A, INC. ADAM O'DEA, SE, PRINCIPAL 1675 SABRE STREET HAYWARD, CA 94545 PH.: 650.222.3498 EM.: ADAM@FBAENGINEERS.COM PLANNING APPROVAL SET - NOT FOR CONSTRUCTIONFILE: 21121.CD.notes.scheds.vwx TITLE REVISIONS: DATE:DESCRIPTION: JOB NO. PRINT DATE All drawings and written material appearing herein constitute the original and unpublished work of element one architecture and the same may not be duplicated, used, or disclosed without the written consent of element one design studios.LICENSE D ARCHIT E CTST A TE OF C A L IFONIARNo. C34699 Exp. 11-30-2023 ASTI L LOC CARSOL 21121 09.08.22 REVISION:WATERFRONT PLAZA500 AIRPORT BOULEVARDBURLINGAME, CA 9401023990 clawiter road hayward, california 94545 tel. 650.346.5806 element a r c h i t e c t u r e one A0.01 PROJECT DATA A2.01 EXISTING ROOF PLAN WITH PROPOSED STRUCTURE A2.02 PROPOSED STRUCTURE - PLANS AND BUILDING SECTION A3.01 EXTERIOR ELEVATIONS A4.01 DETAILS S1.0 GENERAL NOTES S1.1 MATERIAL SPECIFICATIONS S2.0 OVER ROOF PLAN S.1 ENLARGED ROOF PLAN S3.0 ELEVATIONS S4.0 DETAILS A0.01 COVER SHEET 1PROJECT DIRECTORY 58 ABBREVIATIONS 500 AIRPORT BOULEVARD, BURLINGAME, CA 94010 OWNER AGENT: JASON VAN VALKENBURG 500 AIRPORT BOULEVARD BURLINGAME, CA 94010 PH.: 650.931.9446 EM.: JASON@WATERFRONTPLZ.COM ARCHITECT: ELEMENT ONE ARCHITECTURE 23990 CLAWITER RD. HAYWARD, CA 94545 PH.: 650.346.5806 EM.: CARLOS@ELEMENTONEDS.COM CONTACT: CARLOS CASTILLO ELEVATOR CONTRACTOR: STAR ELEVATOR, INC. PAT EGAN, PROJECT MANAGER 1300 INDUSTRIAL ROAD, SUITE 4 SAN CARLOS, CA 94070 PH.: 650.631.3999 FX.: 650.631.3927 EM.: P.EGAN@STARELEVATOR.COM Center line Ø Diameter #Number A A.C. Asphalt Concrete J JT.Joint ACOUS.Acoustical A.D.Area Drain K KIT.Kitchen ADJ.Adjacent AGGR.Aggregate L LAV.Lavatory A.F.F.Above Finished Floor LB.Pound &And L.F.Linear Feet APPROX.Approximate ARCH.Architect M MAT'L Material ASPH.Asphalt MAX.Maximum AVE.Average MECH.Mechanical @ AT MEMB.Membrane MTL.Metal B BD.Board MFR.Manufacturer BLDG.Building M.H.Manhole BLKG.Blocking MIN.Minimum BM.Beam MISC.Miscellaneous B.O.Bottom of MTD.Mounted BOT.Bottom N (N)New C CAB.Cabinet N.I.C.Not In Contract CEM.Cement NO.Number CLNG.Ceiling NOM.Nominal CLO.Closet N.T.S.Not to Scale CLR.Clear C.O.Clean Out O O.C.On Center COL.Column O.D.Outside Diameter (Dim.) CONC.Concrete O.F.D.Overflow Drain CONST.Construction OPNG.Opening CONT.Continuous CPT.Carpet P PL.Plate CMU.Concrete Masonry Unit PLYWD.Plywood C.T.Ceramic Tile PR.Pair CTR.Center Q QTY.Quantity D DAT.Datum DBL.Double R R.Riser DEPT.Department RAD.Radius D.F.Douglas Fir R.D.Roof Drain DET.Detail REF.Refrigerator DIA.Diameter REINF.Reinforced DIM.Dimension REQ'D Required DN.Down REG.Register DR.Door RM.Room DWR.Drawer RND.Round D.S.Downspout R.O.Rough Opening DWG.Drawing RDWD.Redwood E (E)Existing S S.C.Solid Core EA.Each SCHED.Schedule ELEC.Electrical SECT.Section ELEV.Elevation SHWR.Shower EMER.Emergency SHT.Sheet ENCL.Enclosure SIM.Similar EQ.Equal SHT. MTL.Sheet Metal EQUIP.Equipment SPEC.Specification EXP.Expansion SQ.Square EXT.Exterior S.S.Stainless Steel STD.Standard F F.D.Floor Drain STL.Steel FDN.Foundation STOR.Storage F.F.Finished Floor STRUCT.Structural FIN. Finish SYS.System FL.Floor FLASH.Flashing T TR.Tread FLUOR.Fluorescent T.B.Towel Bar F.O.C.Face of Concrete T.C.Top of Curb F.O.F.Face of Finish TEL.Telephone F.O.S.Face of Stud TEMP.Temporary FT.Foot or Feet T & G Tongue & Groove FTG.Footing THK.Thick FURR.Furring T.O.Top Of T.O.C.Top of Concrete T.P.H.Toilet Paper Holder G GA.Gauge T.V.Television GALV.Galvanized T.W.Top of Wall G.B.Grab Bar TYP.Typical GL.Glass GR.Grade U U.O.N.Unless Otherwise Noted GYP.Gypsum V VERT.Vertical H H.B.Hose Bib VEST.Vestibule H.C.Hollow Core V.I.F.Verify In Field HDWD.Hardwood H.M.Hollow Metal W W/With HORIZ.Horizontal W.C. Water Closet HR.Hour WD.Wood HGT.Height WIN.Window HVAC Heating Ventilating & Air Conditioning W.H.Water Heater W/O Without I I.D.Inside Diameter (Dim.) WP.Waterproof IN.Inch or Inches WT. Weight INCL.Include INSUL.Insulation Y YD.Yard INT. Interior CL 7DEFFERED SUBMITTAL 4VICINITY MAPSYMBOLS 9 FIBERGLASS MAT GYP. SHEATHING FLASHING / WATERPROOFING NEW POINT ELEVATION EXISTING POINT ELEVATION CONTROL POINT / DATUM BUILDING LAYOUT POINT FINISH KEY NOTE WINDOW IDENTIFICATION NUMBER DOOR IDENTIFICATON NUMBER DETAIL REFERENCE SHEET NUMBER SECTION DRAWING SHEET NUMBER ROOM NUMBER DIMENSION TO FACE OF STRUCTURE DIMENSION TO CENTERLINE DIMENSION TO FACE OF FINISH PROPERTY LINE GRIDLINE 320.6' 320.6' 101 CL F.O.F. 1 TRUE NORTH REFERENCE (PLAN) NORTH101A 4 A3 3 A5 3 KEY NOTE EARTH / COMPACT FILL POROUS FILL / GRAVEL CONCRETE CONCRETE BLOCK BRICK SAND / MORTAR STEEL FINISH WOOD ROUGH WOOD WOOD BLOCKING PLYWOOD GLASS FIBERGLASS BATT INSULATION SPRAY-IN FOAM INSULATION RIGID INSULATION GYPSUM WALL BOARD CERAMIC and PORCELAIN TILE LATH and PLASTERXXX 1 2 REVISION T-2 CENTER LINE SPRAY-IN FIBERGLASS INSULATION GENERAL NOTES 6SHEET INDEX 3OUTLINE SPECS 2PROJECT DATA SCOPE OF WORK: PLANS INCLUDE WORK AS LISTED BELOW: 1.NEW STRUCTURE AT ROOF TO HOUSE ELEVATOR AND ELEVATOR EQUIPMENT. 2.EXTEND EXISTING ELEVATOR SHAFT AT CAR # 3. 3.NOTE: ROOF ACCESS SHALL BE LIMITED TO BUILDING MAINTANCE CREWS APN:026363500 OCCUPANCY GROUP:B TYPE OF CONSTRUCTION:TYPE II - B EXISTING BUILDING AREA:102,820 SF FIRE PROTECTION:FULLY SPRINKLERED NOTE :SPECIFIC MAUFACTURERS AND PRODUCTS ARE GIVEN FOR PURPOSES OF DESCRIBING LEVEL OF QUALITY OR DESIGN, PROPOSED SUBSTITUTIONS WILL BBE CONSIDERED PER PROJECT MANUAL REQUIREMENTS DIVISION 1 - GENERAL 65% MINIMUM OF CONSTRUCTION WASTE SHALL BE DIVERTED FROM LANDFILLS TO RECYCLING FACILITIES, OR RE-PURPOSING. CONTRACTOR TO PROVIDE DOCUMENTATION TO ENFORCING AGENCY FOR PRE-APPROVAL OF WASTE MANAGEMENT PLAN. REFER TO GREEN BUILDING SHEETS REGIONAL MATERIALS: USE BUILDING MATERIALS AND PRODUCTS THAT HAVE BEEN EXTRACTED, HARVESTED OR RECOVERED, AND MANUFACTURED WITHIN 500 MILES OF THE PROJECT SITE TO THE GREATEST EXTENT POSSIBLE CONTRACTOR TO CONSTRUCT IN ACCORDANCE WITH BUILD-IT-GREEN GUIDELINES. CONTRACTOR SHALL SUBMIT DOCUMENTATION FOR EACH POINT AS REQUIRED BY BUILD-IT-GREEN AND SHALL COORDINATE WITH THE GREEN BUILDING RATER CONSTRUCTION WASTE MANAGEMENT: CONTRACTOR SHALL RECYCLE AND OR SALVAGE NON-HAZARDOUS CONSTRUCTION AND DEMOLITION DEBRIS IN AMOUNTS INDICATED IN BUILD-IT-GREEN CHECKLIST CONSTRUCTION INDOOR AIR QUALITY (IAQ) MANAGEMENT PLAN DURING CONSTRUCTION: CONTRACTOR SHALL IMPLEMENT IAQ MANAGEMENT PLAN DURING CONSTRUCTION IAQ MANAGEMENT PLAN BEFORE OCCUPANCY: IMPLEMENT IAQ MANAGEMENT PLAN PRIOR TO OCCUPANCY, PATH 1, FLUSH-OUT SYSTEMS 1. DEBRIS DIVERSION 2. GREEN BUILDING REQ. THE FOLLOWING DEFERRED APPROVAL ITEMS SHALL FIRST BE SUBMITTED TO THE ARCHITECT OF RECORD/ ENGINEER OF RECORD FOR REVIEW AND COORDINATION AND FOLLOWING COMPLETION OF REVIEW SHALL BE SUBMITTED TO CITY AND/OR FIRE DEPARTMENT FOR APPROVAL. SUBMITTALS SENT TO THE CITY FOR APPROVAL SHALL BEAR THE ARCHITECT'S REVIEW STAMP WITH NO EXCEPTIONS TAKEN. 1. CONTRACTOR SHALL DESIGN AND PROVIDE COMPLETE ELEVATOR SYSTEMS INCLUDING ELEVATOR RAILS AND ATTACHMENT TO BUILDING, SUBMIT DRAWINGS, CALCULATIONS AND SPECIFICATIONS TO THE ARCHITECT FOR REVIEW AND TO THE STATE ELEVATOR INSPECTION AND LICENSING BOARD FOR REVIEW AND APPROVAL. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL INSPECTIONS AND APPROVALS. 2. STAIRS AND THEIR CONNECTIONS. 3. AWNINGS AND THEIR CONNECTIONS. 4. MODIFICATION TO EXISTING SPLINKLERED SYSTEM (IF REQUIRED). PLANNING APPROVAL SET - NOT FOR CONSTRUCTIONFILE: 21121_CD_sht.v2021.vwx 23990 clawiter road hayward, california 94545 tel. 650.346.5806 TITLE REVISIONS: DATE:DESCRIPTION: JOB NO. PRINT DATE All drawings and written material appearing herein constitute the original and unpublished work of element one architecture and the same may not be duplicated, used, or disclosed without the written consent of element one design studios.LICENSE D ARCHIT E CTST A TE OF C A L IFONIARNo. C34699 Exp. 11-30-2023 ASTI L LOC CARSOLelement a r c h i t e c t u r e one 21121 09.08.22 REVISION:WATERFRONT PLAZA500 AIRPORT BOULEVARDBURLINGAME, CA 94010A2.01 EXISTING ROOF PLAN WITH PROPOSED STRUCTURE EXISTING ROOF PLAN WITH PROPOSED STRUCTURE 11/8" 9.6 9.2 E.5 E.8 extend hoistway SCORE OF WORK SEE 4/A2.03 9'-10"7'-4"4'-0" (n) landing & stairs (e) metal roof to remain 9'-10"(e) roof access PLANNING APPROVAL SET - NOT FOR CONSTRUCTIONFILE: 21121_CD_sht.v2021.vwx 23990 clawiter road hayward, california 94545 tel. 650.346.5806 TITLE REVISIONS: DATE:DESCRIPTION: JOB NO. PRINT DATE All drawings and written material appearing herein constitute the original and unpublished work of element one architecture and the same may not be duplicated, used, or disclosed without the written consent of element one design studios.LICENSE D ARCHIT E CTST A TE OF C A L IFONIARNo. C34699 Exp. 11-30-2023 ASTI L LOC CARSOLelement a r c h i t e c t u r e one 21121 09.08.22 REVISION:WATERFRONT PLAZA500 AIRPORT BOULEVARDBURLINGAME, CA 94010A2.02 PROPOSED STRUCTURE - PLANS & BUILDING SECTION PROPOSED STRUCTURE - EXTENDED SHAFT 2 9.6 E.5 3 1 A3.01 2 9 6"± (n) landing & stairs (e) metal roof above existing hoistway to remain 9'-10"V.I.F.7'-10" V.I.F. 7 6 7 4 5 1 E.89'-4"6"± 2 A2.02 2 A2.02 F.O.C.8 TYP. 10 10 11 15 1. NEW EXTERIOR FULL HEIGHT WALL SHOWN GRAY, TYP. 2. SURFACE OF NEW LANDING TO BE PERFORATED METAL TO ALLOW WATER TO DRAIN ONTO EXISTING ROOF. DESIGN AND SPECIFICATIONS BY OTHERS. 3. EXISTING HOISTWAY TO EXTEND TO ROOF LEVEL. ELEVATOR PERMITS, PLANS, AND SPECIFICATIONS BY OTHERS. 4. METAL LANDING IS A DEFERRED SUBMITTAL. DESIGN AND SPECIFICATIONS BY OTHERS. 5. METAL STAIR RUN FROM LANDING TO EXISTING ROOF IS A DEFERRED SUBMITTAL. DESIGN AND SPECIFICATIONS BY OTHERS. 6. EXISTING ACCESS LADDER FROM 4TH FLOOR TO ROOF TO REMAIN. 7. EXISTING WALLS BELOW SHOWN DASHED, TYP. 8. FIELD VERIFY ALL DIMENSIONS TO ENSURE CLEARANCES FOR ELEVATOR EQUIPMENT. 9. NEW AWNING OVER LANDING IS A DEFERRED SUBMITTAL. DESIGN AND SPECIFICATIONS BY OTHERS. 10. STEEL BEAMS BELOW, SHOWN DASHED. CONTRACTOR TO FIELD VERIFY EXACT LOCATION TO ENSURE APPROPRIATE CLEARANCES FOR THE ELEVATOR AND IT'S EQUIPMENT AND MAINTAINED. KEY NOTES 3 41/4"BUILDING SECTION ROOF PLAN 1 11. STEEL FRAME COLUMNS AT NEW HOISTWAY EXTENSION. S.S.D FOR ADDITIONAL INFORMATION. 12. EXISTING ROOF TO REMAIN OVER EXISTING ELEVATORS. 13. PROVIDE (2) LAYERS OF 5/8" TYPE "X" DRYWALL AT HOISTWAY, TYP. 14. EXTERIOR PLASTER FINISH SYSTEM PER FINISH SCHEDULE ON 3/A4.01, TYPICAL. 15. FURR OUT FACE OF WALL AT ELEVATOR ENTRANCE BY 3 1/2". 16. 3/8" PER FOOT SLOPE AT FLAT ROOF AREAS, TYPICAL. 17. OVERFLOW SCUPPER SIMILAR TO DETAIL 2/A4.01. 18. SCUPPER AT PARAPET WALL PER DETAIL 2/A4.01. 19. PARAPET WALL AT ROOF, TYPICAL. 20. MEMBRANE ROOF PER FINISH SCHEDULE ON 3/A3.01, TYPICAL. (e) roof access 9.6 E.5 E.8 2 A2.02 2 A2.02 203/8" : 1'-0"slope9 18 17 19 9.6 (N) EXTENDED SHAFT (N) LANDING 8 S4.1 3 S2.1 (E) ROOF "PARAPET" CURB @ PERIMETER (N) FINISHED FLOOR LANDING B.O. HOIST BEAM 14'-6"3'-4"SIM. 9 4 20 13 14 2'-2"20'-0"8" min.T.O. PARAPET WALL 2"1/4" 3/8" PLANNING APPROVAL SET - NOT FOR CONSTRUCTIONFILE: 21121_CD_sht.v2021.vwx 23990 clawiter road hayward, california 94545 tel. 650.346.5806 TITLE REVISIONS: DATE:DESCRIPTION: JOB NO. PRINT DATE All drawings and written material appearing herein constitute the original and unpublished work of element one architecture and the same may not be duplicated, used, or disclosed without the written consent of element one design studios.LICENSE D ARCHIT E CTST A TE OF C A L IFONIARNo. C34699 Exp. 11-30-2023 ASTI L LOC CARSOLelement a r c h i t e c t u r e one 21121 09.08.22 REVISION:WATERFRONT PLAZA500 AIRPORT BOULEVARDBURLINGAME, CA 94010A3.01 EXTERIOR ELEVATIONS EXISTING FRONT EXTERIOR ELEVATION WITH PROPOSED STRUCTURE 3 1. SURFACE OF NEW LANDING TO BE PERFORATED METAL TO ALLOW WATER TO DRAIN ONTO EXISTING ROOF. DESIGN AND SPECIFICATIONS BY OTHERS. 2. METAL LANDING IS A DEFERRED SUBMITTAL. DESIGN AND SPECIFICATIONS BY OTHERS. 3. METAL STAIR RUN FROM LANDING TO EXISTING ROOF IS A DEFERRED SUBMITTAL. DESIGN AND SPECIFICATIONS BY OTHERS. 4. NEW AWNING OVER LANDING IS A DEFERRED SUBMITTAL. DESIGN AND SPECIFICATIONS BY OTHERS. 5. EXTERIOR PLASTER FINISH SYSTEM PER FINISH SCHEDULE ON 3/A3.01, TYPICAL. 6. OVERFLOW SCUPPER SIMILAR TO DETAIL 2/A3.01. 7. SCUPPER AT PARAPET WALL PER DETAIL 2/A3.01. 8. EXISTING METAL ROOF STRUCTURE ABOVE EXISTING HOISTWAY TO REMAIN. KEY NOTES (E) ROOF "PARAPET" 2" CURB AT PERIMETER (N) FINISHED LANDING16'-8"3'-4"20'-0"T.O. PARAPET 4 1 2 5 3 8 8 ± 3'-0"1/8"16'-8"3'-4"20'-0"6 7 8 ± 3'-0"(E) ROOF "PARAPET" 2" CURB AT PERIMETER (N) FINISHED LANDING T.O. PARAPET (E) TOP OF ROOF "PARAPET" 2" PERIMETER CURB 20'-0"T.O. PARAPET (E) GRADE (E) 47'-0" ±67'-0" ± THIS LEVEL ROUGHLY 10'-0" BELOW GRADE PROPOSED STRUCTURE HOUSING ELEVATOR/ ELEVATOR EQUIPMENT 1 21/4"PROPOSED STRUCTURE - EXTERIOR ELEVATIONS SOUTH NORTHWEST EAST SHED END / RAKE (3") HOT AIR WELD, TYP. (SHOWN HATCHED) SEALANT PER ROOFING MFR., TYP. (SHOWN SHADED) ROOF & PARAPET WALL FRAMING. SHEET METAL SCUPPER INSERT, PER EXTERIOR FINISH SCHEDULE, W/ SOLDERED JOINTS (VERIFY SIZE IN FIELD W/ ARCHITECT 7 OWNERS ) SINGLE-PLY MEMBRANE FLASHING @ INSIDE FACE OF PARAPET WALL REMOVABLE DEBRIS SCREEN AT TOP OF CONDUCTER HEAD BONDING ADHESIVE (DASHED) PER ROOFING MFR. BONDING ADHESIVE, TYP. (SHOWN DASHED) - ADHERE MEMBRANE 3" MIN. BEYOND SCUPPER FASTENERS SINGLE-PLY MEMBRANE ROOFING PER EXTERIOR FINISH SCHEDULE SHEET METAL CONDUCTOR HEAD & D.S. PER EXT. FINISH SCHEDULE - V.I.F. SIZE W/ ARCHITECT. TYPICAL THRU-WALL SCUPPER (3") SEAL W/ A BEAD OF MELTED MODIFIED BITUMEN ADDITIONAL LAYER OF MEMBRANE OVER ROOF SHEATHING - 8" COLLAR ROOF FRAMING PER STRUCTURAL DWGS. (SPRAY-IN FOAM INSULATION FILLING ENTIRE ROOF RAFTER CAVITY PER T-24, WHERE OCCURS) PLYWOOD ROOF SHEATHING PER STRUCTURAL DWGS. SINGLE-PLY MEMBRANE ROOFING PER EXTERIOR FINISH SCHEDULE APPROVED COVER BOARD OVER RIGID ROOF INSULATION PER MNFR SPECIFICATIONS. . (2) LAYERS OF 5/8" TYPE "X" DRYWALL AT HOISTWAY, TYP. FILE: 21121_CD_sht.v2021.vwx 23990 clawiter road hayward, california 94545 tel. 650.346.5806 TITLE REVISIONS: DATE:DESCRIPTION: JOB NO. PRINT DATE All drawings and written material appearing herein constitute the original and unpublished work of element one architecture and the same may not be duplicated, used, or disclosed without the written consent of element one design studios.LICENSE D ARCHIT E CTST A TE OF C A L IFONIARNo. C34699 Exp. 11-30-2023 ASTI L LOC CARSOLelement a r c h i t e c t u r e one 21121 05.26.22 REVISION:WATERFRONT PLAZA500 AIRPORT BOULEVARDBURLINGAME, CA 940106 2 3 5 8 10 7 6 11 3" EXTERIOR FINISH SCHEDULE NOT USED -- NOT USED -- NOT USED NOT USED -- NOT USED NOT USED -- -- -- NOT USED -- NOT USED --9 ADDITIONAL LAYER OF DRYVIT LIQUID APPLIED WEATHER-RESISTIVE BARRIER HSS COLUMN PER STRUCTURAL DWGS. TYP. (2) LAYERS OF 5/8" TYPE "X" DRYWALL AT HOISTWAY, TYP. LAHABRA EXTERIOR ACRYLIC PLASTER SYSTEM PER EXTERIOR FINISH SCHEDULE EXPANDED POLYSTYRENE (EPS) INSULATION BOARD PER MNFR. SPECIFICATIONS PAREX USA ADHESSIVE OVER EXTERIOR SHEATHING PER EXTRIOR FINISH SCHEDULE, TYP. STUCCO - OUTSIDE CORNER (3")WOOD SIDING - OUTSIDE CORNER (3") WALL FRAMING PER STRUCTURAL DWGS. (WALL INSULATION PER T-24) METAL CONTROL JOINT, PAINT TO MATCH EXTERIOR WALL. FIELD VERIFY FINAL SPECIFICATION W/ ARCHITECT BLOCKING AS REQUIRED TAPED OR SEALED JOINTS, TYPICAL @ WALL SHEATHING DRYVIT EXTERIOR ACRYLIC PLASTER SYSTEM PER EXTERIOR FINISH SCHEDULE EXPANDED POLYSTYRENE (EPS) INSULATION BOARD PER T-24 OVER DRYVIT "OUTSULATION PLUS MD" DRAINAGE SYSTEM & LIQUID APPLIED WEATHER-RESISTIVE BARRIER PER EXTERIOR FINISH SCHEDULE 43"OUTSIDE CORNER - PLASTER TYPICAL THROUGH-WALL SCUPPER 13" ROOFING: CONDUCTOR HEADS & DOWNSPOUTS: EXTERIOR WALL FINISH: SINGLE-PLY TPO ROOFING MEMBRANE. USE GAF ROOF SYSTEMS 60 MIL. INSTALL ACCORDING TO MANUFACTURER'S SPECIFICATIONS. COLOR - WHITE. USE OVER GAF APPROVED COVERBOARD OVER "ENERGYGUARD" TAPERED RIGID ROOF INSULATION OVER VAPOR RETARDER. INSTALL IN STRICT ACCORDANCE W/ MANUFACTURER'S REQUIREMENTS AND/OR RECOMMENDATIONS. PAINTED 24 GA. GALVANIZED SHEET METAL DOWNSPOUTS. COLOR TO MATCH EXTERIOR BUILDING FINISH. 2" X 3" RECTANGULAR PROFILE, TYPICAL, TO BE FINALIZED IN FIELD W/ ARCHITECT. LA HABRA INSUL-FLEX SYSTEM (PAINTED) - (1) COAT OF LA HABRA SMOOTH ACRYLIC FINISH OR APPROVED EQUAL OVER, PAREX USA REINFORCING MESH EMBEDDED IN PAREX USA BASECOAT OVER, EXPANDED POLYSTRYRENE (EPS) INSULATION BOARD OVER PAREX ADHESIVE OVER 1/2" "DENSGLASS" EXTERIOR SHEATHING. INSTALL IN STRICT ACCORDANCE W/ MANUFACTURER'S REQUIREMENTS AND/OR RECOMMENDATIONS. A4.01 DETAILS & EXTERIOR FINISH SCHEDULE NOT USED FOR REFERENCE ONLY P PL 2 3 4 R SECTION THRU ENTRANCES 1 SCALE: 1/4"=1'-0"9'-534" (E)11'-7" (E)11'-6" (E)11'-634" (E)±11'-2" (E)44'-112" (E) RISE13'-0" (N), VERIFY3'-1112" (E)57'-112" (N) RISE14'-6" (N) CLEAR OVERHEAD9.6 3 - 4 - SECTION THRU RAILS 2 SCALE: 1/4"=1'-0" E.5 5 -3'-1012" (E) R.H.9'-734" (E) R.H.11'-7" (E)11'-6" (E)11'-634" (E)11'-3" (E)15'-612" (N)16'-0" (E)16'-0" (E)8'-0" (E)16'-0" (E)16'-0" (N)3'-6" (N)3'-0" (N) L.H.10'-614" (N) L.H.GUIDE RAILSGUIDE RAILBRACKETSGUIDE RAILBRACKETS1 VT4 1 VT4 TYP. TYP. 3 VT4 3 VT4 6 VT4 R.H. TYP. 5 VT4 L.H. TYP. Hoistway, Car & Jack Sections VT3 500Airport-2.dwg PRELIMINARY 03/17/21 S H E E T T I T LE S C A L E: D R A W N BY: FIL E N A M E: P R O J E C T T I T L E / A D D R E SS Elevator Modernization & Extension - - - - - - - - - - - - - - - - - - - - - - - - - AS NOTED S H E E T N U M BER W ater f ront P l a za #3 Roof Extension 500 Airport Blvd. Burlingame, CA 94010 I S S UE R C B E l e v a t o rConsulting, L L C Richard C. Blaska, Principal 16799 Estrella Drive Sonoma, CA 95477 phone:(415) 350-0402 email:rich@blaska.com R. BLASKA D ATE drawings prepared by E L E V A T O R E N G I N EER O F 4 S H E E TS O W N E R 'S R E P R E S E N T ATIVE Waterfront Plaza Properties Jason Van Valkenburg 500 Airport Blvd., Suite 101 Burlingame, CA 94010 phone:(650) 931-9446 email:jason@waterfrontplz.com E L E V ATO R C ONT R A C T OR Star Elevator, Inc. Pat Egan, Project Manager 1300 Industrial Road, Suite 4 San Carlos, CA 94070 phone:(650) 631-3999 fax:(650) 631-3927 email:p.egan@starelevator.com S T R U C T U R A L E N G I N EER Doan Engineering, Inc. Patrick Doan, SE, Principal 1230 S Ethel Ave. Alhambra, CA 91803 phone:(951) 536-8899 email:patrick@doanengr.com A R C H I TECT element one architecture Carlos Castillo, Architect 23990 Clawiter Road Hayward, California 94545 phone:(650) 420-1073 email:carlos@elementoneds.com CAR, PIT & JACK SIDE VIEW 3 SCALE: 3/4"=1'-0" OVERHEAD & ENTRANCE SIDE VIEW 4 SCALE: 3/4"=1'-0" CAR, PIT & JACK FRONT VIEW 5 SCALE: 3/4"=1'-0" 2 VT4 1 VT4 1 VT4 6 VT4 1 VT4 5 VT4 4 VT4 4 VT4 RAIL REACTIONS 1338" (E) FIN. FLOOR TO BOLSTERS58" (N)STRIKE PLATE634"RUNBY2634" (N) BUFFER& PIT CHANNELS4" (N)STROKE10'-0" (E) (8'-0" CAB + 2'-0" DOGHOUSE)10'-638" (E) FIN. FLOOR TO CROSSHEAD TOS63 8"3958" (N) CROSSHEADCLEARANCE (24" MIN.)4578" (N) CAR TOP CLEARANCE (43" MIN.)8" (N) TOP RUNBY (VERIFY)CAR TOP w/ CAR LEVEL @ ROOF LNDG. CAR TOP w/ JACK @ STOP RING 7'-0" (N) ENTRANCE14'-6" (N) CLEAR OVERHEAD7'-0" (E) ENTRANCES1'-0"SHEET NOTES: 1 (E) CONCRETE PIT FLOOR & WALLS, INCL. DIVIDER WALL 2 (E) CONCRETE SHEAR WALL, PIT TO ROOF 3 (E) 712" SQUARE PROFILE REINFORCED CONCRETE DIVIDER BEAM, EA. LANDING 4 (E) 712" THICK P.T. SLAB & FIRE-RATED PARTITION WALLS BETWEEN LANDINGS, TYP. 5 (E) 42" W x 84" H SINGLE-SPEED, CENTER-OPENING ENTRANCES, TYP. 6 (E) ISOLATED CAR SLING & PLATFORM, DUAL C6x8.2 BOLSTERS, MC6x12 STILES & DUAL Cx5.4 CROSSHEAD 7 REMOVE (E) CONCRETE PLUG IN ORIGINAL BLOCKOUT FOR JACK REPLACEMENT; (N) CONCRETE PLUG w/ WATERPROOFING 8 (N) BORE-MAX HYDRAULIC JACK ASSEMBLY, 5-SECTION 9 (N) BORE-MAX Ø14" SCH 40 PVC SEALED CONTAINMENT w/ MONITOR 10 (N) Ø2.5" MAXTON #OSV PIPE RUPTURE E.Q. VALVE 11 (N) Ø2.5" RATED SHUTOFF VALVE 12 (N) & (E) Ø3" OIL FEED PIPE w/ SUPPORTS, TYP. 13 (N) BORE-MAX PIT CHANNEL ASSY. 14 (N) BORE-MAX SPRING BUFFERS, TYP. 15 (N) SAND OR PEA GRAVEL BACKFILL 16 (N) BORE-MAX JACK-TO-BOLLSTER PLATEN CONNECTION (SEE BORE-MAX DRAWINGS) 17 (N) BORE-MAX BUFFER STRIKE PLATES (SEE BORE-MAX DRAWINGS) 18 (N) ELSCO #B Ø6" SPRING-LOADED ROLLER GUIDES, TYP. 19 (N) HOISTING BEAM ALIGNED w/ ELEVATOR GUIDE RAILS, 5 KIP RATED (S.S.D.) 20 (E) CAR w/ (N) INTERIOR FINISHES, MAINTAIN DEADWEIGHT WITHIN 5% CODE ALLOWANCE (SEE SEPARATE DRAWINGS) 21 (N) OPERATING FIXTURES (SEE SEPARATE DRAWINGS) 22 (N) GAL #MOVFR DOOR OPERATOR & EQUIPMENT 23 REPAIR & MAKE OPERABLE EMERGENCY EXIT 24 (E) ADJACENT ELEVATOR #1 & 2 OVERHEAD ENCLOSURE; REMOVE FOR (N) #3 ELEVATOR ROOF LEVEL HOISTWAY EXTENSION (B.O.)(S.A.D.) 25 (N) HOISTWAY ENCLOSURE ABOVE ROOF LEVEL, ADVISE OF WALL THICKNESS FOR ENTRANCE (B.O.)(S.A.D.)(S.S.D.) 26 (N) 42" W x 84" H SINGLE-SPEED, CENTER-OPENING ENTRANCE 27 (N) ENTRANCE SILL ANGLE SUPPORT (S.S.D.) 28 (N) GUIDE RAIL SUPPORT @ OVERHEAD (S.S.D.) 1 2 3 1 4 4 4 5 66 7 7 8 8 9 9 9 1011 1213 14 15 1617 18 18 19 4 3 4 6 23 24 24 25 25 26 24 27 28 19 FINAL 04/28/21 date: 04/29/21 City of Burlingame Environmental Review, Commercial Design Review, and Special Permits Address: 777 Airport Boulevard Meeting Date: November 14, 2022 Request: Application for Environmental Review (CEQA Guidelines Section 15183), 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. General Plan: In January 2019, the City adopted a new General Plan and certified the Environmental Impact Report (EIR). Through that process, the Bayfront was designated as one of several “areas of change” in the city. Areas of change were places where the community expressed a desire for new uses or redevelopment of existing uses to occur, and the General Plan “Bayfront Commercial” land use was created to encourage new commercial development and community amenities. Permitted uses include entertainment establishments, restaurants, hotels and motels, retail, and higher-intensity office uses. The General Plan Community Character Chapter IV, states that development 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. The office/R&D land use of the proposed project is consistent with the General Plan’s Bayfront Commercial land use designation. Environmental Review: California Environmental Quality Act (CEQA) Guidelines, Section 15183 is intended to streamline environmental review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified. Projects meeting this criteria shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects that are peculiar to a project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies. In evaluating whether a project can utilize this streamlined environmental review based on consistency with the City of Burlingame General Plan (GP) and the GP EIR, CEQA Guidelines section 15183(b) specifies that examination of environmental effects shall be limited to those effects that:  Are peculiar to a project or a parcel on which a project would be located.  Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan with which a project is consistent.  Are potentially significant offsite impacts and cumulative impacts that were not discussed in the prior EIR prepared for the general plan, community plan, or zoning action.  Are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR. Item No. 8e Regular Action Item Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 2 David J. Powers was the CEQA consultant selected and they have prepared a CEQA checklist under Section 15183 of the California Environmental Quality Act (CEQA). This is based on an understanding that the proposed project is consistent with the updated Burlingame General Plan. CEQA Guidelines Section 15183 allows for the above streamlined review for projects that are consistent with a general plan for which an EIR has been prepared. While Section 15183 allows for streamlined review, the CEQA review still includes environmental analyses using a checklist to confirm that there are no impacts requiring additional analysis under Section 15183 related to the project, including project construction, implementation, and operation. Technical studies prepared for this checklist include: Air Q uality and Greenhouse Gas Assessment, Arborist Report, Avian Collision Risk Assessment, Phase I Site Assessment, Traffic Impact Analysis (TIA), and a Water Supply Assessment (WSA). All of these technical reports are provided as appendices to the Section 15813 analysis. The CEQA checklist examines the impacts of the proposed project, and a discussion follows each environmental issue identified in the checklist. In addition, the General Plan EIR mitigations measures that will apply to the proposed project are included below as conditions of approval. June 13, 2022 Planning Commission Design Review Study Meeting: This project was first 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 focused on 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 comments from the June 13, 2022 Design Review Study meeting, the applicant revised the project design in response to these comments (plans date stamped August 5, 2022). September 12, 2022 Planning Commission -Second Design Review Study Meeting: This project was reviewed a second time by the Planning Commission for Design Review Study on September 12, 2022 (see attached September 12, 2022 Planning Commission Minutes). There was one public comment received during the public hearing from a resident at the second /study session (attached). Overall the project changes were well received by the Planning Commission. The largest number of comments focused on enhancing the public amenities. There were also a few minor design comments, but the Commission felt that the re-design of the project was much improved (see attached September 12, 2022 Planning Commission minutes). Please refer to the attached November 7, 2022 response letter for a more detailed explanation of the changes made to this project in response to the Planning Commission’s comments at the second Design Review Study meeting. Staff notes that because the changes to the plans involve architectural changes, as well as site layout changes, the zoning compliance table above has been revised accordingly. In addition, the project description above has been revised to reflect these changes. 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 primary front for zoning purposes and Anza Boulevard. The site is 3.087 acres and currently contains a 213- room hotel that includes a restaurant fronting 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. Burlingame Lagoon abuts the rear of the property where the Bay Trail is located. The project proposes to redevelop the site with a new office/research and development (R&D) building, measuring 907,938 gross square feet (GSF) in area and 13 stories in height. The garage is proposed on the Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 3 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 (SF), would contain the parking garage, a lobby, a 1,600 SF café, as well as support areas such as a loading dock, utility rooms, trash and refuse area, and a 12,351 SF amenity space on the first floor. The upper six stories would contain 403,400 SF (with exclusions to FAR applied) of office/R&D space (411,835 GSF). 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 publicly accessible food and beverage establishment with ample outdoor seating. The café will be located midway on the southern portion of the building to attract users of the Bay Trail as well as passers-by along Airport Boulevard. The café would open to the colonnade with an operable glass wall to enhance the indoor/outdoor use 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 is 3.0 (3.0 FAR maximum allowed). The proposed building would reach a maximum height of 194 feet (as measured to the top of the penthouse parapet). The building would have a front setback of 15’-9” to the closest projection, but the front setback ranges between 15’-9” and 33’-6” given the curvature of the lot frontage along of Airport Boulevard. The exterior side setback along Anza Boulevard would be 10’-8”, the interior side setback would be 44’-6”, and the rear setback would be 67’-11”. The proposed project would include a photovoltaic solar panel installation on the roof of the mechanical penthouse. The building would also have bird safe design measures. These include glazing on building facades where collision risk to birds is high, which would be treated with a bird-safe glazing so that no more than 10% of the area from 0–60 feet above grade consists of untreated glazing. Bird-safe glazing treatments may include fritting, netting, permanent stencils, frosted glass, exterior screens, physical grids placed on the exterior of glazing, or UV patterns visible to birds. The applicant worked with biologists at HT Harvey & Associates to review these measures as part of an Avian Collision Risk Assessment. Their findings note that these (and other measures noted in the assessment found in Appendix C of the section 15183 analysis) would effectively reduce the potential for collisions with spandrel glazing on the building by helping birds perceive the glass railings as solid objects to be avoided. Collision risk with this glazing is expected to be relatively low. 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. For CEQA purposes, technical studies looked at the most intensive use for each of the respective areas of study to determine scenarios with the greatest potential impacts given the speculative end uses. 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 would be inbound and 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 created with a pocket breaking the existing median along westbound Anza Boulevard. An 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, nine of which would be dedicated for users of the abutting the Bay Trail. The project includes an indoor bicycle storage room with capacity for 52 bikes . Outdoor bicycle parking is provided in three separate locations for a total of 13 racks with parking for 26 bicycles; four covered racks (for 8 bikes) provided at the Airport Boulevard Plaza, two racks (for 4 bikes) provided at the café plaza/colonnade, and seven racks (for 14 bikes) provided at the Shoreline Plaza. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 4 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 min im um 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 inclu de the following: 1. Public Plaza – development of a 8,000 SF public plaza fronting Airport Boulevard; 2. Publicly Accessible Park Space (Shoreline Plaza) – creation of a 24,100 SF park space at the rear of the property, adjacent to the Bay Trail; 3. Off-Site Streetscape Improvements – improvements to a 24,500 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 Burlingame 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:  Commercial Design Review (Code Sections 25.12.060 and 25.68.020(C)(3)(a));  Special Permit for building height greater than 65’-0” (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 intentionally left blank. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 5 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: September 26, 2022 Original Proposal (5/18/22 plans) Revised Proposal (9/26/22 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” 15’-9” 10’-0” Left Side Interior: 54’-9” 44’-6” 10'-0” Right Side Exterior: 10’-0” 10’-8” 10’-0” Rear: 73’-3” 67’-11” 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’-0” to top of penthouse parapet ² 184’-6” to top of parapet of main structure (occupied floors) 65’-0” 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 (194’-0” proposed, where more than 65’-0” requires a Special Permit) (Code Section 25.12.030). Table continued on next page. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 6 Proposed (9/26/22 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 - 26 bicycle spaces outside Per CalGreen Building Code Table continued on next page. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 7 Proposed (9/26/22 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 93 spaces LANDSCAPING Total Site Landscaping: 33.2% of site 44,630 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 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: 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 Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 8 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. 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 th e 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. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 9 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 Burlingame 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. The avian collision risk study assessment was updated on two separate occasions August 26, 2022 and October 18, 2022 to reflect the new, revised design concepts to ensure the project is still include of bird safe design measures (see Appendix C of the CEQA document). 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 Materials proposed for the exterior of the proposed building include wood soffit materials and stainless steel cladded columns on the ground floor promenade. The upper body of the building consists of metal panel systems and unitized curtain wall aluminum framing with spandrel glass, detailed with extruded aluminum fins. To help visualize the proposed project, perspectives of the proposed project are provided on sheets G1.03 through G1.05; a materials board is provided on sheet G1.07. Request for Special Permit for Building Height: The maximum building height allowed by right in the BFC Zoning District is 65’-0”. Code Sections 25.12.030, Table 25.12-2 and 25.78.060(A)(2) states that properties in this district may exceed 65’-0” 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’-0”, as measured 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. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 10 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 and a condition of approval has been included that requires a current proof of this (extended) approval prior to building permit submittal. Request for Special Permit for Increased Floor Area Ratio with Approval of 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 approximately 8,000 SF in area (5,000 SF minimum required to qualify as a benefit) 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 (Shoreline Plaza) – Section 25.12.040(C)(2). - The project includes providing approximately 24,100 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 Burlingame 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 fourteen (14) 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 24,500 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 and would provide a cohesive connection. While the applicant would do the improvements to this area, the City of Burlingame would maintain and irrigate this area, as is the current condition.  Sea Level Rise Infrastructure - Section 25.12.040(C)(12). – The project includes improvements that would enhance long-term shoreline sea level rise resilience. Project Civil and Geotechnical engineers have collaborated on the design and detailing of the riprap revetment (see sheet C10.001 for revetment plan and sections). The riprap shoreline revetment as shown has been coordinated with landscape shoreline improvements. 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 Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 11 on the City of Burlingame’s “Map of Future Conditions” and is intended to provide sea level rise resilience through mid-century. However, the plan has been designed to allow shoreline adaptation to a minimum 16’ shoreline elevation in the future, therefore accommodating projected sea level rise through end of century. 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 only for an office use, a total of 968 off-street parking spaces would be required. If the entire building is utilized only for a lab/R&D use, a total of 387 off-street parking spaces would be required. 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 Traffic Impact Analysis Report (TIA) was prepared by Fehr and Peers, dated June 2022 (see Appendix F of the CEQA document). This document was 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. Generally, projects within one-half mile of an existing “major transit stop” or a stop along an existing “high quality transit corridor” should be presumed to cause a less -than-significant transportation impact. A high-quality transit corridor is defined as a corridor with fixed-route bus service intervals no longer than 15 minutes during commute hours. The project site is located approximately 200 feet from a Commute.org shuttle stop (Bayfront commuter shuttle), located at 800 Airport Boulevard, and is served by the Burlingame Point shuttle route. Based on the Burlingame Point Shuttle schedule, the service operates on approximately 15-minute intervals during peak commute periods and thus, the shuttle’s route along Airport Boulevard would quality as a high-quality transit corridor. Therefore, a vehicle miles traveled (VMT) impact analysis was not required per the Governor’s Office of Planning and Research’s (OPR) 2018 Technical Advisory and the 2022 CEQA Guidelines. The TIA analyzed trip generation rates from the proposed project and estimates that the project would generate approximately 330 and 278 net new vehicle ng the a.m. and p.m. peak hour, respectively. The TIA also looked at potential impacts and delays on nearby intersections, which is called a level of service (LOS) study. The LOS analysis is presented for informational purposes only since California Senate Bill 743 declared that vehicle delay metrics, such as level of service, can no longer be used to assess project impacts under CEQA. However, in order for the City of Burlingame to determine impacts on the City infrastructure, this information is necessary to determine where potential delays may occur and where road and intersection modifications may be required based on the anticipated traffic increases resulting from development projects. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 12 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.  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. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 13  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 or tenants are known for this building, and such measures can be added to the TDM program. These include free preferential carpool and vanpool parking and loading zones, 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 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. 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. Community Benefit #5 proposes improvements to approximately 24,500 SF that is located off-site within the public right-of-way, abutting Anza Boulevard and the Burlingame Lagoon. This area would include a new ADA compliant path to be installed connecting the Bay Trail to the sidewalk on Anza Boulevard. This area would include a picnic plaza and exercise node closer to the lagoon, and over 15,000 SF of native-focused coastal scrub and perennial plantings on the Anza embankment. While this area is within the public right-of-way, as part of the project this area would be improved by the applicant with upgraded landscaping and accessible paths Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 14 inte grated into the site design with the Bay Trail. For this portion of the public right-of-way, the public sidewalk and the private property where the new building is being constructed would cohesively be united with landscaping and amenities so that to the general public the boundary between the public and private property would be seamless. Since this 24,500 SF of off-site improvements proposed under Community Benefit #5 is within the public right-of-way, it would continue to be maintained by the City of Burlingame. All irrigation for this portion would also be tied into the City’s existing irrigation so that the irrigation is under the existing City irrigation controller. 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 met with the City Arborist regarding this issue and they agreed that only the existing Oak tree located in the right–of-way along Anza Boulevard would be retained, as shown on the landscape plans and Community Benefits sheet. There are 89 existing trees on-site, including 45 protected-sized trees. The project would remove a total of 44 protected-sized trees on-site, 44 unprotected trees on-site , and 34 off-site trees. The project would include planting 106 new 24-inch and 36-inch box size 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 33.2% (44,630 SF) landscaping which include combined planting and enhanced hardscape which is allowed per C.S. 25.36.040. In addition to this requirement, the code requires that a minimum of 10% (2,027 SF) of the parking area be landscaped; 15.5% (3,150 SF) of the surface parking area is proposed to include landscaping and is therefore in compliance with this requirement. Sea Level Rise Infrastructure: F lood and sea level rise performance guidelines for projects in the Bayfront Commercial District are provided in Code Section 25.12.050. The intent of the guidelines is to provide sea level rise resiliency to the end of century, and remove the Bayfront from the FEMA flood map. Section 25.12.050(A) allows variations from the guidelines to encourage sound site planning and development practices, provided any such variation shall meet the overall intent of the particular standard and remain consistent with the General Plan. Per Code Section 25.12.050(A), the project proposes a phased approach to providing resilience to sea level rise, with protection built to a minimum elevation of 13 feet to provide sea level rise resilience through mid-century. The project has been designed for adaptation to a minimum 16’ shoreline elevation in the future to accommodate projected sea level rise through end of century. Conditions of approval have been included to ensure maintenance of the sea level rise infrastructure and facilitate adaptation to end-of-century protection. Recognizing the investment and benefit to the community of such improvements, Code Section 25.12.040(C)(12) allows shoreline sea level rise protection to be counted as a community benefit. Shoreline Improvements/Bay Conservation and Development Commission (BCDC): On May 9, 2022 the proposed project was initially reviewed by BCDC’s Design Review Board and it was fairly well received. Evidence of final approval by the BCDC Board will be required prior to building permit issuance, which is included as a condition of approval #18. 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. A final approval hearing date with the BCDC has not yet been set, but is estimated that BCDC would take action on this project in early 2023. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 15 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. C.S. 25.46.08 states that the Public Facilities Impact Fees shall be determined by the fee schedule in effect on the date the vesting tentative map or vesting parcel map is approved, or the date a development permit is issued. Based on the proposed office/R&D building, the estimated public facilities impact fees for this development project total $3,554,753. These fees are required to be paid in full, prior to issuance of the building permit and will be re-calculated based on the fee schedule in effect at the time of building permit issuance given that there is no map action required with this application. Commercial Linkage Fee: Commercial Linkage Fees are based on the land use and square footage for new commercial development projects. The intent of this fee is 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 $7,465,855 with prevailing wage or $9,370,369 without prevailing wages. These are estimates only because C.S. 25.44.040 states that these fees shall be calculated based on the fee schedule in effect at the time the building permit is issued. The Commercial Linkage fee is required to be paid in full, prior to issuance of the building permit. Bayfront Development Fees: Previous projects in the Bayfront have been subject to Bayfront Development fees in lieu of the Public Facilities Streets and Traffic fee. Once the Bayfront Development Fee is repealed, Bayfront projects will be subject to the full range of Public Facilities Impact Fees, including the Streets and Traffic Fee. C.S. 25.46.08 states that the Public Facilities Impact Fees shall be determined by the fee schedule in effect on the date the vesting tentative map or vesting parcel map is approved, or the date a development permit is issued. Design Review: The Commission should review the design of the project for the following considerations for commercial development, as outlined in Code Section 25.68.060(E):  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. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 16 Suggested Findings for Design Review: The project may be found to be compatible with the requirements of the City’s criteria for design review based on the following:  That the proposed building will be removing a dated hotel and provides a fresh and modern architectural style on a site that is visible from both Highway 101 and Anza and Airport Boulevards; that the new building features a variety of materials including wood soffit materials and stainless steel cladded columns on the ground floor promenade and metal panel systems and unitized curtain wall alum inum framing with spandrel glass on the upper body of the building detailed with extruded aluminum fins. The fins , with a geometric pattern, provide visual interest and add detail to the structure; these materials blend with the existing office and hotel buildings in the area and are also be compatible with the newer buildings in the surrounding area;  That the proposed project respects and promotes pedestrian activity in this district with the overall site design with the parking entrance located on the south side, not facing the street; there are only be a small number of surface parking spaces provided on-site that are tucked at the rear of the building primarily serving Bay Trail users;  That the proposed project encourages pedestrian activity through improvements to the sidewalk and streetscape on Anza and Airport Boulevards, including a new approximately 8,000 SF public plaza with inviting night lighting and landscaping, and improvements to the Bay Trail. A continuous pedestrian path along the southern edge of the building connects the Airport Boulevard Plaza to the shoreline improvements, and a new accessible path connects the Anza Boulevard streetscape to the shoreline improvements;  That the site is located on the southern portion of the Bayfront adjacent to a mix of hotels and office buildings. The building heights in this area include several hotels ranging from six to nine stories and a recently approved eight story office building that is currently under construction, as well as the campus to the south with office buildings and parking structures ranging from five to eight stories. While the proposed project is 13 stories tall, its prominent corner location acts as an anchor to this gateway intersection at Anza and Airport Boulevards; and that it will be compatible with the mass and bulk of buildings in the area and is consistent with the overall heights established in the General Plan and the Zoning Code; and  That the proposed landscaping on the site, as well as the improvements off-site including the planting of 106 new trees on-site and off-site, enhances this site that fronts on the Burlingame Lagoon and is prominently viewed from Highway 101 and from Anza and Airport Boulevards; that the proposed project significantly improves the pedestrian experience along Airport Boulevard and the pedestrian and bicyclist experience along the Bay Trail, provides substantial new amenities along the Bay Trail that would be accessible to the public, promotes accessibility to the Bay Trail, and enhances shoreline resilience to and protection from sea-level rise. Required Findings for Special Permit: Any decision to approve a Special Permit application pursuant to this chapter shall be supported by written findings addressing the criteria set forth in this chapter. In making such determination, the following findings shall be made (as outlined in Code Section 25.78.060(B) :  The proposed modification to standards respects and preserves the character of the neighborhood in which the project is located;  The proposed modification to standards results in a project that is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring properties; and  The additional development capacity is consistent with General Plan goals and policies. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 17 Suggested Findings for Special Permit (Building Height): The project may be found to be compatible with the findings for a Special Permit based on the following:  That while the proposed 13-story building is a modification to the 65-foot height limit, the proposed project has been redesigned to respect and preserve the character of the Bayfront neighborhood in that the project site is uniquely located on a narrow corner property that is a prominent site vis ible from Highway 101, Anza Boulevard and Airport Boulevard; that while the building is 13 stories tall, this increased height facilitates less surface parking and maintains view corridors. Given that below grade parking is not generally designed in to Bayfront projects given geologic conditions, the on-site parking has been incorporated into the overall design resulting in the increased height; overall the height is in context with surrounding hotel and office buildings, with the upper limit being 15 stories (Hilton Hotel)  That the proposed project 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, since it is well articulated with three distinct terraces that have substantial recesses into the building elevations on the upper six floors that provides depth on both the north and south elevations; that the proposed building includes high quality materials and is compatible with buildings in the area that are five to eight stories in height; that the proposed modification allows additional height and results in a higher intensity office/research that allows the development to occur on a smaller footprint, which opens space for the development of larger public amenities around the site with the public plaza at the front along Airport Boulevard, the Shoreline Plaza with 24,100 SF of publicly accessible spaces that will be created, and the redeveloped Bay Trail. The additional height is consistent with existing character of the Bayfront District; and  That the proposed height of the building is consistent with the goals and policies of the Burlingame General Plan. Suggested Findings for Special Permit (Increased Floor Area Ratio with Approval of Community Benefits): The project may be found to be compatible with the findings for a Special Permit based on the following:  That the proposed modification to standards respects and preserves the character of the neighborhood in which the project is located because the Tier 3 development for this project with increased floor area ratio (FAR) facilitates a design that accommodates greater open space and public improvements on-site that complement and also enhance proposed off-site public improvements; that the proposed FAR is appropriate for this site given the limitations due to the site width and depth; that the community benefits proposed improve the pedestrian experience along Airport Boulevard and the pedestrian and bicyclist experience along the Bay Trail, provide substantial new amenities along the Bay Trail that will be accessible to the public, promote accessibility to the Bay Trail, and enhance shoreline resilience to and protection from sea-level rise and therefore respect and preserve the character of the neighborhood in which the project is located;  That the proposed project 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 because the 3.0 FAR is not anticipated to have any significant adverse impact on the environmental on surrounding properties sanitation, air quality, sewer or stormwater discharge, or water supply, and all public safety requirements will be addressed; and that the proposed development has been designed in compliance with all required setbacks and includes landscape buffers and pedestrian amenities that complement the building design; and  That the proposed height of the building and the additional development capacity, with a Tier 3 development at 3.0 FAR is consistent with General Plan goals and policies. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 18 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. Affirmative action should be taken separately by resolution and include findings supporting the Planning Commission’s decision. The reasons for any action should be stated clearly for the record. 1. Environmental Review pursuant to CEQA Guidelines Section 15183; 2. Commercial Design Review; 3. Special Permit for building height greater than 65’-0”; and 4. Special Permit for Community Benefits for increased Floor Area Ratio for a Tier 3 project. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 26, 2022, sheets A0.01 through A2.05, sheets LS0.01 through LS0.05, sheets G1.01 through G1.07, sheets C0.001 through C10.001, and sheets L0.001 through L9.052; 2. 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; 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; 3. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, or changes to building materials, exterior finishes, windows, architectural features, roof height, 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); 4. that construction of the foundation systems for the building and parking garage shall not include pile driving; 5. that the conditions of the Building Division’s August 25, 2022 memo, the Fire Division’s October 6, 2022 memo, the Engineering Division’s September 2, 2022 memo, and the Stormwater Division’s October 14, 2022 memo shall be met; 6. that prior to issuance of a building permit for the project, the applicant shall pay in full the commercial linkage fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; fees shall be payable to the City of Burlingame and submitted to the Planning Division; 7. that prior to issuance of a building permit for the project, the applicant shall pay in full the Public Facilities Impact Fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; fees shall be payable to the City of Burlingame and submitted to the Planning Division; 8. that prior to issuance of a building permit for the project, the applicant shall pay the first half of the Bayfront Development Fee, if applicable (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 19 9. that prior to approval of final framing of the building, the applicant shall pay the second half of the Bayfront Development Fee, if applicable (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 10. that the project design measures outlined in the Water Supply Assessment, dated October 2022, prepared by EKI Environment & Water Inc., shall be included on the plans submitted to the Building Division; including installing purple piping in the frontage of the project site for future recycled water usage; implementing the Prescriptive Compliance Option of the Model Water Efficient Landscaping Ordinance (see California Code of Regulations Title 23, Chapter 2.7, Appendix D); installing 100% WaterSense labeled products, as available; and Under Leadership in Energy and Environmental Design (LEED) certification, incorporate a minimum of four points under the Water Efficiency credit category; 11. that the project shall include the Transportation Demand Management Measures as proposed in the Transportation Demand Management Plan, prepared by Fehr & Peers, dated May 2022; 12. that a TDM annual report shall be prepared by a qualified professional and submitted to the City of Burlingame annually; with the initial, or baseline, commute survey report to be conducted and submitted one (1) year after the granting of a certificate of occupancy for 75 percent or more of the project and annually after that; 13. that the TDM annual report shall provide information about the level of alternative mode-uses and in the event a 20 percent reduction in trip generation compared to the standard rate estimated by the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition) is not achieved, the report shall explain how and why the goal has not been reached; in such a circumstance the annual report shall identify a work plan, to be approved by the City of Burlingame, which describes additional or alternative measures for implementation that would be necessary to enhance the TDM program to attain the TDM goal of 20 percent reduction in trip generation; 14. that the City may consider whether the employer/tenant has made a good faith effort to meet the TDM goals and may allow the owner a six-month “grace period” to implement additional TDM measures to achieve the 20 percent vehicle trip reduction; 15. that prior to the issuance of a certificate of occupancy, a covenant agreement shall be recorded office with the San Mateo County Assessor and Recorder’s Office to provide constructive notice to all future owners of the property of any ongoing programmatic requirements that discloses the required Transportation Demand Management (TDM) provisions and any conditions of approval related herein to compliance and reporting for the TDM; 16. that if the project will utilize shuttles under the jurisdiction of the Peninsula Traffic Congestion Relief Alliance (Commute.org), the employer/tenant shall coordinate with Alliance staff; 17. that prior to issuance of a building permit for vertical construction, the project sponsor shall verify that the August 29, 2022, FAA Determination of No Hazard to Air Navigation for the project is still current and has not expired (February 29, 2024) and if expired, a new FAA Determination of No Hazard to Air Navigation shall be submitted to the City of Burlingame prior to building permit issuance for vertical construction; 18. that the applicant shall provide evidence of project approval for all Bay Trail improvement from the Bay Conservation and Development Commission (BCDC) prior to building permit issuance; 19. that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division to remove any existing protected size trees on the subject property and that the project shall comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame and enforced by the Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 20 Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application for vertical construction and the street trees will be protected during construction as required by the City Arborist; 20. that the approximately 24,500 SF of off-site streetscape improvements (Community Benefit #5) in the northwest corner, abutting Anza Boulevard and Burlingame Lagoon, shall be approved by the City of Burlingame Parks Division with respect to plant species and irrigation prior to issuance of a building permit; this area shall be improved as per the plans date stamped September 26, 2022 and maintained by the City of Burlingame; all irrigation for this portion shall be tied in to the City’s existing irrigation so that the irrigation is under the existing City irrigation controller; 21. that the applicant must install shoreline infrastructure to the full elevation specified in the City of Burlingame Map of Future Conditions. However, in-lieu of installing shoreline infrastructure to the full elevation specified in the City of Burlingame Map of Future Conditions, the applicant may do both of the following: (a) install shoreline infrastructure to an elevation equal to the FEMA Coastal BFE + 3.0 feet that is FEMA-certified (conforming to Title 44, Section 65.10 of the Code of Federal Regulations); and (b) dedicate a Public Use Easement to the City and/or the San Mateo County Flood and Sea Level Rise Resiliency District across the 100-foot shoreline band to accommodate the full elevation of required shoreline infrastructure improvements which easement expressly allows the City and/or District to install such improvements within the Public Use Easement. Any Public Use Easement must be reviewed and approved by the City and the District prior to recordation, which approval shall not be unreasonably withheld. 22. that prior to issuance of the superstructure building permit, the applicant shall execute an agreement with the City identifying the landowner’s ongoing maintenance obligations for the shoreline infrastructure approved as part of a development; 23. that if the City determines that the structure interferes with City communications in the City, the property owner shall permit public safety communications equipment and a wireless access point for City communications to be located on the structure in a location to be agreed upon by the City and the property owner. The applicant shall provide an electrical supply source for use by the equipment. The applicant shall permit authorized representatives of the City to gain access to the equipment location for purposes of installation, maintenance, adjustment, and repair upon reasonable notice to the property owner or owner’s successor in interest. This access and location agreement shall be recorded in terms that convey the intent and meaning of this condition; 24. 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; 25. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a site work 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; 26. that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; 27. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 21 28. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of-way, clean off-site paved areas and sidewalks using dry sweeping methods; 29. that the applicant shall prepare a construction staging and traffic control plan for the duration of construction for review and acceptance by the City Engineer prior to the issuance of a building permit for vertical construction; the construction staging plan shall include construction equipment parking, construction employee parking, timing and duration of various phases of construction and construction operations hours; the staging plan shall address public safety and shall ensure that worker's vehicles and construction equipment shall not be parked in public parking areas with exceptions for construction parking along the street frontages of the project site; 30. that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant; and e. Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. 31. that if construction is done during the wet season (October 1 through April 30), that prior to construction during the wet season the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; 32. that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; 33. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application for vertical construction; 34. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be protected during construction to prevent debris from entering; 35. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 22 36. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 37. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 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: 38. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 39. that prior to the underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure; 40. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Division; 41. 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; 42. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; The following conditions of approval are mitigation measures from the General Plan EIR that the project will be required to comply with as identified in the 15183 checklist prepared for the project: 43. that the applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Additional measures may be identified by the BAAQMD or contractor as appropriate. Emission reduction measures will include, at a minimum, the following measures:  All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.  All haul trucks transporting soil, sand, or other loose material off-site shall be covered.  All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.  All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).  All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Build ing pads shall be laid as soon as possible after grading unless seeding or soil binders are used.  Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.  All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 23  Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations. 44. that all construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet U.S. EPA Tier 4 emission standards for particulate matter (PM10 and PM2.5), if feasible. If use of Tier 4 equipment is not available, alternatively use equipment that meets U.S. EPA emission standards for Tier 3 engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices. Alternatively, the applicant can also use alternatively fueled or electric equipment; 45. that Pre-construction nesting bird surveys shall be completed prior to tree removal if removal or construction is proposed to commence during the breeding season (February 1 to August 31) in order to avoid impacts to nesting birds. Surveys shall be completed by a qualified biologist no more than 14 days before construction begins. During this survey, the biologist or ornithologist shall inspect all trees and other possible nesting habitats in and within 250 feet of the project boundary. If an active nest is found in an area that would be disturbed by construction, the ornithologist shall designate an adequate buffer zone (~250 feet) to be established around the nest. The buffer would ensure that nests shall not be disturbed until the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts. The applicant shall submit a report indicating the results of the survey and any designated buffer zones to the satisfaction of the Community Development Director, prior to the removal of trees and issuance of a grading permit or demolition permit; 46. Tree Protection Measures  Trees to be preserved are to be protected by a fence which is to be maintained at all times at a minimum distance of the canopy dripline. All fill soil shall be kept out of the tree protection zones (TPZ) both during and after construction.  Protected trees that have been damaged or destroyed by construction shall be replaced or the city shall be reimbursed, as provided in Section 11.06.090 of the City’s Municipal Code.  Chemicals or other construction materials shall not be stored within the drip line of protected trees.  Drains shall be provided as required by the director whenever fill soil is placed around protected trees.  Signs, wires, or similar devise shall not be attached to protected trees.  Should any construction activity take place within the Critical Root Zone (CRZ) of any trees, stress reduction measures shall be implemented. These can include: - Air spading and root pruning - Fencing - Signage on the fencing - Biostimulant and growth regulator treatments in advance of disturbance  Anti-compaction measures shall be implemented inside the CRZ but outside the TPZ if they do not coincide.  Follow ANSI A300 Pruning Standards when conducting any pruning on trees. Any pruning beyond 20 percent of the tree canopy should be approved by project arborist. 47. Undiscovered Archaeological Resources. If evidence of an archaeological site or other suspected cultural resource as defined by CEQA Guideline Section 15064.5, including darkened soil representing past human activity (“midden”), that could conceal material remains (e.g., worked stone, worked bone, fired clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction related earth-moving activities, all ground-disturbing activity within 100 feet of the resources shall be halted and the City’s Community Development Director shall be notified. The project sponsor shall hire a qualified archaeologist to conduct a field investigation. The City’s Community Development Director shall consult with the archaeologist to assess the significance of the find. Impacts to any significant resources shall be Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 24 mitigated to a less-than-significant level through data recovery or other methods determined adequate by a qualified archaeologist and that are consistent with the Secretary of the Interior’s Standards for Archaeological documentation. Any identified cultural resources shall be recorded on the appropriate California Department of Parks and Recreation (DPR) 523 (A-J) form and filed with the Northwest Information Center (NWIC); 48. Report of Archaeological Resources. If archaeological resources are identified, a final report summarizing the discovery of cultural materials shall be submitted to the City’s Community Development Director prior to issuance of building permits. This report shall contain a description of the mitigation program that was implemented and its results, including a description of the monitoring and testing program, a list of the resources found and conclusion, and a description of the disposition/curation of the resources; 49. Human Remains. If human remains are discovered at any project construction site during any phase of construction, all ground-disturbing activity within 100 feet of the resources shall be halted and the City’s Community Development Director and the San Mateo County Coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California’s Health and Safety Code. If the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. The project sponsor shall also retain a professional archaeologist with Native American burial experience to conduct a field investigation of the specific site and consult with the Most Likely Descendant, if any, identified by the NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely Descendant, including the excavation and removal of the human remains. The City of Burlingame shall be responsible for approval of recommended mitigation as it deems appropriate, taking account of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public Resources Code section 5097.98. The project sponsor shall implement approved mitigation, to be verified by the City of Burlingame, before the resumption of ground-disturbing activities within 100 feet of where the remains were discovered; 50. Unique Paleontological and/or Geologic Features and Reporting. Should a unique paleontological resource or site or unique geological feature be identified at the project site during any phase of construction, all ground disturbing activities within 5 0 feet shall cease and the City’s Community Development Director notified immediately. A qualified paleontologist shall evaluate the find and prescribe mitigation measures to reduce impacts to a less than significant level. Work may proceed on other parts of the project site while mitigation for paleontological resources or geologic features is implemented. Upon completion of the paleontological assessment, a report shall be submitted to the City and, if paleontological materials are recovered, a paleontological repository, such as the University of California Museum of Paleontology; 51. In accordance with FAR Part 77, an aeronautical study shall be completed by the FAA for the proposed project which analyzes the final maximum height of the proposed building. The project shall obtain clearance from the FAA in the form of an issuance of Determination of No Hazard prior to the commencement of construction. Any conditions set forth in the FAA Determination of No Hazard shall be incorporated into the project. The aeronautical study and Determination of No Hazard shall be submitted to the Community Development Director; and 52. that the project shall be subject to the applicable construction hour limitations established by the City’s Municipal Code. Per Municipal Code 18.07.110, noise -generating construction operations shall be limited to the hours between 8 a.m. and 7 p.m. Monday through Friday, and between 9 a.m. and 6 p.m. on Saturdays, with no construction on Sundays or holidays, per Municipal Code Section 13.04.100. In the Bayfront Commercial (BFC) zone, construction work may begin at 7:00 a.m. instead of 8:00 a.m. on weekdays. However, the use of chainsaws, jackhammers, pile-drivers or pneumatic impact wrenches shall be prohibited from 7:00 a.m. to 8:00 a.m., unless written approval is granted by the building official. Environmental Review, Commercial Design Review, and Special Permits 777 Airport Boulevard 25 Development projects that are subject to discretionary review and that are located near noise-sensitive land uses shall assess potential construction noise levels and minimize substantial adverse impacts by implementing feasible construction noise control measures that reduce construction noise levels at sensitive receptor locations. Such measures may include, but are not limited to: 1) Construction management techniques (e.g., siting staging areas away from noise-sensitive land uses, phasing activities to take advantage of shielding/attenuation provided by topographic features or buildings, monitoring construction n); 2) Construction equipment controls (e.g., ensuring equipment has mufflers, use of electric hook-ups instead of generators); 3) Use of temporary sound barriers (equipment enclosures, berms, walls, blankets, or other devices) when necessary; and 4) Monitoring of actual construction noise levels to verify the need for noise controls. Catherine Keylon Senior Planner c: Marc Huffman, LPC West Uli Peinado AIA, Gensler, architect Attachments: September 12, 2022 Planning Commission Minutes (2nd Design Review Study Meeting) Applicant’s Response Letter, dated November 7, 2022 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 Environm ental Information Form Climate Action Plan (CAP) Consistency Checklist TDM Plan, prepared by Fehr & Peers, dated May 2022 Comment Letters - A. Leigh, dated June 12, 2022 - A. Leigh, dated September 2, 2022 - Burlingame/SFO Chamber of Commerce, dated October 14, 2022 Planning Commission Resolutions (proposed) Notice of Public Hearing – Mailed November 4, 2022 Area Map Separate Attachments Initial Study - CEQA Streamlined Checklist 15183, dated November 2022, prepared by David J. Powers BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM OnlineMonday, September 12, 2022 e.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 All Commissioners have visited the project site. Commissioners Horan, Schmid and Tse noted that they had met with the developer and the architect on site. Planning Manager Hurin provided an overview of the staff report. Chair Gaul opened the public hearing. Marc Huffman, Ben Tranel and Jacob Petersen, represented the applicant and answered questions about the application. Public Comments: > Public comment sent via email by Adrienne Leigh: The giant rectangle I saw when I opened the plans is what struck me first. I request the Commission work at adding some charm, natural feeling, and softening of the project to its exterior shape. It appears purely utilitarian. My comments pertain to neighborhood friendliness, land use, and amenities the building will offer. First, I ’d like to insure that all street and walkway lighting along this project be ark Sky compliant. That all sidewalks are lit with low level pedestrian friendly light fixtures. That the crosswalks and places where driveways cross sidewalks have brighter light on the area to illuminate the pedestrians from the rest of the area. All crosswalks should be high visibility with advance stop lines placed 4 feet in front of crosswalks and perpendicular to vehicular travel direction. All sidewalks should be a minimum of 8 feet wide plus they should be separated by a 4 -foot minimum parkway the entire length of the project. Bollards should be placed at corner of Anza Boulevard and Airport Boulevard to insure no vehicle can drive up over the curb when people are standing there. Sidewalks should have 4-foot wide parkways with a mixture of native Northern California trees and plants to encourage local wildlife to live along Bayfront. Will there be a small gym for the workers to use? Outdoor lunch sitting areas with tables out of the wind? The area where the project is adjacent to the creek should have a few benches for viewing the herons and egrets I have seen wading there where the creek hits the bay. The shoreline should stay natural but be comfortably viewable to the public. The cafe should have tasteful exterior signage to encourage members of the public to visit the cafe. People who work in other buildings or walk the Bay Trail should feel welcomed by the front of the cafe. Again, it should look charming and inviting, not utilitarian. There should be a convenient exterior bike rack for the people who do not work in 777 Airport Boulevard but want to visit the cafe or a friend in the building. I would like to see childcare added to the building. Space set aside for a childcare company to assist parents who work nearby. Additionally, the building should add a roof top restaurant with a beautiful view of the bay . The bay shore is sorely lacking commercial amenities for Burlingame residents to enjoy. Will there be any offices zoned for medical space? Small medical practices have very few choices in Burlingame. And others specifically for small businesses? Is there any first floor retail? We need to think of this as part of a neighborhood and design it to add amenities to the neighborhood. Are there any offices that are live/work? I’d like to see Burlingame encourage mixed use zoning. Are there EV chargers in the garage? Page 1City of Burlingame September 12, 2022Planning Commission Meeting Minutes Outside in the stalls? Thank you for your time and attention to my comments. And though I am a commissioner on the TSP Commission, these are my personal comments. Chair Gaul closed the public hearing. Commission Discussion/Direction: >It's heading in the right direction. It's almost like the first plan was a bait and switch. It was really tall and boxy, it's a huge improvement now. I like the articulation of the fa çade, the promenade that's covered would be inviting. As with the other projects, it's figuring out how the public amenity is enough to give back and I’m not sure that one cafe is going to do it. Encourages the developer to think of ways to keep that area lively. The Bay Trail in this area extends under Anza Boulevard, I would like to see if they can help make sure that it is safe with proper lighting. But other than that, they've addressed our preliminary comments at the last meeting and it's much improved. >This has come a long way, a positive way from what we saw and I really do appreciate all the efforts that the team has gone to really listen to the Commission. I also really appreciate that you were able to get the height down because height doesn't have to be necessarily an issue, but when the building is too blocky, it just looks even larger. Very much appreciate pushing that pinched corner back as well. Suggest that perhaps for the pillars or columns around the building and between the stories, if there's a way to be really creative and use a material so a vine can climb up and you have this green element attaching the building to its base and making it feel more organic. It's probably not impossible but I ’m looking at it, it might be really cool and something different, just putting that out for the applicant to consider. I appreciate all the effort you've done. >I really appreciate how this process is working and this is a really good example of how the public and Commission process works for design of a building. It has come around so much in a better form and shape. I really like the scalloping detail, the articulation of the building and the effect of what looks like sails. It definitely does look like a much lighter structure. I did get a chance to see that the model that was prepared, it looks quite nice. It's a challenging site. The height of the building proportionately looks taller because it's a skinnier site. The waterfront view that you put together was very helpful for us to see from a bigger picture across the Bayfront and how your project compares to others currently in the pipeline, so thank you for that doing. Looking at the landscape plans and some of the photographs for some of the furniture, amenities and equipment that may be utilized in the project, we like to see a unifying style to pull it all together. Some images show just tables with four square legs on the corners and others have more design interest. It is preliminary, but I would love to see a more defined set of landscape plans that pull together all the outdoor equipment and furniture in a more unified sense going forward. I thought Adrienne Leigh ’s letter was interesting for a lot of the things she mentioned, but the rooftop restaurant idea certainly is a good one to consider, if there's any ability to bring that into the program of the building that would draw a lot more interest to the area. We have some beautiful views there on the Bayfront and could certainly bring a lot of attention and interest to that part of our City. So, something to consider if you can. I still would also like to see some more street side amenities for the public with either retail space or other additional support spaces, such as a gym or a daycare, something that will definitely work together with the public in a sense of wanting to go to this place as a destination and not that you just happening to be there, so pushing that a little further would be great. Overall, the building is really coming together. I appreciate the reduced height and wish you good luck in trying to get to that December 31st deadline so we can maintain the shortest building that we can, but meet all your program. >I would like to thank the team because you did a really great job of coming back and focusing on the items that were discussed. We had an opportunity to meet and discuss on site and look at the drawings which really helped, being able to see the things that you're working on. The project has come a long way . You've gotten some good feedback tonight. I hope that we can move the project forward and be able to get it going. I support it and I think that there's a lot of good things with this project. >I agree with everything my fellow commissioners have said. The project really looks beautiful. The scallop details and the sail goes well, specifically offsetting the rectangular box we were presented with before. It's a night and day difference and so I ’m pleased with that. I'm pleased with the community benefits to the Bay Trail. It's really important to me and several folks I have talked to. The waterfront and Page 2City of Burlingame September 12, 2022Planning Commission Meeting Minutes Bay Trail are dear to the Burlingame community and Peninsula, so I ’m excited about that. It did catch my eye though about the sea level rise infrastructure. It hasn't been designed yet and they are referring to a geotechnical engineer which will refer this to FEMA rules, and I ’m concerned and the riprap can get large . The resilience is through the mid -century, that is only 25 years from now. I would certainly like to see more longevity than mid-century. On paper, the community space looks gorgeous. I love the community space, but now my eyes are caught to the sea level rise infrastructure change and I think we're going to be presented with several of these bayfront properties. I personally might do more research on it, but I like the way the project is going. >I am encouraged by the changes in design, the lightness of the design is encouraging to me. I'm still a bit stuck on the height because on a realistic perspective, I don't know that you can get this in time to get that reduction of 32 feet. If we're going to the steel structure as opposed to concrete, we're only going to lose 15 feet, so the building looks tall and skinny to me and that's probably the problem I have. I like the idea of maybe a top floor restaurant and I brought that up on a couple of other projects, we'll see if the applicant can pull it off. One thing I would encourage the other commissioners to do is walk around the Burlingame Point project. We started out with 20,000 square feet of retail space, but as you walk around what they have done is the same thing they are proposing here and that is to have this amenity space, but it's not accessible to the public. So, at Burlingame Point you have a bike shop and coffee shop, neither on the Bay Trail or along the water. The bike shop is in towards the canal. It didn't come out the way I thought and I reviewed that project from the beginning. I thought we were going to have an amenity space that will be open to the public. I would encourage more public amenity space. We’re trading this height limit for public benefit. There are a lot of users beside the residents of Burlingame who are going to use this. People in hotels would like to take walks and walk along the Bay Trail. I like what's happening with the walking space and the Bay Trail will continue on, but that part of the Bay Trail is a dead end, there's an overpass and there's been some questionable activity down there. I don't know if people would want to go down that way, so we give them another reason to come whether it is something else happening on the ground floor. It doesn't have to be coffee, it can be anything and people come down to see that there is a nice restaurant. Kincaid's is out there all by itself along the waterfront and there are a lot of times you can't get a seat in that place. So if you have something that's nice and workable, people will come. The application is required to return on the Regular Action Calendar because it includes environmental review. No vote was taken. Page 3City of Burlingame 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 LPC WEST |NOVEMBER 7, 2022 PAGE 1 COMMUNITY BENEFIT ITEMS | SUMMARY COMMUNITY BENEFIT #1: PUBLIC PLAZA COMMUNITY BENEFIT #2: PUBLICLY ACCESSIBLE PARK SPACE COMMUNITY BENEFIT #5: OFF-SITE STREETSCAPE IMPROVEMENTS COMMUNITY BENEFIT #12: SEA LEVEL RISE INFRASTRUCTURE 3 4 5 6 PAGE ITEM COMMUNITY BENEFITS AIRPORT BOULEVARDAIRPORT BOULEVARDCB#12 SHORELINE INFRASTRUCTURE 500 LF CB#5 OFF-SITE IMPROVEMENTS 24,500 SF CB#1 PUBLIC PLAZA 8,000 SF CB#2 PUBLICLY ACCESSIBLE PARK SPACE 24,100 SF 0’60’ TT TT TT TT TT LPC WEST |NOVEMBER 7, 2022 PAGE 2 777 AIRPORT BLVD | SITE PLAN CB#1 8,000 SF LPC WEST |NOVEMBER 7, 2022 PAGE 3 777 AIRPORT BLVD | COMMUNITY BENEFIT #1: PUBLIC PLAZA • Continuous public plaza along Airport Blvd is approx. 8,000 SF. • Concrete pavers extend to back of curb within ROW • Approximately 6 new street trees (27’ OC spacing) along Airport Boulevard, 36” box • Plaza Planting and Seating adjacent to ROW as public amenities • Covered Public Bike Parking - Approximately 8 bikes • Repurposed existing streetlights + additional new streetlights as needed • Trash and Recycle receptacles • Inviting night lighting and signage that includes plaza hours of operation AIRPORT BOULEVARD PLAZA Airport Boulevard Plaza creates a community destination and dramatic visual amenity. The plaza’s planting islands frame multiple routes of circulation between ground floor amenity spaces, the shoreline, and the streetscape, creating a porous and inviting garden plaza that buffers ground- level uses from the busy street. Ample plaza seating encourages community gathering and socializing, and inviting night lighting extends use into evening hours. SLOPED WALKGARAGE ENTRANCE B A Y T R A I L PUBLIC SHORE PARKING CB#2 24,100 SFSLOPED WALKGARAGE ENTRANCE B A Y T R A I L PUBLIC SHORE PARKINGLPC WEST |NOVEMBER 7, 2022 PAGE 4 777 AIRPORT BLVD | COMMUNITY BENEFIT #2: PUBLICLY ACCESSIBLE PARK SPACE • Total Publicly Accessible Park Space is approximately 24,100 SF (in addition to Bay Trail and shoreline improvements) • Area includes Shoreline Plaza with seatwalls, tables and chairs, at approx. 5,000 SF • Area includes Sloped Lawn, a seating slope with concrete seating terraces, at approx. 2,300 SF • Ornamental gardens with native plantings and shade trees at plaza edge (Refer to Page 7) • Inviting night lighting at shoreline and plaza • Dedicated Public Parking with 2 Accessible Parking Stalls and Public Bike Parking (Approximately 14 bikes) • Accessible Drinking Fountain with Dog Fountain • Dog Bag Dispenser and Trash and Recycle Receptacles A sloped lawn with integrated seating terraces creates an informal amphitheater overlooking the activity of the Shoreline Plaza and Bay Trail, while providing panoramic views across the lagoon. A layered garden of native perennials, shrubs and trees surround the lawn and plaza to create a comfortable wind-sheltered waterfront park environment that encourages outdoor recreation throughout the year. Adjacent public parking, diverse furnishings, night lighting, bike racks, and a drinking fountain help create a multi-faceted park node along the Bay Trail. BAY TRAIL AND SHORELINE PLAZA CB#5 24,500 SF SLOPED WALKLPC WEST |NOVEMBER 7, 2022 PAGE 5 GARAGE ENTRANCE B A Y T R A I L 777 AIRPORT BLVD | COMMUNITY BENEFIT #5: OFF-SITE STREETSCAPE IMPROVEMENTS BAY TRAIL AND OFF-SITE IMPROVEMENTS NEAR ANZA OVERPASS Existing Live Oak • Total Off-Site Streetscape Improvement Area is approx. 24,500 SF • New ADA compliant asphalt path connecting the Bay Trail with Anza Boulevard Sidewalk • Preservation of existing semi-mature Live Oak trees at Anza ROW • Ornamental gardens with native and adapted planting at sidewalk and path edges (Refer to Page 7) • Picnic Plaza and Exercise Node along Shoreline • Dog Bag Dispenser and Trash and Recycle Receptacles • Interpretive Signage at Shoreline related to Lagoon and Sanchez Creek Significant Off-site Streetscape and Shoreline improvements within the Anza ROW include the widened 14’ Bay Trail between the Property Line and the Anza bridge underpass (approximately 150 linear feet), a new accessible path connecting the Bay Trail to the Anza Boulevard sidewalk, 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 Off-site area complement the more intensively programmed park-like improvements described in Community Benefit #2.PUBLIC SHORE PARKINGINTERPRETIVE SIGNAGE 500 LFSLOPED WALKGARAGE ENTRANCE B A Y T R A I L PUBLIC SHORE PARKINGLPC WEST |NOVEMBER 7, 2022 PAGE 6 777 AIRPORT BLVD | COMMUNITY BENEFIT #12: SEA LEVEL RISE INFRASTRUCTURE • Approximately 500 linear feet of new Riprap Revetment: 270 LF adjacent to south property line, and 230 LF adjacent to Anza ROW • Riprap Revetment with Geotextile backing will provide long-term Shoreline Resiliency • Revetment provides Resiliency through mid-century and is Adaptable through 2100, consistent with BCDC policy • Revetment will be designed by a Geotechnical Engineer in conformance with FEMA accreditation A new riprap-armored shoreline revetment will significantly enhance long-term shoreline sea level rise resilience. The construction of the project will raise the shoreline, Bay Trail, and adjacent park- like areas to minimum elevation of 13’, providing resilience through mid-century. The project would be designed to include the capacity to adapt to a rise of the shoreline revetment and Bay Trail to a minimum elevation of 16’ to accommodate sea level rise through end of century. CB#12 BAY TRAIL AND RIPRAP SHORELINE REVETMENT 777 AIRPORT BLVD | PAVING MATERIALS LPC WEST |NOVEMBER 7, 2022 PAGE 7 777 AIRPORT BLVD | SITE PLANTING AIRPORT BOULEVARDAIRPORT BOULEVARDBAY TRAIL EDGE PLANTING Enhanced coastal scrub planting at shoreline edge preserves views to lagoon from Bay Trail. SHORELINE PLANTING A mix of native and adapted grasses, perennials, and shrubs that provide habitat opportunities, a buffer from traffic, and enclosure at the sloped lawn. NATIVE OAK SLOPE Existing slope with Coast Live Oaks mixed with shoreline planting. No permanent irrigation needed. ORNAMENTAL GARDEN PLANTING A mix of flowering and shade tolerant evergreen grasses, perennials, and ferns for year-round interest. STORMWATER GARDEN PLANTING Native and adapted grasses, shrubs, and trees suitable for stormwater treatment flow-through planters. GARDEN-ENCLOSED SLOPED LAWNSTREETSCAPE PLANTING City-approved Platanus acerifolia ‘Columbia’ with continuous 5ft band of evergreen grasses and perennials at Anza Blvd. 11 11 11 22 22 22 22 22 22 33 33 44 44 55 55 55 66 66 66 66 66 66 66 77 77 EVAEVA66 TT TT TT TT TT PARKINGPARKINGEVAEVA LOADINGLOADING PARKINGPARKINGBAY TRAILPLAZAPLAZA PARKING GARAGE GARAGE ENTRANCE LOBBYLOBBY AMENITYAMENITYCAFECAFEBIKEBIKE ACCESS DRIVE DROP-OFF PROPERTY LINE 777 Airport Boulevard  Special Permit Application  Consistency with General Plan Goals & Policies  The proposed project is located in the Bayfront District and would demolish a dated hotel and build an  approximately 871,000 sf Office/Research and Development building with enclosed parking and ground  floor amenity space for a wellness center and conference area. The proposed project supports General  Plan principles for focusing commercial growth and accommodating a mix of businesses and high‐quality  office space in the Bayfront District. General Plan principles include Balanced and Smart Growth, and  Economic Diversity and Vitality. An important tenet of Balanced and Smart Growth under the General  Plan is to focus commercial growth in the Bayfront District. In the General Plan, encouraging Economic  Diversity and Vitality includes accommodating a mix of businesses and the capacity to respond to  demands for high‐quality and adaptable office space that attract high‐quality professionals.  As stated in the General Plan, along San Francisco Bay, land use patterns reflect the dividing line created  by Highway 101 and the proximity to San Francisco International Airport (SFO). The Bayfront district  historically has supported higher intensity nonresidential uses and is distinctively different than  Burlingame’s neighborhoods, Downtown, and the Broadway commercial district. For example, the  Bayfront features hotels serving travelers in and out of SFO, industrial uses, and utility uses such as the  wastewater treatment facility. The location of properties directly on the Bay offers opportunities for  vibrant new uses that provide jobs for all income levels and recreation amenities for locals and visitors  to enjoy. The Bayfront Commercial (BFC) 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. Development in this area should prioritize public access to the  waterfront; thus, the designation allows public open space and includes open space easements to  implement local and regional trail plans, recreation, and habitat preservation objectives. The proposed  project includes new 13‐story office building for office, research and development tenants, on‐site and  off‐site public improvements, shoreline public amenities, and sea level rise resilient design.     Goal CC‐1: Incorporate sustainable practices in all development decisions.   CC‐1.1: Climate Action Plan Maintain up‐to‐date Climate Action Plan policies, and continue to provide  annual sustainability reports.   The proposed project is consistent with the City’s Climate Action Plan.  CC‐1.2: Mixed Use, Transit‐Oriented Infill Development Promote higher‐density infill development with  a mix of uses on underutilized parcels, particularly near transit stations and stops.   The proposed project is a higher‐density infill development which would redevelop an existing dated  hotel use in favor of a new landmark building targeted to attract office/research and development  tenants, such as a life science tenant.  The site is located within 200 feet of a transit stop on a high‐ quality transit corridor.  CC‐1.3: Walkable Streets and Neighborhoods Promote walkable neighborhoods and encourage  pedestrian activity by designing safe, welcoming streets and sidewalks that incorporate signalized  crosswalks, attractive lighting and landscaping, curb extensions, and traffic‐calming measures at  appropriate locations.   The proposed project will encourage pedestrian activity through improvements to the sidewalk and  streetscape on Anza Boulevard and Airport Boulevard, including new public plazas, inviting night lighting  and landscaping, and improvements to the Bay Trail.  A continuous pedestrian path along the south  edge of the building connects Airport Boulevard Plaza to the shoreline improvements, and a new  accessible path connects the Anza Boulevard streetscape to the shoreline improvements.  CC‐1.5: Transportation Demand Management (TDM) Require that all major development projects  include a Transportation Demand Management (TDM) program, as defined in the City’s TDM  regulations, to reduce single‐occupancy car trips. “Major development” shall be defined in the TDM  regulations by square footage for commercial development, or minimum number of units for residential  development.   The proposed project includes a TDM program to achieve a 20% reduction in single‐occupancy car trips.  CC‐1.6: Water Conservation Promote water conservation by encouraging and incentivizing property  owners to incorporate drought‐tolerant landscaping, “smart” irrigation systems, water‐efficient  appliances, and recycled water systems. Continue to enforce the water‐efficiency landscaping  ordinance. Encourage recycling and reuse of graywater in new buildings.   The proposed project incorporates drought‐tolerant plant materials, smart irrigation systems, and  water‐efficient appliances and fixtures throughout the building.  The project will conform to CALGreen  outdoor water use regulations and the Model Water Efficient Landscape Ordinance (MWELO).  The City  anticipates that reclaimed water will ultimately be delivered to the site along the Airport Boulevard  frontage.  The project will install the irrigation system to accommodate and facilitate the transition from  potable water to reclaimed water when it is delivered to the site by the City.    CC‐1.7: Solar Energy Incentivize solar panel installation on existing buildings and new developments.   The proposed project will include a photovoltaic solar panel installation exceeding the requirements of  the City’s reach codes.  CC‐1.8: Green Infrastructure Encourage green infrastructure systems that rely on natural processes for  stormwater drainage, groundwater recharge, and flood management, continue to implement storm  drainage fee programs that discourage broad applications of impervious surface coverage, and require  that new development minimize impervious surfaces and meet San Mateo Countywide Stormwater  Pollution C.3 requirements.   The proposed project is consistent withal City green infrastructure programs, would minimize  impervious surfaces, and meet San Mateo Countywide Stormwater Pollution C.3 requirements.  CC‐1.9: Green Building Practice and Standards Support the use of sustainable building elements such as  green roofs, cisterns, and permeable pavement, continue to enforce the California Green Building  Standards Code (CALGreen), periodically revisit the minimum standards required for permit approval,  and adopt zero‐net energy building goals for municipal buildings.   The proposed project will include measures aimed at water and energy efficiency, indoor air quality, and  the use of sustainable building materials to meet CALGreen mandatory requirements.  The proposed  project may incorporate permeable pavers at Airport Boulevard Plaza.  Several flow‐through planters  (stormwater gardens) distributed across the site will treat stormwater before discharge into the City’s  storm drain system.  Other measures include but are not limited to bicycle parking, dedicated parking  for electric and fuel‐efficient vehicles, EV charging stations, and smart waste management in  coordination with Recology San Mateo.  The building will be 100% electric and will comply with the  City’s green building requirements in the reach codes. Additionally, the proposed project includes  voluntary measures to further enhance the application of sustainable features, such as high‐ performance HVAC systems and ultra‐high‐efficiency lighting with both programmable and astronomical  controls.    CC‐1.10: Site Design Establish sustainable site design standards that maintain and protect valuable  stands of vegetation, minimize impacts of runoff to San Francisco Bay and local creeks, reduce water  consumption, optimize buildings’ solar orientation, and minimize the impact of new structures on wind  movement.  The proposed project will minimize runoff impacts to San Francisco Bay by conveying stormwater into  flow‐through planters (stormwater gardens) for treatment before discharge.  Water consumption will be  reduced through the use of water efficient appliances and fixtures and drought‐tolerant plant materials.  No valuable stands of vegetation exist on the project site.      CC‐1.13: Electric Vehicle Network Support the electric vehicle network by incentivizing use of electric  vehicles and installations of charging stations.   The proposed project will include 96 electric vehicle charging stations, as well as 96 “EV ready” spaces  which could be adapted in the future for charging.  CC‐1.14: Bird‐friendly Design For projects in the Bayfront area, incorporate into the development  review process design measures that promote bird safety as a means of minimizing adverse effects on  native and migratory birds.   The proposed project incorporates a number of bird‐safe design features, including bird‐safe glazing and  window pattern elements, minimizing indoor and outdoor nighttime lighting, and consolidating outdoor  lighting to critical circulation routes and gathering spaces.  Outdoor light fixtures will be full cutoff and  will direct light only in a downward direction to help minimize light bleed and preserve dark skies  (except low intensity accent lights).  Goal CC‐2: Ensure that public and private trees are beautiful, healthy, and safe, and that they remain  an integral feature of the community.   The project will improve the Burlingame urban forest with the planting of new healthy trees on‐site and  off‐site.  Many existing on‐site trees are being removed to accommodate fill for the elevation required  by the City and BCDC to provide sea level rise resilience and prevent flooding. New trees will be planted  on and off‐site. The project will remove approximately 88 existing on‐site trees, and 23 off‐site trees  (primarily Acacia and Eucalyptus), and will plant approximately 65 new higher‐value trees (on‐site and  off‐site) that will notably improve the character of Burlingame's urban forest.    CC‐2.1: Public Street Trees Recognize street trees for their ability to help achieve targeted  environmental and public health benefits, and identify specific species that perform best to maximize  the environmental, economic, and social benefits of Burlingame’s street trees.   The proposed project would significantly increase the number of street trees along Anza and Airport  Boulevards.  The proposed street tree is Platanus acerifolia ‘Columbia’ (London Plane Tree), which is one  of the most tolerant trees of urban streetscape conditions.  This same tree was successfully planted as  the Airport Boulevard street tree for the Burlingame Point project.  Street trees will be planted in 5’  wide continuous soil trenches, greatly enhancing soil volumes and long‐term tree health.  The new  higher‐value trees will better promote environmental, social and public health benefits.  CC‐2.2: Increase the Public Street Tree Population Identify ways to increase the overall population of  trees in Burlingame to stem the natural decline of the urban forest and create a more equitable  distribution of tree canopy.   The proposed project will significantly increase the number of street trees along Anza and Airport  Boulevards.  Approximately 25 new street trees will be planted along Airport and Anza Boulevards.  CC‐2.4: Invasive Vegetation Reduction Discourage the planting of invasive vegetation, and encourage  the removal of existing invasive vegetation through the development review process or through capital  improvement projects, except for any trees listed or eligible for listing on historic registries. Examine all  proposed removals on a case‐by‐case basis to ensure desired resources are not removed.   No invasive vegetation will be included within the plant palette for the proposed project.  All existing  invasive or difficult to control vegetation (primarily Acacia and Eucalyptus trees) will be removed from  the project site.  No valuable stands of trees or other vegetation exist on the project site.  Several  existing native Quercus agrifolia (coastal live oaks) within the adjacent Anza Boulevard ROW will be  protected in place during project development.    CC‐2.5: Development Review Preserve protected, historical, and other significant trees as part of the  development review process through the following measures:    Limit the adverse effect on the health and longevity of protected or other significant trees  through appropriate design measures and construction practices.    Encourage the preservation of native oak trees.    Require appropriate tree replacement when tree preservation is not feasible.    As a condition of new development, require, where appropriate, the planting and maintenance  of both street trees and trees on private property.    Protect trees during construction projects.    Manage infrastructure to ensure that the placement and maintenance of street trees,  streetlights, signs, and other infrastructure assets are integrated.    Where urban development occurs adjacent to natural plant communities (e.g., oak woodland,  riparian forest), ensure landscape plantings incorporate native tree species.   Limit the number of new curb cuts for development projects to provide adequate space for  protection of tree roots and for planting of new trees.      The project will improve the Burlingame urban forest with the planting of new healthy trees on‐site and  off‐site, and will preserve existing semi‐mature live Oak trees at the Anza ROW. Many existing on‐site  trees are being removed to accommodate fill for the elevation required by the City and BCDC to provide  sea level rise resilience and prevent flooding. New trees will be planted on and off‐site. The project will  remove approximately 88 existing on‐site trees, and 23 off‐site trees (primarily Acacia and Eucalyptus),  and will plant approximately 65 new higher‐value trees (on‐site and off‐site) that will notably improve  the character of Burlingame's urban forest.  Preliminary tree removal and replacement plans have been  reviewed with the City arborist.  Several existing native Quercus agrifolia (Coast Live Oaks) within the  adjacent Anza Boulevard ROW will be protected in place during project development.    Goal CC‐5: Maintain and promote the Bayfront Area as a premier destination along San Francisco Bay  for land‐ and water‐based recreation, hospitality uses, creative industries, logistics support, water‐ based transit service, and local businesses that benefit from proximity to San Francisco International  Airport.  The proposed additional development capacity would be consistent with the Bayfront Commercial  designations maximum intensity of 3.0 FAR, and would help facilitate the enhancement of the Bayfront  Area as a premier destination along San Francisco Bay, eliminating a dated hotel use in favor of a new  landmark building targeted to attract office/research and development tenants, such as a life science  tenant.  CC‐5.1: Commercial Destinations Support and encourage commercial uses along the waterfront that  enliven the area and serve as destinations for residents and visitors, including hotels, restaurants, and  entertainment venues. [MP, DR]  The proposed additional development capacity would help facilitate a new premier commercial use  along the waterfront which would enliven the area, and would provide for substantial improvements to  the Bay Trail, including a new public plaza adjacent to it.  CC‐5.2: Diverse Industrial Uses Continue to accommodate diverse industrial functions, and support  emerging creative businesses through flexible zoning regulations. [DR]  The proposed additional development capacity would accommodate diverse industrial functions and  support emerging creative businesses by allowing the development of a new premier office/research  and development building, targeted at potential life science tenants.  CC‐5.4: Parks and Open Space Preserve and enhance Bayfront parks and open spaces, and identify  strategies to increase usage of recreational amenities. [FB, SO, H]  The proposed project would allow for the preservation and enhancement of the Bay Trail, including a  new public plaza adjacent to it.  CC‐5.5: Trail Connectivity Coordinate with partner agencies to connect gaps in the Bay Trail, and require  new waterfront development to improve and maintain trail segments along property lines. [AC, PA, H]  The proposed project will include the improvement of Bay Trail within and adjacent to the project site,  including widening the trail to 14’, new lighting, signage, diverse furnishings, and a new ADA compliant  asphalt path connecting the Bay Trail with the Anza Boulevard sidewalk.  Goal CC‐6: Establish a cohesive design character for the Bayfront Area that protects views to the  waterfront, encourages walking and biking, accommodates water‐based recreation and ferry service,  and addresses sea level rise.  The proposed project would eliminate a dated hotel use in favor of a new landmark building that would  substantially improve the design character of the Bayfront Area.  It would not affect views to the  waterfront, would enhance walking and biking opportunities through improvements to the Bay Trail and  streetscape, and would address sea level rise by raising the site to meet sea level rise resilience and  adaptation standards.  CC‐6.1: View Preservation Ensure that new development preserves public views to the waterfront.  Consider sightlines and viewsheds from Bayfront open spaces when planning future projects. [DR, MP,  SO]  The additional development capacity proposed, in conjunction with the additional height requested,  would occur in a taller, narrower design that will create a view corridor from Airport Boulevard to the  Lagoon, as envisioned by Burlingame Zoning Code Section 25.12.060 Item B – Design Principles for  Bayfront Commercial Zoning District, which states that 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 Airport  Boulevard, including setbacks. The additional height proposed allows for an enhanced view corridor and  reinforces the gesture with the addition of sidewalk linking Airport Boulevard the shoreline.  CC‐6.4: Design Character Establish design standards that facilitate attractive interfaces between use  types, enhance the public realm, and activate commercial districts. Prioritize pedestrian  improvements and waterfront access. [MP, DR]  The additional development capacity proposed, in conjunction with the additional height requested,  would result in a smaller building footprint on the site, allowing for a design which incorporates a public  plaza with a generous colonnade fronting Airport Boulevard.  The Airport Boulevard Plaza connects the  building to its urban context while creating a visually dynamic arrival experience.  The plaza’s planting  islands frame multiple routes of circulation between ground floor amenity spaces, the shoreline, and the  streetscape, creating a porous and inviting garden plaza that buffers ground‐level uses from the busy  street.  Ample plaza seating and bike racks encourage pedestrian activation of the streetscape while  identifying the building as a walking and biking destination.  Further, in accordance with Burlingame  Zoning Code Section 25.23.060 Item E encouraging Ground Floor Transparency, at least 25 percent of  the exterior walls on the ground floor or first level facing the street is transparent; in the proposed the  front is almost completely transparent and inviting.  CC‐6.5: Pedestrian and Bicycle Access Improve pedestrian and bicycle access to the Bayfront across  Highway 101 and along the Bay Trail, and identify opportunities for new bicycle and walking connections  to key waterfront destinations. [MP, H]  Similarly, the smaller building footprint would allow for a proposed design which greatly improves the  Bay Trail.  The width of the trail would be widened to 14’ for a more comfortable sharing of the trail, and  new seating areas, lawns and bike racks provide a destination and meeting place for visitors. Additional  to the improvement of existing links North, South and to Anza, a new sidewalk links Airport Boulevard to  the shoreline improvements for improved bike and pedestrian connection. This sidewalk coincides with  the planned view corridor protecting the sightline from Airport Boulevard to the Lagoon.  CC‐6.7: Sea Level Rise Require that new and existing development along the Bayfront make provisions  for sea level rise and flood risks, which may involve payment of assessments to fund City or other efforts  to build a unified defense system. Maintain minimum waterfront setback, with the setback area  providing space in the future to accommodate sea level rise and flooding defenses. Design new buildings  with habitable areas elevated to minimize potential damage from exceptional storm events. [DR, FB, AC,  S]  The project addresses sea level rise resilience and adaptation.  Construction of the project would raise  the shoreline and Bay Trail to a minimum elevation of 13’.  The 13’ minimum proposed shoreline  elevation is based upon ESA’s recommendations documented within their 2019 sea level rise and  resiliency study/memo prepared for the City of Burlingame.  That study describes the BFE of the  Burlingame Lagoon as 10’ and recommends elevating the north shoreline of the Lagoon to an elevation  between 11’‐13’.  The proposed shoreline elevation meets the higher of these recommended elevations  (13’ minimum).  The project would furthermore be designed to adapt to a 16’ minimum elevation in the  future in anticipation of end of century sea level rise requirements, as identified on the City’s Map of  Future Conditions.  The proposed sea level rise resilience and adaptation approach is consistent with  BCDC’s policy for shoreline improvements/elevations to be constructed as “resilient” through mid‐ century, and “adaptable” to end of century (future conditions).  A new riprap‐armored shoreline  revetment designed by the project geotechnical engineer will be constructed consistent with FEMA  accreditation.      Goal ED‐1: Maintain a diversified economic base that provides a wide range of business and  employment opportunities capable of ensuring a healthy and prosperous economy for generations to  come.  ED‐1.1: Diverse Building Types and Sizes Encourage development of new office, research, and  technology spaces to diversify the types of businesses in Burlingame, specifically focusing on the Rollins  Road, Bayfront, and Downtown areas. [DR, MP, SO, PA]  The proposed project would build a new 13‐story landmark office building designed for office, research  and development businesses, attracting new such tenants to the Bayfront area.   ED‐1.6: Community Benefits of Development Ensure that major commercial development projects  contribute toward desired community benefits of urban design, land use, sustainability, resiliency,  affordable housing, and community health while also expanding the economic base of the city. [DR, FB,  SO, PA]  In addition to attracting new office, research and development businesses, the proposed project would  include contribute community benefits that include a public plaza along Airport Boulevard (approx.  8,000 sf), publicly accessible park space (approx. 24,500 sf), off‐site streetscape improvements, including  an ADA compliant connection to the Bay Trail, public amenities and landscaping (approx. 24,100 sf), and  sea level rise resilience and adaptation improvements.  ED‐2.1: Land Use Compatibility Address potential land use compatibility issues and roadway/truck  access conflicts between office, industrial, retail, and residential uses in areas of transitioning land uses,  such as the Bayfront and North Rollins Road areas. [DR, MP, PA]  The project will include roadway and access improvements on Anza Boulevard to facilitate smooth  transition from the existing hotel use to the future office, research and development land use.  ED‐2.3: Transportation Access Work with businesses citywide to develop local transit and bicycle  connections and first mile/last mile strategies from the Caltrain stations to Burlingame’s employment  and retail destinations. [AC, PA, H, S]  The project site is located within 200 feet of a local transit stop on a high‐quality transit corridor that is  part of the Burlingame Shuttle route providing connection to the Millbrae BART and Caltrain station.  Encouraging use of the transit is an integral part of the project proposed TDM program to achieve a 20%  reduction in single‐occupancy car trips.  ED‐2.10: Bayfront Office and Research and Development Position the Bayfront area as a location for  larger office‐based and research and development businesses as a complement to the hospitality  businesses. [SO, MP, PA]  The proposed project would build a new landmark 13‐story office building designed to attract new  office, research and development tenants to the Bayfront area.        777 Airport Boulevard Transportation Demand Management Plan May 2022 Prepared for: Lincoln Property Group By: Introduction Project Overview The project site is located in Burlingame, California approximately four miles South of San Francisco International Airport (SFO) in the City’s Bayfront employment area. The proposed Project (the “Project”) would redevelop a 2.5-acre site, currently occupied by a hotel and a restaurant. The proposed site plan includes 403,400 square feet of building area for one twelve-story building, including six floors for offices above a five floor parking podium, a ground floor, and a mezzanine floor. The proposed uses include Office, Research & Development or Technology. Primary vehicle, pedestrian, and bicycle access is from Airport Boulevard while secondary non- motorized access is offered from the Bay Trail along the Project’s south frontage. 2 Project Setting Bicycle and Pedestrian Facilities The Project site abuts the San Francisco Bay Trail, a 350-mile trail network surrounding the bay. In the vicinity of the Project, the Bay Trail is improved as a Class-I shared-use trail which provides exclusive use for bicyclists and pedestrians. Airport Boulevard, which runs along the northeast edge of the Project site, includes paved sidewalks on both sides of the street and is a planned Class IV separated bikeway corridor in the City of Burlingame’s Bicycle and Pedestrian Master Plan. Anza Boulevard, adjacent to the northwest Project frontage, features sidewalks on the south side of the roadway and a Class I shared-use path on the north side. The Bay Trail ruins along the Project’s south frontage and continues westward toward the Broadway corridor via an undercrossing beneath Anza Boulevard. Existing and Planned bicycle facilities are shown in Figure 1. Transit Services Commute.org’s Burlingame Point shuttle directly serves the Project site via an on-street shuttle stop at the northern corner of the Anza Boulevard/Airport Boulevard intersection, which is approximately 500-feet from the Project’s primary lobby entry. The Burlingame Point shuttle is free and open to the public and provides first-last-mile weekday commute peak service on 15-minute headways from the Millbrae BART/Caltrain station to five stops along the Airport Boulevard corridor. Millbrae is a major Peninsula intermodal transit hub and is served by SamTrans buses; the BART Red Line (Richmond to SFO via Millbrae); and Caltrain local, limited, and Baby Bullet express trains. Several SamTrans bus lines serve Millbrae Station. SamTrans Route 397 connects downtown Burlingame with downtown San Francisco. Route SFO runs direct service from the transit center to all San Francisco International Airport (SFO) Terminals. Route ECR runs along El Camino Real from Palo Alto Transit Center in South Bay to Daly City BART in San Francisco. Existing transit service is shown in Figure 2. TDM Goals and Objectives The primary goal of the Project’s Transportation Demand Management (TDM) plan is to comply with the City of Burlingame’s TDM ordinance and City/County Association of Governments of San Mateo County (C/CAG) TDM Program. Both TDM regulations aim to reduce the number of vehicles trips generated by new developments, by shifting a proportion of trips to more sustainable modes, such as walking, bicycling, transit, or carpooling. This, in turn, helps to alleviate traffic congestion, reduce greenhouse gas emissions and other air pollution, and reduces parking demand. MagnoliaAvenue TrousdaleDriveS k y li n e B o u l e v a r d Anza BoulevardMillbrae AvenueEl Camino RealHillside DrivePeninsula AvenueBroadwayAirport Boulevard CaliforniaDrive So u th Mc Do n n ell Road East Poplar AvBayshor e Hi ghwayRolli n s Road Howard AvenueCarmelita AvenueD wi g h t R o a dHillcrestBoulevardRollins Road Califo r n i a D r i v e City of Burlingame Bikeways Figure 1 San Francisco Bay Regional Rail Existing Bikeways Planned Bikeways BART Caltrain Class II Bicycle Lane Class I Shared Path Class I Shared Path Class IIIb Neighborhood Bikeway Class II Bicycle Lane Class III Bicycle Route Class III Bicycle Route Class IV Separated Bikeway Cities Project Site Millbrae BroadwayWeekend Only Burlingame MagnoliaAvenue TrousdaleDriveS k y li n e B o u l e v a r d Anza BoulevardMillbrae AvenueEl Camino RealHillside DrivePeninsula AvenueBroadwayAirport Boulevard CaliforniaDrive So u th Mc Do n n ell Road East Poplar AvBayshor e Hi ghwayRolli n s Road Howard AvenueCarmelita AvenueD wi g h t R o a dHillcrestBoulevardRollins Road Califo r n i a D r i v e Transit Figure 2 Millbrae BroadwayWeekend Only Burlingame Regional Rail SamTrans Routes Commute.org Routes Trolley Routes BART North Burlingame Burlingame Bayside Burlingame Trolley Cities Project SiteRed Carpet TrolleyCaltrain NB NB BP BP BB BB BBBB MB NB BB Burlingame PointBP Millbrae-Broadway ECR 397 292 SFO FCX MB San Francisco Bay R B B R B B BR R R . Compliance with Local Requirements The City of Burlingame’s Transportation Demand Management Ordinance 1 requires applicable projects to reduce vehicle trips 20 percent from the rates published in the latest version of the Institute of Transportation Engineers (ITE) Trip Generation Manual. This ordinance implements a trip reduction goal from the City’s Climate Action Plan (CAP), which is a comprehensive strategy for reducing the city’s greenhouse gas emissions 2. Monitoring reports which assess the effectiveness of the TDM plan in meeting the 20 percent trip reduction target must be submitted to the City annually. If the target is not achieved, the monitoring report must propose program modifications that would be necessary to meet the 20 percent trip reduction target. C/CAG’s TDM Program 3 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. As of January 1, 2022 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. The Project’s applicable C/CAG TDM checklist is provided in Appendix A. Roles & Responsibilities A successful TDM plan requires a combination of supportive site design elements, programming, and incentives to encourage employees to shift to non-SOV modes for commuting to work and ultimately achieve the City’s 20 percent trip reduction target. Implementation and operation of the TDM strategies is typically requires designation of a TDM manager or coordinator is responsible for overseeing the program and interfacing with regulatory agencies. The coordinator could either be affiliated with the building owner or tenant but the building owner is ultimately responsible for the success of the TDM program since the performance requirements are tied to the City’s zoning code and Project entitlements. 1 City of Burlingame Article 3 – Chapter 25.43 https://cms6.revize.com/revize/burlingamecity/Article%203%20-%20Regulations%20and%20Standards%20Applicable%20to%20All%20Zoning%20Districts.pdf 2 City of Burlingame’s Climate Action Plan Update (August 2019), https://www.burlingame.org/document_center/Sustainability/CAP/Climate%20Action%20Plan_FINAL.pdf 3 /CAG TDM Program, https://ccagtdm.org/ 6 Transportation Demand Management Strategies The 777 Airport Boulevard TDM Plan is anticipated to meet the City of Burlingame’s 20 percent trip reduction target by implementing the required TDM measures and strategies in the C/CAG TDM checklist which is provided in Appendix A.. These strategies would manage travel demand through TDM measures and strategies that encourage alternatives to SOV trips. Fehr & Peers evaluated the trip reduction effectiveness of the required C/CAG TDM strategies using TDM+, an analytical tool that quantifies trip and VMT reduction estimates based on the California Air Pollution Control Officers Association’s (CAPCOA) 2021 report Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity. Trip reduction estimates are based on the best available data and the actual observed reductions may vary depending on implementation or the unique characteristics of a tenant’s employee base and uptake. Project TDM Elements Based on the CAPCOA data, a combination of the Project’s land use characteristics and C/CAG-required TDM strategies could result in an approximately 28 percent reduction in vehicle trips from the Project’s ITE-based trip generation estimate. The required TDM strategies and estimated trip reduction breakdown is presented in Table 1 and the Project’s Trip Generation estimate is presented in Table 2. At 19% of the total 27% estimated reduction, the CAPCOA data indicate that the Project’s job density is the primary variable in reducing vehicle trip generation from the ITE trip generation baseline. A combination of physical and programmatic features are estimated to further reduce vehicle trips by an estimated eight percent. Detailed descriptions of each TDM strategy is provided in Appendix B. Table 1. Project TDM Elements & Estimated Trip Reduction from ITE Rates TDM Measure Description Estimated Reduction Land Use Characteristics Increase Job Density Trip reduction achieved by a project with higher job density compared to the national job density average. Higher job density results in shorter and fewer trips by single-occupancy vehicles. 19% Physical Features End-of-Trip Bicycle Facilities Providing facilities that encourages commuting to work by bicycle. This measure includes the provision and maintenance of secure bike parking, showers, and personal lockers, and changing areas. 2.7% Programmatic Features Employee Survey Conduct an annual survey of employees to understand commute patterns and ways to support the use of non-driving modes. Developer to provide sample survey to tenants. A sample survey is provided in Appendix C. N/A – Required for Monitoring Commute Trip Reduction Marketing C/CAG requires tenants actively participate in Commute.org or Transportation Management Association Equivalent program. Additionally, this task requires information sharing and marketing by building tenant/employer to promote and educate employees about travel choices options for accessing the project site and guaranteed ride home service. Lastly, C/CAG requires the tenant provide a transportation coordination or an employee who will be responsible for supplying orientation and information to encourage employees to use non-SOV modes of commuting to work. 4% Subsidized or Discounted Transit Program Reducing out-of-pocket transit expense for employees improves competitiveness of transit against driving and results in an increase of transit trips and decrease in vehicle trips. C/CAG requires tenants provide a subsidy up of $50 or 30% the value of a monthly fare, whichever is cheaper. 1.0% Employer Sponsored Vanpool Employer-sponsored vanpool service to promote cost-effective and convenient rideshare option for groups of 5 to 15 people. The reduction measure equates to approximately 2 vanpool vehicles for every 1,000 employees. 1.3% Total Estimated Trip Reduction from ITE Rates 28% Source: TDM+ Tool with Project-Specific Inputs. Fehr & Peers, 2022 Notes: Fehr & Peers assumed an approximately $40 transit pass subsidy which is 30% of a typical two-zone Caltrain monthly pass. Two Caltrain zones aligns with the average San Mateo County home-based work vehicle trip legnth of 17 miles. 8 Trip Reduction Target Table 2 shows the Project’s ITE-based trip generation estimate and the maximum number of daily and AM and PM peak hour trips to meet the City’s 20 percent trip reduction target. To meet the target, AM and PM peak hour trips would need to be reduced by approximately 110 trips and daily trips reduced by approximately 720 trips to meet the City’s performance target. Table 2: ITE Trip Generation Estimate and Trip Reduction Target Land Use ITE Code Units Project Daily Vehicle Trip Generation AM Peak Hour Total PM Peak Hour Total Proposed Uses General Office Building 710 403 KSF 3,905 556 528 TDM Target: 20% Trip Reduction -718 -111 -106 Maximum Trips 3,124 445 423 Source: ITE Trip Generation Manual, 11th Edition Program Implementation TDM Coordinator Each tenant will designate a transportation manager or transportation coordinator who will provide information and marketing to encourage employees to use non-SOV modes of commuting to work, including walking, biking, transit, carpooling, vanpooling, or other means of travel. While the future building manager will support the TDM coordinator by providing information on TDM requirements, transportation options, and an example commute survey, each tenant’s TDM coordinator is responsible for program implementation and monitoring. Monitoring & Reporting Regular monitoring and reporting will ensure that tenants follow C/CAG and City of Burlingame requirements for trip reductions. Additionally, annual monitoring provides an opportunity for tenants to assess the success of their TDM programs and to adjust or revisions as needed to achieve their TDM reduction goal. Trip Reduction Goals To achieve the City of Burlingame’s trip reduction target, the Project’s maximum AM Peak Hour, PM Peak Hour, and Daily trips are as follows. Detailed trip generation estimates are shown in Table 2. • Maximum Daily Trips: 3,124 • Maximum AM Peak Hour Trips: 445 • Maximum PM Peak Hour Trips: 423 Reporting A Project representative will be required to submit monitoring reports to the City of Burlingame and C/CAG. Each jurisdiction has a set monitoring and reporting structure. The following section includes detailed information about reporting structure requirements. City of Burlingame Monitoring and Evaluation An TDM monitoring report shall be prepared and submitted to the City of Burlingame annually; with the initial, or baseline, commute survey report to be conducted and submitted one (1) year after the granting of a certificate of occupancy for 75 percent or more of 10 the project and annually after that. The specific contents of the annual TDM report will be determined in collaboration with the City, but will include at least the following elements: 1. A description of the current landlord and/or tenant TDM programs and services provided and level of use/participation of each program component (required or supplemental). This includes reporting on the number of transit passes distributed and an evaluation of the percent of staff who use the pass regularly to commute to work, the number of employees with parking passes or who opted to cash-out of a parking space, and documentation of the transportation information and outreach provided to employees. 2. Results of an annual employee survey capturing how employees access the Project site. The main purpose of this survey is to capture weekday building occupancy, determine employee commute mode choices, and determine compliance with the tenant’s vehicle trip generation goal. A sample survey is provided in Appendix C. 3. Findings of whether the tenant is in compliance with its TDM reduction participation goal. If the findings in the report show that the TDM reduction/participation goal has not been met, the future tenant would work with City staff to identify if there are additional TDM measures the tenant could reasonably (financially and practically) implement to further improve the site’s TDM reductions and participation. C/CAG Monitoring Two years after Project occupancy, Commute.org will distribute a survey to the appropriate Project point of contact, who may be the original Project owner, property manager, or on-site tenant(s)/TDM coordinator(s). The survey will consist of a TDM Self-Certification Form (i.e., self-reporting implemented TDM measures) along with brief questionnaire about user travel behavior at the Project site. Commute.org will then collect and analyze these surveys. If there is insufficient progress towards TDM Checklist implementation, Commute.org will work with the appropriate point of contact to develop potential solutions. The local jurisdiction shall also collaborate in this issue resolution, which may include potential enforcement. The monitoring and reporting process is required to continue for 20years post-occupancy at the following intervals for the self-certification form and the travel survey 4: • Self Certification Form: Completed biennially for 18 years post-occupancy • Travel Survey: Completed biennially beginning in the third year post-occupancy for a period of six years and then triennially for the remaining 12 years. 4 C/CAG Transportation Demand Management Policy Update Approach – September 9, 2021 https://ccagtdm.org/wp-content/uploads/2021/12/FINAL-CCAG_TDM-Policy-Update-Document_9-9-2021.pdf Appendix A:– C/CAG Checklist Jan 1, 2022 Form Continues on Page 2 Sum percentages from each selected measure from rows 1-9 Total from Required Measures % 10 9 2%M25 - Showers, Lockers, and Changing Rooms for Cyclists These amenities serve as end of trip facilities for employees arriving by bike or other active transportation forms. ALL 8 1%M9 - Design Streets to Encourage Bike/Ped Access Design adjacent streets or roadways to facilitate multimodal travel. ALL 7 1%M8 - Secure Bicycle Storage Comply with CalGREEN minimum bicycle parking requirements. ALL 6 1%M7 - Pre-Tax Transportation Benefits Offer option for tenants to participate in a pre-tax transit program to encourage the use of sustainable transportation modes and leverage pre-tax income to pay for commute trip costs. ALL 5 10%M6 - Transit or Ridesharing Passes/Subsidies Offer tenants passes or subsidies for monthly public transit or ridesharing costs incurred, equivalent to 30% of value or $50 - whichever is lower. ALL 4 2%M5 - Carpool or Vanpool Program Establish carpool/vanpool program for tenants and register program with Commute.org. ALL 3 6.5%M4 - Actively Participate in Commute.org or Transportation Management Association (TMA) Equivalent Obtain certification of registration from Commute.org or equivalent TMA incorporation documents. TOD & Non- transit Proximate Select only one based on Project Type Transit Proximate 16.5% 2 0.5%M3 - TDM Coordinator/Contact Person Provide TDM coordinator/liaison for tenants. May be contracted through 3rd party provider, such as Commute.org. ALL 1 1%M1 - Free/Preferential Parking for Carpools Provide free or preferential parking, including reserved spaces or spaces near an entrance or other desirable location, to incentivize ridesharing. ALL Measure YesPercentageProject Types You must select all measures that apply for your project type Click on each measure’s title for more informationCRequired Measures Identify your project type B Trip Reduction Target 1/2 to 3 miles from high quality transit service 35% Trip Reduction Required Transit Proximate More than 3 miles from high quality transit service 35% Trip Reduction Required Non-Transit Proximate Less than 1/2-mile from high quality transit service 25% Trip Reduction Required TOD Select one option based on your project’s distance to high quality transit Read more about high quality transit at ccagtdm.org/high-quality-transit Project Jurisdiction D D M M Y Y Y Y Application Date Project Address Contact Email Address Contact Phone Address Contact First and Last Name Parcel Number A Applicant Information support@ccagtdm.org Questions? Any new development project anticipated to generate at least 100 average daily trips is subject to the C/CAG TDM Policy and must complete a TDM Checklist and implement associated measures to mitigate traffic impacts. About this Form Read more at ccagtdm.org 500+ ADT; ~50,000+ sq ft Non-Residential (Office, Industrial, Institutional) Land Use: Large ProjectTDM Checklist ccagtdm.org Page 1 of 2 Jan 1, 2022 ccagtdm.org Visit Our Website support@ccagtdm.org Email Us Questions? F Submit Checklist See for how to submit this form. ccagtdm.org/submission Percentage from Additional Measures %Section Row 24D Sum of required and additional measures Total Percentage from all Selected Measures % Percentage from Required Measures %Section Row 10C + Copy from Section Trip Reduction Target %B Total Percentage from all selected measures must be greater than or equal to Trip Reduction Target E Project Totals Sum percentages from each selected measure from rows 11 - 23 Total from Additional Measures % 24 23 3%M26 - Pedestrian Oriented Uses & Amenities on Ground Floor Provide on-site, visible amenities to tenants and guests, such as cafes, gyms, childcare, retail. All 22 0.5%M24 - Bike Repair Station Offer on-site bike repair space/tools in visible, secure area. All 21 7%M23 - Gap Closure Construct or enhance quality of biking and walking facilities to/from site to existing trails, bikeways, and/or adjacent streets. All 20 2%M22 - Active Transportation Subsidies Offer biking/walking incentives to tenants, such as gift card/product raffles. All 19 1%M21 - Bike/Scooter Share On-Site Allocate space for bike/scooter share parking. All 18 10%M20 - Shuttle Program/Shuttle Consortium/Fund Transit Service Establish a shuttle service to regional transit hubs or commercial centers. Shuttle service should be provided free of charge to employees and guests. Non-transit Proximate % 17 M19 - Land Dedication or Capital Improvements for Transit Contribute space on, or adjacent to, the project site for transit improvements. 1%Other (i.e., Micromobility Parking Zone, TNC Loading Zone) 1%Visual/Electrical Improvements (i.e., Lighting, Signage) 1%Bus Shelter 1%Bus Pullout Space ALL Total percentages selected Select one or more 16 1%M18 - Car Share On-Site Provide on-site car share or vehicle fleets. ALL 15 4%M17 - Developer TDM Fee/TDM Fund Voluntary impact fee payment on a per unit or square footage basis, to fund the implementation of TDM programs. ALL 13 10%M15 - Reduced Parking Provide off-street parking at least 10% below locally-required minimums, or else below the locally-permitted parking maximums. Consideration may be required of potential spillover parking into surrounding areas. ALL 14 2%M16 - Short-Term Daily Parking Offer daily or hourly parking rates that are proportional to the monthly rate or approximately the cost of a transit fare. ALL 12 25%M14 - Paid Parking at Market Rate Offer hourly/daily parking rates proportional to monthly rate or equivalent to cost of transit fare. ALL 11 5%M12 - Flex Time, Compressed Work Week, Telecommute Flex time allows employees some flexibility in their daily work schedules. Compressed work week allows employees to work fewer but longer days. Telecommuting functions similarly, allowing employees to work from home rather than the office, reducing vehicle travel on the days they work remotely. ALL Measure YesPercentageProject Types D Additional Recommended Click on each measure’s title for more informationSelect enough to meet the trip reduction target from section B 500+ ADT; ~50,000+ sq ft Non-Residential (Office, Industrial, Institutional) Land Use: Large ProjectTDM Checklist ccagtdm.org Page 2 of 2 Appendix B: –Detailed Description of TDM Measures The following sections describe in detail each of the TDM strategies proposed as part of the development. All monitoring and reporting indicated below are for the purposes of complying with City requirements unless otherwise noted. Implement Commute Trip Reduction Marketing This measure requires tenants to implement a marketing strategy that promotes employee trip reduction. This includes information sharing and marketing and additional amenities that make it easy for employees to opt for non-auto modes. Transportation Manager & Commute Marketing Program An transportation manager or designated employee for transportation related marketing will generate positive impacts on the success of the TDM goals and elements. Commute industry data supports the notion that a transportation manager has a very positive impact on increasing and maintaining alternative mode use. Each tenant’s transportation manager will be responsible for: •Providing commute program assistance to employees, and serving as the primary point of contact for employees who wish to commute using an alternative. •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. •Cataloging all existing incentives that encourage employees to utilize alternative transportation programs. •Conducting annual employee surveys and provide reports to the City of Burlingame that include commute patterns, mode splits, and TDM program success (process includes yearly surveying of employees, tabulation of data and provision of results in report format). •Evaluating survey results for alternative transportation potential and changes to the current program, and updating the program as needed. Benefits that may be organized by the transportation manager and provided to employees include: •Producing any on-site transportation fairs and promotional events, as relevant. •Host Bicycle Safety Classes in coordination with Commute.org or a local bicycle advocacy organization. • Post informational materials on transportation kiosks in common areas, as well as disperse alternative program information to employees via posters, flyers, banners, community newsletter, etc. • Participate in the BAAQMD Spare the Air program. Spare the Air day notices will be forwarded to employees to discourage driving alone to work. Guaranteed Ride Home Program A common reason that employees do not use alternative modes is the inability to leave work unexpectedly for a family emergency or the fear of being stranded if they need to work late or there are disruptions in transit service. A TDM element that allays these concerns is a Guaranteed Ride Home or similar program. With these types of programs, employees can use a taxi service, rental car, or other means to get home, and the employer pays for the service. 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. Subsidized Transit Passes Transit subsidie are an effective strategy to encourage transit ridership alongside the commute marketing program. For consistency with the C/CAG TDM Program- which requires a subsidy of up to $50 or 30% of the value of a monthly fare, whichever is cheaper- the Project will provide an approximately $40 monthly transit pass subsidy which is 30% of a typical two-zone Caltrain monthly pass as of May 2022. Two Caltrain zones align with the average San Mateo County home-based work vehicle trip length of 17 miles. As an optional alternative, the Project sponsor or tenants may consdier the GoPass, which is provided by Caltrain, 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 requires establishing an employer-sponsored vanpool service. Vanpooling vehicles are generally leased and provided by employers, non-profit organizations, government agencies, or public-private partnerships. Tenants/employers should provide financial incentives, such as ride- matching, to help facilitate participation. Appendix C: Sample TDM Survey 777 Airport Boulevard – Sample Commute Survey 1 777 Airport Boulevard TDM Monitoring & Reporting – Sample Commute Survey NOTE: Questions should be tailored by tenants based on company policies such as work schedules, available commuter benefits, etc. 1.What is your home zip code? 2.What are your typical work hours? a.Start time: b.End time: 3.Thinking about last week, how did you get to work on each of the following days? If you used more than one, please indicate the way for the longest part of your trip. a.Monday b. Tuesday c.Wednesday d. Thursday e.Friday f. Saturday g.Sunday 4.Thinking about last week, how did you leave work on each of the following days? If you used more than one, please indicate the way for the longest part of your trip. a.Monday b. Tuesday c.Wednesday d. Thursday e.Friday f. Saturday g.Sunday 5.Thinking about last week, how often did you leave the office in the middle of the day to get lunch or run errands? a.Yes, multiple times a day b.Yes, once a day c.Yes, a few times a week d.No, I did not leave the office during the day 6.When you leave the office in the middle of the day, how do you typically travel to get lunch or run errands? a.Private vehicle i.Drove my own private vehicle (Drive alone) ii.Drove my own private vehicle (Carpool) iii.Passenger in a private vehicle (Carpool) b.Uber/Lyft/Taxi drop-off c.Transit i. Caltrain ii.SamTrans Bus d.Bicycle e. Walked f. Bikeshare/E-scooter g.Other: ____________ 777 Airport Boulevard – Sample Commute Survey 2 7. What is most important to you when you choose how to get to work? (Select up to 3.) a. Travel time b. Cost c. Convenience/flexibility d. Reliability e. Comfort/safety f. Reducing pollution g. Ability to make stops between home and work h. Stress 8. If you typically use a non-drive alone mode to commute to work, how can we better support your commute? a. Company subsidy for transit b. Company subsidy for vanpool c. Company subsidy for biking or walking d. Lower parking rates for carpooling e. Preferred parking for carpooling f. Assistance using transit or biking g. Assistance with h. Flexible work schedule i. Ride home in case of emergency j. Incentive program (prizes or contests) k. Other: _________ 9. If you normally drive alone to work, what are your main reasons for doing so? a. Need a car for work b. Need a car for personal use during the work day c. No reasonable transit option d. No reasonable walking or biking option e. No options for carpooling f. Need a car for errands or to transport children g. Cannot get home in an emergency h. Cost of taking Caltrain i. Other: ___________ 10. If you usually drive alone to work, which of the following transportation options (other than driving alone) would appeal most to you? (Select up to 3.) a. Carpooling b. Vanpooling c. Transit i. Caltrain ii. SamTrans d. Bicycling e. Walking f. Not interested in other transportation options for commuting g. Other: _________ 11. If you normally drive alone to work, what would encourage you to use a non-drive alone mode to commute to work? (Select up to 3.) a. Company subsidy for transit 777 Airport Boulevard – Sample Commute Survey 3 b. Company subsidy for vanpool c. Company subsidy for biking or walking d. Parking cash-out e. Lower parking rates for carpooling f. Preferred parking for carpooling g. Assistance using transit or biking h. Assistance finding carpool partners i. Flexible work schedule j. Ride home in case of emergency k. Incentive program (prizes or contests) l. Other: _________ 12. Do you have other comments about your transportation options for commuting to work? From:Public Comment To: Subject:FW: Public comment for 777 Airport Boulevard Date:Wednesday, September 7, 2022 12:37:09 PM Ruben Ruben Hurin Planning Manager City of Burlingame Community Development Department – Planning Division Tel. 650.558.7256 | rhurin@burlingame.org -----Original Message----- From: Adrienne Leigh Sent: Friday, September 2, 2022 3:21 PM To: Public Comment <publiccomment@burlingame.org> Subject: Public comment for 777 Airport Boulevard As I am out of town, I appreciate you reading my public comment for 777 Airport Boulevard. The Giant rectangle I saw when I opened the plans is what struck me first. I request the commission work at adding some charm, natural feeling, and softening of the project to its exterior shape. It appears purely utilitarian. My comments pertain to neighborhood friendliness, land use, and amenities the building will offer. First, I’d like to insure that all street and walkway lighting along this project be Dark Sky compliant. That all sidewalks are lit with low level pedestrian friendly light fixtures. That the crosswalks and places where driveways cross sidewalks have brighter light on the area to illuminate the pedestrians from the rest of the area. All crosswalks should be High Visibility with advance stop lines placed 4’ in front of crosswalks and perpendicular to vehicular travel direction. All sidewalks should be a minimum of 8 feet wide plus they should be separated by a 4’ minimum parkway the entire length of project. Bollards should be placed at corner of Anza and Airport to insure no vehicle can drive up over the curb when people are standing there. Sidewalks should have 4’ wide parkways with a mixture of native Northern California trees and plants to encourage local wildlife to live along Bayfront. Will there be a small gym for the workers to use? Outdoor lunch stings areas with tables out of the wind? The area where the project is adjacent to the creek should have a few benches for viewing the herons and egrets I have seen wading there where the creek hits the bay. The shoreline should stay natural but be comfortably viewable to so minded public. The Cafe should have tasteful exterior signage to encourage members of the public to visit the cafe. People who work in other buildings or walk Bay Trail should feel welcomed by the front of the Cafe. Again, it should look charming and inviting, not utilitarian. There should be a convenient exterior bike rack for the people who do not work in 777 but want to visit the cafe or a friend in the building. I would like to see childcare added to the building. Space set aside for a childcare company to assist parents who work nearby. Additionally, the building should add a ROOFTOP restaurant with a beautiful view of the bay. The bayshore is sorely lacking commercial amenities for Burlingame residents to enjoy. Will there be any offices zoned for Medical space? Small medical practices have very few choices in Burlingame. And others specifically for small businesses? Is there any first floor retail? We need to think of this as part of a neighborhood and design it to add amenities to the neighborhood. Are there any offices that are live / work? I’d like to see Burlingame encourage mixed use zoning. Are there EV chargers in the garage? Outside in the stalls? Thank you for your time and attention to my comments. And though I am a commissioner on the TSP Commission, these are my personal comments. Adrienne Leigh [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. RESOLUTION NO. __________ RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME FINDING THAT THE PROJECT DOES NOT REQUIRE FURTHER ENVIRONMENTAL REVIEW PURSUANT TO PUBLIC RESOURCES CODE SECTION 21083.3 AND CEQA GUIDELINES SECTION 15183 FOR A NEW 13-STORY OFFICE/RESEARCH AND DEVELOPMENT BUILDING AT 777 AIRPORT BOULEVARD (ASSESSOR PARCEL NO: 026-344-130) WHEREAS, on November 10, 2021, LPC West (Lincoln Property Company) filed an application with the City of Burlingame Community Development (“City”) – Planning Division requesting approval of the following requests:  Environmental Review pursuant to CEQA Guidelines Section 15183;  Commercial Design Review for a new, 13-story office/research and development building (Code Sections 25.13.060 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)). WHEREAS, the City has determined the Project is subject to the environmental review requirements of the California Environmental Quality Act (“CEQA”) and its implementing guidelines (“CEQA Guidelines”); and WHEREAS, the City finds that the Project does not require further environmental review pursuant to CEQA Guidelines Section 15183; and WHEREAS, the Planning Commission held a duly noticed public hearing on November 14, 2022, to consider and receive public testimony on the project, including the proposed CEQA determination at issue. NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission hereby finds and resolves as follows: Section 1. The project does not require further review under CEQA pursuant to the streamlining provisions contained in Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183. Section 2. Pursuant to the staff report and the attachments and exhibits thereto, including but not limited to the CEQA Review document/checklist, which are incorporated herein by reference, the Project would not result in any significant impacts that: 1) are peculiar to the project or project site; 2) were not identified as significant project-level, cumulative, or off-site effects in the General Plan EIR; or 3) were previously identified significant effects, which as a result of substantial new information that was not known at the time of the General Plan EIR RESOLUTION NO. __________ was certified, are determined to have a more severe adverse impact than discussed in the General Plan EIR. As a result, pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183, the Project does not require further environmental review under CEQA. Chair 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 14th day of November, 2022 by the following vote: Secretary 1 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME APPROVING AN APPLICATION FOR COMMERCIAL DESIGN AND SPECIAL PERMITS FOR BUILDING HEIGHT AND DEVELOPMENT UNDER TIER 3/COMMUNITY BENEFITS FOR A NEW 13-STORY OFFICE/RESEARCH AND DEVELOPMENT BUILDING AT 777 AIRPORT BOULEVARD. (ASSESSOR PARCEL NO: 026-344-130) WHEREAS, on November 10, 2021, LPC West (Lincoln Property Company) filed an application with the City of Burlingame Community Development Department (“City”) – Planning Division requesting approval of the following requests:  Environmental Review pursuant to CEQA Guidelines Section 15183);  Commercial Design Review for a new, 13-story office/research and development building (Code Sections 25.13.060 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)). WHEREAS, on June 13, 2022 and September 12, 2022, the Planning Commission conducted duly noticed public hearings (environmental scoping and design review study) to review a new, 13-story office/research and development building. At that time the Planning Commission requested additional information and direction was provided to the applicant regarding design modification s; and WHEREAS, David J. Powers was the CEQA consultant selected and they have prepared a CEQA checklist under Section 15183 of the California Environmental Quality Act (CEQA). This is based on an understanding that the proposed project is consistent with the updated Burlingame General Plan; and Following consideration of all information contained in the November 14, 2022 staff report to the Planning Commission regarding the project, all written correspondence, and all public comments received at the public hearing, the Planning Commission grants approval for a new 13-story office/research and development building based on the following findings regarding the project entitlements: Design Review Findings:  That the proposed building will be removing a dated hotel and will provide a fresh and modern architectural style on a site that is visible from both Highway 101, Anza and Airport Boulevards; the new building will feature a variety of materials including wood soffit materials and stainless steel cladded columns on the ground floor promenade, metal panel systems and unitized curtain wall aluminum framing with spandrel glass on the upper body of the building detailed with extruded aluminum fins. The fins, with a geometric pattern provide visual interest and will add detail to the structure; these materials will blend with the existing office and hotel buildings in the area and will also be compatible with the newer buildings in the surrounding area; 2  That the proposed project respects and promotes pedestrian activity in this district with the overall site design with the parking entrance located on the south side, not facing the street; there would only be a small number of surface parking spaces provided on-site that will be tucked at the rear of the building primarily serving Bay Trail users;  That the proposed project will encourage pedestrian activity through improvements to the sidewalk and streetscape on Anza and Airport Boulevards, including a new 7,800 SF public plaza with inviting night lighting and landscaping, and improvements to the Bay Trail. A continuous pedestrian path along the southern edge of the building connects the Airport Boulevard Plaza to the shoreline improvements, and a new accessible path connects the Anza Boulevard streetscape to the shoreline improvements;  That the site is located on the southern portion of the Bayfront adjacent to a mix of hotels and office buildings. The building heights in this area include several hotels ranging from six to nine stories and a recently approved eight story office building that is currently under construction, as well as the Meta campus to the south with office buildings and parking structures ranging from five to eight stories. While the proposed project would be 13-stories, it is prominent corner location that will act as an anchor to this gateway intersection at Anza and Airport Boulevards and that it will be compatible with the mass and bulk of buildings in the area and is consistent with the overall heights established in the General Plan and the Zoning Code; and  That the proposed landscaping on the site as well as the improvements off-site, including the planting of 106 new trees on-site and off-site, will enhance this site that front on the Burlingame Lagoon and is prominently viewed from Highway 101 and from Anza and Airport Boulevards; that the proposed project would significantly improve the pedestrian experience along Airport Boulevard and the pedestrian and bicyclist experience along the Bay Trail, provide substantial new amenities along the Bay Trail that would be accessible to the public, promote accessibility to the Bay Trail, and enhance shoreline resilience to and protection from sea-level rise. Special Permit Findings – Building Height:  That while the proposed 13 story building is a modification to the 65-foot height limit, the proposed project has been redesigned to respect and preserve the character of the Bayfront neighborhood in that the project site is uniquely located on a narrow corner property that is a prominent site visible from Highway 101, Anza Boulevard and Airport Boulevard; while the building is 13 stories this increased height facilitates less surface parking and maintains view corridors. Given that below grade parking is not generally designed into Bayfront projects given geologic conditions, the on-site parking has been incorporated into the overall design resulting in the increased height; overall the height is in context with surrounding hotel and office buildings, with the upper limit being 15 stories;  That the proposed project 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, since it is well articulated with three distinct terraces that have substantial recesses into the building elevations on the upper six floor that provides depth on both the north and south elevations; includes high quality materials and will be compatible with buildings in the area that are five to eight stories in height; the proposed modification will allow additional height and result in a higher intensity office/research that will allow the development to occur on a smaller footprint, which opens space for the development of larger public amenities around the site with the public plaza at the front along Airport Boulevard, the Shoreline Plaza with 22,500 SF of publically accessible spaces that will be created plus the redeveloped Bay Trail. The additional height will be consistent with existing character of the Bayfront district; 3  That the proposed height of the building is consistent with the goals and policies of the Burlingame General Plan. Special Permit Findings – Increased Floor Area Ratio with Approval of Community Benefits:  That the proposed modification to standards respects and preserves the character of the neighborhood in which the project is located because the Tier 3 development for this project with increased floor area ratio (FAR) facilitates a design that accommodates greater open space and public improvements on-site that complement and also enhance proposed off-site public improvements as well; the proposed FAR is appropriate for this site given the limitations due to the site width and depth; the community benefits proposed improve the pedestrian experience along Airport Boulevard and the pedestrian and bicyclist experience along the Bay Trail, provide substantial new amenities along the Bay Trail that will be accessible to the public, promote accessibility to the Bay Trail, and enhance shoreline resilience to and protection from sea-level rise and therefore respect and preserve the character of the neighborhood in which the project is located;  That the proposed project 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 because the 3.0 FAR is not anticipated to have any significant adverse impact on the environmental on surrounding properties sanitation, air quality, sewer or stormwater discharge, or water supply, and all public safety requirements will be addressed. The proposed development has been designed in compliance with all required setbacks and includes landscape buffers and pedestrian amenities that complement the building design;  That the proposed height of the building and the additional development capacity, with a Tier 3 development at 3.0 FAR is consistent with General Plan goals and policies. WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 14, 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: Section 1. Said Commercial Design Review and Special Permits are approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Commercial Design Review and Special Permits are set forth in the staff report, minutes, and recording of said meeting. Section 2. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chair 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 14th day of November, 2022, by the following vote: Secretary EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits. 777 Airport Boulevard Effective November 28, 2022 Page 1 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 26, 2022, sheets A0.01 through A2.05, sheets LS0.01 through LS0.05, sheets G1.01 through G1.07, sheets C0.001 through C10.001, and sheets L0.001 through L9.052; 2. 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; 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; 3. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, or changes to building materials, exterior finishes, windows, architectural features, roof height, 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); 4. that construction of the foundation systems for the building and parking garage shall not include pile driving; 5. that the conditions of the Building Division’s August 25, 2022 memo, the Fire Division’s October 6, 2022 memo, the Engineering Division’s September 2, 2022 memo, and the Stormwater Division’s October 14, 2022 memo shall be met; 6. that prior to issuance of a building permit for the project, the applicant shall pay in full the commercial linkage fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; fees shall be payable to the City of Burlingame and submitted to the Planning Division; 7. that prior to issuance of a building permit for the project, the applicant shall pay in full the Public Facilities Impact Fee (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; fees shall be payable to the City of Burlingame and submitted to the Planning Division; 8. that prior to issuance of a building permit for the project, the applicant shall pay the first half of the Bayfront Development Fee, if applicable (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; 9. that prior to approval of final framing of the building, the applicant shall pay the second half of the Bayfront Development Fee, if applicable (final fee amount to be calculated based on the fee schedule in effect at the time the building permit is issued), made payable to the City of Burlingame and submitted to the Planning Division; EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 2 2 10. that the project design measures outlined in the Water Supply Assessment, dated October 2022, prepared by EKI Environment & Water Inc., shall be included on the plans submitted to the Building Division; including installing purple piping in the frontage of the project site for future recycled water usage; implementing the Prescriptive Compliance Option of the Model Water Efficient Landscaping Ordinance (see California Code of Regulations Title 23, Chapter 2.7, Appendix D); installing 100% WaterSense labeled products, as available; and Under Leadership in Energy and Environmental Design (LEED) certification, incorporate a minimum of four points under the Water Efficiency credit category; 11. that the project shall include the Transportation Demand Management Measures as proposed in the Transportation Demand Management Plan, prepared by Fehr & Peers, dated May 2022; 12. that a TDM annual report shall be prepared by a qualified professional and submitted to the City of Burlingame annually; with the initial, or baseline, commute survey report to be conducted and submitted one (1) year after the granting of a certificate of occupancy for 75 percent or more of the project and annually after that; 13. that the TDM annual report shall provide information about the level of alternative mode- uses and in the event a 20 percent reduction in trip generation compared to the standard rate estimated by the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition) is not achieved, the report shall explain how and why the goal has not been reached; in such a circumstance the annual report shall identify a work plan, to be approved by the City of Burlingame, which describes additional or alternative measures for implementation that would be necessary to enhance the TDM program to attain the TDM goal of 20 percent reduction in trip generation; 14. that the City may consider whether the employer/tenant has made a good faith effort to meet the TDM goals and may allow the owner a six-month “grace period” to implement additional TDM measures to achieve the 20 percent vehicle trip reduction; 15. that prior to the issuance of a certificate of occupancy, a covenant agreement shall be recorded office with the San Mateo County Assessor and Recorder’s Office to provide constructive notice to all future owners of the property of any ongoing programmatic requirements that discloses the required Transportation Demand Management (TDM) provisions and any conditions of approval related herein to compliance and reporting for the TDM; 16. that if the project will utilize shuttles under the jurisdiction of the Peninsula Traffic Congestion Relief Alliance (Commute.org), the employer/tenant shall coordinate with Alliance staff; 17. that prior to issuance of a building permit for vertical construction, the project sponsor shall verify that the August 29, 2022, FAA Determination of No Hazard to Air Navigation for the project is still current and has not expired (February 29, 2024) and if expired, a new FAA Determination of No Hazard to Air Navigation shall be submitted to the City of Burlingame prior to building permit issuance for vertical construction; EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 3 3 18. that the applicant shall provide evidence of project approval for all Bay Trail improvement from the Bay Conservation and Development Commission (BCDC) prior to building permit issuance; 19. that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division to remove any existing protected size trees on the subject property and that the project shall comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application for vertical construction and the street trees will be protected during construction as required by the City Arborist; 20. that the approximately 24,500 SF of off-site streetscape improvements (Community Benefit #5) in the northwest corner, abutting Anza Boulevard and Burlingame Lagoon, shall be approved by the City of Burlingame Parks Division with respect to plant species and irrigation prior to issuance of a building permit; this area shall be improved as per the plans date stamped September 26, 2022 and maintained by the City of Burlingame; all irrigation for this portion shall be tied in to the City’s existing irrigation so that the irrigation is under the existing City irrigation controller; 21. that the applicant must install shoreline infrastructure to the full elevation specified in the City of Burlingame Map of Future Conditions. However, in-lieu of installing shoreline infrastructure to the full elevation specified in the City of Burlingame Map of Future Conditions, the applicant may do both of the following: (a) install shoreline infrastructure to an elevation equal to the FEMA Coastal BFE + 3.0 feet that is FEMA-certified (conforming to Title 44, Section 65.10 of the Code of Federal Regulations); and (b) dedicate a Public Use Easement to the City and/or the San Mateo County Flood and Sea Level Rise Resiliency District across the 100-foot shoreline band to accommodate the full elevation of required shoreline infrastructure improvements which easement expressly allows the City and/or District to install such improvements within the Public Use Easement. Any Public Use Easement must be reviewed and approved by the City and the District prior to recordation, which approval shall not be unreasonably withheld. 22. that prior to issuance of the superstructure building permit, the applicant shall execute an agreement with the City identifying the landowner’s ongoing maintenance obligations for the shoreline infrastructure approved as part of a development; 23. that if the City determines that the structure interferes with City communications in the City, the property owner shall permit public safety communications equipment and a wireless access point for City communications to be located on the structure in a location to be agreed upon by the City and the property owner. The applicant shall provide an electrical supply source for use by the equipment. The applicant shall permit authorized representatives of the City to gain access to the equipment location for purposes of EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 4 4 installation, maintenance, adjustment, and repair upon reasonable notice to the property owner or owner’s successor in interest. This access and location agreement shall be recorded in terms that convey the intent and meaning of this condition; 24. 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; 25. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a site work 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; 26. that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; 27. that storage of construction materials and equipment on the street or in the public right-of- way shall be prohibited; 28. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of-way, clean off-site paved areas and sidewalks using dry sweeping methods; 29. that the applicant shall prepare a construction staging and traffic control plan for the duration of construction for review and acceptance by the City Engineer prior to the issuance of a building permit for vertical construction; the construction staging plan shall include construction equipment parking, construction employee parking, timing and duration of various phases of construction and construction operations hours; the staging plan shall address public safety and shall ensure that worker's vehicles and construction equipment shall not be parked in public parking areas with exceptions for construction parking along the street frontages of the project site; 30. that the project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 5 5 c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant; and e. Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. 31. that if construction is done during the wet season (October 1 through April 30), that prior to construction during the wet season the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; 32. that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; 33. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application for vertical construction; 34. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be protected during construction to prevent debris from entering; 35. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 36. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 37. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 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: 38. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 39. that prior to the underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure; EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 6 6 40. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Division; 41. 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; 42. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; The following conditions of approval are mitigation measures from the General Plan EIR that the project will be required to comply with as identified in the 15183 checklist prepared for the project: 43. that the applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Additional measures may be identified by the BAAQMD or contractor as appropriate. Emission reduction measures will include, at a minimum, the following measures:  All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.  All haul trucks transporting soil, sand, or other loose material off-site shall be covered.  All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.  All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).  All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.  Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.  All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.  Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations. EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 7 7 44. that all construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet U.S. EPA Tier 4 emission standards for particulate matter (PM10 and PM2.5), if feasible. If use of Tier 4 equipment is not available, alternatively use equipment that meets U.S. EPA emission standards for Tier 3 engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices. Alternatively, the applicant can also use alternatively fueled or electric equipment; 45. that Pre-construction nesting bird surveys shall be completed prior to tree removal if removal or construction is proposed to commence during the breeding season (February 1 to August 31) in order to avoid impacts to nesting birds. Surveys shall be completed by a qualified biologist no more than 14 days before construction begins. During this survey, the biologist or ornithologist shall inspect all trees and other possible nesting habitats in and within 250 feet of the project boundary. If an active nest is found in an area that would be disturbed by construction, the ornithologist shall designate an adequate buffer zone (~250 feet) to be established around the nest. The buffer would ensure that nests shall not be disturbed until the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts. The applicant shall submit a report indicating the results of the survey and any designated buffer zones to the satisfaction of the Community Development Director, prior to the removal of trees and issuance of a grading permit or demolition permit; 46. Tree Protection Measures • Trees to be preserved are to be protected by a fence which is to be maintained at all times at a minimum distance of the canopy dripline. All fill soil shall be kept out of the tree protection zones (TPZ) both during and after construction. • Protected trees that have been damaged or destroyed by construction shall be replaced or the city shall be reimbursed, as provided in Section 11.06.090 of the City’s Municipal Code. • Chemicals or other construction materials shall not be stored within the drip line of protected trees. • Drains shall be provided as required by the director whenever fill soil is placed around protected trees. • Signs, wires, or similar devise shall not be attached to protected trees. • Should any construction activity take place within the Critical Root Zone (CRZ) of any trees, stress reduction measures shall be implemented. These can include: - Air spading and root pruning - Fencing - Signage on the fencing - Biostimulant and growth regulator treatments in advance of disturbance • Anti-compaction measures shall be implemented inside the CRZ but outside the TPZ if they do not coincide. • Follow ANSI A300 Pruning Standards when conducting any pruning on trees. Any pruning beyond 20 percent of the tree canopy should be approved by project arborist. EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 8 8 47. Undiscovered Archaeological Resources. If evidence of an archaeological site or other suspected cultural resource as defined by CEQA Guideline Section 15064.5, including darkened soil representing past human activity (“midden”), that could conceal material remains (e.g., worked stone, worked bone, fired clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction related earth-moving activities, all ground-disturbing activity within 100 feet of the resources shall be halted and the City’s Community Development Director shall be notified. The project sponsor shall hire a qualified archaeologist to conduct a field investigation. The City’s Community Development Director shall consult with the archaeologist to assess the significance of the find. Impacts to any significant resources shall be mitigated to a less-than-significant level through data recovery or other methods determined adequate by a qualified archaeologist and that are consistent with the Secretary of the Interior’s Standards for Archaeological documentation. Any identified cultural resources shall be recorded on the appropriate California Department of Parks and Recreation (DPR) 523 (A-J) form and filed with the Northwest Information Center (NWIC); 48. Report of Archaeological Resources. If archaeological resources are identified, a final report summarizing the discovery of cultural materials shall be submitted to the City’s Community Development Director prior to issuance of building permits. This report shall contain a description of the mitigation program that was implemented and its results, including a description of the monitoring and testing program, a list of the resources found and conclusion, and a description of the disposition/curation of the resources; 49. Human Remains. If human remains are discovered at any project construction site during any phase of construction, all ground-disturbing activity within 100 feet of the resources shall be halted and the City’s Community Development Director and the San Mateo County Coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California’s Health and Safety Code. If the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. The project sponsor shall also retain a professional archaeologist with Native American burial experience to conduct a field investigation of the specific site and consult with the Most Likely Descendant, if any, identified by the NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely Descendant, including the excavation and removal of the human remains. The City of Burlingame shall be responsible for approval of recommended mitigation as it deems appropriate, taking account of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public Resources Code section 5097.98. The project sponsor shall implement approved mitigation, to be verified by the City of Burlingame, before the resumption of ground-disturbing activities within 100 feet of where the remains were discovered; 50. Unique Paleontological and/or Geologic Features and Reporting. Should a unique paleontological resource or site or unique geological feature be identified at the project site during any phase of construction, all ground disturbing activities within 50 feet shall cease and the City’s Community Development Director notified immediately. A qualified paleontologist shall evaluate the find and prescribe mitigation measures to reduce impacts EXHIBIT “A” Conditions of Approval for Commercial Design Review and Special Permits 777 Airport Boulevard Effective November 28, 2022 Page 9 9 to a less than significant level. Work may proceed on other parts of the project site while mitigation for paleontological resources or geologic features is implemented. Upon completion of the paleontological assessment, a report shall be submitted to the City and, if paleontological materials are recovered, a paleontological repository, such as the University of California Museum of Paleontology; 51. In accordance with FAR Part 77, an aeronautical study shall be completed by the FAA for the proposed project which analyzes the final maximum height of the proposed building. The project shall obtain clearance from the FAA in the form of an issuance of Determination of No Hazard prior to the commencement of construction. Any conditions set forth in the FAA Determination of No Hazard shall be incorporated into the project. The aeronautical study and Determination of No Hazard shall be submitted to the Community Development Director; and 52. that the project shall be subject to the applicable construction hour limitations established by the City’s Municipal Code. Per Municipal Code 18.07.110, noise-generating construction operations shall be limited to the hours between 8 a.m. and 7 p.m. Monday through Friday, and between 9 a.m. and 6 p.m. on Saturdays, with no construction on Sundays or holidays, per Municipal Code Section 13.04.100. In the Bayfront Commercial (BFC) zone, construction work may begin at 7:00 a.m. instead of 8:00 a.m. on weekdays. However, the use of chainsaws, jackhammers, pile-drivers or pneumatic impact wrenches shall be prohibited from 7:00 a.m. to 8:00 a.m., unless written approval is granted by the building official. Development projects that are subject to discretionary review and that are located near noise-sensitive land uses shall assess potential construction noise levels and minimize substantial adverse impacts by implementing feasible construction noise control measures that reduce construction noise levels at sensitive receptor locations. Such measures may include, but are not limited to: 1) Construction management techniques (e.g., siting staging areas away from noise-sensitive land uses, phasing activities to take advantage of shielding/attenuation provided by topographic features or buildings, monitoring construction n); 2) Construction equipment controls (e.g., ensuring equipment has mufflers, use of electric hook-ups instead of generators); 3) Use of temporary sound barriers (equipment enclosures, berms, walls, blankets, or other devices) when necessary; and 4) Monitoring of actual construction noise levels to verify the need for noise controls.       777 Airport Boulevard 500’ noticing APN: 026-344-130 777 AIRPORT BOULEVARD, BURLINGAME, CA 94110 SEPT 23rd, 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 C10.001 REVETMENT PLAN L9.001 PAVING DETAILS G1.04 ILLUSTRATIONS C9.006 DETAILS 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 E4.011 EMERGENCY POWER RISER DIAGRAM A1.13 ROOF PLAN C3.004 EROSION CONTROL DETAILS L0.011 TREE PROTECTION & REMOVAL PLAN E4.010 EMERGENCY POWER RISER DIAGRAM 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 5 5 CY AR SWITCHGEAR ROOM 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 9/23/2022 6:41:25 PMAutodesk Docs://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 5 23/09/2022 ENTITLEMENT 5 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 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 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 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 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 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 5/8"4' - 5 3/8"48' - 0 3/8"60' - 0"50' - 8 5/8"1' - 9 3/8"434' - 0" 4' - 8"44' - 7"66' - 0"66' - 0"66' - 0"66' - 0"66' - 0"53' - 7 7/8"1' - 1 1/8"165' - 0"1' - 9 3/8"50' - 8 5/8"60' - 0"48' - 0 3/8"4' - 5 5/8"433' - 11 3/8"7' - 11 5/8"44' - 6"30' - 0"30' - 0"44' - 6"8' - 0"8' - 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"7' - 11 3/8"8' - 0"44' - 6"30' - 0"30' - 0"44' - 6"8' - 0"1' - 1 1/8"53' - 7 7/8"66' - 0"66' - 0"66' - 0"66' - 0"66' - 0"44' - 7 1/4"4' - 7 1/8" 8' - 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"8' - 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"9/23/2022 6:42:39 PMAutodesk Docs://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 5 23/09/2022 ENTITLEMENT 5 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 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"SEE BIRD SAFE DESIGN NOTE 2. 5.060' - 0"KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: DARK GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN STAINLESS STEEL CLADDING (GRAY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GRAY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 35-45% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPAGNE. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPAGNE. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: DARK GRAY GLASS COLOR: COOL GRAY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: GRAY. ALUMINUM COLOR: DARK GRAY. GLASS COLOR: COOL GRAY. 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. 3.3 FIN EXTRUDED ALUMINUM (WHITE) KEY NOTES 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:DARK GRAY LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GRAY. 5.0 ALUMINUM WOOD CLADDING WOOD LOOK ALUMINUM PANEL 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 9/23/2022 6:55:46 PMAutodesk Docs://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 5 23/09/2022 ENTITLEMENT 5 5 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 4.0 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"SEE BIRD SAFE DESIGN NOTE 2.60' - 0"426' - 1" = 100% KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: DARK GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN STAINLESS STEEL CLADDING (GRAY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GRAY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 35-45% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPAGNE. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPAGNE. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: DARK GRAY GLASS COLOR: COOL GRAY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: GRAY. ALUMINUM COLOR: DARK GRAY. GLASS COLOR: COOL GRAY. 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. 3.3 FIN EXTRUDED ALUMINUM (WHITE) KEY NOTES 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:DARK GRAY LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GRAY. 5.0 ALUMINUM WOOD CLADDING WOOD LOOK ALUMINUM PANEL 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 9/23/2022 7:04:37 PMAutodesk Docs://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 5 23/09/2022 ENTITLEMENT 5 5 01A6.200_______PROPERTY LINEPROPERTY LINE4.0 3.0 1.1 5.0 3.1 1.2 SEE BIRD SAFE DESIGN NOTE 2.60' - 0"5 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% 4.0 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"60' - 0"KEY NOTES 1.0STOREFRONT OR UNITIZED SYSTEM EXTRUDED ALUMINUM FRAME FRAME COLOR: DARK GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN STAINLESS STEEL CLADDING (GRAY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GRAY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 35-45% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPAGNE. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPAGNE. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: DARK GRAY GLASS COLOR: COOL GRAY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: GRAY. ALUMINUM COLOR: DARK GRAY. GLASS COLOR: COOL GRAY. 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. 3.3 FIN EXTRUDED ALUMINUM (WHITE) KEY NOTES 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:DARK GRAY LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GRAY. 5.0 ALUMINUM WOOD CLADDING WOOD LOOK ALUMINUM PANEL 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 9/23/2022 7:10:13 PMAutodesk Docs://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 5 23/09/2022 ENTITLEMENT 5 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 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: DARK GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN STAINLESS STEEL CLADDING (GRAY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GRAY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 35-45% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPAGNE. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPAGNE. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: DARK GRAY GLASS COLOR: COOL GRAY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: GRAY. ALUMINUM COLOR: DARK GRAY. GLASS COLOR: COOL GRAY. 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. 3.3 FIN EXTRUDED ALUMINUM (WHITE) KEY NOTES 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:DARK GRAY LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GRAY. 5.0 ALUMINUM WOOD CLADDING WOOD LOOK ALUMINUM PANEL 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 9/23/2022 7:11:17 PMAutodesk Docs://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 5 23/09/2022 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 BEYOND24' - 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: DARK GRAY LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. GLASS COLOR: CLEAR 1.1COLUMN STAINLESS STEEL CLADDING (GRAY). 1.2STORM-RESISTANT LOUVER SYSTEM SECURED TO STRUCTURE. PANEL COLOR: MEDIUM GRAY. 2.0PERFORATED METAL PANEL SYSTEM. SECURED TO STRUCTURE WITH 35-45% MIN OPEN/FREE AREA. PANEL COLOR: CHAMPAGNE. 2.1METAL PANEL CLADDING. SECURED TO STRUCTURE. PANEL COLOR: CHAMPAGNE. 3.0UNITIZED CURTAIN WALL SYSTEM; ALUMINUM FRAMING SYSTEM. LOW REFLECTANCE HIGH PERFORMANCE INSULATED GLAZING ASSEMBLY. FRAME COLOR: DARK GRAY GLASS COLOR: COOL GRAY. 3.1SHADOW BOX (OPAQUE); PANEL COLOR: GRAY. ALUMINUM COLOR: DARK GRAY. GLASS COLOR: COOL GRAY. 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. 3.3 FIN EXTRUDED ALUMINUM (WHITE) KEY NOTES 4.0UNITIZED CURTAIN WALL SYSTEM EXTRUDED ALUMINUM FRAMING; FRAME COLOR:DARK GRAY LOW REFLECTANCE GLASS SPANDREL (OPAQUE) PANEL; GLASS COLOR: COOL GRAY. 5.0 ALUMINUM WOOD CLADDING WOOD LOOK ALUMINUM PANEL 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 9/23/2022 7:12:35 PMAutodesk Docs://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 5 23/09/2022 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"9/23/2022 6:42:43 PMAutodesk Docs://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 5 23/09/2022 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 9/23/2022 6:42:47 PMAutodesk Docs://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 5 23/09/2022 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 9/23/2022 6:42:51 PMAutodesk Docs://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 5 23/09/2022 ENTITLEMENT 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 9/23/2022 6:42:56 PMAutodesk Docs://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.04 ILLUSTRATIONS 01.6418.000 777 AIRPORT BOULEVARD PERSPECTIVE VIEW -SHORELINE01 PERSPECTIVE VIEW -CAFE02 4 05/08/2022 ENTITLEMENT 5 23/09/2022 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 9/23/2022 6:43:00 PMAutodesk Docs://001.6418.000 - LPC West 777 Airport Blvd SD-CA/Architecture_01.6418.000_MainModel.rvtG1.05 ILLUSTRATIONS 01.6418.000 777 AIRPORT BOULEVARD PERSPECTIVE VIEW -SHORELINE01 PERSPECTIVE VIEW -BAY TRAIL02 4 05/08/2022 ENTITLEMENT 5 23/09/2022 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 9/23/2022 6:43:04 PMAutodesk Docs://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 5 23/09/2022 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 9/23/2022 6:43:15 PMAutodesk Docs://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 5 23/09/2022 ENTITLEMENT 5 UP 13121 SF AMENITY129 SF TCOM 296 SF HZ1 352 SF MPOE 778 SF SECONDARY WATER SUPPLY 278 SF FIRE PUMP RM 505 SF DAS 1163 SF SWITCHGEAR ROOM 2461 SF LOBBY 231 SF DOMESTIC WATER PUMP 401 SF HZ2 9842 SF LOADING DOCK 9956 SF PARKING 514 SF EMERGENCY SWITCHGEAR 114 SF EMR 365 SFFSAE VEST414 SFELEV VESTST3 VEST 119 SF ELEC 206 -- .3" 206 -- . .3" 206 -- .3"EXIT SEPARATION 91' - 1"BLENDSLOPE8.13%8' - 0"RAMP UPSLOPE 16.26%996 SF BIKES 820 SF EMERGENCY GENERATOR 72 SF ELEC 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 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 " 627 SF LOCKERS 1189 SF CAFE 720 SF BOH 145 SF SECURITY 70 SF SERVICE VEST. ST 02 VEST ST 02 ST 01 ST 03 5 ANZA BLVDAIRPORT BLVD© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C0.001 EXISTING SITE PLAN.dwg Plotted: 9-23-22 @ 11:30:38 AM By: pbusinger 09/232022ENTITLEMENT5010 20 40600 123EXISTING 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 NOTESAPPROXIMATE 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© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C1.001 DEMOLITION PLAN.dwg Plotted: 9-23-22 @ 11:31:53 AM By: pbusinger 09/232022ENTITLEMENT5 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 PLANC1.00212PROPERTY 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© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C1.001 DEMOLITION PLAN.dwg Plotted: 9-23-22 @ 11:32:13 AM By: pbusinger 09/232022ENTITLEMENT5 ANZA BLVDAIRPORT BLVDNOPARKINGPROPOSED BUILDINGLEGEND: KEY NOTES: 112211.0'12.0'11.9'±4.0'12.0'12.0'14.6'±SLP FOR DETAILSSLP FOR DETAILSSLP FOR DETAILSSLPFOR DETAILS© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C2.001 SITE DIMENSION PLAN.dwg Plotted: 9-23-22 @ 02:34:06 PM By: pbusinger 09/232022ENTITLEMENT5010 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 C9.00355 ANZA BLVD112211.0'12.0'11.9'±4.0'12.0'12.0'14.6'±SLP FOR DETAILS010 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: 51INSTALL 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© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C2.001 SITE DIMENSION PLAN.dwg Plotted: 9-23-22 @ 02:34:24 PM By: pbusinger 09/232022ENTITLEMENT55 ANZA BLVDAIRPORT BLVDNOPARKINGPROPOSED BUILDINGDDDDDDD© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.001 EROSION CONTROL PLAN.dwg Plotted: 9-23-22 @ 02:35:28 PM By: pbusinger 09/232022ENTITLEMENT5010 20 40600 123EROSION 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)55 ANZA BLVDD010 20 40600 123EROSION 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© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.001 EROSION CONTROL PLAN.dwg Plotted: 9-23-22 @ 02:35:41 PM By: pbusinger 09/232022ENTITLEMENT555 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.© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.003 EROSION CONTROL DETAILS.dwg Plotted: 9-23-22 @ 11:40:16 AM By: pbusinger 09/232022ENTITLEMENT5C3.0033ANOT 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 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C3.003 EROSION CONTROL DETAILS.dwg Plotted: 9-23-22 @ 11:40:27 AM By: pbusinger 09/232022ENTITLEMENT5C3.004EROSION 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 12.37TC 12.70FP 12.37TC 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%TC 12.70FP 12.37TC 12.37FP 12.37TC 12.37FP 12.37PROPOSED BUILDINGDDDDDDD© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C5.001 GRADING PLAN.dwg Plotted: 9-23-22 @ 02:36:54 PM By: pbusinger 09/232022ENTITLEMENT5010 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.pdfNOTES55 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 16.45D© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C5.001 GRADING PLAN.dwg Plotted: 9-23-22 @ 02:37:08 PM By: pbusinger 09/232022ENTITLEMENT5010 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.pdfNOTES55 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 SERVICE© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.001 WATER PLAN.dwg Plotted: 9-23-22 @ 02:40:58 PM By: pbusinger 09/232022ENTITLEMENT5010 20 40600 123WATER 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 PULLBOX55 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-04© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.002 WATER PLAN.dwg Plotted: 9-23-22 @ 02:42:48 PM By: pbusinger 09/232022ENTITLEMENT5010 20 40600 123FIRE 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 HYDRANT213.00'72.72'176.49'55 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 LFSDCO-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'© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.003 SS AND SD PLAN.dwg Plotted: 9-23-22 @ 02:44:20 PM By: pbusinger 09/232022ENTITLEMENT5010 20 40600 123SS 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 PULLBOX17C9.00219C9.00316C9.00215C9.00212C9.00230C9.00413C9.00355 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 LF010 20 40600 123SD 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© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C6.003 SS AND SD PLAN.dwg Plotted: 9-23-22 @ 02:48:39 PM By: pbusinger 09/232022ENTITLEMENT555 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 SF© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C7.001 STORMWATER CONTROL PLAN.dwg Plotted: 9-23-22 @ 02:50:01 PM By: pbusinger 09/232022ENTITLEMENT5STORMWATER 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 SF784 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 #07:784 SF08DEEPROOTSILVA CELL 093,871 SF163 SF568 SF405 SF12,606 SFBIORETENTION 01BIORETENTION #01:568 SF09DEEPROOT SILVA CELL#09: 280 SFSELF-RETAINING AREA #10 &TREE CREDITSELF-RETAINING AREA #11& TREE CREDITSELF-RETAINING AREA #12 &TREE CREDITFLOW-THROUGH PLANTER #08:186 SF3,193 SF111 SF186 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--------55 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 SIGN29.0'8.5'34.0' (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 DETAILS© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C8.001 PAVING & STRIPING PLAN.dwg Plotted: 9-23-22 @ 02:51:47 PM By: pbusinger 09/232022ENTITLEMENT5010 20 40600 123PAVING, 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 MEDIAN55 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 PARKINGSLP FOR DETAILS© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C8.001 PAVING & STRIPING PLAN.dwg Plotted: 9-23-22 @ 02:52:04 PM By: pbusinger 09/232022ENTITLEMENT5010 20 40600 123C8.002LEGENDABBREVIATIONSGENERAL 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 MEDIAN55 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.© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 9-23-22 @ 12:51:03 PM By: pbusinger 09/232022ENTITLEMENT5C9.0012NTSVERTICAL 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 A88A© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 9-23-22 @ 01:07:28 PM By: pbusinger 09/232022ENTITLEMENT5C9.002DETAILS12NTS3" 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.© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 9-23-22 @ 01:08:02 PM By: pbusinger 09/232022ENTITLEMENT5C9.00324NTSFLOW-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-WAY© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 9-23-22 @ 01:08:28 PM By: pbusinger 09/232022ENTITLEMENT5C9.004DETAILS 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 CONNECTION© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 9-23-22 @ 01:08:47 PM By: pbusinger 09/232022ENTITLEMENT5C9.005DETAILS38NOT TO SCALETYPICAL VALVE BOX 8"30.9"12"51"12"19"BACKFILL, PER PROJECTSPECIFICATIONSCABLE TIE, ATTACHING GEOGRIDTO SILVA CELL AT BASE OFUPPER LEG FLARE, AS NEEDEDGEOGRID TO MANUFACTURER'SREQUIREMENTS, WRAPPED AROUNDPERIMETER OF SYSTEM, WITH 6" TOE(OUTWARD FROM BASE) AND 12"EXCESS (OVER TOP OF DECK)GEOTEXTILE TO MANUFACTURER'SREQUIREMENTS, TO EDGE OFEXCAVATION, TYP.DRAIN PIPE WITH RISER PIPE FOROVERFLOW, PER PROJECTTREE ROOT BALL, PER PROJECTSPECIFICATIONSCOMPACTED PLANTING SOIL BELOWROOT BALL, TO PREVENT SETTLINGMINIMUM 4" CIP CONCRETE OVERMIN. 4" AGGREGATE BASE, PERPROJECT SPECIFICATIONSDISTRIBUTION PIPE IN 12"PONDING SPACE, PER PROJECTDEEPROOT ROOT BARRIER, UB-12-2,INSTALL ADJACENT TO TREE OPENINGCONCRETE TURN-DOWN, PER PROJECTSPECIFICATIONSBIORETENTION SOIL PER PROJECT SPECIFICATIONS, INSTALLEDIN LIFTS AND WALK-IN COMPACTED TO 75-85% PROCTORANCHORING SPIKESGEOTEXTILE FABRIC, PLACED OVER COMPACTED SUBGRADE12" CLASS II AGGREGATE DRAINAGE LAYER1" TO 6" SPACING BETWEEN SILVA CELLS16"30.9"12"59"12"19"BIORETENTION SOIL PER PROJECT SPECIFICATIONS, INSTALLEDIN LIFTS AND WALK-IN COMPACTED TO 75-85% PROCTORANCHORING SPIKESGEOTEXTILE FABRIC, PLACED OVER COMPACTED SUBGRADE12" CLASS II AGGREGATE DRAINAGE LAYERTREE ROOT BALL, PER PROJECTSPECIFICATIONSCOMPACTED PLANTING SOIL BELOWROOT BALL, TO PREVENT SETTLINGDEEPROOT ROOT BARRIER, UB-18-2,INSTALL ADJACENT TO TREE OPENINGRIBBON CURB WITH PAVER EDGE RETENTION,PER PROJECT SPECIFICATIONSPRE-CAST PAVERS WITH SETTING BEDOVER MINIMUM 12" AGGREGATEBASE, PER PROJECT SPECIFICATIONSDISTRIBUTION PIPE IN 12"PONDING SPACE, PER PROJECTBACKFILL, PER PROJECTSPECIFICATIONSCABLE TIE, ATTACHING GEOGRIDTO SILVA CELL AT BASE OFUPPER LEG FLARE, AS NEEDEDGEOGRID TO MANUFACTURER'SREQUIREMENTS, WRAPPED AROUNDPERIMETER OF SYSTEM, WITH 6" TOE(OUTWARD FROM BASE) AND 12"EXCESS (OVER TOP OF DECK)GEOTEXTILE TO MANUFACTURER'SREQUIREMENTS, TO EDGE OFEXCAVATION, TYP.DRAIN PIPE WITH RISER PIPE FOROVERFLOW, PER PROJECT1" TO 6" SPACING BETWEEN SILVA CELLS© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDateDescription07/01/2022ENTITLEMENT18/03/2022ENTITLEMENT18/05/2022ENTITLEMENT12305/08/2022ENTITLEMENT431/12/2021100% SCHEMATIC DESIGNFile: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C9.001 DETAILS.dwg Plotted: 9-23-22 @ 01:09:04 PM By: pbusinger 09/232022ENTITLEMENT5C9.006DETAILS39NOT TO SCALECIP CONCRETE SIDEWALK, 2X SILVA CELL SYSTEM40NOT TO SCALEALT - PAVERS OVER AGGREGATE, 2X SILVA CELL SYSTEM ANZA BLVDNOPARKINGFG 11.9±MATCH EXFG 11.6±MATCH EXFG 12.2±MATCH EXTC 11.70FL 11.20 HPTC 12.00FL 11.50TC 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 EXTB 12.30BB 11.30TB 12.30BB 11.300.5%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%FP 17.3±MATCH EXFP 17.0±MATCH EXTC 17.4FP 16.9TC 17.6FL 17.14.9%TC 17.15FL 16.65TC 12.30FL 11.80 HPTC 12.05FL 11.55 LP0.5%C 12.602.1%FP 15.00FP 15.05FP 15.00FP 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 13.30FP 12.801.5%DDDDD3PROPOSED BUILDING1. 5 : 1 1. 5 : 1 1. 5 : 1 2.5:12.5:1APPROXIMATE BOTTOMOF 2.5:1 SLOPE (TYP)APPROXIMATE BOTTOMOF 1.5:1 SLOPE (TYP)TRANSITION AREA FROM2.5:1 TO 1.5:1 SLOPEAPPROXIMATE LIMIT OFREVETMENT (3' TOE)TOP OF 5' WIDEREVETMENT,ELEV 14.0'-14.9'BEGINTRANSITIONEXISTING BANKMEAN HIGH WATER LINE,ELEV 6.54ENDTRANSITIONTOP OF REVETMENT SLOPE112.5' ARMOR ROCK6" GRADED 2" GRAVEL2'MINIMUMKEY INTO FIRM SOILSEL 3.8'± NAVD88TYPICAL SECTION THROUGH REVETMENT5'APPROX. LIMITOF REVETMENTNON-WOVEN GEOTEXILEFABRIC, MIRAFI 700x OREQUIVALANT.EL+14.0' - 14.9', SLP12.5SLPNOTE:MEAN LOW WATER (MLW) LINE IS ELEVATION 1.4± FEET. MEANHIGH WATER (MHW) AND LOW WATER ELEVATIONS FROM NOAATIDES AND CURRENTS DATA AT DATUMS FOR 9414392, OYSTERPOINT MARINA, SAN FRANCISCO BAY, CA.EX GRADEPROP GRADE,VARIES, SLP3' REVETMENT TOEEL 6.54' NAVD88, MHW14.5BACK OF REVETMENT LINE11.5TOP OF REVETMENT SLOPE113' REVETMENT TOE2.5' ARMOR ROCK6" GRADED 2" GRAVEL2'MINIMUMKEY INTO FIRM SOILSEL 3.6'± NAVD88SLPTYPICAL SECTION THROUGH REVETMENT5'APPROX. LIMITOF REVETMENTNON-WOVEN GEOTEXILEFABRIC, MIRAFI 700x OREQUIVALANT.EX GRADEEL+14.0' - 14.9', SLPEL 6.54' NAVD88, MHWPROPERTY LINENOTE:MEAN LOW WATER (MLW) LINE IS ELEVATION 1.4± FEET. MEANHIGH WATER (MHW) AND LOW WATER ELEVATIONS FROM NOAATIDES AND CURRENTS DATA AT DATUMS FOR 9414392, OYSTERPOINT MARINA, SAN FRANCISCO BAY, CA.11.3PROP GRADE,VARIES, SLPBACK OF REVETMENT LINE18" SD PIPESTORM DRAIN PROJECTS 0.5DBEYOND FACE OF RIP RAP© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2022ARCHITECT45 Fremont StreetSuite 1500San Francisco, CA 94105Tel 415.433.3700STRUCTURAL ENGINEERINGSaiful Bouquett155 N. Lake Ave. 6th FloorPasadena, CA 91101Tel 626.304.2616MEP ENGINEERINGAlvine Engineering1201 Cass 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 949.388.6571TECHNOLOGYIP DESIGN GROUP1201 Cass StreetOmaha, NE 68102Tel 402.346.700701.6418.000777 AIRPORT BOULEVARDDate Description07/01/2022ENTITLEMENT18/03/2022 ENTITLEMENT18/05/2022 ENTITLEMENT12305/08/2022 ENTITLEMENT431/12/2021 100% SCHEMATIC DESIGN File: H:\1052 Lincoln Properties\1052-005 777 Airport Blvd DD thru Construction\Engineering\Construction Drawings\Entitlement\C10.001 REVETMENT PLAN.dwg Plotted: 9-23-22 @ 02:53:29 PM By: pbusinger 09/232022 ENTITLEMENT5010 20 40600 1 2 3REVETMENT PLANC10.001BBBOTTOM OF BIORETENTIONBSBOTTOM OF SLOPEBLDGBUILDINGBWBOTTOM OF WALLCCONCRETEEX, (E)EXISTINGFFFINISHED FLOORFGFINISHED GRADE (SOFTSCAPE)FLFLOWLINEFPFINISHED PAVEMENTHPHIGH POINTLPLOW POINTPROPPROPOSEDPUEPUBLIC UTILITY EASEMENT(R) RECORDSDSTORM DRAINSDCOSTORM DRAIN CLEANOUTSDMHSTORM DRAIN MANHOLESLPSEE LANDSCAPE PLANSTBTOP 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.pdfNOTESMATCHLINE SEE SHEET C5.002AABBSECTION A - ASECTION B - B © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5GENERAL 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 AS SHOPDRAWING DOCUMENTS BY THE CONTRACTOR IS AT THEIR OWN RISK. THE DESIGN TEAM ASSUMESNO LIABILITY AS A RESULT OF THE REPRODUCTIVE USE OF THE CONTRACT DOCUMENTS FORSHOP DRAWINGS.3. ALL HARDWARE AND FASTENERS TO BE MARINE GRADE 316 STAINLESS STEEL. ALL STEELMEMBERS AND PRODUCTS TO BE GALVANIZED AND PAINTED OR POWDERCOATED. LANDSCAPEARCHITECT TO REVIEW ALL EXTERIOR HARDWARE AND FASTENERS PRIOR TO PROCUREMENT.4. ALL FIXED FURNISHINGS IN PUBLICLY-ACCESSIBLE AREAS TO BE MOUNTED WITHTAMPER-RESISTANT FASTENERS.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 DETAILSL8.0022329L9.032FURNISHING DETAILSL8.003ENLARGED SHORELINE PLAZA PLAN24GROUNDCOVER PLANTING SCHEDULE7L0.007L9.002PAVING DETAILS26L9.021PLATFORM AND SEATWALL DETAILS32ENLARGED TURNAROUND AND LINEAR PLAZA PLAN5 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5ADRAREA 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5MATERIAL SCHEDULEL0.003MATERIAL SCHEDULEMANUFACTURERNOTESMODEL / PROPERTIESSYMBOL / DESCRIPTIONIMAGECONCRETEPAVERS OVERAGGREGATE BASECONCRETE UNIT PAVERSSIZE: 1' X 1'THICK: 4" THKPATTERN: AS INDICATEDCOLOR 1: CUSTOMCOLOR 2: CUSTOMFINISH: FINISH 13EDGE: SQUARE, NO CHAMFERHANOVER ARCHITECTURALPRODUCTSHANOVERPAVERS.COMPROVIDE MOCKUP ON SITE FORLANDSCAPE ARCHITECT REVIEW.L9.0014-5COLDSPRING17482 GRANITE WEST ROADCOLD SPRING, MN 56320INFO@COLDSPRINGUSA.COM1.800.328.5040PROVIDE MOCKUP ON SITE FORLANDSCAPE ARCHITECT REVIEW.MATERIAL: STONESIZE: 4" X 4" X THKSTONE TYPE: TBDFINISH: SPLIT FACECOLDSPRING17482 GRANITE WEST ROADCOLD SPRING, MN 56320INFO@COLDSPRINGUSA.COM1.800.328.5040PROVIDE MOCKUP ON SITE FORLANDSCAPE ARCHITECT REVIEW.TYPE B HIGHTEXTURE STONEBLOCK PAVING,VEHICULAR, SCDTYPE A STONEBLOCK PAVING,VEHICULAR,SCDMATERIAL: STONESIZE: 4" X 4" X THKSTONE TYPE: TBDFINISH: DIMOND 10COLOR/FINISH: TO MATCH CITYSTANDARD FOR SIDEWALKSCAST IN PLACECONCRETECAST IN PLACECONCRETEVEHICULAR, SCDN/AN/ASEE CIVIL DRAWINGS FORSTANDARD CONCRETESPECIFICATION / MIX.CONCRETE MIX TO BE 40SR.SEE CIVIL DRAWINGS FOR STANDARDCONCRETE SPECIFICATION / MIX.CONCRETE MIX TO BE 40SR.L9.0011COLOR: INTEGRAL DARK GRAYFINISH: SANDBLASTEDCAST IN PLACECONCRETEDARK GRAY,VEHICULAR, SCDN/APROVIDE MOCKUP OF INTEGRALCOLOR CONCRETE FOR LANDSCAPEARCHITECT REVIEW.SIZE: SEE SPECIFICATIONSCOLOR: CALIFORNIA GOLDDECOMPOSEDGRANITEASPHALT, SCDUNIFORM IN COLOR AND SIZETO BE SOURCED WITHIN 500MILES OF PROJECT SITEN/ASEE CIVIL DRAWINGS FORSPECIFICATION / MIX.L9.0022TWO 2" THK COMPACTED LIFTS.PROVIDE MOCKUP ON SITE FORAPPROVAL.VEHICULAR ASSEMBLY REQUIRED ATTRANSFORMER ACCESS AREA.L9.0021L9.0017UNIFORM GRAY BROKEN ROCKTO BE SOURCED WITHIN 500MILES OF PROJECT SITESIZE: 1/4 - 1/2"COLOR: GRAYDECORATIVEGRAVELSEE CIVIL DRAWINGSCOLOR/FINISH: TO MATCH CITYSTANDARD FOR SIDEWALKS445 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5FURNISHING SCHEDULETRASH / RECYCLERECEPTACLESBIKE RACKCOMMUNALTABLEMODEL: ECOSIDESIZE: 14.56" x 13.03" x 36.89"MTRL: POWDERCOATED STEELCOLOR: CUSTOM TO MATCHPROJECT METAL COLORMODEL: BOLA RACKSIZE: 32" X 28 1/4"THICK: OD 1.5"MTRL: STAINLESS STEELFINISH: SATINLANDSCAPE FORMS INC.LANDSCAPEFORMS.COM269.381.3455WEST@LANDSCAPEFORMS.COMMANUFACTURERNOTESMODEL / PROPERTIESSYMBOL / DESCRIPTIONIMAGETRPRECASTCONCRETESEATWALLBRQCPQCP-CORP.COM866.703.3434CONTACT: NEIL ELENZWEIGSIZE: PER PLANCOLOR: INTEGRALFINISH: LIGHT SANDBLASTPROVIDE TWO SEPARATERECEPTACLES FOR TRASH ANDRECYCLE.POWDERCOAT COLOR TO BECUSTOM TO MATCH PROJECTLANDSCAPE METAL COLOR.S1L9.0321L9.0311-2L9.0211-2L9.0215DRINKINGFOUNTAINBLFIXED BOLLARD,SCDLANDSCAPE ARCHITECT TOPROVIDE AESTHETIC REVIEWELECTRICALBOLLARDREFER TO MANUFACTURER'SSPECIFICATIONS FORINSTALLATION AND CAREOUTDOOR 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 CREATEDIDCREATED.COM877.690.7755760.690.8557POWDERCOAT COLOR TO BECUSTOM TO MATCH PROJECTLANDSCAPE METAL COLOR.DOMESTIC WATER AND SEWERCONNECTION TO BECOORDINATED.MFR ALTERNATES:(1) ELKAY. 800.476.4106(2) MOST DEPENDABLEFOUNTAINS. 901.867.0039BENCH ATSHORELINESEATING AREASVESTREVESTRE.COMCONTACT: CHIP BEYT323.975.2751CHIP@VESTRE.COMMODEL: APRIL BACKED BENCHWITH ARMRESTSLENGTH: 6'-4"MTRL: KEBONY WOOD &POWDERCOATED GALV STLCOLOR: GRAY RALMTRL: PAINTED GALV STEELCOLOR: GRAY RALSEE 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.COMTSCTB1L9.0324QCPQCP-CORP.COM866.703.3434CONTACT: NEIL ELENZWEIGSIZE: PER PLANCOLOR: INTEGRALFINISH: LIGHT SANDBLASTCONCRETE PRECASTCIRCULAR SEATINGPLATFORMSS2MEDIUMS3LARGES4SMALLVESTREVESTRE.COMCONTACT: CHIP BEYT323.975.2751CHIP@VESTRE.COMMODEL: APRIL WHEELCHAIRACCESSIBLE STAVANGERTABLE AND BACKLESSBENCHESMTRL: KEBONY WOOD &POWDERCOATED GALV STLCOLOR: GRAY RALL9.0313L9.0314FURNISHING SCHEDULEL0.00444445 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5TREE 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5PLANTING 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5PLANTING 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5ILLUSTRATIVE PLANL0.0101"=30'-0"45 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT50 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5-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.REQUIRED22,414 SFENHANCED PEDESTRIANHARDSCAPE*TOTAL SITE134,475 SF22,216 SF33.2% OF ON-SITE AREA44,630 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 PLAZA55 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5CAST IN PLACE CONCRETEMATERIAL 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,VEHICULAR, SCDDECOMPOSED GRANITEL9.0022PRECAST CONCRETEL9.0211-4TYPE B HIGH TEXTURE STONEBLOCK PAVING, VEHICULAR, SCDRIPRAP SHORELINEREVETMENT, SCDRIPRAP APRONL9.0021PROPERTY LINE (PL)ALIGNCENTER LINELAYOUT LEGENDPLPAPLANTING AREAMATCHLINETREE TRUNKSYMBOLITEM / DESCRIPTIONMATCHLINE - SHEET XCL POLE LIGHT POST BASE, SEDDECORATIVE GRAVELL9.0017CAST IN PLACE CONCRETEDARK GRAY, VEHICULAR, SCDLAYOUT & MATERIAL PLAN -AREA 1L1.001MATCHLINE SHEET 1MATCHLINE SHEET 2PA PAPAPAPAPAPAPAPAANZA BOULEVARDAIRPORT BOULEVARDPAPAPABMPBMPPALINEAR PLAZADROP-OFFARTEDCBA131211109876543EDCBA131211109876542PLAZAACCESS DRIVEGARAGEENTRANCEPAPAPAPABMPPAPAPAFACE OF BLDG ABOVELOADINGAMENITYTURNAROUND TBIKECAFELOBBYBMPBMPPATTTTPAPA34'-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"24'17'-6"8'-8"5'66'LOADING DOCK17'-6"108'-6"44'-4"AIRPORT BLVD PLAZA17'-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'-4"9'-8"24'18'16'4'-6"4'25'-8" 34'20'EQEQ59'-2"72'93'-8"200'-8"8'-6"LC29'16'8'-4"25' 5' 8'-8"6'-6"5'WOOD WINGWALL44LCTURNAROUND STONE-CLAD WALL LC 4445'-10"14'58'14'6'-6"10'5'--ROLL CURB, SCD55 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5LAYOUT & MATERIAL PLAN -AREA 2L1.002MATCHLINE SHEET 2 MATCHLINE SHEET 1 PASLOPEDLAWNPAPAPAPAPAPAPAPAANZA BOULEVARDBURLINGAMELAGOONPAPAPAPABMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVAPAPASHORELINE PLAZAPA100FT SHORELINE BANDMHW (E)PUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGPAPAPAADAADAMHW (E)5'6'-6"12'14'-4"44'-8"20'9'24'18'-6"11'14'-8"14'17'-4"TRANSITION TO EXISTINGSIDEWALKTRANSITION TOEXISTING BAY TRAIL15 ' - 6 " 10 ' 48'-8"18'4'3RIPRAP APRONTRANSITION TO EXISTINGSIDEWALKTRANSITION TOEXISTING BAY TRAIL3CAST IN PLACE CONCRETEMATERIAL 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,VEHICULAR, SCDDECOMPOSED GRANITEL9.0022PRECAST CONCRETEL9.0211-4TYPE B HIGH TEXTURE STONEBLOCK PAVING, VEHICULAR, SCDRIPRAP SHORELINEREVETMENT, SCDRIPRAP APRONL9.0021PROPERTY LINE (PL)ALIGNCENTER LINELAYOUT LEGENDPLPAPLANTING AREAMATCHLINETREE TRUNKSYMBOLITEM / DESCRIPTIONMATCHLINE - SHEET XCL POLE LIGHT POST BASE, SEDDECORATIVE GRAVELL9.0017CAST IN PLACE CONCRETEDARK GRAY, VEHICULAR, SCD4'25'-4"35'PARKING4 STALLS444441 4 ' - 1 0 " 1 4 ' 1 1 ' - 2 " 3'5541'-6" 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 SF14.5013.001006 SFGBGBGBGB1.5%TC(E) 11.51BSW 11.53.9%TW 17.0TW 20.00TC(E) 15.48FS(E) 11.54491 SFGB GBBUILDING FFTC 12.50BC 12.00TC 12.85BC 12.35TC 12.9BC 12.3774 SF186 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5GRADING & 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 / DESCRIPTIONKEY 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 RAMPTRTOP OF REVETMENTTRVTMATCHLINE SHEET 1MATCHLINE SHEET 2PA PAPAPAPAPAPAPAPAANZA BOULEVARDAIRPORT BOULEVARDPAPAPABMPBMPPALINEAR PLAZADROP-OFFARTEDCBA131211109876543EDCBA131211109876542PLAZAACCESS DRIVEGARAGEENTRANCEPAPAPAPABMPPAPAPAFACE OF BLDG ABOVELOADINGAMENITYTURNAROUND TBIKECAFELOBBYBMPBMPPATTTTPAPA455 FDRFDRFDRTC(E) 15.15TC(E) 22.321.8%1.8%14'10.914.9%19.725.00HP21.7% 4.9 %TC(E) 21.68TC(E) 18.62TC(E) 16.74TC(E) 15.48FS(E) 11.541. 9%405 SF327 SF765 SF GB GBGBSEE CIVILFS 14.71.5%1.5%12.82 FS12.62 FS4.3%1.5%0.7%1. 5 % GB GB 14.40 FS14.50 BSW13.50 FS13.90 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 12.45GB FS 13.3FS 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'GB GB 13.00'BUILDING FF774 SFFS 13.4TC 14.0FS 13.5TC 14.01.5 : 1 1.5 : 12.5:12.5:112'TRVT 14'12'10'8'6'12'TRVT14.0FG 10.5(E)14'TRVT 14.914'TRVT 14.0FDRFDRFDRTC(E) 15.15TC(E) 22.321.8%1.8%14'10.914.9%19.725.00HP21.7% 4.9 %TC(E) 21.68TC(E) 18.62TC(E) 16.74TC(E) 15.48FS(E) 11.541. 9%405 SF327 SF765 SF GB GBGBSEE CIVILFS 14.71.5%1.5%12.82 FS12.62 FS4.3%1.5%0.7%1. 5 % GB GB 14.40 FS14.50 BSW13.50 FS13.90 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 12.45GB FS 13.3FS 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'GB GB 13.00'BUILDING FF774 SFFS 13.4TC 14.0FS 13.5TC 14.01.5 : 1 1.5 : 12.5:12.5:112'TRVT 14'12'10'8'6'12'TRVT14.0FG 10.5(E)14'TRVT 14.914'TRVT 14.0© 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5GRADING & 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 / DESCRIPTIONKEY 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 RAMPTRTOP OF REVETMENTTRVTMATCHLINE SHEET 2 MATCHLINE SHEET 1 PASLOPEDLAWNPAPAPAPAPAPAPAPAANZA BOULEVARDBURLINGAMELAGOONPAPAPAPABMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVAPAPASHORELINE PLAZAPA100FT SHORELINE BANDMHW (E)PUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGPAPAPAADAADAMHW (E)34TOP OFREVETMENT, SCDBOTTOM OFREVETMENT, SCD5TOP OF BANK (E)TOE OF BANK (E)5 UPUPBR(4)S1S1S1BR(2)TRTRBR(4)S1S1S1BR(2)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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5L9.0211-21. 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 SEATWALLBRS1BLSMALL PRECAST CONC CIRCULARSEATFIXED BOLLARDEBDF(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 LIGHTXF05BUILDING MOUNTEDDOWN LIGHT, SLDXF06XF07COMMUNAL TABLEB1PUBLIC BINOCULARSTSINTERPRETIVE SIGNAGE, NICISDOG BAG DISPENSERDBL9.0311-2L9.0322L9.0321L9.0324L9.0317L9.0326XF03XF04BOLLARD LIGHTL9.0327XF10L9.0325L9.0215MEDIUM PRECAST CONC CIRCULARSEATL9.0215LARGE PRECAST CONC CIRCULARSEATL9.0215S2S3S4CTSDPSAFETY DELINIATOR POST, SAD, SCDL9.0313L9.0314FURNISHING & LIGHTING PLAN -AREA 1L4.00116'-6"CLMATCHLINE SHEET 1MATCHLINE SHEET 2PA PAPAPAPAPAPAPAPAANZA BOULEVARDAIRPORT BOULEVARDPAPAPABMPBMPPALINEAR PLAZADROP-OFFARTEDCBA131211109876543EDCBA131211109876542PLAZAACCESS DRIVEGARAGEENTRANCEPAPAPAPABMPPAPAPAFACE OF BLDG ABOVELOADINGAMENITYTURNAROUND TBIKECAFELOBBYBMPBMPPATTTTPAPA16'-6"11' CLCL50'50'50'50'13'-10"13'-10"EXISTING TRAFFICLIGHT POLE3'EXISTING OVERHEADTRAFFIC LIGHTS ANDSTREET LIGHTEXISTINGELECTRICAL POLETO BE RELOCATEDCL 79'3366'50'3' CLR4MOVEABLE CAFEFURNISHINGS,TENANT PROVIDED444EQ 15'EQCLCL3'3'15'15'CL16'16'CLTYP 554 TRSDP(3)BL(2)TRSDP(3)DFBR(7)ISB1B1TSDBS1S1S1B1B1CTCTCTCTCTS4TRB1B1S4S3 (6)S2 (20)XF02XF02XF02XF02XF02XF02XF02XF02XF02(R)EBXF10XF10XF10XF10XF10XF10EBEBXF01XF01© 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5L9.0211-21. 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 SEATWALLBRS1BLSMALL PRECAST CONC CIRCULARSEATFIXED BOLLARDEBDF(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 LIGHTXF05BUILDING MOUNTEDDOWN LIGHT, SLDXF06XF07COMMUNAL TABLEB1PUBLIC BINOCULARSTSINTERPRETIVE SIGNAGE, NICISDOG BAG DISPENSERDBL9.0311-2L9.0322L9.0321L9.0324L9.0317L9.0326XF03XF04BOLLARD LIGHTL9.0327XF10L9.0325L9.0215MEDIUM PRECAST CONC CIRCULARSEATL9.0215LARGE PRECAST CONC CIRCULARSEATL9.0215S2S3S4CTSDPSAFETY DELINIATOR POST, SAD, SCDL9.0313L9.0314FURNISHING & LIGHTING PLAN -AREA 2L4.002MATCHLINE SHEET 2 MATCHLINE SHEET 1 PASLOPEDLAWNPAPAPAPAPAPAPAPAANZA BOULEVARDBURLINGAMELAGOONPAPAPAPABMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVAPAPASHORELINE PLAZAPA100FT SHORELINE BANDMHW (E)PUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGPAPAPAADAADAMHW (E)72"-8"66'-4"61'-3"EQEQEQ4' TYPLC33'TYP 3' MIN34LC1'-6" TYP1 9 ' - 6 " T Y PLC 444LC13'-10"EQ12'12'554 UPUPPAPAPAPAPAPAPAPAPAPAHMHARCRCRCHAHAHAHAHMHMPAPAPAPAHAAGAGAGAGAGAGAGAGAGAGAGAGAGHMHMRCRCHAPAHMPAPAPAPAPAPAPAPAPAPAHMHARCRCRCHAHAHAHAHMHMPAPAPAPAHAAGAGAGAGAGAGAGAGAGAGAGAGAGHMHMRCRCHAPAHM© 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT51. 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 BLDG ABOVELOADINGAMENITYTURNAROUND TBIKECAFELOBBYBMPBMPTTTTCLCL 3'-6"33'33'3'32'32'3' TYP TYP8' TYP6'CONTINUOUS SOILTRENCH 48" DEEP325'TYP25'TYP4'GRID LINE 63'GRID LINE 1325'EQEQ18'-6"8' TYP30'4427'-8"27'-6"27'-8"27'-6"5 PAPAPAPAPAPAPAPAPAPAPAAGAMHMHMHMHMHMHMHAHAHAHAHAHAHAHAHAHAHA(E)QA(E)QA(E)QAAMAMHMQAQAHAHAHAHAHAHMRCRCRCRCRCRCRCRCRCHAHAHMZSZSZSZSRCHMRCRCRCQAHMHAHAHARCRCPAHMAMAGAGQAZSHMQAQAQAAGAGAGRCHAZSZSHMHMQAHM© 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT51. 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 BANDMHW (E)PUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGADAADAMHW (E) MATCHLINE SHEET 2 MATCHLINE SHEET 1 SLOPEDLAWNANZA BOULEVARDBURLINGAMELAGOONBMPEDCBA2121BAYTRAILBMPBMPBMPBMP ON-RAMPBAYSHORE FWYBRIDGEOFF-RAMP EVASHORELINE PLAZA100FT SHORELINE BANDMHW (E)PUBLIC SHORE PARKING (PSP) 9 STALLS PSP1PSP2PSP 3 PSP 4 PSP 6 PSP 7 PSP 8 PSP 9 PSP 10 PSP 11 PSP 5 SHARED ADAPARKINGADAADAMHW (E)28'-10 "28' -10 " TYP 3445 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5SITE SECTIONSL7.001EXISTING GRADESHORELINE PLAZA SECTIONSCALE: 1/8" = 1'-0"18.0(E)TCPROPERTY LINELAYERED NATIVE PLANTINGANZABOULEVARDSIDEWALK4'SLOPED LAWN WITH SEATING TERRACESOVERLOOKING PLAZA & LAGOONTC RVT 14.45FS 13.921.7%MEAN HIGH WATER 6.54'BUILDING FF 13.0'NAVD 88 0.00'2021 BFE 10.0'MHHW 7.18'3:1 SLOPESWALE 14.2PROPERTY LINEFS 14.01.5%OVERLOOKSHORELINE REVETMENTLAGOONSHORELINE BAND SHORELINE BAND2'1'-6"HP 25.0014' BAY TRAILSHORELINE PLAZABABAY TRAIL AND SHORELINE PARKING SECTIONSCALE: 1/8" = 1'-0"SHORELINEPLAZASHORELINE 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 LINE(TG) 12.71.8%TC 13.7BC 13.2BMPSHORELINE BAND14.0(14.45 TC RVT AVG)SHORELINE BAND 1.5%FG 11.7TC 12.4FFE 13.0013.5OVERLOOK14'BAY TRAIL13.7SHORELINE LIGHTING BEYOND13.9100' SHORELINE BANDA-B-KEY PLAN45 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5SITE 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5STREETSCAPE 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5ENLARGED AIRPORT BLVDPLAZA PLANL8.0013/16"=1'-0"34AIRPORT BLVDLCLC3L9.0011L9.0013L9.0013L9.001PRECAST CONCRETESEATWALL2.2%SLOPED WALK1.7%EXISTING OVERHEAD 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,SADSLIP RESISTANTWARNING STRIPPAPAPAEXISTING OVERHEADTRAFFIC LIGHTS ANDSTREET LIGHTEXISTING TRAFFICLIGHT POLECURB RAMP, SCDSTREET LIGHT,SCDPAVER SLIVERSTRATEGYCONTINUOUS SOILTRENCH / SILVACELLSPROPERTY LINEAMENITYTRASH / RECYCLERECEPTACALELINEAR PLAZA AIRPORTBOULEVARD PLAZA3'EQ4'-3"2'-6"1'-6"1'-6"L9.0014L9.0211L9.0321L9.0311L9.00235 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5ENLARGED TURNAROUND ANDLINEAR PLAZA PLANL8.0021'-2"24'25'-8"4'-6"72'16'-3"20'L9.0111-2L9.0014L9.0113ART LIGHT, SLDDBLDG COLUMN, SADBLDG OVERHANG, SADSCULPTURE, OFCISTONE CURB AT ARTPLINTHSTONE CLADCIP CONC WALLASPHALT, SCDCONCRETEPAVERSPAPAASPHALT, SCDPAWOOD FENCELOBBYCAFEPASSENGERDROP-OFF ZONEAMENITYTURNAROUNDTURNAROUNDMOVABLE CAFE FURNISHINGS,TENANT PROVIDEDTYPE B HIGH TEXTURE STONEBLOCK PAVING, VEHICULAR, SCDTYPE A STONE BLOCKPAVING, VEHICULAR, SCDCURB OPENING, SCDLINEAR PLAZABMPBMP5'x20' ACCESS AISLE3/16"=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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5ENLARGED SHORELINE PLAZAPLANL8.00331'-11"LCLC1L9.0023L9.00145'-7 1/2"59'-10 1/2"LC3' 3'TYP 12'-6"8'CLR4'CLR1'-6" TYP18'L9.0212L9.0325L9.0311L9.0322L9.0324L9.0327L9.0014L9.0317S1 PRECASTCONCRETE SEATWALLBAY TRAIL LIGHTPOLESLOPED WALK4.9%BIKE RACKS INCONCRETE PAVERSBSW14.50PRECAST CONCRETESEATING PLATFORMBURLINGAMELAGOONBMPBAY TRAILSHORELINEPLAZASLOPEDLAWNSHORELINEOVERLOOKDRINKING FOUNTAINSIDEWALK ANZABOULEVARDPUBLIC BINOCULARSTRASH / RECYCLERECEPTACALEDOG BAG DISPENSERBOLLARD LIGHTCONCRETEPAVERSCUSTOM TAPEREDPRECAST BENCH ENDS, TYP8 EQ SEGMENTS + 2 EQ TAPERED ENDS6 EQ SEGMENTS + 2 EQ TAPERED ENDS4 EQ SEGMENTS + 2 EQ TAPERED ENDSEXISTING OAKELECTRICAL BOLLARDL9.0321100FT SHORELINE BANDS3S2S4S2S2S2S2S2S2S2S2S2S2S2S2S2S2S2S2S2L9.0315S4S3S3S3S3S3REVETMENT,SCDREVETMENTCREST, SCDREVETMENT TOE,SCD3'-5"TRUNCATEDDOMESALIGNMHW(E)EDGE OF BAY TRAIL3/16"=1'-0"345 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5PAVING 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5PAVING 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"VEHICULAR 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 ISSUED45 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5WALL 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5PLATFORM 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"24CONCRETE PRECAST CIRCULAR SEATING PLATFORMSSCALE: 1 1/2" = 1'-0"5'3'-6"2'6"8"MORTARSETTINGWITH STEELDOWELSPRECASTCONCRETEFINISHEDSURFACES2S3S41'-6" 1'-4" 1'-2"R2"TYP55 © 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5FURNISHING DETAILSL9.031NOTES:1.REFER TO MFR SPECIFICATIONSFOR INSTALLATION PROCEDURES.3'1'-6"SECTIONPLANCONCRETE UNIT PAVERS3/4" MORTAR SETTING BEDBIKE RACK MOUNTED TO CONC FOOTINGBELOW PAVERSBR BIKE RACK IN CIP CONCRETE PAVINGSCALE: 1" = 1'-0"BR BIKE RACK IN CONCRETE PAVERSSCALE: 1" = 1'-0"STAINLESS STL BIKE RACKSEE L0.003 FOR MFR SPECIFICATIONS10"124TS 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 CONCRETEFOOTING7CT COMMUNAL TABLE AND BENCHES445NOT ISSUEDNOT ISSUED5NOT ISSUED3B1 BACKED BENCHSECTION2'-6 7/8"CONCRETE UNIT PAVERS3/4" MORTAR SETTING BEDCONC FOOTING PER MFREXTENDED POST ANCHORED TO CONCFOOTING BELOW PAVERS, CUSTOMIZEDPER MFR1'-5 3/4"SECTIONCONCRETE UNIT PAVERS3/4" MORTAR SETTING BEDCONC FOOTING PER MFREXTENDED POST ANCHORED TOCONC FOOTING BELOW PAVERS,CUSTOMIZED PER MFR1'-5 3/4" 2'-5 1/8"46NOT ISSUEDNOT ISSUED 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5FURNISHING 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 DETAILSCALE: NTSDB 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5PLANTING 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 402.346.700705/08/2022ENTITLEMENT423/09/2022ENTITLEMENT5PLANTING 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 W W W W DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL DIST.PANEL TRANSFORMER 30 KVA PANEL XFMR 45 KVA PANEL PANEL PANEL TRANSFORMER 75 KVA PANEL TRANSFORMER 75 KVA PANEL PANEL DIST.PANEL SPD SPD W SPD W SPD W SPD W W 600F4 800F4 800F4 800F4 800F4 800F4 400F4 1 2 225F4 225F4 600F41000F4 400F4 8 7 3 5 6 6 7 FLAG NOTESPOWER RISER NOTES (10) 4"C STUB INTO BLOCK OUT FORFUTURE 4000A LAB TENANT BUS REFER TO E2.01AU FOR ROUTING 4000A AL, 277/480V 3P 4W BUS DUCT "BDA" FOR TENANT 4000A AL, 277/480V 3P 4W BUS DUCT "BDC" FOR FUTURE TENANT 4000A AL, 120/208V 3P 4W BUS DUCT "BDVC"FOR ELECTRIC VEHICLE CHARGING DASHED LINE INDICATES PLUG-IN BUS SOLID LINE INDICATES FEEDER BUS 4000A AL, 277/480V 3P 4W BUS DUCT "BDD" FOR FUTURE TENANT 4000A AL, 277/480V 3P 4W BUS DUCT "BDB"FOR TENANT LOADS 3-#500, #250 GND, 3"C TO FIRE PUMP CONTROLLER TO ATS-DPER1A1 TO ATS-DPEM1A TO ATS-DPEL1A PG&E METER (TYPICAL) (10) 4"C STUB INTO BLOCK OUT FORFUTURE 4000A LAB TENANT BUS ARTICLE 701 BUS DUCT "EM701" HOUSE METERING(TYPICAL) REFER TO E2.201AU FOR ROUTING REFER TO E2.201AU ANDE2.201BU FOR ROUTING REFER TO E2.201APFOR BUSWAY ROUTING REFER TO E2.201AP FORBUSWAY ROUTING REFER TO E2.201AP FOR BUSWAY ROUTING REFER TO E2.201AP FOR BUSWAY ROUTING REFER TO E2.201AP FOR BUSWAY ROUTING DIST. PANELDPH1A 4000/34000/34000/34000/34000/33000/3400ADPLMVC 800ADPL2VC 800ADPL3VC 800ADPL4VC 800ADPL5VC 600ADPL6VC 400A DPL1VC TLP5B LP5A 480Y TLP5A 225A HP5A 225A LP5A HP5B TLP1B 600A LP1B TLP1A LP1A 400A HP1A 1000A 1000A DPH1B LEVEL 5 LEVEL 6 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 7 LEVEL 1 LEVEL M SWITCHGEARWEST ELECT EAST ELECT SBH1C SBH1A SBH1D SBH1B SBL1VC TO DPER1A1 EAST ELECTWEST ELECT LABTENANT 1 PLUG-IN SECTIONS OF BUS DUCT SHALL BE INSTALLED TO ALLOW MAXIMUMACCESS TO BUS TAPS. COORDINATE LAYOUT AND INDICATE LOCATIONS OF ALLTAPS IN SHOP DRAWINGS PRIOR TO ORDERING BUS DUCT. 2 BUS DUCT RISERS SHALL HAVE FEEDER BUS SECTIONS IN ALL LOCATIONS WHEREBUS DUCT PASSES THROUGH STRUCTURE. THE SPECIFIC LENGTH OF FEEDER BUS SECTIONS SHALL BE DEFINED ON AND COORDINATED WITH THE SHOP DRAWING SUBMITTAL REVIEW. 1.PROVIDE ALL SLEEVES REQUIRED FOR FEEDERS ANDCIRCUITS. DRAWINGS DO NOT SHOW ALL SLEEVES REQUIRED. REFER TO ARCHITECTURAL AND STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION REGARDING SLEEVE AND CONCRETE DUCTBANKSUPPORT. 2. 3.SLEEVE LOCATIONS ARE APPROXIMATE AND AREINTENDED TO ACT AS A GUIDE FOR LOCATION. FIELDVERIFY EXACT LOCATIONS WITH FINAL STRUCTURAL ANDARCHITECTURAL DRAWINGS. 4.SLEEVES SHALL BE INSTALLED IN A MANNER THATSATISFIES APPLICABLE CODE REQUIREMENTS FOR FIRESTOPPING AND CURBING. 5.ALL SLEEVE AND FEEDER CONDUITS SHALL BETERMINATED WITH A GROUNDING INSULATING BUSHING.ALL SLEEVES AND FEEDER CONDUITS SHALL EXTEND AMINIMUM OF 3” BEYOND THE FINISHED SURFACE THAT ITPENETRATES. SLEEVES BENEATH EQUIPMENT SHALLACCOUNT FOR CONCRETE HOUSEKEEPING PADS AND SHALL EXTEND ABOVE THE PADS AS REQUIRED. 6.CONTRACTOR SHALL VERIFY THE SIZE OF EQUIPMENTSUPPLIED DOES NOT EXCEED THE AVAILABLE MOUNTINGSPACE. 7.ELECTRICAL EQUIPMENT SHALL BE RATED FOR HIGHAVAILABLE FAULT AS INDICATED IN THE MANUFACTURER'S PROVIDED ELECTRICAL POWER SYSTEM STUDY.8.FUSIBLE BUS PLUGS SHALL BE ABLE TO WITHSTAND THE FAULT CURRENT LISTED IN THE FUSIBLE BUS PLUG AVAILABLE FAULT CURRENT SCHEDULE ON THE NORMAL POWER RISER SHEETS. FINAL SERVICE ENTRANCE SWITCHBOARD ANDMETERING SHOP DRAWINGS SHALL BE REVIEWED BY PG&E PRIOR TO ORDERING.3 PROVIDE 4" CONCRETE HOUSEKEEPING PAD WITH CHAMFERED EDGES FOR FLOOR MOUNTED EQUIPMENT. SEE SPECIFICATIONS. 4 PROVIDE PHENOLIC NAMEPLATE INDICATING SWITCHBOARD NAME. SEE SPECIFICATIONS. 5 PROVIDE SPDS FOR ALL SERVICE SWITCHBOARDS. SPDS SHALL BE FACTORY INSTALLED EXTERNALLY AS INDICATED. A CIRCUIT BREAKER DISCONNECT FOR THE SPD SHALL BE PROVIDED WITHIN THE SWITCHBOARD. THE DISCONNECT SHALL BE ACCESSIBLE VIA A HINGED DOOR ON THE FACE OF THE SWITCHBOARD. 6 HOT SEQUENCE SECTION FOR FIRE PUMP. 7 WALL MOUNTED OR HANG TRANSFORMER. PROVIDE 4-POINT ALL THREADSANCHORED IN STRUCTURE TO UNISTRUT SUPPORT FOR HUNG TRANSFORMERS. BOTTOM OF SUPPORT STRUCTURE FOR HUNG TRANSFORMERS SHALL BE 7'-0" MIN A.F.F. 8 PROVIDE OWNER METERING FOR EACH SWITCHBOARD AS INDICATED. REFER TOSPECIFICATIONS FOR ADDITIONAL INFORMATION. (TYP) (TYP) (TYP) (TYP) 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: © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 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 20218947 1/2" = 1'-0"6/9/2022 11:52:39 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 777 Airport Boulevard Burlingame, CA 94010 06/10/2022 11/03/2022 50% DESIGN DEVELOPMENT 29/04/2022 100% DESIGN DEVELOPMENT 10/06/2022 BID PACKAGE 1 ADDENDUM 1 TRANSFORMER 75 KVA PANEL PANEL PANEL PANEL TRANSFORMER 30 KVA PANEL PANEL TRANSFORMER 30 KVA TRANSFORMER 30 KVA PANEL PANEL PANEL PANEL TRANSFORMER 30 KVA PANEL TRANSFORMER 30 KVA PANEL W W W W W SUBMETER PANEL W W W W W W W W W W SUBMETER PANEL W W W W W W W W W W SUBMETER PANEL W W W W W W W W W W SUBMETER PANEL W W W W W PANELPANEL PANELPANEL PANELPANEL PANELPANEL PANELPANEL PANELPANEL 400F4 400F4 400F4 400F4 400F4 400F4 400F4 400F4 400F4 400F4 400F4 400F4 150F4 225F4 150F4 225A 225A 1000F4 1000F4 150F4 1 1 1 1 M* M* M* M* M* M* M* M* M* M* M* M* M* M* M* M* M*M*M* M* M* FLAG NOTESGENERAL NOTES DASHED LINE INDICATES PLUG-IN BUS SOLID LINE INDICATES FEEDER BUS 4000A AL, 277/480V 3P 4W BUS DUCT "BDA" FOR TENANT 4000A AL, 277/480V 3P 4W BUS DUCT "BDC" FOR FUTURE TENANT 4000A AL, 277/480V 3P 4W BUS DUCT "BDD" FOR FUTURE TENANT 4000A AL, 277/480V 3P 4W BUS DUCT "BDB" FOR TENANT LOADS ARTICLE 701 BUS DUCT "EM701" DIST.PANEL DPHRA DIST.PANEL DPHRB 400A 400A 400A 400A 400A 400A 400A 400A 400A 400A 400A 400A TLPRA HPRA LPRA LP8A 225A HP8A TLP8A LP11A 150A HP11A TLP11A TLP8B 225A LP8B HP8B 225A LP11B HP11B TLP11B 1000A LPRB TLPRB HPRB 1000A SMP9A SMP10A SMP9B SMP10B HP7BHP7A HP8DHP8C HP9BHP9A HP10BHP10A HP11DHP11C HP12BHP12A LEVEL 7 LEVEL 8 ROOF LEVEL 9 LEVEL 12 LEVEL 10 LEVEL 11 PENTHOUSE WEST ELECT EAST ELECT 1 A SUBMETERING SYSTEM IS PROVIDED AS PART OF THE ENERGY MEASUREMENT BYTHE OWNER. FEEDERS THAT SHALL BE SUBMETERED ARE INDICATED WITH THISSYMBOL TAG NEXT TO THE FEED. THE MULTIMETER ENCLOSURES SHALL HAVESPECIFIC NAMEPLATES INDICATING EACH PANEL BEING SUBMETERED. CTS SHALLBE LOCATED IN THE PANEL METERED, THE DISTRIBUTION PANEL FEEDING THEMETERED PANEL, OR A WIREWAY FEEDING INDIVIDUALLY METERED BRANCH CIRCUITS AS REQUIRED. REFER TO DETAILS AND DIVISION 26 SPECIFICATIONS FOR ADDITIONAL INFORMATION AND REQUIREMENTS. 1.REFER TO SHEET E4.000 FOR GENERAL POWER RISERNOTES. 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: © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 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 20218947 1/2" = 1'-0"6/9/2022 11:52:40 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 777 Airport Boulevard Burlingame, CA 94010 06/10/2022 11/03/2022 50% DESIGN DEVELOPMENT 29/04/2022 100% DESIGN DEVELOPMENT 10/06/2022 BID PACKAGE 1 ADDENDUM 1 PANEL PANEL TRANSFORMER 30 KVA PANEL PANEL EMERGENCYGENERATOR E N E N E NE NE N DIST.PANEL TRANSFORMER 30 KVA PANEL DIST.PANEL PANEL TRANSFORMER 30 KVA PANEL TRANSFORMER 30 KVA PANEL ART 700ART 701ART 7021000 kW 100F4 10 8 9 6 1600/3 13 16 1000/31000/31000F4 1000F4 400F4 1000F4 1000F4 400F4 400F4400F4 225F4 100F4 400F4 100F4 5 7 15 FLAG NOTESEMERGENCY POWER RISER NOTES 1000A AL, 277/480V 3P 4W FEEDER BUS DUCT "BDER"ART 701 LOADS TO FUSIBLESWITCH IN MAIN ELECTRICAL ROOM TO FUSIBLE SWITCH IN MAINELECTRICAL ROOM 3 - #500, #1/0 GND. IN 3" 1000A AL, 277/480V 3P 4WPLUG-IN BUS DUCT "BDER" ART. 701 LOADS 6 - #4/0, #250 GND. IN 3" 3 - #500, #1/0 GND. IN 3" 6 - #4/0, #250 GND. IN 3" TO DPH1ATO DPH1A TO SBH1A (TYP) (TYP) ST HPEL1A ART 700 HPEL3A ART 700 TLPER3B HPER3B ART 701 LPER3B ART 701 1600/3E1 E3 E5E4 400/3 E6 800/3 800/3 DPER1A1 TLPER1A1 LPER1A1 ART 701 E2 400/3 DPEM1A 100A HPEM4A ART 702 TLPEM1A LPEM1A ART 701 TLPEM4A LPEM4A ART 702 LEVEL 5 LEVEL 6 LEVEL 2 LEVEL 3 LEVEL 4 FIRE PUMP CONTROLLER WITH INTEGRAL ATS FIRE PUMP CONTROLLER WITH INTEGRAL ATS LEVEL 1 LEVEL M TANK SUB BASE FUEL TANK SPRINGISOLATORS TEMP.GENERATOR LOAD BANK CONNECTION RADIATOR MOUNTEDLOAD BANK FOR ELEVATOR REGEN, 1000KW DOCKING STATION GENERATOR FIRE PUMPS 250 HP FIRE PUMP 250 HP FIRE PUMP ART 701 ELEV REGENF. PUMPS EMSBH1A ,4000A MLO277/480V, 3PH, 4W ART 702 1 PROVIDE 1"C WITH WIRING FROM THE GENERATOR CONTROL PANEL TO EACHTRANSFER SWITCH TO PROVIDE "START" AND "POWER RESTORED" SIGNALS. PROVIDE A SEPARATE CONNECTION TO EACH TRANSFER SWITCH. "DAISY CHAINING" OF WIRING IS NOT PERMITTED. PROVIDE 2-HOUR RATED CABLE ASSEMBLY. 2 PROVIDE 1"C WITH ALL CONTROL WIRING FROM EACH ATS TO STATUS PANEL IN THEFIRE COMMAND CENTER. "DAISY CHAINING" OF WIRING IS NOT ALLOWED. 1.PROVIDE ALL SLEEVES REQUIRED FOR FEEDERS ANDCIRCUITS. DRAWINGS DO NOT SHOW ALL SLEEVESREQUIRED. REFER TO ARCHITECTURAL ANDSTRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATIONREGARDING SLEEVE AND CONCRETE DUCTBANKSUPPORT. 2. 3.SLEEVE LOCATIONS ARE APPROXIMATE AND AREINTENDED TO ACT AS A GUIDE FOR LOCATION. FIELD VERIFY EXACT LOCATIONS WITH FINAL STRUCTURAL AND ARCHITECTURAL DRAWINGS. 4.SLEEVES SHALL BE INSTALLED IN A MANNER THATSATISFIES APPLICABLE CODE REQUIREMENTS FOR FIRE STOPPING AND CURBING. 5.ALL SLEEVE AND FEEDER CONDUITS SHALL BETERMINATED WITH A GROUNDING INSULATING BUSHING. ALL SLEEVES AND FEEDER CONDUITS SHALL EXTEND A MINIMUM OF 3” BEYOND THE FINISHED SURFACE THAT IT PENETRATES. SLEEVES BENEATH EQUIPMENT SHALLACCOUNT FOR CONCRETE HOUSEKEEPING PADS ANDSHALL EXTEND ABOVE THE PADS AS REQUIRED. 6.CONTROL WIRING FOR ATSs, STATUS PANELS, REMOTEANNUNCIATORS, AND FAN CONTROL PANELS SHALL BE 2-HOUR RATED. 7.PROVIDE SURGE SUPPRESSION DEVICES FOR ALLARTICLE 700 AND 701 SWITCHBOARDS, DISTRIBUTION PANELS, LIGHTING PANELS, AND BRANCH CIRCUIT PANELBOARDS. SPDs SHALL BE MOUNTED WITHIN AN EXTERNAL ENCLOSURE. LABEL ENCLOSURE "PANEL XXXSURGE SUPPRESSION DEVICE", WITH PERMANENT,PHENOLIC, SCREW-ON NAMEPLATE. PROVIDE CIRCUITBREAKER WITHIN PANEL TO FEED SPD. SPDs SHALL BEMOUNTED DIRECTLY ADJACENT TO THE PANEL SERVEDTO MAINTAIN THE SHORTEST CONDUCTOR LENGTH POSSIBLE. CONTRACTOR SHALL VERIFY THE SIZE OF EQUIPMENTSUPPLIED DOES NOT EXCEED THE AVAILABLE MOUNTING SPACE. 3 PROVIDE 3/4"C WITH CONTROL WIRING FROM FIRE PUMP CONTROLLER STATUSPANEL IN THE FIRE COMMAND CENTER. 4 PROVIDE CONTROL WIRING AND CONNECTIONS TO ALL ATSs SUCH THAT ANYGENERATOR START SIGNAL FROM THE ATS INITIATES THE SHUNT TRIP OF THE LOAD BANK TEST SWITCH BREAKER. 5 6 9 10 1234 1234 PROVIDE 3 1/2" CONCRETE HOUSEKEEPING PAD WITH CHAMFERED EDGES FORFLOOR MOUNTED EQUIPMENT. CONNECT SHUNT TRIP CONTROL WIRING TO TRANSFER WITCH CONTROLLER SOTHAT BREAKER OPENS UPON LOSS OF POWER FROM ARTICLE 700 OR 701 AUTOMATIC TRANSFER SWITCHES. 7 PROVIDE INSULATING BARRIER TO CREATE SEPARATE COMPARTMENT FOR ARTICLE 700 LOADS. 8 THE GENERATOR SHALL BE GROUNDED AS A SEPARATELY DERIVED SYSTEM.REFER TO GROUNDING RISER AND SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS. THE GENERATOR SHALL BE PROVIDED WITH A SUB-BASE FUEL TANK. REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION AND REQUIREMENTS. PROVIDE ALL WIRING BETWEEN THE GENSET AND THE EMERGENCY POWER SWITCHBOARD, LOAD BANK CONNECTION CABINET AND ALL ATSs. 11 PROVIDE 1"C WITH WIRING TO EACH ATS TRANSFER SWITCH FROM REMOTEANNUNCIATOR. PROVIDE A DEDICATED CONNECTION TO EACH TRANSFER SWITCH. "DAISY CHAINING" OF WIRING IS NOT PERMITTED. 11 11 12 WALL MOUNT OR HANG TRANSFORMER. PROVIDE 4-POINT ALL THREADS ANCHORED IN STRUCTURE TO UNISTRUT SUPPORT FOR HUNT TRANSFORMERS. BOTTOM OF SUPPORT STRUCTURE FOR HUNG TRANSFORMERS SHALL BE A MINIMUM OF 7'-6" AFF. 12(TYP) 13 PROVIDE 1600A, 277/480V TRYSTAR PADMOUNT TEMPORARY GENERATOR DOCKINGSTATION. PROVIDE ALL REQUIRED INTERCONNECTING CONDUIT, WIRE, AND ACCESSORY CONNECTIONS FOR A COMPLETE AND OPERATING SYSTEM. REFER TO DETAIL 8/E5.000 FOR FEATURE REQUIREMENTS. 14 PROVIDE 1600A, 277/480V TRYSTAR PADMOUNT TEMPORARY GENERATOR DOCKING STATION. PROVIDE ALL REQUIRED INTERCONNECTING CONDUIT, WIRE, AND ACCESSORY CONNECTIONS FOR A COMPLETE AND OPERATING SYSTEM. REFER TO DETAIL 8/E5.000 FOR FEATURE REQUIREMENTS. 15 BUS DUCT RISERS SHALL HAVE FEEDER BUS SECTIONS IN ALL LOCATIONS WHERE BUS DUCT PASSES THROUGH STRUCTURE. THE SPECIFIC LENGTH OF FEEDER BUS SECTIONS SHALL BE DEFINED AND COORDINATED WITH THE SHOP DRAWING SUBMITTAL REVIEW. 16 PROVIDE A PHENOLIC NAMEPLATE INDICATING THE PHASE ROTATION AND BONDINGREQUIREMENTS FOR THE TEMPORARY SOURCE. IN REVIT 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: © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 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 20218947 1/2" = 1'-0"6/9/2022 5:16:47 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/MEPT_Alvine_20218947_MainModel.rvtE4.010 EMERGENCY POWER RISER DIAGRAM 01.6418.00 LPC West 777 Airport Blvd 777 Airport Boulevard Burlingame, CA 94010 06/10/2022 11/03/2022 50% DESIGN DEVELOPMENT 29/04/2022 100% DESIGN DEVELOPMENT 10/06/2022 BID PACKAGE 1 ADDENDUM 1 PANEL TRANSFORMER 30 KVA PANEL PANEL DIST.PANEL PANEL PANEL TRANSFORMER 45 KVA PANEL PANEL TRANSFORMER 30 KVA PANEL PANEL PANEL PANEL TRANSFORMER 30 KVA PANEL TRANSFORMER 30 KVA PANEL 100F4 100F4 800F4 100F4 100F4 225F4 225F4 100F4 100F4 EMERGENCY POWER RISER NOTES 1000A AL, 277/480V 3P 4WFEEDER BUS DUCT "BDER" ART. 701 LOADS 1000A AL, 277/480V 3P 4WPLUG-IN BUS DUCT "BDER" ART. 701 LOADS HPEL6A ART 700 TLPER6B HPER6B ART 701 LPER6B ART 701 DPERRB HPEL9A ART 700 HPEL12A ART 700 TLPER9B HPER9B ART 701 LPER9B ART 701 TLPER12B HPER12B ART 701 LPER12B ART 701 800A 100A 100A HPEM7A ART 702 HPEM10A ART 702 TLPEM7A LPEM7A ART 702 TLPEM10A LPEM10A ART 702 LEVEL 7 LEVEL 8 ROOF LEVEL 9 LEVEL 12 LEVEL 10 LEVEL 11 ERR-B ELECTRICAL ROOM LEVEL 6 1.REFER TO SHEET E4.010 FOR EMERGENCY RISER NOTES. 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: © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 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 20218947 1/2" = 1'-0"6/9/2022 5:16:48 PMBIM 360://001.6418.000 - LPC West 777 Airport Blvd SD-CA/MEPT_Alvine_20218947_MainModel.rvtE4.011 EMERGENCY POWER RISER DIAGRAM 01.6418.00 LPC West 777 Airport Blvd 777 Airport Boulevard Burlingame, CA 94010 06/10/2022 11/03/2022 50% DESIGN DEVELOPMENT 29/04/2022 100% DESIGN DEVELOPMENT 10/06/2022 BID PACKAGE 1 ADDENDUM 1 777AIRPORT BLVD BURLINGAME PLANNING COMMISSION PUBLIC HEARING 2022. 11. 14 DESIGN EVOLUTION | JUNE 8, 2022 SEPT 13, 2022 NOV 14, 2022 LPC WEST |11. 14. 2022 VISION FOR 777 AIRPORT BLVD CONFIDENTIAL LIFE SCIENCES COMPANY MARLBOROUGH, MA Place-making For Attractive Destination Environmentally Responsive & Resilient Workplace For Sciences & Tech Hub LPC WEST |11. 14. 2022 NEW BURLINGAME WATERFRONT Burlingame Point 777 Airport Blvd LPC WEST |11. 14. 2022 RELATIONSHIP TO OTHER BUILT & PROPOSED PROJECTS Burlingame Point (Facebook Reality Labs) Height: 150 ft 567 Airport Blvd Height: 156 ft 620 Airport Blvd Height: 163 ft 1200-1340 Bayshore Highway Height: 213 ft 777 Airport Blvd Height: 194 ft (Built) LPC WEST |11. 14. 2022 ANZAANZA BLVDBLVD BAY TRAILBAY TRAIL SHORELINESHORELINE REVETMENT*REVETMENT* OVERLOOKOVERLOOK BURLINGAME LAGOONBURLINGAME LAGOON100FT SHORELINE BANDBUILDING HEIGHT | PREVIOUS VS. CURRENT DESIGN FOR CONCRETE STRUCTURE * * BUILDING HEIGHT FOR STEEL STRUCTURE : 212’-0” (-14’-6”)BUILDING HEIGHT FROM T.O. CURB 226’-6”PREVIOUS HEIGHT CURRENT HEIGHTBUILDING HEIGHT FROM T.O. CURB 194’-0”32’-6”LPC WEST |11. 14. 2022 VIEW FROM ANZA & AIRPORT BLVD LPC WEST |11. 14. 2022 LPC WEST |11. 14. 2022 EXISTING SITE AND SHORELINE LPC WEST |11. 14. 2022 PROPOSED DEVELOPMENT BUILDING SQUARE FOOTAGEBUILDING SQUARE FOOTAGE BUILDING HEIGHTBUILDING HEIGHT PROJECTED # OF EMPLOYEESPROJECTED # OF EMPLOYEES MAX # OF PEOPLE ON SITEMAX # OF PEOPLE ON SITE PARKING SPACESPARKING SPACES SITE AREASITE AREA 194’ (13 FLOORS) 1,965 1,985 904 GARAGE STALLS 19 SURFACE STALLS 3.087 AC 907,938 SF LPC WEST |11. 14. 2022 0’60’ HILTON GARDEN INN ACCESS DRIVE BURLINGAME LAGOON 10 0 F T S H O R E L I N E B A N D ANZA BOULEVA R D M H W 6 . 5 4 DROP-OFF BUILDING ABOVETURNAROUND ART STONE-CLAD WALL LOADING PARKING GARAGE BMP BMP BMP BMP BMP BMP BMPBMPSLOPED LAWN AIRPORT BOULEVARDBAY TRAILPROPERTY LINE PLAZAPLAZA EVAEVAGARAGE ENTRANCE TT TT TT TT TT LOBBYLOBBY AMENITYAMENITYCAFECAFEBIKEBIKEPUBLIC SHORE PARKING (PSP)PSPPSPPSPPSPPSPPSPPSPPSPPSPPSP PSPADAADASITE PLAN | REVISED PLAN BUILDING SQUARE FOOTAGEBUILDING SQUARE FOOTAGE BUILDING HEIGHTBUILDING HEIGHT PROJECTED # OF EMPLOYEESPROJECTED # OF EMPLOYEES MAX # OF PEOPLE ON SITEMAX # OF PEOPLE ON SITE PARKING SPACESPARKING SPACES SITE AREASITE AREA 194’ (13 FLOORS) 1,965 1,985 904 GARAGE STALLS 19 SURFACE STALLS 3.087 AC 907,938 SF LPC WEST |11. 14. 2022 SITE PLAN | ENHANCED PUBLIC ACCESS EXPERIENCE 0’60’ HILTON GARDEN INN ACCESS DRIVE BURLINGAME LAGOON ANZA BOULEVA R D M H W 6 . 5 4 DROP-OFF BUILDING ABOVESTONE-CLAD WALL LOADING PARKING GARAGE BMP BMP BMP BMP BMP BMP BMPBMPSLOPED LAWN AIRPORT BOULEVARDBAY TRAILPROPERTY LINE PLAZAPLAZA EVAEVAGARAGE ENTRANCE TT TT TT TT TT LOBBYLOBBY AMENITYAMENITYPUBLIC CAFE PUBLIC ART INTERPRETIVEPUBLIC SHORE PARKING (PSP)PSPPSPPSPPSPPSPPSPPSPPSPPSPPSP PSPADAADA PUBLIC CAFE FROM LINEAR PLAZA LPC WEST |11. 14. 2022 PSPPSPPSPPSPPSPPSPPSPPSPPSPPSP PSPADAADA LPC WEST |11. 14. 2022 LEGEND LEGEND ANZA BOULEVA R D ANZA BOULEVA R D BAY TRAILBAY TRAIL (SHARED USE)(SHARED USE) PEDESTRIAN CONNECTIONPEDESTRIAN CONNECTION TO SHORELINETO SHORELINE WALKING PATHWALKING PATH PUBLIC SHORE PARKINGPUBLIC SHORE PARKING (11 PSP STALLS)(11 PSP STALLS) BAY TRAIL SIGNBAY TRAIL SIGN INTERPRETIVE SIGNAGEINTERPRETIVE SIGNAGE CAFE SIGNAGECAFE SIGNAGEBICYCLE PARKINGBICYCLE PARKING PUBLIC SHORE PARKING SIGNPUBLIC SHORE PARKING SIGNBUFFERED BIKE LANEBUFFERED BIKE LANE LOADINGLOADINGEVAEVA PLAZAPLAZA SLOPED LAWNSLOPED LAWN ACCESS DRIVEACCESS DRIVE AIRPORT BOULEVARDAIRPORT BOULEVARDBURLINGAME BURLINGAME LAGOONLAGOON 0’60’ 2 SHARED 2 SHARED ACCESSIBLE ACCESSIBLE PARKING STALLSPARKING STALLS LOBBYLOBBY AMENITYAMENITYCAFECAFEBIKEBIKE SHORELINE ACCESS DIAGRAM TT TT TT TT TT LOADING ROUTELOADING ROUTE VEHICULAR ROUTEVEHICULAR ROUTE COMMUNITY BENEFITS LPC WEST |11. 14. 2022 AIRPORT BOULEVARDAIRPORT BOULEVARDCB#12 SHORELINE INFRASTRUCTURE 500 LF CB#5 OFF-SITE IMPROVEMENTS 24,500 SF CB#1 PUBLIC PLAZA 8,000 SF CB#2 PUBLICLY ACCESSIBLE PARK SPACE 24,100 SF 0’60’ TT TT TT TT TT LPC WEST |11. 14. 2022 COMMUNITY BENEFIT #1 | AIRPORT BLVD PLAZA LPC WEST |11. 14. 2022 KEY PLAN KEY PLAN COMMUNITY BENEFIT #1 | AIRPORT BLVD PLAZA LPC WEST |11. 14. 2022 KEY PLAN KEY PLAN COMMUNITY BENEFIT #2 | PUBLICLY ACCESSIBLE SHORELINE PARK AND BAY TRAIL LPC WEST |11. 14. 2022 KEY PLAN KEY PLAN COMMUNITY BENEFIT #5 | OFFSITE SHORELINE IMPROVEMENTS AND BAY TRAIL LPC WEST |11. 14. 2022 SECTION SECTION KEY PLAN BB AA 0’20’PROPERTY LINEPROPERTY LINEEXISTING G R A D E 18.0’(E) TC 21.7% 14.2’14.45’ TC RVT 13.9’ FS 14’ 13.8’14.0’TC 12.9’ BC 12.4’ 14.45’ TC RVT AVG 13.9’ FS ANZAANZA BLVDBLVD SDWKSDWK LAYERED NATIVELAYERED NATIVE PLANTINGPLANTING BUILDINGBUILDING SHORELINESHORELINE PARKINGPARKING ACCESS DRIVEACCESS DRIVE SLOPED LAWN W/ TERRACESSLOPED LAWN W/ TERRACES OVERLOOKING PLAZA & LAGOONOVERLOOKING PLAZA & LAGOON PLANTING AREAPLANTING AREA W/ BMPW/ BMP BAY TRAILBAY TRAIL BAY TRAILBAY TRAILPLAZAPLAZABMPBMP 14’14’ 14’14’24’24’18’18’ SHORELINESHORELINE REVETMENT*REVETMENT* SHORELINESHORELINE REVETMENTREVETMENT *Proposed riprap shoreline revetment with geotextile backing will provide long-term resiliency and flood protection per City and BCDC requirements. Elevations are based on NAVD88 Datum. OVERLOOKOVERLOOK OVERLOOKOVERLOOK BURLINGAME LAGOONBURLINGAME LAGOON BURLINGAME LAGOONBURLINGAME LAGOON MEAN HIGH WATER 6.54’ MEAN HIGH WATER 6.54’PROPERTY LINE100FT SHORELINE BAND100FT SHORELINE BAND1.5% MEAN HIGH WATER 6.54’ MEAN HIGH WATER 6.54’ MHHW 7.18’ MHHW 7.18’ MHHW 7.18’ MHHW 7.18’ TC 13.7’ BC 13.2’ SHORELINE PLAZASHORELINE PLAZA W/ PARKING BEYOND W/ PARKING BEYOND 25’ HP AB BFE 10.0’BFE 10.0’ 2050 BFE + SLR 12.0’2050 BFE + SLR 12.0’ BFE 10.0’BFE 10.0’ 2050 BFE + SLR 12.0’2050 BFE + SLR 12.0’ COMMUNITY BENEFIT #12 | SHORELINE INFRASTRUCTURE - SEA LEVEL RISE (MID-CENTURY) LPC WEST |11. 14. 2022 EXISTING G R A D E 18.0’(E) TC 21.7% *Proposed riprap shoreline revetment with geotextile backing will provide long-term resiliency and flood protection per City and BCDC requirements. Elevations are based on NAVD88 Datum. SECTION KEY PLAN BB A 0’20’ ANZAANZA BLVDBLVD SDWKSDWK LAYERED NATIVELAYERED NATIVE PLANTINGPLANTING SLOPED LAWN W/ TERRACESSLOPED LAWN W/ TERRACES OVERLOOKING PLAZA & LAGOONOVERLOOKING PLAZA & LAGOON SHORELINE PLAZASHORELINE PLAZA W/ PARKING BEYOND W/ PARKING BEYOND BAY TRAILBAY TRAIL 14’14’ SHORELINESHORELINE REVETMENT*REVETMENT* OVERLOOKOVERLOOK BURLINGAME LAGOONBURLINGAME LAGOON BUILDINGBUILDING SHORELINESHORELINE PARKINGPARKING ACCESS DRIVEACCESS DRIVE PLANTING AREAPLANTING AREA W/ BMPW/ BMP BAY TRAILBAY TRAILPLAZAPLAZABMPBMP 14’14’24’24’18’18’ SHORELINESHORELINE REVETMENT*REVETMENT* OVERLOOKOVERLOOK BURLINGAME LAGOONBURLINGAME LAGOON B TC 12.9’ BC 12.4’ TC 15.7’ BC 13.2’ 16’16.5’ 16’16.5’16’PROPERTY LINEPROPERTY LINEPROPERTY LINE MEAN HIGH WATER 6.54’ MEAN HIGH WATER 6.54’ MEAN HIGH WATER 6.54’ MEAN HIGH WATER 6.54’ 25’ HP SECTION AA BFE 10.0’BFE 10.0’ 2050 BFE + SLR 12.0’2050 BFE + SLR 12.0’ BFE 10.0’BFE 10.0’ 2050 BFE + SLR 12.0’2050 BFE + SLR 12.0’ 2100 BFE + SLR 13.5’2100 BFE + SLR 13.5’ 2100 BFE + SLR 13.5’2100 BFE + SLR 13.5’ MHHW 7.18’ MHHW 7.18’ MHHW 7.18’ MHHW 7.18’100FT SHORELINE BAND100FT SHORELINE BANDCOMMUNITY BENEFIT #12 | SHORELINE ADAPTATION 16FT MINIMUM - SEA LEVEL RISE (END OF CENTURY) LPC WEST |11. 14. 2022 PUBLIC CAFE FROM AIRPORT BLVD PUBLIC CAFE FROM AIRPORT BLVD LPC WEST |11. 14. 2022 LPC WEST |11. 14. 2022 PUBLIC CAFE FROM THE SHORELINE LPC WEST |11. 14. 2022 PUBLIC CAFE FROM THE SHORELINE BAY TRAIL INTERPRETIVE EDUCATIONAL SIGNAGE PROGRAM LPC WEST |11. 14. 2022 SITE FURNISHINGS LPC WEST |11. 14. 2022 AIRPORT BOULEVARDAIRPORT BOULEVARD66 SHORELINE BENCHES & TABLES PRECAST CONCRETE SEATING PRECAST CONCRETE SEATING AT LAWN PRECAST CONCRETE SEATING AT PLAZA SHORELINE LIGHTING BIKE RACKS11 77 77 55 88 99 99 22 33 44 TT TT TT TT TT DRINKING FOUNTAIN BINOCULARS DOG BAG DISPENSER5566 ACCESS DRIVE DROP-OFF PROPERTY LINE PARKINGPARKINGEVAEVA LOADINGLOADING PARKINGPARKINGBAY TRAILPLAZAPLAZA PARKING GARAGE GARAGE ENTRANCE LOBBYLOBBY AMENITYAMENITYCAFECAFEBIKEBIKE 88 11 11 11 11 33 44 33 33 CAFE PLAZA MOVABLE TABLESS & CHAIRS 11 LPC WEST |11. 14. 2022 SITE CHARACTER VIEW FROM AIRPORT BLVD LPC WEST |11. 14. 2022 -12% WATER USAGE THAN CAL GREEN -18% POWER USAGE THAN TITLE 24 1,040 kg CO2e CAPTURED CARBON SUSTAINABILITY ROOF OFFICE/R&D PARKING Mobility Solutions EV Charging Stations Ride-Share Dedicated Parking Bike Parking and Bike Repair Station Health and Wellness Natural Light Terraces Wellness Trail and Shoreline Park Connection Water Conservation High-Efficiency Plumbing Fixtures Recycled Water Ready Water Efficient Landscape and Irrigation High Performance Building Climate Responsive Façade All Electric Building Roof Top Photovoltaic SLR Adaptation Strategy Shoreline Infrastructure Raising the Bay Trail Bay Trail Learning / Interpretive Programming LPC WEST |11. 14. 2022 BIRD-SAFE BUILDING DESIGN Interior Lighting and Shading Devices Controlled by Timers, Sensors, and Astronomical Controls Opaque (Spandrel) Glazing with less than 20% Reflectivity Glass Railing Glazing with 2” x 4” Dot Frit Pattern Untreated Glazing Below 60’ Limited to Lobby/Ground Floor Areas Away from Shoreline Overhang and Deeply-recessed Windows in High Risk Zones Opaque façade materials adjacent to shoreline LPC WEST |11. 14. 2022 MATERIALITY | EXTERIOR & INTERIOR LPC WEST |11. 14. 2022 EXTERIOR WOOD SOFFIT ETCHED GLASS INTERIOR ELEVATOR LOBBY WOOD CAFE EXTERIOR TERRACOTTA LOBBY FLOORING - MARBLELOBBY FLOORING - TERRAZZO EXTERIOR PAVER INTERIOR ACOUSTIC WOOD CEILING LOBBY WALL BLUE DE SAVOIE LIGHT MARBLE COLUMN CLADDING FIN MULLION PERF METAL: L1 LOUVER: PEWTER RESTROOM FLOORING RESTROOM VANITY RESTROOM WALL CHAMPAGNE ARRIVAL FEATURE WALL ARRIVAL FEATURE WALL FACADE VIGNETTE | MATERIALITY LPC WEST |11. 14. 2022 LPC WEST |11. 14. 2022 1. FLY THROUGH FROM AIRPORT BLVD TO CAFE 2. FLY THROUGH FROM SHORELINE TO CAFE VIEW FROM ANZA & AIRPORT BLVD LPC WEST |11. 14. 2022 LPC WEST |11. 14. 2022 COMMUNITY BENEFIT Significantly improve the pedestrian experience along Airport Boulevard and the pedestrian and bicyclist experience along the Bay Trail, Provide substantial new amenities along the Bay Trail that would be accessible to the public, Promote accessibility to the Bay Trail, Enhance shoreline resilience to and protection from sea-level rise. The total value of these improvements is estimated in excess of $5.6 million. LPC WEST |11. 14. 2022 FISCAL BENEFIT Generate approximately $19 million in one-time fees to the City, including an approximately $7.5 million commercial linkage fee for much needed affordable housing. LPC WEST |11. 14. 2022 ECONOMIC BENEFIT The existing Red Roof Inn currently generates about $3.4 million in annual direct, indirect and induced economic benefits to the City. LPC WEST |11. 14. 2022 ECONOMIC BENEFIT The existing Red Roof Inn currently generates about $3.4 million in annual direct, indirect and induced economic benefits to the City. Our proposed building will generate $1.04 billion, create over 2,500 permanent jobs and payrolls of $549 million, with an average labor income of $216K per job. The one-time economic impacts generated by project construction will be $189 million, generating a total of 978 one-time jobs with payrolls of $104 million and an average labor income of $106K per job during the project construction. THANK YOU City of Burlingame Design Review and Special Permit Address: 1353 Columbus Avenue Meeting Date: November 14, 2022 Request: Application for Design Review and Special Permit for building height for a new, two-story single- unit dwelling and detached garage. Applicant: Anna Felver, Thomas James Homes APN: 027-153-080 Architect: Bassenian Lagoni Architects Lot Area: 6,000 SF Property Owner: SF21G, LLC (Thomas James Homes) Zoning: R-1 General Plan: Low Density Residential Project Description: The subject property is an interior lot that contains an existing one-story single-unit dwelling with a detached garage. The applicant is proposing to demolish all structures on the site and build a new, two-story single-unit dwelling and new detached one-car garage. The project proposes a total floor area of 3,222 SF (0.54 FAR) where 3,264 SF (0.54 FAR) is the maximum allowed (includes 49 SF front porch exemption). The applicant is also requesting a Special Permit for building height (31’-5” proposed where 30’-0” is the maximum allowed without approval of a Special Permit). Planning staff would note that the lot slopes upward approximately 7’-0” from the front property line to the rear, with the finished floor proposed at 5’-2” above average top of curb. The new dwelling would contain three bedrooms. Two parking spaces, one of which must be covered, are required for a three-bedroom house. The new detached garage measures 11’ x 20’-6” (clear interior dimensions) and provides the required covered parking; one uncovered parking space (9’ x 18’) is provided in the driveway. There are many existing trees and hedges throughout the property (see Proposed Site Plan and Landscape Plan, sheets A1.0 and L1.1, respectively). There are nine existing landscape trees on site, one of which is a protected-sized tree (17-inch diameter Japanese maple). Of the nine existing trees, five would be removed with this proposal; the existing protected-sized Japanese maple would be retained and protected. Many of the existing hedges will also be removed. A Certified Arborist Report, prepared by HMH on May 9, 2022, is included in the attachments for reference. Accessory Dwelling Unit This project includes an attached ADU (437 SF) within the main dwelling and located at the front, right side of the dwelling. Review of the ADU application is administrative only and is not reviewed by the Planning Commission. Staff has determined that the ADU complies with the ADU regulations. The applicant is requesting the following applications:  Design Review for a new, two-story single-unit dwelling and detached garage (C.S. 25.68.020 (C)(1)(a)); and  Special Permit for building height (31’-5” proposed where 30’-0” is the maximum allowed) (C.S. 25.10.030 and 25.78.020(A)(3)). Item No. 9a Design Review Study Design Review and Special Permit 1353 Columbus Avenue -2- 1353 Columbus Avenue Lot Area: 6,000 SF Plans date stamped: November 4, 2022 PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): 20’-7” 35’-2” 20’-7” (block average) 20’-7” (block average) Side Setbacks (left): (right): 11’-4” 7’-2” 4'-0" 4’-0” Rear Setbacks (1st flr): (2nd flr): 21’-1” 31’-1” 15'-0" 20'-0" Lot Coverage: 2,068 SF 34% 2,400 SF 40% FAR: 3,222 SF 0.54 FAR 3,264 SF 1 0.54 FAR # of bedrooms: 3 --- Off Street Parking: 1 covered (11’ x 20’-6” clear interior dimensions) 1 uncovered (9' x 18') 1 covered (10' x 18') 1 uncovered (9' x 18') Plate Heights (1st floor): (2nd floor): 9’-1” ² 8’-1” ² 9’-0” 8’-0” Building Height: 31’-5” 30'-0" Declining Height Envelope: complies C.S. 25.10.55(A)(1) 1 (0.32 x 6,000 SF) + 1,100 SF + 244 = 3,264 SF (0.54 FAR) ² Special Permit for plate height not required since 8’-1” and 9’-1” are standard construction plate height dimensions. Summary of Proposed Exterior Materials: • Windows: fiberglass • Doors: fiberglass, metal garage door • Siding: cementitious siding • Roof: composition shingle • Other: cementitious trim/corner board Staff Comments: None. Design Review and Special Permit 1353 Columbus Avenue -3- Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Findings for a Special Permit: In order to grant a Special Permit for building height, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (a) 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; (b) 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; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) 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 the mitigation for the removal that is proposed is appropriate. Fazia Ali Assistant Planner c. Anna Felver, Thomas James Homes, applicant Bassenian Lagoni Architecture, architect SF21G, LLC (Thomas James Homes), property owner Design Review and Special Permit 1353 Columbus Avenue -4- Attachments: Application to the Planning Commission Special Permit Application Applicant’s Letter of Explanation, dated June 13, 2022 Arborist Report, prepared by HMH and dated May 9, 2022 Notice of Public Hearing – Mailed November 4, 2022 Area Map City of Burlingame Š Community Development Department Š 501 Primrose Road Š (650) 558-7250 Š 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): nalty of perjury that the proposed appl n. RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION 6.17.22 1353 Columbus Avenue Anna Felver / Thomas James Homes (650) 402-3024 afelver@tjhusa.com Bassenian Lagoni 949-553-9100 teressa@bassenianlagoni.com SF21G, LLC (650) 402-3024 afelver@tjhusa.com 951793 6/13/22 6/13/22 TO 027-153-080 R-1 255 Shoreline Dr Suite 428, Redwood City, CA 94065 2031 Orchard Drive, Suite 100 Newport Beach, CA 92660-0753 ✔ ✔ 26880 Aliso Viejo Pkwy, Ste 100 Aliso Viejo, CA 92656 Demolish existing home, existing detached garage and accessory structure to build new 2 story, single-family home. THOMAS JAMES HOMES 255 Shoreline Dr Suite 428, Redwood City, CA 94065 11353 Columbus Avenue Special Permit Application June 13, 2022 The 6,000 sq. ft. parcel located at 1353 Columbus Avenue has a width of 50 ft. and lot depth of 120 ft. It is located in the R-1 Zone. There is an existing two-story traditional home of 1,487 sq. ft. with attached two car garage and a rear accessory structure. The existing home is proposed to be demolished and replaced with a new two-story single- family residence Cape Cod Traditional style home. The new floor plan is intended to align with the patterns of the neighborhood as well as maintain existing grade as best as possible. The grade of the lot currently slopes from front to back significantly, 4ft difference on the right edge and over 8ft difference along the left edge. The existing FFE is over 5ft higher than the average Top of Curb. Significant grading would be required to push down the new FFE to align with the average Top of Curb and is not ideal. In order to retain similar FFE as the existing structure as well as similar grading on the lot, the proposed home will exceed the overall 30ft height limit from Top of Curb to roof ridge line by 27”. Though the home fits well under the declining height envelope and blends well aesthetically within the neighborhood, a request to allow the minor exceedance of the overall height from the top of curb average is requested to preserve the neighborhood. This will avoid potential conforming issues with the existing grade along the neighboring property lines and increased retaining walls at the left and rear property lines. The proposed roof form is designed to keep the massing centralized with a ridgeline that runs front to back for a slender profile of elevation. The 27” exceedance thus will not affect the neighboring homes as majority of the roof remains under 30ft. The roof form is setback significantly from the side property lines of the lot, over 22ft on the left and over 19ft on the right. Due to the grade at the rear PL varying from 1.5ft to over 3ft higher than the proposed FFE, the rear property will also not be affected by the exceedance in building height. The front massing and gable forms are under 30ft and preserve a smaller scale for the neighborhood. Please approve the request of the Special Permit Application for the minor height exceedance. We look forward to adding to the charm and sense of community and welcome any questions the City may have as we go through the Design Review Application process. Best, Anna Felver, Planning Manager at TThomas James Homes afelver@tjhusa.com | 650. 402.3024 City of Burlingame Š Community Development Department Š 501 Primrose Road Š P (650) 558-7250 Š 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 existing home, detached garage and shed are proposed to be demolished to build a new two-story single- family residence with a detached garage. The design intent is to retain the location of the home on the right with the driveway and garage on the left which aligns with the neighborhood pattern. The proposed home is narrow in width with a prominent porch feature on the right to align with the adjacent right neighbor's porch element. There is a one story living space pulled in front of the porch on the front left side at a scale that aligns with the one story living space of the adjacent left neighbor. The 2nd story articulation steps back creating smaller massings and aligning with the neighborhood scale. The new home's tall slender profile achieves a minimal impact roof line. The proposed main roof line runs front to back which reduces massing and overall height preserving neighborhood scale. The combination of hip and gable/shed roof forms with moderate pitches are designed to speak to the roof forms of the homes adjacent. The 2nd story front facing double gables and lower shed roof has a similar impact as the gables and sheds of the adjacent homes. The porch feature speaks to the right neighbor and the forward living space gable speaks to the left neighbor. The proposed Cape Cod Traditional style home fits-in with the diversity of the styles in the surrounding neighborhood. The immediate block is a mix of Traditional, Tudor, and Craftsman style homes. Neighborhood exterior materials include stucco, horizontal siding and shingle siding (home adjacent and directly across) with decorative features of window shutters, porch columns and corbels. The exterior materials proposed are enhanced from the existing, featuring composition roof shingle, shingle siding, horizontal siding at the gable treatment, accent smooth wood paneling below windows, decorative porch columns and window shutters. A classic color palette is proposed for the architecture to blend well into the neighborhood. The proposed design features a detached garage set back to the rear which consistent with other homes in the area. It makes an effort to set back the 2nd floor with a prominent single story porch entry and uses high window sills on the 2nd floor facade. Additionally, the proposed home fits well within the city's declining height envelope requirement while retaining the existing sloped grade and strives to match the variety of styles within the area using similar materials and decorative features. There are 27 trees identified, 24 on-site and 3 trees off-site. On-site: 2 of the 24 trees are protected. (1) Fern Pine 21 dbh is proposed to be removed for development. (1) Victorian Box 18 dbh is to be retained and protected. (20) non protected trees are proposed to be removed, (8) due to being poor in health and (12) due to development The project proposes to add (3) new trees to enhance the landscape and aid the reforestation effort, (1) Sour Gum 24" box and (1) urban pinnacle oak 24" box and (1) street tree per the city's direction.    1353 Columbus Avenue300’ noticingAPN: 027-153-080 S H E E T I N D E XPROPOSED SECTIONSLAYOUT PLAN, NOTES, AND LEGENDPROPOSED EXTERIOR ELEVATIONS: LEFT AND RIGHTCOVER SHEETA1.0PROPOSED SITE PLANA2.0EXISTING EXTERIOR ELEVATIONSPROPOSED FLOOR PLAN : FIRST FLOOREXISTING ROOF PLANA0.0BASSENIAN LAGONI ARCHITECTSPHONE: (949) 553-9100EMAIL: TERESSA@BASSENIANLAGONI.COMCONTACT: TERESSA OEHRLEINNEWPORT BEACH, CA 926602031 ORCHARD DRIVEARCHITECTS:THOMAS JAMES HOMESPHONE: (650) 382-0648EMAIL: CTHIEBAUT@TJHUSA.COMCONTACT: CYNTHIA THIEBAUTREDWOOD CITY, CA 94065255 SHORELINE DRIVE, SUITE 428OWNER:CIVIL ENGINEER:PHONE: (925) 866-0322CBG SAN RAMON, CA 945832633 CAMINO RAMON #350D I R E C T O R YA3.1PROPOSED EXTERIOR ELEVATIONS: FRONT, REAR, AND ROOF PLANA3.3EXISTING FLOOR PLAN : FIRST FLOORA4.0L1.1L2.21TOPOGRAPHIC SURVEYV I C I N I T Y M A P A5.0A3.0CODES :LOT 13 BLOCK 60GOVERNING BODY :CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEP R O J E C T D A T ACODES :LEGAL DESCRIPTION :GOVERNING BODY :CITY OF BURLINGAME2019CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODECALIFORNIA MECHANICAL CODECALIFORNIA PLUMBING CODECALIFORNIA FIRE CODECALIFORNIA ENERGY CODECALIFORNIA GREEN BUILDINGSTANDARDS CODE CALIFORNIA RESIDENTIAL CODEBURLINGAME NO.7R-1ZONING :SITE AREA :6,000 SQ. FT.COVERED PARKING :1ALLOWABLE LOT COVERAGE :40%BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3BUILDING CLASSIFICATION:SINGLE FAMILY DETACHED R3/UFIRE SPRINKLERS PER CRC R313.3TYPE OF CONSTRUCTION :TYPE V-B TYPE OF CONSTRUCTION :TYPE V-B PROJECT ADDRESS :PROJECT ADDRESS :1353 COLUMBUS AVEBURLINGAME, CA 94010FIRE ZONE :N/AFIRE ZONE :APN :027-153-080PROPOSED LOT COVERAGE :SETBACKS :FRONT :PROPOSED20'-7" (1st) / 35'-2" (2nd)REQUIRED15'-0" MIN. (1st) / 20'-0" MIN. (2nd)SIDE:11'-4"(LEFT) / 7'-2.5" (RIGHT)4'-0" MIN.(LEFT) / 4'-0" MIN.(RIGHT)REAR :20'-1.5" (1st) / 31'-1.5" (2nd)15'-0" MIN.(1st) / 20'-0" MIN. (2nd)SQUARE FOOTAGE:FIRST FLOOR :PROPOSED1,454 SQ. FT.SECOND FLOOR :1,257 SQ. FT.TOTAL LIVABLE :3,132 SQ. FT.GARAGE : 244 SQ. FT.FRONT PORCH : 92 SQ. FT.BUILDING HEIGHT:± 31'-5"PROPOSED FAR :3,245 SQ. FT.ALLOWABLE FAR :3,464 SQ. FT.33% (1,969 SQ.FT.)2019201920192019201920192019FAR1,454 SQ. FT. 1,379 SQ. FT. 244 SQ. FT.N/AREAR PORCH : 168 SQ. FT. 168 SQ. FT.UNCOVERED PARKING :1EXISTING1,418 SQ. FT.69 SQ. FT. (BSMNT)1,487 SQ. FT. 333 SQ. FT. 27 SQ. FT.N/AADU : 421 SQ. FT.N/ACOLOR AND MATERIAL BOARDA3.2CONSTRUCTION DETAILSL1.2IRRIGATION PLAN, NOTES, AND LEGENDL2.1IRRIGATION SCHEDULEL2.3PLANTING PLAN, NOTES, AND LEGENDL3.1PROPOSED FLOOR PLAN : SECOND FLOORPROPOSED EXTERIOR ELEVATIONS: DETACHED GARAGEPHOTO STREET SCENEEXISTING EXTERIOR ELEVATIONS : DETACHED GARAGEA2.1A6.0A6.1A6.2A6.3A6.4PLANTING DETAILSL3.2L3.3TREE PROTECTION PLAN AND NOTESEXISTING FLOOR PLAN : SECOND FLOORIRRIGATION DETAILSNOTE:“Construction Hours”Weekdays: 8:00 a.m. – 7:00 p.m.Saturdays: 9:00 a.m. – 6:00 p.m.Sundays and Holidays: No Work Allowed(See City of Burlingame Municipal Code, Section 18.07.110 for details.)(See City of Burlingame Municipal Code, Section 13.04.100 for details.)Construction hours in the City Public right-of-way are limited to weekdays and non-CityHolidays between 8:00 a.m. and 5:00 p.m.Note: Construction hours for work in the public right of way must now be included on the plans.1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CC o v e r S h e e tA0.0C O V E R S H E E TNovember 2nd, 2022BURLINGAME, CA 940101353 COLUMBUS AVENUERECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION11.4.22 OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWNORTH1/8" = 1'-0"NEW2-STORYRESIDENCEC O L U M B U S A V E1-CARDETACHEDGARAGEXXXXXXXXXXXXXXXXXXXXX111012543216789272526131415161718192021222324NON-PROTECTED LOROPETALUM,RETAIN AND PROTECT1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CA1.0P R O P O S E D S I T E P L A N 1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 48169 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CPROPOSEDALLOWED/REQUIREDFRONTSIDEREAR1ST FLR:2ND FLR:LEFT:RIGHT:1ST FLR:2ND FLR:15'-0" or 20'-7" *20'-0" or 30'-7"4'-0"4'-0"15'-0"20'-0"20'-7"35'-2" 11'- 4" 7'- 2.5"20'- 1.5"31'- 1.5"POST-PROJECT IMPERVIOUS AREA:BUILDING: 2,089 SFLANDSCAPE IMPERVIOUS: 1,407 SFTOTAL: 3,496 SF40% OF LOT AREA: 6,000 SF X 40% = 2,400 SFPOST-PROJECT IMPERVIOUS AREA EXCEEDS 40%OF TOTAL LOT SIZE, RUNOFF MITIGATIONWITH A DRY WELL IS PROPOSED.* FRONT SETBACK CALCULATIONSETBACKMIN./MAX. EXCL.ADDRESS16.5'21.3'17.8'N/AAVG. CALC.ALLOWABLE SETBACK(16.5+21.3+17.8+18+22+25+18+24+23)/9 = 20.62'20.6' OR 20'-7"N/A18.0'22.0'25.0'1341 COLUMBUS1345 COLUMBUS1349 COLUMBUS1353 COLUMBUS1357 COLUMBUS1359 COLUMBUS18.0'1361 COLUMBUS24.0'1367 COLUMBUS23.0'1369 COLUMBUS1323 COLUMBUS16.2'1301 COLUMBUS 7.5'25.5'1365 COLUMBUS 8.5'1373 COLUMBUSN/AN/A NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)33%REAR PORCH168 SQ. FT.FRONT PORCH92 SQ. FT.1-CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3,132 SQ. FT.ADU421 SQ. FT.2ND FLOOR1,257 SQ. FT.1ST FLOOR1,454 SQ. FT.FLOOR AREA TABLE1-CAR DETACHED GARAGE3 BEDROOMS / 2 BATHS + ADUNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3245 SQ. FT.REAR PORCH168 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,379 SQ. FT.1ST FLOOR1,454 SQ. FT.FAR TABLEREF.FRZ.DWT.C.MICRO.GREATROOM207198X9'-1" CLG.ENTRY9'-1" CLG.ADUBATH9'-1" CLG.KITCHEN9'-1" CLG.UP 17 RWALK-INPANTRY9'-1" CLG.DINING210110X9'-1" CLG.ADUBEDROOM112100X9'-1" CLG.DROP9'-1" CLG.ADU SITTINGROOM118130X9'-1" CLG.REF.PDR.9'-1" CLG.W/H9'-3 3/4"10'-0"17'-1"96'-4 1/2"5'-0"21'-1"95'-4 1/2"14'-9" 31'-5 1/2"6'-0"25'-4 13/16"38'-10 1/16" 3'-5 1/2"61'-0 1/2"13'-3"6'-3"11'-7"16'-10"24'-11"38'-4 1/2"GARAGE206110X9'-1" CLG.PORCH8'-9" CLG.REAR PORCH9'-1" CLG.1'-0"1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CA2.0F i r s t F l o o rF L O O R P L A N S NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE (40% MAX.)33%REAR PORCH168 SQ. FT.FRONT PORCH92 SQ. FT.1-CAR DETACHED GARAGE244 SQ. FT.TOTAL LIVING3,132 SQ. FT.ADU421 SQ. FT.2ND FLOOR1,257 SQ. FT.1ST FLOOR1,454 SQ. FT.FLOOR AREA TABLE1-CAR DETACHED GARAGE3 BEDROOMS / 2 BATHS + ADUNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONTOTAL FAR (3264 MAX)3245 SQ. FT.REAR PORCH168 SQ. FT.GARAGE244 SQ. FT.2ND FLOOR1,379 SQ. FT.1ST FLOOR1,454 SQ. FT.FAR TABLEPRIMARYBATH8'-1" CLG.BA. 28'-1" CLG.PRIMARYBEDROOM164152X8'-1" CLG.LAU.8'-1" CLG.DN 17 RBEDROOM 2116118X8'-1" CLG.BEDROOM 3145118X8'-1" CLG.WALK-INCLOSET29 L.F.OPENTOBELOWW.D.9'-2 1/2"17'-3"53'-8 1/2"14'-5 1/2"29'-0" 14'-9"25'-3"13'-3" 29'-0"2'-0"53'-8 1/2"39'-3"1'-0"1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CA2.1F L O O R P L A N SS e c o n d F l o o r REARAVG. NG = 103.6'(106.59'+100.59')/2 = 103.6AVG. NG = 105.4'(108.64'+102.11')/2 = 105.4'DECLINING HEIGHT ENVELOPE12'-0"30'-0" ± 31'-5" 1'-3" 18'-5" 9'-1"8'-1" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht.FFE = 105.0'AVG. TOP OF CURB = 99.8'(100.03'+99.64')/2 = 99.8'ROOF PLANCAPE COD1/8"=1'-0"PITCH: 7:12 U.N.O.RAKE: TIGHTEAVE: 12"ROOF MATERIAL: COMPOSITION7:12 7:123:127:12 4:127:127:12 7:127:127:12 7:12 7:12 7:127:12 7:127:127:127:12 3:12 3:123:127:127:12 7:127:12FRONTCAPE COD± 31'-5" 1'-3" 18'-5" 9'-1"8'-1" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. 12'-0"30'-0"7'-6"FFE = 105.0'AVG. NG = 103.6'(106.59'+100.59')/2 = 103.6AVG. TOP OF CURB = 99.8'AVG. NG = 105.4'(108.64'+102.11')/2 = 105.4'DECLINING HEIGHT ENVELOPE(100.03'+99.64')/2 = 99.8'1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CA3.0F r o n t & R e a r E l e v a t i o n + R o o f P l a nE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.CEMENTITIOUS SHINGLES3.CEMENTITIOUS SIDING (5")4.CEMENTITIOUS TRIM/CORNER BOARD (5.5")5.COACH LIGHT6.FIBERGLASS ENTRY DOOR7.FIBERGLASS WINDOW8.DECORATIVE SHUTTER9.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. RIGHT18'-5" 9'-1" 9'-1"8'-1" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht. ± 31'-5"AVG. TOP OF CURB = 99.8'FFE = 105.0'(100.03'+99.64')/2 = 99.8'LEFT9'-1"8'-1"8'-0"Hdr. Ht.7'-0"Hdr. Ht.18'-5"± 31'-5" 9'-1"FFE = 105.0'AVG. TOP OF CURB = 99.8'(100.03'+99.64')/2 = 99.8'1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CA3.1L e f t & R i g h t E l e v a t i o nE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.CEMENTITIOUS SHINGLES3.CEMENTITIOUS SIDING (5")4.CEMENTITIOUS TRIM/CORNER BOARD (5.5")5.COACH LIGHT6.FIBERGLASS ENTRY DOOR7.FIBERGLASS WINDOW8.DECORATIVE SHUTTER9.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES. 7:127:127:127:12 FRONT9'-1" 12'-11"LEFTREARRIGHT9'-1" 12'-11"1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CA3.2D e t a c h e d G a r a g e E l e v a t i o nE L E V A T I O N SMATERIALS LEGEND:1.COMPOSITION SHINGLE ROOF2.CEMENTITIOUS SHINGLES3.CEMENTITIOUS SIDING (5")4.CEMENTITIOUS TRIM/CORNER BOARD (5.5")5.COACH LIGHT6.FIBERGLASS ENTRY DOOR7.FIBERGLASS WINDOW8.DECORATIVE SHUTTER9.DECORATIVE COLUMNNOTE:ALL WINDOWS SHALL BE SIMULATED TRUEDIVIDED LIGHTS WITH INTERIOR ANDEXTERIOR GRIDS AND A SPACER BARBETWEEN THE GLASS PANES.-0" -0" 9'-1"8'-1"8'-0"Hdr. Ht.7'-0"Hdr. Ht.18'-5"± 29'-7"FFE = 105.0'AVG. TOP OF CURB = 99.8'(106.59'+100.59')/2 = 103.6AVG. NG = 105.4'(108.64'+102.11')/2 = 105.4'12'-0" 30'-0" ± 31'-5" 1'-3" 18'-5" 9'-1"8'-1" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht.FFE = 105.0'AVG. TOP OF CURB = 99.8'DECLINING HEIGHT ENVELOPEAVG. NG = 103.6'(106.59'+100.59')/2 = 103.6AVG. NG = 105.4'(108.64'+102.11')/2 = 105.4'DECLINING HEIGHT ENVELOPE12'-0"30'-0" ± 31'-5" 1'-3" 18'-5" 9'-1"8'-1" 7'-0" Hdr. Ht. 8'-0" Hdr. Ht.FFE = 105.0'AVG. TOP OF CURB = 99.8'(100.03'+99.64')/2 = 99.8'9'-1"1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 2489 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CA3.3P R O P O S E D S E C T I O N S 1 1 . 0 2 . 2 2Copyright 2022 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926609 1 8 . 2 1 4 2 81 3 5 3 C O L U M B U S A V E N U EB u r l i n g a m e , C a l i f o r n i aB 2 8 V 3 - C CC o v e r S h e e tA4.0P H O T O S T R E E T S C E N E1353 Columbus Ave (Project Site)1349 Columbus Ave1345 Columbus Ave1357 Columbus Ave1359 Columbus Ave 1353 COLUMBUS AVENUE BURLINGAME, CALIFORNIA 9401011.04.22 PLAN B33 V3 A CAPE COD KRISTIN LASKY BASSENIAN LAGONIThisisanexampleofdesignspecificationsforthisparticularplanandelevation.Detailedspecifications,finishesandfixturesaresubjecttochange,onhomespriortosale,atanytimewithoutnoticeorobligation.Squarefootagesandlotdimensionsareapproximateandmayvaryinconstructionanddependingonthestandardofmeasurementused,engineeringandmunicipalrequirements,orothersite-specificconditions.Roomsize,walls,windows,doors,porchesandbalconiesvaryperhomeelevationandlocation.Notanofferorsolicitationtosellrealproperty.ThomasJamesHomesisaregisteredtrademarkofThomasJamesHomes,LLC.©2018ThomasJamesHomes.Allrightsreserved.CADRELicense#02057367NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT’S SURROUNDINGS FRONT DOOR AND ADU DOOR MASONITE VISTA GRANDE FIBERGLASS 3/4 LITE 6 SDL 1 PANEL DOOR GLASS: FROSTED GRAY OWL -*100 ACRYLIC OC -52 o SHINGLE SIDING o CORNER BOARDS AND BELLY BAND HOUSE NUMBERS GAF ROOF SHINGLES CHARCOAL EXTERIOR LIGHT FIXTURE 12”W x 12”D x 10 5/8”H TRICORN BLACK SW 6258 o FRONT DOOR & SIDELITE o ADU DOOR o GARAGE DOOR o GARAGE SIDE DOOR o SHUTTERS o DRIVEWAY GATE WINDOW FRAMES: WHITE GARAGE DOOR CLOPAY GRAND HARBOR DESIGN 41, INSULATED SOLID TOP EXTERIOR RENDERINGS (NOT TO SCALE) FENCE STAIN SEMI-TRANSPARENT NAVAJO WHITE PURE WHITE SW 7OO5 o FASCIA, EAVES, & GUTTERS o BEAMS & COLUMNS o DOOR & WINDOW TRIMS o GABLE SIDING o UTILITY DOOR FRONT DOOR SIDELITE MASONITE VISTA GRANDE FIBERGLASS FULL SIDELITE GLASS: FROSTED DN55"UP24"UTILITY ROOM8'-8" CLG26x18HH: 70BASEMENTGYPSUM BOARD (TYP.)GYPSUM BOARD (TYP.)GYPSUM BOARD (TYP.)GYPSUMBOARD (TYP.)GYPSUMBOARD (TYP.)GYPSUM BOARD (TYP.)GYPSUMBOARD (TYP.)GYPSUM BOARD (TYP.)WOOD PANELSGYPSUMBOARD (TYP.)GYPSUM BOARD (TYP.)GYPSUMBOARD (TYP.)CONCRETE (TYP.)GYPSUMBOARD (TYP.)FAMILY ROOM8'-4" CLGDINING8'-4" CLGKITCHEN8'-4" CLGLIVING ROOM8'-4" CLGBEDROOM8'-4" CLGBEDROOM8'-4" CLG8'-4" CLG8'-4" CLG8'-4" CLG8'-4" CLG8'-4" CLG8'-4" CLG12'-5"6'-6"12'-2"20'-11"13'-5"10'-10"10'-4"23'-2"12'-2" 10'-1"19'-5"11'-10" 8'-4"UP110"DN24"64x36HH: 9064x56HH: 8022X54 HH: 82 22X54 HH: 82 22X54 HH: 8230x54HH: 8212x24HH: 8230x44HH: 8230x54HH: 8264x52 HH: 80 46x44HH: 8046x44HH: 8024x64 HH: 82 24x64 HH: 82 24x64 HH: 82 24x64 HH: 8212x24HH: 82##X##HH:##17'-6"17'-4"DETACHED GARAGE7'-7" CLGEXPOSED STUDSMAIN HOUSEDETACHEDGARAGETILEPRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETFLOOR PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2786_BA12/20/2021THOMAS JAMESHOMES1353COLUMBUSAVENUERESIDENCE1353 COLUMBUS AVEBURLINGAME, CA 94010A6.0All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.ACWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETTWHPVWH= WATER HEATERFURNLOW CASEWORKFULL HEIGHT CASEWORKUPPER CASEWORKCLGHH= CEILING HEIGHT= HEADER HEIGHT= GAS METER= WALL HEATER= TRASH COMPACTOR= DISH WASHER= OVEN= REFRIGERATOR= RANGE= DRYER= WASHER= WASHER/DRYER COMBO= ELECTRIC METERW/DWDREFROVENDWTC= FURNACE= ELECTRICAL PANEL= SOLAR COMPONENTS= TANKLESS WATER HEATER= FLOOR DRAIN1/4" = 1'-0" AREA INACCESSIBLEAT TIME OF DATAACQUISITIONMULTIPURPOSEROOM7'-8" HIGHOFFICE7'-8" HIGH7'-8" HIGH5'-6" HIGH5'-6" HIGH6'-5" HIGH6'-5" HIGHDN110"70x48HH: 7236x22HH: 7248x46HH: 7248X48 HH: 72 23'-6"9'-2"5'-5"16'-1"6'-10"9'-3"2nd FLOORGYPSUM BOARD (TYP.)TILEGYPSUM BOARD (TYP.)GYPSUMBOARD (TYP.)GYPSUM BOARD (TYP.)GYPSUM BOARD (TYP.)GYPSUM BOARD (TYP.)GYPSUM BOARD (TYP.)PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETFLOOR PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2786_BA12/20/2021THOMAS JAMESHOMES1353COLUMBUSAVENUERESIDENCE1353 COLUMBUS AVEBURLINGAME, CA 94010A6.1All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.ACWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETTWHPVWH= WATER HEATERFURNLOW CASEWORKFULL HEIGHT CASEWORKUPPER CASEWORKCLGHH= CEILING HEIGHT= HEADER HEIGHT= GAS METER= WALL HEATER= TRASH COMPACTOR= DISH WASHER= OVEN= REFRIGERATOR= RANGE= DRYER= WASHER= WASHER/DRYER COMBO= ELECTRIC METERW/DWDREFROVENDWTC= FURNACE= ELECTRICAL PANEL= SOLAR COMPONENTS= TANKLESS WATER HEATER= FLOOR DRAIN1/4" = 1'-0" MAIN HOUSEROOFDETACHEDGARAGE ROOFEXISTING 9:12 EXISTING 9:12 EXISTING14:12EXISTING14:12EXISTING5.7:12EXISTING5.7:12EXISTING8:12EXISTING8:12PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETROOF PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2786_BA12/20/2021THOMAS JAMESHOMES1353COLUMBUSAVENUERESIDENCE1353 COLUMBUS AVEBURLINGAME, CA 94010A6.2All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.ACWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETRTUCHIMNEY OUTLINEBUILDING FOOTPRINT= AIR CONDITIONER= UTILITY BOX= ROOF DRAIN= ROOF VENT= ROOF TOP UNIT= ROOF TOP HATCH= DOWNSPOUT1/4" = 1'-0" STUCCO(TYP)SHINGLES(TYP)STUCCO(TYP)SHINGLES(TYP)STUCCO(TYP)SHINGLES(TYP)STUCCO(TYP)SHINGLES(TYP)EASTNORTHWESTSOUTH8'-4"7'-8"10"1ST FLOORF.F.E.FAMILY ROOMF.C.E.MULTIPURPOSEROOMF.C.E.4'-8"MAJORRIDGE21'-6"2ND FLOORF.F.E.8'-4"7'-8"10"1ST FLOORF.F.E.BEDROOMF.C.E.MULTIPURPOSEROOMF.C.E.4'-8"MAJORRIDGE21'-6"2ND FLOORF.F.E.129125.71214PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2786_BA12/20/2021THOMAS JAMESHOMES1353COLUMBUSAVENUERESIDENCE1353 COLUMBUS AVEBURLINGAME, CA 94010A6.3All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.ACWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0" 1281287'-0"1ST FLOORF.F.E.DETACHEDGARAGEF.C.E.7'-2"MAJORRIDGE14'-2" 7'-0"1ST FLOORF.F.E.DETACHEDGARAGEF.C.E.7'-2"MAJORRIDGE14'-2"EASTNORTHWESTSOUTHSHINGLES(TYP)SHINGLES(TYP)WOOD SIDING(TYP)WOOD SIDING(TYP)WOOD SIDING(TYP)WOOD SIDING(TYP)PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS2786_BA12/20/2021THOMAS JAMESHOMES1353COLUMBUSAVENUERESIDENCE1353 COLUMBUS AVEBURLINGAME, CA 94010A6.4All plans created by Precision PropertyMeasurement Ltd "PPM" are made exclusivelyfor landscaping purposes (Cal. Bus. & Prof.Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitutecivil engineering (Cal. Bus. & Prof. Code §§6702-6704),and thus should not be used for any studies or activitiesdefined as civil engineering (Cal. Bus. & Prof. Code§6731). All floor plans created by PPM are intended tobe used as a reference for design and construction andshould not be considered a substitute for the services ofa licensed structural engineer or licensed architect. PPMmakes every reasonable effort to ensure the accuracy ofthe information found in our plans. However, everyAs-Built drawing inherently contains errors to somedegree. It is the duty of the architect, contractor,designer or other licensed professional, as a consultantto the property owner, to determine the suitability of theAs-Built plans prior to construction. Measurements shouldbe field confirmed before commencing construction. in theevent that an error is found on a plan, PPM's liability islimited to the amount of the fee paid to PPM.ACWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0" XXXXXXXXXXXXXXXXXXXXXWMCOLUMBUS AVENUE 111012543216789272526131415161718192021222324NON-PROTECTED LOROPETALUM,RETAIN AND PROTECTA/CA/CPATURFPAPAPAPAPAPAPAPAPA9'-9"11'-6"4'-0"6'-6"3'-0"4'-0"55'-9"3'-0"10'-6"2'-9"5'-0"5'-0"10'-0"1'-0"PROPERTY LINE, TYP.5L1.2STEELHEADER, TYP.NOTE: FIELD VERIFY A/CLOCATIONS ANDREQUIRED CLEARANCES.REFER TO CIVIL PLANSFOR PAD HEIGHT.PROPERTY LINE, TYP.(3) 6" RISERS2'-3"3'-0"CONCRETE PAVERSWITH 4" GAPS, VIF TYP.RETAININGWALL, REFERTO PLANS BYOTHERS FORGRADING ANDCONSTRUCTION3'-6"9'-9"ALL CURVES SHALL BETRUE TO ARC SHOWN.ANY NON-TANGENT WORKSHALL BE REJECTED.8'-3" TYP9" TYP3'-3"WOOD RETAINING WALL NOT EXCEED2.5' FENCING CONTRACTOR TO VIFAND COORDINATE WITH BUILDER.3'-9"3'-9"6'-0"30'-9"6'-9"2'-6"3'-3"6'-9"16'-9"22'-9"19'-3"PAPA7'-9"4'-6"R25'-9"R25'-0"3'-0"6'-0"4'-0"4'-0"L1.1LAYOUT PLAN, NOTES,AND LEGENDSTAFFSEE SHEET L1.2 FORCONSTRUCTION DETAILSNOTE: SEE ARBORIST REPORT FOR ADDITIONAL INFORMATION1.LOCAL CODES AND ORDINANCES: WORK SHALL CONFORM TO ALL LOCAL CODES,ORDINANCES, AND REQUIREMENTS, INCLUDING FEDERAL ACCESSIBILITY GUIDELINES.NOTHING IN THE CONTRACT DOCUMENTS SHALL BE CONSTRUED AS AN EXEMPTION TOAPPLICABLE CODES OR OTHER JURISDICTIONAL REQUIREMENTS.2.UTILITIES: CONTACT COMMON GROUND ALLIANCE (C.G.A.) AT 811, AT LEAST TWO WORKINGDAYS IN ADVANCE OF WORK (PER CA GOV. CODE 4216). THE CONTRACTOR SHALLPROTECT ALL EXISTING UTILITIES, WHETHER SHOWN OR NOT, AND SHALL PAY FOR ANYREPAIRS REQUIRED DUE TO THE CONTRACTOR'S OPERATIONS AT NO ADDITIONALEXPENSE TO THE OWNER.3.DISCREPANCIES: NOTIFY DISTRICT'S REPRESENTATIVE OF ANY VARIATIONS BETWEEN THECONTRACT DOCUMENTS AND FIELD CONDITIONS. DO NOT PROCEED WHEREDIFFERENCES EXIST THAT WOULD AFFECT THE WORK. ALL ADJUSTMENTS DUE TO FIELDCONDITIONS MUST BE APPROVED BY THE DISTRICT'S REPRESENTATIVE PRIOR TOCONTINUING.4.LAYOUT NOTES: THE WRITTEN DIMENSION SUPERCEDES SCALED OR GRAPHICDENOTATION. DIMENSIONS ARE BETWEEN PARALLEL OR PERPENDICULAR POINTSUNLESS NOTED OTHERWISE. DIMENSIONS ARE TO CENTERLINE OR FACE OF MASONRY,CONCRETE, OR FRAMING SUBSTRATE FINISH SURFACES, UNLESS NOTED OTHERWISE.6.COORDINATION: CONTRACTOR SHALL COORDINATE WORK BETWEEN TRADES. ALLREQUIRED SLEEVING SHALL BE COORDINATED WITH SITE WORK, INCLUDING OTHERUNDERGROUND UTILITIES, CURBS, AND CONCRETE.7.VERTICAL WORK: ALL VERTICAL CONSTRUCTION SHALL BE INSTALLED TRUE AND PLUMB.ALL UNIT COURSING AND TOPS OF WALLS, FENCES, ETC. SHALL BE LEVEL UNLESS NOTEDOTHERWISE. ALL CURVES SHALL BE CONTINUOUS AND EVEN, WITH NO BREAKS ORANGLES AT POINTS OF TANGENCY OR FORMWORK JOINTING.8.LEAD TIME: SPECIFIED MATERIALS MAY REQUIRE A SIGNIFICANT LEAD TIME. CONTRACTORIS SOLELY RESPONSIBLE TO LEAD TIMES AND TO PROVIDE SUBMITTALS, AND ORDERMATERIAL, AND ENSURE DELIVERY TO THE JOB SITE TO ALLOW TIMELY PROGRESSION OFWORK.9.EXISTING WORK: WHERE NEW CONSTRUCTION ABUTS EXISTING WORK, ALL EXISTINGWORK SHALL BE PROTECTED. CONTRACTOR SHALL REPLACE ANY DAMAGED EXISTINGWORK AT NO ADDITIONAL EXPENSE TO THE OWNER. ALL NEW WORK WILL CONFORM TOTO EXISTING WORK , INCLUDING FLATWORK JOINTS, ELEVATIONS, COLOR, AND FINISH.10.FENCING: FENCE LOCATIONS SHOWN ARE DIAGRAMMATIC AND FINAL LOCATIONS ARE TOBE COORDINATED IN THE FIELD BY THE LANDSCAPE CONTRACTOR.0'8'16'1/8" = 1'-0"0'NI HAVE COMPLIED WITH THE CRITERIA OF THE WATERCONSERVATION IN LANDSCAPE ORDINANCE ANDHAVE APPLIED THEM FOR THE EFFICIENT USE OFWATER IN THE LANDSCAPE AND IRRIGATION DESIGN.SIGNEDDATE11/02/22CONSTRUCTION NOTESREFERENCED DETAIL NUMBERREFERENCED DETAIL SHEETDETAILCALLOUT--ADJ.ADJACENTEQEQUAL DISTANTBOCBACK OF CURBBOWBACK OF WALKCJCONSTRUCTION/COLD JOINTCLCENTERLINECLRCLEAREJEXPANSION JOINTEQEQUAL DISTANTILOIN LIEU OFMAXMAXIMUMMINMINIMUMNATIVE NATIVE GRASSGRASSOHOVERHANGPAPLANTING AREAPLPROPERTY LINEPOBPOINT OF BEGINNINGSIMSIMILAR TOSYMSYMMETRICALTYPTYPICALT, TURFTURF AREAUNOUNLESS NOTED OTHERWISEVIFVERIFY IN FIELDLAYOUT LEGENDNOTE: WATER SUPPLY IS DOMESTIC.SITE CALCULATIONS (PERFORMANCE APPROACH)SEE SHEET L1.2 FORCONSTRUCTION DETAILSTREE PROTECTION CHARTNOTE: SEE ARBORIST REPORT FOR ADDITIONAL INFORMATION1.LOCAL CODES AND ORDINANCES: WORK SHALL CONFORM TO ALL LOCAL CODES,ORDINANCES, AND REQUIREMENTS, INCLUDING FEDERAL ACCESSIBILITY GUIDELINES.NOTHING IN THE CONTRACT DOCUMENTS SHALL BE CONSTRUED AS AN EXEMPTION TOAPPLICABLE CODES OR OTHER JURISDICTIONAL REQUIREMENTS.2.UTILITIES: CONTACT COMMON GROUND ALLIANCE (C.G.A.) AT 811, AT LEAST TWO WORKINGDAYS IN ADVANCE OF WORK (PER CA GOV. CODE 4216). THE CONTRACTOR SHALLPROTECT ALL EXISTING UTILITIES, WHETHER SHOWN OR NOT, AND SHALL PAY FOR ANYREPAIRS REQUIRED DUE TO THE CONTRACTOR'S OPERATIONS AT NO ADDITIONALEXPENSE TO THE OWNER.3.DISCREPANCIES: NOTIFY DISTRICT'S REPRESENTATIVE OF ANY VARIATIONS BETWEEN THECONTRACT DOCUMENTS AND FIELD CONDITIONS. DO NOT PROCEED WHEREDIFFERENCES EXIST THAT WOULD AFFECT THE WORK. ALL ADJUSTMENTS DUE TO FIELDCONDITIONS MUST BE APPROVED BY THE DISTRICT'S REPRESENTATIVE PRIOR TOCONTINUING.4.LAYOUT NOTES: THE WRITTEN DIMENSION SUPERCEDES SCALED OR GRAPHICDENOTATION. DIMENSIONS ARE BETWEEN PARALLEL OR PERPENDICULAR POINTSUNLESS NOTED OTHERWISE. DIMENSIONS ARE TO CENTERLINE OR FACE OF MASONRY,CONCRETE, OR FRAMING SUBSTRATE FINISH SURFACES, UNLESS NOTED OTHERWISE.6.COORDINATION: CONTRACTOR SHALL COORDINATE WORK BETWEEN TRADES. ALLREQUIRED SLEEVING SHALL BE COORDINATED WITH SITE WORK, INCLUDING OTHERUNDERGROUND UTILITIES, CURBS, AND CONCRETE.7.VERTICAL WORK: ALL VERTICAL CONSTRUCTION SHALL BE INSTALLED TRUE AND PLUMB.ALL UNIT COURSING AND TOPS OF WALLS, FENCES, ETC. SHALL BE LEVEL UNLESS NOTEDOTHERWISE. ALL CURVES SHALL BE CONTINUOUS AND EVEN, WITH NO BREAKS ORANGLES AT POINTS OF TANGENCY OR FORMWORK JOINTING.8.LEAD TIME: SPECIFIED MATERIALS MAY REQUIRE A SIGNIFICANT LEAD TIME. CONTRACTORIS SOLELY RESPONSIBLE TO LEAD TIMES AND TO PROVIDE SUBMITTALS, AND ORDERMATERIAL, AND ENSURE DELIVERY TO THE JOB SITE TO ALLOW TIMELY PROGRESSION OFWORK.9.EXISTING WORK: WHERE NEW CONSTRUCTION ABUTS EXISTING WORK, ALL EXISTINGWORK SHALL BE PROTECTED. CONTRACTOR SHALL REPLACE ANY DAMAGED EXISTINGWORK AT NO ADDITIONAL EXPENSE TO THE OWNER. ALL NEW WORK WILL CONFORM TOTO EXISTING WORK , INCLUDING FLATWORK JOINTS, ELEVATIONS, COLOR, AND FINISH.10.FENCING: FENCE LOCATIONS SHOWN ARE DIAGRAMMATIC AND FINAL LOCATIONS ARE TOBE COORDINATED IN THE FIELD BY THE LANDSCAPE CONTRACTOR.CONCRETE TO BE POURED WITH ARCHITECTURE. REFER TO STRUCTURALDRAWINGS.P4CONCRETE PAVERS PER DETAIL 1/L1.2: STANDARD GRAY CONCRETE WITH ACIDETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTURED BY GRACEPRODUCTS. 4" GAP FILL WITH P2.P1P2PAVING AND FENCING LEGENDSIDEYARD FENCE: PER DETAIL 6/L1.2, 226 LF (CONTRACTORTO VERIFY, INCLUDES ONE 4'-0" GATE)DECORATIVE GRAVEL PER DETAIL 4/L1.2: 1/2" CRUSHED AGGREGATE, COLOR:YOSEMITE TAN (BUILDER TO VERIFY), BY LYNGSO (650.364.17330). 2" OVERCOMPACTED SUBGRADE OVER FILTER FABRIC. WITH 8" GALVANIZED WIRE STAPLES.CONCRETE PAVING (VEHICULAR) PER DETAIL 3/L1.2: STANDARD GRAY CONCRETEWITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTUREDBY GRACE PRODUCTS. TOOLED SCORE JOINTS AS SHOWN ON PLANS.P3P5CONCRETE TO BE POURED WITH ARCHITECTURE. REFER TO STRUCTURALDRAWINGS.CONCRETE PAVING (PEDESTRIAN)PER DETAIL 2/L1.2: STANDARD GRAY CONCRETEWITH ACID ETCH FINISH WITH TOP CAST #01 SURFACE RETARDANT MANUFACTUREDBY GRACE PRODUCTS.P436" FENCE SIMILAIR TO SIDEYARD FENCE: PER DETAIL 6/L1.2,35 LF (CONTRACTOR TO VERIFY)P1P3P4P5CHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Layout.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 5044STEEL HEADER, TYP. REFER TO PLAN FOR EXACTLOCATIONS AND CONDITIONS.P1P4P4P5P2 L1.2CONSTRUCTION DETAILSSTAFFHEADER, ADJACENTHARDSCAPE, OR OTHER EDGINGPER PLANS (ALL SIDES)ADJACENT TURF,PLANTER AREA, OROTHER SURFACE PERPLANS1/4"4" MIN.6"WHERE INDICATEDSLOPE TO DRAINCRUSHED GRAVEL (PEDESTRIAN)1" = 0'-6"SECTIONFILTER FABRIC UNDERGRAVELGRAVEL (PER PAVING PLAN),TAMP/ COMPACT TOAPPROXIMATELY 88-90%RELATIVE DENSITYSUBGRADE: WATER CONDITION TOAT LEAST 3% ABOVE LABRATORYOPTIMUM AND TAMP/COMPACT TOAPPROXIMATELY 85-90% RELATIVEDENSITY6" GALVANIZED WIRESTAPLES, MAX 4'-0" O.C.NOTE: WITHIN EXISTING TREE CANOPY, OR IN AREAS OF UNDISTURBED SUBGRADING, NO COMPACTION NEEDED.4SIDEYARD FENCE WITH GATE3/4" = 1'-0"AS NOTED4'-0" GATE LEAF2" CLR.8'-0" O.C. MAX SPACE EVENLY2" CLR. 3'-0" MIN. ±6'-0" 1 1/2" MIN.ADJACENT POSTOR LEDGER AT ADJACENT WALL(SECURE LEDGERTO BUILDING FRAMING WITH 1/4" X 4" LAGSCREWS AND WASHER, COUNTERSUNK.APPLY SILICONE CAULKING PRIOR TOINSERTING LAG SCREW)LATCH, MAX. 60"ABOVE FINISHGRADE2 X 4 GATEFRAME (OPP.SIDE)2 X 4DIAGONALBRACE INSIDEFRAME (OPP.SIDE)10" X 10" GUSSET PANELS, EXTERIORRATED PLYWOOD (OPP. SIDE)2 X 8 CAP TOMATCH FENCEFINISH GRADEFINISH GRADE1/2 X 4 TRIM,OPP. RAILSHEAVY-DUTY HINGE,TYP. OF THREE2 X 12 KICKER,NAIL TO BOT. RAILAND POSTSALIGN AND RIP BOARDS TO PROVIDE FULLBLOCKING AT EACH SIDE OF GATE6 X 6 POST,ACQ TREATED2 X 8 CAP, CENTERALL JOINTS ONPOSTS1 X 6 BOARD,TYP.,OVERLAP 1"2 X 6 RAIL,TOP & BOT.12" DIA. CONCRETEFOOTING, SLOPE TOPFOR POSITIVE DRAINAGEAWAY FROM POSTNOTESELEVATION(PUBLIC SIDE)SECTIONRAILS FACEPRIVATE SIDEPUBLICSIDEGATE ELEVATION(AT PUBLICFACING SIDE)PLAN AT GATE (CAP OMITTED FOR CLARITY)PLAN (CAP OMITTED FOR CLARITY)A.ALL FASTENERS SHALLBE GALVANIZED.B.ALL WOOD SHALL BECONSTRUCTIONCOMMON REDWOODOR BETTER, U.N.O.C.STEP FENCE ATPOSTS. FOR GRADES1:6 (17%) OR GREATER,SLOPE PANELS WITHGRADE.D.STAIN BOTH SIDES W/SEMI-TRANSPARENTEXT. STAIN, COLORPER BUILDER (SEECOLOR SAMPLES).6A.BLACK ENAMEL PAINTED FINISH, TYP.U.N.O.NOTESMULCHFINISH GRADE ATPLANTER AREASTEEL STAKE PER MANUFACTURER,5' O.C. MAX.ADJACENTSURFACING OR TURFSECTIONELEVATION(HEADER MATERIAL ONLY)STEEL HEADER1" = 0'-6"AS NOTEDSTEEL EDGING, 3/16"THICK, MIN. 4" DEEP.5REPRESENTATIVE STAIN COLORSCHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Layout.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 5044DECOMPOSED GRANITE OROTHER PERMEABLE MATERIAL:REFER TO PLANCONCRETE PAVERS1" = 0'-6"SECTIONA.PAVEMENT DEPTHS AND REQUIREMENTS HEREIN ARE SUPERCEDED BY THE PROJECT GEOTECHINICAL REPORT ANDRECOMMENDATIONS.NOTES1/2" IN TURF,1" MIN. INPLANTERAREAS5"1'-0"6"TOOLED CONTROL JOINT WITH 3/16" RADIUS EDGES. MIN.1/3 DEPTH OF SLAB. LOCATE PER PLAN, OR AS REQUIREDSO THAT SPACING DOES NOT TO EXCEED 24 TIMES THESLAB THICKNESS.CLASS II AGGREGATE BASE, COMPACTED TO 90% RELATIVE DENSITYSUBGRADE, SCARIFY TOP 6", MOISTURE CONDITION TO ATLEAST 3% ABOVE LABORATORY OPTIMUM VALUEAND COMPACT TO 85-90% RELATIVE DENSITY.#3 BARS AT 18" O.C.E.W., SUPPORTEVENLY TO REST IN CENTER OF SLAB2"CLR.4"GAP SIZE AND SPACING PERPLAN1CONCRETE PAVING (PEDESTRIAN)1" = 0'-6"SECTIONA.PAVEMENT DEPTHS AND REQUIREMENTS HEREIN ARE SUPERCEDED BY THE PROJECT GEOTECHINICAL REPORT ANDRECOMMENDATIONS.NOTES1/2" IN TURF,1" MIN. INPLANTERAREAS5"4"3/8" MAXTOOLED CONTROL JOINT WITH 3/16" RADIUS EDGES. MIN. 1/3 DEPTH OFSLAB. LOCATE PER PLAN, OR AS REQUIRED: SPACING SHALL NOTEXCEED 24 TIMES SLAB DEPTH.EXPANSION JOINT WITH 3/16" RADIUSEDGES. LOCATE PER PLAN, OR ASREQUIRED TO NOT EXCEED 60' O.C.18" X #4 SMOOTH DOWEL, SLEEVED ORGREASED ONE SIDE.SUBGRADE, SCARIFY TOP 6", MOISTURECONDITION TO ATLEAST 3% ABOVELABORATORY OPTIMUM VALUE ANDCOMPACT TO 85-90% RELATIVE DENSITY.#3 BARS AT 18" O.C.E.W., SUPPORT EVENLY TO REST IN CENTER OF SLABBITUMINOUS PRE-FORMEDEXPANSION JOINT FILLER3"CLR.4"THICKEND EDGE AT PATIOS PER GEOTECHNICALREPORT, REFER TO STRUCTURAL PLANS WHEREPAD INTERCEPTS POST FOOTINGSCONT. #3 TOP AND BOTTOMCLASS II AGGREGATE BASE, COMPACTEDTO 90% RELATIVE DENSITY1'-0" 3" CLR4"2"CONCRETE PAVING (VEHICULAR)1" = 0'-6"SECTIONA.PAVEMENT DEPTHS AND REQUIREMENTS HEREIN ARE SUPERCEDED BY THE PROJECT GEOTECHINICAL REPORT ANDRECOMMENDATIONS.NOTES1/2" IN TURF,1" MIN. INPLANTERAREAS5"4"3/8" MAXTOOLED CONTROL JOINT WITH 3/16" RADIUS EDGES. MIN. 1/3 DEPTH OFSLAB. LOCATE PER PLAN, OR AS REQUIRED: SPACING SHALL NOTEXCEED 24 TIMES SLAB DEPTH.EXPANSION JOINT WITH 3/16" RADIUSEDGES. LOCATE PER PLAN, OR ASREQUIRED TO NOT EXCEED 60' O.C.18" X #4 SMOOTH DOWEL, SLEEVED ORGREASED ONE SIDE.SUBGRADE, SCARIFY TOP 6", MOISTURECONDITION TO ATLEAST 3% ABOVELABORATORY OPTIMUM VALUE ANDCOMPACT TO 85-90% RELATIVE DENSITY.#3 BARS AT 18" O.C.E.W., SUPPORT EVENLY TO REST IN CENTER OF SLABBITUMINOUS PRE-FORMEDEXPANSION JOINT FILLER3"CLR.4"THICKEND EDGE PER GEOTECHNICAL REPORTCONT. #3 TOP AND BOTTOMCLASS II AGGREGATE BASE, COMPACTEDTO 90% RELATIVE DENSITY1'-0" 3" CLR4"2"23 WMCOLUMBUS AVENUEA/CA/CZONE A3DRIP, REARSHRUBSDRIP,TREESMSMTRN,TURFZONE A1APOCDIA1A2A3A4FMDRIP, FRONTSHRUBS3.78A134"3.56A234"2.54A334"1.38A434"DIDIDIDIDIDIDIDIDIDIZONE A1ZONE A4ZONE A3ZONE A3MMMMMMDISYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYPSIHUNTER MP1000 PROS-04-PRS30-CVTURF ROTATOR, 4" POP-UP WITH CHECK VALVE, PRESSUREREGULATED TO 30 PSI, MP ROTATOR NOZZLE ON PRS40 BODY.M=MAROON ADJ ARC 90 TO 210, L=LIGHT BLUE 210 TO 270 ARC,O=OLIVE 360 ARC.630SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYDRIP ZONE VALVE KIT- LOW FLOWIRRITROL 2711APRDK-LF ELECTRIC DRIP ZONE VALVE KIT: 3/4" 2711APRVALVE, AVB, FILTER, LOW FLOW REGULATOR & FITTINGS. (.25 GPM- 8.0GPM).3TORO T-FCH-H-FHTFLUSH VALVE, PLUMBED TO FLUSH MANIFOLD AT LOW POINT. VERIFYQUANTITY & LOCATIONS IN FIELD.12RAIN BIRD OPERINDDRIP SYSTEM OPERATION INDICATOR, STEM RISES 6" FOR CLEARVISIBILITY WHEN DRIP SYSTEM IS CHARGED TO A MINIMUM OF 20PSI.INCLUDES 16" OF 1/4" DISTRIBUTION TUBING WITH CONNECTIONFITTING PRE-INSTALLED.12TORO TREE DRIP DB-04TORO DB-15-PC DRIP BUBBLER (LOW FLOW) .25DRIP BUBBLER ON TORO FUNNY PIPE RISER WITH ASSORTED BARBEDFITTINGS. 1/2" FIPT THREADS. NOTE: PRODUCT INCLUDES SCREEN &CHECK VALVE.12AREA TO RECEIVE DRIPLINETORO PCB-218AT GRADE INSTALLATION PRESSURE COMPENSATING LANDSCAPEDRIPLINE. 0.53 GPH EMITTERS AT 18" O.C. DRIPLINE LATERALS SPACEDAT 18" APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN.SECURE WITH 6" ROUNDED GALVANIZED STAPLES AT 4`-0" O.C.1,078 L.F.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYANTI-SIPHON REMOTE CONTROL VALVEIRRITROL 2711APR ELECTRIC REMOTE CONTROL VALVE, 3/4", FLOWCONTROL, STAINLESS SCREW BONNET. INSTALL TORO Y-FILTERMODEL TALFS75150-S IF MP-800 OR MP-1000 NOZZLES ARE USED.1SHUT-OFF VALVENIBCO T-113, CLASS 125 BRONZE GATE SHUT OFF VALVE WITH WHEELHANDLE, SAME SIZE AS MAINLINE PIPE DIAMETER AT VALVE LOCATION.SIZE RANGE - 1/4" - 3". INSTALL ABOVE GRADE ON COPPER RISERFROM EXTERIOR HOSE BIB, UPSTREAM OF VALVE MANIFOLD.1HUNTER HPC-400BASE 4 STATION UP TO 23 STATIONS WI-FI ENABLED,FULL-FUNCTIONING CONTROLLER WITH TOUCHSCREEN. PLASTICCABINET. NOTE: INCLUDE PCM-XXX EXPANSION MODULES ASREQUIRED1HUNTER HC-100-FLOW1" FLOW METER FOR USE WITH HYDRAWISE ENABLED CONTROLLERTO MONITOR FLOW AND PROVIDE SYSTEM ALERTS. ALSO FUNCTIONSAS STAND ALONE FLOW TOTALIZER/SUB.1POINT OF CONNECTION 1"INSTALL 1" TEE OFF DOMESTIC WATERLINE AFTER PRIMARY METER.INSTALL SHUTOFF VALVE AND HUNTER HC-100-FLOW FLOW METER ASINDICATED.1IRRIGATION LATERAL LINE: PVC SCHEDULE 40, SOLVENT WELDMIN. DIAMETER 3/4" U.N.O.676.5 L.F.IRRIGATION MAINLINE: PVC SCHEDULE 40, SOLVENT WELDMIN. DIAMETER 1.5" U.N.O.18.4 L.F.PIPE SLEEVE: PVC SCHEDULE 4080.6 L.F.MLODI04091530AFMPOC#"#Valve NumberValve SizeValve FlowValve Callout#IRRIGATION LEGENDL2.1IRRIGATION PLAN,NOTES, AND LEGENDSTAFFLOCATE POINT-OF-CONNECTION IN FIELD. EQUIPMENTSHOWN IN HOUSE FOR PLAN CLARITY ONLY.LOCATE CONTROLLER AS DIRECTED BY BUILDER.CONTROLLER SHOWN AT APPROXIMATE LOCATION ONLY.COORDINATE WITH BUILDER FOR ALL REQUIREDPENETRATIONS AND 120V POWER.STUB MAINLINE.123IRRIGATION KEYNOTESCOORDINATE WITH OTHER TRADES FOR ALL SLEEVING,ETC. IRRIGATION CONTROL WIRING SHALL BE SLEEVED(SEPARATELY FROM IRRIGATION PIPING) WHEN UNDERPAVING.41.SITE ACCEPTANCE: THE CONTRACTOR SHALL OBSERVE THE SITE AND VERIFY THAT ROUGH GRADING AND ALL OTHER WORK HASBEEN COMPLETED TO THE CONTRACTOR'S SATISFACTION. ANY PREVIOUS WORK THAT IS NOT COMPLETE SHALL BE BROUGHT TOTHE OWNER'S OR LANDSCAPE ARCHITECT'S ATTENTION IN WRITING. BEGINNING WORK CONSTITUTES ACCEPTANCE OF THE SITE.2.UNDERGROUND UTILITIES: THE CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES PRIOR TO BEGINNING WORK. CALL C.G.A.(811) TO LOCATE EXISTING UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OR REPLACEMENT OF ANYDAMAGED UTILITIES, TO THE SATISFACTORY OF THE OWNER AND GOVERNING AGENCY AT NO COST TO THE OWNER OR INCREASE INBID AMOUNT.3.QUANTITIES: (IF SHOWN) FOR CONTRACTOR'S CONVENIENCE ONLY, AND SHALL NOT RELIEVE THE CONTRACTOR OF THEOBLIGATION TO INSTALL A COMPLETE AND FUNCTIONAL IRRIGATION SYSTEM, WITH EVEN AND HEAD-TO-HEAD COVERAGE OF ALLIRRIGATED AREAS, UNLESS SPECIFICALLY NOTED OTHERWISE. AREAS SHOWN ARE REPRESENTATIVE OF FINAL LOTS.CONTRACTOR SHALL VERIFY ALL LOT SIZES PRIOR TO SUBMITTING A BID.4.DIAGRAMMATIC PLANS: THESE PLANS ARE DIAGRAMMATIC IN NATURE, AND ARE NOT INTENDED TO SHOW EVERY FITTING OR EXACTPIPING LAYOUT. IN MANY CASES, THE MAINLINE AND LATERALS ARE SHOWN IN WALKWAYS OR PAVED AREAS. IRRIGATIONEQUIPMENT AND PIPING SHALL BE INSTALLED IN PLANTED AREAS ONLY, UNLESS SPECIFICALLY NOTED OTHERWISE. MAINLINESHALL BE INSTALLED AS CLOSELY AS POSSIBLE TO BACK OF WALK OR CURB, BUT IN NO CASE GREATER THAN 18" AWAY.5.FIELD CONDITIONS: THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL FIELD CONDITIONS. DO NOT WILLFULLY INSTALL THEIRRIGATION SYSTEM AS SHOWN WHEN EXISTING WORK, OBSTRUCTIONS, SITE CONDITIONS, GRADE DIFFERENCES, OR OTHERASPECTS ARE APPARENT IN THE FIELD THAT AFFECT INSTALLATION OF THE IRRIGATION SYSTEM. IN THE EVENT THATDISCREPANCIES ARE FOUND, INFORM THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT IN WRITING. IF WRITTEN NOTICEIS NOT RECEIVED, THE CONTRACTOR ASSUMES ALL LIABILITY FOR THE IRRIGATION SYSTEM, INCLUDING ANY RE-DESIGN ORRE-WORK THAT MAY BE REQUIRED.6.FIELD ADJUSTMENTS: ARE REQUIRED TO OBTAIN OPTIMUM EFFICIENCY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKINGADJUSTMENTS AS REQUIRED TO MINIMIZE OR ELIMINATE OVERSPRAY AND RUNOFF, AND TO MAXIMIZE DISTRIBUTION UNIFORMITY.ADJUSTMENTS INCLUDE BUT ARE NOT LIMITED TO: NOZZLE SELECTION, INSTALLATION OF IN-LINE OR IN-HEAD CHECK VALVES TOELIMINATE LOW-HEAD DRAINAGE AND PONDING, AND ADJUSTMENT OF HEAD SPACING OR HEAD LAYOUT TO ACCOMMODATE IN-FIELDOBSTRUCTIONS OR CONDITIONS.7.POINT OF CONNECTION: LOCATE AND COORDINATE IN FIELD. 1" TEE FROM INDIVIDUAL LOT DOMESTIC LINE. THE CONTRACTORSHALL VERIFY A MINIMUM OF 40 PSI (STATIC) AND A MINIMUM FLOW OF 12 GPM IS AVAILABLE AT THE POINT OF CONNECTION. IN THEEVENT THIS PRESSURE IS NOT AVAILABLE, IMMEDIATELY INFORM THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT INWRITING. IF WRITTEN NOTICE IS NOT RECEIVED, THE CONTRACTOR ASSUMES ALL LIABILITY FOR THE IRRIGATION SYSTEM DESIGN,INCLUDING ANY RE-DESIGN OR RE-WORK THAT MAY BE REQUIRED.8.NEW MATERIALS: ALL EQUIPMENT AND PIPING SHALL BE NEW. CONFORM TO ALL MANUFACTURER'S HANDLING AND INSTALLATIONREQUIREMENTS.9.PIPE SIZING: PIPE SIZES AS SHOWN ON PLAN INCLUDE THE LARGEST PIPE DIAMETER IN EACH ZONE, AND THEN PIPE DIAMETER ATREDUCTIONS ONLY. IF NO PIPE SIZE IS SHOWN, PIPE SHALL BE THE SAME DIAMETER AS THE NEXT UPSTREAM SIZE LABELED. IN NOCASE SHALL THE VELOCITY OF WATER THROUGH IRRIGATION LATERALS EXCEED 5 FPS UNLESS SPECIFICALLY NOTED OTHERWISE.10.IRRIGATION SCHEDULE: IS PROVIDED AS A GUIDELINE ONLY. THE CONTRACTOR SHALL OBSERVE EXISTING AND INSTALLEDCONDITIONS, AND SHALL ADJUST THE CONTROLLER SCHEDULE ACCORDING TO ACTUAL FIELD CONDITIONS, USING THE PROVIDEDSCHEDULE AS A BASELINE. THE CONTRACTOR IS RESPONSIBLE TO ENSURE THAT ALL PLANTED AREAS RECEIVE ADEQUATEMOISTURE, WITHOUT OVERWATERING. THIS INCLUDES MANUAL WATERING AS REQUIRED.11.CONTROL WIRING (SINGLE FAMILY RESIDENTIAL ONLY): CONTROL WIRING SHALL BE MINIMUM 18 AWG FOR MULTI-STRANDJACKETED DIRECT BURIAL WIRE. COMMON WIRE INSULATION SHALL BE WHITE. BUNDLED WIRE SHALL BE SIZED TO INCLUDE INCLUDETWO SPARE CONDUCTORS.12.WARRANTY: ALL WORK SHALL BE WARRANTIED FROM ONE YEAR OF THE DATE OF SUBSTANTIAL COMPLETION. PRIOR TOACCEPTANCE, PROVIDE A GUARANTEE STATING THE PROJECT NAME, PROJECT LOCATION, DATE OF SUBSTANTIAL COMPLETION,INSTALLING CONTRACTOR'S NAME, CONTACT INFORMATION (PHONE, ADDRESS, EMAIL) AND LICENSE NUMBER ON COMPANYLETTERHEAD.13.THREADED CONNECTIONS: ALL PLASTIC THREADED CONNECTIONS EXCEPT MARLEX SHALL RECEIVE THREE WRAPS "EXTRA HEAVY"OR "FULL DENSITY" TEFLON OR PTFE TAPE PRIOR TO ASSEMBLY. PLASTIC MALE THREADS SHALL NOT BE USED AND WILL BEREJECTED, EXCEPT WHEN MAKING CONNECTION TO METAL: ALL THREADED CONNECTIONS TO METAL PIPE SHALL USE PLASTIC MALETHREADS TO FEMALE METAL THREADS.14.SLEEVES: ALL PIPING UNDER PAVED AREAS TO BE RUN IN PVC SCH. 40 SLEEVES AT LEAST TWICE THE DIAMETER OF THE PIPE BEINGSLEEVED. ALL CONTROL WIRING UNDER PAVED AREAS TO BE RUN IN A SEPARATE SLEEVE, SIZED TO FACILITATE PULLING WIREBUNDLE. SLEEVES TO EXTEND A MINIMUM OF 18" BEYOND PAVEMENT.15.JURISDICTIONAL REQUIREMENTS AND STATEMENTS:15.1.AUTOMATIC WEATHER-BASED OR SOIL-MOISTURE BASED IRRIGATION CONTROLLERS SHALL BE INSTALLED ON THE IRRIGATIONSYSTEM.15.2.PRESSURE REGULATING DEVICES SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE DYNAMIC PRESURE OF THESYSTEM IS WITHIN THE MANUFACTURER'S RECOMMENDED PRESSURE RANGE.15.3.MANUAL-SHUT OFF VALVES SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATERSUPPLY, TO MINIMIZE WATER LOSS IN CASE OF AN EMERGENCY OR ROUTINE REPAIR.15.4.AREAS LESS THAN 10' IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANSTHAT PRODUCES NO RUNOFF OR OVERSPRAY.15.5.AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH ACERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION ANDMAINTENANCE.15.6.UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQ. FT OFPERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.15.7.AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.GENERAL IRRIGATION NOTESI HAVE COMPLIED WITH THE CRITERIA OF THE WATERCONSERVATION IN LANDSCAPE ORDINANCE ANDHAVE APPLIED THEM FOR THE EFFICIENT USE OFWATER IN THE LANDSCAPE AND IRRIGATION DESIGN.SIGNEDDATE11/02/22SEE SHEET L2.2 FORIRRIGATION DETAILS ANDSHEET L2.3 FOR SCHEDULECHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Irrigation.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 50440'8'16'1/8" = 1'-0"0'N2344441 L2.2IRRIGATION DETAILSSTAFFCHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Irrigation.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 5044IRRIGATION CONTROLLER: INTERIOR WALL MOUNTNO SCALEELEVATION5'-0" FROM SCREENTO FINISH GRADE 30" MIN. CLEAR FOR CONTROLLER ACCESS,V.I.F.ADJACENT WALL OROBSTRUCTIONLOW VOLTAGE LEADS FROMPLUG-IN TRANSFORMER(OUTLET BY OTHERS), WITHIN6' OF CONTROLLER. IRRIGATION CONTROL WIRE: SEEIRRIGATION NOTES. SECURE TOWALL AT 4' MAX.INTERVALSCONTROLLER PER IRRIGATIONLEGEND. ANCHOR TO WALL PERMANUFACTURER.A.VERIFY CONTROLLER LOCATION PRIOR TO CONSTRUCTION. CONTRACTOR SHALL COORDINATE POWER AND ROUTINGOF IRRIGATION CONTROL WIRES WITH SUPERINTENDENT AND LOCAL INSPECTOR.B.ALL WIRING AND ATTACHMENT PER NEC AND APPLICABLE LOCAL REQUIREMENTS.C.TYPE OR NEATLY HAND-WRITE CONTROLER STATION ASSIGNMENTS AND SCHEDULE ON MANUFACTURER-PROVIDEDINFORMATION CARD OR ON SEPARATE SHEET ATTACHED TO CONTROLLER MANUAL. LEAVE ALL PRODUCT LITERATUREWITH CONTROLLER OR AS DIRECTED BY BUILDER.NOTES1SHUTOFF VALVE (RESIDENTIAL)NO SCALE2'-0" TYP. (12" MIN.)18" TYP. U.N.O. VARIES (PER ARCHITECTURE)HOSE BIB (BY BUILDER)COPPER MPT ADAPTOR (TYP.)SHUT-OFF VALVE, BRASS150PSI WOG. SEEIRRIGATION LEGENDINSTALL COPPER TEE AND LINECOPPER FPT ADAPTORPVC STREET ELBOW, SCH. 40IRRIGATION MAINLINE (U.N.O)A.WRAP AN/OR PAINT EXPOSED LINESAS DIRECTED BY BUILDERNOTESFINISH GRADEADJACENT BUILDING2IRRIGATION TRENCHINGNO SCALEAS NOTED1.INSTALL 24-VOLT CONTROL WIRING ADJACENT TOPRESSURE MAINLINE, MAX. 3-INCHES ABOVE AND TOTHE SIDE OF MAINLINE.2.PROVIDE EXPANSION LOOP IN WIRE BUNDLES AT ALLCHANGES IN DIRECTION (45°, 90°, CORNERS, ETC.)3.PVC PIPE SHALL NOT BE BENT INSIDE TRENCH TO APOINT WHERE THERE IS STRESS ON GLUED FITTINGS.4.NO STACKING OF PIPES ALLOWED, OR MORE THANTHREE PIPES IN CONJOINED TRENCHES.5.COMPACT TRENCHES TO 85% IN PLANTED AREAS, 95%IN PAVED AREAS. SETTLEMENT SHALL BE EVIDENCE OFINSUFFICIENT COMPACTION AND SHALL BE REPAIREDAT NO ADDITIONAL COST TO OWNER.6.EXTEND SLEEVING MIN. 12" BEYOND PAVING7.ONE LINE/PIPE PER SLEEVE, SEP. SLEEVE FOR WIRING8.INSTALL (1) EXTRA SLEEVE AT EACH SLEEVEDLOCATION, SAME DIAMETER AS LARGEST SLEEVE.10'NOTESSECTION IN PLANTED AREASSECTION IN PAVED AREAS12"6"MAINLINE 2" DEPTH CLEAN BACKFILL ON AN EVEN,ROCK AND CLOD FREE SURFACELATERALFINISH GRADEWIDTH AS REQ'D.CONTROLWIRING24"MAINLINEIN SLEEVELATERALIN SLEEVEFINISH GRADECONTROLWIRING 2" MIN. SAND BEDDING EXTENDING ATLEAST 2" BELOW AND 4" ABOVE SLEEVESPLANTAPE AND BUNDLECONTROL WIRINGAT 10' MAX.INTERVALS ANDAT JOINTSSNAKE PIPE INTRENCHES3IRRIGATIONLATERALFINISHGRADEMIN. 6" ABOVE LOWEST EMITTER OR AS REQUIRED BY LOCAL CODEIRRIGATIONMAINLINE FROMMANIFOLD.SCH. 80RISERSA.LOCATE VALVES IN PLANTINGAREAS, ADJACENT WALLS ORVERTICAL WORK. ALIGN ALLVALVES, LEAVING ROOM FORSERVICE INCLUDING FILTERREMOVAL.B.ALL THREADED CONNECTIONSSHALL RECEIVE 3 WRAPS TEFLONTAPE. ALL THREADED RISERS ANDNIPPLES SHALL BE SCHEDULE 80.C.MINIMUM MAINLINE AND RISER SIZESHALL BE 1" DIA.D.INSTALL VALVES ON MANIFOLD, MIN.8" SEPARATION. ALL VALVES SHALLBE ON TEES, WITH THE MAINLINEEXTENDED MIN. 12" FROM THE LASTVALVE AND CAPPED FOR FUTUREEXPANSION.NOTESANTI-SIPHON VALVE PERIRRIGATION LEGEND.FOR DRIP ZONES: INSTALL WYE FILTER.FOR INLET PRESSURES OVER 40PSI, USEPRESSURE- REDUCING FILTER ORSEPARATE PRESSURE REDUCER.CONTROL WIRING, SECURE TORISER WITH MIN. (2) NYLONUV-RESISTANT ZIP-TIESWATER-PROOF WIRECONNECTORSVALVE TAG INDICATINGSTATION NUMBERREMOTE CONTROL VALVE: RESIDENTIALNO SCALE4NOTESA.INSTALL PER MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS.B.PLACE STAKES EVERY THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY.C.AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE STAKES ONEACH LEG OF THE CHANGE OF DIRECTION.DEPTH OF LATERAL PER LOCALJURISDICTIONAL REQUIREMENTS, ORAS SHOWN IN TRENCHING DETAILSAT-GRADE DRIP: LATERAL CONNECTIONNO SCALELATERAL LINE AND FITTINGSTHREADED TEE X BARB FITTINGBARBED FITTINGSHEADER, DRIPLINE OR PVC,AS INDICATED.GALVANIZED WIRESTAKE, 12" MIN.BLANK DRIPLINE TUBINGAMENDED SOIL ATPLANTER AREASFINISH GRADEMULCHDRIP DISTRIBUTION TUBE5NOTESA.DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE.B.LENGTH OF LONGEST DRIPLINE LATERAL SHALL NOT EXCEED THE MANUFACTURER'S RECOMMENDED MAXIMUM.C.FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT. VERIFY LOCATIONS IN FIELD AND INSTALLADDITIONAL VALVES AS REQUIRED.D.DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROL VALVE IFREQUIRED.1/2 LINE SPACINGPVC EXHAUST HEADER,TYP. AT ENDSPVC SUPPLY MANIFOLD (LATERAL FROM VALVE)DRIPLINE CONNECTIONS TO LATERAL BELOWGRADE, TYP.BLANK DRIPLINE HEADERFOR AIR RELIEF VALVE.PERIMETER OFIRRIGATED AREAFLUSH VALVE AT LOWPOINT OF HEADER(S)FVFVAT-GRADE DRIPLINE: CENTER FEEDNO SCALE6AT-GRADE DRIPLINE: END FEEDNO SCALENOTESA.DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE.B.LENGTH OF LONGEST DRIPLINE SHALL NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH.C.FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT(S). VERIFY LOCATIONS IN FIELD AND INSTALLADDITIONAL VALVES AS REQUIRED.D.DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROLVALVE IF REQUIRED.1/2 LINE SPACINGBLANK DRIPLINE HEADERFOR AIR RELIEF VALVE.PERIMETER OFIRRIGATED AREAFLUSH VALVE AT LOWPOINT OF HEADERFVPVC SUPPLY MANIFOLD(LATERAL FROM VALVE) DRIPLINE CONNECTION TOLATERAL BELOW GRADE, TYP.PVC EXHAUST HEADER, TYP. AT ENDS7DRIPLINE: FLUSH VALVENO SCALESTANDARD BRICK,TYPICAL (MIN. 2)VALVE BOX PERSPECIFICATIONS,8" ROUND U.N.O.AMENDED SOIL INPLANTER AREASFINISH GRADE1" IN PLANTER AREAS,FLUSH IN TURFADAPTER, BARB XFEMALE THREAD,OR AS REQUIRED.FLUSH VALVE PERLEGENDBLANK DRIPLINE,LEAVE 18" MIN.COIL FORACCESS.A.LOCATE FLUSH VALVE AT END OF EACH DISTRIBUTIONTUBING RUN, WHETHER SHOWN ON PLAN OR NOT.6" MIN. DEPTH 3/4"CRUSHED GRAVELNOTESSECURELYBLOCKOPENINGS10A.APPLY THREE WRAPS TEFLON TAPE TO ALL THREADED CONNECTIONS EXCEPT MARLEX.B.FLEXIBLE RISER SHALL BE PRE-MANUFACTURED THICK-WALL HDPE WITH MPT ADAPTERS, LENGTH AS REQUIRED TOALLOW MOVEMENT IN THREE DIRECTIONS.POP-UP HEADNO SCALEMIN. 2", MAX. 3"CLR. OF EDGESLATERAL LINE PERIRRIGATION LEGENDAND PLANSPOP-UP BODY ANDNOZZLE PERIRRIGATION LEGENDSET HEAD FLUSH INTURF, 1" ABOVE FINISHGRADE IN PLANTERAREAS.ADJACENT PAVING,CURB, OR EDGENOTES:SCH. 80 NIPPLEFLEXIBLE RISER, SEENOTES12A.DISTANCE BETWEEN LATERAL ROWS AND RINGS AT TREE SHALL BE EQUAL, AND PER IRRIGATION LEGEND.B.LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM LENGTH RECOMMENDED BY THEMANUFACTURER.C.PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY.INSTALL MINIMUM TWORINGS AT ALL TREES.36" BOX AND GREATERTO RECEIVE 3 RINGSPVC HEADER BELOWGRADENOTESAT-GRADE DRIPLINE: LAYOUT AT TREESNO SCALEBARBED FITTINGS,TYPICAL.DRIPLINE AT SPACINGSPECIFIED ON PLANROOTBALLGALV. WIRE STAKESPER NOTES9SUBSURFACE DRIPLINE: SLOPED LAYOUTNO SCALEA.DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. DISTANCEBETWEEN LATERAL ROWS FOR BOTTOM 1/3 OF SLOPE TO BE SPACED 1.5X GREATER THAN REGULAR SPACING.B.LENGTH OF LONGEST DRIPLINE SHALL NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH. AIRRELIEF VALVE TO BE INSTALLED AT EACH LOCALIZED HIGH POINT. VERIFY LOCATIONS IN FIELD AND INSTALLADDITIONAL AIR RELIEF VALVES AS REQUIRED TO AVOID TRAPPED AIR POCKETS.C.DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCER(S) AT THE REMOTE CONTROLVALVE IF REQUIRED.BOTTOM 1/3OF SLOPETOP 2/3OF SLOPEAIR RELIEF VALVE ATLOCALIZED HIGH POINTS,VERIFY LOCATIONS IN FIELD.INSTALL ON DRIPLINE HEADER.SUPPLY HEADER FROMREMOTE CONTROLVALVEFLUSH VALVE AT LOWPOINT OF EXHAUSTHEADERPVC HEADER, TYPICAL(SHOWN AT SAME ELEVATIONAS DRIPLINE FOR GRAPHICCLARITY ONLY)NOTES8FLEX-RISER EMITTER/BUBBLERNO SCALESECTION3" MIN.PRE-MANUFACTURED RISER, THICK WALLFLEXIBLE PVC (3/8" MIN. DIAMETER) WITH1/2" MPT ENDSMARLEX MPT X BARB EL.TEE, OUTLET SIDEWAYSLATERAL LINEBUBBLER OR EMITTER PER IRRIGATIONLEGENDSCREEN WITH INTEGRAL CHECK VALVE IFSPECIFIEDFINISH GRADE PRIOR TO MULCH11 L2.3IRRIGATION SCHEDULESTAFFCHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Irrigation.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 5044IRRIGATION SCHEDULE WMCOLUMBUS AVENUE 52725261516NON-PROTECTED LOROPETALUM,RETAIN AND PROTECTA/CA/C1 GAL.(5) AGA BLF24" BOX(1) NYS SYL5 GAL.(4) PAR VEI5 GAL.LOM TSN (20)5 GAL.LAU XSA (1)PROPOSED STREETTREE. TBD BY THECITY3" GRAVEL MULCH INALL PLANTER AREAS,TYP.3" LAYER OF BARKMULCH IN ALLPLANTER AREAS,TYP.5 GAL.LAU XSA (24)15 GAL.OLE LIT (5)5 GAL.(6) DIE NOL5 GAL.(23) LOM LON5 GAL.(1) DIE NOL5 GAL.(28) LOM TSN5 GAL.DIE NOL (1)SODTUR SOD (239 sf)5 GAL.(29) ROS HUN5 GAL.SAL BAR (16)5 GAL.(29) FES MAR24" BOX(1) NYS SYL15 GAL.OLE LIT (6)L3.1PLANTING PLAN, NOTES,AND LEGENDSTAFFI HAVE COMPLIED WITH THE CRITERIA OF THE WATERCONSERVATION IN LANDSCAPE ORDINANCE ANDHAVE APPLIED THEM FOR THE EFFICIENT USE OFWATER IN THE LANDSCAPE AND IRRIGATION DESIGN.SIGNEDDATE11/02/221.SITE ACCEPTANCE: THE CONTRACTOR SHALL OBSERVE THE SITE AND VERIFY THAT ROUGH GRADING ANDALL OTHER WORK HAS BEEN COMPLETED TO THE CONTRACTOR'S SATISFACTION. ANY PREVIOUS WORKTHAT IS NOT COMPLETE SHALL BE BROUGHT TO THE OWNER'S OR LANDSCAPE ARCHITECT'S ATTENTION INWRITING. BEGINNING WORK CONSTITUTES ACCEPTANCE OF THE SITE.2.SITE PREPARATION: ALL EXISTING VEGETATION SHALL BE REMOVED (CLEAR AND GRUB). PRIOR TO ROUGHGRADING OPERATIONS, PRESERVE ALL TOPSOIL BY STOCKPILING ON SITE. TOPSOIL SHALL BE REPLACED INPLANTING AREAS TO ACHIEVE FINAL FINISH GRADES. FOR PLANTERS IN LIME-TREATED AREAS, REMOVEAND DISPOSE OF EXISTING SOIL TO A DEPTH OF 24" THROUGHOUT THE ENTIRE PLANTER, AND REPLACEWITH CLEAN TOPSOIL.3.POSITIVE DRAINAGE: ENSURE POSITIVE DRAINAGE IN ALL LANDSCAPE AREAS, AND SHALL ADJUSTELEVATIONS AS REQUIRED. MINIMUM SLOPE IN TURF AREAS SHALL BE 0.5% TO OUTLET, MINIMUM SLOPE INPLANTED AREAS SHALL BE 1.0%.4.EXPLANATION OF DRAWINGS: PLANTING INTENT IS TO COMPLETELY FILL ALL PLANTING AREAS, UNLESSSPECIFICALLY NOTED OTHERWISE. QUANTITIES, (IF SHOWN) ARE FOR CONTRACTOR'S CONVENIENCE ONLY,AND SHALL NOT RELIEVE THE CONTRACTOR OF THE OBLIGATION TO INSTALL PLANTS TO MEET THIS INTENT.PLANTING DETAILS ARE CONSIDERED TYPICAL AND ALL WORK SHALL CONFORM TO THESE DETAILS.5.SUBSTITUTIONS: IN THE EVENT ANY PLANT MATERIAL SPECIFIED IS NOT AVAILABLE, CONTRACTOR SHALLSUBMIT PROPOSED SUBSTITUTION IMMEDIATELY TO LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRESERVES THE RIGHT TO DETERMINE THE SUITABILITY OF ANY PROPOSED SUBSTITUTION. SUBSTITUTIONSSHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER.6.PLANTING PIT DRAINAGE: EXCAVATED PLANTING PITS SHALL HAVE POSITIVE DRAINAGE. PLANT PITS WHENFULLY FLOODED WITH WATER SHALL DRAIN WITHIN 2 HOURS OF FILLING. IF PLANTING PITS DO NOT DRAIN,OTHER MEASURES, INCLUDING A 1' DIAMETER X 8' DEEP AUGURED HOLE BACKFILLED WITH CRUSHED DRAINROCK, WILL BE REQUIRED.7.PLANT MATERIAL: ALL PLANT MATERIAL SHALL COMPLY WITH ANSI Z60.1 “STANDARD FOR NURSERY STOCK,”NOTES AND DETAILS ON THE DRAWINGS. UNLESS OTHERWISE NOTED MINIMUM PLANT SIZES SHALL BE ASFOLLOWS. EVERGREEN SHRUBS (EXCEPT DWARF VARIETIES): 9" H. X 8" W. FOR 1-GALLON (#1); 15" H. X 12"W. FOR 5-GALLON (#5); AND 30" H. X 24" W. FOR 15-GALLON (#15). SINGLE TRUNK TREES: 5' H. W/ 1" CALIPERFOR 15-GALLON (#15); 8' H. W/ 2" CALIPER FOR 24" BOX (#25). CONTRACTOR SHALL SUBMIT PHOTOS OF ALLTREES 36" AND ABOVE FOR LANDSCAPE ARCHITECT'S APPROVAL PRIOR TO PURCHASE OR DELIVERY.APPROVAL OF PHOTOS DOES NOT PRECLUDE ON-SITE REJECTION OF UNSUITABLE PLANT MATERIAL.8.SITE CLEANLINESS: THE CONTRACTOR IS RESPONSIBLE TO KEEP THE SITE CLEAN, FOR SOIL EROSIONCONTROL MEASURES, AND FOR ANY OTHER GENERAL REQUIREMENTS. SHOULD EXISTING CONDITIONSREQUIRE MITIGATION, THE CONTRACTOR SHALL ALERT THE OWNER OR LANDSCAPE ARCHITECT PRIOR TOPERFORMING WORK. 9.UNDERGROUND UTILITIES: THE CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES PRIOR TOBEGINNING WORK. CALL C.G.A. (811) TO LOCATE EXISTING UTILITIES. THE CONTRACTOR SHALL BERESPONSIBLE FOR THE REPAIR OR REPLACEMENT OF ANY DAMAGED UTILITIES, TO THE SATISFACTORY OFTHE OWNER AND GOVERNING AGENCY AT NO COST TO THE OWNER OR INCREASE IN BID AMOUNT.10.BARK MULCH: A 3” LAYER OF 'WALK-ON' BARK MULCH SHALL BE INSTALLED IN ALL PLANTING BEDS. CONTRACTOR SHALL SUBMIT A MULCH SAMPLE PRIOR TO ORDER. APPLY PRE-EMERGENT PRIOR TOPLACING MULCH. IF MAINTENANCE PERIOD EXTENDS PAST 60 CALENDAR DAYS FROM APPLICATION, APPLYAGAIN PER MANUFACTURER'S INSTRUCTIONS.11.SOIL FERTILITY ANALYSIS AND AMENDMENT: THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A SOILSAMPLE AND LABORATORY SOIL FERTILITY ANALYSIS FOR EACH 10,000SF OF PLANTED AREA, AND FOR ALLSOURCES OF IMPORT (IF APPLICABLE). SUBMIT ANALYSIS TO LANDSCAPE ARCHITECT FOR REVIEW, ANDDOCUMENTATION OF AMENDMENT FOR COMPLIANCE WITH WATER EFFICIENT LANDSCAPE ORDINANCE. ALLPLANTING AREAS, INCLUDING PLANTING PITS, SHALL BE AMENDED PER THE SOILS REPORT, AND PER LOCALORDINANCE, INCLUDING INCORPORATING COMPOST AT THE RATE OF A MINIMUM OF 4 CU YD PER 1,000 SFOF LANDSCAPE AREA TO A DEPTH OF SIX INCHES. SOILS WITH GREATER THAN 6% ORGANIC MATER IN THETOP SIX INCHES OF SOIL ARE EXEMPT FROM ADDING COMPOST AND TILLING. BACKFILL FOR ALLSUCCULENTS SHALL BE 50% CLEAN WASHED SAND.12.CERTIFICATE OF COMPLETION: A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BYEITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPECONTRACTOR FOR THE PROJECT AT THE COMPLETION OF THE PROJECT AND SUBMITTED WITH THE SOILANALYSIS REPORT TO THE AUTHORITY HAVING JURISDICTION.13.MAINTENANCE PERIOD: SHALL BE A MINIMUM OF 60 CALENDAR DAYS. ANY PLANT THAT HAS BEENREPLACED DURING THE MAINTENANCE PERIOD SHALL BE SUBJECT TO AN ADDITIONAL 60 DAYS FROM THEDATE OF REPLACEMENT. ANY DAY OF IMPROPER MAINTENANCE, AS DETERMINED BY THE LANDSCAPEARCHITECT OR LOCAL JURISDICTION, SHALL NOT COUNT TOWARD THE MAINTENANCE PERIOD.14.ROOT CONTROL BARRIERS: WHERE STREET TREES ARE WITHIN 3 FEET OF THE SIDEWALK OR CURB,PROVIDE A ROOT CONTROL BARRIER PANEL ALONG THE FACE OF SIDEWALK/CURB. PANELS SHALL BE 12”DEEP ALONG SIDEWALKS, AND 18” DEEP ALONG CURBS. CENTER PANELS AT EACH TREE AND EXTEND 10' INEACH DIRECTION. 15.UTILITY CLEARANCE: NO TREES SHALL BE PLANTED WITHIN 5' OF WATER AND SANITARY SEWER LINES. NOTREES SHALL BE PLANTED UNDER EXISTING OR FUTURE OVERHEAD POWERLINES, AND ALL REQUIREDCLEARANCES SHALL BE MAINTAINED. ALL PLANTING EXCEPT LOW-GROWING GROUNDCOVER SHALL BE 3'CLEAR OF ALL FIRE APPURTENANCES PER NFPA 18.5.716.WORK IN RIGHT-OF-WAY: ALL WORK WITHIN THE RIGHT OF WAY OR TO BE MAINTAINED BY THE LOCALAGENCY SHALL BE INSTALLED PER THE LATEST EDITION OF THE AGENCY CONSTRUCTION STANDARDS, ANDALL OTHER AGENCY REQUIREMENTS.17.TURF INSTALLATION: CONTRACTOR SHALL PLACE AND ESTABLISH SOD IN ALL AREAS AS DELINEATED ONTHE PLANS AS FOLLOWS.17.1.REMOVE ALL ROCKS AND OTHER DELETERIOUS MATERIAL GREATER THAN 3/4" IN DIAMETER.ESTABLISH SMOOTH GRADES, WITH NO PONDING. ENSURE ADEQUATE SOIL COMPACTION TO AVOIDSETTLEMENT, WITHOUT EXCEEDING 85% RELATIVE DENSITY. SUBSEQUENT SETTLEMENT SHALL BECLEAR EVIDENCE OF INADEQUATE COMPACTION.17.2.WITHIN 24 TO 48 HOUR OF SODDING, MOISTEN AREA TO BE SODDED TO A DEPTH OF AT LEAST 6", ANDMAINTAIN MOISTURE UNTIL SODDING. DO NOT ALLOW SOIL TO BE COME SATURATED.17.3.APPLY A STARTER FERTILIZER PRIOR TO LAYING SOD.17.4.INSTALL SOD WITHIN 12 HOURS OF DELIVERY. DO NOT ALLOW SOD TO SIT IN DIRECT SUNLIGHT OR TODRY OUT.17.5.STARTING AT A STRAIGHT EDGE, LAY SOD IN STAGGERED ROWS, OFFSETTING JOINTS A MINIMUM OF 2FEET.17.6.AFTER LAYING, ROLL SOD WITH A LIGHT-WEIGHT WATER-DRUM ROLLER (APPROXIMATELY 50 LBS), ANDENSURE FULL CONTACT WITH SOIL. WATER AS SOON AS POSSIBLE, AND IN ALL CASES, WITHIN 1 HOURAFTER LAYING.PLANTING NOTESWATER USE CALCULATIONSSEE SHEET L3.2 FORPLANTING DETAILS AND L3.3FOR TREE PROTECTION PLAN*PER THE SAN MATEO COUNTY PERFORMANCE MWELO SUBMITTAL CHECKLIST, PLANT FACTORS OF MIXED HYDROZONES CAN, AND HAVE BEEN,CALCULATED "BASED ON THE PROPORTIONS OF THE RESPECTIVE PLANT WATER USES." CALCULATIONS FOR LOW WATER USE PLANTS IN MIXEDHYDROZONES WILL USE 0.3 AND MODERATE USE PLANTS WILL USE 0.5.NOTE: PLANT FACTORS ARE AS FOLLOWED: .3 FOR LOW WATER USE PLANTS, .5 FOR MEDIUM WATER USE PLANTS,AND .9 FOR HIGH WATER USE PLANTS.CHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Planting.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 50440'8'16'1/8" = 1'-0"0'NTREESCODEBOTANICAL / COMMON NAMECONTQTYNYS SYLNYSSA SYLVATICA / SOUR GUM24" BOX1WUCOLS (M)(H) 30`-50` X (W) 20`-30`MATURE HEIGHT WILL BE OBTAINED IN 10-15 YRSQUE URBQUERCUS MACROCARPA `URBAN PINNACLE` / URBAN PINNACLE OAK24" BOX1WUCOLS (M)SHRUBSCODEBOTANICAL / COMMON NAMECONTQTYAGA BLFAGAVE X `BLUE FLAME` / BLUE FLAME AGAVE1 GAL.5WUCOLS (L), (H/W) 2.5`-3`DIE NOLDIETES X `NOLA ALBA` TM / KATRINA AFRICAN IRIS5 GAL.8WUCOLS (L), (H/W) 3'FES MARFESTUCA MAIREI / ATLAS FESCUE5 GAL.29WUCOLS (L), 3` (H/W)LAU XSALAURUS X `SARATOGA` / SARATOGA LAUREL5 GAL.25WUCOLS (L). MULTI-TRUNKED FORM, TO BE KEPT AT 6' (H) X 5' (W),HEIGHT SHALL NOT EXCEED 7'-0", SPACED AT 5' O.C.LOM TSNLOMANDRA CONFERTIFOLIA 'FINESCAPE' / FINESCAPE SMALL MAT RUSH5 GAL.48WUCOLS (L), (H/W) 1.5'LOM LONLOMANDRA LONGIFOLIA `BREEZE` / DWARF MAT RUSH5 GAL.23WUCOLS (L), (H/W) 3'OLE LITOLEA EUROPAEA `LITTLE OLLIE` TM / LITTLE OLLIE OLIVE15 GAL.11WUCOLS (VL), (H) 4' X (W) 6`PAR VEIPARTHENOCISSUS TRICUSPIDATA `VEITCHII` / BOSTON IVY5 GAL.4WUCOLS (M), VINE 30-45` LONGSAL BARSALVIA LEUCANTHA `SANTA BARBARA` / MEXICAN BUSH SAGE5 GAL.16WUCOLS (L), 3`-4` (H/W)GROUND COVERSCODEBOTANICAL / COMMON NAMECONTSPACINGQTYROS HUNROSMARINUS OFF. `HUNTINGTON CARPET` / PROSTRATE ROSEMARY5 GAL.36" o.c.29WUCOLS (L), (H) 1`-2` X (W) 4`-8`TUR SODTURF / 90% DWARF FESCUE / 10% KENTUCKY BLUE.SOD239 SFWUCOLS (H)PLANTING LEGEND L3.2PLANTING DETAILSSTAFFPLANTING AREA SOIL PREPARATIONNO SCALESECTION18 - 24"SEE EDGE CONDITIONDETAIL FOR FINALFINISH GRADE ATADJACENT SURFACESAPPLY COMPOST ANDREQUIRED AMENDMENTS PERSOILS REPORT PRIOR TOTILLING.TILL TOP 8"(MIN.) IN ALLPLANTINGAREASPROPOSEDFINISH GRADEAFTERSETTLINGCOMPACTION SHALL NOT EXCEED 85% R.D. INPLANTING AREAS. REPORT COMPACTION IN EXCESSOF 85% TO THE OWNER/BUILDER PRIOR TOPROCEEDING WITH THE WORK.1ACCEPTABLEREJECTABLESTRUCTURAL ROOTSPRIMARILY GROW TOONE SIDE.STRUCTURAL ROOTSMISSING FROM ONE SIDE,AND/OR GROW TANGENTTO TRUNK.STRUCTURAL ROOTSCIRCLE INTERIOR OF ROOTBALL. NO STRUCTURALROOTS ARE HORIZONTALAND REACH THE ROOT BALLPERIPHERY NEAR THE TOPOF THE ROOT BALL.STRUCTURAL ROOTSDESCEND INTO ROOT BALLINTERIOR. NO STRUCTURALROOTS ARE HORIZONTAL ANDREACH THE ROOT BALLPERIPHERY NEAR THE TOP OFTHE ROOT BALL.ROOTS RADIATE FROM TRUNK AND REACH SIDE OF ROOT BALLWITHOUT DEFLECTING DOWN OR AROUND.A.OBSERVATIONS OF ROOTS SHALL OCCUR PRIOR TOACCEPTANCE. ROOTS AND SUBSTRATE MAY BE REMOVEDDURING THE OBSERVATION PROCESS; SUBSTRATE/SOILSHALL BE REPLACED AFTER OBSERVATION HAS BEENCOMPLETED.B.SMALL ROOTS (1/4" OR LESS) THAT GROW AROUND, UP,OR DOWN THE ROOT BALL PERIPHERY ARE CONSIDEREDA NORMAL CONDITION IN CONTAINER PRODUCTION ANDARE ACCEPTABLE HOWEVER THEY SHOULD BEELIMINATED AT THE TIME OF PLANTING. ROOTS ON THEPERIPHERY MAY BE REMOVED AT THE TIME OF PLANTING.C.SEE SPECIFICATIONS FOR OBSERVATION PROCESS ANDREQUIREMENTS.ONLY ABSORBING ROOTSREACH THE PERIPHERYNEAR THE TOP OF THEROOT BALL. STRUCTURALROOTS MOSTLY WRAP ORARE DEFLECTED ON THEROOT BALL INTERIOR.THE POINT WHERE TOP-MOST ROOT(S) EMERGES FROM THE TRUNK (ROOT COLLAR) SHOULD BE WITHIN THE TOP 2" OF SUBSTRATE. THE ROOT COLLAR ANDTHE ROOT BALL INTERIOR SHOULD BE FREE OF DEFECTS INCLUDING CIRCLING, KINKED, ASCENDING, AND STEM GIRDLING ROOTS. STRUCTURAL ROOTSSHALL REACH THE PERIPHERY NEAR THE TOP OF THE ROOT BALL.STRUCTURAL ROOTSCIRCLE AND DO NOTRADIATE FROM THETRUNK.0-2"NOTESABSORBING ROOTSSTRUCTURAL ROOTSROOTS GROWINGTANGENT TO TRUNKROOTCOLLARTOP OFROOT BALLLEVEL AT WHICH TOP-POSTROOT EMERGES FROM TRUNKROOT BALLPERIPHERYSTRUCTURALROOTROOT STRUCTURE: CONTAINERIZED PLANTSNO SCALEAS NOTED3EXAMPLESABASPECTRATIO2.50"1.80"0.722.0"2.0"1.02.50"2.0"0.804.0"3.0"0.75AEXAMPLESABASPECTRATIO1.50"0.50"0.332.50"0.90"0.362.0"1.00"0.502.50"1.60"0.64ASPECT RATIO OF B:A IS GREATER THAN OR EQUAL TO 0.66AS MEASURED 1" ABOVE THE TOP OF THE BRANCH UNION.A.ASPECT RATIO SHALL BE LESS THAN 0.66 ON ALL BRANCH UNIONS. ASPECT RATIO IS THE DIAMETER OF BRANCH (B) DIVIDED BY THE DIAMETER OFTHE TRUNK (A) AS MEASURED 1" ABOVE THE TOP OF THE BRANCH UNION.B.ANY TREE NOT MEETING THESE REQUIREMENTS MAY BE REJECTED, EXCEPTING THOSE NOTED AS "MULTI-TRUNKED"ONE CENTRAL LEADER(NO CO-DOMINANCE)ASPECT RATIO IS LESSTHAN .66MULTIPLECO-LEADERSASPECT RATIO ISGREATER THAN .66NOTESABABABTREE BRANCHING STRUCTURENO SCALEAS NOTEDABBBASPECT RATIO OF B:A IS GREATER THAN OR EQUAL TO 0.66AS MEASURED 1" ABOVE THE TOP OF THE BRANCH UNION.ACCEPTABLEREJECTABLE4NOTESA.PROVIDE POSITIVE DRAINAGE TO OUTLET IN ALL PLANTED AREAS. DO NOT ALLOW SURFACE DRAINAGE ONTOWALKWAYS, DRIVEWAYS, OR OTHER HARDSCAPE, OR SURFACE DRAINAGE TOWARD OR AGAINST STRUCTURES.PLANTED AREASSODDED OR SEEDED AREASSLOPE TO FULL DEPTH OFMULCH WITHIN 12" OF EDGEDEPTH OF MULCH 1/4" TO 1/2"ADJACENTHARDSCAPE,HEADER, OROTHER OBJECTFINISH GRADEBEFORE MULCHTOP OFMULCHAMENDED ANDPREPARED SOIL1"PLANTED AREA EDGE CONDITION AT HARDSCAPENO SCALESECTION2VINYL TREE TIE, BLACK,UV-RESISTANT, MIN. 24" LONG.INSTALL WITH SLACK TO ALLOWFLEXIBILITY. SECURE W/GALVANIZED NAIL.2" DIA. X 10' LODGEPOLESTAKES. KEEP CLEAR OFROOT BALL.CUT STAKES TO KEEP CLEAROF LOWEST BRANCHES.1 X 4 REDWOOD BRACE,CLEAR OF TRUNK. MIN. 1'FROM FINISH GRADEROOTBALL, REST ON PLINTHOF UNDISTURBED SUBGRADEOR COMPACTED SOIL.A.MULCH MIN. 3" DEPTH, KEEP 6"FROM TRUNK.B.PLANTING PIT DIAMETER MIN.2X DIAMETER OF CONTAINER.C.FERTILIZER TABLETS SHALL BE21 GRAM, SLOW-RELEASE,QUANTITY AS FOLLOWS:15 GALLON: 8 TABLETS24" BOX:16 TABLETS36" BOX:20 TABLETS48" BOX: 32 TABLETSNOTES4'-0" MIN.FERTILIZER TABLETS, MIN. 4"FROM ROOTBALL, 6" DEEP,EVENLY DISTRIBUTEDSOIL BERM, 4-6" HIGH X 8-10"WIDE, OUTSIDE PLANTING PIT(OMIT IN SODDED AREAS)AMENDED SOIL IN PLANTINGPIT AND SURROUNDINGPLANTER AREASTREE PLANTING: STANDARD UP TO 36" BOXNO SCALESECTION5SOIL BERM, 3-4" HIGH X 6-8"WIDE, OUTSIDE PLANTINGPITAMENDED SOIL IN PLANTINGPIT AND SURROUNDINGPLANTER AREASA.MULCH MIN. 3" DEPTH, KEEP 6" FROM TRUNK.B.PLANTING PIT DIAMETER MIN. 2X DIAMETER OF CONTAINER.C.FERTILIZER TABLETS SHALL BE 21 GRAM, SLOW-RELEASE, QUANTITY AS FOLLOWS:1 GALLON: 1 TABLET2 GALLON: 2 TABLETS5 GALLON: 3 TABLETS15 GALLON: 6 TABLETSNOTESFERTILIZER TABLETS,MIN. 4" FROMROOTBALL, 6" DEEP,EVENLY DISTRIBUTEDROOTBALL, REST ONPLINTH OF UNDISTURBEDSUBGRADE ORCOMPACTED SOIL.SHRUB PLANTINGNO SCALESECTION6A."D" IS ON-CENTER SPACING PERPLANTING LEGENDB.GROUNDCOVER SHALL BEEQUILATERALLY SPACED UNLESSNOTED OTHERWISE.C.MULCH MIN. 3" DEPTH, KEEP 3"FROM TRUNK.D.FERTILIZER TABLETS SHALL BE 21GRAM, SLOW-RELEASE, QUANTITY:1 GALLON: 1 TABLET2 GALLON: 2 TABLETSNOTESFERTILIZER TABLETS,MIN. 4" FROM ROOTBALL,4" DEEP, DISTRIBUTEEVENLYROOTBALLPLANTED INAMENDED SOIL.DD/2 + 12"D/2D DAMENDED SOIL INPLANTING PIT ANDSURROUNDINGPLANTER AREASDRIPLINE OF ADJACENTSHRUBS, AS PLANTED.LIMIT OF PLANTING AREA PER PLANPLANSECTIONGROUNDCOVER PLANTINGNO SCALESECTION7CERTIFICATE OF COMPLETION:NOTE: SEE PLANTING NOTE #12.SOIL FERTILITY ANALYSIS:NOTE: SEE PLANTING NOTE #11.CHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Planting.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 5044 XXXXXXXXXXXXXXXXXXXXXWMCOLUMBUS AVENUE 111012543216789272526131415161718192021222324NON-PROTECTED LOROPETALUM,RETAIN AND PROTECTA/CA/CL3.3TREE PROTECTION PLANAND NOTESSTAFFDATE11/02/22I AGREE TO COMPLY WITH THE REQUIREMENTS OFTHE WATER EFFICIENT LANDSCAPE ORDINANCE. IHAVE APPLIED THEM FOR THE EFFICIENT USE OFWATER IN THE LANDSCAPE DESIGN PLANS ANDSUBMIT A COMPLETE LANDSCAPE DOCUMENTATIONPACKAGE.NOTES:1.REFER TO THE ARBORIST REPORT "TREE INVENTORY, CONSTRUCTION IMPACT ASSESSMENT AND TREE PROTECTION PLAN 1353COLUMBUS AVENUE, BURLINGAME, CALIFORNIA " PREPARED BY HMH. DATED MAY 9, 2021 FOR FULL DETAILS.2.TREES AND SHRUBS NOT IDENTIFIED WITHIN THE REPORT, BUT AS PART OF THE TOPOGRAPHICAL SURVEY, ARE INCLUDED FORREFERENCE ONLY.3.PROTECT ALL EXISTING ITEMS NOTED TO REMAIN OR OTHERWISE UN-LABELED.4.EXISTING TREES TO REMAIN UNLESS NOTED OTHERWISE. DO NOT STOCKPILE, DRIVE OVER, OR OTHERWISE DISTURB SOILUNDER DRIPLINES OF EXISTING TREES, EXCEPT AS REQUIRED FOR PLANTING OPERATIONS.5.USE HAND TOOLS ONLY FOR SOIL CULTIVATION UNDER DRIPLINES OF EXISTING TREES TO REMAIN.6.TREES NOTED TO BE REMOVED SHALL BE COMPLETELY REMOVED, INCLUDING STUMP AND ROOT MASS. REFER TO ARBORISTREPORT FOR INSTRUCTIONS ON REMOVING TREE STUMPS WITHIN PROTECTED TREE ROOT ZONES.7.NO ROOTS OVER 2" IN DIAMETER SHALL BE CUT EXCEPT UNDER THE DIRECTION OF AN ARBORIST. ALL CUT ROOTS SHALL BECOVERED WITH BURLAP OR STRAW AND SHALL REMAIN MOIST UNTIL RE-BURIED IN SOIL.8.CALL COMMON GROUND ALLIANCE (811) AT LEAST TWO WORKING DAYS PRIOR TO BEGINNING WORK. CONTRACTOR ISRESPONSIBLE TO PROTECT FOR ALL EXISTING UTILITIES. SEE GENERAL NOTES, SHEET L1.1, FOR MORE INFORMATION.XLEGENDTREES TO REMOVE, TYPICALTREE PROTECTION FENCING; REFER TO ARBORIST REPORTKEEP OUTTREEPROTECTIONAREAPER ORDINANCE, BUT 4'-0" MIN.MIN. 8.5" X11" SIGNLAMINATEDIN PLASTIC,SPACEDEVERY 50'ALONG THEFENCETREEPROTECTIONFENCE: HIGHDENSITYPOLYETHYLENEFENCING WITH3.5" X 1.5"OPENINGS.COLOR: ORANGE.STEEL POSTSINSTALLED AT 8'-0" O.C.2" X 6' STEELPOSTS ORAPPROVEDEQUAL3" LAYER OFCHIP MULCHOVER THEPROTECTEDROOT ZONESMAINTAINEXISTINGGRADE WITHINTHE TREEPROTECTIONFENCE UNLESSOTHERWISEINDICATED ONTHE PLANSA.SEE ARBORIST REPORT FOR ADDITIONAL PROTECTIONREQUIREMENTS. COMPLY WITH ALL TREE PROTECTIONREQUIREMENTS PER JURISDICTION.B.IRRIGATE AS NEEDED TO MAINTAIN HEALTH OF TREE.C.KEEP EXPOSED ROOTS MOIST.D.NO PRUNING SHALL BE PERFORMED EXCEPT UNDERTHE DIRECTION OF APPROVED ARBORIST.E.NO EQUIPMENT SHALL OPERATE INSIDE THEPROTECTIVE FENCING INCLUDING DURING FENCEINSTALLATION AND REMOVAL.F.NO MATERIALS SHALL BE STORED INSIDE FENCE.NOTESTREE PROTECTION FENCINGNO SCALESECTIONCROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA. SEETREE PRESERVATION PLAN FOR FENCE ALIGNMENT.1TREE PROTECTION CHARTCHECKED BY:REVISIONS:DATEJOB NO.DRAWN BY:DRAWINGS IN SET:DESIGN REVIEW - NOT FOR CONSTRUCTION UNLESS APPROVED BY THE AUTHORITY HAVING JURISDICTION (AHJ).KEYMAP:DWC11/1/20222003581353 Columbus Planting.dwgNOVEMBER 02 2022© ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.2022STATE OF CALIFORNIARenewal Date:09/30/24L I C ENS E D L ANDSCAPE ARCHITECTDA V I D W. CAMPBELLP R E L IM I N A R Y LANDSCAPEIMPROVEMENTPLANS FOR1353 COLUMBUSAVENUEBURLINGAME,CABYTHOMAS JAMES HOMES111 Scripps DriveSacramento,California 95825916.945.8003 | 916.342.71194409 CRLA 50440'8'16'1/8" = 1'-0"0'NEXISTING TREE CANOPY, TYPICALEXISTING TREE CANOPY, TYPICAL LOT 13BLOCK 60(8 M 28)EXISTING TWOSTORY RESIDENCEFF 104.88(1,412 SQ. FT. ±)COLUMBUS AVENUEF:\3085-000\BURLINGAME\1353 COLUMBUS AVE\ACAD\EXHIBITS\XB-LOT SURVEY_1353 COLUMBUS AVE.DWG6/3/2022 1:51 PM TITLE REPORTLEGAL DESCRIPTION:LEGEND & ABBREVIATIONSBENCHMARK:AREA:ASSESSOR'S PARCEL NUMBER:NOTES:EXCEPTIONS AND EXCLUSIONS:#15SURVEYOR'S STATEMENT:JOB NO.: 3085-0001353 COLUMBUS AVENUETOPOGRAPHIC SURVEYCITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIASCALE: 1" = 10'DATE: JUNE 3, 20223020100OF SHEETSSHEET NO.11FLOOD ZONE:VICINITY MAPSITECIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMROSEVILLE(925) 866-0322(916) 788-4456 City of Burlingame Design Review Address: 2316 Easton Drive Meeting Date: November 14, 2022 Request: Application for Design Review for a first and second story addition to an existing single-unit dwelling. Applicant and Architect: James Chu, Chu Design Associates APN: 027-153-180 Property Owners: Andy and Monica MacMillan Lot Area: 5,948 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is a corner lot with an existing two-story, single-unit dwelling and a detached garage. The project proposes a first and second story addition to the main dwelling which would change the floor area from 2,934 SF (0.49 FAR) to 2,689 SF (0.45 FAR) where 2,803 SF (0.47 FAR) is the maximum allowed (includes covered porch exemption). Staff would note that there is a net decrease in floor area because the existing detached garage would be demolished and replaced with a new accessory dwelling unit, which is exempt from floor area ratio. With this application, the number of bedrooms in the main dwelling would increase from four to five (office on first floor qualifies as a bedroom). Per Code Section 25.48.030(L)(5) of the ADU regulations, when a garage is demolished in conjunction with the construction of an ADU, those off-street parking spaces are not required to be replaced. Therefore, the proposed project has no covered parking requirement and no covered parking is proposed. One (9’ x 18’) uncovered parking space is required for the ADU since it is not located within one half mile walking distance of public transit. The applicant is providing this uncovered space off Carlos Avenue. The proposed project complies with off-street parking requirements. All other Zoning Code requirements have been met. Accessory Dwelling Unit (ADU) This project includes building a new 792 SF detached accessory dwelling unit at the exterior side of the lot. Review of the ADU application is administrative and not reviewed by the Planning Commission. Staff has determined the ADU complies with the ADU regulations. 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)(b)). This space intentionally left blank. Item No. 9b Design Review Study Design Review 2316 Easton Drive -2- 2316 Easton Drive Lot Area: 5,948 SF Plans date stamped: October 6, 2022 EXISTING PROPOSED ALLOWED/REQUIRED Front Setbacks (1st flr): (2nd flr): 19’-9” 19’-9” no change no change 15’-0” 20’-0” Side Setbacks (exterior, 1st flr): (2nd flr): (interior, 1st flr): (2nd flr): 15’-5” 15’-5” 5’-7” 8’-7” 17’-5” (to addition) 18’-11” (to addition) no change 8’-7” (to addition) 7'-6” 12’-0” average 4’-0” 4’-0” Rear Setbacks (1st flr): (2nd flr): 41’-8” 50’-8” no change 41’-8” 15'-0” 20’-0” Lot Coverage: 1,376 SF 23% 1,488 SF 25% 2,379 SF 40% FAR: 2,934 SF 0.49 FAR 2,689 SF 0.45 FAR 2,803 SF 1 0.47 FAR # of bedrooms: 4 5 --- Off Street Parking: 2 covered (21’-1” x 21’-2”) 0 uncovered 0 covered 1 uncovered for ADU (9’ x 18’) 0 covered 1 uncovered for ADU (9’ x 18’) Building Height: 26’-10” 26’-10” 30’-0” Plate Height: 9’-0” 8’-1” no change 9’-0” 8’-0” Declining Height Envelope: complies complies C.S. 25.10.055 ¹ (0.32 x 5,948) + 900 SF = 2,803 SF (0.47 FAR) Summary of Proposed Exterior Materials: • Windows: aluminum clad wood windows with simulated true divided lites • Doors: wood front entry door • Siding: stucco • Roof: composition shingle • Other: wood shutters and wood columns Staff Comments: None. Design Review 2316 Easton Drive -3- Design Review Criteria: The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Required Findings for Design Review: Any decision to approve a Major Design Review application shall be supported by written findings addressing the criteria set forth in Chapter 25.68. In making such determination, the following findings shall be made: 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and most specifically, the standards established in the Design Review Criteria above, as applicable. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development; and 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. Fazia Ali Assistant Planner c. James Chu, applicant and designer Andy and Monica MacMillan, property owners Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed November 4, 2022 Area Map       2316 Easton Drive 300’ noticing APN: 027-153-080 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION10.6.22 Item No. 9c Design Review Study City of Burlingame Design Review and Special Permits Address: 2105 Carmelita Avenue Meeting Date: November 14, 2022 Request: Application for Design Review and Special Permits for second floor plate height and declining height envelope for a second story addition to an existing two-story dwelling. Applicant and Property Owner: Aaron Avelar APN: 027-362-170 Architect: OXB Studio Lot Area: 5,950 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot which slopes down an average of approximately 18 feet between the front and rear property lines . Sanchez Creek runs through the rear portion of the lot. Due to this slope, the existing house has three separate levels, consisting of a lower level (at the rear only), a main living (first floor at front), and a second floor. The existing single-unit dwelling has two bedrooms and is 2,183 SF in floor area, including a detached garage. The applicant is proposing an addition to the existing second floor. The proposed addition would be to the left side of the existing second floor and would add another bedroom and bathroom. There is no construction or change proposed to the first floor, lower (basement) floor, or to the existing detached garage. The total floor area with the proposed addition would increase from 2,183 SF (0.36 FAR) to 2,960 SF (0.49 FAR) where 3,349 SF (0.56 FAR) is the maximum allowed. With this application, the number of bedrooms would increase from two to three. Two parking spaces, one of which must be covered, are required on site. The existing detached garage provides one covered off-street space (10’ x 18’ clear interior dimensions); one uncovered parking space (9’ x 18’) is provided in the driveway. The existing right side of the existing second floor encroaches into the declining height envelope. Given the downward slope on the property and lower point of departure for the declining height envelope, the proposed second floor addition would continue this encroachment into the declining height envelope. Therefore, the application includes a request for a Special Permit for declining height envelope (373 SF of the proposed second floor addition would encroach into the declining height envelope). The existing second floor has a 7’-5” plate height. The applicant is requesting a Special Permit for an 8’-6” plate height for the second floor addition (where 8’-0” is the maximum allowed) (C.S. 25.10.035 (6)). 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));  Special Permit for declining height envelope (DHE) along the left side of the house (373 SF of the proposed additio n would extend beyond the DHE) (C.S. 25.10.055); and  Special Permit for second story plate height (8’-6” second story plate height proposed where 8’-0” is the maximum allowed) (C.S. 25.10.035(6)). This space intentionally left blank. Design Review and Special Permits 2105 Carmelita Avenue 2 2105 Carmelita Avenue Lot Area: 5,950 SF Plans date stamped: October 20, 2022 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS Front (Lower flr): (1st flr): (2nd flr): N/A 17’-9” 36’-9” N/A No change 25’-9” N/A 15'-0" or block average 20’-0” Side (left): (right): 7'-11" 4'-0" 1 6’-4" to addition No change 5'-0" 5'-0" Rear (Lower flr): (1st flr): (2nd flr): 50’-0” 44'-0" to deck 52’-5” No change No change 54’-4” 15’-0” 15'-0" 20'-0" Lot Coverage: 2,119 SF 35.6% No change 2,380 SF 40% FAR: 2,183 SF 0.36 FAR 2,960 SF 0.49 FAR 3,349 SF 2 0.56 FAR # of bedrooms: 2 3 --- Off-Street Parking: 1 covered (10’ x 18’) 1 uncovered (9' x 18') No change 1 covered (10’ x 18’) 1 uncovered (9' x 18') Building Height: 23’-6” 25’-5” 30'-0" Plate Height (Lower flr): (1st flr): (2nd flr): 6’-2” 8’-4” 7’-5” No change No change 8’-6” 3 9’-0” 8’-0” DH Envelope: (E) Encroachment on right side 4 Special Permit requested for DHE encroachment on left side 5 C.S. 25.10.055 1 Existing nonconforming right side setback (4’-0” where 5’-0” is required); no change. 2 (0.32 x 5,950 SF) + 1,100 SF + 345 SF = 3,349 SF (0.56 FAR). 3 Special Permit requested for 8’-6” second floor plate height where 8’-0” is the maximum allowed without approval of a Special Permit. 4 Existing nonconforming declining height envelope encroachment along right side; no change. 5 Special Permit requested for declining height envelope for 373 SF encroachment into the DHE on left side of house. Design Review and Special Permits 2105 Carmelita Avenue 3 Summary of Proposed Exterior Materials: • Windows: Painted aluminum clad wood windows with simulated true divided lites with stained wood trim around windows to match existing. • Siding: Stucco (to match existing). • Roof: Spanish clay tiles . • Other: Wrought iron railing, wood stained corbels, wood stained bellyband. 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 Permits 2105 Carmelita Avenue 4 Catherine Keylon, Senior Planner c. Aaron Avelar, applicant and property owner OXB Studio, architect Attachments: Application to the Planning Commission Special Permit Applications Notice of Public Hearing – Mailed November 4, 2022 Area Map 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. This is a proposed addition to the existing 2nd floor structure. The design will retain the existing large front living room façade as the prominent feature. The 2nd floor addition (to existing) will be consistent with its original Spanish Mission design. The existing 2nd floor 1980’s addition is not Spanish and will be improved on. The lot is it’s relatively flat however drops off drastically to a creek below. The house complies with the declining building envelope standards for the balance of the site with the except for the elevations below at the creek. 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. Our design intent to return the house to its original Spanish Mission design, we adopted original materials and details to tie the 2nd floor (both new and existing) to the original Spanish design. We used windows with horizontal gridlines, corbels, wood vents, and decorative window all inspired from the original 1920’s construction. The Spanish Mission design is true to its original Ansel Easton neighborhood and current homes in the area. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? At the onset of the project, we reviewed the design guidelines and asked for guidance from a past Planning Commissioner. From that point we worked within the allowable building envelope and developed our design from the exterior in. We tied to address all the design guidelines so to help us not impact our neighbors with the design. 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. We are not impacting any trees or landscaping. The building footprint remains unchanged. 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. We are proposing an addition to the existing 2nd floor structure. The design will retain the existing large front living room façade as the prominent feature. The 2nd floor addition (to existing) will be consistent with its Spanish Mission design. The existing 2nd floor 1980’s addition is not Spanish and will be improved on from this project. Currently the non-Spanish rectangular second floor reads low and is heavily weighted in the rear. The addition to the 2nd floor brings the structure forward to read/relate with the existing 1st floor. The 8’-6” plate will allow for a breakup in ridge heights and consistent with Spanish Mission design. 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. Our design intent to return the house to its original Spanish Mission design, we adopted original materials and details to tie the 2nd floor (both new and existing) to the original Spanish Design. We used windows with horizontal gridlines, corbels, wood vents, and decorative window trim. The Spanish Mission Design provides is true its original Ansel Easton neighborhood and current homes in the area. 3. How will the proposed project be consistent with the residential design guidelines adopted by the City? At the onset of the project, we reviewed the design guidelines and solicited assistance from a past Planning Commissioner. From that point we worked within the allowable building envelope and developed our design from the exterior in. We tied to address all the design guidelines so to help us not impact our neighbors with the design. 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       2105 Carmelita Avenue 300’ noticing APN: 027-362-170 DIAGONAL HATCH DENOTES PROPOSED SECOND FLOOR OVERHANGS, TYP. 1-STORY DETACHED GARAGE EXISTING NO CHANGE ADJACENT BUILDING ROOF ADJACENT BUILDING ROOF EXISTING BUILDING FOOTPRINTUP UPS55°10'18"E 127.19' S55°10'18"E 108.64'N55°10'36"E 53.33'N34°49'42"E 50.00'4'-0"REQ.SIDESETBACK4'-0"REQ.SIDESETBACK15'-0" REQUIRED FIRST FLOOR FRONT SETBACK 20'-0" REQUIRED SECOND FLOOR FRONT SETBACK 15'-0 " REQ U I R E D F I R S T S T O R Y REA R S E T B A C K 20'-0" REQ U I R E D S E C O N D S T O R Y REA R S E T B A C K EXISTING UNCOVERED DECK AND STAIRS TO REMAIN EXISTING STONE PATH TO REMAIN EXISTING CONCRETE DRIVEWAY TO REMAIN CARMELITA AVEEXIST CURB CUTS PLANTER STRIPSIDEWALKCURB5'-6" 34'-0"19'-2"EXIST GATE 5'-3" ABOVE GRADE EXISTING UNCOVERED PATIO EXISTING 11" HOLLY TREE PROPOSED SECOND FLOOR ADDITION 7'-11"EXISTING ANDPROPOSEDFIRST FLOORSIDE SETBACK6'-5"PROPOSEDSECONDFLOORSIDE SETBACK24'-5"PROPOSED SECONDFLOOR SETBACK50'-0 " EXIS T I N G A N D P R O P O S E D F I R S T F L O O R R E A R S E T B A C K EXISTING SECOND FLOOR ABOVE 49'-3 " PRO P O S E D S E C O N D F L O O R R E A R S E T B A C K25'-1"EXISTING SECONDFLOOR SIDE SETBACK3'-012"EXISTING ANDPROPOSED FIRSTFLOORSIDE SETBACK4'-012"EXISTING SECONDFLOOR SIDE SETBACK25'-91 2" PROPOSED SECOND FLOOR FRONT SETBACK EXISTING 27" ASH TREE EXISTING 38" REDWOOD TREE EXISTING CREEK PROPERTY OWNER IMPROVEMENTS (DECK, RETAINING WALL, POOL, SHED, DWELLING FOUNDATION, DRIVEWAY PAD, ETC.) THAT ARE CONSTRUCTED WITHIN 25' OF THE CREEK'S TOP OF BANK SHALL STABILIZE THE SURROUNDING AREA TO PREVENT EROSION DUE TO STORMWATER DISCHARGE FROM THE IMPROVEMENTS. IN ADDITION, VEGETATION THAT MAY IMPACT THE CREEK MUST BE REMOVED AND REPLACED WITH STABILIZED MATERIAL. EXISTING SEWER CLEANOUT EXISTING WATER METER 17'-9" EXISTING AND PROPOSED FIRST FLOOR FRONT SETBACK OVERHEAD POWER LINEEXISTING WATER LINE EXISTING GAS LINE EXI S T S W R L I N E EXIST ELEC PANEL/METEREXIST GAS METER EXISTING OLIVE SHRUB EXISTING STAIR TO REMAIN EXISTING LEMON TREE EXIST GRASS LAWN EXIST TURF NEW DOWNSPOUT IN EXIST LOCATION EXISTING DOWNSPOUT TO REMAIN EXISTING DOWN- SPOUT TO REMAIN 500.92' TOP OF CURB 497.13' TOP OF CURB 497.32' PROPERTY CORNER 500.88' PROPERTY CORNER 484.10' PROPERTY CORNER 476.30' PROPERTY CORNER 496.87' MIDDLE BACKYARD A0.1 AS NOTED SITE PLAN, PROJECT DATA, AND PHOTOGRAPHS OF NEIGHBORING PROPERTIES TED BONNEAU C-30940 REN. 10.31.23 date: scale: sheet: revisions:AINROFILACFO E T A T SL IC E N S E D A RCHIT E CT 99 east blithedale avenue mill valley, california 94941 t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m OXBSTUDIO NOT FOR CONSTRUCTION A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCEOctober 17, 2022 Design Review Plan Check 10.17.22 WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE SCALE: 1 8" = 1'-0" PROPOSED SITE AND LANDSCAPE PLAN GRAPHIC SCALE (IN FEET) 0 10 20 N 1 AVELAR RESIDENCE ADDITION, REMODEL & FOUNDATION REPAIR TO A SINGLE FAMILY RESIDENCE AT: 2105 CARMELITA AVE | BURLINGAME | CALIFORNIA 94010 DESIGN REVIEW SYMBOLS LEGEND ELEVATION NUMBER- - ELEVATION TAG SHEET NUMBER SECTION NUMBER- - SECTION TAG SHEET NUMBER NORTH ARROW N INDICATES DIRECTION OF NORTH REVISION CLOUD 1 AREA REVISED REVISION # ARCHITECTURAL A0.1 SITE PLAN, PROJECT DATA, AND PHOTOS OF NEIGHBORING PROPERTIES A1.1 DEMOLITION AND PROPOSED FLOOR PLANS, ROOF PLAN A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS INDEX OF DRAWINGS ABBREVIATIONS PROJECT TEAM A.F.F.ABOVE FINISH FLOOR CLR.CLEAR D.I.DRAINAGE INLET D.S.DOWN SPOUT DIM.DIMENSION EQ.EQUAL F.F.FINISH FLOOR G.S.M.GALVANIZED SHEET METAL GYP.BD.GYPSUM BOARD M.D.F.MEDIUM DENSITY FIBERBOARD MFR.MANUFACTURER MIN.MINIMUM PL PROPERTY LINE R.D.ROOF DRAIN R.O.ROUGH OPENING R.W.L.RAIN WATER LEADER S.C.D.SEE CIVIL DRAWINGS S.L.D.SEE LANDSCAPE DRAWINGS S.S.D.SEE STRUCTURAL DRAWINGS SIM.SIMILAR T&G TONGUE AND GROOVE T.S.TUBE STEEL TYP.TYPICAL U.O.N UNLESS OTHERWISE NOTED V.I.F.VERIFY IN FIELD W.P.WATER PROOF W.R.B.WEATHER RESISTANT BARRIER W.U.I. WILDLAND URBAN INTERFACE VICINITY MAP PROJECT DESCRIPTION SECOND STORY ADDITION AND INTERIOR REMODEL TO SINGLE FAMILY RESIDENCE. FOUNDATION REPAIR. OWNER TRACY & AARON AVELAR 2105 CARMELITA AVE, BURLINGAME, CA 94010 TEL 415.990.1027 aarona@abbottavelar.com ARCHITECT OXBSTUDIO ARCHITECTS CHAD STITH & RACHEL SEIFERT 99 E BLITHEDALE AVE MILL VALLEY, CA 94941 TEL 415.383.9001 chad@oxbstudio.com rachel@oxbstudio.com SITE LOCATION 2105 CARMELITA AVE, BURLINGAME, CA 94010 030-032-16 5,896 SF V-B R3 R-1 1,429 SF 1,429 SF (NO CHANGE) 442 SF 602 SF 1,044 SF 2,473 SF 458 SF 458 SF (NO CHANGE) PROPERTY ADDRESS: ASSESSORS PARCEL NUMBER: LOT AREA: CONSTRUCTION TYPE: OCCUPANCY GROUP: ZONING: EXISTING FIRST FLOOR AREA: PROPOSED FIRST FLOOR AREA: EXISTING SECOND FLOOR AREA: PROPOSED SECOND FLOOR ADDITION: PROPOSED TOTAL SECOND FLOOR AREA: TOTAL NET FLOOR AREA (WHOLE HOUSE): EXISTING GARAGE: PROPOSED GARAGE: PROJECT DATA TRUE SCALE: NTS PHOTOGRAPHS OF NEIGHBORING PROPERTIES 2 2103 CARMELITA AVE PROJECT SITE 2109 CARMELITA AVE 2115 CARMELITA AVE GENERAL NOTES 1. THERE WILL BE NO PERMANENT STRUCTURES (RETAINING WALLS, FENCES, COLUMNS, MAILBOXES, ETC.) PROPOSED BEYOND THE PROPERTY LINE AND INTO THE PUBLIC RIGHT-OF-WAY 2. ALL TREES, SHRUBS, HEDGES, AND GROUND COVERS ARE EXISTING TO REMAIN. NTRUE WALL LEGEND EXISTING WALL TO REMAIN EXISTING WALL TO BE DEMOLISHED EXISTING FEATURE TO BE DEMOLISHED NEW WALL PRIMARY BATHROOM 10'-1 x 18'-2"BENCHSHOWER DESKCABINETBOOKS FP CLOSETCABINET WINDOW SEATPRIMARY BEDROOM 20'-9" x 16'-8" BATHROOM 8'-0" x 8'-0" BEDROOM 11'-0" x 13'-3"LINENFREESTANDING TUBVANITY BYOWNERCABINET SKYLIGHT CABINET BOOKS CLOSET LIVING DINING ENTRYPORCH KITCHEN FAMILY BEDROOM 1 CLOSETBATH HALL CLOSETCLOSET CLOSET EXISTING WOOD DECK TO REMAIN SCALE: 1 4" = 1'-0" EXISTING FIRST FLOOR PLAN (NO CHANGE) 2 SCALE: 1 4" = 1'-0" DEMOLITION SECOND FLOOR PLAN 1 SCALE: 1 4" = 1'-0" PROPOSED SECOND FLOOR PLAN 3 REMOVE DECK REMOVE WINDOW REMOVE DOORS2'-7" WALK-IN CLOSET 11'-0" x 6'-3" CLOSET 4'-10" x 7'-11" HALL 4'-10" x 3'-2" BEDROOM 11'-0" x 13'-3" BATHROOM 8'-0" x 8'-0"15'-8"20'-412"8'-6"19'-11"3'-0" 34'-0"2'-0"15'-8"10'-7"3'-0"3'-6"1'-6"19'-2"25'-91 2" TO FRONT PROPERTY LINE 7'-11"TO SIDEPROP. LINE4'-012"TO SIDEPROPERTYLINE63'-85 8" TO REAR PROPERTY LINE 38'-012"SCALE: 1 4" = 1'-0" PROPOSED ROOF PLAN 4 20'-5" EXISTING ROOF EXISTING ROOF NEW ROOF NOTE: THIS IS NOT A FULL DEMOLITION AND RECONSTRUCTION OF THE EXISTING SECOND STORY. PROPOSED SECOND FLOOR ADDITION SHALL BE ADDED TO EXISTING SECOND FLOOR FOOTPRINT.5:12SLOPE5:12SLOPE5:12SLOPE5:12SLOPE112:12SLOPE4:12 SLOPE 4:12 SLOPE 4:12 SLOPE 5:12 SLOPE 5:12 SLOPE5:12SLOPE3:12 SLOPE 2:12 SLOPE EXISTING WOOD DECK TO REMAIN EXISTING WOOD RAILING TO REMAIN, TYP. EXISTING WOOD STAIRS TO REMAIN EXISTING WOOD RAILING TO REMAIN, TYP. EXISTING WOOD POSTS UNDER DECK TO REMAIN, TYP. EXISTING WOOD STAIRS TO REMAIN EXISTING CONCRETE STEP TO REMAIN EXISTING WOOD RAILING TO REMAIN EXISTING DOWNSPOUT TO REMAIN EXISTING DOWNSPOUT TO REMAIN EXISTING DOWNSPOUT TO REMAIN NEW DOWNSPOUT IN EXISTING LOCATION EXISTING DOWNSPOUT TO REMAIN EXISTING DOWNSPOUT TO REMAIN A1.1 1 4" = 1'-0" DEMOLITION AND PROPOSED FLOOR PLANS, ROOF PLAN TED BONNEAU C-30940 REN. 10.31.23 date: scale: sheet: revisions:AINROFILACFO E T A T SL IC E N S E D A RCHIT E CT 99 east blithedale avenue mill valley, california 94941 t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m OXBSTUDIO NOT FOR CONSTRUCTION A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCEOctober 17, 2022 Design Review Plan Check 10.17.22 WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE SCALE: 1 4" = 1'-0" BASEMENT PLAN - EXISTING NO CHANGE 1 SCALE: 1 4" = 1'-0" DETACHED GARAGE PLAN - EXISTING NO CHANGE 2 6'-2" BASEMENT CEILING HEIGHT 2'-8" CRAWL SPACE CEILING HEIGHT CRAWL SPACE BASEMENT SEE SECTIONS 1&3 / A2.3 FOR MORE INFORMATION A1.2 1 4" = 1'-0" DEMOLITION AND PROPOSED FLOOR PLANS, ROOF PLAN TED BONNEAU C-30940 REN. 10.31.23 date: scale: sheet: revisions:AINROFILACFO E T A T SL IC E N S E D A RCHIT E CT 99 east blithedale avenue mill valley, california 94941 t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m OXBSTUDIO NOT FOR CONSTRUCTION A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCEOctober 17, 2022 Design Review Plan Check 10.17.22 WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE 45° DECLINING HEIGHT ENVELOPEEXISTING SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR 7'-5" CEILING8'-4" CEILING9'-7"NEW SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR 8'-6" CEILING8'-4" CEILING9'-7"3'-3"4'-3"7'-11" REMOVE WINDOWS REMOVE DECK STUCCO TO MATCH EXISTING, TYP. SPANISH CLAY TILE ROOF TO MATCH EXISTING, TYP. PAINTED ALUMINUM CLAD WOOD WINDOWS TO MATCH EXISTING, TYP. STAINED WINDOW TRIM TO MATCH EXISTING, TYP. NEW STAINED WOOD BELLY BAND NEW STAINED WOOD CORBELS STUCCO TO MATCH EXISTING, TYP. SPANISH CLAY TILE ROOF TO MATCH EXISTING, TYP. PAINTED ALUMINUM CLAD WOOD WINDOWS WITH SIMULATED TRUE DIVIDED LITES TO MATCH EXISTING, TYP. STAINED WINDOW TRIM TO MATCH EXISTING, TYP.PROPERTY LINENEW TOP OF RIDGE 25'-514"EXISTING TOP OF RIDGE 23'-4"3'-934"NEW WINDOWS NEW WINDOW NEW WINDOW NEW WINDOWS 5:12 SL O P E 5:12 S L O P E 5:12 SL O P E 5:12 S L O P E 5:12 11 2 :12 SLOPE 11 2 :12 SLOPE 4:12 4:12 S L O P E 4:12 SL O P E 5:12 S L O P E 5:12 S L O P E 5:12 SLOPE 3:12 SLOPE 3:12 SL O P E 5:12 502.57' 512.15' 520.65' 524.46' 502.57' 512.15' 519.57' 522.37' EXISTING WINDOW TO REMAIN EXISTING WINDOWS TO REMAIN EXISTING WINDOWS TO REMAIN EXISTING WINDOW TO REMAIN EXISTING WINDOWS TO REMAIN NEW WINDOW EXISTING WINDOWS TO REMAIN EXISTING WINDOWS TO REMAIN EXISTING WOOD RAILING, DECK, AND STAIRS TO REMAIN, TYP. NEW ROUGHT IRON RAILING NEW PAINTED METAL VENT EXISTING DOOR TO REMAIN EXISTING GUTTER AND DOWNSPOUT TO REMAIN NEW DOWNSPOUT IN EXISTING LOCATION EXISTING GUTTER AND DOWNSPOUT TO REMAIN EXISTING GUTTER AND DOWNSPOUT TO REMAIN AVERAGE TOP OF CURB499.03' AVERAGE TOP OF CURB499.03' FIRST FLOOR CEILING 510.90' FIRST FLOOR CEILING 510.90' 486.81'14'-0"7'-6"ABOVE SECOND FINISH FLOORD.H.E. POINT OF DEPARTURE = (FRONT PROPERTY CORNER + REAR PROPERTY CORNER) / 2 = (497.32' + 476.30') / 2 = 486.81' EXISTING WINDOW TO REMAIN A2.1 1 4" = 1'-0" EXTERIOR ELEVATIONS TED BONNEAU C-30940 REN. 10.31.23 date: scale: sheet: revisions:AINROFILACFO E T A T SL IC E N S E D A RCHIT E CT 99 east blithedale avenue mill valley, california 94941 t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m OXBSTUDIO NOT FOR CONSTRUCTION A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCEOctober 17, 2022 Design Review Plan Check 10.17.22 WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE SCALE: 1 4" = 1'-0" PROPOSED FRONT (NORTH) ELEVATION GRAPHIC SCALE (IN FEET) 0 5 10 1 SCALE: 1 4" = 1'-0" EXISTING FRONT (NORTH) ELEVATION 2 SCALE: 1 4" = 1'-0" PROPOSED SIDE (EAST) ELEVATION GRAPHIC SCALE (IN FEET) 0 5 10 3 SCALE: 1 4" = 1'-0" EXISTING SIDE (EAST) ELEVATION 4 7'-5" CEILING8'-4" CEILING9'-7"8'-6" CEILING8'-4" CEILING9'-7"REMOVE DECK REMOVE DECK REMOVE DOORS NEW ROUGHT IRON RAILING NEW STAINED WOOD CORBELS STUCCO TO MATCH EXISTING, TYP. SPANISH CLAY TILE ROOF TO MATCH EXISTING, TYP. PAINTED ALUMINUM CLAD WOOD WINDOWS TO MATCH EXISTING, TYP. STAINED WINDOW TRIM TO MATCH EXISTING, TYP. STUCCO TO MATCH EXISTING, TYP. SPANISH CLAY TILE ROOF TO MATCH EXISTING, TYP. PAINTED ALUMINUM CLAD WOOD WINDOWS WITH SIMULATED TRUE DIVIDED LITES TO MATCH EXISTING, TYP. STAINED WINDOW TRIM TO MATCH EXISTING, TYP.23'-4"25'-514"3'-934"NEW WINDOW NEW WINDOW NEW JULIET DOORS 3:12 SLO P E 2:12 SLO P E 3:12 SLO P E 2:12 SLO P E 4:12 SL O P E 4:12 SLOPE 5:12 S L O P E 5:12 SLO P E 5:12 S L O P E 4:12 SL O P E 4:12 SLOPE 21 2:12 SLOP E EXISTING SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR NEW SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR NEW TOP OF RIDGE EXISTING TOP OF RIDGE 502.57' 512.15' 520.65' 524.46' 502.57' 512.15' 519.57' 522.37' EXIST. WINDOW TO REMAIN EXISTING WINDOW TO REMAIN EXISTING WINDOW TO REMAIN EXISTING WINDOW TO REMAIN EXISTING WINDOW TO REMAIN EXISTING WINDOW TO REMAIN EXISTING WINDOWS TO REMAIN NEW WINDOW EXISTING DOORS TO REMAIN EXISTING DOOR TO REMAIN EXISTING WINDOW TO REMAIN 6'-2" TALL DOOR BEHIND DECK STRUCTURE EXISTING TO REMAIN WINDOW BEHIND DECK STRUCTURE EXISTING TO REMAIN EXISTING WOOD RAILING TO REMAIN, TYP. NEW ROUGHT IRON RAILING EXISTING GUTTER AND DOWNSPOUT TO REMAIN EXISTING GUTTER AND DOWNSPOUT TO REMAIN EXISTING WOOD RAILING, DECK, AND STAIRS TO REMAIN, TYP. EXISTING WOOD RAILING, DECK, AND STAIRS TO REMAIN, TYP. WINDOW BEHIND DECK STRUCTURE EXISTING TO REMAIN NEW DOWNSPOUT IN EXISTING LOCATION EXISTING GUTTER AND DOWNSPOUT TO REMAIN EXISTING GUTTER AND DOWNSPOUT TO REMAIN AVERAGE TOP OF CURB 499.03' AVERAGE TOP OF CURB 499.03' FIRST FLOOR CEILING 510.90' FIRST FLOOR CEILING 510.90' 4 5 ° D E C L I N I N G H E I G H T E N V E L O P E 7'-11"PROPERTY LINE486.81'14'-0"7'-6"ABOVE SECOND FINISH FLOORD.H.E. POINT OF DEPARTURE = (FRONT PROPERTY CORNER + REAR PROPERTY CORNER) / 2 = (497.32' + 476.30') / 2 = 486.81' NEW STAINED WOOD CORBELS A2.2 1 4" = 1'-0" EXTERIOR ELEVATIONS TED BONNEAU C-30940 REN. 10.31.23 date: scale: sheet: revisions:AINROFILACFO E T A T SL IC E N S E D A RCHIT E CT 99 east blithedale avenue mill valley, california 94941 t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m OXBSTUDIO NOT FOR CONSTRUCTION A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCEOctober 17, 2022 Design Review Plan Check 10.17.22 WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE SCALE: 1 4" = 1'-0" PROPOSED REAR (SOUTH) ELEVATION GRAPHIC SCALE (IN FEET) 0 5 10 1 SCALE: 1 4" = 1'-0" EXISTING REAR (SOUTH) ELEVATION 2 SCALE: 1 4" = 1'-0" PROPOSED SIDE (WEST) ELEVATION 3 SCALE: 1 4" = 1'-0" EXISTING SIDE (WEST) ELEVATION 4 8'-6"PROPOSED CEILING8'-4"EXISTING CEILING TO REMAIN9'-7"21'-1034"3'-934"STAIR BEDROOM 1CLOSETBATHLIVINGCASED OPENING TO ENTRY HALL WALK-IN CLOSETBEDROOM PRIMARY BEDROOM BEDROOM 1 FAMILY ROOM KITCHEN BASEMENT BASEMENT NEW SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR NEW TOP OF RIDGE 502.57' 512.15' 520.65' 524.46' FIRST FLOOR CEILING 510.90' EXISTING SECOND FLOOR CEILING 519.57' PRIMARY BEDROOM PRIMARY BATH KITCHENDINING NEW SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR NEW TOP OF RIDGE 502.57' 512.15' 520.65' 524.46' FIRST FLOOR CEILING 510.90' EXISTING SECOND FLOOR CEILING 519.57' BASEMENT CEILING 501.20' BASEMENT FLOOR 495.03' BASEMENT CEILING 501.20' BASEMENT FLOOR 495.03' CRAWL SPACE FLOOR 498.53'2'-8"EXISTINGCEILINGTO REMAINCRAWL SPACE FLOOR 498.53'7'-5"EXISTING CEILING6'-2"EXISTING CEILINGTO REMAIN8'-6"PROPOSED CEILING8'-4"EXISTING CEILING TO REMAIN9'-7"21'-1034"3'-934"2'-8"EXISTINGCEILINGTO REMAIN7'-5"EXISTING CEILING6'-2"EXISTING CEILINGTO REMAINA2.3 1 4" = 1'-0" EXTERIOR ELEVATIONS TED BONNEAU C-30940 REN. 10.31.23 date: scale: sheet: revisions:AINROFILACFO E T A T SL IC E N S E D A RCHIT E CT 99 east blithedale avenue mill valley, california 94941 t e l 4 1 5 .3 8 3 .9 0 0 1 w w w .o x b s t u d i o .c o m OXBSTUDIO NOT FOR CONSTRUCTION A remodel and addition to single family residence2105 Carmelita, Burlingame, CA 94010Assessor's Parcel # 027-362-170AVELAR RESIDENCEOctober 17, 2022 Design Review Plan Check 10.17.22 WHEN PRINTED ON 24X36 PAPER, SCALE IS AS NOTED; ON 12X18 PAPER, SCALE IS HALF; ON 11X17 PAPER, NOT TO SCALE SCALE: 1 4" = 1'-0" SECTION - NORTHWEST GRAPHIC SCALE (IN FEET) 0 5 10 1 SCALE: 1 4" = 1'-0" SECTION - NORTHEAST 2 SCALE: 1 4" = 1'-0" SECTION - NORTHEAST 3