Loading...
HomeMy WebLinkAboutPLANS - PC - 2023.06.12 - 9D, 128 LORTON AVENUE05-15-23LORTON HEIGHTSBURLINGAME, CALIFORNIADENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATIONMURPHY WOOD INC.1110 BURLINGAME AVE. SUITE 211BURLINGAME, CALIFORNIA 94010128 LORTON AVE.A0.0A0.0COVER SHEETA0.1NEIGHBORHOOD CONTEXTA0.2NEIGHBORHOOD CONTEXTA0.3RENDERINGSA0.4RENDERINGSA0.5RENDERINGSA0.6ARCHITECTURAL SITE PLANC0.7CIVIL SITE PLAN, PRELIMINARY GRADING AND UTILITY PLANL0.8LANDSCAPE PLANTING PLANA1.0GARAGE FLOOR PLANA1.1ENTITLED/PROPOSED PODIUM LEVEL PLANA1.2ENTITLED/PROPOSED SECOND FLOOR PLANA1.3ENTITLED/PROPOSED THIRD FLOOR PLANA1.4ENTITLED/PROPOSED FOURTH FLOOR PLANA1.5ENTITLED/PROPOSED ROOF PLANA2.0ENTITLED/PROPOSED BUILDING ELEVATIONSA2.1ENTITLED/PROPOSED BUILDING ELEVATIONSA2.2ENTITLED/PROPOSED BUILDING ELEVATIONSA2.3ENTITLED/PROPOSED BUILDING ELEVATIONSA3.0BUILDING SECTIONSA3.1BUILDING SECTIONSA4.0ENTITLED/PROPOSED ENLARGED UNIT FLOOR PLANSA4.1ENTITLED/PROPOSED ENLARGED UNIT FLOOR PLANSA4.2ENTITLED/PROPOSED ENLARGED UNIT FLOOR PLANSA4.3ENTITLED/PROPOSED ENLARGED UNIT FLOOR PLANSA5.0SHADOW STUDYA5.1SHADOW STUDYENTITLEMENT SUBMITTAL128 LORTON AVENUE, BURLINGAME, CALIFORNIASHEET INDEXBUILDING DEPARTMENT NOTES:CONSTRUCTION HOURS:WEEKDAYS: 8:00AM TO 7:00PMSATURDAYS: 9:00AM TO 6:00PMSUNDAYS AND HOLIDAYS: NO WORK ALLOWEDSEE CITY OF BURLINGAME MUNICIPAL CODE SECTION 18.07.110 FOR DETAILS.CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED TO WEEKDAYS AND NON-CITYHOLIDAYS BETWEEN 8:00AM AND 5:00PM.ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE BUILDINGPERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY THEPLANNING COMMISSION.ACCESSIBILITY REGULATIONS: CALIFORNIA BUILDING CODE CHAPTERS 11A AND 11BPROJECT TEAMDEVELOPER:MURPHY WOOD INC.1110 BURLINGAME AVENUE, SUITE 211BURLINGAME, CALIFORNIA 94010(650) 733-2988POC: LOUISA ZEE KAOARCHITECT:WHA3767 WORSHAM AVE.,LONG BEACH, CA 90808-7030(949) 250-0607POC:RICK AIKENPETER GABRICHISAAC AIKENREVISION LOGNUMBERDESCRIPTIONDATE11ST CITY PLANNING SUBMITTAL11/16/1822ND CITY PLANNING SUBMITTAL3/15/1933RD CITY PLANNING SUBMITTAL7/12/19COVER SHEETPROJECT SUMMARYADDRESS:128 LORTON AVENUE, BURLINGAME, CALIFORNIAASSESSOR'S PARCEL NUMBER:029-231-210EXISTING ZONING IN THE GENERAL PLAN:R-4 DISTRICT, MULTI-FAMILY RESIDENTIAL CONDOMINIUMCURRENT APPLICABLE CODES:2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA GREEN BUILDING CODE (CAL GREEN)GROSS SITE AREA:.172 ACRESMULTIFAMILY DWELLING UNITS:19/DUPARKING (CITY LIFT STACKED PARKING):17 PARKING SPACESDENSITY:110.4 DU.ACCONSTRUCTION TYPE:TYPE IIIA RESIDENTIAL OVER TYPE 1A PARKING GARAGEOCCUPANCY GROUPS:R-2 RESIDENTIAL, S-2 PARKING GARAGEPARKING GARAGE SQUARE FOOTAGE:5,904 GROSS SF, NATURALLY VENTILATEDLOT COVERAGE:78.7%BICYCLE STORAGE:BICYCLE STORAGE WILL BE WITHIN DWELLING UNITSVICINITY MAPSITEIMAGE COURTESY GOOGLE MAPS ©44TH CITY PLANNING SUBMITTAL12/10/1955TH CITY PLANNING SUBMITTAL6/03/206CITY PLANNING RESUBMITTAL-HEIGHT CHANGE3/03/237CITY PLANNING RESUBMITTAL-HEIGHT AMENDMENT5/15/23RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONMAY 23 2023 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION A0.1NEIGHBORHOOD CONTEXT 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION A0.2NEIGHBORHOOD CONTEXT 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION A0.3RENDERINGS LORTON AVE STREET LEVEL VIEW APPROVED LORTON AVE STREET LEVEL VIEW PROPOSED 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION A0.4RENDERINGS APPROVED AERIAL VIEW FROM NORTHEAST PROPOSED AERIAL VIEW FROM NORTHEAST 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION A0.5RENDERINGS APPROVED AERIAL VIEW FROM SOUTHEAST PROPOSED AERIAL VIEW FROM SOUTHEAST 150'-0" 150'-0" SETBACK 5'-0"135'-0" SETBACK 10'-0"45'-0"SETBACK5'-0"50'-0"50'-0"PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINESETBACK5'-0"SETBACK5'-0"45'-0"2 A1.00 3'-6"3 1/2"1'-6" 5'-0" 3'-0"3'-6"3 1/2"6'-0" TRANSFORMER - SIDE VIEW TRANSFORMER - FRONT VIEW (FACING STREET) 3 1/2" CONCRETE PAD TRANSFORMER 3 1/2" CONCRETE PAD TRANSFORMER SETBACK 5'-0"PROPERTY LINESETBACK5'-0"2 A1.00 TRANSFORMER DATE: SHEET: SHEET SCALE: PROJECT MANAGER: DESIGNER: DRAWN BY: REVIEWED BY: 1ST BLDG. DEPT. SUBMITTAL: ISSUED FOR CONSTRUCTION: JOB NUMBER: REVISIONS © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA DO NOT SCALE PLANS WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS. ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA CLIENT APPROVAL As indicated 5/15/2023 1:11:43 PMAutodesk Docs://2019306 Lorton Heights/lorton heights.rvt05-10-23 A1.00 ISAAC AIKEN RICK AIKEN ISAAC AIKEN Reviewed By 09-09-09 Issued For Construction Date 2019306 Project StatusARCHITECTURAL SITE PLANLORTON HEIGHTS128 LORTON AVE.BURLINGAME, CALIFORNIAMURPHY WOOD1110 BURLINGAME AV. SUITE 211SCALE: 1" = 10'-0"1SITE PLAN NO. DATE DESCRIPTION NORTH SCALE: 1/2" = 1'-0"2TRANSFORMER SCALE: 3/16" = 1'-0"3ENLARGED SITE PLAN C0.07 13'-2"8'-6"18'-0"25'-2"18'-0"9'-0"8'-0" 150'-0" 5'-0"10'-0"135'-0"50'-0"45'-0"5'-0"25'-2"12'-4"23'-0"7'-8 1/2"18'-5 1/2"18'-5 1/2" 8'-6"3'-11"12'-4"5'-0" SETBACK 19'-9"115'-3"10'-0" SETBACK 50'-0"5'-0"SETBACK9'-8"14'-2"2'-0"14'-2"5'-0"SETBACK11'-8"31'-0" VENTILATION OPENING 32'-4 1/2"18'-0" VENTILATION OPENING 41'-11 1/2"17'-1 1/2"24'-7" VENTILATION OPENING3'-3 1/2"TREES BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY Magnolia grandiflora `Little Gem`Dwarf Southern Magnolia 24"1 SHRUBS BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY Acer palmatum `Dissectum atropurpureum Ever Red`Ever Red Japanese Laceleaf Maple 24"box 4 Azalea Satsuki Hybrid `Gumpo White`Satsuki Azalea 1 gal.5 Daphne odora `Marginata`Winter Daphne 5 gal.1 Podocarpus gracilior Fern Pine 15 gal.3 PERENNIALS BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY Achillea millefolium Common Yarrow 1 gal.5 Dianella revoluta 'DTN03'Baby Bliss™ Flax Lily 1 gal.48 Festuca ovina glauca `Siskiyou Blue`Blue Fescue 1 gal.13 Heuchera sanguinea Coral Bells 1 gal.13 VINES BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY Clytostoma callistegioides Violet Trumpet Vine 5 gal.9 GROUND COVERS BOTANICAL NAME COMMON NAME SIZE CONTAINER SPACING QTY Campanula poscharskyana Siberian Bellflower 4"12" o.c.39 sf Lamium maculatum `Beacon Silver`Beacon Silver Lamium 4"12" o.c.4 sf MATERIALS BOTANICAL NAME COMMON NAME SIZE CONTAINER SPACING QTY 3/4 crushed rock Sonoma Gold or equal 2`` depth over landscape fabric 2" depth 125 sf STORM WATER MANAGEMENT PLANTINGS BOTANICAL NAME COMMON NAME SIZE CONTAINER SPACING QTY Carex barberae Santa Barbara Sedge 4"12" o.c.15 sf PLANT SCHEDULE PLANTING PLAN 0 SCALE: feet81624 1/8" = 1'-0" NORTHLORTON AVENUEPLAN NOTES: A.EXISTING STREET TREE TO REMAIN (Magnolia grandiflora) B.new side walk C.DECORATIVE concrete entrance to building D.concrete drive way E.36" SQUARE X 42" HIGH DECORATIVE PLANTER F.storm water management area, refer to the plant legend G.FIRE ACCESS CONCRETE WALK WAY H.BISTRO TABLE AND CHAIRS I.EVERGREEN VINES ON FENCE J.18" HIGH cmu BENCH. K.PERVIOUS PAVERS FOR SELF-RETAINING STORM WATER MANAGEMENT L."DOUBLEUP SINGLE SIDED RACK" MODEL: 543-4010VERTICAL BIKE STORAGE: 4 RACK / 8 BIKE (93” SPAN, APPROX 108” W/BIKES) a b b c d e f K G G J e e H I K K L DATE:SHEET: SHEET SCALE: PROJECT MANAGER: DESIGNER: DRAWN BY: REVIEWED BY: 1ST BLDG. DEPT. SUBMITTAL: ISSUED FOR CONSTRUCTION: JOB NUMBER: REVISIONS ©2023 WILLIAM HEZMALHALCH ARCHITECTS,INC.dba WHA DO NOT SCALE PLANS WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS. ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA CLIENT APPROVAL L A N D S C A P E A R C H I T E C T U R E IDLA, INC. California Landscape Architect #4122 ID #LA-16771 * HI #LA-16112 AZ #76633 P.O.BOX 170129 Boise, Idaho 83717 thp@idlainc.net (208) 906-1300 L1 PLANTING NOTES: A.Trees planted within ten (5'-0") feet of a street, sidewalk, paved trail, or walkway shall be a deep-rooted species or shall be separated from hardscapes by a root barrier to prevent physical damage to public improvements. B.SOIL PREPARATION AND AMENDING: 1)After rough grading operations, the contractor is responsible for obtaining a soils report that provides an analysis of the existing soil that states what soil amendments are required for optimum planting growth. The contractor shall incorporate the recommended quantities by thoroughly cultivating all planting areas to a depth of eight (8) inches. Rough finish grade all areas. 2)Prior to the planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need meet this requirement 3)Broadcast the following soil amendments. Quantities given are per 1,000 square feet of area. ·Nitrogen stabilized and iron fortified compost:per soil analysis recommendations, or 4 cy MINIMUM for bid purposes ·Pelletized fertilizer (21-0-0): 10lbs., or as per soil analysis recommendations ·Soil Sulfur: per soil analysis recommendations ·Gypsum: 100 lbs 4)Cultivate and thoroughly incorporate the amendments into the top eight (8) inches of soil. 5)De-rock area to be planted by using a mechanical rock picker. All rocks larger than 1 inch in diameter are to be removed. C.Finish grading shall be done BY THE LANDSCAPE CONTRACTOR following the civil engineer rim elevations for drains, refer to the civil engineering plans. All finish grading shall maintain positive drainage away from all buildings and towards drain locations as indicated on the civil plans. If any discrepancies are present, contact the project superintendent, or landscape architect. D.Install weed barrier filter fabric OVER drip irrigation components, manufactured of polypropylene, 28 mil thickness, and 2.6 ounces per square yard. 'DeWitt Pro-5', or equal. Secure fabric segments, to soil, with 6"x1"x6" steel 'U' shape pins. Overlap adjacent fabric segments a minimum of six (6) inches and secure with pins at twenty four (24) inches on center. E.Install A minimum three inch (3") depth fir bark mulch over the filter fabric. A (3″) layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting ground covers, or direct seeding applications where mulch is contraindicated on all shrub and ground cover planting areas. Bark mulch shall be wood residual derived and manufactured from Pine, White and/or Red Fir Tree bark. The material shall be equal to that referred to as 'Walk on Bark' in the trade. NOTE: Organic mulch materials made from recycled or post-consumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer organic products are not locally available. Organic mulches are not required where prohibited by local Fuel Modification Plan Guidelines or other applicable local ordinances F.A Certificate of Completion shall be obtained from the City and the project applicant shall fill out the certificate to the satisfaction of the City upon completion of the landscape project. F.The installing landscape contractor shall maintain the new landscape areas for a (90) ninety day period. FRONT SETBACK LANDSCAPING (CODE SECTION 26.30.070 (E) (1)) 50% OF THE FRONT SETBACK OF THE BUILDING SHALL BE SOFT LANDSCAPING. FRONT SETBACK AREA: 250 SF (5’ X 50’) 50% OF FRONT SETBACK AREA: 125 SF (0.50 X 250 SF) THE LANDSCAPING AREA PROVIDED WITHIN THE FRONT SETBACK AREA MEASURES 121.3 SF (48.5% OF FRONT SETBACK AREA). AN ADDITIONAL 45 SF IS WITHIN THE ALCOVE FOR A TOTAL OF 167.2 SF OF LANDSCAPE AREA L0.08 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION BUILDING PLAN A1.0 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION BUILDING PLAN A1.1 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION BUILDING PLAN A1.2 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION BUILDING PLAN A1.3 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION BUILDING PLAN A1.4 05-15-23 DENSITY BONUS AMENDMENT FOR HEIGHT CONSIDERATION ROOF PLAN A1.5