HomeMy WebLinkAboutReso - PC - 2023-11.13-9CDocuSign Envelope lD: EBF579C.:-3A4C4C64-BE55-49B5963F5760
RECORDING REQUESTED BY
WHEN RECORDED MAIL TO:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF EURLINGAI\,,!E
501 PRIMROSE ROAD
BURLINGAME, CA 94010
2A24-04171A
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Resolution No. 2023-1 1.13-9C
1870-1876 EL CAMINO REAL
APNs 025-'150-160 AND 025-150-190
TITLE OF DOCUMENT
Novemb€r 27, 2023
buan hrkwt
Kevin Gardiner, AICP, Community Development Director
Planning Department
City of Burlingame
I hereby certify this to be a full, true and conecl copy of the
document it purports to be, the original o[ which is on file in my
office.
Datel
RESOLUTION APPROVING CATEGORICAL EXEMPTION
AND AMENDMENT TO DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
November 13, 2023 . at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
'1 . On the basis of the documents submitted and reviewed, and comments received and addressed
by this Commission, it is hereby found that there is no substantial evidence that the project set
forth above will have a significant effect on the environment, and the amendment to change the
unit mix and associated minor design changes are within the scope of the previously approved
CEQA Section 15183, Consistency with the General Plan, is hereby approved.
2. Said Amendment to Desrgn Review is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Amendment to Design Review are set forth in the staff report,
minutes, and recording of said meeting.
3. lt is further directed that a certifled copy of thrs resolution be recorded in the official records of
the County of San Mateo
Chairperson f.WY+
ftL,nnr"J
l-/,
, Secretary of the Planning Commission of the City of Burlingame,
do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 13th dav of November. 2023, by the following vote
1870-t876 EL CAItt{O REAL- RESO 2023-11-i3_9CAYES: HORAN,LOU,ENTHAL
PFAFF, SCHIID, SHORES, TSENOES: NONE
ABSENT GOMAROTO
RECUSED: tlclxE
Secretary
WHEREAS, a Categorical Exemptron has been prepared and application has been made for an
Amendment to Desiqn Review for chanoes to a oreviouslv aporoved 7-storv, 169-unit residential
aoartment develooment at 187G-1876 El Camino Real. Zoned NBMU. Bay Area Oil Suoolv lnc. with
Prime Plaza LLC, oropertv owners. APN: 025-150-160 and 025-150-190;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
/)
EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
'1870-1876 El Camino Real
Effective November 27, 2023
Page 1
2
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped October 23, 2023, sheets A1.0 through A5.4, and sheets T0.1 through
TMs.1, sheets P.1 and sheets L1 through 112 dated stamped October 9, 2020;
that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the City Council; 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 the building, which would include expanding
the footprint or floor area of the structure, replacing or relocating windows or changing
the roof height or pitch, shall be subject to Planning Commission review (FYl or
amendment to be determined by Planning staff);
that the pro.iect shall include seventeen (17) affordable units to households of "Moderate
lncome" category, as defined as earning a maximum of 12Oo/o of the San l\ilateo County
Area lvledian lncome; the City Manager shall be authorized to execute an agreement
with the applicant and the applicant shall enter into an agreement for the administration
of the renting or leasing of the affordable units at least 120 days before the flnal
inspection;
that the required affordable dwelling units shall be constructed concurrently with market-
rate unitsl
that the seventeen (17) moderate income restricted affordable units shall remain
restricted and affordable to the designated income group for a minimum period of flfty-
five (55) years (or a longer period of time if required by the construction or mortgage
flnancing assistance program, mortgage insurance program, or rental subsidy program);
that the seventeen (17) restricted affordable units shall be built on-site and be dispersed
within the development. The number of bedrooms of the restricted affordable units shall
be equivalent to the bedroom mix and average sizes of the non-restricted units in the
development; except that the appllcant may include a higher proportion of restricted
affordable units with more bedrooms. The design and construction of the affordable
dwelling units shall be consistent with the design, unit layout, and construction of the
total project development rn terms of appearance, exterior construction materials, and
unit layout;
that the applicant shall enter into a regulatory agreement with the Cityt the terms of this
agreement shall be approved as to form by the City Attorney's Office, and reviewed and
revised as appropriate by the reviewing City official; this agreement will be a form
provided by the City, and will include the following terms:(a) The affordability of very low, Iower. and moderate income housing shall be assured
in a manner consistent with Government Code Section 6591s(cX1);(b) An equity sharing agreement pursuant to Government Code Section 65915(c)(2);
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EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
1870-1876 El Camino Real
Effective November 27, 2023
Page 2
10
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(c) The location, dwelling unit sizes, rental cost, and number of bedrooms of the
affordable units;(d) A description of any bonuses and incentives, if any, provided by the City; and(e) Any other terms as required to ensure implementation and compliance with this
section, and the applicable sections of the density bonus law;
that the above noted regulatory agreement regarding the seventeen (17) restricted
affordable units shall be binding on all future owners and successors in interest; the
agreement required by this Zoning Code Section 25.63.080 is hereby a condition of all
development approvals and shall be fully executed and recorded prior to the issuance of
any building or construction permit for the proposed project;
that the project shall include the Transportation Demand Management l\,4easures as
proposed in the Transportation lmpact Analysis, prepared by TDII Specialist Inc., dated
September 16, 2019,
that a TDM annual report shall be prepared by a qualified, independent consultant and
paid for by the owner and submitted to the City of Burlingame annually; with the initial, or
baseline, commute survey report to be conducted and submitted one (1) year after the
granting of a certificate of occupancy for 75 percent or more of the pro.iect and annually
after that;
that the TDM annual report shall provide information about the level of alternative mode-
uses and in the event a 25 percent reduction in peak-hour vehicle trips and reduction in
overall parking demand is not met, the report shall explain how and why the goal has not
been reached; in such a circumstance the annual report shall identify a work plan, to be
approved by the City of Burlingame, which describes additional or alternatrve measures
for implementation that would be necessary to enhance the TDM program to attarn the
TDM goal of 25 percent mode split;
that the City may consider whether the employer/tenant has made a good faith effort to
meet the TDNI goals and may allow the owner a six-month "grace period" to implement
additional TDM measures to achieve the 25 percent vehicle trip reduction;
that prior to the issuance of building permits, 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 condrtions of approval related herein to compliance and reporting for
the TDM;
15 that the applicant shall prepare, and submit, a Construction Rask Management Plan to
the San Mateo County Environmental Health's Groundwater Protection Program (GPP)
for approval, prior to the issuance of a building permit. The Construction Risk
Ivlanagement Plan shall address the possibility of encountering subsurface
contaminants, including groundwater, during construction activities, and the relevant
measures for identifying, handling, and disposing of subsurface contaminants. The
EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
1870-1876 El Camino Real
Effective November 27, 2023
Page 3
19
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Construction Risk lvlanagement Plan shall be submitted and approved by the San Mateo
County Environmental Health Department's Groundwater Protection Program prior to
issuance of a building permit;
that the contractor shall ensure the appropriate handling, storing, and sampling of any
soil to be removed from the subject property, as per the Construction Risk Management
Plan so as to eliminate potential health and safety risks to the public, including
construction workers;
that in the event that groundwater, or other subsurface contaminants, are encountered
during excavation, grading, or any other demolition/construction activities at the project
site, the contractor shall ensure that the procedure for evaluating, handling, storing,
testing, and disposing of contaminated groundwater is implemented, as per the
Construction Risk Management Plan;
that prior to issuance of a building permit for the proiect, the pro.lect applicant shall pay
the first half of the North Burlingame/Rollins Road Development Fee in the amount of
$88,505.35, made payable to the City of Burlingame and submitted to the Planning
Division;
that prior to scheduling the final framing inspection, the project applicant shall pay the
second half of the North Burlingame/Rollins Road Development Fee in the amount of
$88,505.35, made payable to the City of Burlingame and submitted to the Planning
Division:
that prior to final inspection or the date the certificate of occupancy is issued, whichever
occurs first, the project applicant shall pay the Public lmpact Fee (final fee amount to be
calculated based on the fee schedule in effect at the time the building permit is issued),
payable to the City of Burlingame and submitted to the Planning Division;
that the public plaza shall be owned, operated, and maintained by the developer or
property manager in accordance with an approved maintenance plan to be reviewed and
approved by the Community Development Director;
that the public plaza shall be open to the public, without charge, each day of the year,
except for temporary closures for necessary maintenance or public safety;
that the conditions of the Building Division's October 29,2019 and January 28,2O2O
memos, the Stormwater Division's October 17, 2019 and January 24,2020 memos, the
Park's Division's October 16, 2019 memo, Fire Division's August 16, 2019 and January
28, 2020 memos and the Public-Works Engineering Division's October 17, 201 I and
February 27,2020 memos related to the building permit submittal shall be met;
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18.that workers handling demolition and renovation activities at the project site will be
trained in the safe handling and disposal of any containments with which they are
handling or disposing of on the project site;
EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
1870-1876 El Camino Real
Effective November 27, 2023
Page 4
25
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that the project shall be constructed in accordance with the December 2, 2019 "Request
for Alternate Materials or Methods of Construction" agreement between the applicant
(Studio T-Square Architecture or any future owner) and Central County Fire Department
which requires the following: 1) The building shall be a minimum of Type IllA
construction. This has already been stated on the Planning Department plan submittal:
2) Fire sprinklers at the garage level shall be of quick-response type; and 3) Two stair
enclosures extend to the roof level with standpipe test located immediately outside of the
roof level stair well doors and the positive pressures system within each stair enclosure
of smoke control;
prior to issuance of a building permit, the project sponsor shall verify that the August 23,
2019, FAA determination of no hazard to air navigation for the project is still current and
has not expired (2123121) 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;
that that the project shall comply with the SFO Comprehensive Airport Land Use
Compatibility Plan (ALUCP), specifically in accordance with Safety Compatibility Policy
SP-2 pertaining to land uses; and that any future tenants of the commercial and office
space comply with the Safety Compatibility Criteria for Safety Zone 2 as contained in
Table lV-2 of the SFO ALUCP; this table defines uses to avoid and uses that are
incompatible, summarized as follows:
lncompatible Uses- Use is not com patible in the indicated zones and cannot be
permitted:
. Children's schools - Public and private schools serving preschool through
grade 12, excluding commercial services. Large child day care centers and noncommercial em ployer-sponsored
centers ancillary to a place of business - Commercial facilities defined in
accordance with Health and Safety Code, Section 1596.70, et seq., and licensed
to serve 15 or more children.. Hospitals, nursing homes. Hazardous uses - Uses involving the manufacture, storage, or processing of
flammable, explosive, or toxic materials that would substantially aggravate the
consequences of an aircraft accident. See Policy SP-3 of the SFO ALUCP for
additional detail.. Critical public utilities - Facilities that, if disabled by an aircraft accident, could
lead to public safety or health emergencies. They include the following: electrical
power generation plants, electrical substations, wastewater treatment plants, and
public water treatment facilities.. Theaters (Live, and Movie or Similar), meeting halls, places of assembly
seating more than 300 people
. Stadiums, arenas
that all new development shall be required to comply with the real estate disclosure
requirements of State law and General Plan as outlined in Policy lP-1 of the SFO
ALUCP. The following statement must be included in the notice of intention to offer the
property for sale or lease:
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EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
'1870-1876 El Camino Real
Effective November 27, 2023
Page 5
"Notice of Airport in Vicinity
This property is presently located in the vicinity of an airpoft, within what is known as
an airport influence area. For that reason, the property may be subject to some of
the annoyances or inconveniences associated with proximity to arrport operations
(for example: noise, vibration, or odors). lndividual sensitivities to those annoyances
can vary from person to person. You may wish to consider what airport annoyances,
if any, are associated with the property before you complete your purchase or lease
and determine whether they are acceptable to you.";
that during construction, the applicant shall provide fencing (with a fabric screen or
mesh) around the project site to ensure that all construction equapment, materials and
debris is kept on site;
that storage of conslruction materials and equipment on the street or in the public right-
of-way shall be prohibited;
that the applicant shall prepare a construction staging and traffic control plan for the
duration of construction for review and acceptance by the City Engineer prior to the
issuance of a building permit; the construction staging plan shall include construction
equipment parking, construction employee parking, timing and duration of various
phases of construction and construction operations hours, the staging plan shall address
public safety and shall ensure that worker's vehicles and construction equipment shall
not be parked in public parking areas with exceptions for construction parking along the
street frontages of the project sile;
that the project applicant and its construction contractor(s) shall develop a construclion
management plan for review and approval by the City of Burlingame. The plan must
include at least the following items and requirements to reduce. to the maximum extent
feasible, traffic and parking congestion during construction:
A set of comprehensive traffic control measures, including scheduling of major
truck trips and deliveries to avoid peak trafflc hours, detour signs if required, lane
closure procedures, signs, cones for drivers, and designated construction access
routesl
ldentiflcation of haul routes for movement of construction vehicles that would
minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation
and safety, and specifically to minimize impacts to the greatest extent possible
on streets in the project area;
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 identifled 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 correct the problem.
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EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
'1870-1876 El Camino Real
Effective November 27, 2023
Page 6
34
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that if construction is done during the wet season (October 1 through April 30), that prior
to October 1 the developer shall implement a winterization program to minimize the
potential for erosion and polluted runoff by inspecting, maintainrng and cleaning all soil
erosion and sediment control prior to, during, and immediately after each storm even,
stabilizing disturbed soils throughout temporary or permanent seeding, mulching
matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public
right-of-way; covering/tarping stored construction materials, fuels and other chemicals;
that trash enclosures and dumpster areas shall be covered and protected from roof and
surface drainage and that if water cannot be diverted from these areas, a self-contained
drainage system shall be provided that discharges to an interceptor;
that this project shall comply with the state-mandated water conservation program, and a
complete lrrigation Water Management and Conservation Plan together with complete
landscape and irrigation plans shall be provided at the time of building permit
application;
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 this proposal shall comply with all the requirements of the Tree Protection and
Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the
Parks Department; complete landscape and irrigation plans shall be submitted at the
time of building permit application and the street trees will be protected during
construction as required by the City Arborist;
that project approvals shall be condationed upon installation of an emergency generator
to power the sump pump system; and the sump pump shall be redundant in all
mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.).
Emergency generators shall be housed so that they meet the City's noise requirement;
that prior to issuance of a building permit, the applicant shall prepare and submit to the
Department of Public Works - Engineering Division a sanitary sewer analysis that
assesses the impact of this project to determine if the additional sewage flows can be
accommodated by the existing sewer line. lf the analysis results in a determination that
the existing sewer line requires upgrading, the applicant shall perform the necessary
upgrades as determined by the Engineering Division:
that 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 pro.lect shall comply with the Tree Protection and Reforestation Ordinance
adopted by the City of Burlingame and enforced by the Parks Department; complete
landscape and irrigation plans shall be submitted at the time of building permit
application and the street trees will be protected during construction as required by the
City Arborist;
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EXHIBIT "A''
Conditions of Approval for Amendment to Design Review
1870-1875 El Camino Real
Effective November 27, 2023
Page 7
41
42 that demolition or removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
43 that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, as amended by the City of Burlingame;
45. that this project shall comply with Ordinance No. 1477, Exterior lllumination Ordinance;
46 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;
The following conditions shall be met during the Building lnspection process prior to the
inspections noted in each condition:
47. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners, set the building envelope;
48 that prior to scheduling the framing inspection, the project 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 ln the project, the property owner or contractor shall
provide the certiflcation under penalty of per.jury. Certifications shall be submitted to the
Building Division;
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50 that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the prolect has
been built according to the approved Planning and Building plans;
The following conditions of approval are from applicable policies of the 2040 General
Plan or the Environmental lmpact Repoft prepared for the 2040 General Plan:
51. Policy HP-3:12: Project-Specif ic Construction Best Practices. The Project sponsor
shall ensure implementation of the following BMPs during Project construction, in
accordance with the BAAQMD's standard requirements:
that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the
height of the roof ridge and provide certification of that height to the Building Division;
EXHIBIT "A"
PSM-CUL-I: Undiscovered Archaeological Resources. A qualifled archaeologist
shall conduct a pre-construction archaeological sensitivity training session for the
excavation crew. This training will include an overview of what cultural resources are and
provide information regarding why such resources are important, archaeological terms
(such as site, feature, deposit), project site history, the types of cultural resources that
are Iikely to be uncovered durang excavation, the laws that protect cultural resources,
and the protocol for unanticipated discoveries (see below). An "Alert Sheef' shall be
posted in conspicuous locations on the project site to alert personnel to the procedures
and protocols to follow after discovery of potentially signiflcant precontact archaeological
resources.
PSM-CUL-1: Undiscovered Archaeological Resources. ln the event that
archaeological resources are encountered during construction, work shall be halted
within 100 feet of the discovery and the area avoided until a qualified professional
archaeologist has evaluated the situation and provided appropriate recommendations. lf
the flnd is determined to be potentially significant, the archaeologist, in consultation with
the Native American representative, shall develop a treatment plan, which could include
site avoidance, capping, or data recovery.
PSM-CUL-1: Undiscovered Archaeological Resources. lf human remains are
unearthed during construction, pursuant to Sectron 50977.98 of the Public Resources
Code and Section 7050.5 of the State Health and Safety Code, there shall be no further
excavation or disturbance of the site or any nearby area reasonably suspected to overlie
adjacent human remains. The county coroner shall be informed to evaluate the nature of
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Conditions of Approval for Amendment to Design Review
1870-1876 El Camino Real
Effective November 27, 2023
Page 8
. All exposed surfaces (e.9., parking areas, staging areas, soil piles, graded areas,
unpaved access roads) shall be watered two times per day.. All haul trucks transporting soil, sand, or other loose material offsite shall be
covered.. All visible mud or dirt track-out onto adjacent public roads shall be removed using
welpower vacuum street sweepers at least once per day. The use of dry-power
sweeping shall be prohibited.. All vehicle speeds on unpaved roads shall be limited to 15 mph.. All roadways, driveways, and sidewalks that are to be paved shall be paved as
soon as possible. Building pads shall be laid as soon as possible after grading,
unless seeding or soil binders are used.. ldling times shall be minimized, either by shutting equipment off when not in use or
reducing the maximum idling time to 5 minutes (as required by the California
Airborne Toxics Control Measure, Title 13, Section 2485 of California Code of
Regulations). Clear signage shall be provided for construction workers at all
access points.. All construction equipment shall be maintained and properly tuned, in accordance
with manufacturer's specifications. All equipment shall be checked by a certified
mechanic and determined to be running in proper condition prior to operation.. A publicly visible sign with the name and telephone number of the person to
contact at the lead agency regarding dust complaints shall be posted. This person
shall respond and take corrective action within 48 hours. The BAAQMD'S phone
number shall also be visible to ensure compliance with applicable regulations.
EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
'1870-1876 El Camino Real
Effective November 27, 2023
Page I
56
58
the remains. lf the remains are determined to be of Native American in origin, the lead
agency shall work with the NAHC and the applicant to develop an agreement for treating
or disposing of the human remains.
PSM-CUL-I: Undiscovered Archaeological Resources. lf archaeological resources
are identifled, a final report summarizing the discovery of cultural materials shall be
submitted to the City's Community Development Director prior to issuance of building
permits. This report shall contain a description of the mitigation program that was
implemented and its results, including a description of the monitoring and testing
program, a list of the resources found and conclusion, and a description of the
disposition/curation of the resources.
CS-4.7: Airport and Heliport Noise. Monitor noise impacts from aircraft operations at
San Francisco lnternational Airport and Mills-Peninsula Medical Center, and implement
applicable noise abatement policies and procedures as outlined in the Airport Noise
Ordinance and Airport Land Use Compatibility Plan;
GS4.8: Airport Noise Evaluation and Mitigation. Require project applicants to
evaluation potential airport noise impacts if the project is located within the 60 CNEL
contour line of San Francisco International Airport (as mapped in the Airport Land Use
Compatibility Plan). All projects shall be required to mitigate impacts to comply with the
interior and exterior noise standards established by the Airport Land Use Compatibility
Plan,
CS4.10: Project-Specific Construction Noise Control Measures. To reduce
construction noise impacts, the project contracto(s) shall rmplement the following
actions:
. ln compliance with Chapter 18.07.110 of the Municipal Code, construction
activities, including truck traffic coming to and from the construction site for any
purpose, shall be limited to the hours of 8:00 a.m. to 7:00 p.m., Monday to
Friday, and g:00 a.m. to 6:00 p.m. on Saturdays, unless permission is granted
with a development permit or other planning approval.
. Construction staging areas shall be established at locations that will create the
greatest distance between the construction-related noise sources and noise-
sensitive receptors nearest the project site during all project construction.
. Avoid the use of circular saws, miter/chop saws, and radial arm saws near the
adjoining noise-sensitive receptors. Where feasible, shield saws with a solid
screen with material having a minimum surface density of 2 pounds per square
foot (e.9., such as 0.74 inch plywood).
. Unnecessary idling of internal combustion engines shall be strictly prohibited.
. Control noise from construction workers' radios to a point where they are not
audible at existing residences bordering the project site.
. Maintain smooth vehicle pathways for trucks and equipment accessing the site
and avoid local residential neighborhoods as much as possible.
EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
1870-1876 El Camino Real
Effective November 27, 2023
Page 1 0
59
During final grading, substitute graders for bulldozers, where feasable. Wheeled
heavy equipment are quieter than track equipment and should be used where
feasible.
During interior construction, locate noise-generating equipment within the
building to break the line-of-sight to the adjoining receptors.
The contractor shall prepare a detailed construction plan adentifying the schedule
for major noise-generating construction activities. The construction plan shall
identify a procedure for coordination with adjacent residential land uses so that
construction activities can be scheduled to minimize noise disturbance.
Designate a "disturbance coordinator" who would be responsible for responding
to any complaints about construction noise. The disturbance coordinator will
determine the cause of the noise complaint (e.9. bad muffler, etc.) and will
require that reasonable measures be implemented to correct the problem.
Conspicuously post a telephone number for the disturbance coordinator at the
construction site and include it in the notice sent to neighbors regarding the
construction schedule.
Policy CS4.12: Project-Specific Vibration Control Measures. To reduce construction
vibration impacts, the project contracto(s) shall implement the following actions:
. A list of all heavy construction equipment to be used for the proposed project
known to produce high vibration levels (tracked vehicles, vibratory compaction,
jackhammers, hoe rams, etc.) shall be submitted to the City of Burlingame by the
contractor. This list shall be used to identify equipment and activities that would
potentially generate substantial vibration and to define the level of effort for
reducing vrbration levels below the thresholds.
. Operating equipment on the construction site shall be placed as far as possible
from vibration-sensitive receptors.
. Smaller equipment shall be used where possible to minimize vibration levels
below the limits.
. Vibratory rollers and tampers shall not be used within 20 feet of the 1860 El
Camino Real building.
. Demolition methods not involving impact tools shall be used.
. Alternative construction methods to reduce vibration levels below the limits shall
be identifled and used.
. Dropping of heavy objects or materials shall be avoided.
. Neighbors within 100 feet of the construction site shall be notified of the
construction schedule and that there could be noticeable vibrataon levels during
project construction activaties.
. lf heavy construction is proposed within 20 feet of the 1860 El Camino Real
building, a construction vibration-monitoring plan shall be implemented prior to,
during, and after vibration generating construction activities located within these
setbacks. All plan tasks shall be undertaken under the direction of a licensed
Professional Structural Engineer in the State of California and be in accordance
with industry accepted standard methods. The construction vibration monitoring
plan should be implemented to include the following tasks:
EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
1870-1876 El Camino Real
Effective November 27, 2023
Page '1 1
c Performance of a photo survey, elevation survey, and crack monitoring
survey for the 1860 El Camino Real building. Surveys shall be performed
prior to and after completion of vibration generating construction activities
located within 20 feet ofthe structure. The surveys shall include rnternal
and external crack monitoring in the structure, settlement, and distress,
and shall document the condition of the foundation, walls and other
structural elements in the interior and exterior of the structure.
Conduct a post-survey on the 1860 El Camino Real building where either
monitoring has indicated high levels or complaints of damage. Make
appropriate repairs in accordance with the Secretary of the Interior's
Standards where damage has occurred as a result of construction
activities.
The results of any vibration monitoring shall be summarized and
submitted in a report shortly after substantial completion of each phase
identified in the project schedule. The report will include a description of
measurement methods, equipment used, calibration certificates, and
graphics as required to clearly identify vibration-monitoring locations. An
explanation of all events that exceeded vibration limits will be included
together with proper documentation supporting any such claims.
Designate a person responsible for registering and investigating claims of
excessive vibration. The contact information of such person shall be
clearly posted on the construction site.
o
C
o
60
6'r
HP-5.2: Migratory Birds. Avoid construction activities that involve tree removal betlveen
March and June, unless a bird survey has been conducted to determine that the tree is
unused during the breeding season by avian species protected under California Fish and
Game Codes 3503, 3503.5, and 3511;
MM 12-1: Paleontological Assessment. ln areas containing middle to late Pleistocene-
era sediments where it is unknown if paleontological resources exist, prior to grading an
assessment shall be made by a qualifled paleontological professional to establish the
need for paleontological monitoring. Should paleontological monitoring be required after
recommendation by the professional paleontologist and approval by the Communtty
Development Director, paleontological monitoring shall be implemented.
Paleontological Monitoring. A project that requires grading plans and is located in an
area of known fossil occurrence or that has been demonstrated to have fossils present in
a paleontological field survey or other appropriate assessment shall have all grading
monitored by trained paleontological crews working under the directron of a qualified
professional, so that fossils exposed during grading can be recovered and preserved.
Should any potentially unique fossils be encountered during development activities, work
shall be halted immediately within 50 feet of the discovery, the City of Burlingame
Planning Department shall be immediately notifled, and a qualifled paleontologist shall
be retained to determine the significance of the discovery.
EXHIBIT "A"
Conditions of Approval for Amendment to Design Review
1870-1876 El Camino Real
Effective November ?7, 2023
Page 12
Paleontological Recovery, ldentification, and Curation. The City and a project
applicant shall consider the mitigation recommendations of the qualifled paleontologist
for any unanticipated discoveries. The City and the project applicant shall consult and
agree upon implementation of measures that the City and project applicant deem
feasible and appropriate. Such measures may include avoidance, preservation in place,
excavation, documentation, curation, data recovery, or other appropriate measures. The
project applicant shall be required to implement any mitigation necessary for the
protection of paleontological resources.
Paleontological Findings. Qualifled paleontological personnel shall prepare a report of
findings (with an itemized appendix of specimens) subsequent to implementation of
paleontological recovery, identiflcation, and curation. A preliminary report shall be
submitted, subject to approval by the Community Development Director before granting
of building permits, and a flnal report shall be submitted, subject to approval by the
Community Development Director before granting of occupancy permits.
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 500
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:PRIME PLAZA1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCTITLE PAGE
A 1.0
17019
10/08/2020
Author
PRIME PLAZA 1870/1876 EL CAMINO REAL
BURLINGAME . CALIFORNIA
Residential Design Review Submittal
Assessor’s Parcel Number: 025-150-190, 025-150-160
Project Location: 1870/1876 El Camino Real
Burlingame, California
Existing Zoning Designation: North Burlingame Mixed-Use Zone
Proposed use: Multi-family Residential
Gross Site Area: 49,964 sf
Setback Requirements (see sheet A 2.3)
Street Frontage: 15' from face of curb
Internal Property Line: 10'
OWNER
Prime Investors Group, LLC.
1870 El Camino Real #100
Burlingame, CA 94010
Contact: Ryan Chang
LANDSCAPE ARCHITECT
Plat Studio, Inc.
809 Heinz Ave
Berkeley, CA 94710
Contact: Fred Liao
Fred.liao@platstudio.com
ARCHITECT
Studio T-SQ, Inc.
1970 Broadway, Suite 500
Oakland, CA 94612
Contact: Chek Tang
CIVIL ENGINEER
BKF Engineers
4670 Willow Rd, Suite 250
Pleasanton, CA 94588
Contact: Eric Girod
Egirod@bkf.com
PROJECT INFORMATION PROJECT TEAM
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCPROPOSED AMENDMENTENTITLEMENT AMENDMENT
09/15/2023
408 ENTITLEMENT AMENDMENTOccupancy Classification: Residential R-2, A
Proposed Residential Units: 169 units
Proposed Residential Density: 147 du/ac
Parking Provided: 182 stalls
Building Discription: 5-Story Type IIIA residential over 2-story
Type IA residential over 2-story Type IA subteranean garage. Fully Sprinklered.
Occupancy Classification: Residential R-2, Amenities A-3, Leasing Office B, Parking Garage S-2.
THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2020.: Architecture: 1970 Broadway, Suite 408: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignPRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCPROPOSED AMENDMENTEntitled Project DataENTITLED PROJECT DATAPROPOSED AMENDMENT09/15/2023FLEXIBLEWORKSPACEENTITLEMENT AMENDMENTUNIT TYPEAVG SF1A1B1B.11CCOUNTTOTAL: 169 UNITS59 (34.9%)103 (60.9%)1BR2BRUNIT COUNT642 SF651 SF748 SF767 SF12132212AMENITY TYPEGROSS SFFITNESS/YOGACLUB ROOMLEASINGCONFERENCEROOMFLEXABLE WORKSPACE1433 SF1216 SF1190 SF644 SF1426 SFAMENITIES (INTERIOR)TOTAL 5909 SF2A2B2B.12B.22C2D2D.12E1073 SF1137 SF1137 SF1134 SF1121 SF1139 SF1082 SF1053 SF21117574264A-3 : 2649 SF B: 3260 SFOCCUPANCY AREA 3BR3A 1397 SF77 (4.1%)REQUIRED PARKINGZONING REQUIRED1BR 1 STALL/DU 59 STALLS228 STALLS182 STALLS1.08 STALLS/DULEVEL B1LEVEL B2TOTALPROVIDED PARKING2BR 1.5 STALL/DU 155 STALLSTOTAL: 20% TDM REDUCTION: RATIO: ACCESSIBLEEV INSTALLEDNOTES:STANDARD RES. STALL 8'-6" x 17'-0". ALL RESIDENTIAL STALLS ASSIGNED4 (2%)18 (10%)--4 (2%)CLASS I CLASS IIBICYCLE PARKINGZONING 0.5/DU85 STALLS 9 STALLSPROVIDEDREQUIRED0.05/DU85 STALLS 9 STALLSNOTES:CLASS I STALLS LOCATED INSIDE STRUCTURED GARAGE. CLASS II STALLS LOCATED AT GROUND LEVEL - REFERENCE LANDSCAPE PLANS.18 (10%)STANDARD RES 65 95 16087 STALLS 95 STALLS 182 STALLS3BR 2 STALL/DU 14 STALLSGROSS FLOOR AREA, SF (EXCLUDES EXT. BALCONIES)211,433 SFTOTAL GROSS FLOOR AREA: LVL B240,670LVL B140,675LVL 131,089LVL 229,348LVL 330,711LVL 430,711LVL 530,711LVL 630,489LVL 728,35662%49,964 SF31,132 SFSITE COVERAGE:SITE AREA:BLDG FOOTPRINT (L1): PROJECT COUNT164 SF increase from entitled designFLEXIBLEWORKSPACE23.4 SF increase in site coverage,(0.05% change from entitled design).164 SF increase of total buildingarea in 7 stories62.3%PROJECT ZONING SUMMARY:1. Zoning Allowable density: 169 units2. Proposed density: 169 units3. Zoning Allowable height 9 stories / 100' (east side of El Camino Real)4. Proposed height 7 stories / 82'-9" The proposed plans is to amend the approved entitlement that wassubmitted to Planning Division date stamped October 9, 2020. Theamendment request is based on design changes as below:1. To provide diversified unit types that include a new family-oriented3-bedroom unit type.2. To modify unit mix percentage of 1-Bedroom and 2-bedroom, add3-bedroom in the mix.3. Slightly increase total building square footage of 164 SF (0.07% oftotal area) In order to be consistent with the approved design, thisamendment will keep the design criteria as below:1. Exterior building elevations will remain unchanged.2. Total unit count will remain the same.3. Site Coverage Ratio and Landscape Area will remain the same.4. Required vehicular and bicycle parking will remain the same percalculation. Thus the TDM plan will remain the same.OPEN SPACE CALCULATION:Private:7,989 SF private open spaceCommon:6,662 SF (podium)1,426 SF (roof decks)2,100 SF (plaza)10,188 sf Total Common open spaceTotal:10,188 SF (common)7,989 SF (private)18,177 SF/169 units = 107 SF/unit (meet the minimum requirement of 100 SF per unit)PROJECT BUILDING CODE SUMMARY1.This project will comply with the 2022 California Building Code, 2022California Residential Code (where applicable), 2022 CaliforniaMechanical Code, 2022 California Electrical Code, and 2022 CaliforniaPlumbing Code, including all amendments as adopted in Ordinance1889. 2. Construction Type: 2022 CBC Section 602.1 Type I-A: level B2 thru level 2 (Garage and Residential) Type III-A: level 3 thru level 7 (Residential)3. All dwelling unit interior doors will comply with CBC 1132A5.2.4. Building Area: 2022 CBC Section 506, Table 506.2 Type I-A: Basic Allowable Unlimited CBC 506.2 Type III-A: (See Sheet A5.3 for allowable area diagram calculations)5. The building is composed of 5-level Type III-A construction over 4-level Type I-A construction as a podium project in accordance withCBC Section 510.2.6. Building Height: 2022 CBC Section 504.3, Table 504.3 Type I-A: Max Building Height Allowed: Unlimited Type III-A: Max Building Height Allowed: 85' above average gradeplane (fully sprinklered, without area increase) Building height provided: Approximately 82'-9" above average gradeplane Highest occupied floor shall not be higher than 75' from the lowestpoint of Fire Department access. This is not a high rise building7. Opening Protection at Exterior Walls: 2022 CBC Table 705.8 See Sheet A5.4 for opening protection dimensions and calculationsAllowable Building AreaProposed Building AreaArea 1Area 2Area 3Area 448,000 sf48,000 sf58,080 sf48,000 sf27,348 sf42,189 sf48,845 sf35,218 sf
1CELEV. EQUIP3A2C2A.12A.1IDFIDFTRASH25.50 FF'- 0"0"- 1"6'- 9"1B.106/15/2023Sheet Title:Scale:Job No.Date:Sheet No:THIS DOCUMENT CONTAINS INFORMATIONPROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTSRESERVED, COPYRIGHT 2020.: Architecture: 1970 Broadway, Suite 408: Oakland, California 94612: (510) 451 - 2850: Planning: Urban DesignDrawn By:1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCLEVEL 1 PLANA 2.31701906/15/2023Author06/20/2023PROPOSED AMENDMENT(ORIGINALENTITLEMENT PLAN)ENTITLEMENT AMENDMENT09/15/2023Unit Interior Layout Change(Unit Type Remains the same)Unit Types ChangeENTITLEMENT AMENDMENTTo replace two 2-Bedroom unitswith one 1-bedroom and one3-bedroom (from 1st floor to 7thfloor).Minor change of building envelop,results in 23.4 SF increase in sitecoverage (62.3 Site Coverage,0.05% change from entitleddesign). 164 SF increase of totalbuilding area in 7 stories.Original building envelop
DN
DN
UP
DNHCR
UP
(SINGLE HT)
(DOUBLE HT)
(DOUBLE HT)
(SINGLE HT)
(DOUBLE HT)
1
A 3.7
LEASING
FITNESS
ELEV. EQUIP.
1C
ELEV.
EQUIP
POOL EQUIP./
CHANGING ROOM
3A2C
2A.1
2D
2A.1
1B
2D
2B.1
2D2D2E2E
1A
2B
2D
2A
2D
2D
24.40'
24.63'
23.60'21.58'
15.82'
15.55'
PODIUM COURTYARD
(REFER TO LANDSCAPE DWGS)
IDF
IDF
TRASH
FIRE PANELS
A 3.3
1
A 3.0 1
A 3.11
A 3.2
1
PROPERTY LINE
15' FRONTAGE
SETBACK LINE
10' SETBACK LINE
10' SETBACK LINE
25.50 FF'
25.50 FF'
LOFT
ABOVE
25.50 FF'
15' - 0"15' - 0"15' FRONTAGE
SETBACK LINE
10' SETBACK LINE
15' FRONTAGE
SETBACK LINE
(FROM ORIGINAL
CURB)
15' - 0"
7' - 0"
17' - 8"
14' - 9"
16' - 5"
41' - 6"4' - 6"12' - 6"A 5.0 3
FIRE
BARRIER &
HORIZONTAL
EXIT
A 5.0 1A 5.0 2
7' - 0"±8' - 0"5' - 4"6' - 0"6' - 0"9' - 1"8' - 5"
6' - 0"8' - 9"10' - 0"10' - 0"10' - 0"5' - 2"FIRE
CONTROL
ROOM
A 3.5 2A 3.3 2
26' - 8"
(SINGLE HT)
YOGA
ROOM
ABOVE
LOFT ABOVE
(SINGLE HT)
CLUB ROOM
MAIL/PARCEL
A 3.5 1 1' - 0"79' - 8"3' - 0"3' - 0"1B.1
N
E
S
W
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCLEVEL 1 PLAN
A 2.3
17019
06/15/2023
Author
1/16" = 1'-0"1 Level 1
Unit Interior Layout Change
(Unit Type Remains the same)
Unit Types Change
(To replace two 2-Bedroom
units with one 1-bedroom
and one 3-bedroom (from
1st floor to 7th floor)).(DESIGN AMENDMENT)
09/15/2023ENTITLEMENT AMENDMENT
DNHCRDN
1
A 3.7
OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
A 3.3
1
A 3.0 1
A 3.11
A 3.2
1
IDF
107' - 5"62' - 6"236' - 6"116' - 8"A 5.0 3
FIRE
BARRIER &
HORIZONTAL
EXIT
A 5.0 1A 5.0 2
2D
1C
2C
2A.1
2D
2A.1
1B
2B
2D2D2E1A
2B
2D
2A
2D
2D
1B
181' - 1"A 3.3 2
8' - 5"
6' - 0"6' - 0"6' - 0"8' - 9"6' - 0"
CONFERENCE
ROOM
644 SF
YOGA ROOM
FLEXIBLE
WORKSPACE
FLEXIBLE
WORKSPACE
A 3.5 1
106' - 7"82' - 10"54' - 2"37' - 0"
1B.1 3A
N
E
S
W
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCLEVEL 2 PLAN
A 2.4
17019
06/15/2023
Author
1/16" = 1'-0"1 Level 2
09/15/2023ENTITLEMENT AMENDMENT(DESIGN AMENDMENT)
Unit Interior Layout Change
(Unit Type Remains the same)
Unit Types Change
(To replace two 2-Bedroom
units with one 1-bedroom
and one 3-bedroom (from
1st floor to 7th floor)).
HCRSTAIRS TO
ROOF
STAIR TO ROOF
1
A 3.7
2D
2D
2B.2
2B 2D
1B
1C
?
2A.1
2B.1
1B
2D106' - 10"HORIZONTAL EXIT
STANDPIPE
STANDPIPE
2B
1A 1B.1 1A 1B.1 2D
1C
TRASH
2A.1
2D
1B.1
2C
2A
2D
IDF
IDF
STOR.
IDF
STOR.
66' - 7"116' - 3"66' - 10"80' - 5"
A 3.3
1
A 3.0 1
A 3.11
A 3.2
1
STOR.
A 5.0 3
FIRE WALL &
HORIZONTAL
EXIT
FIRE WALL
X > 1/3 Y
A 5.0 1A 5.0 2
179' - 1"236' - 6"
A 3.3 2
LINE OF PODIUM BELOW
A 3.5 1
1B.1 3A
N
E
S
W
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCLEVEL 3 PLAN (LVL
4-5 SIM.)
A 2.5
17019
06/15/2023
Author
1/16" = 1'-0"1 Level 3
09/15/2023ENTITLEMENT AMENDMENT(DESIGN AMENDMENT)
Unit Interior Layout Change
(Unit Type Remains the same)
Unit Types Change
(To replace two 2-Bedroom
units with one 1-bedroom
and one 3-bedroom (from
1st floor to 7th floor)).
1
A 3.7
LOW ROOF BELOW
LOW ROOF BELOW
A 3.3
1
A 3.0 1
A 3.11
A 3.2
1
3' - 0"
FIRE WALL &
HORIZONTAL
EXIT
FIRE WALL
1C2C
2A.1
2D
2A.1
1B
2B.1
2A2D1B.11B.1
1A
2B
2D.1
2A
2D.1
2D.1
1B
1C
1B.1
2B
2B.2
2D
1A
LINE OF PODIUM BELOW
3A1B.1
N
E
S
W
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCLEVEL 6 PLAN
A 2.6
17019
06/15/2023
Author
1/16" = 1'-0"1 Level 6
09/15/2023ENTITLEMENT AMENDMENT(DESIGN AMENDMENT)
Unit Interior Layout Change
(Unit Type Remains the same)
Unit Types Change
(To replace two 2-Bedroom
units with one 1-bedroom
and one 3-bedroom (from
1st floor to 7th floor)).
DN
DN
1
A 3.7
6' - 0"
A 3.3
1
A 3.0 1
A 3.11
A 3.2
1
ROOF TOP DECK
89.50 FF'
86.50 FF'
FIRE WALL &
HORIZONTAL
EXIT
FIRE WALL
1C1C
2B.2
2A.1
2D
1B.1
1A
2B
2D.1
2A
2D.1
2D.1
1B
1C
1B
2B.1
2A2D1B.11B.1
2D
2C
1A
ROOF TOP DECK
LINE OF PODIUM BELOW
1B.1 3A
N
E
S
W
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCLEVEL 7 PLAN
A 2.7
17019
06/15/2023
Author
1/16" = 1'-0"1 Level 7
09/15/2023ENTITLEMENT AMENDMENT(DESIGN AMENDMENT)
Unit Interior Layout Change
(Unit Type Remains the same)
Unit Types Change
(To replace two 2-Bedroom
units with one 1-bedroom
and one 3-bedroom (from
1st floor to 7th floor)).
MATERIAL INDEX
01 : METAL TRIM ACCENTS
02 : VINYL WINDOW
03 : PORCELAIN TILE
CLADDING
04 : EXTERIOR PLASTER
COLOR A
05 : EXTERIOR PLASTER
COLOR B
06 : EXTERIOR PLASTER
COLOR C
07 : PLASTER ACCENT TRIM
08 : CEMENT BOARD SIDING
WOODTONE
09 : CEMENT BOARD SIDING
10 : STOREFRONT
11 : GLASS RAILING
12 : METAL RAILING
13 : METAL AWNING
Reference Material Board -A3.5
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
As indicatedPRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCNORTH ELEVATION
A 3.3
17019
08/25/2023
Author
* Roof overhangs
greater than 12"
must be constructed
to support minimum
750 lbs weight
California Dr.Murchison Dr.El Camino RealLevel 3
21' -0"
Level 1
0' -0"
Level 2
10' -0"
Level 4
31' -0"
Level 5
41' -0"
Level 6
51' -0"
Level 7
61' -0"
ROOF
71' -6"
NEIGHBORING PROPERTY
NOT A PART 10' - 0" 11' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 6"83' - 6"TOP OF T
83' -6"
TOP OF THE BUILDING HEIGHT (BUILDING CODE)82' - 8 3/8"AVG. OF HIGH ROOF
+ 25.5' FF
+ 35.5' FF
+ 46.5' FF
+ 56.5' FF
+ 66.5' FF
+ 76.5' FF
+ 86.5' FF
+ 97.0' FF
+ 104.1' FF
+ 108.5' FF
+ 20.4' FF
+ 14.7' FF
78' -7"
AVG. GRADE PLANE
LOWEST LEVEL OF FIRE
DEPARTMENT ACCESS
FROM LOWEST LEVEL OF FD ACCESS TO THE HIGHEST OCCUPIED FLOOR74' - 9 5/8"+ 89.5' FFROOF DECK
1/16" = 1'-0"1 North Elev. Murchison Dr
06 02 04 10010907 0805111303
Level 3
21' -0"
Level 1
0' -0"
Level 2
10' -0"
Level 4
31' -0"
Level 5
41' -0"
Level 6
51' -0"
Level 7
61' -0"
ROOF
71' -6"
NEIGHBORING PROPERTY
NOT A PART 10' - 0" 11' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 6"83' - 6"TOP OF T
83' -6"
TOP OF THE BUILDING HEIGHT (BUILDING CODE)82' - 8 3/8"AVG. OF HIGH ROOF
+ 25.5' FF
+ 35.5' FF
+ 46.5' FF
+ 56.5' FF
+ 66.5' FF
+ 76.5' FF
+ 86.5' FF
+ 97.0' FF
+ 104.1' FF
+ 108.5' FF
+ 20.4' FF
+ 14.7' FF
78' -7"
AVG. GRADE PLANE
LOWEST LEVEL OF FIRE
DEPARTMENT ACCESS
FROM LOWEST LEVEL OF FD ACCESS TO THE HIGHEST OCCUPIED FLOOR74' - 9 5/8"+ 89.5' FFROOF DECK
1/16" = 1'-0"1 North Elev. Murchison Dr
06 02 04 10010907 0805111303
Minor changes on
internal courtyard
elevations
DESIGN AMENDMENT
ENTITLED DESIGN
PENTHOUSE
PENTHOUSE
Level 3
21' -0"
Level 1
0' -0"
Level B1
-16' -0"
Level 2
10' -0"
Level 4
31' -0"
Level 5
41' -0"
Level 6
51' -0"
Level B2
-26' -0"
Level 7
61' -0"
ROOF
71' -6"10' - 6"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"10' - 0"16' - 0"UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
PARKING
PARKING
FRONTAGE ROAD
CALIFORNIA DR.
POOL
COURTYARD
ELEVATOR PENTHOUSE
BEYOND
CORRIDOR
BALCONIES
BEYOND
FROM THE LOWEST LEVEL OF FD ACCESS TO THE HIGHEST OCCUPIED FLOOR74' - 9 5/8"PL PL
ECR
STAIRS TO
ROOF (BEHIND)
TYPE IIIA
CONSTRUCTION
FACADE STEP BACK AT
LVL 6 & 7 (3')10' - 0"RAMP
POOL
EQUIP.
1' - 0"
ROOFTOP
MECH. EQIP
UNITS BEYOND
TYPE IA
CONSTRUCTION
STAIRS TO ROOF (BEYOND)
ELEC.
25.50 FF24.65 TC 25.50 FF
15.80 TC9' - 3"ROOF DECK (WHERE OCCURS)3' - 0"6' - 9"10.50 FF16' - 0"15' - 0"9.50 FF
-0.50 FF -0.50 FF
89.50 FF
10' - 0"35.50 FF
46.50 FF
56.50 FF
66.50 FF
76.50 FF
86.50 FF
100.00 FF
9' - 6"106.50
101.00
97.00 FF
14' - 6"104.50
105.00 TOP OF THE ROOF
83' -6"
ROOF DECK
(LEVEL 3 - LEVEL7)TYPE IIIA CONSTRUCTION (LEVEL B2 - LEVEL 2)TYPE IA CONSTRUCTION14.70 TC BUILDING HEIGHT (BUILDING CODE)82' - 8 3/8"AVG. GRADE PLANE20.38 FF
LOWEST LEVEL OF FD ACCESS
1/16" = 1'-0"1 Building Section Edited
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
As indicatedPRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCBUILDING SECTION
A 3.7
17019
08/25/2023
Author
UNIT 3A
3BR/2BA+DEN
NET RENTABLE SIZE 1397 SF
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/4" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCUNIT 3A
A 4.5
17019
06/15/2023
Author
09/15/2023
UNIT 3A
3BR/2BA+DEN
NET RENTABLE SIZE 1397 SF ENTITLEMENT AMENDMENTDESIGN AMENDMENT (New unit type)
(DESIGN AMENDMENT)
DECK
MASTER
BED
BED
BATH
W/D
BATH
W.I.C.
DINING
KITCHEN
LIVING
W.I.C
DEN
C.C.
L
P
BED
W.I.C33' - 3"49' - 5"
12' - 0"12' - 6"11' - 6"7' - 0"12' - 0"13' - 6"
12' - 0"
9' - 10"12' - 0"
DECK
BED
W/D
KITCHEN
LIVING
UNIT 1C
1BR/1BA
NET RENTABLE SIZE: 767 SF
W.I.C
C.C.P
BATH
24' - 1"12' - 0"11' - 4"33' - 2"31' - 4"
12' - 0"
MOVEABLE
ISLAND
L
5' - 3"
20' - 4"
Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/4" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCUNIT 1C & 2A
PLANS
A 4.1
17019
06/15/2023
Author
DECK
BED
W/D
KITCHEN
LIVING
UNIT 1C
1BR/1BA
NET RENTABLE SIZE: 767 SF
W.I.C
C.C.P
BATH
24' - 1"12' - 0"11' - 4"33' - 2"31' - 4"
12' - 0"
MOVEABLE
ISLAND
L
5' - 3"
20' - 4"
DECK
BED
W/D
DINING
KITCHEN
LIVING
UNIT 1C
1BR/1BA
NET RENTABLE SIZE: 767 SF
W.I.C
C.C.P
BATH
24' - 1"12' - 0"11' - 4"33' - 2"31' - 4"
12' - 0"
MOVEABLE
ISLAND
L
5' - 3"
20' - 4"
09/15/2023
DESIGN AMENDMENT (Add a small den within the same unit envelope)ENTITLEMENT AMENDMENT(DESIGN AMENDMENT)
ENTITLED DESIGN
36' - 5 1/2"
11' - 1 1/2"11' - 0"KITCHEN
BATH
W/D
W.I.C.
LIVING BED
DECK
LINEN
BED
W.I.C.
BATH
DINING12' - 0"12' - 2"12' - 0"33' - 0"LINEN
PANTRYC.C.5' - 6"36' - 5 1/2"
KITCHEN
DEN
W/D
LIVING BED
DECK
BED
W.I.C.
BATH
DINING
27' - 9 1/2"PANTRY11' - 1 1/2"11' - 0"12' - 0"12' - 2"12' - 0"5' - 6"BATH
UNIT 2A
2BR/2BA
NET RENTABLE SIZE: 1073 SF PUNIT 2A.1
2BR/2BA
NET RENTABLE SIZE: 1073 SF
DESIGN AMENDMENT (Add a small den within the same unit envelope)
2BR/2BA
NET RENTABLE SIZE: 1073 SFUNIT 2A
2BR/2BA
NET RENTABLE SIZE: 1073 SF
ENTITLED DESIGN
Area 1
Area 2
Area 3
Area 4
3 Hour Fire WallEL CAMINO REALCALIFORNIA DR.MURCHISON DR.
P.L.
P.L.P.L.W DISTANCE
28' - 4" TO CL OF STREET 71' - 3"45' - 0"116' - 3"W DISTANCE
34' - 7" TO CL OF STREET
W DISTANCE
27' - 2" TO CL OF STREETW DISTANCE29' - 2" TO CL OF STREETW DISTANCE30' - 0" TO CL OF STREETW DISTANCE
40' - 4" TO CL OF STREET
36' - 1"36' - 9"
72' - 10"72' - 7"34' - 8"242' - 6"135' - 4"10' - 0"10' - 4"11' - 11"Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCALLOWABLE AREA
CALCULATION
A 5.3
17019
08/25/2023
Author
TYPE III-A BUILDING AREAS CBC 2022
506.2.3 Single-Occupancy, Multistory Buildings
The allowable area of a single-occupancy building with more than one story above grade plane shall
be determined in accordance with Equation 5-2:
Aa = [At + (NS x If)] x Sa (Equation 5-2)
where:
Aa =Allowable area (square feet).
At =Tabular allowable area factor (NS, S13R or SM value, as applicable) in accordance with
Table 506.2.
NS =Tabular allowable area factor in accordance with Table 506.2 for a nonsprinklered
building (regardless of whether the building is sprinklered).
If =Area factor increase due to frontage (percent) as calculated in accordance with Section
506.3.
Sa =Actual number of building stories above grade plane, not to exceed three. For buildings
equipped throughout with an automatic sprinkler system installed in accordance with Section
903.3.1.2, use the actual number of building stories above grade plane, not to exceed four.
No individual story shall exceed the allowable area (Aa) as determined by Equation 5-2 using the
value of Sa = 1.
506.3.3 Amount of increase
The area factor increase based on frontage shall be determined in accordance with Table 506.3.3:
AREA1
P = 574'-4"
F = 72'-10" + 135'-4" = 208.2'
W@ MURCHISON DR. = 29.2', AT 36.1' LENGTH
30', AT 36.7' LENGTH
W@ EL CAMINO REAL= 30', AT 135.3' LENGTH
W = [(29.2X36.1)+(30X172)]/208.2 = 29.8
FRONTAGE INCREASE (If)
If = 0.21 (SEE TABLE 506.3.3)
ALLOWABLE AREA PER STORY (Aa)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0.21)] X 1 = 29,040 SF
ALLOWABLE AREA SINGLE OCCUPANCY
MULTISTORY BUILDING (Sa = 2)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0.12)] X 2 = 58,080 SF
AREA2
P = 461'-6"
F = 107'-3"
FRONTAGE INCREASE (If)
If = 0 (NOT NECESSARY)
ALLOWABLE AREA PER STORY (Aa)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0)] X 1 = 24,000 SF
ALLOWABLE AREA SINGLE OCCUPANCY
MULTISTORY BUILDING (Sa = 2)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0)] X 2 = 48,000 SF
AREA3
P = 322'-5"
F = 0
FRONTAGE INCREASE (If)
If = 0 (NOT NECESSARY)
ALLOWABLE AREA PER STORY (Aa)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0)] X 1 = 24,000 SF
ALLOWABLE AREA SINGLE OCCUPANCY
MULTISTORY BUILDING (Sa = 2)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0)] X 2 = 48,000 SF
AREA4
P = 429'-0"
F = 116'-3"
FRONTAGE INCREASE (If)
If = 0 (NOT NECESSARY)
ALLOWABLE AREA PER STORY (Aa)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0)] X 1 = 24,000 SF
ALLOWABLE AREA SINGLE OCCUPANCY MULTISTORY
BUILDING (Sa = 2)
Aa = [At+(NS X If) X Sa
Aa = [24,000+(24,000 X 0)] X 2 = 48,000 SF
TYPE IIIA R2 LEVEL 3 10,135 SF
TYPE IIIA R2 LEVEL 4 10,135 SF
TYPE IIIA R2 LEVEL 5 10,135 SF
TYPE IIIA R2 LEVEL 6 9,670 SF
TYPE IIIA R2 LEVEL 7 8,770 SF
PROPOSED BUILDING AREA 48,845 SF
TOTAL ACTUAL AREA 48,845 SF
BUILDING AREA(48,845 SF)<ALLOWABLE AREA(58,080 SF)
TYPE IIIA R2 LEVEL 3 8,518 SF
TYPE IIIA R2 LEVEL 4 8,518 SF
TYPE IIIA R2 LEVEL 5 8,518 SF
TYPE IIIA R2 LEVEL 6 8,369 SF
TYPE IIIA R2 LEVEL 7 8,266 SF
PROPOSED BUILDING AREA 42,189 SF
TOTAL ACTUAL AREA 42,189 SF
BUILDING AREA(42,189 SF)<ALLOWABLE AREA(48,000 SF)
TYPE IIIA R2 LEVEL 3 5,449 SF
TYPE IIIA R2 LEVEL 4 5,449 SF
TYPE IIIA R2 LEVEL 5 5,449 SF
TYPE IIIA R2 LEVEL 6 5,504 SF
TYPE IIIA R2 LEVEL 7 5,497 SF
PROPOSED BUILDING AREA 27,348 SF
TOTAL ACTUAL AREA 27,348 SF
BUILDING AREA(27,348 SF)<ALLOWABLE AREA(48,000 SF)
TYPE IIIA R2 LEVEL 3 7,274 SF
TYPE IIIA R2 LEVEL 4 7,274 SF
TYPE IIIA R2 LEVEL 5 7,274 SF
TYPE IIIA R2 LEVEL 6 7,261 SF
TYPE IIIA R2 LEVEL 7 6,135 SF
PROPOSED BUILDING AREA 35,218 SF
TOTAL ACTUAL AREA 35,218 SF
BUILDING AREA(35,218 SF)<ALLOWABLE AREA(58,080 SF)
TYPE I-A BUILDING AREAS CBC 2022
OCCUPANCY TYPE: R-2
FRONTAGE INCREASE (If)
ALLOWABLE AREA PER STORY (Aa)
UNLIMITED
ALLOWABLE AREA SINGLE OCCUPANCY
MULTISTORY BUILDING (Sa = 2)
UNLIMITED
TYPE IA LEVEL B2 40,670 SF
TYPE IA LEVEL B1 40,675 SF
TYPE IA LEVEL 1 31,089 SF
TYPE IA LEVEL 2 29,348 SF
TOTAL ACTUAL AREA 141,782 SF
BUILDING AREA (141,782 SF) <ALLOWABLE AREA (UNLIMITED)
OCCUPANCY TYPE: R-2, S, A, B
0 to less than 25
25 to less than 50
50 to less than 75
75 to 100
PERCENTAGE
OF BUILDING
PERIMETER
OPEN SPACE (feet)
0 to less
than 20
20 to less
than 25
25 to less
than 30
30 or
greater
0
0
0
0
0
0.17
0.33
0.50
0
0.21
0.42
0.63
0
0.25
0.50
0.75
(NOTE: THE TYPE III-A BUILDINGS ARE CALCULATED AS NON-SEPARATED OCCUPANCY WITH GROUP R-2 REQUIREMENTS)
11' - 0"10' - 0"
> 25' - 0"
PROPOSED 22%
OPENING PER FLOOR
(45% ALLOWABLE PER
FLOOR)
UP/S
NO LIMIT
UP/S
PROPOSED 15%
OPENING PER FLOOR
(45% ALLOWABLE PER
FLOOR)
UP/S
NO LIMIT
UP/S
PROPOSED 42% OPENING PER FLOOR
(45% ALLOWABLE PER FLOOR)
UP/S
NO LIMIT
UP/S
FIRE SEPARATION DISTANCE
> 25' - 0"
> 25' - 0"
NO LIMIT
UP/S > 25' - 0"NO LIMIT
UP/S
NO LIMIT
UP/S
> 25' - 0"
NO LIMIT
UP/SEL CAMINO REALCALIFORNIA DR.MURCHISON DR.
P.L.
P.L.P.L.10' - 8"> 25' - 0"> 25' - 0"Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED
IN CONFIDENCE FOR THE LIMITED PURPOSE OF
EVALUATION OR REVIEW. THIS DOCUMENT OR ITS
CONTENTS MAY NOT BE USED FOR ANY OTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020.
: Architecture
: 1970 Broadway, Suite 408
: Oakland, California 94612
: (510) 451 - 2850
: Planning
: Urban Design
Drawn By:
1/16" = 1'-0"PRIME PLAZA Proposed Amendment1870/1876 EL CAMINO REALBURLINGAME, CALIFORNIAPRIME INVESTORS GROUP, LLCFIRE SEPARATION
DISTANCE
A 5.4
17019
08/25/2023
Author
2022 CALIFORNIA BUILDING CODE
ELEVATION 1
ELEVATION 2
Elevation 1 Wall Area Window Area FSD Compliance
Level 7 58’-8” x 10’-6” =
616-sf
34-sf + 22-sf + 22-sf +
22-sf = 100-sf
10’-0” =
45% UP/S allowed
100/616 = 16.2%
Complies
Level 3-6
Each Floor Identical
58’-8” x 10’-0” =
586-sf
34-sf + 22-sf + 22-sf +
22-sf = 100-sf
10’-0” =
45% UP/S allowed
100/586 = 17.1%
Complies
Level 2 58’-8” x 11’-0” =
645-sf
34-sf + 22-sf + 22-sf +
22-sf = 100-sf
10’-0” =
45% UP/S allowed
100/645 = 15.5%
Complies
Level 1 58’-8” x 10’-0” =
586-sf
22-sf 10’-0” =
45% UP/S allowed
22/586 = 3.8%
Complies
Elevation 2 Wall Area Window Area FSD Compliance
Level 7 39’-6” x varies =
450-sf
15-sf + 22-sf + 20-sf +
72-sf = 129-sf
10’-8” =
45% UP/S allowed
129/450 = 28.7%
Complies
Level 3-6
Each Floor identical
69’-2” x 10’-0” =
691-sf
15-sf + 22-sf + 22-sf +
22-sf + 72-sf = 153-sf
10’-8” =
45% UP/S allowed
153/691 = 22.1%
Complies
Level 2 69’-2” x 11’-0” =
760-sf
34-sf + 22-sf + 22-sf +
22-sf = 100-sf
10’-8” =
45% UP/S allowed
100/760 = 13.2%
Complies
Level 1 69’-2” x 10’-0” =
691-sf
42-sf + 12-sf = 54-sf 10’-8” =
45% UP/S allowed
54/691 = 7.8%
Complies
Elevation 3 Wall Area Window Area FSD Compliance
Level 7 239’-0” x 10’-6” =
2,509-sf
22-sf + 30-sf + 65-sf +
3x95-sf + 4x46-sf +
9x42-sf = 964-sf
11’-0” =
45% UP/S allowed
129/450 = 38.4%
Complies
Level 3-6
Each Floor identical
239’-0” x 10’-0” =
2,390-sf
65-sf + 75-sf +
2x22-sf + 4x46-sf +
11x42-sf = 830-sf
11’-0” =
45% UP/S allowed
830/2390 = 34.7%
Complies
Level 2 239’-0” x 11’-0” =
2,629-sf
65-sf + 75-sf +
2x22-sf + 4x46-sf +
11x42-sf = 830-sf
11’-0” =
45% UP/S allowed
830/2629 = 31.5%
Complies
Level 1 239’-0” x 10’-0” =
2,390-sf
65-sf + 75-sf +
2x22-sf + 4x46-sf +
11x42-sf = 830-sf
11’-0” =
45% UP/S allowed
830/2390 = 34.7%
Complies
ALLOWABLE WINDOW OPENING CALCULATIONS
ELEVATION 3