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HomeMy WebLinkAboutReso - PC - 2023.07.10 - 9FDocusign Envelope lD 07 52F876-CF764785.B487 $56C7C7297 A3 RECORDING REQUESTED BY Planning Depa(ment Ci! of Budingame WHEN RECORDED MAIL TO C0t!'IMUNITY DEVELOP[,4ENT DEPARTMENT CITY OF BURLINGAME 501 PRII\,4ROSE ROAD BURLINGAME. CA 94010 zuzS'U44335 3:14 Prn O9/13/2023 Rl Fee: No FEE Count of P:q es 12 Recorded in oriiaial R6cords CcLl rtY of San illatrc Mark Church Ass6sso r'Co u ntY Cleif 'RocorJor I ill1l]lull[11[lllJlil!liil!l'l$iliLllliliJlliifil r 1, tli Resolution No. 2023-07.1 0-9F 30 INGOLD ROAD APN 025-280-480 I hereby certify this to be a full, true and mnect copy of the document it purports to be, the original of which is on file in my oftce. Ju 21,2023 bl.,,.iw Earku* TITLE OF DOCUMENT EU EGAI{N luxD Kevin Gardiner. AICP Commun ty Development D / % Date: RESOLUTION APPROVING CATEGORICAL EXEMPTION AND AMENDMENT TO DESIGN REVIEW WHEREAS, said matters were heard by the Planning Commrssion of the Cjty of Burlingame on Julu 10. 2023, al which time it reviewed and considered the staff report and all other wntten materials and testimony presented at said hearing. NOW, THEREFORE, it is RESOLVED and DETERMINED by this Ptanning Commrssion that: On the basis of 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 the amendment to increase the number of residential units and change the unit mix and unit design within the scope of the previously approved categorical exemption, per CEQA Section 15332, ln-Fill Development Projects. Said Amendment to Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Amendment to Design Review are set forth in the staff report, minutes, and recordrng of said meeting. 1 2 Burlingame, do hereby certify that the fo meeting of the Planning Commission held rded in t offlcial records of the t-rson regoing resolution was introduced and adopted at a regular on the 1oth dav of Julv, 2023 by the following vote: It is further directed that a certifled copy of this resolution be County of San Mateo. i'. til t\, Secretary of the Planning Commission of the City of 30 |N@LD ROAD - RESO 2023{t7.10-9FAYES: COHAROTO, llORAN, LOWENTHAL PFAFF, SCHTID, SHORES, TSENOES: NONE ABSEI'II NONE RECUSED: NONE ry RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made forAmendment to Desiqn Review for chanoes to a oreviouslv aporoved mixed use residential develooment (increastno units from 298 to 302) at 30 lnqold Road, zoned RRMU. SHAC lnoold Apartments LLC. oroperty owner. APN: 025-280-480; l EXHIBIT "A'' Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2023 Page 1 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 7 2023, sheet A-0.0 and date stamped April 5, 2023, sheets A-0.4 through A-7.0, that the project shall include forty-five (45) affordable units to households of "Low lncome,, category, as defined as earning a maximum of 800/o of the San Mateo County Area Median lncome; the City Manager shall be authorized to execute an agreement with the applicant and the applicant shall enter into an agreement for the administration of the renting or leasing of the affordable units at least 120 days before the final inspection; 4 3 that the required affordable dwelling units shall be constructed concurrently with marke;rate units; that the forty-five (45) low income restricted affordable units shall remain restricted and affordable to the designated income group for a minimum period of fifty-five (55) years (or a longer period of time if required by the construction or mortgage financing assistance program. mortgage insurance program, or rental subsidy program); that the forty-five (45) restricted affordable units shall be built on-site and be dispersed within the development. The numberof bedrooms of the restricted affordable units shall be equivalent to the bedroom mix and average sizes of the non-restricted units in the development; except that the applicant may include a higher proportion of restricted affordable units with more bedrooms. The design and construction of the affordable dwelling units shall be consistent with the design, unit layout, and construction of the total project development in terms of appearance, exterior construction materials, and unit layout; that the applicant shall enter into a regulatory agreement with the City; the terms of this agreement shall be approved as to form by the City Attorney's Office, and reviewed and revised as appropriate by the reviewing City official; this agreement will be a form provided by the City, and will include the following terms: (a) The affordability of very low, lower, and moderate income housing shall be assured in a manner consistent with Government Code Section 65915(c)(1);(b) An equity sharing agreement pursuant to Government Code Section 659i5(c)(2);(c) The location, dwelling unit sizes, rental cost, and number of bedrooms of the affordable units;(d) A description of any bonuses and incentives, if any, provided by the City; and(e) Any otherterms as required to ensure implementation and compliance with this section, and the applicable sections of the density bonus law; that the above noted regulatory agreement regarding the forty-five (45) restricted affordable units shall be binding on all future owners and successors in interest; the agreement required by this Zoning Code Section 25.63.080 is hereby a condition of all development approvals and shall be fully executed and recorded prior to the issuance of any building or construction permit for the proposed project; b 7 2. EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2O23 Page 2 8 the project shall include the Transportation Demand Management Measures as proposed inthe Transportation lmpact Analysis, prepared by Hexagon Transportation consultants, lnc., dated April 9,2020; that the Public P1k, as depicted on pians date stamped september 30, 2020, sheets A0.4, L1,12, c-3.0, and wM-3.0, shall be built by the applicant and shall ue oeaicaied to the city ofBurlingame; the Public Park shall be maintained by the City of Burlingame; that the applicant shall enter into an agreement(s) with the city as may be necessary to effectthe dedication of the Public Park to the City and for the applicant's construction oi in" proti" Park aslepicted on plans date stamped september 30, 20i0, sireets A0 .4, L1, L2, c-a.0, anowM-3 0; the.terms of this agreement shall be approved as to form oy tre ciiy nitorn"y . om.",and reviewed and revised as appropriate by the City Manager; that the residents of new live/work, mixed-use, and stand-alone residential developmentproiects' whether owners or tenants, shall be notified in writing before takin! up r"esiuenJe tnatthey will be living in an urban-type environment, that the noisL levers may 6"'r.,igh;iihrn in "strictly residential area, and that there may be odors associated with commercial-and industrialuses. The covenants, conditions, and restrictions of any deveropment with a ."aio"nGr ,r"shall require that prospective residents acknowredge the receipt ot tne wiitten noisenotification Such written noise notification shall be proiided in residential reases. dignatrresshall confirm receipt and understanding of this information, that the public praza sha be owned, operated, and maintained by the deveroper or propertymanager in accordance with an approved maintenance plan to be reviewuo ,na ,pp['*o ovthe Community Development Director; that the public praza shal be open to the pubrrc, without charge, each day of the year, exceptfor temporary closures for necessary maintenance or public sifety; that priorto issuance of a buirding permit for construction ofthe project, the project constructionplans shall be modified to inctude a cover sheet tisting ail conoitiLns of a[pitrll .o"pt"o ovthe Planning commrssion, or city councir on appear;-which sharr remain " prrt oi"r-."t, otapproved. plans throughout the conslruction process. Compliance witn att conJitrons otapproval is required; the conditions of approval shall not be modified or changed *,tnort tn"approval of the Planning Commission, or City Council on appeal; that any changes to the size or enverope of the buirding, buirding materials, exterior finishes,windows, architecturar features, roof height or pitch, andimount oi type of hardscape maieriarsshall be subject to Planning Divisron or planning commission review (Fyl or amendmeniio bedetermined by Planning staff), that the maximum erevation at the top of the roof ridge shafl not exceed erevation gg.74, asmeasured_from the average erevation at the top of the curb (9.53,), and tnat tne iop oi eacnfloor and finar roof ridge shal be. surveyed by a licensed surveyor and approved by the cityEngineer as the framing proceeds and prior io finar framing and roofing inspections. Snouroany framing exceed the stated elevation it shall be removed or adjusted io that the final heightof the structure with roof shal not exceed the maximum height shown on tn" ,pp.r"o Jrnr; I 10 11 12 t5 14 15 to EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2O23 Page 3 17 20 21 23 ), that the project shall be constructed tn accordance with the December 19. 2019 "Request for Alternate Materials or Methods of Construction" agreement between SummerHill Apartment Communities and Central County Fire Department; that the conditions of the Building Division's June 21, 2020 memo, the public Works- Engineering Division's June 15, 2020 memo, the Fire Division's June 20. 2O2O memo, the Parks Division's June 22,2020 memo, and the Stormwater Division's January 24.2O2O memo related to building permit submittal shall be met; that prior to issuance of a building permit. the applicant shall prepare and submit to the Department of Public Works - Engineering Division a sanitary sewer analysis that assesses the impact of this project to determine if the additional sewage flows can be accommodated by the existing sewer line. lf the analysis results in a determination that the existing sewer line requires upgrading, the applicant shall perform the necessary upgrades as determined by the Engineering Division, that prior to issuance of a building permit for the project, the project applicant shall pay the first half of the North Burlingame/Rollins Road Development Fee in the amount of $107,337.82, made payable to the City of Burlingame and submitted to the Planning Division; that prior to scheduling the final framing inspection, the project applicant shall pay the second half of the North Burlingame/Rollins Road Development Fee in the amount of $107,337.82, made payable to the City of Burlingame and submitted to the Planning Division; that prior to issuance of the final inspection of the project, the applicant shall pay the public facilities impact fee in the amount of $1,187,274.00, made payable to the City of Burtingame and submitted to the Planning Division; 18. 19 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, prior to installation of any public safety communications equipment, it if is deemed necessary; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2023 Page 4 24 that the project shall comply with the SFO Comprehensive Airport Land Use Compatibility Plan (ALUCP), specifically in accordance with Safety Compatibility Policy SP-2 pertaining to land uses; and that any future tenants of the commercial and office space comply with the Safety Compatibility Criteria for Safety Zone 3 as contained in Table lV-2 of the SFO ALUCP; this table defines uses to avoid and uses that are incompatible, summarized as follows: Biosafety Level 3 and 4 facilities - which include medical and biological research facilities involving the storage and processing of extremely toxic or infectious agents. See Policy SP-3 of the SFO ALUCP for additional detail Children's schools - Public and private schools serving preschool through grade 12, excluding commercial services Large child day care centers - Commercial facilities defined in accordance with Health and Safety Code, Section 1596.70, et seq., and licensed to serve 15 or more children. Family day care homes and noncommercial employer-sponsored facilities ancillary to place of business are allowed. Hospitals, nursing homes Stadiums, arenas a a Avoidable Uses - Uses that are not fully compatible and should not be permitted unless no feasible alternative is available as follows: Biosafety Level 3 and 4 facilities - Hazardous use other than Biosafety Level 3 and 4 facilities - which include medical and biological research facilities involving the storage and processing of extremely toxic or infectious agents. See Policy SP-3 of the SFO ALUCP for additional detail. Critical public utilities - Facilities that, if disabled by an aircraft accident, could lead to public safety or health emergencies. They include the following. electrical power generation plants, electrical substations, wastewater treatment plants, and publicwater treatment facilities. that the applicant shall be required to comply with the real estale disclosure requirements of State law and General Plan as outlined in Policy lP-1 of the SFO ALUCP and that the following statement must be included in the notice of intention to offer the property for sale or lease: "Notice of Airport in Vicinity This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). lndividual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase or lease and determine whether they are acceptable to you."; 25. lncomDatible Uses - Use is not compatible in the indicated zones and cannot be permitted: EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2023 Page 5 lo 27 28 29 JI ?) JJ that the project applicant shall be required to evaluate potential airport noise impacts if the project is located within the 65 CNEL contour line of San Francisco lnternational Airport (as mapped in the Airport Land Use Compatibility Plan for the Environs of San Francisco lnternational Airport). All projects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use compatibility plan; 30 that any action that would either permit or result in the development or construction of a land use considered to be conditionally compatible with aircraft noise of CNEL 65 dB or greater (as mapped in the Airport Land Use Compatibility Plan) shall inctude the grant of an avigation easement to the City and County of San Francisco prior to issuance of a building permit(s) for any proposed buildings or structures, consistent with Airport Land Use Compatibility plan Policy NP-3 Grant of Avigation Easement; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements: any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District 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; that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; 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 storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited, that the applicant shall prepare a construction staging and traffic control plan for the duration of construction for review and acceptance by the City Engineer prior to the issuance of a building permit; the construction staging plan shall include construction equipment parking, construction employee parking, timing and duration of various phases of construclion and construction operations hours; the staging plan shall address public safety and shall ensure that worke/s vehicles and construction equipment shall not be parked in public parking areas with exceptions for construction parking along street frontages; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2023 Page 6 34 c d e that the project applicant and its construction contracto(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction. a. A set of comprehensive trafflc control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. ldentification of haul routes for movement of construction vehicles that would minimtze impacts on motor vehicular, bicycle and pedestrian traffic. circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project atea, Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and correcled by the project applicant; and Designation of a readily available contact person for construction activities who would be responsible for responding to any local complatnts regardtng trafiic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. that the applicant shall submit a Construction Noise Control Plan. This plan would include measures such as: Using smaller equipment with lower horsepower or reducing the hourly utilization rate of equipment used on the site to reduce noise levels at 50 feet to the allowable level. Locating construction equipment as far as feasible from noise-sensitive uses. Requiring that all construction equipment powered by gasoline or diesel engines have sound control devices that are at least as effective as those originally provided by the manufacturer and that all equipment be operated and maintained to minimize noise generation. Prohibiting gasoline or diesel engines from having unmuffled exhaust systems. Not idling inactive construction equipment for prolonged periods (i.e., more than 5 minutes). Using "quiet" gasoline-powered compressors or electrically powered compressors and electric rather than gasoline- or diesel-powered forklifts for small Iifting. Notiflcation procedures for adjacent property owners and public safety personnel regarding when major deliveries. detours, and lane closures would occur; EXHIBIT'A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2023 Page 7 Jb 43 45 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 drsturbed, 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; that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of-way, clean off-site paved areas and sidewalks using dry sweeping methods, that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards: that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor: that this project shall comply with the state-mandated water conservation program, and a complete lrrigation Water Management and Conservation PIan together with complete landscape and inigation plans shall be provided at the time of building permit application; that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; that a Protected Tree Removal Permit shall be required from the City of Burlingame parks Division to remove any existing protected size trees and that the project shall comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame and enforced by the Parks Department, complete landscape and irrigation plans shall be submitted at the time of building permit application; that if there are any existing trees on adjacent properties abuttjng the project site that are determined to remain, the applicant shall have an arborist's report prepared which documents how the trees should be protected during construction; this report shall be reviewed and approved by the City Arborist and the contractor shall call for the City Arborist to inspect the protection measures installed before a building permit shall be issued; that the applicant shall coordinate with the City of Burlingame Parks Division regarding the installation of the street trees along lngold Road and Rollins Road; that this project shall comply with Ordinance No. 1477, Exterior lllumination Ordinance; that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame; 44 46 5t. 38 40. 41. 42. EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July20,2023 Page 8 The following conditions shall be met during the Building lnspection procass prtor b the inspections noted in each condition: 47. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 48 that prior to scheduling the framing inspection, the project architec{, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certiflcations shall be submitted to the Building Division; 49 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; 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; 50 The following conditions of approval are from applicable policies of the 2040 General Plan or the Environmental lmpact Repod prepared for the 2040 General Plan: 51. HP3.12. The Project sponsor shall ensure implementation of the following BMPs during Project construction, in accordance with the BAAQMD's standard requirements: All exposed surfaces (e.9., parking areas, staging areas, soil piles, graded areas, unpaved access roads) shall be watered two times per day. All haul trucks transporting soil, sand, or other loose material offsite shall be covered. All visible mud or dirt track-oul onto adjacent public roads shall be removed using wet- power vacuum street sweepers at least once per day. The use of dry-power sweeping shall be prohibited. All vehicle speeds on unpaved roads shall be limited to 15 mph. All roadways, driveways, and sidewalks that are to be paved shall be paved as soon as possible. Building pads shall be laid as soon as possible after grading, unless seeding or soil binders are used. ldling times shall be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California Airborne Toxics Control Measure, Title ',l3, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points. All construction equipment shall be maintained and properly tuned, in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. A publicly visible sign with the name and telephone number of the person to contact at the lead agency regarding dust complaints shall be posted. This person shall respond and take conective action within 48 hours. The BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 30 lngold Road Effective July 20, 2023 Dana O 55 57 58 cs-4.7: Airport and Heliport Noise. Monitor noise impacts from aircraft operations at san Francisco lnternationat Airport and Mills-Peninsula Medical center, and implement applicable noise abatement policies and procedures as outlined in the Airport Noise Ordinance and Airport Land Use Compatibility Plan; cs-4.8: Airport Noise Evaluation and Mitigation. Require project applicants to evaluation potential airport noise impacts if the project is located within the 60 CNEL contour line of San Francisco lnternational Airport (as mapped in the Airport Land Use compatibility plan). Allprojects shall be required to mitigate impacts to comply with the interior and exterior noise standards established by the Airport Land Use Compatibility plan; cs-4.9: Airport Disclosure Notices. Require that all new development comply with real estate disclosure requirements of State law, which requires that the presence of all existing and planned airports wtthtn two miles to be disclosed in any sale or lease of property; HP-5.2: Migratory Birds. ldentify and protect habitats that contribute to the healthy propagation of migratory birds, including trees and natural corridors that serve as stopovers and nesting places. Avoid construction activities that involve tree removal between March and June, unless a bird survey has been conducted to determine that the tree is unused during the breeding season by avian species protected under california Fish and Game codes 3103. 3503.5, and 351 1; HP-5,5: Protection and Expansion of rree Resources. continue to preserve and protect valuable native trees and introduce species that contribute to the urban forest but allow for thegradual replacement of trees for ongoing natural renewal. Consider replacement with native species. Use zontng and building requrrements to ensure that existing trees are integrated into new developments; HP-5.6: Tree Preservation ordinance. contrnue to adhere to the Burlingame Tree Preservation ordinance (Burlingame Municipal code Title 'l 1); ensure the preiervation ofprotected trees, as designated by the ordinance; and continue to be acknowledged by the Arbor Day Foundation as a Tree City USA; HP-5.7: urban Forest Management Plan. continue to update and use the Burlingame urban Forest Management Plan, which integrates environmental, economic, political, hiitorical, and social values for the community for guidance on BMps related to tree planting, removal, and maintenance, including onsite protection of extant trees and street trees during projects; HP-5.14: compliance with Environmental Laws. Ensure that all pOects affecting resources of regional concern satisfy regional, state, and federal laws; and Paleontological Assessment. ln areas containing middle to late Pleistocene-era sediments where it is unknown if paleontological resources exist, prior to grading an assessment shall be made by a qualified paleontological professional to establish the need for paleontological monitoring. should paleontological monitoring be required after recommendation by theprofessional paleontologist and approval by the community Development Director, paleontological monitoring shall be implemented. 56. 59. bu. EXHIBIT "A" Conditions of Approval for Categorical Exemption and Destgn Review 30 lngold Road Effective July 20, 2O23 Page 10 Paleontological Monitoring. A project that requires grading plans and is located in an areaof known fossil occurrence or that has been demonstrated to have fossils present in a paleontological field survey or other appropriate assessment shall have all grading monitored by trained paleontological crews working under the direction of a qualified professional, so that fossils exposed during grading can be recovered and preserved. Should any potentially unique fossils be encountered during development activities, work shallbe halted immediately within 50 feet of the discovery, the city of Burlingame planning Department shall be immediately notified, and a qualified paleontologist shali be retained to determine the significance of the discovery. Paleontological Recovery, ldentification, and curation. The city and a project applicantshall consider the mitigation recommendations of the qualified paleontologist iorcny unanticipated discoveries. The city and the project applicant shall consult and agree upon implementation of measures that the city and project applicant deem feasible and a[propriate. Such measures may include avoidance, preservation in place, excavation, documeniation, curation, data recovery, or other appropriate measures. The project applicant shall be required to implement any mitigation necessary for the protection of paleontological resources. Paleontological Findings. Qualified paleontological personnel shall prepare a report offindings (with an itemized appendix of specimens) subsequent to implementaiion ofpaleontological recovery, identification, and curation. A preliminary report shall be submitted, subject to approval by the community Development Director before granting of buildingpermits, and a final report shall be submitted, subject to approval oy thi community Development Director before granting of occupancy permits. 30 Ingold 30 Ingold Road, Burlingame, CA PLANNING RESUBMITTAL - 04.05.2023DESIGN REVIEW AMENDMENT 04.05.23 30 INGOLD ROAD MIXED-USE RECEIVED CITY OF BURLINGAME CDD-PLANNING DIVISION APR 05 2023 Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 4/5/2023 12:52:01 PMA-0.0 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROJECT INFORMATION JW NORTH ROLLINS ROAD MIXED-USE STANDARDS BIKE PARKINGPARKING STANDARD PROVIDED DENSITY - TIER 3 70 DU/AC + DENSITY BONUS 93.125 DU/AC NON RESIDENTIAL F.A.R.1.0 0.03 HEIGHT - TIER 3 7 STORY / 80'7 STORY / 80' FRONT SETBACK (INGOLD ROAD)0' - 15'15' INTERIOR SIDE SETBACK 15' (FOR INDUSTRIAL USE) 15' STREET SIDE SETBACK (ROLLINS ROAD) 10' MIN.15' REAR SETBACK 20'20' LOT COVERAGE 60% MAX.49.94% SEE A6.5 OPEN SPACE 125 SF/DU MIN. 37,250 SF 77,566 SF SEE A0.8 PARK AREA - 22,730 SF PEDESTRIAN PLAZA AREA - TIER 3 2,250 SF MIN.3,470 SF LANDSCAPE COVERAGE 20% MIN.27% SEE L7 PROJECT DESCRIPTION 30 Ingold will be a new 298-unit residential mixed-use community in the North Rollins Road Mixed Use District in Burlingame. The architectural vernacular for this project is primarily influenced by the adjacent neighborhood with the objective of both com plimenting, and co-existing with its predominantly industrial character. Another important goal is to establish a new, modern mixed-use precedent for the district, emphasizing place-making and street activation. The site is broken down into distinct, and appropriately scaled building forms to fit into the surrounding existing scale and texture with each building form defined with unique façade articulation, fenestration pattern, and color/material palette. Durable and refined building materials are used extensively at the pedestrian level street frontages (including large scale, porcelain tile veneer and metal siding, and storefront windows). These materials make the building approachable, highlight building entries, and reinforce the architectural composition. The diverse palette of materials and colors is used to give each building form its own identity as well as tie the overall site composition together as a whole. Parking for the project is located in an “encased”two level parking garage that is wrapped with active pedestrian-oriented uses facing the streets to almost entirely screen the garage from view. Vehicle entrances to the garage are located on both Rollins and Ingold Roads. The project includes several public spaces, including a Public Park in which six of the 14 Coastal Redwoods being preserved by the project are located. With approximately ½-acre of space accessible to its users, the Public Park also includes areas programmed for fitness, play, dining, and relaxation. The eight remaining Coastal Redwood Trees being preserved as part of the project are located within the Redwood Plaza, an over 3,000 square foot pedestrian plaza located mid-block on Ingold Road. This plaza preserves the Coastal Redwoods in place in two planters made of a concrete seat wall that maintains the existing grade around the trees. DRAWING INDEX A0.0 PROJECT INFORMATION GROSS SQUARE FOOTAGE 220 220 82 123 343 357 & 3 BR 8138 165 291 13 24 22 148 181 122,869 SF 220 220 4 117 345 359 302 151 302 16 302 94.375 261,335 SF 4,030 SF 1,321 SF 9,705 SF 76,152 SF 352,543 SF 122,869 SF 60,930 SF 61,939 SF 151 A0.4 SITE PLAN - GROUND LEVEL A0.5 SITE PLAN - PODIUM LEVEL A2.1 LEVEL 1 PLAN A2.2 LEVEL 2 PLAN A2.3 LEVEL 3 PLAN A2.4 LEVEL 4 PLAN A2.5 LEVEL 5 PLAN A2.6 LEVEL 6 PLAN A2.7 LEVEL 7 PLAN A2.8 ROOF PLAN A3.1 BUILDING ELEVATIONS A3.2 BUILDING ELEVATIONS A7.1 PARKING SLIDER CUTSHEET 5141 167 308 1 24 17 148 183 MIN. MIN. MIN. MIN. 2 PER 3 BR 2 8 78 360 STANDARD / SLIDER* 4,030 SF 331 346 1 51 34 53 1 NET RENTABLE AREA LVL 1 LVL 2 LVL 3 LVL 4 LVL 5 LVL 6 LVL 7 TOTAL NET RENTABLE AREA TOTAL UNIT TYPE TOTAL UNIT MIX NEW NAME OLD NAME 1BR / JUNIOR 1BR*A1 Unit 1G 665 - - 1 - - - - 1 665 A2 Unit 1E 913 - - 4 4 4 4 3 19 17,347 A3 Unit 1F 829 - - 1 1 1 1 - 4 3,316 A4 Unit 1D 851 5 5 20 20 21 21 12 104 88,504 A5*Unit J1A & J1A.1 668 - - 7 6 7 7 5 32 21,376 A7 Unit 1C 788 - - 12 10 10 10 10 52 40,976 A8 NEW 798 - - 2 2 2 2 - 8 6,384 2BR B1 Unit 2A, 2A.1, 2A.2, & 2A.3 1,036 - - 8 11 11 11 8 49 50,764 B2 Unit 2B (Outside corner)1,245 - - 1 1 1 1 1 5 6,225 B3 Unit 2D (Inner corner)1,086 - - - 1 1 1 1 4 4,344 B4 Unit 2B (Outside corner)1,169 - - - - - - 2 2 2,338 B6 Unit 2C 1,095 - - - 2 2 2 2 8 8,760 B7**Unit 1F 972 - - 1 1 1 1 1 5 4,860 B8**Unit 1B 978 - - 1 1 1 1 1 5 4,890 3BR C1***Unit 2B.1 (Outside corner)1,335 - - 1 1 1 1 - 4 5,340 4 1% Total Units 5 5 59 61 63 63 46 302 266,089 * DENOTES NEW NAMING CONVENTION FOR JUNIOR 1BR UNITS ** DENOTES CONVERSION OF OLD 1BR UNIT TO A NEW BR UNIT *** DENOTES CONVERSION OF OLD 2BR UNIT TO A NEW 3BR UNIT NET RENTABLE AREA IS CALCULATED TO CENTER LINE OF PARTY WALL & EXTERIOR FACE OF STUD AT CORRIDOR & EXTERIOR WALL. SUBJECT TO CHANGE PER ELEVATION DESIGN, UNIT DEVELOPMENT, AND CONSULTANT COORDINATION. UNIT TYPE 32 (JUNIOR 1BR) 187 (1BR) 79 11% (JUNIOR 1BR) 62% (1BR) 26% A6.1 ENLARGED UNIT PLANS A3.1 BUILDING ELEVATIONS A3.2 BUILDING ELEVATIONS A7.1 PARKING SLIDER CUTSHEET A-0.0 A-0.4 A-0.5 A-2.1 A-2.2 A-2.3 A-2.4 A-2.5 A-2.6 A-2.7 A-3.1 A-3.2 A-6.1 A-7.0 A0.0 A0.4 A0.5 A2.1 A2.2 A2.3 A2.4 A2.5 A2.6 A2.7 A3.1 A3.2 A6.1 PROPOSED - PROJECT INFORMATION PROPOSED - SITE PLAN - GROUND LEVEL PROPOSED - SITE PLAN - PODIUM LEVEL PROPOSED - LEVEL 1 PLAN PROPOSED - LEVEL 2 PLAN PROPOSED - LEVEL 3 PLAN PROPOSED - LEVEL 4 PLAN PROPOSED - LEVEL 5 PLAN PROPOSED - LEVEL 6 PLAN PROPOSED - LEVEL 7 PLAN PROPOSED - BUILDING ELEVATIONS PROPOSED - PROPOSED - BUILDING ELEVATIONS PROPOSED - ENLARGED UNIT PLANS PROPOSED - PARKING SLIDER CUTSHEET PROJECT INFORMATION SITE PLAN - GROUND LEVEL SITE PLAN - PODIUM LEVEL LEVEL 1 PLAN LEVEL 2 PLAN LEVEL 3 PLAN LEVEL 4 PLAN LEVEL 5 PLAN LEVEL 6 PLAN LEVEL 7 PLAN BUILDING ELEVATIONS BUILDING ELEVATIONS ENLARGED UNIT PLANS PREVIOUS ENTITLEMENT DRAWINGS (FOR REFERENCE ONLY) * DENOTES USE OF DESIGN REVIEW AMENDMENT 04.05.23 AMENITY PROPOSED CITY PARK PROPERTY LINE COMMERCIAL LEASING AMENITY MAILROOM FITNESS RESIDENT PARKING GUEST/COMMERCIAL PARKING PEDESTRIAN PASSAGECOM TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 30'-0"4/5/2023 12:52:07 PMA-0.4 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED SITE PLAN -GROUND LEVEL JW 1" = 30'-0" 1SITE PLAN - GROUND LEVEL DESIGN REVIEW AMENDMENT 04.05.23 N E S W AMENITY COURTYARD COURTYARD TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 30'-0"4/5/2023 12:52:13 PMA-0.5 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED SITE PLAN -PODIUM LEVEL JW 1" = 30'-0" 1PLANNING PLAN - PODIUM LEVEL DESIGN REVIEW AMENDMENT 04.05.23 N E S W AMENITY PROPOSED CITY PARK PROPERTY LINE CITY PARK INGOLD ROAD ROLLINS ROADCOMMERCIAL LEASINGAMENITYMAILROOM BIKE STORAGE (84) AMENITY TRASH ROOM FITNESS BIKE STORAGE (72) RESIDENT PARKING GUEST/COMMERCIAL PARKING SETBACK 15'SETBACK20'SETBACK15'SETBACK 15' ELEC. ROOM TRASH ROOM TRASH STAGING TRASH LOADING FIRE CONTROL ROOM ELEC. ROOM BUILDING SETBACK125'372' 36'10'22'45'8'20'66'26'148'25'132'29'130'30'3'20'7'36'102'147' 39'6' - 4"SECURITY GATE 17' - 0"8' - 6" 1' - 0" MIN. TYP. AT WALL 24'24'9'4'12'9'8'18' 8'-2" MIN. VERTICAL CLEARANCE PROVIDED FOR ALL ADA PARKING SPACES TYP. 17'TYP.8' - 6"25'SECURITY GATE PEDESTRIAN GATE VEHICULAR GATE TYP. 24' 7.5% RAMP 15% RAMP 9' - 0"18' - 0"PEDESTRIAN GATE VEHICULAR GATE PEDESTRIAN PASSAGE 9' - 0"5' - 8"12' - 0"18' - 0"A4A4A4A4A4 (N) SLIDER SYSTEM (SEE DETAIL SHEET A7.0) TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 20'-0"6/23/2023 1:53:51 PMA-2.1 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED LEVEL 1 FLOOR PLAN JW 1" = 20'-0" 1PROPOSED - FLOOR 1 DESIGN REVIEW AMENDMENT 04.05.23 OPEN TO BELOW PROPOSED CITY PARK PROPERTY LINE CITY PARK BELOW @ LVL 1 INGOLD ROAD ROLLINS ROADOPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW AMENITY AMENITY FITNESS AMENITY RESIDENT STORAGE RESIDENT PARKING SETBACK 15'SETBACK20'SETBACK15'SETBACK 15'125'372' 36'66'25'148'25'132'29'130'30'36'102'147' 39' TRASH ROOM PET WASH STORAGE 7.5% RAMP 15% RAMP STORAGE 1' - 0" MIN. TYP. AT WALL 8'-2" MIN. VERTICAL CLEARANCE PROVIDED FOR ALL ADA PARKING SPACES 9' - 0"18' - 0"TYP. 8' - 6"TYP.17' - 0"POOL EQUIPMENT POOL ABOVE TYP. 24' A4A4A4A4A4 RESIDENT STORAGE (N) TANDEM PARKING (N) SLIDER SYSTEM (SEE DETAIL SHEET A7.0) (N) TANDEM PARKING TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 20'-0"4/5/2023 4:35:30 PMA-2.2 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED LEVEL 2 FLOOR PLAN JW 1" = 20'-0" 1PROPOSED - FLOOR 2 DESIGN REVIEW AMENDMENT 04.05.23 N E S W 24"24"24"24"36"24"36"S HALLO WW ATER NO DIVING FT3 IN6 S H A L L O W W A T E R NO DIVINGS H A L L O W W A T E RNO D I V ING S H A L L O W W A T E R NO DIVINGS HALLO WW ATER NO DIVING AMENITY SETBACK 15'SETBACK20'SETBACK15'SETBACK 15' PROPOSED CITY PARK PROPERTY LINE CITY PARK BELOW @ LVL 1 25'17'103'12'39'120'148'24'66'39'32'44'128'125'102'35'43'24'INGOLD ROAD ROLLINS ROADPOOL & SPA COURTYARD COURTYARD COURTYARD 146' 26' 118' 56'67'75' A4 A4 A5 B8 A4 B1 A5 B1B1B1 B7 B1 A4 A4 A4 B2 A5 A4 A4A4 A4 A4 A4 A4 A4A5 A5 A5 A4A4A4A4 A4 A4 A2 A2 A1 A7 A7 A2 A2 A7 A7 A7 A7 A7 A7 A7 A7 A7 A7 B6 B1 A8 A8 B1B1 A3 C1 A5 +(1) UNIT & (N) UNIT CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 20'-0"4/5/2023 12:52:23 PMA-2.3 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED LEVEL 3 FLOOR PLAN JW 1" = 20'-0" 1PROPOSED - FLOOR 3 DESIGN REVIEW AMENDMENT 04.05.23 N E S W A4 A4 A5 B8 A4 B1 B1 B1B1B1 B1 B7 B1 A4 A4 A4 B2 A5 A4 A4A4 A4 A4 A4 A4 A4A5 A5 A5 A4A4A4A4 A4 A4 A2 A2 B1 A7 B3 A2 A2 A7 A7 A7 A7 A7 A7 A7 A7 A7 B3 B6 B1 A8A8 B1B1 A3 C1 OPEN TO BELOW AMENITY SETBACK 15'SETBACK20'SETBACK15'SETBACK 15' PROPOSED CITY PARK PROPERTY LINE CITY PARK BELOW @ LVL 1 25'17'103'12'39'120'148'24'66'118' 26' 146' 39'33'44'128'125'101'35'43'56'67'76' 2 3'24'INGOLD ROAD ROLLINS ROADA5(N) UNIT/DECK CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT/DECK CONFIGURATION +(1) UNIT & (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 20'-0"4/5/2023 12:52:26 PMA-2.4 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED LEVEL 4 FLOOR PLAN JW 1" = 20'-0" 1PROPOSED - FLOOR 4 DESIGN REVIEW AMENDMENT 04.05.23 N E S W PROPOSED CITY PARK PROPERTY LINE CITY PARK BELOW @ LVL 1 INGOLD ROAD ROLLINS ROADA4 A4 A5 B8 A4 B1 B1 B1B1B1 B1 B7 B1 A4 A4 A4 B2 A5 A4 A4A4 A4 A4 A4 A4 A4A5 A5 A5 A4A4A4A4 A4 A4 A2 A2 B1 A7 B3 A2 A2 A7 A7 A7 A7 A7 A7 A7 A7 A7 B3 B6 B1 A8A8 B1B1 A3 C1 A5 SETBACK 15'SETBACK20'SETBACK15'SETBACK 15' 25'17'103'12'39'119'148'24'65'117' 26' 146' 39'32'44'127'125'102'35'43'24'A7A5 56'67'75' (N) UNIT/DECK CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT/DECK CONFIGURATION +(1) UNIT & (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 20'-0"4/5/2023 12:52:30 PMA-2.5 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED LEVEL 5 FLOOR PLAN JW 1" = 20'-0" 1PROPOSED - FLOOR 5 DESIGN REVIEW AMENDMENT 04.05.23 N E S W PROPOSED CITY PARK PROPERTY LINE CITY PARK BELOW @ LVL 1 INGOLD ROAD ROLLINS ROADA4 A4 A5 B8 A4 B1 B1 B1B1B1 B1 B7 B1 A4 A4 A4 B2 A5 A4 A4A4 A4 A4 A4 A4 A4A5 A5 A5 A4A4A4A4 A4 A4 A2 A2 B1 A7 B3 A2 A2 A7 A7 A7 A7 A7 A7 A7 A7 A7 B3 B6 B1 A8A8 B1B1 A3 C1 A5 A7A5 A4 A4 A5 A4 B1 B1 B1B1B1 B1 B1 A4 A4 A4 B2 A5 A4 A4A4 A4 A4 A4 A4 A4A5 A5 A5 A4A4A4A4 A4 A4 A2 A2 B1 A7 B3 A2 A2 A7 A7 A7 A7 A7 A7 A7 A7 A7 B3 B6 B1 A8A8 B1B1 A3 A5 A7A5 SETBACK 15'SETBACK20'SETBACK15'SETBACK 15' 25'17'103'12'39'120'148'24'65'118' 26' 146' 39'32'44'128'125'102'34'43'24'56'67'75' 35' (N) UNIT/DECK CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT/DECK CONFIGURATION +(1) UNIT & (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 20'-0"4/5/2023 12:52:34 PMA-2.6 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED LEVEL 6 FLOOR PLAN JW 1" = 20'-0" 1PROPOSED - FLOOR 6 DESIGN REVIEW AMENDMENT 04.05.23 N E S W AMENITY PROPOSED CITY PARK PROPERTY LINE CITY PARK BELOW @ LVL 1 INGOLD ROAD ROLLINS ROADROOF DECK B8 A4 B1 B1 B1 B7 B1 A4 A4 A4 B2 A5 A4 A4 A4 A4 A4A5 A5 A5 A4 A4 A2 A2 B1 A7 B3 A2 A7 A7 A7 A7 A7 A7 A7 A7 A7 B3B1 B4B4 B1B1 A7A5 A4 B1 B1 B1 B1 A4 A4 B2 A5 A4 A4 A4 A4 A4A5 A5 A5 A4 A4 A2 A2 B1 A7 B3 A2 A7 A7 A7 A7 A7 A7 A7 A7 A7 B3B1 B1B1 A7A5 SETBACK 15'SETBACK20'SETBACK15'SETBACK 15' 25'17'115'39'120'147'24'66'39'32'44'128'125'102'35'43'24'56'67'75' ROOF (6 STORIES) ROOF (6 STORIES) ROOF (6 STORIES) ROOF (6 STORIES) 143' 147' (N) UNIT/DECK CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT/DECK CONFIGURATION (N) UNIT CONFIGURATION (N) UNIT CONFIGURATION TRUE Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1" = 20'-0"4/5/2023 4:36:10 PMA-2.7 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPROPOSED LEVEL 7 FLOOR PLAN JW 1" = 20'-0" 1PROPOSED - FLOOR 7 DESIGN REVIEW AMENDMENT 04.05.23 N E S W Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 4/5/2023 12:52:37 PMA-3.1 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CABUILDING ELEVATIONS JW NO PROPOSED CHANGES TO ELEVATION DESIGN REVIEW AMENDMENT 04.05.23 NO PROPOSED CHANGES TO ELEVATION Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 4/5/2023 12:52:37 PMA-3.2 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CABUILDING ELEVATIONS JW NO PROPOSED CHANGES TO ELEVATION DESIGN REVIEW AMENDMENT 04.05.23 DECK BED LIVING KITCHEN W/D 22' - 0" 10' - 1"11' - 6"30' - 7"10' - 3"7' - 8"4' - 1"10' - 10"6' - 9"C.C.W.I.C. BATH DECK BED W.I.C. LIVING KITCHEN BATH W/D C.C. DINING 23' - 10"34' - 6"8' - 4"11' - 3" 12' - 10"3' - 0"5' - 1"16' - 1"5' - 1" DECK LIVING DINING BED KITCHEN W.I.C. W/D C.C. BATH34' - 8"12' - 7"11' - 3" 24' - 3"7' - 8"6' - 9"13' - 5"5' - 9"10' - 3" DECK LIVING KITCHEN DINING BED C.C. W/D BATH 25' - 6" 13' - 9"11' - 4"31' - 11"20' - 0" 12' - 5"7' - 1"16' - 0"35' - 2"12' - 3"6' - 1"10' - 3"DECK BED W.I.C. BATH KITCHEN W/D C.C. W.I.C. BATH BEDLIVING 33' - 3" 10' - 9"11' - 1"10' - 6"5' - 6"31' - 5"9' - 9"10' - 0"7' - 0"26' - 1"6' - 4"12' - 0"11' - 9"5' - 11"7' - 1"KITCHEN W/D C.C. BATH W.I.C. BED LIVING DINING 35' - 6" 22' - 1"7' - 10"13' - 2"13' - 11"7' - 6"10' - 3"22' - 6"KITCHEN DECK LIVING BED BATH W.I.C. BATHBED DINING C.C. 32' - 9"37' - 4"11' - 1"6' - 5"14' - 6"12' - 1"6' - 9"17' - 2"6' - 7"5' - 0"12' - 4"10' - 3"13' - 2"7' - 1"W/D C.C. BED DECK KITCHEN W.I.C. DINING LIVING BED W.I.C. BATH W/D BATH 13' - 4"23' - 10"7' - 5"10' - 8"5' - 0"11' - 3" 46' - 9" 11' - 1"7' - 7"6' - 8"27' - 9"17' - 7"2' - 10"11' - 3" BED W.I.C. BATH BED KITCHEN LIVING DINING W.I.C. 43' - 5"22' - 0"12' - 1"20' - 7"10' - 2"7' - 0"13' - 11"7' - 6"10' - 3"10' - 3"10' - 11"DECK BED C.C. LIVING DINING KITCHEN D/W C.C. BED C.C. BATH 38' - 2"8' - 5"30' - 9" 6' - 4"14' - 10"2' - 1"11' - 0"11' - 6"2' - 1"12' - 6"9' - 3"7' - 1" DECK BED BED BED KITCHEN DINING W.I.C. BATH BATH C.C. W/D C.C. C.C. LIVING 33' - 0"38' - 3" 11' - 9"12' - 11"13' - 7"10' - 10"2' - 1"11' - 1"10' - 10"10' - 8"15' - 1"7' - 7"10' - 2"7' - 8" Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 1/8" = 1'-0"4/5/2023 12:52:38 PMA-6.1 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAENLARGED UNIT PLANS SC 1/8" = 1'-0" 1UNIT A5.0 - 1BR/1BA 668 SF 1/8" = 1'-0" 2UNIT A7.0 - 1BR/1BA 788 SF 1/8" = 1'-0" 3UNIT A4.0 - 1BR/1BA 851 SF 1/8" = 1'-0" 5UNIT A2.0 - 1BR/1BA 913 SF 1/8" = 1'-0" 8UNIT B1.0 - 2BR/2BA 1036 SF 1/8" = 1'-0" 4UNIT A3.0 - 1BR/1BA 829 SF 1/8" = 1'-0" 10UNIT B4.0 - 2BR/2BA 1169 SF 1/8" = 1'-0" 9UNIT B3.0 - 2BA/2BR 1086 SF 1/8" = 1'-0" 6UNIT B7.0 - 2BR/1BA 972 SF 1/8" = 1'-0" 7UNIT B8.0 - 2BR/1BA 978 SF UNITS ON THIS SHEET REPRESENT TYPICAL UNIT TYPES ONLY. SOME VARIATIONS OF THESE UNITS OCCUR IN THE BUILDING PER LOCATION. 1/8" = 1'-0" 11UNIT C1.0 - 3BR/2BA 1335 SF CD #4.1 RESUBMITTAL 02.03.22 DESIGN REVIEW AMENDMENT 04.05.23 Scale Proj #. 934 Howard Street San Francisco CA 94103 P. (415) 677-0966 Sheet Title Sheet Size: ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL, AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 30 x 42 DRAWN BY Client Stamp DateIssueRev 4/5/2023 12:52:39 PMA-7.0 202930 Ingold RoadMixed-Use30 Ingold Road, Burlingame, CAPARKING SLIDER CUTSHEET JW CONFORMITY Klaus Multiparking GmbH Hermann-Krum-Straße 2 D-88319 Aitrach Phone +49-7565-508-0 Fax +49-7565-508-88 E-Mail info@multiparking.com Internet www.multiparking.com Page 1 Dimensions Car data Page 2 Examples Drive Evenness Page 3 Drive Rails Incline Page 4 Access Electric Technical data Page 5 To be perfor- med by the customer Description Page 1 of 5 Parking PalletPE/PH| Code number 584.16.990-002 | Version 01.2010Product Data Parking Pallet PE/PH longitudinally shifting Dimensions: All space requirements are minimum finished dimensions. Tolerances for space requirements . Dimensions in cm.+3 0 Building law requirements9.5Parking space border or support Warning light Wheel-location recess Direction of movement 15 Travel path Drive axis LDH32B Parking Pallet PE/PH Parking Pallet PE Parking Pallet PH According to the German Building Code parking spaces on longitudinally shifting parking pallets are only permitted if the following requirements are met: – Next to the parking pallets a remaining driving lane width of 275 cm minimum must be maintained. – Parking pallets must not be installed before power-driven parking systems. – In case of two-way traffic in the driving lane no through traffic is permitted. – The parking pallets must be traversable on all sides. – Walkable areas must provide headroom of 200 cm. Make sure to observe the ventilation systems, bearers or other installations. The parking pallets have a height of 10 cm. Type No. of vehicles DH PE 1 acc. to local requirements Type W Shift. length PE 215 L 500 470 PH 215 1000 970 2 acc. to local requirementsPH Exclusive type Standard type Type W Shift. length PE 245 L 530 500 PH 245 1060 1030 max. 5.00 mLength max. 1.90 mWidth 10 cm less than DHHeight max. 2000 kgWeight max. 500 kgWheel load max. 2300 kgWeight max. 575 kgWheel load Suitable for: Standard passenger car and station wagon. Standard passenger cars are vehicles without any sports design such as spoilers, low-profile tyres etc. Top edge finished floor: Tolerances for the evenness of the carriage- way must be strictly complied with in accordance with DIN (= German Industrial Standard) No. 18202, table 3, line 3! Car dimensions Standard type Exclusive type Parking Pallet PE/PH | Code number 584.16.990-002 | Version 01.2010 Page 1 Dimensions Car data Page 2 Examples Drive Evenness Page 3 Drive Rails Incline Page 4 Access Electric Technical data Page 5 To be perfor- med by the customer Description Page 2 of 5 Examples: Longitudinal Pallets with Above-Floor Drive (Drive S) Column 234561 Vertical measurement as limits in mm with measuring points distances in m to* 0,1 1 4 10 15Line 2 Reference 5 8 12 15 20 Unfinished to surface of covers, subconcrete and subsoils for higher demands, e.g. as foundation for cast plaster floor, industrial soils, paving tiles and slabstone paving, compund floor paving. Finished surfaces for minor purposes, e.g. warehouses, cellar. 3 2 4 10 12 15 Finished grounds, e.g. floor pavement serving as foundation for coverings. Coverings, tile coverings, PVC flooring and glued coverings. Line 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Distance between measuring points in m 5 10 15 20 0 Line 2 Tolerances in mm* = Intermediate values are to be taken out the diagram and must be rounded-off to mm 30 Cover marked with yellow/black stripes 8533 49Guide rail If distance to support > 49, cable cover is required! Parking space border or support Cable mounted to support Drive dowelled to floor 500 500 500≥ 515 650* 650***** acc. to local requirements ≥ 1015 1000 1000 1015 1015 1000 ** acc. to local requirements**650* 650*500 10151015 1000 650* 650*500 500 10001015 1000 1015 Combination: At a length of 40 m up to 5 pallets can be arranged as group should their shifting path overlap. In this case the operating elements must be within a distance of 10 m of a possible point of contact between two pallets. Above-Floor Drive (Drive S) Evenness and Tolerances (Abstract from DIN 18 202, Table 3) * = Recommendation The safety distance between the lower flange of the platforms and the garage ground must therefore not exceed 2 cm. To adhere to the safety regulations and VdTÜV/CEOC recommendations and to get the necessary even ground, the tolerances of evenness according to DIN 18202, table 3, line 3, must not be exceeded. Therefore exact levelling of the ground by the client is essential. 1 x PE 2 x PE 3 x PE 1 x PH 2 x PH 3 x PH Parking Pallet PE/PH | Code number 584.16.990-002 | Version 01.2010 Page 1 Dimensions Car data Page 2 Examples Drive Evenness Page 3 Drive Rails Incline Page 4 Access Electric Technical data Page 5 To be perfor- med by the customer Description Page 3 of 5 Longitudinal Pallets with Underfloor Drive (Drive U) Underfloor Drive (Drive U) Rail System Projection of the guide rail above top edge of finished floor is mandatory on both sides of the rail including the level for the drive! The rails are dowelled directly onto the top edge of the finished floor. Drill hole depth: approx. 9 cm. Tolerances for the evenness must be strictly complied with in accordance with DIN (= German Industrial Standard) No. 18202, table 3, line 3! If the drive axis cannot be placed in front of a support the drive will be designed as underfloor drive. Precondition: Drive axis located in parking space axis; recess in floor. For arrangement of longitudinal pallets, see example: 1015 1000 1015 Conduit EN 40 (M40) with taut wire to nearest support or to wall Prior to using poured asphalt it is essential to consult Klaus! Prior to floor pavement In recess (RR = running rail; GR = guide rail) On finished floor Incline Parking space border Conduit EN 40 (M40) Guide rail 37 75 4925 820 Box cast in concrete after installation Box for drive 50 in this area the same level is necessary 260 (290) max. 1 %max. 1 % Parking space border Top edge finished floor filled up with rails packed up2+0,52+0,5max. 5Parking space border 176 (206) 49 ca. 4ca. 4250 (280) RR GR Parking space border 0,5+0,52+0,5Parking space border ( ) = Dimensions in brackets for Exclusive type ( ) = Dimensions in brackets for Exclusive type 2 x PE PE und PH PE und PH Parking Pallet PE/PH | Code number 584.16.990-002 | Version 01.2010 Page 1 Dimensions Car data Page 2 Examples Drive Evenness Page 3 Drive Rails Incline Page 4 Access Electric Technical data Page 5 To be perfor- med by the customer Description Page 4 of 5 Technical data – maintenance offer/contract – declaration of conformity Available documents Generally, this parking system is not suited for short-time parkers (temporary parkers). Please do not hesitate to contact your local KLAUS agency for further assistance. Range of application Ball bearing of the rollers provide a low sound level. Noise emission Environmental conditions for the area of multiparking systems: Temperature range –10 to +40 ° C. Relative humidity 50 % at a maximum outside temperature of +40 ° C. Environmental conditions See separate sheet regarding corrosion protection. Corrosion protection Accessing Standard Parking Spaces (for example No. 6) Electrical installation The customer must provide a supply of 5 x 2.5 mm2 (3 PH+N+PE) to the electric cabinet (larger systems may require larger cross sections). Proposals for position of control box and operating element are specified in the floor plans provided by Klaus Multiparking. Electrical supply/Control system Operation via operating element with automatic reset function (two pushbuttons for left/right movement). Operation Parking pallets must only be operated on block if the operator’s stand is not more than 10 m from the platform edges that are to be operated on block, and if it is installed at least 1.60 m above garage floor. On block opration 1234 5 6 7 11 12 13 14 15 16 17 Operating element for pallet 21 20 21 If pallet is empty: passing of pallet possible 1234 5 6 7 11 12 13 14 15 16 17 20 21 If pallet is occupied: press corresponding pushbutton for no. 21 on operating element. Pallets 20 and 21 are moved together automatically, and parking spaces 6 (and 7) become free.Operating element for pallet 20 1234 5 6 7 20 21 To access parking space no. 20 both pallet 20 and 21 are moved in a way that the required driving lane is created.Direction of driving Exit to driving lane Accessing the Pallet Parking Spaces 1234 5 6 7 11 12 13 14 15 16 17 20 21 Parking spaces 1, 2, 11, 12 can only be accessed unfavour- ably since both driving and turning range are strongly restricted. 515 500 500 Unfavourable!!123 4 5 6 7 11 12 13 14 15 16 17 20 21 Driving and turning range for parking spaces 1, 2, 11, 12 are improved! 750 500 500 1234 5 6 7 11 12 13 14 15 16 17 20 515 500 500 21 Note: PE at End of Driving Lane Solution: Dislocate support or drive Solution: Use of PH 1234 5 11 12 13 14 15 20 Not possible!! Parking space 12 cannot be accessed if parking space 20 is occupied. Reason: Axes of opposite parking spaces are offset. 123 4 5 11 12 13 14 15 20 Extension (max. 1 m) 1234 5 11 12 13 14 15 20 Travelling drive: Drive D on the pallet allows longer travel path. Power supply via trailing cable. Special guide rail. Warning: Pallet not accessible within range of drive! Note: Dislocated Parking Spaces Makeshift: One-sided pallet extension Makeshift: Travelling drive (drive D) Parking Pallet PE/PH | Code number 584.16.990-002 | Version 01.2010 Page 1 Dimensions Car data Page 2 Examples Drive Evenness Page 3 Drive Rails Incline Page 4 Access Electric Technical data Page 5 To be perfor- med by the customer Description Page 5 of 5 Description We reserve the right to change this specification without further notice Multiparking system for parking 1 or 2 vehicles. Dimensions are in accordance with the respective underlying height and width dimensions. Parking pallets, which can be moved lengthwise are installed in the driving lane of underground garages. These parking pallets make it possible to achieve additional parking spaces in the driving lane, which is generally only used for maneuvering vehicles. The parking pallets can be driven on if vacant, or moved if occupied by a car when accessing parking spaces located in the back. This operation uses dead man’s control safety mechanism. Therefore, the operating elements are generally mounted to the opposite supports and the parking pallets and parking spaces arranged by the controller can be seen. Operating instructions are permanently mounted to each operating station in a clearly visible location. These parking pallets are available in the following designs: Type PE: 1 passenger car Type PH: 2 passenger cars in a row General description The Klaus company reserves the right in the course of technical progress to use newer or other technologies, systems, processes, procedures or standards in the fulfillment of their obligations other than those originally offered provided the customer derives no disadvantage from their so doing. To be performed by the customer Consecutive numbering of pallet parking spaces Numbering of parking spaces Lighting, ventilation, fire extinguishing and fire alarm systems. Building services Any additional yellow-black markings on the platform edges according to ISO 3864. Marking Electrical supply 5 x 2.5 mm2 (3 PH+N+PE) with lockable main switch to control box. Main fuse: 3 x fuse 10 A (slow) or circuit breaker 3 x 10 A (trigger characteristic K or C). 5 or more pallets: 3 x fuse 16 A (slow) or circuit breaker 3 x 16 A (trigger characteristic K or C). Electrical supply to the control box must be provided by the customer during installation. The functionality can be checked on site by our fitters together with the electrician. If this cannot be done during installation for some reason for which the customer is responsible, the customer must commission an electrician at his own expense and risk. Electrical supply to the control box – Costs for final technical approval by an authorized body – Main switch If the following are not included in the quotation, they will also have to be provided / paid for by the customer: Flooring structure in accordance with our instructions, please see page 2 (recesses, tolerances for the evenness of the driving lane must adhere to DIN 18202, sheet 3, line 3. Packing up of rail system (and box for drive U) with cement floo for the whole length. Conduit EN 40 (M40) with taut wire to underfloor drive. Floor –Sloped steel frames with supported low-noise track and guide rollers – Crossbeams – Platform profiles (cover plate) – Positioning aids – Small parts, etc. – Pallet height: approximately 10 cm above finished floor Parking pallet consisting of: – Base plate mounted to the ground with geared motor – Limit switch and housing – The housing also serves as safety mechanism. The load transmission is carried out via a high-tension chain located in a U-profile which is open facing outwards. This chain is looped around two chain wheels and driven by the motor. Floor-mounted drive: This drive unit is mounted in a floor recess which must be built by the customer. This drive consists of: –1 geared motor – Chain wheels – Limit switch – Fully mounted in a stable below-floor housing with cover – The load transmission is carried out identically to the "floor-mounted drive" Below-floor drive: – Drive unit mounted to the parking pallet – Power is supplied via a drag-line cable (or via contact lines in exceptional cases) – The load transmission is carried out using a chain, which is inlaid in a special rail (double rail) Moving drive (special): –Profiles mounted to the floor, which must be embedded in concrete by the customer based on our specifications – The guide rails protrude 20 mm above finished floor, thus ensuring safe guiding when shifting the pallets – The rail system can be fastened to the finished floor in exceptional cases and in the event of adequate evenness of the driving lane in the movement area of the parking pallets (see “Floor” in the chapter “To be performed by the customer”) Rail system consisting of: – Operating device with 2 buttons (right/left) – Emergency Stop – Control box – Blinking lights – Various cables with accessories Electrical equipment consisting of: – The parking pallets are operated using a push-button with corresponding direction definition in dead man’s control – Limit switches stop the parking pallets when the maximum movement distance has been reached – Warning lights blink during movement – The electrical wiring originates in the control box Control system: Lockable main switch per electric cabinet. The lockable main switch is to be mounted directly next to the control cabinet. Main switch DESIGN REVIEW AMENDMENT 04.05.23 Sheet Title: Scale: Job No. Date: Sheet No: THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2019. : Architecture : 1970 Boardway, Suite 500 : Oakland, California 94612 : (510) 451 - 2850 : Planning : Urban Design N.T.S. NOT FOR CONSTRUCTION 30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESPROJECT DATA A0.1 19044 05/27/20 NORTH ROLLINS ROAD MIXED-USE STANDARDS UNIT MIX BIKE PARKINGPARKING STANDARD PROVIDED DENSITY - TIER 3 70 DU/AC + DENSITY BONUS 93.125 DU/AC NON RESIDENTIAL F.A.R. 1.0 0.03 HEIGHT - TIER 3 7 STORY / 80' 7 STORY / 80' FRONT SETBACK (INGOLD ROAD) 0' - 15' 15' INTERIOR SIDE SETBACK 15' (FOR INDUSTRIAL USE) 15' STREET SIDE SETBACK (ROLLINS ROAD) 10' MIN. 15' REAR SETBACK 20' 20' LOT COVERAGE 60% MAX. 49.94% SEE A6.5 OPEN SPACE 125 SF/DU MIN. 37,250 SF 77,566 SF SEE A0.8 PARK AREA - 22,730 SF PEDESTRIAN PLAZA AREA - TIER 3 2,250 SF MIN. 3,470 SF LANDSCAPE COVERAGE 20% MIN. 27% SEE L7 PROJECT DESCRIPTION 30 Ingold will be a new 298-unit residential mixed-use community in the North Rollins Road Mixed Use District in Burlingame. The architectural vernacular for this project is primarily influenced by the adjacent neighborhood with the objective of both complimenting, and co-existing with its predominantly industrial character. Another important goal is to establish a new, m odern mixed-use precedent for the district, emphasizing place-making and street activation. The site is broken down into distinct, and appropriately scaled building forms to fit into the surrounding existing scale and texture with each building form defined with unique façade articulation, fenestration pattern, and color/material palette. Durable and refined building materials are used extensively at the pedestrian level street frontages (including large scale, porcelain tile veneer and metal siding, and storefront windows). These materials make the building approachable, highlight building entries, and reinforce the architectural composition. The diverse palette of materials and colors is used to give each building form its own identity as well as tie the overall site composition together as a whole. Parking for the project is located in an “encased”two level parking garage that is wrapped with active pedestrian-oriented uses facing the streets to almost entirely screen the garage from view. Vehicle entrances to the garage are located on both Rollins and Ingold Roads. The project includes several public spaces, including a Public Park in which six of the 14 Coastal Redwoods being preserved by the project are located. With approximately ½-acre of space accessible to its users, the Public Park also includes areas programmed for fitness, play, dining, and relaxation. The eight remaining Coastal Redwood Trees being preserved as part of the project are located within the Redwood Plaza, an over 3,000 square foot pedestrian plaza located mid-block on Ingold Road. This plaza preserves the Coastal Redwoods in place in two planters made of a concrete seat wall that maintains the existing grade around the trees. DRAWING INDEX A0.0 PROJECT INFORMATION A0.1 PROJECT DATA A0.2 EXISTING SITE PHOTOS A0.3 SITE CONTEXT & CIRCULATION A0.4 SITE PLAN - GROUND LEVEL A0.5 SITE PLAN - PODIUM LEVEL A0.6 PERSPECTIVE VIEW A0.7 PERSPECTIVE VIEW A0.7A PERSPECTIVE VIEW A0.8 OPEN SPACE DIAGRAM A0.9 FIRE ACCESS DIAGRAM A0.9A ALTERNATE MEANS OF PROTECTION APPLICATION A0.9B ALTERNATE MEANS OF PROTECTION APPLICATION A2.1 LEVEL 1 PLAN A2.2 LEVEL 2 PLAN A2.3 LEVEL 3 PLAN A2.4 LEVEL 4 PLAN A2.5 LEVEL 5 PLAN A2.6 LEVEL 6 PLAN A2.7 LEVEL 7 PLAN A2.8 ROOF PLAN A3.1 BUILDING ELEVATIONS A3.2 BUILDING ELEVATIONS A4.1 BUILDING SECTIONS A4.2 BUILDING SECTIONS A5.1 COLORS & MATERIALS A5.2 WINDOW DETAILS A6.1 ENLARGED UNIT PLANS A6.2A EXIT PLANS A6.2B EXIT PLANS A6.3A ACCESSIBILITY PLANS A6.3B ACCESSIBILITY PLANS A6.4 FIRE WALL & ALLOWABLE AREA DIAGRAMS A6.5 WALL OPENING, LOT COVERAGE DIAGRAMS L1 LEVEL 1: GROUND PLANE SITE PLAN L2 LEVEL 1: GROUND PLANE IMAGERY L3 LEVEL 3: PODIUM COURTYARD PLAN AND IMAGERY L4 SITE AMENITIES: LEVEL 1, 3 & 7 L5 PLANT PALETTE L6 TREE PROTECTION PLAN L7 LANDSCAPE COVERAGE PLAN C1.0 CIVIL LEGEND & ABBREVIATIONS C2.0 EXISTING CONDITIONS PLAN C3.0 PROPOSED SITE PLAN C4.0 PROPOSED GRADING PLAN C4.1 PROPOSED GRADING PROFILE C5.0 PROPOSED UTILITY PLAN C6.0 PROPOSED STORMWATER MANAGEMENT PLAN C7.0 SECTIONS VTM1.0 VESTING TENTATIVE PARCEL MAP TITLE SHEET VTM2.0 VESTING TENTATIVE PARCEL MAP EXISTING CONDITIONS PLAN VTM3.0 VESTING TENTATIVE PARCEL MAP PROPOSED PARCELIZATION INT1 JOINT TRENCH INTENT TITLE SHEET INT2 JOINT TRENCH INTENT SL1 PUBLIC STREET LIGHTING TITLE SHEET SL2 PUBLIC STREET LIGHTING DETAILS SL3 PUBLIC STREET LIGHT SITE PLAN PM1 PHOTOMETRIC PLAN - OFFSITE PM2 PHOTOMETRIC PLAN - PARKS AND PLAZA AREAS GROSS SQUARE FOOTAGE *Net rentable area is cacluated to center line of party wall & exterior face of stud at corrdior & exterior wall. Subject to change per elevation design, unit development, and consultant coordination. PREVIOUSLY APPROVED STOPSECURE RESIDENTAL PARKING (TOTAL 329 STALLS) PEDESTRIAN PASSAGE ROLLINS ROADCOMMERCIAL/ OFFICE COMMERCIAL/OFFICE PARKING (14 STALLS) RESIDENT VISITOR PARKING (15 STALLS) FITNESS LEASING WIFI 4,060 SF INGOLD ROAD CITY PARK DOG PARK REDWOOD PLAZA MAIL AMENITY LOBBY SETBACK 15' - 0"SETBACK20' - 0"SETBACK 15' - 0"SETBACK15' - 0"N E S W Sheet Title: Scale: Job No. Date: Sheet No: THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2019. : Architecture : 1970 Boardway, Suite 500 : Oakland, California 94612 : (510) 451 - 2850 : Planning : Urban Design NOT FOR CONSTRUCTION 1" = 30'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESSITE PLAN - GROUND LEVEL A0.4 19044 05/27/20 1" = 30'-0"1 SITE PLAN - GROUND LEVEL - PREVIOUSLY APPROVED PREVIOUSLY APPROVED STOPCITY PARK BELOW ON LEVEL 1 ROLLINS ROADINGOLD ROAD PODIUM COURTYARD CLUBROOM/POOL RESTROOM PODIUM COURTYARD SETBACK 15' - 0"SETBACK20' - 0"SETBACK 15' - 0"SETBACK15' - 0"N E S W Sheet Title: Scale: Job No. Date: Sheet No: THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2019. : Architecture : 1970 Boardway, Suite 500 : Oakland, California 94612 : (510) 451 - 2850 : Planning : Urban Design NOT FOR CONSTRUCTION 1" = 30'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESSITE PLAN - PODIUM LEVEL A0.5 19044 05/27/20 1" = 30'-0"1 SITE PLAN - PODIUM LEVEL - PREVIOUSLY APPROVED PREVIOUSLY APPROVED STOP2120 SFFITNESS1190 SFLEASING480 SFMAILROOMCOMMERCIAL/OFFICE PARKING(14 SPACES)SECURE RESIDENTAL PARKING(152 SPACES)PEDESTRIAN PASSAGEINGOLD ROADROLLINS ROADPRESERVE MATURE REDWOODS1A4.22010 SFWIFI680 SFBIKE STORAGEBUILDING OVERHANG AT LEVEL 3-724' - 0"TYP.24' - 0"320 SFELEC.ROOMVEHICULAR GATEVEHICULAR GATEMECH./ELEC.TRASHSTAGINGPRESERVE MATURE REDWOODSFIRE ACCESS ROAD HAMMERHEADFENCEBUILDING SETBACKSECURITY GATESECURITY GATELOADING240 SFELEC.ROOM630 SFAMENITY760 SFBIKE REPAIR ANDSTORAGE210 SFMODIFIED FIRECONTROL RM2A4.1RESIDENT VISITOR PARKING(15 SPACES)24' - 0"42' - 0"1A3.12A3.120' - 0"6' - 0"1A4.121' - 0"10' - 0"PEDESTRIAN GATEPEDESTRIAN GATEPEDESTRIAN GATE127'101' 36'25' 132' 31' 128'66' 24' 150'36'372'18' - 0"18' - 0"9' - 0" 8' - 0" 9' - 0"TYP.8' - 6"TYP.17' - 0"7' - 2 1/4"8' - 6"17' - 0"9' - 0"18' - 0"9' - 0"1D1D1D1D4060 SFCOMMERCIAL/OFFICE3A3.24A3.2REDWOOD PLAZACITYPARK7.5% RAMP15% RAMP(69 SPACES)150 SFELEC.ROOM1ELOBBYLOBBYMPOETRASHROOMTRASHROOMFAN RMPROPOSED CITY PARK PROPERTY LINE1' - 0" MIN. TYP. AT WALL24' - 0"3' 20' 3' 5'30'147'39'51' 10'16'TRASH / LOADINGSETBACK15' - 0"SETBACK20' - 0"SETBACK15' - 0"SETBACK15' - 0"12' - 0"5' - 0"9' - 0"8'-2" MIN. VERTICAL CLEARANCE PROVIDED FOR ALL ADA PARKING SPACES(80 SPACES)NESWSheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2019.: Architecture: 1970 Boardway, Suite 500: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignNOT FOR CONSTRUCTION1" = 20'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESLEVEL 1 PLANA2.11904405/27/201" = 20'-0"1Level 1- PREVIOUSLY APPROVEDPREVIOUSLYAPPROVED 1A4.2CITY PARK BELOW @ LVL 1SECURE RESIDENTAL PARKING (183 SPACES)TYP.24' - 0"OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWPOOL ABOVEOPEN TO BELOWTYP.8' - 6"TYP.17' - 0"2A4.1ROLLINS ROAD110 SFELEVATOR ROOM380 SFMEP1A3.12A3.11A4.1760 SFRESIDENTIALSTORAGE660 SFRESIDENTIALSTORAGE125'127'39'372'6'41'35'74'24'47'19'25' 132' 31' 128'101'36'1070 SFRESIDENTIALSTORAGE36'9' - 0"18' - 0"1D1D1D1D3A3.24A3.2INGOLD ROAD7.5% RAMP15% RAMP670 SFSTORAGE280 SFSTORAGEOPEN TO BELOWOPEN TO BELOW210 SFSTORAGE670 SFFITNESSMEZZANINE1EFAN RMPOOLEQUIPMENTMAINTENANCEPROPOSED CITY PARK PROPERTY LINE1' - 0" MIN. TYP. AT ALLSETBACK15' - 0"SETBACK20' - 0"SETBACK15' - 0"SETBACK15' - 0"8'-2" MIN. VERTICAL CLEARANCE PROVIDED FOR ALL ADA PARKING SPACESNESWSheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2019.: Architecture: 1970 Boardway, Suite 500: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignNOT FOR CONSTRUCTION1" = 20'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESLEVEL 2 PLANA2.21904405/27/201" = 20'-0"1Level 2- PREVIOUSLY APPROVEDPREVIOUSLYAPPROVED 1A4.2CITY PARK BELOW @ LVL 156' 67' 77'53'35'101'43'FIRE ACCESS/ COURTYARD EGRESSFIRE ACCESS/ COURTYARD EGRESS24'2A4.1INGOLD ROADROLLINS ROAD1A3.12A3.11A4.125' 18' 102' 12' 41' 117'128'125'44'1E1D1D1D1C1G1C1D1D1D1C1C1C1E1CJ1A1C1C2B2B1C1C2A1C1C1D1D1DJ1A1D2B.21F1D1DJ1A1B2AJ1A1D2A1D1D1D1D1DJ1A.12C66'24'147'39' 32'1F3A3.24A3.21D1DPODIUMCOURTYARDPODIUMCOURTYARD1E2550 SFAMENITY / POOLREST.20'PROPOSED CITY PARK PROPERTY LINESETBACK15' - 0"SETBACK20' - 0"SETBACK15' - 0"SETBACK15' - 0"117'26'146'2B.1J1A.12A.22A.22A.32A.32A.31ENESWSheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2019.: Architecture: 1970 Boardway, Suite 500: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignNOT FOR CONSTRUCTION1" = 20'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESLEVEL 3 PLANA2.31904405/27/201" = 20'-0"1Level 3- PREVIOUSLY APPROVEDPREVIOUSLYAPPROVED 1A4.2CITY PARK BELOW @ LVL 1OPEN TO BELOW2A4.1ROLLINS ROAD1A3.12A3.11A4.156' 67' 77'53'35'101'43'125'44'1E1D1D1D1C2A.11D1D1D1C1C1C1E1CJ1A1C1C2B2B1C1C2A2B.11C1D1D1DJ1A1D2B.21F1D1DJ1A1B2A2A2D2D2A1D1D1D1D1D2C25' 18' 102' 12' 41' 117'128'66'24'147'39' 32'24'1F3A3.24A3.21DINGOLD ROAD1D1D1E2A23'PROPOSED CITY PARK PROPERTY LINESETBACK15' - 0"SETBACK20' - 0"SETBACK15' - 0"SETBACK15' - 0"117'26'146'J1A.1J1A.12A.22A.22A.32A.32A.31ENESWSheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2019.: Architecture: 1970 Boardway, Suite 500: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignNOT FOR CONSTRUCTION1" = 20'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESLEVEL 4 PLANA2.41904405/27/201" = 20'-0"1Level 4- PREVIOUSLY APPROVEDPREVIOUSLYAPPROVED 1A4.22A4.1ROLLINS ROAD1A3.12A3.11A4.156' 67' 77'53'35'101'43'125'44'1E1D1D1D1C2A.11D1D1D1C1C1C1E1CJ1A1C1C2B2B1C1C2A2B.11C1D1D1DJ1A1D2B.21F1D1DJ1A1B2A2A2D2DJ1A1D1D1D1D1D2A1D2C25' 18' 102' 12' 41' 117'128'66'24'147'39' 32'24'1F3A3.24A3.21DINGOLD ROAD1D1DCITY PARK BELOW @ LVL 11E2A23'PROPOSED CITY PARK PROPERTY LINESETBACK15' - 0"SETBACK20' - 0"SETBACK15' - 0"SETBACK15' - 0"117'26'146'J1A.1J1A.12A.22A.22A.32A.32A.31ENESWSheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2019.: Architecture: 1970 Boardway, Suite 500: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignNOT FOR CONSTRUCTION1" = 20'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESLEVEL 5 PLANA2.51904405/27/201" = 20'-0"1Level 5- PREVIOUSLY APPROVEDPREVIOUSLYAPPROVED 1A4.22A4.1ROLLINS ROAD1A3.12A3.11A4.156' 67' 77'53'35'101'43'125'44'1E1D1D1D1C2A.11D1D1D1C1C1C1E1CJ1A1C1C2B2B1C1C2A2B.11C1D1D1DJ1A1D2B.21F1D1DJ1A1B2A2A2D2DJ1A1D2A1D1D1D1D1D2C25' 18' 102' 12' 41' 117'128'66'24'147'39' 32'24'3A3.24A3.21DINGOLD ROAD1F1D1DCITY PARK BELOW @ LVL 11E2A23'PROPOSED CITY PARK PROPERTY LINESETBACK15' - 0"SETBACK20' - 0"SETBACK15' - 0"SETBACK15' - 0"117'26'146'J1A.1J1A.12A.22A.22A.32A.32A.31ENESWSheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2019.: Architecture: 1970 Boardway, Suite 500: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignNOT FOR CONSTRUCTION1" = 20'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESLEVEL 6 PLANA2.61904405/27/201" = 20'-0"1Level 6- PREVIOUSLY APPROVEDPREVIOUSLYAPPROVED 1A4.2ROOF BELOW(6 STORIES)ROOF(6 STORIES)2A4.1ROLLINS ROADROOF(6 STORIES) ROOF(6 STORIES) 1A3.12A3.11A4.156' 67' 77'53'101'44'ROOF(6 STORIES) 1140 SFLOUNGEROOFTOP DECK(6 STORIES) 1E1D1D1C2A.11C1C1C1E1CJ1A1C1C2B2B1C1C2A1C1D1DJ1A1D2B.21F1B2A2A2D2DJ1A1D2A1D1D1D25' 18' 102' 12' 41' 117'128'39' 32'24'3A3.24A3.21DINGOLD ROAD1D1D22'27' - 7"31'35'CITY PARK BELOW @ LVL 12A23'PROPOSED CITY PARK PROPERTY LINESETBACK15' - 0"SETBACK20' - 0"SETBACK15' - 0"SETBACK15' - 0"117'26'146'66'24'150'J1A.1J1A.12A.22A.21ENESWSheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2019.: Architecture: 1970 Boardway, Suite 500: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignNOT FOR CONSTRUCTION1" = 20'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESLEVEL 7 PLANA2.71904405/27/201" = 20'-0"1Level 7- PREVIOUSLY APPROVEDPREVIOUSLYAPPROVED FROM TOP OF CURB80'-0" MAX.3' - 6"MECHANICAL SCREEN 3' - 6" FROM TOP OF CURB80'-0" MAX.8' - 6"MECHANICAL SCREEN ROLLINS ROAD2 1 INGOLD ROAD 001 002 003 004 005 006 007 008 009 010 011 012 013 014 015 016 STUCCO (SMOOTH FINISH) STUCCO (SAND FINISH) PORCELAIN TILE RUSTIC RIDGE METAL PANEL HORIZONTAL METAL SIDING SIMULATED WOOD SIDING STOREFRONT VINYL WINDOW PERFORATED METAL PANEL WIRED MESH METAL PANEL METAL AWNING RAILING A (GLASS) RAILING B (WIRED MESH) RAILING C (STEEL PICKETS) RAILING D (PERFORATED METAL) ARCHITECTURAL SHEET METAL LOUVERS Sheet Title: Scale: Job No. Date: Sheet No: THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2019. : Architecture : 1970 Boardway, Suite 500 : Oakland, California 94612 : (510) 451 - 2850 : Planning : Urban Design NOT FOR CONSTRUCTION As indicated30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESBUILDING ELEVATIONS A3.1 19044 05/27/20 1/16" = 1'-0"1BUILDING ELEVATION - ROLLINS RD. 1/16" = 1'-0"2BUILDING ELEVATION - INGOLD RD. 1" = 100'-0"-KEY PLAN N E S W NTSMATERIAL LEGEND 001 004005008004008011014015002001002002002006012013012008002003003 002 008004 008001 001 002014007011006 012013 008 STUCCO COLORS PER SHEET A5.1 MATERIALS GEAI 001 A BCA 002 C 001 D STUCCO COLORS PER SHEET A5.1 MATERIALS A 002 A B 002 CGE 001 D SIGNAGE WILL BE SUBJECT TO A FUTURE, SEPARATE APPROVAL. NOTE 007 005 PREVIOUSLY APPROVED - PREVIOUSLY APPROVED - PREVIOUSLY APPROVED INGOLD ROAD ROLLINS ROAD3 4 FROM TOP OF CURB80'-0" MAX.3' - 6"MECHANICAL SCREEN 8' - 6" FROM TOP OF CURB80'-0" MAX.001 002 003 004 005 006 007 008 009 010 011 012 013 014 015 016 STUCCO (SMOOTH FINISH) STUCCO (SAND FINISH) PORCELAIN TILE RUSTIC RIDGE METAL PANEL HORIZONTAL METAL SIDING SIMULATED WOOD SIDING STOREFRONT VINYL WINDOW PERFORATED METAL PANEL WIRED MESH METAL PANEL METAL AWNING RAILING A (GLASS) RAILING B (WIRED MESH) RAILING C (STEEL PICKETS) RAILING D (PERFORATED METAL) ARCHITECTURAL SHEET METAL LOUVERS Sheet Title: Scale: Job No. Date: Sheet No: THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2019. : Architecture : 1970 Boardway, Suite 500 : Oakland, California 94612 : (510) 451 - 2850 : Planning : Urban Design NOT FOR CONSTRUCTION As indicated30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESBUILDING ELEVATIONS A3.2 19044 05/27/20 1" = 100'-0"-KEY PLAN 1/16" = 1'-0"3BUILDING ELEVATION - WEST 1/16" = 1'-0"4BUILDING ELEVATION - NORTH N E S W NTSMATERIAL LEGEND 002002 008 016010014012002 002 001 015002010002002013003002 001 012015008006015011010001002 STUCCO COLORS PER SHEET A5.1 MATERIALS D 002 A 002 EDEC 002 STUCCO COLORS PER SHEET A5.1 MATERIALS I 001 I AFBHFDGE 002 C 002 CD 001 SIGNAGE WILL BE SUBJECT TO A FUTURE, SEPARATE APPROVAL. NOTE PREVIOUSLY APPROVED - PREVIOUSLY APPROVED - PREVIOUSLY APPROVED DECK BED LIVING DINING W/D W.I.C. KITCHEN BATH C.C.6' - 10"6' - 10"10' - 0"11' - 2"11' - 4"30' - 3"10' - 0"5' - 4 1/2"22' - 0"31' - 10"W/D W.I.C. BATH BED DECK LIVING KITCHEN C.C.7' - 0"7' - 0 1/2"10' - 6 1/2" DINING12' - 8"6' - 3"6' - 6"23' - 9"12' - 4 1/2"27' - 0 1/2"34' - 7 1/2" DECK BED LIVING DINING W/D W.I.C.C.C. KITCHEN BATH 7' - 0"7' - 10"11' - 10"10' - 11 1/2"12' - 4 1/2"31' - 11"10' - 11 1/2"5' - 4 1/2"24' - 4 1/2"33' - 6"DECK BED LIVING KITCHEN/DINING W/D W.I.C. BATH 7' - 2"11' - 2"4' - 3 1/2"C.C.11' - 2"13' - 0 1/2" 11' - 10"26' - 8 1/2"11' - 10 1/2"6' - 4 1/2"25' - 7 1/2"34' - 6 1/2"19' - 4 1/2" BATH LIVING KITCHENW/D BED W.I.C. DINING 10' - 10"24' - 1 1/2"8' - 6 1/2"6' - 8"10' - 0" C.C.10' - 0"21' - 9 1/2"35' - 9 1/2"6' - 10"6' - 8"9' - 6" BEDBED DECK BATH W/D W.I.C. C.C. BATH W.I.C. LIVING DINING KITCHEN11' - 2"10' - 11"11' - 3 1/2"10' - 0 1/2"5' - 4 1/2"11' - 2"6' - 10"6' - 10"10' - 0" 33' - 4"31' - 10"25' - 9 1/2"DECK BED LIVINGDINING W/D KITCHEN BATH C.C. BED C.C. C.C. BATH 10' - 1 1/2"11' - 2"12' - 0 1/2"10' - 0 1/2"13' - 9 1/2"11' - 1 1/2"13' - 1"6' - 10"11' - 10"12' - 3 1/2" 37' - 7"33' - 0 1/2"29' - 5"31' - 5 1/2" W/D W.I.C. BATH BED DECK LIVING C.C. BATH W.I.C. BED 10' - 6 1/2"11' - 7"4' - 4"11' - 7"7' - 3"7' - 0 1/2"6' - 3"12' - 5" 6' - 6 " KITCHEN DINING 11' - 3"12' - 8"7' - 0"27' - 0 1/2"23' - 7 1/2"46' - 11" Sheet Title: Scale: Job No. Date: Sheet No: THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2019. : Architecture : 1970 Boardway, Suite 500 : Oakland, California 94612 : (510) 451 - 2850 : Planning : Urban Design NOT FOR CONSTRUCTION 1/8" = 1'-0"30 INGOLD ROAD MIXED-USEBURLINGAME, CALIFORNIASUMMERHILL APARTMENTCOMMUNITIESENLARGED UNIT PLANS A6.1 19044 05/27/20 1/8" = 1'-0"1 UNIT J1A -1BR/1BA 661 SF 1/8" = 1'-0"2 UNIT 1C - 1BR/1BA 731 SF 1/8" = 1'-0"3 UNIT 1D - 1BR/1BA 760 SF 1/8" = 1'-0"4 UNIT 1E - 1BR/1BA 792 SF 1/8" = 1'-0"5 UNIT 1F - 1BR/1BA 825 SF 1/8" = 1'-0"6 UNIT 2A - 2BR/2BA 960 SF 1/8" = 1'-0"7 UNIT 2B - 2BR/2BA 1,147 SF 1/8" = 1'-0"8 UNIT 2D - 2BR/2BA 1,027 SF UNITS ON THIS SHEET REPRESENT TYPICAL UNIT TYPES ONLY. SOME VARIATIONS OF THESE UNITS OCCUR IN THE BUILDING PER LOCATION. - PREVIOUSLY APPROVED PREVIOUSLY APPROVED - - PREVIOUSLY APPROVED- PREVIOUSLY APPROVED - PREVIOUSLY APPROVED- PREVIOUSLY APPROVED - PREVIOUSLY APPROVED- PREVIOUSLY APPROVED- PREVIOUSLY APPROVED - PREVIOUSLY APPROVED - PREVIOUSLY APPROVED PREVIOUSLY APPROVED