HomeMy WebLinkAboutReso - PC - 2024-04.08 - 9D ENTITLEMENTRECORDING REOUESTED BY
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO
C0Mt\.4UNlTY DEVEL0PMENT DEPARTMENT
CIW OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME. CA 94010
2024-025408
3:04 pm 05/1,V2024 R'l Fee: NO FEE
Count of Pages '14
Recorded in Off icial Records
CountY of San Mateo
Mark Church
Ass€sso r€o u nty Clerk-Recorder
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Resolution No. 2024-04.08-9D ENTITLEMENT
1499 OLD BAYSHORE HIGHWAY
APNs 026-322-150 & 026-322-050
TITLE OF DOCUMENT
I hereby certify this to be a full, true and conect copy of the
document it purports to be, the original of which is on file in my
office.
ril 19 2024
Ww eavkwt
CITY
BUEEJT{SAMEcA. r t
ATED T'UNE aA
Kevin Gardiner, AICP, Community Development Director
DocuS:gn Enveiope lD: 5F6F48OB-221D-4364-9468-4688854C1DA6
Date:
RESOLUTION NO. 2024-04,08.9D-ENTITLEIVENT
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME
APPROVING AN APPLICATION FOR COMMERCIAL DESIGN AND SPECIAL PERMITS
FOR HEIGHT AND OEVELOPMENT UNDER TIER 3/COMMUNITY BENEFITS AND
RECOMMENDING A VESTING TENTATIVE MAP FOR A NEW, 8-STORY RESEARCH AND
DEVELOPMENT BUILDING WITH A T.STORY PARKING STRUCTURE AT
1499 OLD BAYSHORE HIGHWAY / 825 MAHLER ROAD
(ASSESSOR PARCEL NOS: 026-322-150 & 026-322-050)
WHEREAS, on September 12, 2022, King 1499 Bayshore Owner LLC ("applicant") fited an
application with the City of Burlingame Community Development Department- Planning Division ("City")
requesting approval of the following requests:
Environmental Review pursuant to CEQA Guidelines;
Commercial Design Review (Code Sections 25.12.090 and 25.68.020(CX3Xa));
Special Permit for building height greater than 65'-0" for properties fronting on Old Bayshore
Highway (Code Sections 25.12.O30, Table 25.12-2 and 25.78.060(AX2));
Special Permit for Community Beneflts for increased Floor Area Ratio for a Tier 3 project (Code
Sections 25.12.030, Table 25.12-2, 25.12 04O(C), and 25.78.070(A)), and
WHEREAS, on May 22,2023,lhe Planning Commission conducted duly noticed public hearing
to review the proposed 8-story research and development building with 7-story parking structure. At that
time the Planning Commission requested additional information and direction was provided to the
applacant regarding design modifications: and
WHEREAS, ICF Jones & Stokes, lnc. was the consultant selected to prepare the environmental
review of the application, and they prepared an lnitial Study /Mitigated Negative Declaration (lS/MND)
per Article 6 of the California Environmental Quality Act (CEQA) Guidelines which circulated for the
required 30-day public review and comment period from January 10, 2024 through February 9, 2024;
and
WHEREAS, following consideration of all information contained in the April 8, 2024 staff report to
the Planning Commission regarding the project, all written correspondence, and all public comments
received at the public hearing, the Planning Commission grants approval of the project entitlements and
recommends approval of the Vesting Tentative Parcel Map for a new, 8-story research and development
building with a 7-story parking structure based on the following findings:
Desiqn Review Findinqs
That the proposed project is consistent with the General Plan designation of l-l zoning for parcels
fronting on Old Bayshore Highway. That the proposed buildings and parking garage have a
contemporary commercial architectural style, featuring vision glass spandrel with shadowbox,
metal panel reveals, precast concrete spandrel and infill panels, ribbon wrndow walls, and
perforated metal mechanical penthouse screens with a non- reflective finish that is in compliance
with all applicable provisions of Title 25, with the exception of the Special Permit for Building
1
Vesting Tentative Parcel Map for lot combination of two lots (1499 Old Bayshore Highway and
825 Mahler Road).
RESOLUTION NO. 2024-04.08.9D-ENTITLEMENT
Height and for Community Benefits for lncreased Floor Area Ratio for a Tier 3 Project; that the
project will be replacing tvvo dated structures that underutilized the site and will provide a modern
architectural style on this prominent corner location.
That as shown on the development table and on the proposed plans, the project will be
constructed on a parcel that is adequate in shape, size, and topography to accommodate the
proposed development.
That the proposed project respects and promotes pedestrian activity in this district with the overall
site design that enhances the interface with Mills Creek on the south side and with the parking
structure tucked at the rear of the site with the entrance located on the Mahler Road side.
That the project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property in that
the proposed project will encourage pedestrian activity through improvements to the sidewalk and
streetscape on Old Bayshore Highway with a corner (grand) staiMay that anno.unces the building
at the center of the corner. These improvements include a new public plaza at the rear of the
building, along Old Bayshore Highway with inviting lighting and landscaping, and a public trail
from Old Bayshore Highway onto the site adjacent to Mills Creek. A continuous pedestrian path
through the southern property of the site would follow Mills Creek with two overlooks along the
trail.
That the proposed on-site landscaping and off-site improvements, including the planting of 35
new trees will enhance this site that fronts on Mill Creek and is prominently viewed from Old
Bayshore Highway. That the proposed project would significantly improve the pedestrian
experience along Old Bayshore Highway and would provide new amenities and enhance
shoreline resilience to and protection from sea-level rise.
That while the proposed 8-story building at 151'-7" in height and 7-story garage at 76'- 1 f inheight
are a modification to the 65'-0" height limit. the proposed project has been designed to respect
and preserve the character of the Bayfront neighborhood in that the project site is located in the
vicinity other new buildings that would exceed the baseline height; the project has been designed
t with a large plaza and is well suited for this corner location; overall the height is in context with
surrounding buildings.
That the proposed modification to standards respects and preserves the character of the
neighborhood in which the project is located because the Tier 3 development for this project with
2
Special Permit Findinqs - lncreased Floor Area Ratio with Approval of Communitv Beneflts.
Soecial Permit Findinos - Buildinq Heiqht
That the proposed project will not be detrimental or injurious to property or improvements in the
vicinity and will ncit be detrimental to the public health, safety, general welfare or convenience,
since it is well articulated and includes high quality materials and will be compatible with buildings
in the area that range in height; the proposed modification will allow additional height and result
in a higher intensity office/research and development use that will allow the development to occur
on a smaller footprint, which opens space for the development of larger public amenities around
the site with the public plaza and publicly accessible spaces that will be created with the trail
extension along Mills Creek. The additional height will be consistent with the existing character of
the Bayfront development; that the proposed height of the building is consistent with the goals
and policies of the Burlingame General Plan.
RESOLUTION NO 2024-04,08-9D-ENTITLEMENT
increased floor area ratio (FAR) facilitates a design that accommodates greater open space and
public improvements on-site, the proposed FAR is appropriate for this site given the site width
and depth; the community beneflts proposed improve the pedestrian experience along Old
Bayshore Highway and enhance shoreline resilience to and protection from sea-level rise and
therefore respect and preserve the character ofthe neighborhood in which the project is located.
That the proposed project will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health. safety, general welfare or convenience
because the 3.0 FAR is not anticipated to have any significant adverse impact on the
environmental on surrounding properties sanitation, air quality, sewer or stormwater discharge,
or water supply, and all public safety requirements will be addressed. The proposed
development has been designed in compliance with all required setbacks and includes
landscape buffers and pedestrian amenities that complement the building design.
That the proposed height of the buildings and the additional development capacity, with a Tier 3
development at 2.35 FAR where 2.75 FAR is the maximum allowed is consistent with General
Plan goals and policies.
That the proposed vesting tentative map, together with the provisions for its design and
improvement, is consistent with the Burlingame General Plan and consistent with the provisions
of the Subdivision Map Act, and that the site is physically suited for the proposed type and density
of development in that it provides a commercial development in an area identified as suitable for
such use in the Zoning Code and General Plan, provides vehicular and pedestrian circulation to
serve the project, and is consistent with required development standards.
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Agtil S. 2024, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing:
NOW. THEREFORE, IT IS RESOLVED AND DETERMINED BY THIS PLANNING COMMISSION THAT
Section 1. Said Commercial Design Review, Special Permits, and Vesting Tentative Parcel
Map are approved sublect to the conditions set forth in Exhibit "A" attached hereto. Findings for such
Commercial Design Review, Special Permits, and Vesting Tentative Parcel Map are set forth in the staff
report, minutes, and recording of said meeting.
s resolution recorded in the official
records of the County of San Mateo
I lowrruTHAL Chair 1, ?f-r,{F
l,
-,
secretary the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular
meeting of the Planning Commission held on the 8th dav of April, 2024, by the following vote:
ecretary
Vestinq Tentative Parcel Map Findinos.
Section 2. lt is further directed that a certified copy
149II OLD BAYSHORE HWY-
RESO an24{!r.04-9l) EiTTITLEXENTS
AYES: COIARoTO,LOWENTHA
PFAFF, SCHIID, SHORES'TSE
}{oES: NOI{E
ABSENT: HORAN
RECUSED: iaoNE
2
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permtts & Vesting Tentative Map
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 1 8, 2024
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped March 20, 2024 sheets G.001,G 002, Cl 0 through C6.1, 1001 through
1801, A.001 through A.0'13, PA2 through PA16, and E-001 through E-004-3;
that at least 20 of the parking stalls on Level 1 in the Parking Structure shall be public
stalls dedicated for use from 7:00 am to 7:00 pm, seven days a week;
that the applicant shall contribute $100,000 towards improvements on the Old Bayshore
Highway frontage near the City of Burlingame Shorebird Sanctuary,
that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modrfled to include a cover sheet listing all conditions of
approval adopted by the Planning Commission; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without
the approval of the Planning Commission, or City Council on appeal,
that any changes to the size or envelope of building, which would include changing or
adding exterior walls or parapet walls. or changes to building materials, exterior flnishes,
windows, architectural features, roof height, and amount or type of hardscape materials
shall be subject to Planning Division or Planning Commission review (FYl or amendment
to be determined by Planning staff);
that construction of the foundation systems for the building and parking garage shall not
include pile driving;
that the conditions of the Building Division's October 24, 2022 memo, the Fire Division's
March 29, 2023 memo, the Engineering Division's April 15, 2023 memo, the Parks
Division's April 13, 2023 memo. and the Stormwater Division's April7,2023 memo shall
be met,
that prior to issuance of a building permit for the project, the applicant shall pay in full the
commercial linkage fee (final fee amount to be calculated based on the fee schedule in
effect at the time the building permit is issued), made payable to the City of Burlingame
and submitted to the Planning Division; fees shall be payable to the City of Burlingame
and submitted to the Planning Division;
that prior to issuance of a building permit for the project, the applicant shall pay in full the
Public Facilities lmpact Fee (flnal fee amount to be calculated based on the fee schedule
in effect at the time the building permit is issued), made payable to the City of Burlingame
and submitted to the Planning Division; fees shall be payable to the City of Burlingame
and submitted to the Planning Division;
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that the project is conditionally approved by Public Works subject to the approval of the
parcel map and abandonment of easements both of which must be approved prior to
submittal of the building permit;
1
EXHIBIT'A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative Map
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 1 8, 2024
Page 2
11 that the Project will be required to contribute their pro rata share of the remarning
streetscape elements within the project frontage to the median consistent with the Old
Bayshore Highway Streetscape lmprovement Plan;
that the project design measures outlined in the Water Supply Assessment, dated July
2023, prepared by EKI Environment & Water lnc., shall be included on the plans submitted
to the Building Division; including installing purple piping in the frontage of the project site
for future recycled water usage; implementing the Prescriptive Compliance Option of the
Model Water Efflcient Landscaping Ordinance (MWELO - see California Code of
Regulations Title 23, Chapter 2.7, Appendix D); installing 100% Watersense labeled
products, as available; and Under Leadership in Energy and Environmental Design
(LEED) certification, incorporate a minimum of four points under the Water Efficiency
credit category;
13 that the project shall include the Transportation Demand Management Measures as
proposed in the Transportation Demand Management Plan, prepared by Klt eson &
Associates, dated June 19, 2O23i
14 that a TDM annual report shall be prepared by a qualified professional and submitted to
the City of Burlingame annually; with the initial, or baseline, commute survey report to be
conducted and submitled one (1) year after the granting of a certificate of occupancy for
75 percent or more of the project and annually after that;
15 that the TDM annual report shall provide information about the level of alternative mode-
uses and in the event a 20 percent reduction in trip generation compared to the standard
rate estimated by the lnstitute of Transportation Engineers (lTE) Trip Generation Manual
(1Oth Edition) is not achieved, the report shall explain how and why the goal has not been
reached; in such a circumstance the annual report shall identify a work plan, to be
approved by the City of Burlingame, which describes additional or alternative measures
for implementation that would be necessary to enhance the TDM program to attain the
TDM goal of 20 percent reduction in trip generation;
that the City may consider whether the employer/tenant has made a good faith effort to
meet the TDM goals and may allow the owner a six-month "grace period" to implement
additional TDM measures to achieve the 20 percent vehicle trip reduction;
that prior to the issuance of a certificate of occupancy, a covenant agreement shall be
recorded office with the San Mateo County Assessor and Recorder's Office to provide
constructive notice to all future owners of the property of any ongoing programmatic
requirements that discloses the required Transportation Demand Management (TDM)
provisions and any conditions of approval related herein to compliance and reporting for
the TDM;
that if the project will utilize shuttles under the jurisdiction of the Peninsula Traffic
Congestion Relief Alliance (Commute.org), the employer/tenant shall coordinate with
Alliance staff;
16
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12.
17.
EXHIBIT "A"
Conditjons of Approval for Commercial Design Review, Special Permits & Vesting Tentative Map
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 18, 2024
Page 3
19 that prior to issuance of a building permit for vertical construction, the project sponsor shall
verify that the November 28, 2023, FAA Determination of No Hazard to Air Navigation for
the project is still current and has not expired (May 28, 2025) and if expired, a new FAA
Determination of No Hazard to Air Navigation shall be submitted to the City of Burlingame
prior to building permit issuance for vertical construction;
20 that the applicant shall provide evidence of project approval for all Bay Trail improvement
from the Bay Conservation and Development Commission (BCDC) prior to building permit
issuance;
21 that a Protected Tree Removal Permit shall be required from the City of Burlingame Parks
Division to remove any existing protected size trees on the subject property and that the
project shall comply with the Tree Protection and Reforestation Ordinance adopted by the
City of Burlingame and enforced by the Parks Department; complete landscape and
irrigation plans shall be submitted at the trme of building permit application for vertical
construction and the street trees will be protected during construction as required by the
City Arborist;
22 that the applicant shall install shoreline infrastructure to the full elevation specified in the
City of Burlingame Map of Future Conditions. However, in-lieu of installing shoreline
infrastructure to the full elevation specified in the City of Burlingame Map of Future
Conditions, the applicant may do both of the following:
(a) install shoreline infrastructure to an elevation equal to the FEMA Coastal BFE + 3.0
feet that is FEMA-certified (conforming to Title 44, Section 65.10 of the Code of
Federal Regulations); and
(b) dedicate a Public Use Easement to the City and/or the San Mateo County Flood and
Sea Level Rise Resiliency District (District) across the 100{oot shoreline band to
accommodate the full elevation of required shoreline infrastructure
improvements which easement expressly allows the City and/or District to install
such improvements within the Public Use Easement. Any Public Use Easement
must be reviewed and approved by the City and the District prior to certificate of
occupancy and to recordation, which approval shall not be unreasonably withheld.
23 that prior to issuance of a building permit for the superstructure, the applicant shall execute
an agreement with the City identifying the landowner's ongoing maintenance obligations
for the shoreline infrastructure approved as part of the development, per the plans
submitted to the Planning Division date stamped Matct120, 2024,
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 applacant shall permit authorized
representatives of the City to gain access to the equipment location for purposes of
24.
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative Map
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 1 8, 2024
Page 4
installation, maintenance, adjustment, and repair upon reasonable notice to the property
owner or owner's successor in interest. This access and location agreement shall be
recorded in terms that convey the intent and meaning of this condition,
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 demolition or removal of the existing structures and any grading or earlh moving on
the site shall not occur until a site work permit has been issued and such sjte work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District,
tt 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 ls
kept on site;
28 that storage of construction materials and equipment on the street or in the public right-of-
way shall be prohibited,
29
30 that the applicant shall prepare a construction staging and traffic control plan for the
duration of construction for review and acceptance by the City Engineer prior to the
issuance of a building permit for vertical construction; the construction staging plan shall
include construction equipment parking, construction employee parking, timang and
duration of various phases of construction and construction operations hours; the staging
plan shall address publtc safety and shall ensure that worker's vehicles and construction
equipment shall not be parked in public parking areas with exceptions for construction
parking along the street frontages of the project site;
31 that the project applicant and its construction contractor(s) shall develop a construction
management plan for review and approval by the City of Burlingame. The plan must
include at least the following items and requirements to reduce. to the maximum extent
feasible, trafflc and parking congestion during construction:
A set of comprehensive traffic control measures, including scheduling of major
truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane
closure procedures, signs, cones for drivers, and designated construction access
routes,
ldentification of haul routes for movement of construction vehicles that would
minrmize impacts on motor vehicular, bicycle and pedestrian trafilc, cjrculation and
a
4
25.
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,
b
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative lvlap
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 18, 2024
Page 5
safety, and specifically to minimize impacts to the greatest extent possible on
streets in the project area;
Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries, detours. and lane closures would occur;
Provisions for monitoring surface streets used for haul routes so that any damage
and debris attributable to the haul trucks can be identified and corrected by the
project applicant; and
Designation of a readily available contact person for construction activities who
would be responsible for responding to any local complaints regarding traffic or
parking. This coordinator would determine the cause of the complaint and, where
necessary, would implement reasonable measures to conect the problem.
JI that if construction is done during the wet season (October I through April 30), that prior
to construction during the wet season the developer shall implement a winterization
program to minimize the potential for erosion and polluted runoff by inspecting,
maintaining and cleaning all soil erosion and sedament 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,
JJ that trash enclosures and dumpster areas shall be covered and protected from roof and
surface drainage and that if water cannot be dlverted 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 Plan together with complete
landscape and irrigation plans shall be provided at the time of building permit application
for vertical construction;
35 that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch
basins Shall be protected during construction to prevent debris from entering:
that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
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37. that this project shall comply with Ordinance No. 1477, Exterior lllumination Ordinance.
38. that the pro.lect shall meet all the requirements of the California Building and Uniform Fire
Codes, as amended by the City of Burlingame;
The following conditions shall be met during the Building lnspection process prior to the
inspections noted in each condition:
39. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners, set the building envelope;
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40 that prior to the underfloor frame inspection the surveyor shall certify the first floor elevation
of the new structure,
that prior to scheduling the framing inspection, the project architect, engineer or other
licensed professional shall provide architectural certification that the architectural details
such as window locations and bays are built as shown on the approved plans: if there is
no licensed professional involved in the project, the property owner or contractor shall
provide the certification under penalty of perjury. Certiflcations shall be submitted to the
Building Division;
42 that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height
of the roof ridge and provide certiflcation of that height to the Building Division;
43. that prior to flnal inspection. Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been
built according to the approved Planning and Building plans,
The following conditions of approval are mitigation measures from the Mitigated Negative
Declaration prepared for the project:
44 lmplementation of BAAQMD Basic Best Management Practices for Construction-
Related Fugitive Dust Emissions. The Project applicant shall require their contractors,
as a condition of contracts (e.9., standard specifications), to reduce construction-related
fugitive dust emissions by implementlng BAAQMD's basic best management practices,
including the following measures.. All exposed surfaces (e.9., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.o All haul trucks transporting soil, sand, or other loose material off-site shall be covered.. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping
is prohibited
. AII vehicle speeds on unpaved roads shall be limited to 15 mph.. All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding
or soil binders are used.o All excavation, grading, and/or demolition activities shall be suspended when average
wind speeds exceed 20 mph.o All trucks and equipment, including their tires, shall be washed off prior to leaving the
srte.
. Unpaved roads providing access to sites located 100 feet or further from a paved road
shall be treated with a 6- to 12-inch layer of compacted layer of wood chips, mulch, or
gravel.
. Publicly visible signs shall be posted with the telephone number and name of the
person to contact at the lead agency regarding dust complaints. This person shall
respond and take corrective action within 48 hours. The Air District's General Air
6
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative l\4ap
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 18, 2024
Page 6
41.
Pollution Complaints number shall also be visible to ensure compliance with applicable
regulations.
The Project applicant shall submit evidence of comp ance to the City prior to grading permit
issuance,
45 Use Clean Diesel-Powered or Electric Equipment during Construction to Control
Construction-Related Emissions. The Project applicant shall ensure that all off-road
diesel-powered equipment greater than 50 horsepower used during construction shall be
equipped with EPA-approved Tier 4 Final engines or cleaner to reduce PM2.5 and PM10
exhaust emissions. The construction contractor shall submit evidence of the use of EPA-
approved Tier 4 Final engines or cleaner to the City prior to the commencement of Projecl
construction activities;
46 Lighting lmpact Reduction Measures. The following measures shall be implemented to
reduce spillover of lighting into, or glare/increased luminance perceived by animals using
Mills Creek, the Shorebird Sanctuary, and the Bay, as well as adverse effects of lighting
on migratory birds:o Through a combination of proper flxture selection, low mounting height, glare
shielding, and orientation/aiming of light finures, the design team shall actively control
undesirable spill light towards sensitive habitat areas. All exterior lighting shall be fully
shielded to block illumination from shining outlvard towards Mills Creek, the Shorebird
Sanctuary, and the Bay, and to prevent the lit portions of these fixtures (i.e., the lamps)
from being visible to flsh, birds, or mammals in the water or mudflats in these adjacent
areas. Limited uplighting may apply to select building facade areas and landscape
features that are at least 50 feet from the high tide line along the Bay and at least 35
feet from the high tide line along Mills Creek. These up light fixtures shatl incorporate
glare shields and strategtc alming to control undesirable spill light; shall incorporate
timeclock control to turn off uplighting from 1Opm until the next evening; and shall use
4o-Watt maximum lamps to minimize light output.. The Project shall demonstrate, initially via computer calculations and via fleld
measurements following Project construction, that the increase in illumination from all
exterior site and faqade lighting shall not exceed 0.1 footcandles as measured on the
surface of the water of Mills Creek, the Shorebird Sanctuary, and the Bay.. Except as indicated in the previous bullet (and the exceptions for public streets),
flxtures shall comply with lighting zone LZ-2, Moderate Ambient, as recommended by
the lnternational Dark-Sky Association (2011) lor light commercial business districts
and high-density or maxed-use residentjal districts. The allowed total initial luminalre
lumens for the project site is 2.5 lumens per square foot of hardscape, and the
backlight-up light-glare rating for individual fixtures shall not exceed 83 or G2, as
follows. 83: 2,500 lumens high (60-80 degrees), 5,000 lumens mid (30-60 degrees),
2,500 lumens low (0-30 degrees). G2: 225 lumens (fonrvard/back light 80-90
degrees), 5,000 lumens (forward 6G-80 degrees), 1,000 lumens (back light 6G-80
degrees asymmetrical fixtures), 5,000 lumens (back light 60-80 degrees quadrilateral
symmetrical fixtures).. Lighting for public streets, roadways, highways, and trafflc signage lighting, including
lighting for driveway entrances occurring in the public right-of-way, shall be excluded
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative Map
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 18, 2024
Page 7
7
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative Map
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 1 8, 2024
Page 8
from these backlight-up ljght-glare rating limitations to support public safety and proper
illumination of public streets.
Exterior lighting shall be minimized in accordance with recommendations from the
lnternational Dark-Sky Association (201 1) from midnight until dawn. at a mtnimum.
except as needed for safety and City code compliance.
Spillage of lighting from building interiors shall be minimized using occupancy sensors,
dimmers, or other mechanisms from midnight until dawn, at a minimum, during bird
migration seasons (February-May and August-Novem ber). lf desired, this measure
may be voluntarily implemented year-round.
47 Nesting Bird Avoidance.
A) Seasonal Avoidance. To the extent feasible, tree removal, demolition, and the start of
construction activities shall be scheduled to avoid the nesting season. lf such activities
take place outside the nesting season, all impacts on nesting birds protected under the
MBTA and California Fish and Game Code shall be avoided through adherence of B, C,
and D of this mitigation measure. The nesting season for most birds in San Mateo County
extends from February 1 through August 31 ;
B) Preconstruction/Pre-Disturbance Surveys. lf it is not possible to schedule
construction activities between September 1 and January 31, then preconstruction
surveys for nesting birds shall be conducted by a qualified biologist to ensure that no nests
of migratory birds will be disturbed during project implementation. These surveys shall be
conducted no more than 7 days prior to the initiation of tree removal, demolition, ground
disturbance, or construction activities for each construction phase. During this survey, the
biologist shall inspect all trees and other potential nesting habitats (e.g., trees, shrubs,
buildings, and the ground) in and immediately adjacent to the impact areas for migratory
bird nests.
C) Buffers. lf an active nest is found within areas that would be disturbed by project
activities, the ornithologist shall determine the extent of a construction-free buffer zone to
be established around the nest (typically 300 feet for raptors and '100 feet for other
species), to ensure that no nests of species protected by the MBTA and California Fish
and Game Code shall be disturbed during project implementation.
D) lnhibition of Nesting. lf construction actrvities will not be initiated until after the start
of the nesting season, all potential nesting substrates (e.9., bushes, trees, grasses, and
other vegetation) that are scheduled to be removed by the Project may be removed prior
to the start of the nesting season (e.9., priorto February 1). This will preclude the initiation
of nests in this vegetation and prevent the potential delay of the Project due to the
presence of active nests in these substrates;
48 Unanticipated Discovery Protocol: Should unknown precontact or historic-period
archaeological materials such as flaked and ground stone tools and debris, shell, bone,
ceramics, and fire-affected rock as well as historic-period artifacts such as glass, metal,
wood, brick, or structural remnants are encountered during Project construction activities;
the construction contractor shall halt construction within 50 feet of the find and immediately
notify the City. Construction activities shall be redirected and a qualified archaeologist, in
consultation with the City, shall: (1) evaluate the archaeologrcal deposit to determine if it
8
49
50 construction Noise control Plan to Reduce Noise from project construction. To reducepotential noise effects resulting from Project construction, a Construction Noise Control plan
shall be developed to ensure feasible construction noise control measures are implemented
to reduce construction noise at nearby sensitive land uses. The Construction Noise ControlPlan, to be developed by the Project applicant, would include certain noise reduction
measures. such as the following:. Using smaller equipment with lower horsepower when working near noise-sensitive
land uses or reducing the hourly utilization rate of equipment used on the site.. Locating construction equipment and equipment staging areas as far as feasible
from noise-sensitive uses. Locating stationary construction equipment, such as generators or pumps, as far as
feasible from noise-sensitive land uses. Requiring that all construction equipment powered by gasorine 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 maintaiied 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).. constructing a solid plywood barrier around the construction site and adjacent to
nearby noise-sensitive land uses.. Using temporary noise control blankets or barriers along the project construction
fence;
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative Map
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 18, 2024
Page 9
meets the CEQA definition of a historical or unique archaeological resource, and (2) make
recommendations about the treatment of the deposit, as warranted. lf the deposit does
meet the GEQA definition of a historical or unique archaeological resource then it shall be
avoided to the extent feasrble by project construction activities. lf avoidance is not feasible,
then adverse effects to the deposit shall be mitigated as specified in cEeA Guidelines
Section 15126.4(b) (for historic resources) or CEeA Section 21083.2 (for unique
archaeological resources). This mitigation may include a thorough recording of the
resource on DPR Form 523 records, or archaeological data recovery excavation. lf data
recovery excavation is warranted, CEQA Guidelines Section 15126.4(b)(3)(C), which
requires a data recovery plan prior to data recovery excavation, shall be followed. lf the
srgnificant identified resources are unique archaeological resources, mitigation of these
resources shall be subject to the limitations on mitigation measures for irchaeological
resources identified in CEQA Sections 21083.2(c) through 21083.2(f);
stop work in case of Discovery of pareontorogicar Resources. Discovery of a
paleontologrcal specimen during any phase of the project shall result in work stoppage in the
vicinity of the find until it can be evaluated by a professional paleontologist. should loss or
damage be detected, additional protectrve measures or further action (e.g , resource removal),
as determined by the professionat paleontologist, shall be implemented io mitigate the impact
prior to the continuation of work;
o
EXHIBIT "A"
Conditions of Approval for Commercial Design Review, Special Permits & Vesting Tentative l\ilap
1499 Old Bayshore Highway / 825 Mahler Road
Effective April 18, 2024
Page 10
51. Reduce Noise from Project Mechanical Equipment. To reduce potential noise effects
resulting from Project mechanical equipment, including heating. cooling, and ventilation
equipment as well as project emergency generators, an operational equrpment noise analysis
shall be prepared (once final makes, models and design features of associated equipment are
selected) to conflrm actual noise levels of projeclspecific equipment will comply with
applicable local noise standards. The analysis shall be conducted prior to the issuance of
building permits and shall be prepared by persons qualified in acoustical analysrs and/or
engineering and shall demonstrate with reasonable certainty that the mechanical equipment
selected for the project will not result in an exceedance of the applicable City noise standards
of 50 dBA Leq during nighttime hours and 60 dBA L"q during daytime hours.
Options to reduce noise from mechanical equipment include the following.. Enclosing equipment in mechanical equipment rooms.. Shielding equipment with mechanical screens, walls or barriers at least as tall as the
equipment.. Selecting quieter equipment and/or emergency generator models.. lncorporating weather enclosures and/or exhaust silencers or filters into emergency
generator design.
All recommendations from the acoustical analysis necessary to ensure that noise sources
meet the above standards shall be incorporated into the building design and operations:
52. Traffic Control Plan. Prior to issuance of grading and building permits, the applicant shall
submit a trafflc control plan to the City. The traffic control plan shall include the following
requirements: Truck drivers shall be notified of and required to use the most direct route
between the srte and U.S. '101, as determined by the City Engineering Department; all site
ingress and egress shall occur only at the main driveways to the Project site; specifically
designated travel routes for large vehicles shall be monitored and controlled by flaggers;
warning signs, indtcating frequent truck entry and exit points, shall be posted on adjacent
roadways, if requested; and any debris or mud on nearby streets caused by trucks shall be
monitored daily, which may require instituting a street cleaning program; and
6?Contribute to Water Conservation Programs under the City,s Development Offset
Program. Per the Development Offset Program, the Project sponsor shall contribute to
funding of water conservation programs to offset the Project's contribution to the City,s water
demand overage.
10
SCALE:N.T.S.03/20/24
1499 BAYSHORE COVER SHEET
G.001
PROJECT SITEPROJECT SITE
PROJECT SITEPROJECT SITE
SCALE:N.T.S.03/20/24
1499 BAYSHORE TITLE SHEET
G.002.
PROJECT DATA
LEGAL DESCRIPTION:
IN THE CITY OF BURLINGAME, COUNTY OF SAN MATEO, STATE OF CALIFORNIA
ASSESSORS PARCEL NO. (APN): 026-322-150 & 026-322-050
ZONING: INNOVATION/ INDUSTRIAL (I/I)
PROJECT NAME: 1499 OLD BAYSHORE HIGHWAY
PROJECT ADDRESS: 1499 OLD BAYSHORE HIGHWAY
BURLINGAME, CA, 94010
OCCUPANCY TYPE(S): B, L - LABORATORY
A-2, A-3 (ACCESSORY)
NUMBER OF STORIES: 8 STORIES ABOVE GRADE (HIGH RISE)
CONSTRUCTION TYPE: I-A
FIRE PROTECTION SYSTEM: AUTOMATIC FIRE SPRINKLERS THROUGHOUT
PROPOSED USE: LIFE SCIENCE (LAB/ OFFICE)
TOTAL LOT SIZE: 129,306 SF or 2.97 ACRES
LOT COVERAGE 72,506 SF (BLDG AND GARAGE)
LOT COVERAGE % 56% PROPOSED (70% ALLOWED)
GOVERNING CODES
CALIFORNIA CODE OF REGULATIONS TITLE 24, INCLUDING ALL AMENDMENTS:
PART 1: 2019 CALIFORNIA ADMINISTRATIVE CODE (CAC)
PART 2: 2019 CALIFORNIA BUILDING CODE (CBC)
PART 3: 2019 CALIFORNIA ELECTRICAL CODE (CEC)
PART 4: 2019 CALIFORNIA MECHANICAL CODE (CMC)
PART 5: 2019 CALIFORNIA PLUMBING CODE (CPC)
PART 6: 2019 CALIFORNIA ENERGY CODE
PART 9: 2019 CALIFORNIA FIRE CODE (CFC)
PART 11: 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
PART 12: 2019 CALIFORNIA REFERENCE STANDARDS CODE
CALIFORNIA CODE OF REGULATIONS, TITLE 8 (CAL OSHA)
CALIFORNIA ELEVATOR SAFETY CODE:
CALIFORNIA CODE OF REGULATIONS, TITLE 8:
DIVISION 1: DEPARTMENT OF INDUSTRIAL RELATIONS,
CHAPTER 4: DIVISION OF INDUSTRIAL SAFETY
SUBCHAPTER 6: ELEVATOR SAFETY ORDERS
GROUP 1: ADMINISTRATIVE REGULATIONS (SECTION 3000 - 3009)
GROUP 3: NEW ELEVATOR INSTALLATIONS (SECTION 3120.0 - 3139)
OTHER REGULATIONS
BAY AREA AIR QUALITY MANAGEMENT DISTRICT (BAAQMD)
CITY OF BURLINGAME ADOPTED CODES, REGULATIONS AND ORDINANCES
FEDERAL AVIATION ADMINISTRATION (FAA) DETERMINATION OF NO HAZARD.
SAN FRANCISCO BAY CONSERVATION AND DEVELOPMENT COMMISSION (BCDC) REVIEW.
AIRPORT LAND USE COMPATIBILITY PLAN (ALCUP) CONSISTENCY DETERMINATION.
TOTAL BUILDING AREA: 314,921 SF
LEVEL 1 (PLAZA): 35,095 GSF
LEVEL 2: 35,787 GSF
LEVEL 3: 38,912 GSF
LEVEL 4: 38,912 GSF
LEVEL 5: 38,912 GSF
LEVEL 6: 38,912 GSF
LEVEL 7: 38,912 GSF
LEVEL 8: 38,912 GSF
ROOF (PENTHOUSE): 10,567 GSF*
TOTAL PARKING GARAGE AREA: 208,423 SF
LEVEL P-1: 33,594 GSF
LEVEL P-2: 30,618 GSF
LEVEL P-3: 30,618 GSF
LEVEL P-4: 30,618 GSF
LEVEL P-5: 30,618 GSF
LEVEL P-6: 30,618 GSF
LEVEL P-7: 21,739 GSF
*NOT INCLUDED IN FAR. SEE SHEET A.003
SITE PLAN
VICINITY MAP
PROJECT DESCRIPTION
PROJECT SITE INCLUDES 1499 OLD BAYSHORE HWY AND 825 MAHLER RD. BOTH LOTS HAVE
EXISTING BUILDINGS THAT WILL BE REMOVED. THE 1499 LOT INCLUDES TWO EXISTING 2-STORY
OFFICE BUILDINGS WITH SURFACE PARKING AND MINIMAL INTERIOR LANDSCAPING.THE 825 LOT
INCLUDES A SINGLE EXISTING CONCRETE TILT-UP WAREHOUSE BUILDING WITH SURFACE
PARKING AND MINIMAL INTERIOR LANDSCAPING.
THE NEW PROPOSED DEVELOPMENT INCLUDES AN EIGHT-STORY LAB/OFFICE BUILDING AND AN
OPEN PARKING GARAGE WITH SEVEN LEVELS. THE BUILDING DESIGN ANTICIPATES A 60% LAB TO
40% OFFICE SPLIT.
THE MAIN ENTRY TO THE OFFICE BUILDING WILL BE OFF MAHLER ROAD WITH A DEDICATED ON-
SITE VEHICULAR DROP-OFF LANE. GARAGE ENTRY AND EXIT WILL BE OFF MAHLER ROAD.
LOADING, SERVICE, AND FIRE LANE ACCESS IS PROVIDED BETWEEN THE TWO STRUCTURES AND
ACCESSED OFF MAHLER ROAD. AN EXTENSIVE PUBLIC OUTDOOR PLAZA IS PROPOSED ON THE
SOUTHERN SIDE OF THE OFFICE BUILDING ALONG MILLS CREEK. THE PROJECT IS SITED ACROSS
FROM AN EXISTING SHOREBIRD SANCTUARY.
ALLOWED/ REQUIRED VEHICLE PARKING:
PROJECT PARKING TABULATION:
STALL REQUIRED: 475 STALLS
STALL PROVIDED: 639 STALLS
REQUIRED PARKING:
LEVEL 1: 13,648 SF
LEVEL 2: 30,233 SF
LEVEL 3 - 8: 33,331 SF
TOTAL AREA 243,867 SF
40% OFFICE (98,191 SF): 327.3 (1:300 SF RATIO)
60% LAB (147,286 SF): 147.3 (1:1000 SF RATIO)
TOTAL PARKING REQUIRED: 475 SPACES
ACCESSIBLE STALLS (2%): 13 STALLS
ACCESSIBLE STANDARD (9’X18’) 10 STALLS
ACCESSIBLE VAN (9’X18’) 3 STALLS
EV PARKING STALLS (10%): 129 STALLS
ACCESSIBLE EV (9’X18’) 4 STALLS
AMBULATORY EV (10’X18’) 4 STALLS
ACCESSIBLE EV VAN (12’X18’) 2 STALLS
DAY 1 - EVCS (8’-6”X17’) 54 STALLS
DAY 1 - EVRS (8’-6”X17’) 65 STALLS
TYP. PARKING STALLS (8’-6”X17’): 387 STALLS
COMPACT STALLS (8’X17’): 110 STALLS
TOTAL PARKING PROVIDED: 639 STALLS
BICYCLE PARKING:
PARKING PROVIDED REQ'D LONGTERM SPACES (5%) SHORT TERM SPACES REQ'D (5%)
SPACES REQUIRED: 33 2
SPACES PROVIDED: 60 12
PARKING
PROJECT TEAM
KING STREET PROPERTIES
800 BOYLSTON STREET
BOSTON, MA 02199
CONTACT: ANDREW MOORE
EMAIL: amoore@ks-prop.com
OWNER
DGA planning I architecture I interiors
1720 8TH STREET
SACRAMENTO, CA 95811
TEL: 916.441.6800
CONTACT: MARK POSNICK
EMAIL: mposnick@dga-mv.com
BUILDING ARCHITECT
BUILDING STRUCTURAL
MEP
GENERAL CONTRACTOR
KPFF
45 FREMONT STREET, 28TH FLOOR
SAN FRANCISCO, CA 94105
TEL: 415.989.1004
CONTACT: BLAKE DILSWORTH
EMAIL: blake.dilsworth@kpff.com
EXP
451 MONTGOMERY STREET, SUITE 300
SAN FRANCISCO, CALIFORNIA 94104
TEL: 415.632.5025
CONTACT: MICHAEL TRZEPACZ
EMAIL: michael.trzepacz@exp.com
HATHAWAY DINWIDDIE
275 BATTERY STREET, SUITE 300
SAN FRANCISCO, CA 94111
TEL: 415.912.3218
CONTACT: TARA DELANEY
EMAIL: delaneyt@hdcco.com
BKF
255 SHORELINE DRIVE, SUITE 200
REDWOOD CITY, CA 94065
TEL: 650.482.6427
CONTACT: TIM HEFFERNAN
EMAIL: theffernan@bkf.com
CIVIL
PETERSEN STUDIO
133 KEARNY STREET, SUITE 303
SAN FRANCISCO, CA 94108
TEL: 415.983.0950
CONTACT: JACOB PETERSEN
EMAIL: jacob@petersen-studio.com
LANDSCAPE
HELIOS REAL ESTATE PARTNERS
201 SPEAR STREET, SUITE 1100
SAN FRANCISCO, CA 94105
CONTACT: PETER BANZAF
EMAIL: pb@heliosre.com
HNA/ PACIFIC
5901 WEST CENTURY BLVD., STE. 750
LOS ANGELES, CA 90045
TEL: 310.779.2725
CONTACT: SCOTT HERMAN
EMAIL: sherman@hnapacific.com
GARAGE ARCHITECT
GARAGE STRUCTURAL
CKC
10500 NE 8TH ST., STE 800
BELLEVUE, WA 98004
TEL: 425.455.2144
CONTACT: JOE FERZLI
EMAIL: joef@ckcps.com
SPECIAL PERMITS FOR THE PROJECT INCLUDE:
• BUILDING HEIGHT PER 25.12-2 INDUSTRIAL DEVELOPMENT STANDARDS
• ALLOWABLE FLOOR AREA PER 25.12.040 - TIER 3 - POSSIBLE COMMUNITY BENEFITS
INCLUDE:
1. CB#1 PUBLIC PLAZA
2. CB#4 PUBLIC ART
3. CB#12 SEA LEVEL RISE INFRASTRUCTURE
4. CB#13 MILLS CREEK PUBLIC TRAIL (EXTENSION TO BAY TRAIL)
SEE SEPARATE DOCUMENT FOR COMMUNITY BENEFITS PROPOSAL.
SPECIAL PERMITS
DRAWING NO. DRAWING NAME
GENERAL
G.001 COVER SHEET
G.002 TITLE SHEET
CIVIL
C1.0 EXISTING PLAN
C2.0 SITE PLAN
C3.0 STORMWATER MANAGEMENT PLAN
C4.0 FIRE ACCESS PLAN
C4.1 FIRE ACCESS TURNING MOVEMENTS
C5.0 VEHICLE TURNING EXHIBITS
C5.1 VEHICLE TURNING EXHIBITS
C5.2 VEHICLE TURNING EXHIBITS
C5.3 VEHICLE TURNING EXHIBITS
C5.4 VEHICLE TURNING EXHIBITS
C6.0 STREET PARKING PLAN
C6.1 STREET PARKING PLAN
LANDSCAPE
L001 GENERAL NOTES & SHEET INDEX
L002 MATERIAL & FURNISHING PALETTE
L003 PLANTING PALETTE
L010 CONTEXT PLAN
L011 ILLUSTRATIVE PLAN
L012 TREE PROTECTION & REMOVAL PLAN
L101 LAYOUT & MATERIAL PLAN
L301 GRADING & DRAINAGE PLAN
L401 FURNISHING & LIGHTING PLAN
L601 PLANTING PLAN
L701 SECTION - MILLS CREEK AT PLAZA
L702 SECTION - MILLS CREEK AT GARAGE
L703 SECTION - OLD BAYSHORE HIGHWAY FRONTAGE
L704 SECTION - DROP OFF AT MAHLER ROAD
L801 ILLUSTRATIVE VIEWS
ARCHITECTURAL
A.001 SITE PLAN
A.002 SITE ACCESS DIAGRAM
A.003 FIRST FLOOR PLAN
A.004 SECOND FLOOR PLAN
A.005 FLOOR PLAN - TYPICAL
A.006 ROOF PLAN
A.007 PENTHOUSE ROOF PLAN
A.008 EAST ELEVATION
A.009 SOUTH ELEVATION
A.010 GLAZING DIAGRAM
A.011 SITE SECTIONS
A.012 SITE SECTION
A.013 EGRESS PLAN
PARKING
PA2 CAR COUNT SUMMARY
PA3 CAR COUNT SUMMARY
PA4 AREA SUMMARY PLANS
PA5 PARKING STRUCTURE SITE PLAN
PA6 LEVEL P-1 STRIPING PLAN
PA7 LEVEL P-2 STRIPING PLAN
PA8 LEVEL P-3 STRIPING PLAN
PA9 LEVEL P-4 STRIPING PLAN
PA10 LEVEL P-5 STRIPING PLAN
PA11 LEVEL P-6 STRIPING PLAN
PA12 LEVEL P-7 STRIPING PLAN
PA13 BUILDING ELEVATIONS
PA14 BUILDING ELEVATIONS
PA15 BUILDING SECTIONS
PA16 BUILDING SECTIONS
ELECTRICAL
E-001 ELECTRICAL GENERAL NOTES, SYBMOLS AND ABBREVIATIONS
E-002 ELECTRICAL SITE POWER PLAN
E-004 ELECTRICAL SITE PHOTOMETRIC PLAN - WEST
E-004-2 ELECTRICAL SITE PHOTOMETRIC PLAN - EAST
E-004-3 ELECTRICAL SITE PHOTOMETRIC PLAN - ROADWAY
1499 BAYSHORE
GRAPHIC SCALE
0 2020 40
EXISTING PLAN
1499 BAYSHORE
GRAPHIC SCALE
0 2020 40
SITE PLAN
1499 BAYSHORE
GRAPHIC SCALE
0 2020 40
1. THE PROPOSED PROJECT WILL BE A "REGULATED" PROJECT AND
WILL BE SUBJECT TO THE SAN MATEO COUNTYWIDE POLLUTION
PREVISION PROGRAM.
2. STORMWATER TREATMENT SIZING BASED ON THE FOLLOWING:
2.1.BIORETENTION AREA / FLOWTHROUGH PLANTER 4.0% RULE
2.2.SELF-RETAINING AREAS
2.2.1.LANDSCAPING - 2:1 RATIO (IMERV : PERV)
2.2.2.PERMEABLE PAVING - WATER QUALITY VOLUME
3.
STORMWATER MANAGEMENT NOTES:
SCALE: 1" = 20'-0"1 SITE PLAN - LEVEL 1
STORMWATER
1499 BAYSHORE
GRAPHIC SCALE
0 2020 40
1. FIRE APPARATUS ACCESS ROADS SHALL BE DESIGNED TO
ACCOMMODATE CCFD LADDER TRUCK TURNING SPECIFICATIONS.
2. 1.FIRE APPARATUS ACCESS ROADS SHALL BE DESIGNED TO
SUPPORT 65,000 LBS VEHILCLE LOAD.
3. FIRE APPARATUS ACCESS ROAD MINIMUM CLEARANCES ARE AS
FOLLOWS:
3.1.WIDTH = 20'
3.2.HEIGHT = 13.5'
4. FIRE APPARATUS ACCESS ROAD SLOPES SHALL NOT EXCEED 16%
EXCEPT THE FIRST AND LAST 15' SLOPE TRANSITION IS 5%
MAXIMUM.
5. DEAD END FIRE APPARATUS ACCESS ROADS GREATER THAN 150'
WILL REQUIRE AN APPROVED TURN-A-ROUND.
6. REQUIRED FIRE FLOW CALCULATED PER CFC APPENDIX B WITH
ALLOWED REDUCTION OF 75%.
7. FIRE HYDRANT SPACING REQUIREMENT PER CFC APPENDIX C. FIRE
HYDRANT SPACING BASED ON REQUIRED FIRE FLOW WITH NO
FLOW REDUCTION.
8. PROVIDE KNOX BOX AT MAIN GATE AND KNOX SWITCH FOR
ROLLING GATE
FIRE ACCESS NOTES:
FIRE ACCESS
SCALE: 1" = 20'-0"1 SITE PLAN - LEVEL 1
CONSTRUCTION TYPE: 1A
AREA OF THREE LARGEST FLOORS: 116,472 SF
BASE REQ'D FIRE FLOW: 3,750 GPM FOR 3 HOURS PER CFC APPENDIX B
ALLOWABLE REDUCTION IN FIRE FLOW FOR FULLY SPRINKLERED
BUILDINGS: 75% = 2,812 GPM REDUCTION
MIN FLOW = 1,000 GPM FOR 2 HOURS
NUMBER OF HYDRANTS (BASED ON FULL FLOW REQUIREMENT)
: 4 TOTAL
BUILDING FIRE FLOW CALCULATION:
1499 BAYSHORE
GRAPHIC SCALE
0 2020 40
1. ANALYSIS OF THE FIRE APPARATUS SHOWN WAS DEVELOPED BY
BKF ENGINEERS USING AUTOTURN V11 SOFTWARE.
2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLE AS INDICATED.
FIRE ACCESS NOTES:
FIRE ACCESS-BURLINGAME
41' FIRE TRUCK
SCALE: 1" = 20'-0"1 SITE PLAN - LEVEL 1
LEGEND
PROPERTY LINE
DIRECTION OF TRAVEL
REAR TIRE
EXTERIOR LIMIT
FRONT TIRE
EXTERIOR LIMIT
VEHICLE BODY
TURNING ENVELOPE
DETAIL 1 - PASSENGER VEHICLE MOVEMENTS
1499 BAYSHORE VEHICLE TURNING - PASSENGER CAR
LEGEND
PROPERTY LINE
DIRECTION OF TRAVEL
REAR TIRE
EXTERIOR LIMIT
FRONT TIRE
EXTERIOR LIMIT
VEHICLE BODY
TURNING ENVELOPE
NOTES:
1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS
SHOWN WAS DEVELOPED BY BKF ENGINEERS USING
AUTOTURN V11 SOFTWARE.
2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS
INDICATED.
GRAPHIC SCALE
0 2020 40
1499 BAYSHORE
DETAIL 1 - PASSENGER VEHICLE MOVEMENTS
VEHICLE TURNING - PASSENGER CAR
LEGEND
PROPERTY LINE
DIRECTION OF TRAVEL
REAR TIRE
EXTERIOR LIMIT
FRONT TIRE
EXTERIOR LIMIT
VEHICLE BODY
TURNING ENVELOPE
NOTES:
1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS
SHOWN WAS DEVELOPED BY BKF ENGINEERS USING
AUTOTURN V11 SOFTWARE.
2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS
INDICATED.
GRAPHIC SCALE
0 2020 40
1499 BAYSHORE
GRAPHIC SCALE
0 2020 40
DETAIL 1 - SU-30 DROP-OFF
VEHICLE TURNING - 30' TRUCK
(SHUTTLE)
LEGEND
PROPERTY LINE
DIRECTION OF TRAVEL
REAR TIRE
EXTERIOR LIMIT
FRONT TIRE
EXTERIOR LIMIT
VEHICLE BODY
TURNING ENVELOPE
NOTES:
1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS
SHOWN WAS DEVELOPED BY BKF ENGINEERS USING
AUTOTURN V11 SOFTWARE.
2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS
INDICATED.
1499 BAYSHORE
DETAIL 1 - WB-40 LOADING DOCK MOVEMENT (ENTER/REVERSE)
VEHICLE TURNING - WB 40 SEMI
TRUCK
LEGEND
PROPERTY LINE
DIRECTION OF TRAVEL
REAR TIRE
EXTERIOR LIMIT
FRONT TIRE
EXTERIOR LIMIT
VEHICLE BODY
TURNING ENVELOPE
NOTES:
1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS
SHOWN WAS DEVELOPED BY BKF ENGINEERS USING
AUTOTURN V11 SOFTWARE.
2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS
INDICATED.
GRAPHIC SCALE
0 2020 40
1499 BAYSHORE
DETAIL 1 - WB-40 LOADING DOCK MOVEMENT (EXIT)
VEHICLE TURNING - WB 40 SEMI
TRUCK
LEGEND
PROPERTY LINE
DIRECTION OF TRAVEL
REAR TIRE
EXTERIOR LIMIT
FRONT TIRE
EXTERIOR LIMIT
VEHICLE BODY
TURNING ENVELOPE
NOTES:
1. ANALYSIS OF THE VEHICLE TURNING MOVEMENTS
SHOWN WAS DEVELOPED BY BKF ENGINEERS USING
AUTOTURN V11 SOFTWARE.
2. THE ANALYSIS IS BASED ON THE DESIGN VEHICLES AS
INDICATED.
GRAPHIC SCALE
0 2020 40
NOTES:
1. ANALYSIS OF THE EXISTING STREET PARKING IS BASED ON CURRENT
COLORED CURBS.
2. ANALYSIS OF PROPOSED STREET PARKING IS BASED ON PROPOSED
FRONTAGE IMPROVEMENTS AND VEHICLE TURNING INTO AND OUT OF THE
PROPOSED DEVELOPMENT AND THE FOLLOWING ASSUMPTIONS:
2.1.PARALLEL PARKING LANES ARE 8.0' WIDE
GRAPHIC SCALE
0 2020 40
EXISTING STREET PARKING
PROPOSED STREET PARKING
1499 BAYSHORE STREET PARKING PLAN
NOTES:
1. ANALYSIS OF THE EXISTING STREET PARKING IS BASED ON CURRENT
COLORED CURBS.
2. ANALYSIS OF PROPOSED STREET PARKING IS BASED ON PROPOSED
FRONTAGE IMPROVEMENTS AND VEHICLE TURNING INTO AND OUT OF THE
PROPOSED DEVELOPMENT AND THE FOLLOWING ASSUMPTIONS:
2.1.PARALLEL PARKING LANES ARE 8.0' WIDE
GRAPHIC SCALE
0 2020 40
1499 BAYSHORE STREET PARKING PLAN
EXISTING STREET PARKING PROPOSED STREET PARKING
1499 BAYSHORE03/20/24GENERAL NOTES & SHEET INDEXADRAREA DRAINAFFABOVE FINISH FLOORAFSABOVE FINISH SURFACEBCBOTTOM OF CURBBFFBELOW FINISH FLOORBRBOTTOM OF RAMPBSBOTTOM OF STAIRBSWBOTTOM SLOPED WALKBWBOTTOM OF WALLCBCATCH BASINCOCLEANOUTFDFLOOR DRAINFFEFINISH FLOOR ELEVATIONFGFINISH GRADEFLFLOW LINEFSFINISH SURFACEGBGRADE BREAKGRDGRADEHPHIGH POINTINV ELINVERT ELEVATIONLPLOW POINTMHWMEAN HIGH WATERMLWMEAN LOW WATERRDROOF DRAINSLDRSLOT DRAINSTDSTORM DRAINSTLTOP OF STEELSUBDRSUBDRAINTOTOP OFTCTOP OF CURBTC(E)TOP OF CURB - EXISTINGTDRTRENCH DRAINTFTOP OF FOOTINGTOCTOP OF CONCRETETOETOE OF SLOPETOGTOP OF GRATINGTOSSTOP OF STRUCTURAL SLABTRTOP OF RAMPTSTOP OF STAIRTSWTOP OF SLOPED WALKTWTOP OF WALLUDUNDERDRAINWLWATER LINEWSWATER SURFACECJCONSTRUCTION JOINTCOLCOLUMNCONCCONCRETECUPCONCRETE UNIT PAVERDFDRINKING FOUNTAINDGDECOMPOSED GRANITEEJEXPANSION JOINTFHFIRE HYDRANTFTGFOOTINGGRGUARDRAILGYPGYPSUMLTGLIGHTINGPTPRESSURE TREATEDPTDPAINTEDSTLSTEELWDWOODARCHARCHITECTURALDEMODEMOLITIONELECELECTRICALENGRENGINEERLALANDSCAPE ARCHITECTSADSEE ARCHITECTURAL DRAWINGSSCDSEE CIVIL DRAWINGSSEDSEE ELECTRICAL DRAWINGSSIDDSEE INTERIOR DESIGN DRAWINGSSPDSEE PLUMBING DRAWINGSSPLDSEE POOL DRAWINGSSSDSEE STRUCTURAL DRAWINGSMATERIALS / PRODUCTS /FINISHESGENERAL ABBREVIATIONSCONSULTANT REFERENCESGENERAL SYMBOLSLEADERLARGE SCALE PLAN ORENLARGED SECTIONALDETAILDETAIL CALLOUTSECTION REFERENCEPROPERTY LINE (PL)CENTER LINESECTION LIMITNORTH ARROWKEY NOTELC11REVISION TAGREVISION RECORDUNDERGROUNDCONSTRAINTSLIMIT OF WORK (LOW)#, NONUMBER&AND@ATBLDGBUILDINGBCBOTTOM OF CURBCLCENTERLINECLRCLEARCONTCONTINUOUSDIADIAMETERDIMDIMENSIONDNDOWNDWG(S)DRAWING(S)(E)EXISTINGEAEACHELEVELEVATIONEQEQUALEQUIPEQUIPMENTEWEACH WAYEXIST, (E)EXISTINGFVFIELD VERIFY W/ LAHTHEIGHTININCHIRR, IRRIGIRRIGATIONJBJUNCTION BOXMAINTMAINTENANCEMAXMAXIMUMMINMINIMUMMLMATCHLINEN/ANOT APPLICABLENICNOT IN CONTRACTNTSNOT TO SCALEOCON CENTERPAPLANTING AREAPLPROPERTY LINEPOBPOINT OF BEGINNINGPOCPOINT OF CONNECTIONQTYQUANTITYRRADIUS, RISERRDROADREFREFERENCEREMREMOVABLEREQ'DREQUIREDRMROOMROWRIGHT OF WAYSECTSECTIONSFSQUARE FOOTSIMSIMILARSQSQUARESTSTREETSTASTATIONSYMSYMMETRICALTHKTHICKTYPTYPICALUONUNLESS OTHERWISE NOTEDVARVARIESVIFVERIFY IN FIELDWLWATER LINEGRADING ABBREVIATIONS-LIMIT OF WORKLC
- - - - - - - - - - - - -- - - - - - - - - GENERAL NOTES1.NOTES BELOW ARE NOT INTENDED TO REPLACE SPECIFICATIONS. SEESPECIFICATIONS FOR REQUIREMENTS IN ADDITION TO GENERAL NOTES.2.REFER TO ARCHITECTURAL, CIVIL AND OTHER CONSULTANTS DRAWINGSFOR ADDITIONAL INFORMATION.3.PRIOR TO BEGINNING CONSTRUCTION, CONTRACTOR TO CHECK THEDRAWINGS AGAINST THE SITE OF THE WORK AND NOTIFY THE OWNER INWRITING OF ANY DISCREPANCIES IN DIMENSIONS, SITE CONDITIONS, OROTHER CONDITIONS. THE CONTRACTOR SHALL NOT BEGIN CONSTRUCTIONIN ANY SUCH AFFECTED AREA UNTIL THE DISCREPANCY HAS BEENRESOLVED BY THE OWNER.4.REPORT ANY DISCREPANCIES IN DRAWINGS AND/OR SPECIFICATIONS TOTHE OWNER FOR CLARIFICATIONS OR ADJUSTMENTS BEFORECOMMENCING WORK.5.CONTRACTORS AND SUB-CONTRACTORS ARE RESPONSIBLE FORREVIEWING ALL DRAWINGS AND ALL SECTIONS OF THE SPECIFICATIONSFOR COORDINATION OF THEIR WORK. ANY DISCREPANCIES IN THEIRRESPECTIVE TRADES ARE TO BE REPORTED TO THE OWNER'SREPRESENTATIVE BEFORE FINALIZING THEIR BIDS, AND COMMENCINGWORK.6.THE CONTRACTOR SHALL COOPERATE WITH OTHER CONTRACTORS THATWILL BE WORKING WITHIN OR ADJACENT TO THE PROJECT SITE. OTHERCONTRACTS THAT ARE EXPECTED TO BE ACTIVE DURING THIS WORK ARE:1) UTILITY CONSTRUCTION;2) SUBSURFACE GRADING, DRAINAGE AND UTILITIES; 3) BUILDINGFOUNDATION WORK; 4) OTHER CONTRACTS STARTED PRIOR TO THISCONTRACT; 5) ADDITIONAL CONTRACTS THAT MAY COMMENCE BEFORECOMPLETION OF THIS CONTRACT.7.CONTRACTOR TO BE RESPONSIBLE FOR THE COORDINATION WITH ALLLOCAL UTILITY COMPANIES. THE CONTRACTOR IS REQUIRED TO NOTIFYTHE LOCAL UTILITY COMPANY 48 HOURS PRIOR TO DIGGING IN ORDER THATUNDERGROUND UTILITIES IN THE AREA CAN BE LOCATED.8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEAN-UP OF ANYMATERIALS DEPOSITED OUTSIDE THE WORK AREA. EXISTINGCONSTRUCTION DRAINAGE SYSTEM AND EROSION CONTROL TO BEMAINTAINED, MODIFIED, AND/OR REMOVED AS NOTED ON CIVILENGINEERING PLANS.9.THE CONTRACTOR SHALL ABIDE BY ALL APPLICABLE FEDERAL, STATE ANDLOCAL ENVIRONMENTAL PROTECTION STANDARDS, LAWS ANDREGULATIONS.10.CONTRACTOR TO SCHEDULE WORK IN ACCORDANCE WITH ALL APPLICABLEFEDERAL, STATE AND LOCAL ENVIRONMENTAL PROTECTION STANDARDS,LAWS AND REGULATIONS.11.DO NOT SCALE DRAWINGS.OTHER NOTES1.FOR ADDITIONAL NOTES PERTAINING TO ARCHITECTURE, CIVILENGINEERING, MARINE ENGINEERING, MEP ENGINEERING, LIGHTINGAND SIGNAGE, REFER TO DOCUMENTS OF RESPECTIVEDISCIPLINES AND OTHER NOTES WITHIN THIS PACKAGE.2.THE REPRODUCTIVE USE OF THE CONTRACT DOCUMENTS ORELECTRONIC FILES AS SHOP DRAWING DOCUMENTS BY THECONTRACTOR IS AT THEIR OWN RISK. THE DESIGN TEAM ASSUMESNO LIABILITY AS A RESULT OF THE REPRODUCTIVE USE OF THECONTRACT DOCUMENTS FOR SHOP DRAWINGS.NEW CONSTRUCTION LAYOUT NOTES1.CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS, LAYOUTCOORDINATES, AND WORK FROM PREVIOUS AND ONGOING CONTRACTS INTHE FIELD. REPORT ANY DISCREPANCIES IMMEDIATELY TO THE OWNER'SREPRESENTATIVE FOR DIRECTION PRIOR TO COMMENCINGCONSTRUCTION.2.GENERAL CONTRACTOR IS TO COORDINATE ALL LAYOUT, STAKING, ANDGRADING CONTROLS AMONG ALL TRADES; SPECIFICALLY BUT NOT LIMITEDTO CONCRETE PAVING, CONCRETE WALL CONSTRUCTION, UNDERGROUNDUTILITIES, UNIT PAVING AND PLANTING.3.ALL LAYOUT COMPONENTS TO BE STAKED OUT IN THE FIELD BY THECONTRACTOR PER BASELINES CREATED BY CONNECTING INDICATEDCOORDINATE POINTS OR OFFSETTING FROM BASELINES. OBTAIN OWNER'SREPRESENTATIVE APPROVAL IN THE FIELD OF LAYOUT WITH BASELINESINDICATED BEFORE STARTING CONSTRUCTION.4.ANY CHANGES PROPOSED TO LAYOUT OF COORDINATE POINTS ORDIMENSIONS ON THIS DRAWING MUST BE APPROVED BY THE OWNER INWRITING PRIOR TO CONSTRUCTION.5.ALL SITE DIMENSIONS ARE GIVEN FROM DEFINED COORDINATE POINTS,BASELINES CREATED BY CONNECTING COORDINATE POINTS, AND/OR TOTHE FRONT FACES OF WALLS AND STRUCTURES, UNLESS OTHERWISENOTED. TAKE DIMENSIONS FROM COORDINATE POINTS, BASELINES, FRONTOF CURB, FACE OF WALL, FACE OF HEADER, EDGE OF PAVING ORCENTERLINE OF COLUMNS UNLESS OTHERWISE NOTED.6.ALL ANGLES ARE ASSUMED TO BE 90 DEGREES UNLESS OTHERWISE NOTEDOR AS INDICATED PER LAYOUT STAKING ITEM 3 ABOVE.7.REFER TO LAYOUT AND MATERIAL PLAN(S) FOR ALL PAVING JOINTLOCATIONS UNLESS OTHERWISE NOTED; CONTRACTOR TO SUBMIT SHOPDRAWINGS, VERIFYING LAYOUT PRIOR TO INSTALLATION.8.DRAIN COORDINATES ARE TO CENTER LINE OF DRAIN, OR WHEN NOTPROVIDED, DRAINS ALIGN WITH ADJACENT PAVING WHEN PAVING ISNEARBY, OR DRAINS ALIGN WITH SHARP TOE OF SLOPE WHEN LOCATED ATTHE INTERSECTION OF TWO OR MORE SLOPES.9.ALL VALVE BOXES TO BE LINED UP AND SET PARALLEL TO ADJACENTHARDSCAPE, UNDER DRAINAGE, UNLESS OTHERWISE NOTED.NEW CONSTRUCTION PLANTING NOTES1.CONTRACTOR SHALL SUPPLY ALL PLANT MATERIAL IN QUANTITIESSUFFICIENT TO COMPLETE THE PLANTING SHOWN ON ALL DRAWINGS.2.ALL PLANT MATERIAL SHALL CONFORM TO THE GUIDELINES ESTABLISHEDBY "THE AMERICAN STANDARD FOR NURSERY STOCK", PUBLISHED BY THEAMERICAN ASSOCIATION OF NURSERYMEN, LATEST EDITION.3.WRITTEN APPROVAL IS TO BE RECEIVED FROM OWNER FOR PLANTSUBSTITUTIONS.4.ALL PLANTS SHALL BE APPROVED BY OWNER PRIOR TO THEIRINSTALLATION AT THE SITE.5.FOR PLANTING LAYOUT DIMENSIONS AND DETAIL REFERENCES SEEPLANTING AREA PLANS, DETAIL PLANS AND DETAILS.6.NO TREES SHALL BE PLANTED LESS THAN 2 FEET FROM WALKS, CURBS, OROTHER STRUCTURES. WHERE TREES ARE LOCATED WITHIN 5 FEET OFPAVING OR STRUCTURES, ROOT CONTROL BARRIER SHALL BE INSTALLED.7.CONTRACTOR SHALL LOCATE AND VERIFY UTILITY AND UTILITY LINELOCATIONS PRIOR TO STAKING PLANTS AND REPORT ANY CONFLICT TOOWNER PRIOR TO COMMENCING WORK.8.CONTRACTOR SHALL STAKE ALL PLANT LOCATIONS IN THE FIELD, ANDOBTAIN APPROVAL OF OWNER BEFORE STARTING PLANT INSTALLATION.9.CONTRACTOR TO COORDINATE PLANT LAYOUT WITH IRRIGATIONEQUIPMENT LAYOUT. PLANT LAYOUT TAKES PRECEDENCE OVERIRRIGATION EQUIPMENT LAYOUT.10.ALL TREES SHALL BE STAKED ACCORDING TO DETAIL PROVIDED UNLESSOTHERWISE NOTED.11.REFER TO PLANTING SPECIFICATION FOR CONDITIONS OF TREESUBDRAINAGE INSTALLATION AND TESTING PROCEDURE.12.REFER TO CIVIL DRAWINGS FOR LOCATION AND INSTALLATION OFSUBSURFACE DRAINAGE.SHEET INDEXNO.SHEETSHEET NAMEGENERAL NOTES1L001GENERAL NOTES & SHEET INDEXSCHEDULES & REFERENCE PLANSMATERIAL & FURNISHING PALETTE3L002CONTEXT PLAN4L0036L01079PLANSL101LAYOUT & MATERIAL PLAN1213L301GRADING & DRAINAGE PLANL401FURNISHING & LIGHTING PLANL601PLANTING PLAN10SECTION - MILLS CREEK AT PLAZA2118PLANTING PALETTEL012TREE PROTECTION & REMOVAL PLANL701SECTION - MILLS CREEK AT GARAGESECTION - OLD BAYSHORE HIGHWAY FRONTAGESECTION - DROP-OFF AT MAHLER ROADSITE SECTIONSL702L703L7041415L0015L011ILLUSTRATIVE PLANILLUSTRATIVE VIEWSL801
1499 BAYSHORE03/20/24MATERIAL & FURNISHING PALETTEL002
1499 BAYSHORE03/20/24PLANTING PALETTEL003
1499 BAYSHORE1"=40'-0"0204080SCALE:03/20/24CONTEXT PLANL010
1499 BAYSHORE1" = 20'-0"0102040SCALE:03/20/24ILLUSTRATIVE PLANL011
MAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRB
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E TENANT1499 BAYSHORE1" = 20'-0"0102040SCALE:03/20/24TREE PROTECTION & REMOVAL PLANL0121.TREE SPECIES AND SIZE INFORMATION IS PROVIDED BYARBORIST REPORT, ISSUED BY HORTSCIENCE | BARTLETTCONSULTING SEPTEMBER 20, 2022.2.PROTECTED TREE STATUS IS IN ACCORDANCE WITHBURLINGAME MUNICIPAL CODE 11.06.020.3.TREES SHALL BE REPLACED IN ACCORDANCE WITHBURLINGAME MUNICIPAL CODE 11.06.090.4.TREE REMOVAL PLAN IS PRELIMINARY AND WILL BEUPDATED PER FINAL DESIGN AND GRADING.5.SHORELINE FILL FOR FLOOD PROTECTION AT MILLSCREEK IS REQUIRED BY THE CITY AND BCDC TO PROVIDERESILIENCY AGAINST SEA LEVEL RISE RELATEDFLOODING. THE FILLING OF THE SITE TO A MINIMUM 13’ELEVATION WILL RESULT IN REMOVAL OF TREES ALONGTHE SHORELINE.6.ALL STREET TREES WILL BE 36” BOX. ALL SITE TREES WILLBE 24"-36" BOX.KEYPROPOSED TREEEXISTING ON-SITE PROTECTED TREETO BE REMOVEDSHEET NOTESEXISTING ON-SITE UNPROTECTED TREETO BE REMOVEDEXISTING TREESEXISTING ON-SITE TREESEXISTING OFF-SITE TREES145PROTECTED TREES TO BE REMOVEDUNPROTECTED TREES TO BE REMOVED410PROPOSED NEW TREES: 24"-36" BOX35EXISTING OFF-SITE TREETO BE REMOVEDTOTAL EXISTING TREES19TREE REMOVAL AND REPLACEMENT* INCLUDING 4 PROTECTED TREESEXISTING TREE TO REMAINFILL IS REQUIRED ACROSS THE SITE(OUTSIDE THE CREEK CHANNEL) TOPROVIDE SEA LEVEL RISE RESILIENCYAND PREVENT FLOODING. A RANGE OF3' TO 6' OF FILL WILL BE ADDED TO THESITE, RESULTING IN TREE REMOVAL.OLD BAYSHORE HIGHWAY TREEQUANTITY AND LOCATIONS PER CITY(NOT INCLUDED IN TREE COUNT)ARBORIST TO REVIEW POTENTIALRETENTION OF EXISTING TREESBETWEEN PROPERTY LINE AND TOP OFBANK RELATIVE TO REQUIREDSHORELINE EMBANKEMENT
1499 BAYSHORE1" = 20'-0"0102040SCALE:03/20/24CAST IN PLACE CONCRETEINTEGRAL COLORMATERIAL LEGENDSYMBOLITEM DESCRIPTIONCONCRETE UNIT PAVERS,PEDESTRIAN1.SEE CIVIL DRAWINGS FOR SITE DEMO PLAN & OVERALL LIMITOF WORK.2.SEE SHEET L001 FOR GENERAL NOTES, INDEX,ABBREVIATIONS AND SYMBOLS.3.SEE SHEET L002 FOR MATERIAL AND FURNISHING PALETTE.4.ALL ANGLES ARE ASSUMED TO BE 90 DEGREES UNLESSOTHERWISE NOTED.5.ALL DIMENSIONS ARE TO FACE OF FINISH.6.LANDSCAPE LIMIT OF WORK AT STREETSCAPE SHALL BEFROM BACK OF CURB TO BUILDING FACE.7.ALIGN ALL UTILITY BOXES WITH CONTROL AND EXPANSIONJOINTS.8.SEE CIVIL DRAWINGS FOR LAYOUT OF ROADS, PARKINGAREAS, CURBS, AND CURB RAMPS.9.ALL VALVE OR UTILITY BOXES TO ALIGN AND BE PARALLEL TOADJACENT PAVING EDGE. CONTRACTOR TO SUBMIT UTILITYBOX LAYOUT PLAN FOR LANDSCAPE ARCHITECT REVIEW ANDAPPROVAL PRIOR TO INSTALLATION. LAYOUT OF UTILITYBOXES IN SIDEWALKS TO AVOID CONFLICT WITH EXPANSIONAND CONTROL JOINTS.10.LANDSCAPE DRAWINGS SHOW APPROXIMATE FUTURE CURBALIGNMENT PER CITY'S FUTURE OLD BAYSHORE HIGHWAYIMPROVEMENTS.11.ALL EXPOSED WOOD (INCLUDING BUT NOT LIMITED TO WOODPLATFORMS, HANDRAILS, AND CLADDING FOR LANDSCAPEELEMENTS) TO BE FSC CERTIFIED, RECLAIMED, ACETYLATED,OR POLYMERIZED. DOMESTICALLY SOURCED WOOD SPECIESARE PREFERRED. ALL WOOD TO HAVE A JANKA HARDNESSRATING OF AT LEAST 1300 LBF. NO TROPICAL HARDWOOD TOBE SPECIFIED.12.ALL MATERIALS USED IN FIRE LANE CAPABLE OF SUPPORTING65,000 LBS AND COMPLYING WITH CFC 503.2.3LAYOUT & MATERIAL NOTESCAST IN PLACE CONCRETE,VEHICULARSUPPORTING 65,000 LBS AND COMPLYINGWITH CFC 503.2.3, PER CIVILTRUNCATED DOMEPAVERS, PER CIVILPERVIOUS VEHICULAR PAVING, TBDSUPPORTING 65,000 LBS ANDCOMPLYING WITH CFC 503.2.3, PER CIVILPRECAST CONCRETELOBBY PLAZA EXTERIOR PAVING,SIM INTERIORGRAVELPROPERTY LINE (PL)ALIGNCENTER LINELAYOUT LEGENDPLPAPLANTING AREASYMBOLITEM / DESCRIPTIONCL
WOODCONCRETE UNIT PAVERS,VEHICULARSUPPORTING 65,000 LBS AND COMPLYINGWITH CFC 503.2.3, PER CIVIL20' MIN FIRE LANE EXTENTWOOD DECKING,PEDESTRIAN27'-8"6'6'18'-4"45'5'-6"60'-6"18'-8"
5'-6"LAYOUT & MATERIAL PLANMAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRB
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E TENANTL10112'4'-4"117'-10"23'-8"97'-8"13'90'-6"10'-
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20'20'-2"59'-10"95'-6"18"-HIGHCONCRETE CURB12'8'-6"7'-6"RETAINING WALLW/GUARDRAIL, SCDGARAGEPEDESTRIANENTRANCEGARAGEPEDESTRIANENTRANCE18'-4"50'BL702AL701CL703DL7045'FLUSH MATERIALTRANSITION20' MIN FIRE LANEBOUNDARY8'-
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"14'-8"5'
1499 BAYSHORE1" = 20'-0"0102040SCALE:03/20/24MAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRB
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E TENANTFRENCH DRAINDRAINAGE LEGENDREF1.LANDSCAPE IRRIGATION AND ALL WALLS, CRIBBING,DRAINAGE STRUCTURES, PLANTING SLOPES AND OTHERPROTECTIVE DEVICES SHALL BE MAINTAINED BY THE OWNERIN GOOD CONDITION AND REPAIR AT ALL TIMES, PERBURLINGAME ZONING ORDINANCE 25.36.050.2.SEE SHEET L001 FOR GENERAL NOTES, INDEX,ABBREVIATIONS AND SYMBOLS.3.CONTRACTOR TO FIELD VERIFY ALL EXISTING GRADES ANDREPORT ANY DISCREPANCIES IMMEDIATELY TO THE OWNERBEFORE PROCEEDING WITH WORK.4.GRADE SURFACE TO ENSURE POSITIVE DRAINAGE FROM ALLSTRUCTURES. FINISHED ELEVATION OF PAVING AT BUILDINGENTRIES MAY NOT BE LOWER THAN 1/4” BELOW FFE. FORGRADES OF BUILDING FFE AND PODIUM ELEVATIONSSAD/SSD.5.CROSS PITCH OF PEDESTRIAN PAVING MAY NOT EXCEED 2%.6.DECKS, TERRACES, SEATING PLATFORMS, AND OPEN JOINTSURFACES TO BE INSTALLED LEVEL (NO SLOPE) UON.7.PITCH EVENLY BETWEEN ALL SPOT GRADES AND CONTOURLINES UON. GRADE SURFACES TO PREVENT PONDING ORSURFACE DRAINAGE.8.TOP OF WALL PROFILES ARE TO BE LEVEL UON.9.HOLD DOWN FINISH GRADE OF PLANTING AREA PLANTINGSOIL TO ACCOMMODATE FLUSH CONDITION BETWEEN TOP OFMULCH AND ADJACENT PAVING UON.10.TREE PIT LOCATIONS TO BE 8' X 8' SQUARE WITH A MINIMUMOF 48" SOIL DEPTH.GRADING & DRAINAGE NOTESGRADING LEGENDSYMBOLITEM / DESCRIPTIONSPOT ELEVATIONGRADE BREAKGBACRONYMNSABBREVFINISH SURFACEFSBOTTOM OF STAIRBSFINISH FLOOR ELEVATIONFFETOP OF CURBTCTOP OF SLOPED WALKTSWHIGH POINTHPGRADE BREAKGBTOP OF STAIRTSFGFINISH GRADETC(E)TOP OF CURB - EXISTINGX.X%% SLOPE OF GRADETOP OF WALLTWTRENCH DRAINTDRAREA DRAINSWALEFDRADRSWXXBOTTOM OF SLOPED WALKBSWBOTTOM OF RAMPBRTOP OF RAMPTRSYMBOLITEM / DESCRIPTIONXX.XXTDRX
XTC 14.5FF 13.50SE EXITTS 13.5BS 8.5TS 9.5BS 7.5FS 14.01.2%0.6%FS 13.0FS 12.720.6%4.7%1.2%
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1.2%TSW 12.15FS 12.44BSW 9.6G
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4.6%GBGBBUILDINGFF +13.00TSW 12.78TS 12.7BS 9.2TDRBSW 6.76GRADING & DRAINAGE PLANL301FS 14.0TC 13.641.5%18" - HIGHCONCRETE CURBAT CREEK EDGETC 14.5FS 14.0FS 13.64TC(E) +6.4TC(E) +7.45TC(E) +7.81.5%
1.5%TSW 12.71.5%GBFS 9.50SCDRETAINING WALLWITH GUARDRAIL,SCD1.5%FS 12.35SCDACCESS AISLEBR 12.2TC 12.7BC 12.2FS 12.4439 SF412 SF602 SF387 SF404 SF265 SF 550 SF 477 SF685 SFTC 15.5TC 15.5TC 15.5TC 15.5FS 12.98FS 12.98FS 12.98FS 12.98FS 12.98FS 12.86FS 12.78FS 12.98FS 12.78FS 12.98FS 12.98FS 12.98TC(E) +6.7TC(E) +6.7TC(E) +6.4TC(E) +6.6TC 12.43BC 11.932.5:12.5:1
2.5:1
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2.5:1FS 14.0
1499 BAYSHORE1" = 20'-0"0102040SCALE:03/20/24MAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYGARAGEGENERATORSRESTORATIVEGARDENPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRB
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E TENANTLIGHTING LEGENDREFSYMBOLITEM DESCRIPTION1.SEE L002 FOR SCHEMATIC MATERIAL AND FURNISHINGPALETTE.2.SEE LIGHTING CONSULTANT SCHEDULE AND CUT SHEETSFOR OUTDOOR LIGHT FIXTURES AND SPECIFICATIONS.DIMENSIONAL LAYOUT OF EXTERIOR LIGHT FIXTURES ANDCOORDINATION WITH ADJACENT LANDSCAPE ELEMENTS ARESHOWN IN LANDSCAPE DRAWINGS3.BIKE PARKING LAYOUT TO CONFORM TO BURLINGAMEBICYCLE TECHNICAL GUIDELINES.4.BIKE PARKING AREAS TO BE LOCATED WITHIN 100 FT OFBUILDING ENTRANCES AND TO BE CLEARLY VISIBLE FROMBUILDING ENTRANCES.5.SAMPLES, MOCKUPS, AND SHOP DRAWINGS FOR CUSTOMAND CUSTOMIZED FURNISHINGS TO BE REVIEWED ANDAPPROVED BY LANDSCAPE ARCHITECT PRIOR TOFABRICATION.6.ALL WOOD BOARDS AND STEEL MEMBERS TO HAVE SMOOTHEASED EDGES, ENDS, AND CORNERS AND BE DULL TO THETOUCH.7.ALL FIXED FURNISHINGS IN PUBLICLY-ACCESSIBLE AREAS TOBE MOUNTED WITH TAMPER-RESISTANT FASTENERS.FURNISHING & LIGHTING NOTESFURNISHING LEGENDSYMBOLTRASH & RECYCLE RECEPTACLESBIKE RACKBACKED BENCHTRPRECAST CONCRETE SEATWALLBRSWCTSEATING PLATFORMEBDFEXISTING STREET LIGHT RELOCATEDPEDESTRIAN POLE LIGHTDRINKING FOUNTAINART WALL DOWNLIGHTLINEAR LED LIGHTELECTRICAL BOLLARDL01(R)SOFFIT LIGHTING, SADSPSLCOMMUNAL TABLEB1L04L06BOLLARD LIGHTL02REFITEM DESCRIPTIONMOVABLE FURNISHINGS, OFCINEW STREET LIGHT(N)HANDRAIL LIGHTL05GUARD RAILGRTREE UPLIGHTL03WALL TOP BENCHB2BLSAFETY BOLLARD, PER CIVLVINE SCREEN PANELVSEXISTING STREET(E)CTCTB1B1BRLC
FURNISHING & LIGHTING PLANL4013' TYPBRLC
3' TYPSWSWSWSWSWB1SOFFIT LIGHTING ATLOBBY PLAZA, SADSOFFIT LIGHTING ATCAFE PLAZA, SADSLSL(R)12' TYP12' TYPSLSPL05L05L05L05L05VS (15)VINE SCREEN(R)L01L01L04 (6)L01L01L01L01L01L01L01L02 (13)L02 (9)L02 (2)L06L06L03 (4)(E)(N)(N)(N)(N)L02 (4)L05L05SLL02 (4)L01L01BL (13)GRGRPROJECTSIGNAGE TBDVS (16)VINE SCREENL05SWSWARTPROJECTSIGNAGE TBD(E)
1499 BAYSHORE1" = 20'-0"0102040SCALE:03/20/24MAHLER ROADGARAGEENTRANCESHOREBIRDSANCTUARYLOBBYLOBBYGARAGEGENERATORSRESTORATIVEGARDENPLATFORMISLANDPUBLICPLAZAPUBLIC TRAILOVERLOOKSERVICE /FIRE ACCESSGRANDSTAIRB
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T
R
A
I
LTRAIL BRIDGEOVERLOOKMILLS CREEK CHANNELTOP OF BANK100' SHORELINE BANDLOADINGDOCKBMPBMPBMPBMP
BMPBMPOL
D
B
A
Y
S
H
O
R
E
H
I
G
H
W
A
Y
PLPL PROPERTY LINE BIKEBMPBMPBMP
BU
I
L
D
I
N
G
A
B
O
V
E LOBBYPLAZADROP-OFFART WALL
TOP OF BANKBOTTOM OF SLOPEBOTTOM OF SLOPEOVERLOOKTE
R
R
A
C
E TENANT1.SEE SHEET L003 FOR PRELIMINARY PLANTING PALETTE.2.ALL STREET TREES SHOWN ON PLANS SHALL BE MAINTAINEDBY THE BUILDING OWNER IN A WEED AND LITTER FREECONDITION AT ALL TIMES, AND IN A HEALTHY GROWINGCONDITION CONSISTENT WITH THE CITY OF BURLINGAMESTANDARDS.3.TREE BRANCHES TO BE MAINTAINED WITH A MINIMUM OF 80INCHES VERTICAL CLEARANCE ABOVE ALL PEDESTRIANPATHS OF TRAVEL.4.TREES ADJACENT TO EVA SHALL BE SELECTED AND PRUNEDTO MAINTAIN 13'-6" VERTICAL CLEARANCE ABOVE EVA ANDCOMPLY WITH CFC 503.2.1. REFER TO KEY NOTE ON PLAN.5.LANDSCAPING TO COMPLY WITH 3' (RADIUS) CLEARANCEREQUIREMENT AROUND FIRE HYDRANTS. CLEAR PATH FROMSIDEWALK TO HYDRANTS TO BE PROVIDED WHEREAPPLICABLE. REFER TO KEY NOTE ON PLAN.6.POINT OF CONNECTION FOR IRRIGATION WATER LINE TO BECONFIRMED WITH LANDSCAPE ARCHITECT PRIOR TOINSTALLATION.7.IRRIGATION EQUIPMENT LOCATION TO BE CONFIRMED WITHLANDSCAPE ARCHITECT PRIOR TO INSTALLATION.8.SOIL DEPTH AT GROUND LEVEL PLANTING AREAS IS 24"TYPICAL. SOIL DEPTH AT TREE PITS AND TRENCHES IS 48".3" MULCH IS REQUIRED AT ALL PLANTING AREAS.PLANTING NOTESTREE PLANTING LEGENDBotanical nameCOMMON NAMESYMBOLTRISTANIOPSIS LAURINAWATER GUMARBUTUS 'MARINA'MARINA MADRONEPLANTING LEGENDSYMBOLITEM DESCRIPTIONSTORMWATER GARDENSHORELINE GARDENORNAMENTAL GARDENVINE SCREENSTREETSCAPE PLANTINGPLATANUS ACERIFOLIA 'COLUMBIA'LONDON PLANE TREEOLD BAYSHORE HIGHWAY STREET TREEQUERCUS CANBYIMEXICAN RED OAKPLAZA TREE OPTIONSHESPEROCYPARIS MACROCARPAMONTEREY CYPRESSPOPULUS FREMONTIIWESTERN COTTONWOODPINUS TORREYANATORREY PINENote: The tree species below represent a range of species underreview. On-site tree species have not been finalized.TIPUANA TIPUTIPU TREEPLANTING PLANL601ON-SITE LANDSCAPE COVERAGEPLANTING AREASPROPOSEDShrubs, groundcover, and other plant material shall cover all areas not occupied by structures, parking areas, storage,trash enclosures, driveways, and sidewalks at the time of issuance of a Certificate of Occupancy. Embellishedpavement, and similar hardscape materials may, in part, be substituted for the required landscaping throughthe Site Plan and Design Review process.REQUIRED26,679 SFENHANCED PEDESTRIANHARDSCAPE*TOTAL SITE129,150 SF14,171 SF31.6% OF ON-SITE AREA40,850 SF20% OF ON-SITE AREA25,830 SFBURLINGAME ZONING ORDINANCE 25.36.040Landscape Coverage Requirements for Commercial, Industrial, and Mixed-Use Zones*Enhanced pedestrian hardscape includes plazas paved with concrete unit pavers or wood decking (Embellished Pavement):See Material Schedule for paver specification.444444455454
1499 BAYSHORE3/16"=1'-0"SCALE:03/20/24MILLS CREEK AT PLAZA LOOKING NORTHASCALE: 3/16"=1'-0"SECTION - MILLS CREEK AT PLAZA
1499 BAYSHORE3/16"=1'-0"SCALE:03/20/24MILLS CREEK AT GARAGE LOOKING NORTHSECTION - MILLS CREEK AT GARAGEL702BSCALE: 3/16"=1'-0"
1499 BAYSHORE3/16"=1'-0"SCALE:03/20/24OLD BAYSHORE HIGHWAY FRONTAGESECTION - OLD BAYSHORE HIGHWAYFRONTAGEL703CSCALE: 3/16"=1'-0"
1499 BAYSHORE3/16"=1'-0"SCALE:03/20/24SECTION - DROP-OFF AT MAHLER ROADL704DROP-OFF AT MAHLER ROAD LOOKING SOUTHDSCALE: 3/16"=1'-0"
1499 BAYSHORE03/20/24ILLUSTRATIVE VIEWSL801
EDEDEDGENERATOR
LOADING DOCK
TENANTLOBBY
LOBBY
BULK GAS
GENERATOR
FIRE FIGHTER
ACCESS GATE
SIDEWALK W/ ACCESS
TO GARAGE
SIDEWALK W/
ACCESS TO
GARAGE
FIRE FIGHTER
ACCESS GATE
GARAGE PEDESTRIAN
ENTRY POINT
POWERED ROLLING
SERVICE YARD GATE
GENERATOR
EQUIPMENT
YARD SCREEN
WALL
PUBLIC PARK/
PLAZA
(E) OVERHEAD UTILITY
LINES TO BE
UNDERGROUNDED &
REROUTED
TOP OF
SLOPE +
15'-0"
BUILDING ENTRY
POINT
PUBLIC PARK/ PLAZA ACCESS STAIR
CORNER GRAND
STAIRWAY
BUILDING ENTRY POINT
ENTRY DROP OFFSERVICE DRIVE WITH POWERED SLIDING GATEGARAGE PEDESTRIAN AND BIKE
PARKING ENTRY POINT
1
A.011
_________
1
A.012
_________
1 0 0 ' S H O R E L I N E B A N D
1 0 0 ' B C D C S E T B A C K
3 5 ' B C D C S E T B A C K
VISITOR BICYCLE
PARKING
VISITOR BICYCLE PARKING
ACCESSIBLE DROP OFF
UNLOADING ZONE
FIRE LANE
BIKE ROOM
GARAGE
FIRE
PUMP
ELEC
OFFICE
BLG. FIRE
PUMP
RM.
UNDERGROUND
BLG. FIRE TANK
KNOX BOX FOR DOOR
KNOX SWITCH FOR GATE
KNOX BOX FOR DOOR
KNOX SWITCH FOR GATE
FCC
T.O.CURB 9.68 (FOR BLDG HEIGHT)
T.O.CURB 9.12 (FOR BLDG HEIGHT)
T.O.CURB 6.79
FIRE LANE
FIRE LANE
REMOVABLE FLOOD BARRIER.
T.O. BARRIER AT 13'-0" MIN.
TOP OF CREEK BANK
TOE OF SLOPE
PLAN
NORTH
CONSTRUCTION TYPE: 1A
AREA OF THREE LARGEST FLOORS: 116,472 SF
BASE REQ'D FIRE FLOW: 3,750 GPM FOR 3 HOURS PER CFC APPENDIX B
ALLOWABLE REDUCTION IN FIRE FLOW FOR FULLY SPRINKLERED
BUILDINGS: 75% = 2,812 GPM REDUCTION
MIN. FLOW = 1,000 GPM FOR 2 HOURS
NUMBER OF HYDRANTS (BASED ON FULL FLOW REQUIREMENT)
:4 TOTAL
BUILDING FIRE FLOW CALCULATION:
SCALE:As indicated03/20/24
1499 BAYSHORE SITE PLAN
A.001
SCALE:1" = 20'-0"1 SITE PLAN - LEVEL 1
EDEDEDLOBBY
LOBBY TENANT
GENERATOR
GARAGE
FIRE
PUMP
ELEC
GARAGE STAIR WITH
STANDPIPE
GARAGE STAIR
WITH STANDPIPE
GARAGE PEDESTRIAN
ENTRY POINT
GARAGE PEDESTRIAN
ENTRY POINT
BUILDING
ENTRY POINT
STAIR AND WALKWAY
ACCESS FROM OLD
BAYSHORE
PRESSURIZED BUILDING STAIR
ENCLOSURE WITH STANDPIPE AT
EACH MID-LEVEL LANDING
BUILDING MAIN
ENTRY POINTPRESSURIZED BUILDING STAIR
ENCLOSURE WITH STANDPIPE AT
EACH MID-LEVEL LANDING
FLUSH CURB TO
ACCESS WALKWAY
OFFICE
BLG. FIRE
PUMP
RM.
BIKE ROOM
UNDERGROUND
BLG. FIRE TANK
EXTERIOR ACCESS TO
FIRE CONTROL ROOM
EXTERIOR WALKWAY TO
PROVIDE ACCESS TO EXIT
PASSAGEWAY ELECTRICAL
ROOMS AND MPOE
EXTERIOR ACCESS TO
FIRE PUMP ROOM
FIRE LANE AND FIRE TRUCK TURNING/ HAMMER
HEAD WITH FIRE MARSHAL APPROVED PAVING
EM. ELEC
ELEC.
FCC
TENANT
EXTERIOR ACCESS TO
FIRE PUMP ROOM9' - 8 1/2"TRASH
LOADING DOCK
VEHICULAR ENTRY
DRIVEWAY FOR
FIRE/SERVICES/DELIVERY
VEHICULAR ENTRY
DRIVEWAY FOR PARKING
GARAGE
VEHICULAR ENTRY FRONT DOOR
DROP OFF (ONE WAY)
FIRE LANE
FIRE LANE
PLAN
NORTH
SCALE:1" = 20'-0"03/20/24
1499 BAYSHORE SITE ACCESS DIAGRAM
A.002
SCALE:1" = 20'-0"1 SITE PLAN - LEVEL 1
K
J
H
G
FEDCBA
2A
3A
1A
4A
2B
3B
1B
4B
LOBBY
DOM.
PUMPEM. ELEC
ELEC.
SUBSTATION
LOBBY
ELECT.
TEL.
CHEM. WASTE/
STOR.
DOCK MGR.
JC/STORAGE
WC
TRASH
LOADING DOCK
SECURITY
LOCKERS/STOR
FCC
MGMT OFC
GENERATOR
TENANT
BULK GAS
JAN. CLO.
USPS BOXES USPS BOXES
TRUCK LOADING SPACE
TRUCK LOADING SPACE
DOCK
LEVELER
DOCK
LEVELER
FUTURE
ELEV.
FUTURE
ELEV
SVC
ELEV
FUTURE
SVC ELEV
RAMP DN
COMPACT
CARTDUMPSTER
COMPACTCARTDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERCART
ENGINEERING
OFFICE
MPOE BATTERY STOR.
TENANT
REMOVABLE FLOOD BARRIER.
T.O. BARRIER AT 13'-0" MIN.
TENANT
TENANT
NET LOT AREA: 2.97 ACRES (129,306 GSF)
(E) BUILDING AREA TO DEMO: 64,061 GSF
PROPOSED (N) BUILDING AREA: 304,354 GSF (BUILDING) + 208,423 GSF (GARAGE)
PROPOSED (N) BUILDING FAR: 2.35 FAR (< 2.75 FAR ALLOWABLE)
PROJECT AREA TABULATION
TOTAL BUILDING AREA
LEVEL 1 (PLAZA): 35,095 GSF
LEVEL 2: 35,787 GSF
LEVEL 3: 38,912 GSF
LEVEL 4: 38,912 GSF
LEVEL 5: 38,912 GSF
LEVEL 6: 38,912 GSF
LEVEL 7: 38,912 GSF
LEVEL 8: 38,912 GSF
ROOF (PENTHOUSE): 10,567 GSF (NOT INCLUDED IN FAR)
TOTAL BUILDING AREA: 304,354 GSF (NOT INCLUDING PENTHOUSE)
TOTAL GARAGE AREA
LEVEL P-1: 33,594 GSF
LEVEL P-2: 30,618 GSF
LEVEL P-3: 30,618 GSF
LEVEL P-4: 30,618 GSF
LEVEL P-5: 30,618 GSF
LEVEL P-6: 30,618 GSF
LEVEL P-7: 21,739 GSF
TOTAL GARAGE AREA: 208,423 GSF
TOTAL AREA OF DEVELOPMENT: 512,777 GSF
SCALE:As indicated03/20/24
1499 BAYSHORE FIRST FLOOR PLAN
A.003
SCALE:3/32" = 1'-0"1 FLOOR PLAN - LEVEL 1
K
J
H
G
FEDCBA
2A
3A
1A
4A
2B
3B
1B
4B
FUTURE ELEVATOR FUTURE ELEVATOR
JAN. CLO.
TEL.
ELEC.
FUTURE SERVICE
ELEVATOR
SERVICE ELEVATOR
SCALE:3/32" = 1'-0"05/10/23
1499 BAYSHORE SECOND FLOOR PLAN
A.004
SCALE:3/32" = 1'-0"1 FLOOR PLAN - LEVEL 2
K
J
H
G
FEDCBA
2A
3A
1A
4A
2B
3B
1B
4B
TENANT SPACE
TENANT SPACE
ELECT.
TEL.
PATIO. PAVERS OVER
PEDESTALS AT DROPPED DECK142' - 6"33' - 0" TYPICAL
JAN. CLO.
FUTURE ELEVATOR FUTURE ELEVATOR
FUTURE SERVICE
ELEVATOR
SERVICE ELEVATOR
SCALE:3/32" = 1'-0"05/10/23
1499 BAYSHORE FLOOR PLAN - TYPICAL
A.005
SCALE:3/32" = 1'-0"1 TYPICAL FLOOR PLAN - LEVELS 3 - 8
K
J
H
G
FEDCBA
2A
3A
1A
4A
2B
3B
1B
4B
TENANT
EQUIPMENT
AREA
MECHANICAL EQUIP. AREA
MECHANICAL SCREEN. CANTILEVERED STEEL POSTS, ALL GALVANIZED.
PARAPET WALL
ELEVATOR
CONTROL
ROOM
ELECTRICAL ROOM
BOILER ROOM/W.H.
ELEVATOR
SHAFT
BELOW
ELEVATOR
SHAFT
BELOW
SERVICE
ELEVATOR
VEST.
MECHANICAL EQUIP. AREA
ROOF DRAIN AND OVERFLOW
RIDGE
RIDGE11' - 4"10' - 4"11' - 4"11' - 1"PUMP ROOM
LOUVER AT SCREEN WALL AT MECHANICAL EQUIPMENT, WHERE REQUIRED
ENCLOSED PENTHOUSE AREA. STEEL POST & BEAM
CONSTRUCTION WITH NON-BEARING METAL STUD
WALLS WITH METAL SIDING EXTERIOR FINISH.
PENTHOUSE ROOF ABOVE STEEL FRAME WITH
COMPOSITE DECK SLOPED TO GUTTERS
AND DOWNSPOUTS WITH TAPERED INSULATION.
TYPICAL ROOFING: FULLY ADHERED FLEECE BACKED PVC
MEMBRANE. SIKA SARNAFIL OR EQUAL INSTALLED PER
MFR. RECOMMENDATIONS OVER COVER BOARD AND BASE
LAYER OF 5" OF RIGID INSULATION. OCCURS AT MAIN
ROOF AND AT UPPER PENTHOUSE ROOF. STEEL ROOF
STRUCTURE AT OUTER BAYS SLOPES UP TO CENTER AT
1/4" PER 1'-0" . AT CENTRAL BAY ROOF STRUCTURE IS FLAT
AND SLOPES ARE CREATED WITH TAPERED INSULATION.
SHADED AREA SHOWS ELEVATOR OVERRUN.
COMPOSITE DECK FLOORS IN THESE AREAS
ARE ELEVATED 30" ABOVE THE TYPICAL ROOF
DECK.
FUTURE
SERVICE
ELEVATOR
STORAGE AREA ABOVE
OVERRUN SPACE WITH DOORS
TO EXTERIOR4' - 0"STAIRS UP TO RAISED
OVERRUN AREA
STAIRS UP TO RAISED
OVERRUN AREA
MECHANICAL EQUIP. AREA
SCALE:3/32" = 1'-0"05/10/23
1499 BAYSHORE ROOF PLAN
A.006
SCALE:3/32" = 1'-0"1 ROOF PLAN
K
J
H
G
FEDCBA
2A
3A
1A
4A
2B
3B
1B
4B1/4":1'-0" TYP.1/4":1'-0" TYP.1/4":1'-0" TYP.
ROOF MEMBRANE (MATCH LOWER ROOF
ASSEMBLY) OVER TAPERED INSULATION TO
CREATE SLOPE OVER FLAT METAL DECK
TYP. AT PENTHOUSE ROOF.
ROOF GUTTERS TO DOWNSPOUTS TYP.
DISCHARGE ONTO SPLASH BLOCKS
ON LOWER ROOF.
MECHANICAL/ELECTRICAL PENTHOUSE FOR
CORE AND SHELL AND FUTURE TENANT
MECH/ELEC EQUIPMENT.
RIDGERIDGE SCALE:N.T.S.05/10/23
1499 BAYSHORE PENTHOUSE ROOF PLAN
A.007
SCALE:3/32" = 1'-0"1 PENTHOUSE ROOF PLAN
LEVEL 2: 16'-0"
LEVEL 1: 0'-0"
(ELEV. + 13.00')
LEVEL 8: 112'-0"
LEVEL 7: 96'-0"
LEVEL 6: 80'-0"
LEVEL 5: 64'-0"
LEVEL 4: 48'-0"
LEVEL 3: 32'-0"
ROOF: 128'-0"
PARAPET: 133'-0"
(ELEV. +146.00')
T.O. SCREEN: 148'-0"
(ELEV. +161.00)
(164'-0"+16'-6") X 16'-0" = 2,888 SF
LEVEL AVE. T.O.CURB
(ELEV. + 9.4')15'-0"136'-7"ROOF: 128'-0"
PARAPET: 133'-0"
(ELEV. +146.00')
T.O. SCREEN: 148'-0"
(ELEV. +161.00)
LEVEL 2: 16'-0"
LEVEL 1: 0'-0"
(ELEV. + 13.00')
LEVEL 8: 112'-0"
LEVEL 7: 96'-0"
LEVEL 6: 80'-0"
LEVEL 5: 64'-0"
LEVEL 4: 48'-0"
LEVEL 3: 32'-0"
133'-0" X 16'-0" = 2,128 SFLEVEL AVE. T.O.CURB
(ELEV. + 9.4')15'-0"136'-7"VISION GLASS "A"
BIRD-SAFE, WHERE OCCURS.
LAMINATED, WHERE OCCURS.
INSULATED, LOW-E
NEUTRAL COLOR
SPANDREL GLASS "A"
BIRD-SAFE, WHERE OCCURS.
LAMINATED, WHERE OCCURS.
INSULATED, LOW-E
NEUTRAL COLOR
VISION GLASS "B"
BIRD-SAFE, WHERE OCCURS.
LAMINATED, WHERE OCCURS.
INSULATED, LOW-E
NEUTRAL COLOR
METAL PANEL "A"
FACTORY PAINTED,
LIGHT COLOR
METAL PANEL "B"
FACTORY PAINTED,
GRAY COLOR
CORRUGATED PERFORATED
METAL PANEL
SILVER/GRAY COLOR
1
2
3
4
5
6
BIRD SAFE BUILDING TREATMENTS
1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE
GLAZING. GLAZING IS HIGH-PERFORMANCE TO MEET T24
ENERGY REQUIREMENTS AND INCLUDES.
2. EXTERIOR GLAZING SYSTEM UTILIZES SHADOW BOXES
(RECESSED SURFACES) TO VARIGATE EXTERIOR
APPEARANCE.
3. MULLION EXTENSIONS ARE PROVIDED IN A RANDOM
PATTERN TO BREAK UP EXTERIOR EXPANSES OF GLASS.
4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED.
5. LEVEL 1 AND 2 IS RECESSED FROM THE UPPER FLOORS.
GROUND FLOOR TRANSPARENCY
TOTAL FACADE ALONG MAHLER AND OLD BAYSHORE HWY:
448'-0" X 16'-0" = 7,168 SF
TOTAL CLEAR GLAZING ALONG MAHLER:
(164'-0" X 10'-0") + 3(13'-0" X 5'-6") = 1,854 SF
TOTAL CLEAR GLAZING ALONG OLD BAYSHORE HWY:
(66'-0" X 13'-0") + (67'-0" X 10'-0") = 1,528 SF
TOTAL CLEAR GLAZING ALONG MAHLER AND OLD BAYSHORE HWY:
1,854 SF + 1,528 SF = 3,382 SF / 7,168 SF = 47% > 25%
SCALE:N.T.S.05/10/23
1499 BAYSHORE EXTERIOR ELEVATIONS
A.008
1 NORTH ELEVATION
2 EAST ELEVATION
1
2
3
5
6
5 4 5
1
2
5
6
5 43
HORIZONTAL BAND
MECHANICAL SCREEN
COLUMN CANOPY
MECHANICAL SCREEN
HORIZONTAL BAND
COLUMN BALCONY
ROOF: 128'-0"
PARAPET: 133'-0"
(ELEV. +146.00')
T.O. SCREEN: 148'-0"
(ELEV. +161.00)
LEVEL 2: 16'-0"
LEVEL 1: 0'-0"
(ELEV. + 13.00')
LEVEL 8: 112'-0"
LEVEL 7: 96'-0"
LEVEL 6: 80'-0"
LEVEL 5: 64'-0"
LEVEL 4: 48'-0"
LEVEL 3: 32'-0"
LEVEL AVE. T.O.CURB
(ELEV. + 9.4')15'-0"136'-7"ROOF: 128'-0"
PARAPET: 133'-0"
(ELEV. +146.00')
T.O. SCREEN: 148'-0"
(ELEV. +161.00)
LEVEL 2: 16'-0"
LEVEL 1: 0'-0"
(ELEV. + 13.00')
LEVEL 8: 112'-0"
LEVEL 7: 96'-0"
LEVEL 6: 80'-0"
LEVEL 5: 64'-0"
LEVEL 4: 48'-0"
LEVEL 3: 32'-0"
LEVEL AVE. T.O.CURB
(ELEV. + 9.4')15'-0"136'-7"VISION GLASS "A"
BIRD-SAFE, WHERE OCCURS.
LAMINATED, WHERE OCCURS.
INSULATED, LOW-E
NEUTRAL COLOR
SPANDREL GLASS "A"
BIRD-SAFE, WHERE OCCURS.
LAMINATED, WHERE OCCURS.
INSULATED, LOW-E
NEUTRAL COLOR
VISION GLASS "B"
BIRD-SAFE, WHERE OCCURS.
LAMINATED, WHERE OCCURS.
INSULATED, LOW-E
NEUTRAL COLOR
METAL PANEL "A"
FACTORY PAINTED,
LIGHT COLOR
METAL PANEL "B"
FACTORY PAINTED,
GRAY COLOR
CORRUGATED PERFORATED
METAL PANEL
SILVER/GRAY COLOR
1
2
3
4
5
6
BIRD SAFE BUILDING TREATMENTS
1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE
GLAZING. GLAZING IS HIGH-PERFORMANCE TO MEET T24
ENERGY REQUIREMENTS AND INCLUDES.
2. EXTERIOR GLAZING SYSTEM UTILIZES SHADOW BOXES
(RECESSED SURFACES) TO VARIGATE EXTERIOR
APPEARANCE.
3. MULLION EXTENSIONS ARE PROVIDED IN A RANDOM
PATTERN TO BREAK UP EXTERIOR EXPANSES OF GLASS.
4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED.
5. LEVEL 1 AND 2 IS RECESSED FROM THE UPPER FLOORS.
GROUND FLOOR TRANSPARENCY
TOTAL FACADE ALONG MAHLER AND OLD BAYSHORE HWY:
448'-0" X 16'-0" = 7,168 SF
TOTAL CLEAR GLAZING ALONG MAHLER:
(164'-0" X 10'-0") + 3(13'-0" X 5'-6") = 1,854 SF
TOTAL CLEAR GLAZING ALONG OLD BAYSHORE HWY:
(66'-0" X 13'-0") + (67'-0" X 10'-0") = 1,528 SF
TOTAL CLEAR GLAZING ALONG MAHLER AND OLD BAYSHORE HWY:
1,854 SF + 1,528 SF = 3,382 SF / 7,168 SF = 47% > 25%
SCALE:N.T.S.05/10/23
1499 BAYSHORE EXTERIOR ELEVATIONS
A.009
1 SOUTH ELEVATION
SCALE:12" = 1'-0"2 WEST ELEVATION
1
2
34
5
6
5
1
2
5
6
5 WALL AND ENCLOSURE
HORIZONTAL BAND
MECHANICAL SCREEN
HORIZONTAL BAND
MECHANICAL SCREEN
WALL AND ENCLOSURE 5 COLUMNCANOPY
3
NORTH EAST SOUTH WEST
LEVEL 5: 64'-0"
EAST
GLASS 1 (ABOVE 2ND FLOOR):
VIRACON VRE24-4322
GLASS 2 (TWO LOWER FLOORS):
VIRACON VNE24-63
BIRD FRIT
ACOUSTIC GLASS TYPE 1
ACOUSTIC GLASS TYPE 2
GLAZING TYPE LEGEND
SCALE:N.T.S.05/10/23
1499 BAYSHORE GLAZING DIAGRAM
A.010
1 GLAZING DIAGRAM - BIRD FRIT
SCALE:12" = 1'-0"2 GLAZING DIAGRAM - ACOUSTIC GLAZING
LEVEL 1 (13.0 MSL)
0' -0"
LEVEL 2
16' -0"
LEVEL 6
80' -0"
TOP OF SCREEN
148' -0"
LEVEL 3
32' -0"
LEVEL 4
48' -0"
LEVEL 5
64' -0"
LEVEL 7
96' -0"
LEVEL 8
112' -0"
ROOF
128' -0"
PARAPET
133' -0"
1
A.012
_________
(ELEV. + 18.33')
(ELEV. + 7.00')
(ELEV. + 74.00')
(ELEV. + 70.33')
(ELEV. + 60.17')
(ELEV. + 50.00')
(ELEV. + 39.83')
(ELEV. + 29.67')
(ELEV. + 86.33')
FAA HORIZ. SURFACE
LIMIT (163.2 MSL)
150' -2"
SCALE:1/16" = 1'-0"05/10/23
1499 BAYSHORE SITE SECTIONS
A.011
SCALE:1/16" = 1'-0"1 LONGITUDINAL SITE SECTION
LEVEL 1 (13.0 MSL)
0' -0"
LEVEL 2
16' -0"
LEVEL 6
80' -0"
TOP OF SCREEN
148' -0"
LEVEL 3
32' -0"
LEVEL 4
48' -0"
LEVEL 5
64' -0"
LEVEL 7
96' -0"
LEVEL 8
112' -0"
ROOF
128' -0"
PARAPET
133' -0"
1
A.011
_________
FAA HORIZ. SURFACE
LIMIT (163.2 MSL)
150' -2"
SCALE:1/16" = 1'-0"05/10/23
1499 BAYSHORE SITE SECTION
A.012
SCALE:1/16" = 1'-0"1 SITE CROSS SECTION
EDEDEDLOBBY
LOBBY TENANT
GENERATOR
EM. ELEC
ELEC.
FCC
TENANT
TYPICAL PATH AND
DIRECTION OF
EGRESS
OCCUPANT LOAD AND EXITING WIDTH
GROUND FLOOR AMENITY SPACES/USES HAVE NOT BEEN FINALIZED. AN
ESTIMATED OCCUPANT LOAD IS PROVIDED HERE.
THE FINAL THIRD FLOOR (A TYPICAL LARGE FLOOR) OCCUPANT LOAD IS
ALSO UNKNOWN AT THIS TIME. NO TENANT HAS BEEN IDENTIFIED. AN
ESTIMATED LOAD IS PROVIDED HERE.
PLANS SUBMITTED FOR BUILDING PERMIT WILL INCLUDE DETAILED
OCCUPANT LOADS OF ALL SPACES. FOR PURPOSES OF THIS SUBMITTAL
WE'VE ESTIMATED GROUND FLOOR AND A TYPICAL UPPER FLOOR
OCCUPANT LOADS AND LISTED THE REQUIRED EXITING WIDTHS FOR STAIRS
AND EXIT DOORS. THE FIRE ALARM SYSTEM WILL BE PROVIDED WITH
EMERGENCY VOICE/ALARM COMMUNICATIONS SYSTEM. THEREFORE EXIT
WIDTH FACTORS OF 0.2 FOR STAIRS AND 0.15 FOR DOORS WERE USED.
GROUND LEVEL:
BUSINESS USE 21,090/150 = 141 OCCUPANTS
ACCESSORY USE 9,800 SF/300 = 33 OCCUPANTS
TYPICAL LEVEL:
BUSINESS USE 33,000/150 = 220 OCCUPANTS
ASSEMBLY USE 3,000 SF/15 = OCCUPANTS 200
TOTAL OCCUPANT LOAD FROM UPPER LEVEL FLOOR = 420
DIVIDE LOAD BETWEEN TWO EXIT STAIRS - 210 EACH STAIR
REQUIRED STAIR WIDTH = 210 X .2 = 42"
PROVIDED STAIR WIDTH = 60"
REQUIRED DOOR WIDTH = 210 X .15 = 32"
PROVIDED DOOR WIDTH = 40" (3'-6" DOORS TYP.)
BUILDING OCCUPANT LOAD:
SCALE:As indicated03/20/24
1499 BAYSHORE EGRESS PLAN
A.013
SCALE:1" = 20'-0"1 EGRESS PLAN - LEVEL 1
4.51%RAMP UP3.36%RAMP UPOFFICE BUILDING FIRE PUMP ROOMGARAGE FIRE PUMP ROOMELECTRICAL ROOMBICYCLE ROOMOFFICE BUILDING WATER STORAGE TANK (BELOW)TABLE 11B-208.2ACCESSIBLE PARKING SPACES REQUIRED1-25TOTAL # OF PARKINGSPACES PROVIDEDMINIMUM # OF ACCESSIBLESPACES REQUIRED26-501251-75 376-1004101-150 5151-200 6201-300 7301-400 8401-500 9501-1,0002% of total1,001 & OVER20 plus one for each100, or fraction thereofover 1,001TABLE 5.106.5.2DESIGNATED PARKING0-9TOTAL NUMBER OF PARKINGSPACES PROVIDEDNUMBER OFREQUIRED SPACES10-250326-50 651-75 976-10012101-15018151-20021201 & OVER at least 12 percent of totalFOR ANY COMBINATION OF LOW-EMITTING,FUEL-EFFICIENT and CARPOOL/VANPOOL VEHICLES4.51%RAMP UP3.36%RAMP UP3.36%RAMP DN26'-0"26'-0"29'-0"24'-0"4.51%RAMP UP2.55%RAMP UP3.36%RAMP DN26'-0"26'-0"25'-6"25'-6"4.51%RAMP UP2.55%RAMP UP3.36%RAMP DNSTANDARD8'-6" x 17'-0"ACCESSIBLEACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1CAR COUNT SCHEDULE - (by level)LEVEL P-7COMPACT (8'-0" x 17'-0") 20STANDARD (8'-6" x 17'-0") 4565LEVEL P-6COMPACT (8'-0" x 17'-0") 19DAY 1 - EVRS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 6299LEVEL P-5COMPACT (8'-0" x 17'-0") 20DAY 1 - EVRS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 63101LEVEL P-4COMPACT (8'-0" x 17'-0") 20DAY 1 - EVRS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 63101LEVEL P-3COMPACT (8'-0" x 17'-0") 20DAY 1 - EVCS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 63101LEVEL P-2ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0") 2ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0") 4ACCESSIBLE - STANDARD (9'-0" x 18'-0") 3ACCESSIBLE - VAN (9'-0" x 18'-0") 2COMPACT (8'-0" x 17'-0") 11DAY 1 - EVCS (8'-6" x 17'-0") 16STANDARD (8'-6" x 17'-0") 5391LEVEL P-1ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0") 2ACCESSIBLE - EVCS VAN (12'-0" x 18'-0") 2ACCESSIBLE - STANDARD (9'-0" x 18'-0") 7ACCESSIBLE - VAN (9'-0" x 18'-0") 1DAY 1 - EVCS (8'-6" x 17'-0") 20DAY 1 - EVRS (8'-6" x 17'-0") 11STANDARD (8'-6" x 17'-0") 3881GRAND TOTAL 639CAR COUNT SCHEDULE - (by type)ACCESSIBLE SPACEACCESSIBLE - STANDARD (9'-0" x 18'-0") 10ACCESSIBLE - VAN (9'-0" x 18'-0") 313CLEAN AIR SPACEACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0") 4ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0") 4ACCESSIBLE - EVCS VAN (12'-0" x 18'-0") 2DAY 1 - EVCS (8'-6" x 17'-0") 54DAY 1 - EVRS (8'-6" x 17'-0") 65129COMPACT SPACECOMPACT (8'-0" x 17'-0") 110110STANDARD SPACESTANDARD (8'-6" x 17'-0") 387387GRAND TOTAL 6391" = 20'-0"PA21LEVEL P-1 CAR COUNT PLANS T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA205/10/20231499 BAYSHORECAR COUNT SUMMARY1" = 20'-0"PA22LEVEL P-2 CAR COUNT PLAN1" = 20'-0"PA23LEVEL P-3 CAR COUNT PLAN1" = 20'-0"PA24LEVEL P-4 CAR COUNT PLANtrue northplan north
TABLE 11B-208.2ACCESSIBLE PARKING SPACES REQUIRED1-25TOTAL # OF PARKINGSPACES PROVIDEDMINIMUM # OF ACCESSIBLESPACES REQUIRED26-501251-75 376-1004101-150 5151-200 6201-300 7301-400 8401-500 9501-1,000 2% of total1,001 & OVER20 plus one for each100, or fraction thereofover 1,001TABLE 5.106.5.2DESIGNATED PARKING0-9TOTAL NUMBER OF PARKINGSPACES PROVIDEDNUMBER OFREQUIRED SPACES10-250326-50 651-75 976-100 12101-15018151-20021201 & OVER at least 12 percent of totalFOR ANY COMBINATION OF LOW-EMITTING,FUEL-EFFICIENT and CARPOOL/VANPOOL VEHICLES4.51%RAMP UP2.55%RAMP UP3.36%RAMP DN4.51%RAMP UP2.55%RAMP UP3.36%RAMP DNELEVATOR CONTROLLER ROOM #1ELEVATOR CONTROLLER ROOM #24.51%RAMP UP3.36%RAMP DNSTANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA305/10/20231499 BAYSHORECAR COUNT SUMMARY1" = 20'-0"PA35LEVEL P-5 CAR COUNT PLAN1" = 20'-0"PA36LEVEL P-6 CAR COUNT PLAN1" = 20'-0"PA37LEVEL P-7 CAR COUNT PLANCAR COUNT SCHEDULE - (by level)LEVEL P-7COMPACT (8'-0" x 17'-0") 20STANDARD (8'-6" x 17'-0") 4565LEVEL P-6COMPACT (8'-0" x 17'-0") 19DAY 1 - EVRS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 6299LEVEL P-5COMPACT (8'-0" x 17'-0") 20DAY 1 - EVRS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 63101LEVEL P-4COMPACT (8'-0" x 17'-0") 20DAY 1 - EVRS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 63101LEVEL P-3COMPACT (8'-0" x 17'-0") 20DAY 1 - EVCS (8'-6" x 17'-0") 18STANDARD (8'-6" x 17'-0") 63101LEVEL P-2ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0") 2ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0") 4ACCESSIBLE - STANDARD (9'-0" x 18'-0") 3ACCESSIBLE - VAN (9'-0" x 18'-0") 2COMPACT (8'-0" x 17'-0") 11DAY 1 - EVCS (8'-6" x 17'-0") 16STANDARD (8'-6" x 17'-0") 5391LEVEL P-1ACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0") 2ACCESSIBLE - EVCS VAN (12'-0" x 18'-0") 2ACCESSIBLE - STANDARD (9'-0" x 18'-0") 7ACCESSIBLE - VAN (9'-0" x 18'-0") 1DAY 1 - EVCS (8'-6" x 17'-0") 20DAY 1 - EVRS (8'-6" x 17'-0") 11STANDARD (8'-6" x 17'-0") 3881GRAND TOTAL 639CAR COUNT SCHEDULE - (by type)ACCESSIBLE SPACEACCESSIBLE - STANDARD (9'-0" x 18'-0") 10ACCESSIBLE - VAN (9'-0" x 18'-0") 313CLEAN AIR SPACEACCESSIBLE - EVCS AMBULATORY (10'-0" x 18'-0") 4ACCESSIBLE - EVCS STANDARD (9'-0" x 18'-0") 4ACCESSIBLE - EVCS VAN (12'-0" x 18'-0") 2DAY 1 - EVCS (8'-6" x 17'-0") 54DAY 1 - EVRS (8'-6" x 17'-0") 65129COMPACT SPACECOMPACT (8'-0" x 17'-0") 110110STANDARD SPACESTANDARD (8'-6" x 17'-0") 387387GRAND TOTAL 639true northplan north
30,618 SFLEVEL P-12,976 SFLEVEL P-1AREA UNDER LEVEL P-1 RAMPELECTRICAL ROOM4.51%RAMP UP3.36%RAMP UPOFFICE BUILDING FIRE PUMP ROOMGARAGE FIRE PUMP ROOMOFFICE BUILDING WATER STORAGE TANK (BELOW)OFFICE BUILDING WATER STORAGE TANK(2,724 SF)4.51%RAMP UP3.36%RAMP UP3.36%RAMP DN30,618 SFLEVEL P-24.51%RAMP UP2.55%RAMP UP3.36%RAMP DN30,618 SFLEVEL P-34.51%RAMP UP2.55%RAMP UP2.55%RAMP DN30,618 SFLEVEL P-44.51%RAMP UP2.55%RAMP UP2.55%RAMP DN30,618 SFLEVEL P-54.51%RAMP UP2.55%RAMP UP2.55%RAMP DN30,618 SFLEVEL P-6ELEVATOR CONTROLLER ROOM #1ELEVATOR CONTROLLER ROOM #24.51%RAMP UP2.55%RAMP DN21,739 SFLEVEL P-7S T R U C T U R A L E N G I N E E R SSCALE:3/64" = 1'-0"PA405/10/20231499 BAYSHOREAREA SUMMARY PLANS3/64" = 1'-0"PA41LEVEL P-1 AREA PLANGROSS BUILDING AREA SUMMARYLEVEL P-7 21,739 SFLEVEL P-6 30,618 SFLEVEL P-5 30,618 SFLEVEL P-4 30,618 SFLEVEL P-3 30,618 SFLEVEL P-2 30,618 SFLEVEL P-1 33,594 SFGRAND TOTAL 208,423 SFtrue northplan north3/64" = 1'-0"PA42LEVEL P-2 AREA PLAN3/64" = 1'-0"PA43LEVEL P-3 AREA PLAN3/64" = 1'-0"PA44LEVEL P-4 AREA PLAN3/64" = 1'-0"PA45LEVEL P-5 AREA PLAN3/64" = 1'-0"PA46LEVEL P-6 AREA PLAN3/64" = 1'-0"PA47LEVEL P-7 AREA PLANOFFICE BUILDING WATER STORAGE TANK2,732 SF
LOADING DOCKLOBBYLOBBYFCC• BUILDING AREA - 208,423 SQ. FT.• CONSTRUCTION TYPE IB• S-2 OCCUPANCY - OPEN PARKING• 639 TOTAL PARKING SPACES PROVIDED4.51%RAMP UP3.36%RAMP UPELECTRICAL ROOMGARAGE FIRE PUMP ROOMBICYCLE ROOMOFFICE BUILDING WATER STORAGE TANK (BELOW)OFFICE BUILDING FIRE PUMP ROOMMAHLER ROADMILLS CREEKOLD BAYSHORE HIGHWAYS T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA505/10/20231499 BAYSHOREPARKING STRUCTURE SITE PLANtrue northplan north1/16" = 1'-0"PA51PARKING STRUCTURE SITE PLAN
AA2346789BBCC51'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"1'-0"62'-0"62'-0"1'-0"10111A.3A.3B.7B.715'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"A.7A.7B.3B.3243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"A.5A.5B.5B.5126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP3.36%RAMP UPELECTRICAL ROOMGARAGE FIRE PUMP ROOMSTAIR #1ELEVATOR #1BICYCLE ROOM(60 BIKES)STAIR #2OFFICE BUILDING WATER STORAGE TANK (BELOW)ELEVATOR #2EDED7.0013.5013.507.007.0013.5013.5013.507.007.0012.586.08EDOFFICE BUILDING FIRE PUMP ROOM7.007.007.0026'-0"24'-0"24'-0"26'-0"24'-0"10'-6" 5'-0" 10'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA605/10/20231499 BAYSHORELEVEL P-1 STRIPING PLANtrue northplan north3/32" = 1'-0"PA61LEVEL P-1 STRIPING PLAN
AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"1'-0"62'-0"62'-0"1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP3.36%RAMP DN3.36%RAMP UPSTAIR #1STAIR #2ELEVATOR #1ELEVATOR #2EDED18.3324.8324.8318.3318.3324.8324.8324.8318.3318.33ED23.9217.4226'-0"26'-0"28'-0"24'-0"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA705/10/20231499 BAYSHORELEVEL P-2 STRIPING PLAN3/32" = 1'-0"PA71LEVEL P-2 STRIPING PLANtrue northplan north
AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"1'-0"62'-0"62'-0"1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP3.36%RAMP DN2.55%RAMP UPSTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2EDED29.6736.1736.1729.6729.6736.1736.1736.1729.6729.67ED35.2528.7526'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA805/10/20231499 BAYSHORELEVEL P-3 STRIPING PLAN3/32" = 1'-0"PA81LEVEL P-3 STRIPING PLANtrue northplan north
AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.54.51%RAMP UP2.55%RAMP DN2.55%RAMP UP1'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"1'-0"62'-0"62'-0"1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACESTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2EDED39.8346.3346.3339.8339.8346.3346.3346.3339.8339.83ED45.4238.9226'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA905/10/20231499 BAYSHORELEVEL P-4 STRIPING PLAN3/32" = 1'-0"PA91LEVEL P-4 STRIPING PLANtrue northplan north
AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"1'-0"62'-0"62'-0"1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP2.55%RAMP DN2.55%RAMP UPSTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2EDED50.0056.5056.5050.0050.0056.5056.5056.5050.0050.00ED55.5849.9226'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1005/10/20231499 BAYSHORELEVEL P-5 STRIPING PLAN3/32" = 1'-0"PA101LEVEL P-5 STRIPING PLANtrue northplan north
AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"1'-0"62'-0"62'-0"1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP2.55%RAMP DN2.55%RAMP UPELEVATOR #1STAIR #1ELEVATOR CONTROLLER ROOM #1ELEVATOR CONTROLLER ROOM #2STAIR #2ELEVATOR #2EDSD60.1766.6766.6760.1760.1766.6766.6766.6760.1760.17ED65.7559.2526'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1105/10/20231499 BAYSHORELEVEL P-6 STRIPING PLAN3/32" = 1'-0"PA111LEVEL P-6 STRIPING PLANtrue northplan north
AA2346789BBCC510111A.3A.3B.7B.7A.7A.7B.3B.3A.5A.5B.5B.51'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"1'-0"62'-0"62'-0"1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"243'-0" COLUMN FACE TO COLUMN FACE1'-0"62'-0"62'-0"1'-0"126'-0" COLUMN FACE TO COLUMN FACE126'-0" COLUMN FACE TO COLUMN FACE4.51%RAMP UP2.55%RAMP DNSTAIR #1ELEVATOR #1STAIR #2ELEVATOR #2SD70.3376.8376.8370.3370.3376.8376.8376.8370.3370.33RD75.9269.4226'-0"26'-0"25'-6"25'-6"STANDARD8'-6" x 17'-0"ACCESSIBLE ACCESSIBLE/VANELECTRIC VEHICLECHARGING SPACE8'-6" x 17'-0"COMPACT8'-0" x 17'-0"ELECTRIC VEHICLEVAN ACCESSIBLE12'-0" x 18'-0"ELECTRIC VEHICLESTANDARD ACCESSIBLEELECTRIC VEHICLE AMBULATORYP A R K I N G S P A C E L E G E N D9'-0" x 18'-0"10'-0" x 18'-0"9'-0" x 18'-0" 9'-0" x 18'-0"ELECTRIC VEHICLE READY SPACE8'-6" x 17'-0"DAY 1DAY 1S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1205/10/20231499 BAYSHORELEVEL P-7 STRIPING PLAN3/32" = 1'-0"PA121LEVEL P-7 STRIPING PLANtrue northplan north
LEVEL P-1A13.5023467895LEVEL P-17.00LEVEL P-218.33LEVEL P-329.6710111LEVEL P-2A24.83LEVEL P-3A36.17LEVEL P-439.83LEVEL P-4A46.333'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"1'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"67'-1"11'-4" 11'-4" 10'-2" 10'-2" 10'-2" 10'-2" 3'-9"LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83243'-0" COLUMN FACE TO COLUMN FACE67'-1"22111211192020181955101220ABCLEVEL P-17.00LEVEL P-218.33LEVEL P-329.67A.3B.7LEVEL P-439.83A.7B.3A.5B.5LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33126'-0" COLUMN FACE TO COLUMN FACE1'-0" 62'-0"62'-0" 1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"112BEYOND1167'-1"13135201819220S T R U C T U R A L E N G I N E E R SSCALE:3/32" = 1'-0"PA1305/10/20231499 BAYSHOREBUILDING ELEVATIONS3/32" = 1'-0"PA131NORTH BUILDING ELEVATION - FINISH3/32" = 1'-0"PA132WEST BUILDING ELEVATION - FINISHKEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY
LEVEL P-1A13.5023467895LEVEL P-17.00LEVEL P-218.33LEVEL P-329.6710111LEVEL P-2A24.83LEVEL P-3A36.17LEVEL P-439.83LEVEL P-4A46.33LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83243'-0"1'-3" 24'-3" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-3" 1'-3"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"21112616191810LEVEL P-1A13.50ABCLEVEL P-2A24.83LEVEL P-3A36.17A.3B.7LEVEL P-4A46.33A.7B.3A.5B.5LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83126'-0" COLUMN FACE TO COLUMN FACE1'-0" 62'-0"62'-0" 1'-0"15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6" 15'-6"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"2111BEYOND51020101220S T R U C T U R A L E N G I N E E R SSCALE:3/32" = 1'-0"PA1405/10/20231499 BAYSHOREBUILDING ELEVATIONS3/32" = 1'-0"PA143SOUTH BUILDING ELEVATION - FINISH3/32" = 1'-0"PA144EAST BUILDING ELEVATION - FINISHKEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY
LEVEL P-1A13.5023467895LEVEL P-17.00LEVEL P-218.33LEVEL P-329.6710111'-3"24'-3"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-0"24'-3"1'-3"1LEVEL P-2A24.83LEVEL P-3A36.17LEVEL P-439.83LEVEL P-4A46.33LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33LEVEL P-5A56.50LEVEL P-6A66.67LEVEL P-7A76.83243'-0" COLUMN FACE TO COLUMN FACE54147314BEYOND16161667'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"2148521871433LEVEL P-1A13.508910LEVEL P-2A24.8324'-0"24'-0"7'-0"8'-0"8'-0"4'-0"4'-0"HOISTWAYWATER STORAGE TANKSUMP PITSUMP PITOFFICE BUILDING FIRE PUMP ROOM11'-4"S T R U C T U R A L E N G I N E E R SSCALE:As indicatedPA1505/10/20231499 BAYSHOREBUILDING SECTIONS3/32" = 1'-0"PA15ALONGITUDINAL BUILDING SECTION at LINE BKEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5 CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY1/4" = 1'-0"PA15BSECTION at WATER STORAGE TANK
ABCLEVEL P-17.00LEVEL P-218.33LEVEL P-329.67LEVEL P-439.83LEVEL P-550.00LEVEL P-660.17LEVEL P-770.33126'-0" COLUMN FACE TO COLUMN FACE1'-0" 62'-0"62'-0" 1'-0"67'-1"3'-9"10'-2"10'-2"10'-2"10'-2"11'-4"11'-4"16584141421721ABC1'-0" 62'-0"62'-0" 1'-0"126'-0" COLUMN FACE TO COLUMN FACE165858121271414LEVEL P-1 RAMPVARIESLEVEL P-2 RAMPVARIESLEVEL P-3 RAMPVARIESLEVEL P-4 RAMPVARIESLEVEL P-5 RAMPVARIESLEVEL P-6 RAMPVARIESLEVEL P-7 RAMPVARIES11'-4" 11'-4" 10'-2" 10'-2" 10'-2" 10'-2" 3'-9"67'-1"9S T R U C T U R A L E N G I N E E R SSCALE:3/32" = 1'-0"PA1605/10/20231499 BAYSHOREBUILDING SECTIONS3/32" = 1'-0"PA16CTRANSVERSE BUILDING SECTION at LINE 33/32" = 1'-0"PA16DTRANSVERSE BUILDING SECTION at LINE 6KEYNOTE LEGEND1 CONCRETE MOMENT FRAME COLUMN2 CONCRETE MOMENT FRAME BEAM3 CONCRETE COLUMN4 CONCRETE GIRDER5 CONCRETE BEAM6 CONCRETE SPANDREL7 CONCRETE SLAB ON GRADE8 ELEVATED CONCRETE SLAB9 CONCRETE RETAINING WALL10 CMU WALL12 METAL STAIRS, GUARDRAILS and HANDRAILS13 BARRIER BEAMS at VEHICLE ACCESS14 GALVANIZED BARRIER CABLES16 LIGHT POLE18 METAL FIN19 PERFORATED METAL SCREEN20 METAL CANOPY
1499 BAYSHORE
1499 BAYSHORE
1499 BAYSHORE
1499 BAYSHORE
1499 BAYSHORE05/10/2023STR-LWY-3MBEGA + Arm 77950BEGA + Arm 779500.60.60.70.91.01.11.11.11.11.11.00.90.80.70.60.60.50.50.40.40.40.40.40.40.40.50.50.40.50.60.60.50.40.30.40.30.30.20.20.20.20.20.20.20.20.30.30.40.30.40.40.50.50.40.30.30.30.20.60.50.60.70.81.01.11.41.92.32.11.71.21.11.00.80.60.50.50.50.60.70.81.01.11.41.82.22.11.61.21.11.00.70.60.50.50.50.50.70.81.01.01.31.82.01.81.41.01.00.90.70.50.50.40.40.50.60.70.91.01.11.52.02.01.61.21.01.00.80.60.50.50.40.50.50.60.81.01.01.31.82.11.91.51.11.00.90.70.60.50.50.50.50.60.70.91.01.21.62.12.11.70.6 0.6 0.50.5 0.7 0.8 0.8 0.70.4 0.6 0.8 1.1 1.2 1.0 0.60.7 1.0 1.3 1.4 1.2 0.80.8 1.1 1.3 1.6 1.5 1.1 0.61.0 1.5 1.6 1.8 1.6 1.01.0 1.7 2.3 2.4 2.0 1.5 0.71.9 2.7 2.4 2.3 1.8 1.0 0.42.3 2.6 2.1 1.6 1.2 0.62.1 1.7 1.7 1.3 0.9 0.51.3 1.5 1.5 1.4 1.1 0.71.2 1.3 1.3 1.0 0.7 0.50.9 1.0 1.0 0.9 0.7 0.50.7 0.7 0.7 0.6 0.5 0.40.5 0.6 0.6 0.5 0.5 0.40.4 0.5 0.5 0.5 0.4 0.40.3 0.4 0.4 0.4 0.4 0.40.3 0.4 0.4 0.5 0.5 0.40.3 0.4 0.5 0.5 0.5 0.5 0.40.4 0.5 0.6 0.7 0.7 0.60.5 0.7 0.8 0.9 0.8 0.60.6 0.8 1.0 1.2 1.1 0.80.9 1.2 1.4 1.4 1.0 0.61.0 1.3 1.5 1.6 1.3 0.81.3 1.7 1.9 1.7 1.3 0.71.5 2.3 2.1 2.2 1.8 1.0 0.52.4 2.7 2.7 2.0 1.3 0.62.1 2.7 2.1 1.9 1.5 0.9 0.52.0 2.0 1.9 1.5 1.2 0.71.3 1.5 1.6 1.5 1.3 0.91.2 1.4 1.5 1.3 1.0 0.71.1 1.1 1.1 0.9 0.7 0.60.8 0.9 0.9 0.8 0.7 0.60.7 0.8 0.8 0.7 0.70.6 0.7 0.7 0.7 0.7 0.70.6 0.7 0.7 0.8 0.8 0.80.6 0.7 0.7 0.8 0.8 0.90.7 0.7 0.8 0.9 1.0 1.10.6 0.7 0.9 1.0 1.2 1.30.8 0.9 1.1 1.3 1.6 1.70.8 1.0 1.2 1.5 1.8 1.91.0 1.3 1.6 2.0 2.1 2.31.0 1.3 1.5 1.8 2.1 2.51.3 1.5 1.7 2.1 2.5 2.81.3 1.4 1.6 2.0 2.5 2.91.3 1.5 1.8 2.3 2.7 3.01.2 1.3 1.5 2.0 2.5 2.91.1 1.4 1.8 2.3 2.71.2 1.4 1.7 2.0 2.3 2.51.2 1.4 1.6 1.8 2.1 2.41.2 1.4 1.6 1.7 2.0 2.31.0 1.1 1.2 1.3 1.5 1.8 1.90.9 0.9 1.0 1.1 1.3 1.5 1.60.7 0.8 0.9 1.0 1.2 1.3 1.40.6 0.7 0.8 0.9 1.0 1.1 1.20.6 0.7 0.8 0.9 1.00.5 0.6 0.70.5 0.5 0.60.6 0.5 0.5 0.5 0.51.1 0.9 0.7 0.6 0.6 0.5 0.5 0.5 0.52.5 2.9 2.7 2.1 1.7 1.5 1.4 1.1 0.8 0.7 0.6 0.5 0.4 0.40.8 1.1 1.4 1.6 1.7 2.1 2.7 2.7 2.1 1.7 1.5 1.3 1.1 0.8 0.6 0.50.9 0.8 0.7 0.7 0.7 0.8 0.9 1.2 1.5 1.6 1.6 1.8 2.1 2.1 1.6 1.4 1.21.1 0.92.9 2.8 2.3 1.7 1.5 1.5 1.2 0.9 0.8 0.7 0.7 0.8 0.9 1.0 1.2 1.3 1.21.2 1.3 1.2 0.9 0.70.8 1.0 1.3 1.5 1.7 2.0 2.6 2.7 2.2 1.9 1.6 1.4 1.2 0.9 0.8 0.7 0.70.7 0.7 0.8 0.8 0.8 0.6 0.60.9 1.2 1.4 1.9 2.5 2.9 2.7 2.1 1.5 1.3 1.1 0.9 0.7 0.6 0.6 0.6 0.60.7 0.9 1.1 1.3 1.6 2.2 2.7 2.8 2.4 1.8 1.4 1.2 1.0 0.8 0.6 0.6 0.60.6 0.7 0.8 1.0 1.2 1.4 1.9 2.5 2.8 2.6 2.1 1.5 1.3 1.1 0.9 0.7 0.60.6 0.6 0.6 0.7 0.9 1.1 1.3 1.6 2.2 2.7 2.8 2.4 1.8 1.4 1.2 1.0 0.80.7 0.6 0.7 0.7 0.8 1.1 1.4 1.6 1.6 1.7 2.0 2.2 1.8 1.5 1.3 1.2 1.00.8 0.7 0.6 0.5 0.5 0.5 0.51.2 1.5 1.6 1.8 2.1 2.5 2.3 1.9 1.7 1.5 1.3 1.0 0.8 0.7 0.7 0.7 0.70.8 1.1 1.4 1.6 1.7 1.9 2.4 2.5 2.1 1.7 1.6 1.5 1.2 0.9 0.8 0.7 0.70.7 0.8 0.9 1.2 1.5 1.7 1.8 2.2 2.5 2.3 1.9 1.7 1.5 1.3 1.0 0.8 0.70.7 0.7 0.7 0.9 1.1 1.4 1.6 1.7 2.0 2.4 2.5 2.1 1.7 1.6 1.5 1.2 0.90.8 0.7 0.7 0.7 0.8 1.0 1.2 1.3 1.3 1.3 1.4 1.3 1.1 0.9 0.8 0.7 0.60.6 0.5 0.41.1 1.4 1.5 1.6 1.9 2.1 2.0 1.7 1.6 1.5 1.3 1.1 0.8 0.7 0.7 0.7 0.70.9 1.1 1.4 1.5 1.6 1.8 2.1 2.2 1.8 1.7 1.6 1.4 1.2 0.9 0.8 0.7 0.70.7 0.8 1.0 1.3 1.4 1.6 1.7 1.9 2.2 2.0 1.7 1.6 1.5 1.3 1.1 0.8 0.70.7 0.7 0.7 0.9 1.1 1.4 1.5 1.6 1.8 2.1 2.1 1.8 1.7 1.6 1.4 1.2 0.90.8 0.7 0.7 0.7 0.7 0.8 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.40.9 1.0 1.1 1.2 1.4 1.6 1.5 1.3 1.2 1.2 1.1 0.9 0.7 0.7 0.6 0.6 0.70.8 0.9 1.1 1.2 1.2 1.3 1.6 1.6 1.4 1.3 1.2 1.1 1.0 0.8 0.7 0.6 0.60.6 0.7 0.8 1.0 1.1 1.2 1.3 1.4 1.6 1.5 1.3 1.2 1.2 1.1 0.9 0.7 0.70.6 0.6 0.7 0.8 0.9 1.1 1.1 1.2 1.3 1.5 1.6 1.4 1.2 1.2 1.1 1.0 0.80.7 0.6 0.6 0.5 0.5 0.5 0.5Bega: 77 953Bega: 77 859