No preview available
HomeMy WebLinkAboutReso - PC - 2023.07.10 - 9EDocuSign,Envelope lD | 07 52F 876-CF7 6478+8487-656C7C7297A3 RECORDING REOUESTED BY WHEN RECORDED I\,IAIL TO: COMMUNITY DEVELOPMENT DEPARTI\,IENT CITY OF BURLINGAi/E 501 PRIMROSE ROAD BURLINGAME, CA 94010 lffiliiilliliilliiiillilllillriilliiiilillllillillllilliillrlllilllllll*$F0003391q02$t 2 r0 I hereby certify this to be a full, true and mnect copy of the document it purports to be, the original ofwhich is on file in my office. JU 21,2023 bttiw htkwl TITLE OF DOCUMENT c ITY EAMGstuNBU Date; Kevin Gardiner, AICP, Community Development Di Planning Department City of Burlingame 2423-A44334 3r14 pm 09/13/2023 R1 Feo: NO FEE Count ,I Paqes 10 RecordeC in Official Records Co unty ofSan Matm Mark Church Assesso r-Co unty Clork-Recoder Resolution No. 2023-07.10-9E 123-135 PRIMROSE ROAD APNs 029-221-040 and 029-221-05O RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERi'IT 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 Desion Review and Soecial P rmit for buildinq heiqht for construction of a new. 14-unit multi-unit residential apartment buildinq at 123-1 35 Primrose Road . Zoned HMU.Albert and Tlleresa Wono Trust and Svlvia n o Trust o ro o e rtv owners APNS: 029-22 1 -040. 029-221 -050 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on July 10. 2023, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing. NOW. THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that On the basis of the lnitial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15332, ln-Fill Development Projects, is hereby approved. 2. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 3. lt is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo rrperson , Secretary of the Planning mission of the City of Burlingame, do hereby certify that the foregoing resolutron was introduced an d adopted at a regular meeting of the Planning Commission held on the 1Oth dav of Julv, 2023. by the following vote 123-135 PRIHROSE AVE. - RESO 203{17.10€E AYES: COITAROTO, HORAN, LOWENTHAL PFAFF, SCHTID, SHORES, TSE NOES: NONE ABSENT NONE RECUSED: NONE Secretary 0 klcud 1 EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special permit 123-135 Primrose Road Effective July 20, 2023 Page 1 that the project shall be built as shown on the plans submitted to the planning Division date stamped May 31, 2023, sheets A0.1 through A5 2a, Cl through C8, and 11.0 and L2.0; and that the gate to the garage shall remain open/ up during daylight hours; that prior lo issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required, the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; that prior to issuance of a building permit for the project, the applicant shall pay the Residential lmpact Fees (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; that prior to issuance of a building permit for the project, the applicant shall pay the first half of the Public Facilities lmpact fee (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. that prior to scheduling the final framing inspection for the apartment building, the applicant shall pay the second half of the Public Facilities lmpact fee (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; that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing, or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission review (Fyl or amendment to be determined by Planning staff); that the maximum elevation at the top of the parapet shall not exceed elevation 89.65, and that the top of the two stair enclosures shall not exceed elevation 96.48' as measured from the average elevation at the top of the curb along Park Road (38.05'), for a maximum height to parapet of 51'-7" and a maximum height to top of stair enclosures of 58'-5"; that the top of each floor and final roof parapet height and the flnal stair enclosure heights shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. The garage/first floor finished floor elevation shall be elevation 38.25'; second floor finished floor shall be elevation 52.42'; lhtd floor finished floor shall be elevation 63.27'; and fourth floor finished floor shall be elevatio n 7 4.19' . Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height shown on the approved plans, 2 4 6 7 5. 8 EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special permit 123-'135 Primrose Road Effective July 20, 2023 Page 2 that the applicant shall coordinate with the City of Burlingame Parks Division regarding the installation of the street trees along Primrose Road; 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; 10 that during construction, the applicant shall provrde fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials, and debris is kept on site; 11 that storage of construction malerials and equipment on the street or in the public right- of-way shall be prohibited; 12 that the trash receptacles, furnaces, and water heaters shall be shown in a legal compartment outside the required parking and landscaping and in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; that the applicant shall Submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used to prevent soil, dirt and debris from entering the storm drain system; the plan shall include a site plan showing the property lines, existing and proposed topography and slope, areas to be disturbed, locations of cuufill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourse or sensitive areas on-site or immediately downstream of a project; and designated construction access routes, staging areas and washout areas; The Project sponsor shall ensure implementation of the following BMPs during Project construction, in accordance with the BAAQMD's standard requirements: a. All exposed surfaces (e.9., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. I IJ, 14. that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special permit 1 23-135 Primrose Road Effective July 20, 2023 Page 3 c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to l5 miles per hour. e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. ldling times shall be minimized either by shutting equipment off when not rn use or reducing the maximum idling time to 5 minutes (California Code of Regulations [CCR] Title 13 S 2485). Clear signage regarding idling restrictions shall be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with the manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. The prime construction contractor shall post a publicly visible sign with the telephone number and person to contacl at the City of Burlingame regarding dust complaints. The City of Burlingame and the construction contractor shall take corrective action within 48 hours. The BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. that methods and procedures such as sediment basins or traps, silt fences, straw bale dikes, storm drain inlet protection such as soil blanket or mats, and covers for soil stockpiles to stabilize denuded areas shall be installed to maintain temporary erosion controls and sediment control continuously until permanent erosion controls have been established; that construction access routes shall be limited to prevent the tracking of dirt onto the public right-of-way, clean off-site paved areas and sidewalks using dry sweeping methodst 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; 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 16 17 18 19 20 21 24 EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special permit 123-135 Primrose Road Effective July 20, 2O23 Page 4 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 parkrng areas with exceptions for construction parking along the street frontages of the project site; that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor, that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and local capacities of the collection and distribution systems shall be increased at the developer's expense if necessary; 22 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; 23 that the applicant shall install fire sprinklers and a flre alarm system monitored by an approved central station prior to the final inspection for building permit; that all construction shall abide by the construction hours established in the Municipal Code; 25 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; 26 that the project shall be required to comply with all the standards of the California Building and Fire Codes, in effect at time of building permit issuance, as amended by the City of Burlingame; 27 that construction methods shall not include the use of impact, sonic, or vibratory pile driving methods. ln addition, foundation compaction techniques shall exclude the use of vibratory rollers on the project site and shall exclude the use of all vibration-compaction equipment within 25-feet of the proiect boundaries. Alternate methods of compaction to be used shall include the use of back-hoe mounted, nonvibratory, sheepsfoot rollers, or the use of hand-controlled jump-jack compactors, or similar low- or non-vibratory compaction equipment. EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special permit 123-135 Primrose Road Effective July 20, 2023 Page 5 28 thal the applicant shall provide a Construction Vibration Management plan which shall include a list of all heavy construction equipment to be used on the project site that are known to produce high vibration levels (tracked vehicles, vibratory compaction, jackhammers, hoe rams, etc.) to the Community Development Director or the Director's desrgnee. This list shall be used to identify equipment and activities that would potentially generate substantial vibration and to define the level of effort required for continuous vibration monitoring to ensure the project would not exceed acceptable thresholds. The following four (4) conditions shall be met during the Building lnspection process prior to the inspections noted in each condition: 29. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope, 30 that prior to scheduling the framing inspection, the projecl architect, engineer, or other licensed professional shall provide architectural certiflcation 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 Department; 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 32 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 Downtown Specific Plan: the project sponsor shall implement all appropriate control measures from the most currently adopted air quality plan at the time of project construction; the project sponsor shall implement the following Greenhouse Gas reduction measures during construction activities: a. Alternative-Fueled (e.9., biodiesel, electric) construction vehicles/equipment shall make up at least 15 percent ofthe fleet. b. Use at least 10 percent local building materials. c. Recycle at least 50 percent of construction waste or demolition materials. 33 34 Jt. 5b 2R .,1 EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special permit 123-135 Primrose Road Effective July 20, 2023 Page 6 the project sponsor shall incorporate recycling measures and incentives such that a solid waste diversion rate of 7 5o/o is achieved upon occupation of each phase of plan development; the project sponsor shall incorporate residential and commercial water efficiency measures such that water consumption is decreased by a minimum of 10 percent over current standard water demand factors; 39 that construction shall avoid the March 15 through August 31 avian nesting period to the extent feasible. lf it is not feasible to avoid the nesting period, a survey for nesting birds shall be conducted by a qualified wildlife biologist no earlier than 7 days prior to construction. The area surveyed shall include all clearing/construction areas, as well as areas within 250 ft. of the boundarres of these areas, or as otherwise determined by the biologist. ln the event that an active nest is discovered, clearing/construction shall be postponed within 250 ft. of the nest, until the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts; 40 that for projects within the Plan Area that require excavation, a Phase I Environmental Site Assessment (and Phase ll sampling, where appropriate) would be required. lf the Phase I Environmental Site Assessment determines that remediation is required, the project sponsor would be required to implement all remediation and abatement work in accordance with the requirements of the Department of Toxic Substances Control (DTSC), Regional Water Quality Control Board (RWOCB), or other jurisdictional agency; 41 that the following practices shall be incorporated into the construction documents to be implemented by the project contractor. a. Maximize the physical separation between noise generators and noise receptors Such separation includes, but is not limited to, the following measures. Use heavy-duty mufflers for stationary equipment and baniers around particularly noisy areas of the site or around the entire site; - Use shields, impervious fences, or other physical sound barriers to inhibit transmission of noise to sensitive receptors; Locate stationary equipment to minimize noise impacts on the community; and Minimize backing movements of equipment. 38 b. Use quiet construction equipment whenever possible the project sponsor shall provide adequate secure bicycle parking in the plan area at a minimum ratio of 1 bicycle spot for every 20 vehicle spots; the project sponsor shall incorporate residential energy efficiency measures such that energy efficiency is increased to 15% beyond 2008 title 24 standards for electricity and natural gas; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Special Permit 123-135 Primrose Road Effective July 20, 2023 Page 7 c. lmpact equipment (e.9., jack hammers and pavement breakers) shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically-powered tools. Compressed air exhaust silencers shall be used on other equipment. Other quieter procedures, such as drilling rather than using impact equipment, shall be used whenever feasible. the project sponsor shall incorporate the following practice into the construction documents to be implemented by construction contraclors: The project sponsor shall require that loaded trucks and other vibration-generating equipment avoid areas of the projecl site that are located near existing residential uses to the maximum extent compatible with project construction goals; that if the project increases sewer flows to the sanitary sewer system, the project sponsor shall coordinate with the City Engineer to determine if improvements to public sanitary sewer infrastructure are needed. lf improvements are needed, the following shall apply: that prior to issuance of a building permit, the project sponsor shall develop a plan to facilitate sanitary sewer improvements. The plan shall include a schedule for implementing sanitary sewer upgrades that would occur within the development site and/or contribution of a fair share fee toward those improvements, as determined by the City Engineer. The plan shall be reviewed by the City Engineer. that prior to issuance of a building permit, the development plans shall be reviewed by the Fire Marshal to determine if fire flow requirements would be met given the requirements of the proposed project, and the size of the existing water main(s). lf the Fire Marshal determines improvements are needed for fire protection services, then the following shall apply. that prior to issuance of a building permit the project sponsor shall be required to provide a plan to supply adequate water supply for fire suppression to the prqect site, consistent with the Fire Marshal's requirements. The plan shall be reviewed by the Fire Marshal. The project sponsor shall be responsible for implementation of the plan including installation of new water mains, and/or incorporation of fire water storage tanks and booster pumps into the building design, or other measures as determined by the Fire Marshal. that if evidence of an archeological site or other suspected cultural resource as defined by CEQA Guidelines Section 15064.5, including darkened soil representing past human activity ("midden"), that could conceal material remains (e.9., worked stone, worked bone, flred clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction-related earth-moving activities, all ground-disturbing activity within'100 feet of the resources shall be halted and the city of Burlingame shall be notified. The project sponsor shall hire a qualified archaeologist to conduct a field investigation. The city of Burlingame shall consult with the archeologist to assess the significance of the find. lmpacts to any significant resources shall be mitigated to a lessthan significant level through data recovery or other methods determined adequate by a qualified 43 45 42. 44. 46 Conditions of Approval for Categorical Exemption, Design Review, and Special Permit 123-135 Primrose Road Effective July 20,2023 Page 8 archaeologist and that are consistent with the Secretary of the lnterior's Standards for Archeological Documentation. Any identified cultural resources shall be recorded on the appropriate DPR 523 (A-J) form and filed with the NWIC; that should a unique paleontological resource or site or unique geological feature be identified at the proJect construction site during any phase of constructron, the project manager shall cease all construction activities at the site of the discovery and immediately notifi/ the City of Burlingame. The project sponsor shall retain a qualified paleontologist to provide an evaluation of the find and to prescribe mitigation measures to reduce impacts to a lessthan-significant level. Work may proceed on other parts of the project site while mitigation for paleontological resources or geologic features is carried out. The project sponsor shall be responsible for implementing any additional mitigation measures prescribed by the paleontologist and approved by the City; and that if human remains are discovered at any project construction site during any phase of construction, all ground-disturbing activity within 100 feet of the resources shall be halted and the City of Burlingame and the County coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California's Health and Safety Code. lf the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the 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. EXHIBIT "A" 47. ZONING ANALYSISPROJECT DATA ADDRESS: 123 AND 135 PRIMROSE RD, BURLINGAME, CA 94010 APN NO. : 029-221-040 AND 029-221-050 SHEET INDEX A0.1 TITLE SHEET A0.2 SITE AND NEIGHBORHOOD CONTEXT A0.2a PUBLIC TRANSPORT AVAILABILITY NEAR PROJECT SITE A0.2b AMP APPROVAL & CONDITIONS OF APPROVAL A0.3 ZONING PLAN AND AREA ANALYSIS A0.4 CONCEPT SHEET - MATERIAL AND FEATURES A0.5 3D VIEWS A0.7a SHADOW STUDY A0.7b SHADOW STUDY A0.7c SHADOW STUDY L1.0 LANDSCAPE PLAN- FIRST FLOOR L2.0 LANDSCAPE PLAN-ROOF A1.0 SITE PLAN A1.1 DEMOLITION PLAN AND ELEVATION A2.1 FIRST FLOOR PLAN A2.2 SECOND FLOOR PLAN A2.3 THIRD FLOOR PLAN A2.4 FOURTH FLOOR PLAN A2.5 ROOF PLAN A2.6 ENLARGED PLANS #1,2,6,7,11,12 A2.7 ENLARGED PLANS #3,4,8,9,13 A2.8 ENLARGED PLANS #5,10,14 A4.1 SECTIONS A4.2 SECTIONS A5.1 RENDERED ELEVATIONS A5.1a ELEVATIONS A5.2 RENDERED ELEVATIONS A5.2a ELEVATIONS C1 TITLE SHEET C2 TOPOGRAPHY SURVEY C3 IMPERVIOUS AREAS C4 GRADING AND DRAINAGE PLANS C5 UTILITY PLAN C6 BEST MANAGEMENT PRACTICES C7 EROSION CONTROL PLAN C8 DETAILS ZONING:HMU (HOWARD MIXED USE) DISTRICT OCCUPANCY: M , R-2 TYPE OF CONSTRUCTION:TYPE I A AND TYPE II A, SPRINKLERED SEE SHEET A0.3 FOR PROPOSED SETBACKS PARKING SPACES PROVIDED: SEE DETAILS ON SHEET A0.3 PROJECT DIRECTORY OWNER: ALBERT K WONG 330 PRIMROSE RD BURLINGAME, CA 94010-4087 PH: 650-340-8133 ARCHITECT: CARRASCO & ASSOCIATES 1885 EL CAMINO REAL PALO ALTO, CA 94306 EMAIL : abha@carrasco.com PH. : 650-322-2288 LANDSCAPE CONSULTANT: LINN B WINTERBOTHAM 1134 CRANE STREET, SUITE 216 MENLO PARK, CA 94025 CALIF. LICENCE #1743 SCOPE OF WORK: ·DEMOLITION OF EXISTING BUILDING STRUCTURE. ·CONSTRUCTION OF A NEW FOUR STORY 29151 SQ.FT BUILDING ·PARKING GARAGE AND LOBBY ON FIRST FLOOR, THREE LEVELS OF RESIDENTIAL BUILDING ABOVE WITH 14 APARTMENTS AND A ROOF DECK ·NEW DRIVEWAY AND LANDSCAPING. 123 PRIMROSE 123-135 PRIMROSE RD, BURLINGAME, CA 94010 PRE PLAN CHECK SUBMITTAL 03.30.2018 PLAN CHECK RESPONSE 07.06.2018 PLAN CHECK RESPONSE 12.06.2019 PLAN CHECK RESPONSE 01.07.2021 PLAN CHECK RESPONSE 06.07.2021 STUDY SESSION RESPONSE 10.18.2021 PLAN CHECK RESPONSE 12.28.2022 PLAN CHECK RESPONSE 02.15.2023 PLAN CHECK RESPONSE 04.26.2023 PLAN CHECK RESPONSE 05.03.2023 AREA SUMMARY (REFER A0.3 FOR ZONING AND AREA ANALYSIS) SHEET sheet title sheet no. TITLE SHEET A0.1 VICINITY MAP 123 PRIMROSE LOT AREA : 10716.0 SQ.FT. MAX.ALLOWABLE FLOOR AREA : UNLIMITED ALLOWABLE GROUND COVERAGE : 10716.0 SQ.FT. GROSS FLOOR AREA OF EXISTING BUILDING : 1414.0 SQ.FT. GROSS FLOOR AREA OF PROPOSED BUILDING : 29151.0 SQ.FT. GROUND COVERAGE OF PROPOSED BUILDING : 7908.5 SQ.FT. GENERAL NOTES SURVEY ENGINEER: MIKE NYAKINA TRIAD HOLMES ASSOCIATES CIVIL ENGINEERING AND LAND SURVEYING REDWOOD CITY CIVIL ENGINEER: MATHEW PETRONI TRIAD HOLMES ASSOCIATES CIVIL ENGINEERING REDWOOD CITY OFFICE 777 WOODSIDE ROAD, SUITE 2A REDWOOD CITY, CA 94061 (650)366-0216 E-MAIL: mpetroni@thainc.com DEFERRED SUBMITTAL 1.UL LISTED FIRE ALARM SYSTEM 2.AUTOMATIC SPRINKLER SYSTEM WITH AMP CONDITIONS. 3.APPROVED EMERGENCY RADIO COMMUNICATION CAPABILITY IS REQUIRED THROUGHOUT THE BUILDING. ERRC PERMIT REQUIRED TO BE OBTAINED THROUGH THE CENTRAL COUNTRY FIRE DEPARTMENT PRIOR TO INSTALLATION. 1.PROJECT WILL COMPLY WITH THE FOLLOWING CODES: 2022 CALIFORNIA ADMINISTRATIVE CODE, TITLE 24 PART 1 2022 CALIFORNIA BUILDING CODE, TITLE 24 PART 2 2022 CALIFORNIA RESIDENTIAL CODE, TITLE 24 PART 2.5 2022 CALIFORNIA ELECTRICAL CODE, TITLE 24 PART 3 2022 CALIFORNIA MECHANICAL CODE, TITLE 24 PART 4 2022 CALIFORNIA PLUMBING CODE, TITLE 24 PART 5 2022 CALIFORNIA ENERGY CODE, TITLE 24 PART 6 2022 CALIFORNIA FIRE CODE, TITLE 24 PART 9 2022 CALIFORNIA EXISTING BUILDING CODE, TITLE 24, PART 10 ( INCLUDING PARTS 8 & 12) 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE, TITLE 24 PART 11 2022 CALIFORNIA FIRE CODE ( WITH LOCAL AND STATE AMENDMENTS) NFPA#13, 2022 EDITION “ SPRINKLER SYSTEMS ” NFPA#14, 2019 EDITION “ STANDPIPE AND HOSE SYSTEMS ” NFPA#72, 2022 EDITION “ FIRE ALARM AND SIGNALING CODE “ 2021 INTERNATIONAL PROPERTY MAINTENANCE CODE CITY OF BURLINGAME MUNICIPAL CODE INCLUDE ALL LOCAL AMENDMENTS AND ORDINANCES TO THE ABOVE LISTED CODES. 2. " CONSTRUCTION HOURS" WEEKDAYS: 8:00AM - 7:00 PM SATURDAYS: 9:00AM - 6:00 PM SUNDAYS AND HOLIDAYS NO WORK ALLOWED (SEE CITY OF BURLINGAME MUNICIPAL CODE , SECTION 18.07.110 OR DETAILS) (SEE CITY OF BURLINGAME MUNICIPAL CODE , SECTION 13.04.100 OR DETAILS) CONSTRUCTION HOURS IN PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON CITY HOLIDAYS BETWEEN 8:00AM AND 5:00 PM 3.OSHA PERMIT WILL BE OBTAINED PER CAL/OSHA REQUIREMENT. SEE THE CAL/OSHA HANDBOOK AT : HTTP://WWW. CA-OSHA.COM/PDFPUBS/OSHA_USERGUIDE.PDF * CONSTRUCTION SAFETY ORDERS: CHAPTER 4, SUBCHAPTER4, ARTICLE 6, SECTION 1541.1 4.ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION.. A REVISION OF COPY SHALL BE SUBMITTED TO THE CITY FOR ANY WORK NOT GRAPHICALLY ILLUSTRATED ON THE JOB COPY PRIOR TO PERFORMING THE WORK. 5.THE PROJECT WILL COMPLY WITH THE CALIFORNIA BUILDING CODE , CHAPTER 11A AND CHAPTER 11B FOR ACCESS COMPLIANCE AND MEET ADA REGULATIONS FOR THE PUBLIC ACCOMMODATION PORTION OF THE PROJECT. 6.NO PUBLIC MONEY WILL BE USED TO CONSTRUCT THE PROJECT. PROJECT SHALL BE PRIVATELY FUNDED. 7.NO TAX CREDITS OR TAX REBATES WILL BE SUBMITTED ON THIS PROJECT. 8.ALL PATH OF TRAVEL AND COMMON USE SPACES WILL BE ACCESSIBLE AND ALL LIVING UNITS WILL BE ADAPTABLE, SEE SHEET A0.6 FOR PATH OF TRAVEL AND A0.9a,b,c,d FOR ACCESSIBILITY DIAGRAMS. 9.CONSTRUCTION DIMENSIONS FOR ACCESSIBLE FEATURES THAT ARE BELOW THE MAXIMUM AND ABOVE THE MINIMUM DIMENSION REQUIRED AS CONSTRUCTION TOLERANCES GENERALLY DO NOT APPLY TO ACCESSIBLE FEATURES 10.A COMPLETE UNDERGROUND FIRE SPRINKLER PLAN SHALL BE SUBMITTED WITH BUILDING PERMIT. AMP APPROVAL 1.AMP REQUESTED FOR THIS PROJECT, SEE ATTACHED AMP APPROVAL LETTER & CONDITIONS OF APPROVAL. SEE SHEET A0.2b. P.L.P.L.P.L.P.L.P.L.P.L.P.L. SITE AND NEIGHBORHOOD CONTEXT A0.2 NTS 123 AND 135 PRIMROSE ROAD 139 PRIMROSE ROAD 201 PRIMROSE ROAD119 PRIMROSE ROAD117 PRIMROSE ROAD Scale: NTS LOCATION MAP NORTH SITE CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 128 PRIMROSE ROAD 128 PRIMROSE ROAD120 PRIMROSE ROAD 128 PRIMROSE ROAD120 PRIMROSE ROAD1351 HOWARD AVENUE 1351 HOWARD AVENUE FH VIEW -1 VIEW -2 FH PUBLIC TRANSPORT AVAILABILITY NEAR PROJECT SITE A0.2a NTS NORTH CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 DISTANCE TO TRAIN STATION FROM PROJECT SITE DISTANCE: 0.4 MILES DISTANCE TO NORTH BOUND BUS ON CALIFORNIA DRIVE FROM PROJECT SITE DISTANCE TO SOUTH BOUND BUS ON CALIFORNIA DRIVE FROM PROJECT SITE DISTANCE TO NORTH BOUND BUS ON EL CAMINO REAL FROM PROJECT SITE DISTANCE TO SOUTH BOUND BUS ON EL CAMINO REAL FROM PROJECT SITE DISTANCE: 0.3 MILES BUS SERVICE: #292 15MIN. DISTANCE: 0.3 MILES BUS SERVICE: #292 15MIN. DISTANCE: 0.1 MILES BUS SERVICE: ECR & #397 12 MIN,16 MIN,34 & 48 MIN DISTANCE: 0.1 MILES BUS SERVICE: ECR & #397 12 MIN,16 MIN,34 & 48 MIN NOTE: MEETS REQUIREMENT OF PUBLIC TRANSPORT LESS THAN 1 2 MILE FROM PROJECT SITE & WITH TWO BUS SERVICES 15 MINUTE OR LESS. AMP APPROVAL &CONDITIONS OFAPPROVALA0.2bNTSNORTHCARRASCO & ASSOCIATESARCHITECTS . A PROFESSIONAL CORPORATIONsheettitlescaleAll drawings and written material appearing herein constitute the originaland unpublished work of the Architect and the same may not beduplicated, used or disclosed without the written consent of the Architect.1885 El Camino Real, Palo Alto, CA 94306PH: 650-322-2288FAX: 650-322-2316ofC 2021 Carrasco & Associatessheetno.datePC Response 07/06/2018PC Response 12/09/2019PC Response 01/07/2021Study SessionResponse 10/18/2021PC Response 12/28/2022PC Response 02/15/2023PC Response 04/26/2023PC Response 05/03/202303/30/2018PLANNING SUBMITTAL123 PRIMROSE123 PRIMROSE ROADBURLINGAME, CA 94010APN NO. : 029-221-050 283.5 sq.ft. STAIR #1 + ELEV. LANDSACPE AREA 1410 sq.ft. LANDSACPE AREA 23.5 sq.ft. COVERED PARKING AREA 5749 SQ.FT. 16'-0" 1323.7 sq.ft. LOBBY + STOR+ REST RM. FIRE CONTROL RM 55 sq.ft. ELEC. RM 207.9sq.ft. STAIR#2 275 sq.ft. 5'-2 1/2" 5'-8 3/4" 6'-0 3/4" 7'-5 3/4" 75.2 sq.ft. 1023.5 sq.ft. 945 sq.ft. 1441.68 sq.ft. UNIT 2 UNIT 1 UNIT 3 UNIT 4 UNIT 5 253.71 sq.ft. 5'-2 1/2"15'-6 1/2"12'-6 1/2"12'-6 1/2"9'-4 1/2"8'-5 1/4"12'-4 3/4"5'-1 1/2" 916.7 sq.ft. 300.63 sq.ft. STAIR #2 1447.16 sq.ft. HALLWAY STAIR - 1 AND ELEV. TRASH 519.09 sq.ft. 89 sq.ft. BALCONY UNIT 1 44 SQ.FT. BALCONY UNIT 1 48.8 SQ.FT. BALCONY UNIT 5 75.2 SQ.FT. BALCONY UNIT 3 76.1 SQ.FT.14'-9"BALCONY UNIT 4 110.3 SQ.FT. LANDSCAPED ROOF 82.4 SQ.FT. LANDSCAPED ROOF 112 SQ.FT. LANDSCAPED ROOF 87.2 SQ.FT. BALCONY UNIT1 72.2 SQ.FT. BALCONY UNIT 272.2 SQ.FT. ROOF . ROOF . UNIT 9 UNIT 10UNIT 6 UNIT 7 UNIT 8 5'-2 1/2" 5'-8 3/4" 6'-0 3/4" 76.1 sq.ft. 1441.68 sq.ft. 1447.16 sq.ft. 253.71 sq.ft. 945 sq.ft. 1023.5 sq.ft. 5'-2 1/2" 5'-1 1/2" 916.7 sq.ft. HALLWAY STAIR - 1 AND ELEV. TRASH 519.09 sq.ft. 89 sq.ft. BALCONY UNIT 6 72.2 SQ.FT. BALCONY UNIT 7 72.2 SQ.FT. BALCONY UNIT 6 44 SQ.FT. BALCONY UNIT 7 48.8 SQ.FT. BALCONY UNIT 10 75.2 SQ.FT. BALCONY UNIT 8 76.1 SQ.FT. BALCONY UNIT 9 79.4 SQ.FT. ROOF BELOW ROOF BELOW ROOF BELOW ROOF BELOW ROOF BELOW UNIT 14UNIT 11 UNIT 12 UNIT 13 5'-2 1/2" 5'-8 3/4" 6'-0 3/4" 5'-4 1/2" 1441.68 sq.ft. 1445.19 sq.ft. 253.71 sq.ft. 5'-2 1/2" 1935.9 sq.ft. 5'-1 1/2" 916.7 sq.ft. HALLWAY STAIR - 1 AND ELEV. TRASH 519.09 sq.ft. 89 sq.ft. BALCONY UNIT 11 72.2 SQ.FT. BALCONY UNIT 12 72.2 SQ.FT. BALCONY UNIT1 1 44 SQ.FT. BALCONY UNIT 12 48.8 SQ.FT. BALCONY UNIT 14 75.6 SQ.FT. BALCONY UNIT 13 76.1 SQ.FT. BALCONY UNIT 14 79.4 SQ.FT. 10' REQUIRED SETBACK 2-4 FLOOR 99'-10 3/4"49'-11 3/4"7'-2 3/4"52'-1" 99'-11 3/4" 13'-7 1/4" PROPOSED SETBACK 2-4 FLOOR PRIMROSE ROAD 119 PRIMROSE RESIDENTIAL USE ADJACENT PROPERTY ZONING : BMU 139 PRIMROSE OFFICE USE ADJACENT PROPERTY ZONING : HMU 124 EL CAMINO REAL RESIDENTIAL USE ADJACENT PROPERTY ZONING : BMU 1443 HOWARD AVENUE CHURCH OWNED PROPERTY USES ADJACENT PRESCHOOL BUILDING ZONING : BMU EXTENT OF PARKING BELOW 10'-0"REQUIRED SETBACK2-4 FLOOR121'-9 1/2"10' SETBACK TO 2-4 FLOOR BALCONY 10'-0 1/4"PROPOSED SETBACK2-4 FLOOR5' REQUIRED SETBACK FIRST FLOOR 5' TO EDGE OF PAVING AT PARKING 10' REQUIRED SETBACK 2-4 FLOOR 8'-10 1/2"REAR SETBACK123 AND 135 PRIMROSE ZONING : HMU NOSETBACKREQUIRED2 1/2"PROPOSED SETBACK 2-4 FLOOR2-4 FLOOR SETBACK LINE 4" 5'-1 1/2"20'-1 1/4"TOTAL ROOF AREA = 7223.4 SQ.FT. STAIR= 319.5 SQ.FT. ELEVATOR= 184 SQ.FT. STAIR 2= 207 SQ.FT. 15'-0"19'-8 3/4"15'-0"15'-0"79'-0 3/4" 29'-9 1/2"12'-2 3/4"3'-7 3/8" 2'-0 3/4" 1'-5 3/4"27'-3"10'-10 1/4"46'-0 1/2"1'-1 3/4"24'-2 1/4"8'-9 1/2"5'-2 3/8"11"19'-8 3/4"9"10'-11 1/4"20'-6"7'-11 1/2"10'-3 1/2" 9"1'-0 7/8"16'-10"16'-4 1/4"12'-11 1/4"19'-11"19'-10 7/8"17'-8" 8 3/4"89'-8 1/4"10'-3 1/2"1406 SQ.FT.(PAVED) + 450 SQ.FT.(PLANTED LIVEROOF GARDEN) =1856 SQ.FT. TERRACE GARDEN 32'-4" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 ZONING PLAN AND AREA ANALYSIS A0.3 1" = 16'-0" FIRST FLOOR AREA SECOND FLOOR AREA THIRD FLOOR AREA FOURTH FLOOR AREA Scale: 1/16" = 1'-0" ZONING PLAN ZONING AND AREA ANALYSIS ZONING ANALYSIS: ZONING: HMU (HOWARD MIXED USE) DISTRICT OCCUPANCY: M , R-2 TYPE OF CONSTRUCTION:TYPE I A, TYPE V A, SPRINKLERED SETBACK REQUIREMENT: ALLOWABLE SETBACKS: FRONT : 0'-0" LEFT SIDE : 8'-0" RIGHT SIDE : 0'-0" REAR : 8'-0" AND 0'-0" MAX.ALLOWABLE HEIGHT 55'-0" PROPOSED SETBACKS: FRONT : 0'-2 1/2" LEFT SIDE : 5'-0" GROUND LEVEL AND 10'-0 1/4" ABOVE( TO BALCONY) RIGHT SIDE : 0'-4" AT GROUND LVL / 5'-0 3/4" ABOVE( TO BALCONY) REAR : 10'-0 1/4" AND 8'-6 1/4" PROPOSED HEIGHT 53'-7" FROM AVERAGE TOP OF CURB AREA ANALYSIS: LOT AREA : 10,716.0 SQ.FT. MAX.ALLOWABLE FLOOR AREA : UNLIMITED ALLOWABLE GROUND COVERAGE : 10716.0 SQ.FT. GROSS FLOOR AREA OF EXISTING BUILDING : 1414.0 SQ.FT. GROSS FLOOR AREA OF PROPOSED BUILDING : 29151.0 SQ.FT. GROUND COVERAGE OF PROPOSED BUILDING : 7908.5 SQ.FT. AVERAGE MAX. UNIT SIZE ALLOWED : 1250 SQ.FT AVERAGE MAX. UNIT SIZE PROPOSED : 1237 SQ.FT OPEN SPACE ANALYSIS: REQUIRED PRIVATE OPEN SPACE FOR EACH UNIT = 75 SQ.FT REQUIRED COMMON OPEN SPACE CONDOMINIUMS (100 SQ.FT PER EACH UNIT) = 14X100 = 1400 SQ.FT PRIVATE OPEN SPACE PROVIDED FOR UNITS (SEE ADJ. TABLE FOR DETAILS) ONE BEDROOM UNIT (AVG.) = 95.3 SQ.FT. TWO BEDROOM UNIT (AVG.) = 147 SQ.FT. THREE BEDROOM UNIT (AVG.) = 193.4 SQ.FT. COMMON OPEN SPACE PROVIDED: REAR YARD COMMON LANDSCAPED AREA = 1410 SQ.FT. SECOND FLOOR LANDSCAPED ROOF AREA= 292 SQ. FT. TERRACE GARDEN LANDSCAPED AREA = 450 SQ.FT TERRACE GARDEN PAVED AREA = 1406 SQ.FT. TOTAL COMMON OPEN SPACE AREA = 1410+ 1406= 2816 SQ.FT TERRACE FLOOR AREA AREA BLOCKS LEGEND PRIVATE DECK AREA COMMON OPEN AREA (TERRACE GARDEN) LANDSCAPED AREA LEVELS FIRST FLOOR AREA SECOND FLOOR AREA THIRD FLOOR AREA FOURTH FLOOR AREA TOTAL BUILT UP AREA FLOOR AREA (SQFT) 7908.5 6937 6812 6774 29151 AREA CALCULATIONS (TO EXTERIOR WALL FINISH) CONDOS 1 BEDROOM UNIT 2 BEDROOM UNIT 3 BEDROOM UNIT TOTAL FLOOR AREA AVERAGE AREA PER UNIT : CONDOS UNIT 1 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 TOTAL UNIT AREA AVG. FLOOR AREA 957.6 1442.9 1945.9 17319.5/14=1237 SQFT< 1250 SQ.FT. OK NO. BR. 2 2 1 1 1 2 2 1 1 1 2 2 1 3 116.2 121 75.2 110.3 75.2 116.2 121 76.1 79.4 75.2 116.2 121 76.1 155 1441.68 916.7 945 1023.5 17319.5 1447.16 NO. OF UNITS 7 6 1 14 17319.5 OPEN SPACE (SQ.FT.)FLOOR AREA (SQ.FT.) 1663.2 *ALLOWABLE % OF ROOF AREA 10' OR LESS ABOVE MAXIMUM HEIGHT PER EXCEPTION 25.33.070: %OF TOTAL ROOF AREA ABOVE MAX. HT. LIMIT: 710.5/7223.4 x 100 = 9.8% < 10 % OK ROOF AREA*710.5 PARKING ANALYSIS : PARKING REQUIREMENT PER BURLINGAME MUNICIPAL CODE SEC 25.70.032 (b) : 7 (ONE BEDROOM UNITS - 1 SPACE) = 7 SPACES 6 (TWO BEDROOM UNITS - 1.5 SPACES) = 9 SPACES 1 (THREE BEDROOM UNIT - 2 SPACES) = 2 SPACES 1 SERVICE PARKING = 1 SPACE GUEST PARKING - NOT REQUIRED TOTAL PARKING SPACES REQUIRED = 19 SPACES REQUESTING REDUCTION IN PARKING SPACES WITH IMPLEMENTATION OF STATE BILL AB 2097 = 3 SPACES TOTAL PARKING SPACES REQUIRED WITH REDUCTION = 16 SPACES PARKING SPACES PROVIDED: RESIDENTIAL STANDARD SPACES-9'x18' STALLS 15 HC VAN PARKING- 12'X18' 1 TOTAL 16 TOTAL PARKING SPACES = 16 PROVIDED TOTAL BIKE PARKING PROVIDED = 14 CLASS II BIKE RACKS (ONE PER UNIT) SEE LOCATION ON A2.1 PRIVATE OPEN SPACE UNITS S. F. LANDSCAPE TERRACE GARDEN AREA TOTAL OPEN SPACE AREA 5257.8 SQFT 1663.2 281.6 1717 1323.7+5749+835.8 5785+1152 LOBBY + PARKING+ STAIR,ELEV, ACCESSORY STAIRS + ELEVATOR** (OPEN TRELLIS NOT INCL.) UNITS + STAIR,ELEV, HALLWAY, TRASH, ETC. 5785+1027 5747+1027 FIRST FLOOR 1596 FLOOR AREA (SQFT)COMMENTS LOCATION OPEN SPACE (SQ.FT.) UNIT AREA ANALYSIS BUILT UP AREA ANALYSIS OPEN SPACE ANALYSIS **HEIGHT OF ELEVATOR AREA IS WITHIN ALLOWABLE MAX.HEIGHT LIMIT: TRELLIS IS DESIGNED AS AN OPEN STEEL FRAME WITH NO COVER: NONE **ELEVATOR & TWO STAIRS REQUIRED FOR ROOF GARDEN ACCESS PER BUILDING CODE. FLOOR AREA PER UNIT TYPE 6707.1 8666.5 1945.9 AVERAGE TOP OF CURB= (38.26+37.84)/2= 38.05' UNITS + STAIR,ELEV, HALLWAY, TRASH, ETC. UNITS + STAIR,ELEV, HALLWAY, TRASH, ETC. OPEN SPACE AREA CALCULATED TO INNER FACE OF BALCONY RAILING 1441.68 916.7 945 1023.5 1447.16 1441.68 916.7 1447.16 1935.9 TOTAL AREA =7908.5 SQ.FT.TOTAL AREA =6937 SQ.FT.TOTAL AREA = 6812 SQ.FT.TOTAL AREA = 6799 SQ.FT. EV PARKING SPACES SUMMARY 1.ALL 16 PARKING SPACES PROVIDED WITH LEVEL 2 CHARGING STATION 2.DUAL LEVEL 2 STATIONS: 6 NOS. 3.SINGLE LEVEL 2 CHARGING STATIONS: 4 NOS. A0.4 NTS CONCEPT SHEET MATERIAL AND FEATURES WOOD CLADDING ON WALLS: WOOD / WOOD LIKE CLADDING FOR BALCONY WALLS AND SOFFIT TO BRING WARMTH TO THE MATERIAL COMPOSITION. THE CORNER BUILDING BLOCK PROTRUSIONS ARE CONSISTENT WITH THE DESIGN INTENT OF THE BUILDING NARROW WINDOW PROFILES: TALL RECTANGULAR WINDOWS WITH THIN SIGHT LINES FRAME THE VIEWS STAIRCASE FACADE: VERTICAL FRAMED GLASS FACADE WITH MULLIONS EMPHASIZE THE BUILDING VERTICALITY AND BREAK THE BUILDING INTO TWO BLOCKS TERRACE GARDEN: LANDSCAPED GREEN TERRACE SPACE CATERS TO ALL THE RESIDENTS AND A GREAT OUTDOOR ACTIVITY SPACE GREEN STRIP: TREE LINED PLANTER STRIP AT FIRST FLOOR AND DECK ACTS AS A BUFFER BETWEEN THE BUILDING AND NEIGHBORS SCORED STUCCO: THE USE OF GRID ABSORBS CONTROL JOINTS AND HELPS TO BREAKDOWN THE MASS OF THE BUILDING WHITE STUCCO - SUBTLE WHITE TONE GREY STUCCO - WARM GREY WITH EARTHY TONE WOOD CLADDING : PRODEMA CLADDING STONE CLADDING : PORCELANOSA - GLOBE BRICK BHUTAN EARTHY COMPOSITION: THE BLEND OF WOOD, STONE AND EARTHY STUCCO COLOR PALETTE GIVE THE BUILDING A CONTEMPORARY MINIMALIST APPEARANCE TILE TECH: WOOD PLANK-MOCHA PORCELAIN PAVER @FOURTH FLOOR BALCONIES CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 GLASS GUARDRAIL- WITH TEMPERED & FROSTED GLASS GLASS GUARDRAIL: WOOD CLADDING & FROSTED GUARDRAIL COMBINATION AT BALCONIES GLASS GUARDRAIL: VIEW - 1 CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 3D VIEWS A0.5 NTS VIEW - 2 LOOKING WEST ON PRIMROSE ROAD LOOKING EAST ON PRIMROSE ROAD CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 SHADOW STUDY A0.7a NTS 1 SHADOW STUDY - DECEMBER 21, 9AM (UTC-7)2 SHADOW STUDY - DECEMBER 21, 10AM (UTC-7) 3 SHADOW STUDY - DECEMBER 21, 1PM (UTC-7)4 SHADOW STUDY - DECEMBER 21, 4PM (UTC-7) TRUE NORTH CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 SHADOW STUDY A0.7b NTS 1 SHADOW STUDY - JUNE 21, 7AM (UTC-7)2 SHADOW STUDY - JUNE 21, 8.30AM (UTC-7) 3 SHADOW STUDY - JUNE 21, 10AM (UTC-7)4 SHADOW STUDY - JUNE 21, 1PM (UTC-7) TRUE NORTH CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 SHADOW STUDY A0.7c NTS 1 SHADOW STUDY - JUNE 21, 4PM (UTC-7)2 SHADOW STUDY - MARCH 21, 7.30AM (UTC-7) 3 SHADOW STUDY - MARCH 21, 10AM (UTC-7)4 SHADOW STUDY - MARCH 21, 1PM (UTC-7) TRUE NORTH GM GM S3 7 T2 1 S1 7 S2 3 T1 3 S1 5 S2 7 S3 6 S1 3 S2 11 S3 4 T1 1 T2 3 T2 1 T1 ABDEFGHCG1 12 S5 14 S4 16 1 S5 8 T1 1 S1 8 LANDSCAPE PLAN FIRST FLOOR L1.0 1/8" = 1'-0" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 EM GM WMB PP ELECTRIC METER GAS METER WATER METER BOX POWER POLE CONCRETE LANDSCAPE AREA NEW DRIVEWAY AND PARKING CONCRETE PAVERS COLORED CONCRETE PAVING W/ SCORED PATTERN (E) TREE TO REMAIN (E) TREES TO REMOVE (N)TREES ,SHRUBS , GRASSES (E)EVERGREEN SHRUBS TO BE SAVED - "syzygium paniculatum" LEGEND: WOOD FENCE PROPERTY LINE SETBACK LINE BUILDING OUTLINE ABOVE BALCONY ABOVE Existing Tree Inventory Symbol Botanical & Common Name DBH Condition Disposition A Platanus sp./ Sycamore 18" Fair Remain B Platanus sp./ Sycamore 3" Poor Remove C Fraxinus sp./ Ash 2" Fair Remove D Lagerstroemia sp./ Crape Myrtle 3" Poor Remove E Acer sp. / Maple 1" Poor Remove F Lagerstroemia sp./ Crape Myrtle 2" Poor Remove G Lagerstroemia sp./ Crape Myrtle 1" Poor Remove H Lagerstroemia sp./ Crape Myrtle 2" Poor Remove New Plant & Tree Legend Key Botanical & Common Name Size Comments Trees: T1 Acer P. " Sangokaku" / Coral Bark Maple 6 24" box low Branch T2 Acer microphylla / boxleaf Azara 5 24" box low Branch Shrubs: S1 Helleborous orientalis / lenten rose 23 5 gl. S2 Nandina d. " gulf stream" / heavenly bamboo 27 5 gl. S3 Pieris j. "Purity"/ Lily-of-the-valley 17 5 gl. S4 Podocarpus gracillor/Fern Pine 20 15 gl. espaller S5 Agapanthus Galaxy Blue 18 5gl Grasses G1 Helictotrichons. " Sapphire"/Blue Oat Grass 12 5gl Groundcover: Vinca minor / dwarf periwinkle as required 1 gl. Set @ 18" o.c Notes: 1.Location of trees and shrubs shrubs shown on plan are schematic and shall be adjusted in the field to avoid conflicts with utilities, footings, etc. 2. indicates plant key indicates plant count 3.Plant counts in the legends is for general reference only ( verify count per plan). 1344 SQ.FT.(PAVED) + 450 SQ.FT.(PLANTED LIVEROOF GARDEN) =1717 SQ.FT. TRELLIS AREA= 201 SQ.FT. Decorative Planter Open Trellis 15'x15' (225 sq. ft.) Live Roof Garden Decorative Planter 15'x15' (225 sq. ft.) Live Roof Garden Tile Pavers CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 LANDSCAPE PLAN ROOF L2.0 1/16" = 1'-0" LEGEND: PROPERTY LINE SETBACK LINE 2X WOOD STUD WALLS LED GM 7'-2 3/4"24'-0" (EXISTING) TREE CANOPY 30'-3 1/2" 11'-8 3/8"121'-9 1/2"16'-0"99'-10 3/4"99'-11 3/4"2'-0 1/2"5'4'-3 5/8"6"11'-10"PP (E) CURB PP (N) WMB 4" 5'-1 1/2" (N) CURB CUT (N) 6'-0" CONCRETE WALL 21" SYCAMORE TREE 6 (E) DRIVEWAY TO BE DEMO'D 9'-4 3/8"10'-10 1/8"19'-6 7/8"19'-6 7/8"17'-9 3/8"24'-6 1/4"74'-10 3/8"(N) WOOODEN FENCE AND GATE 6'-0" HIGH(N) BOUNDRY WALL21'-8 7/8" 6'-0" HIGH CON. WALLCENTER LINE OF PRIMROSE ROAD 2-4TH FLOOR SETBACK LINE 10' SETBACK TO 2-4 FLOOR BALCONY 13'-7 1/4" PROPOSED SETBACK 2-4 FLOOR 5' TO EDGE OF PAVING AT PARKING 5 1/2"10' SETBACK TO EDGE OF COLUMNS ON FIRST FLOOR. GM LED LED LED LED LED LED (N) DRIVEWAY AND ENTRY TO GARAGE AVERAGE CURB CUT 38.05' 5' REQUIRED SETBACK FIRST FLOOR 2 1/2"PROPOSED SETBACK 2-4 FLOORPARKING PARKINGREAR SETBACK(N) 3'-6" HIGH CONCRETE BOUNDARY WALL49'-11 7/8" 10' REQUIRED SETBACK 2-4 FLOOR 52'-1 1/ 8 " (N) 6'-0 " H I G H C O N C R E T E W A L L 2-4TH FLOOR SETBACK LINE(N) WOOODEN FENCE 6'-0" HIGH4'-9 1/4" 16'-5 3/4"10'REQUIRED SETBACK 2-4 FLOOR10'-0 1/4"PROPOSED SETBACK 2-4 FLOORPG&E VAULT 36'-11 1/4"38'-7 3/8"27'-11"11'-9 1/8"2'-0 3/4" 10' 5 7 2'-10 1/8" 7 24' 822'FDC 3'-7 3/8" 13'-7 3/8"11 1/8"12'-2 3/4"8'-10 1/2"15'-5 1/8"6'-6 3/4"3'-4 1/2"5'3'-7 3/8"NO SETBACK REQUIRED32'-2 1/2" 10 11 11 4 STOREY RESIDENTIAL BUILDING WITH 14 APARTMENTS AND PARKING AT FIRST FLOOR LEVEL SITE PLAN A1.0 1/8" = 1'-0" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 EM GM WMB PP ELECTRIC METER GAS METER WATER METER BOX POWER POLE ACCESS PATH FOR FIRE DEPARTMENT UTILITY POLE SEWER MANHOLE CONCRETE LANDSCAPE AREA CONCRETE PAVERS PERMEABLE CONCRETE PATH (E) TREE (N) TREES (REFER LANDSCAPE SHEETS FOR DETAILS) LEGEND: WOOD FENCE CENTERLINE ADJACENT BUILDING OUTLINE PROPERTY LINE SETBACK LINE BUILDING OUTLINE ABOVE BALCONY ABOVE SITE SHEET NOTES: 1.ENTIRE SITE SHALL COMPLY WITH ALL APPLICABLE ACCESSIBILITY STANDARDS. SEE SHEETS A0.9a,b,c,d FOR APPLICABLE DETAILS. 2.NO SLOPES OR CROSS SLOPES ON ACCESSIBLE ROUTES SHALL EXCEED 1/4" PER FOOT. 3.SEE SHEET A0.6 a,b,c, FOR ACCESSIBLE PATH OF TRAVEL. 4.SEE DETAIL 6/ A0.9d FOR DIMENSIONED DETAILS AT ACCESSIBLE PARKING 5.METAL MESH GATE & FENCE 6 FEET HIGH. 6.EXISTING DRIVEWAY TO BE DEMOED & REPLACED WITH SIDEWALK & PLANTING STRIP. SEE CIVIL PLANS FOR DETAILS. 7.RED PAINTED CURB FOR LENGTH AS DIMENSIONED. 8.NEW PROPOSED FIRE HYDRANT. SEE NOTE # 2 UNDER FIRE DEPARTMENT NOTES. 9.DUAL BICYCLE RACK-CIRCLE BIKE RACK FROM "ULINE" 10.EXISTING EVERGREEN SHRUBS TO BE SAVED TO THE EXTENT INDICATED DURING CONSTRUCTION. IF DAMAGED GC TO REPLACE WITH SIMILAR TYPE,SIZE & HEIGHT. EXISTING SHRUBS: MAGENTA CHERRY AKA 'SYZYGIUM PANICULATUM'. 11.METAL MESH FENCE & GATE 6 FEET HIGH ALONG WALKWAY. FIRE DEPARTMENT NOTES: 1.PER CFC APPENDIX B THE REQUIRED FIRE FLOW FOR THIS PROJECT IS 1000 CFM.SEE CALCULATIONS AT NOTE 3. 2.FIRE HYDRANT GPM FLOW FOR HYDRANT AT 100 BLOCK OF PRIMROSE IS 1160 GPM. STATIC= 66PSI & RESIDUAL: 62 PSI. HYDRANT NUMBER IS F7-13006. THIS HYDRANT IS LESS THAN 450 FEET AWAY. A NEW FIRE HYDRANT IS PROPOSED ALONG THE FRONTAGE TO MEET THE FIRE FLOW. 3.PER APPENDIX B, TABLE B105.1(2). REQUIRED FIRE FLOW FOR 2 HOUR DURATION FOR BUILDINGS;: TYPE IA AREA: 7908 SQ.FT.: REQUIRED FIRE FLOW=1500GPM TYPE IIIA AREA: 21,243 SQ.FT.: REQUIRED FIRE FLOW: 2000 GPM AT 50% REDUCTION REQUIRED FIRE FLOW IS 1000 GPM. 4.PROJECT SHALL MEET THE REQUIREMENTS OF THE 2022 FIRE AND BUILDING CODE AS AMENDED BY CENTRAL COUNTY FIRE. 5.THE BUILDING SHALL BE EQUIPPED WITH AN APPROVED CLASS III NFPA 14 STANDPIPE SYSTEM. THE STANDPIPE SYSTEM SHALL BE SUBMITTED AND APPROVED BY THE CENTRAL COUNTY FIRE DEPARTMENT PRIOR TO INSTALLATION. OUTLETS SHALL BE LOCATED ON THE INTERMEDIATE STAIR LANDING OF EACH FLOOR. 6.PHASE I & II ELEVATOR RECALL FOR FIREFIGHTER EMERGENCY OPERATION REQUIRED. 7.ELEVATOR SHUNT TRIP (CAUSING LOSS OF POWER) IS NOT ALLOWED. SPRINKLER HEAD AT TOP OF ELEVATOR SHAFT AND IN MACHINE ROOM NOT ALLOWED. THE ELEVATOR MACHINE ROOM MUST BE CONSTRUCTED OF THE SAME RATING AS THE ELEVATOR SHAFT. 8.ELEVATOR CAR SHALL BE SIZED TO ACCOMMODATE AN AMBULANCE STRETCHER OF 24” X 84 9.ALL BUILDINGS SHALL HAVE A KNOX KEY BOX FOR EMERGENCY FIRE DEPT. ACCESS. ELECTRONIC GATES ACROSS FIRE ACCESS ROADS SHALL HAVE A KNOX KEY SWITCH CONNECTED TO THE GATE. 10.PROVIDE AN EGRESS PLAN SHOWING EXIT ACCESS, EXIT AND EXIT DISCHARGE PATHS TO THE PUBLIC WAY. PLAN TO DETAIL EXIT TRAVEL DISTANCES AND OCCUPANT LOAD CALCULATIONS. 11.FIRE DEPARTMENT CONNECTION SHALL BE LOCATED WITHIN 5 FEET OF THE SIDEWALK AND NOT WITHIN CITY RIGHT-OF-WAY, AND WITHIN 100' OF A FIRE HYDRANT. 12.REQUIRED STANDPIPE SYSTEM OUTLETS SHALL BE LOCATED ON THE INTERMEDIATE STAIR LANDING OF EACH FLOOR. 13.THE APPLICANT SHALL ENSURE PROPER DRAINAGE IN ACCORDANCE WITH THE CITY OF BURLINGAME ENGINEERING STANDARDS IS AVAILABLE FOR THE FIRE SPRINKLER MAIN DRAIN AND INSPECTOR TEST ON THE BUILDING PLUMBING DRAWINGS. THESE ITEMS MAY DRAIN DIRECTLY TO THE LANDSCAPE OR IN THE SEWER WITH AN AIR GAP. 14.THE FIRE PROTECTION UNDERGROUND WATER LINE SHALL BE SUBMITTED AND APPROVED THROUGH THE BURLINGAME BUILDING DEPARTMENT PRIOR TO APPROVAL OF ABOVEGROUND FIRE SPRINKLER PERMIT. 15.THE BUILDING SHALL BE EQUIPPED WITH AN APPROVED CLASS III NFPA 14 STANDPIPE SYSTEM. THE STANDPIPE SYSTEM SHALL BE SUBMITTED AND APPROVED BY THE CENTRAL COUNTY FIRE DEPARTMENT PRIOR TO INSTALLATION. OUTLETS SHALL BE LOCATED ON THE INTERMEDIATE STAIR LANDING OF EACH FLOOR. 16.PROJECT IS REQUESTING AMMR FOR THE INACCESSIBLE WEST WALL AT FIRST FLOOR & SOUTH WALL PORTION AT ALL LEVELS BEYOND 150 FEET FROM THE STREET. ADDITIONAL PROTECTION USING SPRINKLERS. 17.GARAGE AT FIRST FLOOR SHALL BE CONSIDERED AS "EXTRA HAZARD GROUP-2" FOR SPRINKLER DESIGN. 9 COLORED CONCRETE PAVING W/ SCORED PATTERN (E)SHRUBS ALONG EAST PL TO REMAIN,SEE SITE SHEET NOTE #10. (E) 8" TREE TO BE REMOVED EXISTING BUILDING AND STEPS TO BE DEMOLISHED ADJACENT PROPERTY ADJACENT PROPERTY ADJACENT PROPERTY ADJACENT PROPERTY (E) CONC. DRIVEWAY TO BE DEMO'D (E) GRAVEL PARKING GM EM WMB PP PG&E (E) SIDE WALK (E) PLANTER STRIP (E) CURB (E) DRIVEWAY TO BE DEMO'D (E) DRIVEWAY TO BE REMOVED (E) CONC. DRIVEWAY TO BE DEMO'D PP PP 23'-9 3/8"49'-7 5/8"44'-3 5/8"4'-5"5'-5 3/8"6'-1"12'-0 5/8"10'-1 1/8" (E) SIDEWALK TO BE DEMO'ED PRIMROSE ROAD T.O.P FIRST FLOOR EL LVL: 55.68' AVERAGE T.O. CURB EL LVL: 38.35' FIRST FLOOR FF LVL EL LVL: 38.35' T.O. CURB AT ENTRY STAIRS EL LVL: 38.50'4'-7 3/4"9'6'-0 3/4" V.I.F19'-8 1/2"EXISTING BUILDING - NORTH ELEVATION (FRONT) DEMOLITION PLAN AND ELEVATION A1.1 1/8" = 1'-0" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 EM GM PP WMB ELECTRIC METER GAS METER POWER POLE WATER METER BOX UTILITY POLE SEWER MANHOLE CONCRETE TO BE DEMO'D (E) TREE LEGEND: WOOD FENCE CENTERLINE ADJACENT BUILDING OUTLINE PROPERTY LINE TO BE DEMOLISHED LED GM A4.2 A4.1 B A4.1 A C D A4.2 20' ELEV. 9'-8" X 7'-6" UP EL LVL: 38.25' PRIMROSE ROAD ADJACENT PROPERTY ADJACENT PROPERTY ADJACENT PROPERTY STAIR #1 8'-11" X 20'-7 1/8" LOBBY 35'-5" X 23'-11 3/4" GARAGE 16 CARS 14 CLASS II BIKE RACKS ACCESSIBLE VAN PARKING TRASH AND RECYCLE 18'-1" X 8'-10 1/2" ADJACENT PROPERTY (E) SIDE WALK (N) CONCRETE DRIVEWAY WITH CURB CUT GARAGE GATE UP (E) PLANTER STRIP 4'-0 1/4"20'4'-9 1/2"4'-0 1/4"99'-0 5/8"4'11'-6 3/8" 6'-3 1/8" 12'18'18'9'12'18'5' EL LVL: 38.25' EL LVL: 38.35' AVERAGE CURB ELEVATION EL LVL: 38.05' ELEC. ROOM 10'-1 5/8" X 17'-8"2'-6"25'-8 5/8"9" 1 2 3 4 5 6 7 8 9 10 13 1415 24'-1"9'18' EM LANDSCAPE AREA 11 16 15'-10 3/8" BUILDING STOR. BULK-MAIL 11'-9 1/4" X 7'-1 1/4" 12 1'-4 3/8"9'4'2'-7 7/8" 1' 18' TYPICAL BIKE PARKING- 14 NOS(N) 6'-0" HIGHCONCRETE WALL,SEE ELEVATIONS(N) WOODEN FENCE(N)6'-0" HIGH CONCRETE WALL (N) 6'-0" HIGH CONCRETE WALL , SEE ELEVATIONS8'-5" 5' (E) TREE (N)6'-0" H I G H C O N C R E T E W A L L 35'-5"23'-11 3/4"FIRE CONTROL RM 6'-0" X 9'-0" RESTROOM 6'-0" X 12'- 4 1 2" M A I L B O X E S24'27'-7 1/2"GM LED LED LED LED LED LED 8'-11 3/8"6'-2"5'-3"11'-10"43'-3"1'KLAUS STACKEDPARKER 2062 9'9'9'9'18'1'-5 1/4" 5'-3 1/2"18'-0 3/8"1'13'-8 1/2"11'-1 1/4"8'-10 1/2"4" 13'-7 3/8" 4'-8" TO CLADDING FDC 5'FH7'-0 1/2"57'-0 1/4"9'9'9'9'9'9'9'TYPICALEV EV EV EV EV EV EV EV EV EV EV 9' L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2L2 L2 CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 FIRST FLOOR PLAN A2.1 1/8" = 1'-0" LEGEND: PROPERTY LINE SETBACK LINE 2X METAL STUD WALLS CONCRETE WALLS BIKE HOOK/WALL MOUNTED BIKE RACK METAL MESH FENCING SHEET NOTES: 1.SEE SHEETS A0.9a,b,c,d FOR APPLICABLE ACCESSIBILITY DETAILS. 2.PROVIDE A LEVEL LANDING, SLOPE, AND CROSS SLOPE ON EACH SIDE OF THE DOOR AT ALL REQUIRED ENTRANCES AND EXITS. 3.NO SLOPES OR CROSS SLOPES ON ACCESSIBLE ROUTES SHALL EXCEED 1/4" PER FOOT. 4.SEE DETAIL 1,2,4,6, SHEET A0.9C FOR ELEVATOR ACCESSIBLE STANDARDS. 5.SEE DETAIL 1,2,3A0.10 FOR ROOM NO. SIGNAGE AND GENERAL MOUNTING HEIGHTS 6.SEE DETAIL 7, 9/A0.10 FOR STAIR SIGNAGE. 7.SEE DETAIL 4,5/A0.10 FOR MAXIMUM OCCUPANCY AND ETS SIGNAGE RESPECTIVELY. 8.EXISTING CURB CUT TO BE REMOVED,CONSTRUCT PLANTING STRIP & SIDE WALK REPAIRED TO MATCH EXISTING ADJACENT. WORK TO BE DONE PER CITY STANDARDS. SEE CIVIL PLANS FOR DETAILS. 9.ROLL-UP GARAGE GATE TO REMAIN OPEN FROM 7AM-7PM TO AVOID BACKUP AT THE SIDEWALK. THE GARAGE GATE SHALL BE OPEN DURING THE DAY WHEN PEDESTRIANS ARE MORE LIKELY TO BE PRESENT. 10.METAL MESH GATE & FENCE 6 FEET HIGH. 11.FIRE DEPARTMENT CONNECTION 12.KNOX BOXES TO INCLUDE 4 SETS OF KEYS REQUIRED TO ACCESS EQUIPMENT ROOM, UTILITY ROOM, ROOF, BUILDING AND ANY OTHER KEY REQUIRED FOR EMERGENCY OPERATIONS BY FIRE DEPARTMENT. SEE LOCATION OF THE TWO KNOX BOXES ON PLAN. 13.DURABLE SIGNAGE SHALL BE PROVIDED ON THE EXTERIOR SIDE OF THE ACCESS DOOR TO IDENTIFY THE FIRE CONTROL ROOM. 14.FIRE FLOW REQUIRED PER APPENDIX A TABLE B105.1(2):1000 CFM FOR GROSS AREA OF 21,243 SQ.FT.; FIRE FLOW REQUIRED PER APPENDIX B: 2000CFM. EXISTING FIRE HYDRANT CLOSEST TO THE SITE IS AT THE STREET INTERSECTION BETWEEN PRIMROSE & BAYSWATER AVENUE, SEE SHEET A0.2 FOR LOCATION. A NEW FIRE HYDRANT IS PROPOSED AT THE PROJECT FRONTAGE, SEE SITE PLAN FOR LOCATION & RELATED SHEET NOTES. 15.PROVIDE FORTY PERCENT(40%) OF THE PARKING SPACES TO BE: LEVEL 2 EV READY SIXTY PERCENT (60%) OF PARKING SPACES TO BE: LEVEL 1 READY. 16.LOCATION OF FREE STANDING EV CHARGING STATIONS FROM" LEVITON"- EVR-GREEN 4000 LEVEL 2, SHOWN IN PLAN, A MIX OF SINGLE & DUAL CHARGING STATIONS. ALL CHARGING STATIONS TO BE LEVEL 2. FLOOR ABOVE LED SITE LIGHTING LEGEND LED INGROUND PEDESTRIAN/DRIVEOVER LIGHTS LED SHIELDED WALL SCONCE RECESSED LED WALL LIGHTS LED CEILING LIGHTS LED STRIP LIGHT 8 9 11 TRAFFIC NOTE: FOR THE "NEAR-SIDE" TRAFFIC ADD RED-CURB BASED ON CALTRANS' STOPPING SIGHT DISTANCE. THESE ARE THE VEHICLES THAT WOULD HAVE THE "FIRST" CONFLICT WITH VEHICLES EXITING THE DRIVEWAY. FOR THE OTHER SIDE OF THE DRIVEWAY THEY CAN PAINT LESS THAN 15-FEET. JUST LIKE ENTERING AN UNCONTROLLED INTERSECTION, THE EXPECTATION IS THAT VEHICLES FIRST STOP, THEN MOVE FORWARD ONCE THE DRIVER DEEMS IT CLEAR FOR EACH DIRECTION. DRIVERS EXITING THE DRIVEWAY SHOULD BE ABLE TO SEE THE "FAR-SIDE" TRAFFIC ONCE THEY HAVE CREPT FORWARD. DRIVERS SHOULD NOT EXPECT TO EXIT THE DRIVEWAY WITHOUT STOPPING ACCESS PATH FOR FIRE DEPARTMENT PERMEABLE CONCRETE PATH 10 10 12 13 CONCRETE PAVERS COLORED CONCRETE PAVING W/ SCORED PATTERN EV CHARGER,SEE SHEET NOTE #16.EV L2 EV CHARGER,SEE SHEET NOTE #16.L2 12 A4.2 A4.1 B A4.1 A C D A4.2 BATH CLO. DINING KITCHEN LIVING 14'-5 1/4"X12'-11 1/4" 12'-10"X12'-0" BEDROOM W.I.C. BEDROOM CLO. D BATH W 10'-3"X7'-0 3/8" CLO.W.H. 15'-2 3/8"X17'-5" CLO. 15'-3 1/8"X8'-10" 17'-7"X8'-7" BALCONY 5'-7 1/4" X 12'-6 1/2" BALCONY KITCHEN LIVING DINING BEDROOM 10'-0"X17'-9" 14'-0"X17'-9" 8'-10"X17'-9" 5'-3"X9'-11" 8'-1"X9'-11" DNUP ELEV. 7'-6" X 9'-6" UNIT 1 STAIR #1 8'-11"X17'-6" HALLWAY UNIT 2 DN UP D W BATH 7'-7"x9'-11 3/4" 13'-6 1/4"X12'-2 3/4" LIVING KITCHEN / DINING 16'-10 5/8"X12'-9 7/8" W.H. 6'-6"X 9'-11 3/4" W.I.C. BEDROOM 13'-0 1/4"X13'-7 3/4" 13'-7"X11'-8" TRASH AND RECYCLE 10'-4 5/8"-"X8'-3" 10'-4 5/8"X6' 3 1/4" BATH 17'-9 1/8"X12'-11" W.I.C. BEDROOM DW W.H. BEDROOM LIVINGKITCHEN/DINING DINING LIVING BEDROOM 8'-8 1/2"X9'-7 1/4" W.H. BATH 7'-8 1/8"X12'-6" W.I.C. 16'-6 3/4"X12'-6" 14'-11 7/8"X15'-0"14'-4 1/2"X15'-0" D D W.H. W CLO. W 15'-4 3/4"X12'-0" BATH 9'-1 1/4"x8'-1" 7'-0 1/4"X5'-9 3/4" W.I.C. 12'-4 1/4"X15'-5 3/4"8'-6"X15'-5 3/4" CLO. KITCHEN 10'-2 1/2"X13'-6" 10'-4 5/8"X6'-3 1/2" BATH 9'-0 7/8"X8'-10 3/4" UNIT 3 UNIT 4 UNIT 5 10'-10 1/8"19'-10 7/8"12'-11 1/2"19'-10 7/8"11'-9 1/8"17'-9 3/8"32'-2 1/2" 28'-3 1/2"6'-6 7/8"13'-8 7/8"14'-9 1/4"13'-8 3/4"17'-0 1/2"24'-3 1/2"66'-9 1/8"5'-7 1/4"32'-0 1/4"8'-1 1/2"32'-7 1/2"6'-2 3/8"3'-7 3/8" 2'-0 3/4"11 1/8"12'-2 3/4"6'-0 3/8" EL LVL: 55.50' EL LVL: 54.52'2 1/2"8'-9 1/2"25'-5 1/8"1'-6"3'-7 3/8"1'-6"1'-6" 4'-1 3/4"1'-6"12'-6 1/2"1'-4"27'-3"4'-4 3/4"7'-5 3/4"5'-3 1/8" X 8' 3 3/4" BALCONY 5'-3 1/8" X 9'-2 7/8" BALCONY 5'-7 1/4" X 12'-6 1/2" BALCONY 8'-9 3/8" X 14'-9 1/4" BALCONY 5'-10 5/8" X 12'-3" BALCONY 5'-3 3/8" X 14'-6 1/8" 10'10'-0 1/4"STAIR #2 30'-7 1/2" X 8'-11" 10'-11" 10'-2 3/8" 14'-7 1/8" 10'-2 3/8" 12'-8 7/8" 10'-2 3/8" 11'-8 3/8" 10'8'-10 1/2"5'-0 3/4" 5'-0 3/4" ROOF ROOF ROOF ROOF ROOFROOF 2 1/2"10' CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 SECOND FLOOR PLAN A2.2 1/8" = 1'-0" 2X WOOD STUD WALLS UNIT 1 - 2 BEDROOM UNIT 2 - 2 BEDROOM UNIT 3 - 1 BEDROOM UNIT 4 - 1 BEDROOM UNIT 5 - 1 BEDROOM 1447.2 SQ.FT. BUILT UP AREA WITH 116.2 PRIVATE OPEN SPACE 1441.7 SQ.FT. BUILT UP AREA WITH 121 SQ.FT.PRIVATE OPEN SPACE 916.7 SQ.FT. BUILT UP AREA WITH 75.2 SQ.FT.PRIVATE OPEN SPACE 945 SQ.FT. BUILT UP AREA WITH 110.3 SQ.FT.PRIVATE OPEN SPACE 1023.5 SQ.FT. BUILT UP AREA WITH 75.2 SQ.FT.PRIVATE OPEN SPACE UNIT ANALYSIS SHEET NOTES: 1.SEE SHEETS A0.9a,b,c,d FOR APPLICABLE ACCESSIBILITY DETAILS. 2.PROVIDE A LEVEL LANDING, SLOPE, AND CROSS SLOPE ON EACH SIDE OF THE DOOR AT ALL REQUIRED ENTRANCES AND EXITS. 3.NO SLOPES OR CROSS SLOPES ON ACCESSIBLE ROUTES SHALL EXCEED 1/4" PER FOOT. 4.SEE DETAIL 1,2,4,6, SHEET A0.9C FOR ELEVATOR ACCESSIBLE STANDARDS. 5.SEE DETAIL 1,2,3A0.10 FOR ROOM NO. SIGNAGE AND GENERAL MOUNTING HEIGHTS 6.SEE DETAIL 7, 9/A0.10 FOR STAIR SIGNAGE. 7.SEE DETAIL 4,5/A0.10 FOR MAXIMUM OCCUPANCY AND ETS SIGNAGE RESPECTIVELY. 8.EXISTING CURB CUT TO BE REMOVED,CONSTRUCT PLANTING STRIP & SIDE WALK REPAIRED TO MATCH EXISTING ADJACENT. WORK TO BE DONE PER CITY STANDARDS. SEE CIVIL PLANS FOR DETAILS. 9.ROLL-UP GARAGE GATE TO REMAIN OPEN FROM 7AM-7PM TO AVOID BACKUP AT THE SIDEWALK. THE GARAGE GATE SHALL BE OPEN DURING THE DAY WHEN PEDESTRIANS ARE MORE LIKELY TO BE PRESENT. 10.METAL MESH GATE & FENCE 6 FEET HIGH. 11.FIRE DEPARTMENT CONNECTION LEGEND: PROPERTY LINE SETBACK LINE A4.2 A4.1 B A4.1 A C D A4.2 BATH CLO. DINING KITCHEN LIVING 14'-5 1/4"X12'-11 1/4" 12'-10"X12'-0" BEDROOM W.I.C. BEDROOM CLO. D BATH W 10'-3"X7'-0 3/8" CLO.W.H. 15'-2 3/8"X17'-5" CLO. 15'-3 1/8"X8'-10" 17'-7"X8'-7" BALCONY 5'-7 1/4" X 12'-6 1/2" BALCONY KITCHEN LIVING DINING BEDROOM 10'-0"X17'-9" 14'-0"X17'-9" 8'-10"X17'-9" 5'-3"X9'-11" 8'-1"X9'-11" DNUP ELEV. 7'-6" X 9'-6" STAIR #1 8'-11"X17'-6" HALLWAY DN UP STAIR #2 20'-9" X 8'-11" D W BATH 7'-7"x9'-11 3/4" 13'-6 1/4"X12'-2 3/4" LIVING KITCHEN / DINING 16'-10 5/8"X12'-9 7/8" W.H. 6'-6"X 9'-11 3/4" W.I.C. BEDROOM 13'-0 1/4"X13'-7 3/4" 13'-7"X11'-8" TRASH AND RECYCLE 10'-4 5/8"-"X8'-3" 10'-4 5/8"X6' 3 1/4" BATH 17'-9 1/8"X12'-11" W.I.C. BEDROOM DW W.H. BEDROOM LIVINGKITCHEN/DINING DINING LIVING BEDROOM 8'-8 1/2"X9'-7 1/4" W.H. BATH 7'-8 1/8"X12'-6" W.I.C. 16'-6 3/4"X12'-6" 14'-11 7/8"X15'-0"14'-4 1/2"X15'-0" D D W.H. W CLO. W 15'-4 3/4"X12'-0" BATH 9'-1 1/4"x8'-1" 7'-0 1/4"X5'-9 3/4" W.I.C. 12'-4 1/4"X15'-5 3/4"8'-6"X15'-5 3/4" UNIT 9 UNIT 10 CLO. KITCHEN 10'-2 1/2"X13'-6" 10'-4 5/8"X6'-3 1/2" BATH 9'-0 7/8"X8'-10 3/4" UNIT 6 UNIT 7 UNIT 8 10'-10 1/8"19'-10 7/8"12'-11 1/2"19'-10 7/8"11'-9 1/8"17'-9 3/8"32'-2 1/2" 28'-3 1/2"13'-8 7/8"14'-9 1/4"13'-8 3/4"17'-0 1/2"5'-7 1/4"32'-0 1/4"8'-1 1/2"6'-2 3/8"3'-7 3/8" 2'-0 3/4"11 1/8"12'-2 3/4"13'-8 3/8"6'-7 5/8" 5'-11 1/4"16'-2 1/4"32'-7 1/2"5'-11 3/4" EL LVL: 66.50' EL LVL: 65.27'8'-9 1/2"25'-5 1/8"1'-6"3'-7 3/8"1'-6"1'-6" 4'-1 3/4"1'-6"12'-6 1/2"1'-4"27'-3"1'-6" 4'-4 3/4" 5'-9 1/4"7'-5 3/4"4" 5'-3 1/8" X 8' 3 3/4" BALCONY 5'-3 1/8" X 9'-2 7/8" BALCONY 5'-7 1/4" X 12'-6 1/2" BALCONY 5'-2 1/2" X 14'-9 1/4" BALCONY 5'-3 3/8" X 12'-4 1/4" BALCONY 5'-1 3/8" X 14'-8 3/8" 10'10'-0 1/4"11'-8 3/8" 10'8'-10 1/2"5'-0 3/4" 8'-8 3/8" 5'-0 3/4" ROOF ROOF BELOW ROOF BELOW ROOF BELOW ROOF BELOW ROOF BELOW ROOF BELOW 2 1/2"10' CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 THIRD FLOOR PLAN A2.3 1/8" = 1'-0" LEGEND: PROPERTY LINE SETBACK LINE 2X WOOD STUD WALLS UNIT 6 - 2 BEDROOM UNIT 7 - 2 BEDROOM UNIT 8 - 1 BEDROOM UNIT 9 - 1 BEDROOM UNIT 10 - 1 BEDROOM 1447.2 SQ.FT. BUILT UP AREA WITH 116.2 PRIVATE OPEN SPACE 1441.7 SQ.FT. BUILT UP AREA WITH 121 SQ.FT.PRIVATE OPEN SPACE 916.7 SQ.FT. BUILT UP AREA WITH 75.2 SQ.FT.PRIVATE OPEN SPACE 945 SQ.FT. BUILT UP AREA WITH 79.4 SQ.FT.PRIVATE OPEN SPACE 1023.5 SQ.FT. BUILT UP AREA WITH 75.2 SQ.FT.PRIVATE OPEN SPACE UNIT ANALYSIS SHEET NOTES: 1.SEE SHEETS A0.9a,b,c,d FOR APPLICABLE ACCESSIBILITY DETAILS. 2.PROVIDE A LEVEL LANDING, SLOPE, AND CROSS SLOPE ON EACH SIDE OF THE DOOR AT ALL REQUIRED ENTRANCES AND EXITS. 3.NO SLOPES OR CROSS SLOPES ON ACCESSIBLE ROUTES SHALL EXCEED 1/4" PER FOOT. 4.SEE DETAIL 1,2,4,6, SHEET A0.9C FOR ELEVATOR ACCESSIBLE STANDARDS. 5.SEE DETAIL 1,2,3A0.10 FOR ROOM NO. SIGNAGE AND GENERAL MOUNTING HEIGHTS 6.SEE DETAIL 7, 9/A0.10 FOR STAIR SIGNAGE. 7.SEE DETAIL 4,5/A0.10 FOR MAXIMUM OCCUPANCY AND ETS SIGNAGE RESPECTIVELY. 8.EXISTING CURB CUT TO BE REMOVED,CONSTRUCT PLANTING STRIP & SIDE WALK REPAIRED TO MATCH EXISTING ADJACENT. WORK TO BE DONE PER CITY STANDARDS. SEE CIVIL PLANS FOR DETAILS. 9.ROLL-UP GARAGE GATE TO REMAIN OPEN FROM 7AM-7PM TO AVOID BACKUP AT THE SIDEWALK. THE GARAGE GATE SHALL BE OPEN DURING THE DAY WHEN PEDESTRIANS ARE MORE LIKELY TO BE PRESENT. 10.METAL MESH GATE & FENCE 6 FEET HIGH. 11.FIRE DEPARTMENT CONNECTION A4.2 A4.1 B A4.1 A C D A4.2 BATH CLO. DINING KITCHEN LIVING 14'-5 1/4"X12'-11 1/4" 12'-10"X12'-0" BEDROOM W.I.C. BEDROOM CLO. D BATH W 10'-3"X7'-0 3/8" CLO.W.H. 15'-2 3/8"X17'-5" CLO. 15'-3 1/8"X8'-10" 17'-7"X8'-7" BALCONY 5'-7 1/4" X 12'-6 1/2" BALCONY KITCHEN LIVING DINING BEDROOM 10'-0"X17'-9" 14'-0"X17'-9" 8'-10"X17'-9" 5'-3"X9'-11" 8'-1"X9'-11" DNUP ELEV. 7'-6" X 9'-6" STAIR #1 8'-11"X17'-6" HALLWAY DN UP D W BATH 7'-7"x9'-11 3/4" 13'-6 1/4"X12'-2 3/4" LIVING KITCHEN / DINING 16'-10 5/8"X12'-9 7/8" W.H. 6'-6"X 9'-11 3/4" W.I.C. BEDROOM 13'-0 1/4"X13'-7 3/4" 13'-7"X11'-8" TRASH AND RECYCLE 10'-4 5/8"-"X8'-3" 10'-4 5/8"X6' 3 1/4" BATH 17'-9 1/8"X12'-11" W.I.C. BEDROOM DW W.H. 12'-4 3/4"X12'-6" W.I.C. LIVING 20'- 10 1/4"X12'-5" BEDROOM 14'- 5 1/4"X12'-0" UNIT 14 BEDROOM BEDROOM 16'-10"X12'-6" 9'- 0 "X7'-8 3/8"BATH 7'- 1 5/8"X12'-1" BATH 11'- 7 1/2"X6'-0 1/2" DW DINING 20'-10 1/4"X11'- 2 1/2" PD.RM 5'-6" X 5'-10"HALLWAY10'-4 5/8"X6'-3 1/2" BATH 9'-0 7/8"X8'-10 3/4" KITCHEN 10'- 2 1/2"X13'-2" UNIT 11 UNIT 12 UNIT 13 10'-10 1/8"19'-10 7/8"12'-11 1/2"19'-10 7/8"11'-9 1/8"17'-9 3/8"32'-2 1/2" 28'-3 1/2"13'-8 7/8"14'-9 1/4"13'-8 3/4"17'-0 1/2"5'-7 1/4"32'-0 1/4"8'-1 1/2"6'-2 3/8"3'-7 3/8" 2'-0 3/4"11 1/8"12'-2 3/4"16'-11 1/2"15'-4 1/8" 5'-11 1/4" 6'-7 5/8"13'-8 1/2"EL LVL: 77.50' EL LVL: 76.19'8'-9 1/2"25'-5 1/8"3'-7 3/8"1'-6"1'-6" 4'-1 3/4"1'-6"12'-6 1/2"1'-4"27'-3"1'-6" 4'-4 3/4"4"5'-10 3/8"1'-0 3/8"7'-5 3/4"5'-3 1/8" X 8' 3 3/4" BALCONY 5'-3 1/8" X 9'-2 7/8" BALCONY 5'-7 1/4" X 12'-6 1/2" BALCONY 5'-2 1/2" X 14'-9 1/4" BALCONY 5'-3 3/8" X 12'-4 1/4" BALCONY 5'-3 3/8" X 14'-11 3/4" 10'10'-0 1/4"11'-8 3/8" 10'8'-10 1/2"5'-0 3/4" 5'-0 3/4" 8'-8 3/8"1'-7"2 1/2"10' CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 FOURTH FLOOR PLAN A2.4 1/8" = 1'-0"LEGEND: PROPERTY LINE SETBACK LINE 2X WOOD STUD WALLS UNIT 11 - 2 BEDROOM UNIT 12 - 2 BEDROOM UNIT 13 - 1 BEDROOM UNIT 14 - 1 BEDROOM 1447.2 SQ.FT. BUILT UP AREA WITH 116.2 PRIVATE OPEN SPACE 1441.7 SQ.FT. BUILT UP AREA WITH 121 SQ.FT.PRIVATE OPEN SPACE 916.7SQ.FT. BUILT UP AREA WITH 76.1 SQ.FT.PRIVATE OPEN SPACE 1935.9 SQ.FT. BUILT UP AREA WITH 155 SQ.FT.PRIVATE OPEN SPACE UNIT ANALYSIS SHEET NOTES: 1.SEE SHEETS A0.9a,b,c,d FOR APPLICABLE ACCESSIBILITY DETAILS. 2.PROVIDE A LEVEL LANDING, SLOPE, AND CROSS SLOPE ON EACH SIDE OF THE DOOR AT ALL REQUIRED ENTRANCES AND EXITS. 3.NO SLOPES OR CROSS SLOPES ON ACCESSIBLE ROUTES SHALL EXCEED 1/4" PER FOOT. 4.SEE DETAIL 1,2,4,6, SHEET A0.9C FOR ELEVATOR ACCESSIBLE STANDARDS. 5.SEE DETAIL 1,2,3A0.10 FOR ROOM NO. SIGNAGE AND GENERAL MOUNTING HEIGHTS 6.SEE DETAIL 7, 9/A0.10 FOR STAIR SIGNAGE. 7.SEE DETAIL 4,5/A0.10 FOR MAXIMUM OCCUPANCY AND ETS SIGNAGE RESPECTIVELY. 8.EXISTING CURB CUT TO BE REMOVED,CONSTRUCT PLANTING STRIP & SIDE WALK REPAIRED TO MATCH EXISTING ADJACENT. WORK TO BE DONE PER CITY STANDARDS. SEE CIVIL PLANS FOR DETAILS. 9.ROLL-UP GARAGE GATE TO REMAIN OPEN FROM 7AM-7PM TO AVOID BACKUP AT THE SIDEWALK. THE GARAGE GATE SHALL BE OPEN DURING THE DAY WHEN PEDESTRIANS ARE MORE LIKELY TO BE PRESENT. 10.METAL MESH GATE & FENCE 6 FEET HIGH. 11.FIRE DEPARTMENT CONNECTION A4.2 A4.1 B A4.1 A C D A4.2 TERRACE GARDEN 41'- 6 1/2"X41'-7 3/4" DN STAIR #1 DN STAIR #2 EL LVL: 88.52' EL LVL: 87.52' 28'-3 1/2"12'-2 3/4"46'-4 1/2"31'-8"27'-3"21'-4"3'-2 5/8"10'-10 1/8"6'-2 3/8"2'-0 3/4"4'-1 3/4" 3'-7 3/8" 2'-6 1/2" 37'-0 5/8" 30'-10 3/4" 8'-9 1/2"31'-8 5/8"24'-6 1/4"13'-8 3/4"14'-9 1/4"12'-11 7/8"8 1/2"8'-10 1/2"8 1/2"24'-8 1/8"11'-9 1/8"11 1/8"13'-5 1/4"1'-5 3/4"16'-4 1/4"1'-5 3/4" 28'18'-3 7/8"9"9" 4'-5 1/4" 1'-6"1'1'22'-1 3/4"10'-3 1/2"2'-6 1/2"29'-5 1/2"3'-8"20'-6"10'-2 1/2"8'-11 1/2"13'-2"3'-8" PAVED AREA: 1267 SQ.FT LIVE ROOF GARDEN 15'-0"X15'-0" LIVE ROOF GARDEN 15'-0"X15'-0"1'-1 5/8"5'-10 7/8" MECHANICAL UNITS MECHANICAL UNITS MECHANICAL UNITS MECHANICAL UNITS SOLAR PANEL ARRAY SOLAR PANEL ARRAY MECHANICAL UNITS 10' ELEV. LOWER ROOF LOWER ROOF LOWER ROOF LOWER ROOF LOWER ROOF LOWER ROOF LOWER ROOF10'-0 1/4"2 1/2"11'-8 3/8" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 ROOF PLAN A2.5 1/8" = 1'-0" LEGEND: PROPERTY LINE SETBACK LINE 2X WOOD STUD WALLS SHEET NOTES: 1.SEE SHEETS A0.9a,b,c,d FOR APPLICABLE ACCESSIBILITY DETAILS. 2.PROVIDE A LEVEL LANDING, SLOPE, AND CROSS SLOPE ON EACH SIDE OF THE DOOR AT ALL REQUIRED ENTRANCES AND EXITS. 3.NO SLOPES OR CROSS SLOPES ON ACCESSIBLE ROUTES SHALL EXCEED 1/4" PER FOOT. 4.SEE DETAIL 1,2,4,6, SHEET A0.9C FOR ELEVATOR ACCESSIBLE STANDARDS. 5.SEE DETAIL 1,2,3A0.10 FOR ROOM NO. SIGNAGE AND GENERAL MOUNTING HEIGHTS 6.SEE DETAIL 7, 9/A0.10 FOR STAIR SIGNAGE. 7.SEE DETAIL 4,5/A0.10 FOR MAXIMUM OCCUPANCY AND ETS SIGNAGE RESPECTIVELY. 8.EXISTING CURB CUT TO BE REMOVED,CONSTRUCT PLANTING STRIP & SIDE WALK REPAIRED TO MATCH EXISTING ADJACENT. WORK TO BE DONE PER CITY STANDARDS. SEE CIVIL PLANS FOR DETAILS. 9.ROLL-UP GARAGE GATE TO REMAIN OPEN FROM 7AM-7PM TO AVOID BACKUP AT THE SIDEWALK. THE GARAGE GATE SHALL BE OPEN DURING THE DAY WHEN PEDESTRIANS ARE MORE LIKELY TO BE PRESENT. 10.METAL MESH GATE & FENCE 6 FEET HIGH. 11.FIRE DEPARTMENT CONNECTION DECK DECK CLO. BATH #2 BEDROOM W.H BEDROOM W.I.C CLO. CLO. W/D CLO. BATH #1 KITCHEN LIVINGDINING 30X48 42X52 36X48 30X48 48X36 30X48 30X60 36X61 1'-6"3'-8" 6'-17 8" 42X52 44X52 48X60 48X36 2'-0"42X52 42X52 42X52 52X34 48X602'-0"30X6036X48 4'-0"1'-6"2'-0"5'-0" TRASH & RECYCLE. DECK KITCHENLIVING+ DINING BATH #2 BEDROOM W/D BATH #1 BEDROOM W.I.C DECK CLO. 48X60 48X36 2'-0"48X60 48X362'-0"3'-8"1'-6"44X52 4'-0" 52X3412"30X48 30X48 36"40" 48X36 36X60 30X48 30X6036X48 42X52 1'-6" 44X52 44X52 44X52 42X52 1'-10"2'-0"4'-0" A2.6 1/4" = 1'-0" UNIT TYPE 1,UNIT 6 & UNIT 11 Scale: 1/4" = 1'-0" UNIT TYPE 2, UNIT 7 & UNIT 12 Scale: 1/4" = 1'-0" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 GENERAL NOTES ENLARGED UNIT PLANS #1,2,6,7,11 & 12 LEGEND CLEAR SPACE WITH DIMENSIONS IN INCHES #X# APPROACH 1.ALL ACCESSIBLE & ADAPTABLE BATHROOMS MUST COMPLY WITH ITEMS #1-12 UNDER OPTION #2 OF CBC SECTION 1134A.2. SECONDARY BATHROOMS TO COMPLY WITH ITEMS #8-12 UNDER OPTION #2 OF CBC SECTION 1134A.2. 2.TYPICAL BATHROOM DESIGNATIONS FOR COMPLIANCE WITH 1134A.2: 2.1 PRIMARY BATHROOMS--- BATH #1 2.2 SECONDARY BATHROOM- BATH #2 3.PROVIDE BACKING FOR GRAB BARS AT WATER CLOSETS AND SHOWERS IN ALL BATHROOMS. 4.SEE ADDITIONAL CLEARANCE REQUIREMENTS FOR ACCESSIBILITY SHEET A0.9a,b & c. 5.1 2" MAXIMUM DROP AT SLIDING DOORS LEADING TO DECK WITH ACCESSIBILITY COMPLIANT THRESHOLD. 6.ALL DOORS ARE 34" CLEAR MINIMUM. 7.ALL DWELLING UNIT INTERIOR DOORS SHALL COMPLY WITH STRIKE SIDE CLEARANCES PER CBC 1132A.5.2. SEE CLEARANCE OUTLINES ON ENLARGED UNIT PLANS, ALSO SEE 11/A0.9a AND 1,2,3,4,5/A0.9b LIVING BEDROOM W.I.C BATH #1 KITCHEN+ DINING W/D W.H 1'-6"4'-0" 44X52 44X52 42X52 44X52 48X36 30X60 30X48 1'-10"2'-0"4'-0"BATH 36X60 DECK 48X60 48X36 DECK BATH #1 W.I.C BEDROOM KITCHEN+ DINING LIVING 36X48 30X48 36X48 42X52 48X60 48X36 2'-0"1'-6"3'-8" 4'-0" 44X52 36X60 34X48 34X48 42X52 CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 A2.7 1/4" = 1'-0" UNIT 4 & UNIT 9 Scale: 1/10" = 1'-0" GENERAL NOTES UNIT 3 ,UNIT 8 & UNIT 13 Scale: 1/10" = 1'-0" LEGEND CLEAR SPACE WITH DIMENSIONS IN INCHES ENLARGED UNITS PLANS #3,4,8,9 &13 #X# APPROACH 1.ALL ACCESSIBLE & ADAPTABLE BATHROOMS MUST COMPLY WITH ITEMS #1-12 UNDER OPTION #2 OF CBC SECTION 1134A.2. SECONDARY BATHROOMS TO COMPLY WITH ITEMS #8-12 UNDER OPTION #2 OF CBC SECTION 1134A.2. 2.TYPICAL BATHROOM DESIGNATIONS FOR COMPLIANCE WITH 1134A.2: 2.1 PRIMARY BATHROOMS--- BATH #1 2.2 SECONDARY BATHROOM- BATH #2 3.PROVIDE BACKING FOR GRAB BARS AT WATER CLOSETS AND SHOWERS IN ALL BATHROOMS. 4.SEE ADDITIONAL CLEARANCE REQUIREMENTS FOR ACCESSIBILITY SHEET A0.9a,b & c. 5.1 2" MAXIMUM DROP AT SLIDING DOORS LEADING TO DECK WITH ACCESSIBILITY COMPLIANT THRESHOLD. 6.ALL DOORS ARE 34" CLEAR MINIMUM. 7.ALL DWELLING UNIT INTERIOR DOORS SHALL COMPLY WITH STRIKE SIDE CLEARANCES PER CBC 1132A.5.2. SEE CLEARANCE OUTLINES ON ENLARGED UNIT PLANS, ALSO SEE 11/A0.9a AND 1,2,3,4,5/A0.9b W.H CLO. W/D BATH #1 3'-8" 42X52 42X52 W.I.C 30X48 30X60 48X36 42X5242X52 44X52 1'-6"4'-0" 48X60 48X36 ELEV 4'-0"1'-6"2'-0"1'-6"5'-0" KITCHEN LIVING RM MASTER BEDROOM TRASH & RECYCLE. DECK DECK ELEVATOR 44X52 KITCHEN+ DINING LIVING TRASH AND RECYCLE 48X60 48X36 BEDROOM 44X52 30X48 42X52 42X52 42X52 42X52 42X52 48X36 30X48 30X48 48X36 4'-0"1'-6"48X36 42X52 48X60 48X36 BEDROOM BEDROOM BATH #1 BATH #2 W/D DECK 30X60 PWDR. RM. ENLARGED UNIT PLANS #5,10 & 14 A2.8 1/4" = 1'-0" UNIT TYPE 5 & UNIT 10 Scale: 1/4" = 1'-0" UNIT 14 Scale: 1/4" = 1'-0" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates TRUE NORTH REF. NORTH sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 GENERAL NOTES LEGEND CLEAR SPACE WITH DIMENSIONS IN INCHES #X# APPROACH 1.ALL ACCESSIBLE & ADAPTABLE BATHROOMS MUST COMPLY WITH ITEMS #1-12 UNDER OPTION #2 OF CBC SECTION 1134A.2. SECONDARY BATHROOMS TO COMPLY WITH ITEMS #8-12 UNDER OPTION #2 OF CBC SECTION 1134A.2. 2.TYPICAL BATHROOM DESIGNATIONS FOR COMPLIANCE WITH 1134A.2: 2.1 PRIMARY BATHROOMS--- BATH #1 2.2 SECONDARY BATHROOM- BATH #2 3.PROVIDE BACKING FOR GRAB BARS AT WATER CLOSETS AND SHOWERS IN ALL BATHROOMS. 4.SEE ADDITIONAL CLEARANCE REQUIREMENTS FOR ACCESSIBILITY SHEET A0.9a,b & c. 5.1 2" MAXIMUM DROP AT SLIDING DOORS LEADING TO DECK WITH ACCESSIBILITY COMPLIANT THRESHOLD. 6.ALL DOORS ARE 34" CLEAR MINIMUM. 7.ALL DWELLING UNIT INTERIOR DOORS SHALL COMPLY WITH STRIKE SIDE CLEARANCES PER CBC 1132A.5.2. SEE CLEARANCE OUTLINES ON ENLARGED UNIT PLANS, ALSO SEE 11/A0.9a AND 1,2,3,4,5/A0.9b SECTION AA- SECTION THRU STAIR #1 13'-0 1/4" MIN.GARAGELANDSCAPED AREA STAIR #1 PUBLIC WALKWAY HALLWAY HALLWAY HALLWAY1 BEDROOM UNIT 1 BEDROOM UNIT 1 BEDROOM UNIT 6'-10"11'-2 1/2" TERRACEACCESSELEVATOROVERRIDE10'-11"11'-4"FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05' [ATOC]TERRACE ACCESS ELEVATOR OVERRIDE8'-11 7/8"58'-5 1/8"51'-7 1/8"14'-2"4'-1 1/2"6'-10"4'-4 1/2"62'-9 5/8"0'-2 3/8"THIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL TOP OF PARAPET LVL TOP OF PARAPET LVL EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42'9'-5"9'-5"3'-11 1/2"TOP OF TRELLIS EL LVL: 91.80' ELEVATOR PIT9'-5"7'-0"2'-10 1/2"10'-10 1/4"SECTION BB 2 BEDROOM UNIT 2 BEDROOM UNIT 2 BEDROOM UNITSTAIR #2 HALLWAY HALLWAY HALLWAY THIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL 14'-2"10'-10 1/4"10'-11"11'-4"4'-1 1/2"51'-7 1/8"FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05' [ATOC]0'-2 3/8"TOP OF PARAPET LVL TOP OF PARAPET LVL 13'-0 1/4"EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42'4'-4 1/2"11'-2 1/2"TOP OF TRELLIS EL LVL: 91.80'2'-10 1/2"TOP OF PARAPET EL LVL: 55.42'3'-6 1/4"ADJACENT PROPERTY COURT8'-9 1/2"3'-11 1/2"SECTIONS A4.1 1/8" = 1'-0" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 SHEET NOTES: 1.GLASS GUARDRAILS SHALL RESIST THE LOADS PER THE 2016 CBC SECTION 1607.8 2.GLASS GUARD RAILS SHALL BE INSTALLED WITH RAILS AT THE TOP OF THE GLASS PER CBC SECTION 2407.1.2. SECTION CC 13'-0 1/4"MIN.14'-2"10'-10 1/4"10'-11"11'-4"4'-1 1/2"51'-7 1/8"2 BEDROOM UNIT 2 BEDROOM UNIT 2 BEDROOM UNIT 1 BEDROOM UNIT 1 BEDROOM UNIT 1 BEDROOM UNIT HALLWAY HALLWAY HALLWAY FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05' [ATOC]0'-2 3/8"4'-4 1/2"11'-2 1/2"11'-2 1/2" TERRACEACCESSELEVATOROVERRIDETHIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL TOP OF PARAPET LVL TOP OF PARAPET LVL EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42'58'-5 1/8"51'-7 1/8"62'-9 5/8"SECTION DD THROUGH EXIT STAIR #2 6'-0"0'-2 3/8"29'-0"26'-7 3/8"62'-9 5/8"58'-5 1/8"51'-7 1/8"0'-2 3/8"THIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL 14'-2"10'-11"11'-4"4'-1 1/2"FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05' [ATOC] TOP OF PARAPET LVL TOP OF PARAPET LVL EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42'4'-4 1/2"10'-10 1/4"11'-2 1/2"7'-6 1/4"7'-9 1/2"11'-0"ELEC. RM SECTIONS A4.2 1/8" = 1'-0" CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 SHEET NOTES: 1.GLASS GUARDRAILS SHALL RESIST THE LOADS PER THE 2016 CBC SECTION 1607.8 2.GLASS GUARD RAILS SHALL BE INSTALLED WITH RAILS AT THE TOP OF THE GLASS PER CBC SECTION 2407.1.2. WEST ELEVATION (SIDE) 1 2 4 5 7 3 11 14 10 NORTH ELEVATION (FRONT) 3 9 8 1 2 4 5 6 7 14 3 11 12 CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 RENDERED ELEVATIONS A5.1 NTS MATERIAL NOTES 1" THK SMOOTH STUCCO - COLOR 1 1" THK SMOOTH STUCCO - COLOR 2 STONE CLADDING : PORCELANOSA - GLOBE BRICK BHUTAN WOOD CLADDING : PRODEMA CLADDING ALUMINUM CLAD WOOD WINDOW-DARK BRONZE COLOR ON EXTERIOR SIDE ALUMINUM CLAD WOOD DOORS/STEEL DOORS -WOOD COLOR ON EXTERIOR SIDE AT CORNER BALCONIES. LAMINATED & FROSTED GLASS RAILING C-CHANNEL METAL BAND GARAGE DOOR - PERFORATED METAL EXPOSED CONCRETE LED SHIELDED WALL SCONCE LED LIT STREET ADDRESS LOW SHRUBS & NEW TREES ALONG SIDES NOT SHOWN FOR CLARITY ALUMINUM WINDOWS-DARK BRONZE POWDER COATED AT STAIRS 1 2 3 4 5 6 7 8 9 COLOR LEGEND COLOR 1 : WHITE STUCCO - MUSKOKA TRAIL 974 COLOR 2 : GRAY STUCCO - KENDALL CHARCOAL HC166 10 11 12 13 14 WEST ELEVATION (SIDE) FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05'6'-0"2 3/8"11'-4"4'-1 1/2"4'-4 1/2"THIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL TOP OF PARAPET LVL TOP OF PARAPET LVL EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42'7'-9 5/8"11 6 1 2 4 5 7 TOP OF TRELLIS LVL EL LVL: 93.02' 55' HEIGHT LIMIT (EL: 93.05')7'-6"TRELLIS HT.14'-2"10'-10 1/4"10'-11"51'-7 1/8"36'-10"2 3/8"10 14 NORTH ELEVATION (FRONT)14'-2"10'-10 1/4"10'-11"11'-4"4'-1 1/2"51'-7 1/8"PRIMROSE FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05'4'-4 1/2"THIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL TOP OF PARAPET LVL TOP OF PARAPET LVL EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42'6'-2"2 3/8"7'-9 5/8"3 11 --- FDC 3 9 8 12 1 2 4 5 6 7 55' HEIGHT LIMIT (EL: 93.05') 14 136'-10"2 3/8"CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 ELEVATIONS A5.1a 1/8" = 1'-0" MATERIAL NOTES 1" THK SMOOTH STUCCO - COLOR 1 1" THK SMOOTH STUCCO - COLOR 2 STONE CLADDING : PORCELANOSA - GLOBE BRICK BHUTAN WOOD CLADDING : PRODEMA CLADDING ALUMINUM CLAD WOOD WINDOW-DARK BRONZE COLOR ON EXTERIOR SIDE ALUMINUM CLAD WOOD DOORS/STEEL DOORS -WOOD COLOR ON EXTERIOR SIDE AT CORNER BALCONIES. LAMINATED & FROSTED GLASS RAILING C-CHANNEL METAL BAND GARAGE DOOR - PERFORATED METAL EXPOSED CONCRETE LED SHIELDED WALL SCONCE LED LIT STREET ADDRESS LOW SHRUBS & NEW TREES ALONG SIDES NOT SHOWN FOR CLARITY ALUMINUM WINDOWS-DARK BRONZE POWDER COATED AT STAIRS 1 2 3 4 5 6 7 8 9 COLOR LEGEND COLOR 1 : WHITE STUCCO - MUSKOKA TRAIL 974 COLOR 2 : GRAY STUCCO - KENDALL CHARCOAL HC166 10 11 12 13 14 EAST ELEVATION (SIDE) 11 1 2 4 3 6 5 7 10 12 SOUTH ELEVATION (REAR) 3 11 1 2 4 6 5 7 10 9 CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 RENDERED ELEVATIONS A5.2 NTS MATERIAL NOTES 1" THK SMOOTH STUCCO - COLOR 1 1" THK SMOOTH STUCCO - COLOR 2 STONE CLADDING : PORCELANOSA - GLOBE BRICK BHUTAN WOOD CLADDING : PRODEMA CLADDING ALUMINUM CLAD WOOD WINDOW-DARK BRONZE COLOR ON EXTERIOR SIDE ALUMINUM CLAD WOOD DOORS/STEEL DOORS -WOOD COLOR ON EXTERIOR SIDE AT CORNER BALCONIES. LAMINATED & FROSTED GLASS RAILING C-CHANNEL METAL BAND GARAGE DOOR - PERFORATED METAL EXPOSED CONCRETE LED SHIELDED WALL SCONCE EXISTING SHRUBS TO REMAIN 1 2 3 4 5 6 7 8 9 COLOR LEGEND COLOR 1 : WHITE STUCCO - MUSKOKA TRAIL 974 COLOR 2 : GRAY STUCCO - KENDALL CHARCOAL HC166 10 11 12 SOUTH ELEVATION (REAR) THIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL TOP OF PARAPET LVL TOP OF PARAPET LVL EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42' 55' HEIGHT LIMIT7'-9 5/8"2 3/8"14'-2"10'-10 1/4"10'-11"11'-4"4'-1 1/2"6'-10"4'-4 1/2"FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05' 3 11 1 2 4 6 5 7 10 9 EAST ELEVATION (SIDE)2 3/8"THIRD FLOOR FF LVL SECOND FLOOR FF LVL FOURTH FLOOR FF LVL ROOF FF LVL TOP OF PARAPET LVL TOP OF PARAPET LVL TOP OF PARAPET LVL EL LVL: 85.52' EL LVL: 89.65' EL LVL: 96.48' EL LVL: 100.85' EL LVL: 63.27' EL LVL: 74.19' EL LVL: 52.42'14'-2"9'-3 49/256"55' HEIGHT LIMIT7'-9 5/8"10'-11"11'-4"4'-1 1/2"6'-10"4'-4 1/2"FIRST FLOOR FF LVL EL LVL: 38.25' AVERAGE T.O. CURB EL LVL: 38.05'6'11 1 2 4 3 6 5 7 6'10 13 CARRASCO & ASSOCIATES ARCHITECTS . A PROFESSIONAL CORPORATION sheet title scale All drawings and written material appearing herein constitute the original and unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. 1885 El Camino Real, Palo Alto, CA 94306 PH: 650-322-2288 FAX: 650-322-2316 of C 2021 Carrasco & Associates sheet no. date PC Response 07/06/2018 PC Response 12/09/2019 PC Response 01/07/2021 Study Session Response 10/18/2021 PC Response 12/28/2022 PC Response 02/15/2023 PC Response 04/26/2023 PC Response 05/03/2023 03/30/2018 PLANNING SUBMITTAL 123 PRIMROSE 123 PRIMROSE ROAD BURLINGAME, CA 94010 APN NO. : 029-221-050 ELEVATIONS A5.2a 1/8" = 1'-0" COLOR LEGEND COLOR 1 : WHITE STUCCO - MUSKOKA TRAIL 974 COLOR 2 : GRAY STUCCO - KENDALL CHARCOAL HC166 MATERIAL NOTES 1" THK SMOOTH STUCCO - COLOR 1 1" THK SMOOTH STUCCO - COLOR 2 STONE CLADDING : PORCELANOSA - GLOBE BRICK BHUTAN WOOD CLADDING : PRODEMA CLADDING CLAD WOOD DOOR / WINDOW STEEL WINDOWS PAINTED BLACK LAMINATED & FROSTED GLASS RAILING C-CHANNEL METAL BAND PERFORATED METAL SCREEN EXPOSED CONCRETE LED SHIELDED WALL SCONCE LED LIT STREET ADDRESS METAL MESH FENCE 6 FEET HIGH WITH GATE 1 2 3 4 5 6 7 8 9 10 11 12 13 VICINITY MAPNTS BEFORE EXCAVATING CALL U.S.A.rothUASN 123 PRIMROSE PLANNING COMMISSION MEETING PRESENTATION- 06.26.2023 •PROJECT SITE FALLS UNDER DOWNTOWN SPECIFIC PLAN •DOWNTOWN SPECIFIC PLAN IS SHOWN HERE IN PINK GENERAL PLAN LAND USE DESIGNATIONS (CITY OF BURLINGAME) SITE LOCATION LAND USE - DOWNTOWN SPECIFIC PLAN •MAP SHOWS LAND USE WITHIN THE DOWNTOWN SPECIFIC PLAN BOUNDARY •WITHIN THE DOWNTOWN SPECIFIC PLAN AREA THERE ARE MULTIPLE DISTRICTS •SITE IS WITHIN THE HOWARD MIXED USE DISTRICT •HMU DISTRICT IS SHOWN IN ORANGE IN THIS MAP. •21B IS THE AREA OF OUR PROJECT •THE PROJECT SITE IS SURROUNDED BY BAYSWATER MIXED USE AREA INDICATED IN YELLOW COLOR PRIMROSE RD. SITE AERIAL VIEW OF SITE CHURCH & SCHOOL BANK UNITED METHODIST CHURCH HOWARD AVE.MULTI-FAMILY BAYSWATER MIXED USE AREA HMUHMUBAYSWATER MIXED USE AREA •A CLOSER LOOK AT THE SITE WHICH IS BOUNDED WITHIN HOWARD & BAYSWATER AVENUE •THE SITE HAS MULTIFAMILY DEVELOPMENT ON THE EAST SITE •ON THE WEST SIDE IS A CHURCH PROPERTY THAT ALSO WRAPS AROUND TO THE REAR WHERE THERE IS A PRE-SCHOOL RUN BY THE METHODIST CHURCH •ON THE REAR SIDE THERE IS A MULTI- FAMILY PROPERTY •ON THE NORTH SIDE ACROSS PRIMROSE IS ANOTHER CHURCH PROPERTY & SCHOOL SITE PLAN 4 STOREY RESIDENTIAL BUILDING WITH 14 APARTMENTS AND PARKING AT FIRST FLOOR LEVEL •PROJECT MEETS SETBACK & HEIGHT REQUIREMENTS. •PROJECT IS NOT ASKING FOR ANY VARIANCES •RESPONSES & MODIFICATIONS BASED ON STUDY SESSION COMMENTS GARAGE ENTRY DOOR HAS BEEN SETBACK BY 4 FEET FROSTED GLASS GUARDRAILS HAVE ADDED AT ALL THE DECKS HEIGHT OF FIRST FLOOR HAS BEEN REDUCED BY 2 FEET PROPOSE TO PRESERVE THE EXISTING LANDSCAPE SCREENING NEAR THE FRONT PEDESTRIAN GATE ALONG EAST PROPERTY LINE MOVED THE LOCATION OF THE MAIL BOXESCOURTADJACENT PROPERTY ADJACENT PROPERTY ADJACENT PROPERTYADJACENT PROPERTY FIRST FLOOR PLAN •PARKING LAYOUT REVISED TO ACCOMMODATE PARKING SIZES FOR ELECTRIC VEHICLE COMPATIBILITY. •PUSHED BACK THE GARAGE ENTRY BY 4 FEET. •PROVIDED A FIRE PUMP ROOM THAT OPENS DIRECTLY OUTSIDE. •MAILBOXES MOVED TO THE REAR TO ALLOW CORNER WINDOW AT THE LOBBYCOURTADJACENT PROPERTY ADJACENT PROPERTY ADJACENT PROPERTYADJACENT PROPERTY SECOND FLOOR PLAN •FIVE RESIDENTIAL UNITS ON SECOND & THIRD FLOOR WITH ATTACHED PRIVATE OPEN SPACE •ON THE EAST SIDE THE DECKS ARE RECESSED, WHICH HELPS IN REDUCING THE SIGHT ANGLES •MATURE TREES ALONG THE PROPERTY LINES ADD TO ADDITIONAL SCREENING BUFFER •ON WEST SIDE WE HAVE DESIGNED LANDSCAPED DECKS FOR PRIVACY & SOLAR SCREENING •PRIVATE OPEN SPACE FOR RESIDENTIAL UNITS IS A ZONING REQUIREMENTCOURTADJACENT PROPERTY ADJACENT PROPERTY ADJACENT PROPERTYADJACENT PROPERTY TRELLIS AREA IS STEPPED BACK FROM THE BUILDING PARAPET TO CONTAIN NOISE LEVELS & MAINTAIN PRIVACY •TRELLIS AREA = 201 SQ.FT. •LIVE ROOF GARDEN = 450 SQ.FT. •TILE PAVED = 1344 SQ.FT.COURTADJACENT PROPERTY ADJACENT PROPERTY ADJACENT PROPERTYADJACENT PROPERTY ROOF PLAN •MATURE TREES HAVE BEEN PROPOSED ALONG THE EAST PROPERTY LINE. •ALONG THE EAST PROPERTY LINE 6 FOOT HIGH FENCE WOULD BE BUILT WITH SHRUBS PLANTED ALONGSIDE THAT WOULD REACH 8 FEET HEIGHT. THESE WOULD SCREEN THE FIRST FLOOR PARKING AREA. •GARAGE MESH SCREEN DOOR HAS BEEN WIDENED TO ALLOW FOR CLEARER VISION TO THE STREET. •HEIGHT OF FIRST FLOOR HAS BEEN REDUCED BY 2 FEET, WHICH BRINGS THE OVERALL HEIGHT OF THE BUILDING DOWN. •DECKS WOULD HAVE42” HIGH FROSTED GLASS GUARDRAILS FOR PRIVACY. •MATURE TREES WILL SCREEN THE VIEW OF THE NEIGHBORS PROPERTY. SECTION DD THROUGH EXIT STAIR #2 SECTION BB GREEN SCREEN AT FIRST FLOOR AND DECK FROSTED GLASS GUARDRAIL COLOR PALETTE PRIVACY SCREENING, MATERIALS AND COLORS •ADDED FROSTED GLASS GUARDRAILS AT DECKS THROUGHOUT THE PROJECT •MATURE LANDSCAPING ALONG THE EASTERN BORDER •AT NEIGHBORS REQUEST SAVING EXISTING PLANTS ALONG THE PATHWAY FROM THE SIDEWALK END OF PRESENTATION ANY QUESTIONS?