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HomeMy WebLinkAboutReso - PC - 2020.01.13-8D2020-01.13-8D 2020-01.13-8D 2020-01.13-8D 2020-01.13-8D 2020-01.13-8D 2020-01.13-8D 2020-01.13-8D 2020-01.13.8D 2020-01.13-8D 2020-01.13-8D 2020-01.13-8D 2020-01.13-8D 2020-01.13-8D - o <� I ui �'I II 000 0 �ii 41II � ii IU� �r �tii � III � � � �1�1 � j�■ ■,� I������ � � II �� u 71 �"' � �� ! = r vrlo�e p VIuI Ifllllllflll�IIIIIIIkI � a h POR qI: a L ' . e 50 l INSI' J !� r �� c e�nu. doom wN��rn.sx+n=arceHoeaw�wa�mxw. mescsssmvvt �m omJ�Aeew: wrier. nvm.mvredmmmv a.mesw•. m.mm...n.an.v�.�� PROJECT SUMMARY PROJECT DESCRIPTION UNIT MIX 10% ROLLINS ROAD IS LOCATED BETWEEN CADILLAC WAY TO THE WEST AND TOYON DRIVE TO THE EAST. UNIT Mo( COUNT AVG. NRSF THE PROJECT WILL INCLUDE DEMOLITION OF ALL EXISTING ONSITE STRUCTURES FOR THE CONSTRUCTION STUDIO In 3%) OFA NEW FSTORY, PRIVATELY FUNDED, MULTIFAMILY RESIDENTIAL BUILDING_ THE PROJECT CONTAINS 5 LEVELS OF TYPE IIIA CONSTRUCTION OVER 1 LEVEL OF TYPE I CONSTRUCTION, ALL OVER A 1 31 1 515 S2 10 555 LEVEL SUBTERRANEAN GARAGE CONTAINING BOTH SURFACE AND STACKED PARKING. THE PROJECT S3 12 595 CONSISTS OF 150 APARTMENT UNITS AND A TOTAL OF 195 OFF- STREET PARKING SPACES. 10%OFTHE APARTMENTS(15) WILL BE DESIGNATED AFFORDABLE FOR MODERATE INCOME HOUSEHOLDS. S4 2 554 SS 1 623 S6 2 155 THE CURRENT GENERAL PLAN LAND USE DESIGNATION FOR THE SUBJECT PROPERTY IS COMMERCIAL SZ 1 D. IBDRM(493%) (SHOPPING B SERVICE) AND THE ZONING IS C-2(COMMERCIAL). THE PROJECT APPLICANT IS SEEKINGA GENERAL PLAN AMENDMENT AND REZONE TO CHANGE THE LAND USE TO HIGH DENSITY RESIDENTIAL AND THE ZONING TO R-4 MULTIFAMILY RESIDENTIAL. APPLICANT IS ALSO SEEKING A CONDITIONAL USE PERMIT, AT 20 161 A2 5 128 A3 38 154 TO ALLOW THE BUILDING HEIGHT TO EXCEED 35FEET. THEPROJECTWILL PARTICIPATE IN THE CITY 'S DENSITY BONUS PROGRAM BY DESIGNATING 10% OF THE APARTMENTS(15) TO BE AFFORDABLE FOR A4 5 141 A5 3 911 MODERATEINCOME HOUSEHOLDS, AND WILL USE ITS DEVELOPMENT CONCESSION TO UTILIZE PARKING STACKERS IN THE GARAGE. THE PROJECT SEEKS TO CONCURRENTLY COMBINE THE 2 SUBJECT PARCELS AID 1 1 10 Al 1 10 VIA A VESTING TENTATIVE MAP UNDER A SEPARATE APPLICATION. A8 1 842 2 BDRM(25 3%) ED B1 5 11143 APPLICABLE CODES B2 5 11s3 B3 fo 140 2016 CALIFORNIA BUILDING CODE &AMENDMENTS(CBC) R 9 1102 2016 CALIFORNIA MECHANICAL CODE B AMENDMENTS(CMC) B5 4 1351 2016 CALIFORNIA PLUMBING CODE B AMENDMENTS (CPC) 201fi CALIFORNIA ELECTRICAL CODE 8 AMENDMENTS (CEC) B6 4 1252 31 1 1456 2016 CALIFORNIA ENERGY CODE 3 BERM(2%) 2016 CALIFORNIA FIRE CODE S AMENDMENTS (CFC) C1 3 1499 2016 CALIFOUR A GREEN BUILDING STANDARDS CODE 2113 NFPA 13 TOTAL 150 2013 NFPA 14 AVG. UNIT SIZE: MR 2013 NFPA 12 TOTAL NRSF: 126,019 20166 CALIFORNIA BUILDING CODE CHAPTER ILA BLDG GROSS SF 193,023 201fi CALIFORNIA BUILDING CODE CHAPTER 11B GENERAL NOTES FAIR HOUSING ACT o Any hold.. cenddt— Nat require wok N be XoL lyre 1 bey.X1 the scope of the budding perm0 issued for these plans may require MR., City ova apprls inclutling review by Ne Planning Can mission. BURLINGAME BUSINESS LICENSE o 100%of units shall be adaptable per CBC 2016 Chapter 1 fA o All common areas shall be accessible per CDC 2016 Chapter f IA JONATHAN ENNIS 632881 o All public areas shall be accessible To, CDC 2016 Chapfe, 1113 o At Ne time of Buddha P 'o t application, plans antl engineering will be submifled for shoring as NXuood by 2016 CDC, Chapter 31 PARKING regarding the protection of adjacent properly antl as required by OSHA. On the plans, indicate Nat Do,Nlbwing will be aW,...d a. The wal5 of Do, preposed basement shall be pro;X dy shored, prior to cens8udion activity. This excavation may ... d temporary PARKING REQUIRED' ACCESSIBLE PARKING SPACES (2%OF TOTAL =4) shoring. Acompetentcontractor shall N,c..ulted for recommendations antl tlesign of shoring scheme N,theexcavation.The STANDARD mended design type of shoring shall be approved by the..go—, of etooi or soils engineer prior to usage. 1 SPACEPERlBDISTUDIO-109 GROUND LEVEL 1 25PACES PER 2131)= 16 BASEMENT LEVEL 2 b. All appropriateguitlelinesof OSHA shall beincoryas[edintofhe shoring design by the contract.,. Where space pemiifs, temporary censtmdion slopes may be Nilized in lieu of shoring. M111um.11—N. veD1.1 at far the subject prefect will be f.(5) 2 SPACES PER 3BD = 6 IN feet. BW.M1 Nat h---ol benches of 5 feet wide will be required. Temporary shoes shall not exceed 1 to f (horizontal N v omi). GROUND LEVEL 1 In some areas d. to high moduo, content lwaler table,fiader slopes will be rN.00tl which will be—oh,ntletl by the soi6 TOTAL PARKING RED= 191 BASMENT LEVEL 0 TOTAL PARKING PROVIDED- 195 EV PARKING SPACES (3% OF TOTAL = 6) engineer in Ne hold c. If shoring is requood, specify on Do, plans Ne licensed design professimal that has sole responsibility to design and pr.vide ACCESSIBLE EV atl opo,t. shoring, bracing, formwok, etc. as requiretl for the protection of life and property du..g c..s.ctun of the building. GROUND LEVEL o d Shoring antl baring shall remain in place until floors, of, antl wall sheathing have boon entirely t—hudoi BASEMENT LEVEL 1 ACCESSIBLE VAN EV e. Shoring plans shall be wet-stampetl antl signed by the eoginoo .1 record and s.Ioh h of to Ne c0y to, review prior to con —to... If applicable, inclutle surcharge loatls hom adl...t struchnes Nat are with. the zone of influence (45 d.gree wedge up the slope GROUND LEVEL 0 hoot the base of the retaining-11)aX1I o,tl.e surcharge loatls. BASEMENT LEVEL 1 oOSHA permit will be obDoh.d per CAL I OSHA requirements STANDARD EV GROUND LEVEL 0 o'C—oudion Hours': Weekda 800am-1 Lt.., S,Ooo, ys:9 OOam-fi 00.., Su.,Wy S Holitlays: No Wok Allowetl SHEETINDEX BASEMENT LEVEL 4 STANDARD (9' X 18') SURFACE PARKING (4) GROUND LEVEL 3 ARCHITECTURE CIWL BASEMENT LEVEL 1 TANDEM(9 X 16) SURFACE PARKING (6) GROUND LEVEL o AP0.0 COVER SHEET AP0.1 PROJECT INFO AP40 TYPICAL UNIT PLANS AP4.1 TYPICAL UNIT PLANS CA 01 TIRE SHEET C201 EXISTING SITE SURVEY BASEMENT LEVEL 6 AP0.2 SITE CONTEXT AP42 TYPICAL UNIT PLANS C202 DEMOLITION PLAN STACKER PARKING APOM AREADIAGRAMS C203 PARCELIZATION PLAN MEDIUM (9-2314'x16'-5') (51) MEDIUM LONG (U-2314'x 1T-314') (fib) AP0.3B ALLOWABLE OPENINGS AP0.40 EGRESS DIAGRAMS AP50 RENDERINGS AP51 RENDERINGS C301 SITE PLAN C302 FIRE ACCESS PLAN LARGE (U-6314'x1T-314') (44) AP0.41 EGRESS DIAGRAMS AP52 RENDERINGS C401 GRADING PLAN X-LARGE (9-1012'x1T-3M') (14) AP0.42 EGRESS DIAGRAMS AP0.43 EGRESS DIAGRAMS APB 0 DETAILS C501 UTILITYPIAN Cfi 01 STORMWATER CONTROL PLAN AP0.44 EGRESS DIAGRAMS CI 01 EROSION CONTROL PLAN '2563 LOT Development con cessions antl incentives, Burlingame Municipal Cod. AP0.50 ACCESSIBILITYCOMPLIANCEDIAGRAMS1fA AP0.51 ACCESSIBILITY COMPLIANCE DIAGRAMS f IA AP0.52 ACCESSIBILITYCOMPLIANCE DIAGRAMS HA CI 02 CONSTRUCTION LIMPS C801 STANDARD DETAILS C802 STANDARD DETAILS PROJECT TEAM AP0.53 ACCESSIBILITY COMPLIANCE DIAGRAM51113 GO 03 DETAILS AP0.54 ACCESSIBILITYCOMPLIANCEDIAGRAMS1113 MIN STORM DRAIN PUMP Ito UCANT: JOINTTRENCH: THE HANOVER COMPANY GIACALONE DESIGN SERVICES, INC. APD55 AC CESSIBILITYCOMPLIANCE DIAGRAMS1113 APBOB SIGNAGE DETAILS STATION DETAIL TM DIABLO ROAD., SUITE 220 5820 STONERIDGE MALL ROAD, SUITE 345 AP061 SIGNAGE DETAILS DANVILLE, CA 94526 PLEASANTON, CA 94566 P: 9254902990 P: 9254671740 AP062 SIGNAGE DETAILS AP010 FIRE DEPARTMENT LETTER OF APPROVAL LANDSCAPE CONTACT: SCOTTYOUDALL CONTACT: ARNOLD SAENZ, JR L1I FLOORIPIAN ARCHRECT: LANDSCAPE APT SITE PLAN FLOOR2PIAN DDE ARCHITECTURE INC. GWH LANDSCAPE ARCHITECTS AP20 BASEMENT PLAN IT2 FLOOR6PI 3 9W HOWARD STREET 5841 SAN FELIPE, SUITE MOO AP21 FLOOR 1 PLAN PLANTING IMAGERY L1 3 A IT L15 DSCAPE AIMAGERY SAN FRANCISCO, CA M103 HOUSTON, TX 11057 AP22 FLOOR PLAN LANDSCAPE DETAILS L1L P: 4156770966 P: 7132672100 CONTACT: JONATHAN ENNIS, AIA CONTACT: MATT SHEARER AP23 FLOOR 3-4 PLAN AP24 FLOOR PLAN L16 IRRIGATION CALCS. CIVIL ENGINEER: AP25 FLOOR 6 PLAN AP26 ROOF PLAN I2.0 PLANTING LEGEND <2.1 FLOOR I PI NNTING PLAN BKF ENGINEERS 150 CALIFORNIA ST. STE WO AP30 BUILDING ELEVATION I22 FLOOR 2 PINNTING PLAN l23 FLOOR6PIANTING PLAN SAN FRANSICO, CA 94111 AP31 BUILDING ELEVATION I2.4 FRONTSETBACKSOFTSCAPE P: 4159307900 CONTACT: MIKE O'CONNELL AP32 BUILDING ELEVATION AP33 BUILDING SECTIONS I2.5 TOTAL SITE LANDSCAPING AP34 LOT COVERAGE E3 THE HANOVER largkF 1095 ROLLINS ROAD- OAD 3z/crane aI=o.3 n 1 COMPANY -,...,.,—b.,,„....e. y60 t V7, .lopwI fj \J � C y All b� T Y O a Central County Fire Department �x[,r�q� .wn�Nv rte mmn,unn�rs q/BudlWa ne.Ily4tunxpt uid L111Fn,� December 24, 2018 Jonathan Ellis, AIA BDE Architecture 950 Howard Street San Francisco, CA 94103 RE: ALTERNATE MEANS OF PROTECTION for 1095 ROLLINS ROAD Dear Mr. Ellis, 1 am in receipt of your request for an Alternate Means of Protection to mitigate where the fire apparatus access and hydrants are not compliant to current California Fire Code requirements. Your request is approved with some conditions. In lieu of meeting the specific requirements of the fire code, you will provide the items indicated in your 15 November 2018 Request with accompanying attached letter dated 16 November 2018 as well as the following: I. The fire sprinkler and fire standpipe system shall be interconnected. 2. Two positive pressurized stairways extending to the roof with standpipes located at intermediate lending levels and the mof. At least one stair shall be provided on either side of horizontal exits. Openings to the roof shall be in accordance with § 1011.12.2, T24 CBC. 3. Fire Wall/Horizontal Exits shall be provided from podium to the roof. Doors within the fire wall/horizontal at the corridor shall be opposite swinging doors. 4. The parking garage which will utilize a shacking system shall be protected by a fire sprinkler system with a density designed for extra high hazard. The items indicated with this alternate are not intended to set a precedent and is specific to 1095 Rollins Road. The applicant recognizes with approval of this alternate, the applicant may not request any further alternate means of protection or method of construction. Please incorporate the Alternate and both attachment letters Into your building plans. If you have any questions, do not hesitate to contact me. Sincerely,, o�J Y Ila Division Chief/Fire Marshal cc: Catherine Keylon, Senior Planner ,,,, Ro " Rae, I Buranpme, C. "", (b5o .._,boo I=wfidoNiticasn I R, p—todur.aryld P1GEb�sla� 6.03 November 16. 2018 Central County Fire Department 13N Rollins Road Burlingame, CA W010 Re: 1095 Rollins Road, Burlingame BDE Job No. 1712 Request for Alternate Materials or Methods of Construction -Justification For this project, the Proposed alternate is N provide two fully pressudzed stairwell enclosures, with both sets of stairs extending to the roof arM with standpipes located on Intermediate landings. This alternative exceeds the minimum in the 2016 California Building Code, which does not require stairs in on -high nse buildings to be pressurized. The exception to section 1011,12 of Me Coda also allows roof access for this type of project (with no occupied roof) On be by means of a ladder. a ship's ladder a W alternating tread device, so the extension of both stairs to the roof also axcead. the minimum requirements for a building of Mis type. These alternatives to the soar, design will enhance the ability of fire fighters to respond to. fire mergency, by allowing quick access to Me met from either stair. Pressurization of Me stairs, which are already, fully sprinldered, will further lengthen the time available for rescue operations. The stair pressurization fans will be equipped with backup battery power, so the stairwells will remain tenable environments for occupants b egress and for fire fighters to enter Me building for a far longer period of time man would normally be found in a similar building. In addition, although not required for Type III -A Construction, the project will have a Fire wall extending from the Type I -A concrete podlum at Floor 2 all the way lo the roof. At each floor a horizontal exit will be provided Mmugh this noncombustible 3-hour rated Fire Wall, allowing residents on enter aide to flee to safety through 3-hour rated self -closing doors on hold -opens. This Fire Wall will further enhance the safety of the occupants by ensuring they will have a significant period of time available to use a pressurized stair for egress. Be eg rd onathan Ennis. AIA, LEE. AP Pies dent BDE Architecture lnc. V EtNNIS @ EsDE.Qg.CFF,C.oM CENTRALCOUNTY EIRC- DEPARTMENT Serving{. Cf-o['�„"-c o.' +ac "oce ow-a[—'ca 11 Request for Alternate Materials or Methods of Construction Date Received: nnsne Permit Number In accordance with section 42.02, Title 19 California Code of Regulations, the undersigned requests approval of alternate means of protection for: Project Name: logs wnlns wed Project Address: logs whine won, Burlington., fA Subject of alternative (se%a vie, rams must be mmpknd for each ddrevent rcem}, Fire apparausexcess Code requirement (s c'fy rode motion andsacnanf. CiliforMa Re Code SON., s03.1A-"Ih. fire apparatusemessmads_ shal inland to within IN Is.i pf OR panionsof the faollty and all Ironiona m the aderim wells of the first %cry of the building as Rammed by an scproved route araunol the interior of IN building or taciR y' Alternate proposed: Baildirg shall have two pressunad stairways wo—Ing ro the hoof *in swMpipes al mediate landing level. Building shall haveafirewallrtwrrswrta athom podiumtolhe roo(w/autamanrally dosing fireonuddoo,v Jusditwdon (attach copi ofany refemnre, rest repatr erpwt opnlons. atc). SeeatuoRd letter from BDE Amhow— dated 11 16 1st. Requested by: Affiliation with Project: b 111�J Print Name Signature Contact Telephone No: .Ramos Only Stal/Hnd/rigs• Se.� d�'�c�I.tcQ — Approval Recommended [ I Not Recommended [ ] Fire Marshal: ­ Frill'.,.,..- P,-1 —, _ (n s-,-.c1 .vscl3a.,.u.- AI E3 THE n.n., e...,, ... HANOVER _�gkF 1095 ROLLINS Roao lziaane aPa.vo COMPANY e SITE PLAN EB== THE HANOVER „, 1095 ROLLINS Roao Aa , , COMPANY k! 12/03/19 aai.a CK% -.� 11 12 13 14 15 16 6 \ P» AL I EE a / I1 i BB '\\uPmv'\\ AA BASEMENT PLAN THEE3=HANOVER 1095 ROLLINS Roao Aa , , COMPANY kF ®,iziaai,e aaz.❑ � �%. FLOOR 1 PLAN E3�� THE HANOVER 1095 ROLLINS Roao COMPANY k! ®,iziaai,e aaz., 12 13 14 15 16 FLOOR 2 PLAN THEE3=HANOVER 1095 ROLLINS Roao COMPANY kF ®,iziaane aaz.z � �%. 11 i6 9 8 \ \ 7 � \ 2 12 13 14 i6 16 FLOOR 34 PLAN THE HNER .....,gg ° 1095 ROLLINS Roao COMOPAVNY _�kF ®,,ziaane aaz.a � k= 11 6 � 10 \\ 12 13 14 15 16 6 a a \ \ \ ,.eve• \ \ wM. \ /\ I I I I - n EE sy --_- \ \ I I I I ------- I I.TI FLOOR 5 PLAN THEE3=HANOVER 1095 ROLLINS Roao COMPANY kF ®,iziaane aaz.n � �%. 12 13 14 15 16 7 6 \ 4 4 \3 1 2 \ \ FLOOR 6 PLAN E3�� THE uo ,,�-,� HOMPANY _�gk! ® 1095 ROLLINS Roao izia ane as z.s A a � w . , E � , . a COMPANY �,.....,�...,�.,,«,..... e g ,s ROOF AREA ABOVE MA%. BUILDING HEIGHT ALLOW ABLE%= 5% PER CODE SECTION 25 08 MO 11 PROPOSED%= 4% FOR ENCLOSED ELEVATORS, (457 SF) 10 STAIRS, MECH PENTHOUSES, AND OTHER EQUIP. 7 2 _ \ R OF ELOW -\ \- E / I e / i RO FO AREA BELOW BB %QBELOW \ \ \ \ \ \ ROOF PLAN THEE3=HANOVER 1095 ROLLINS Roao COMPANY kF ®,iziaane aaz.e � �%. ■woo 3 ■agi I M WN `AQ,z psi (I■I 1■ 11 1�1 II ►_ i` on - ii ii ■� 111 1■ nmool_lm II1 I■■ ■■ iNE 1■I I11 1■ III J1■ 1■_ I■■ ■■ - ■■■ ■■ NNE �I III 1■ 111' m 1■ I■■ ■■ ■■■ ■■ i � 1= e I11 I■ I11 ■■■ ■■ ■■■ 1'..; MM III 1■ III 1■ ■■■ ■■ ■■■ ■■ 111 1■ 111 1■ ■■■ ■■ ■■■ 1■ 111 1■ III Ili ■■■ _ ■■■ ■■A.g 1■ 111 In 1■■■■:■■■ 1■ 111 In III 1■ ■■■ ■■ ■■■ 1■ a-, —11 Pol! ---------------- EAST ELEVATION i SEES SEES In NE on Elm ills III I SEES SEESN � �� �■ i i N ■ ■E E■ SEEN . . .� ■m Iarv,ta�vnnon9 WEST ELEVATION h 9. �Yfi 1O Stucco ' 1O Fiber Cement (S) MenefacW,d 0 Stone Veneer ( Vq Window © Metal Railing TO Glass Railing SO Metal Awning v e ( Storefront 10 Fiber Cement Panel Waal Siding Siding EAST/ WEST ELEVATION EB== THE-„o. HANOVER _�gkF ® 1095 ROLLINS Roao lziaane aPa.1 A a w„ E, n n COMPANY iO Stu. 1O Fiber Cement O MaeufaeWld 0 Stone Veneer ( Vq Wied- © Metal Railing ]O Glass Railing OO Metal Awning ( Storefront 10 Fiber Cement Panel Waal Sidieg Siding SOUTH ELEVATION EB== THE-„o. HANOVER _�gkF ® 1095 ROLLINS Roao lziaane aaa.z A a w„ E, n n COMPANY Q � � I I — — — — — — � xoocgaEa� — — — — — --- — — — — — --L— caaox T III � 1 �„ IIII t III BUILDING SECTION S aL EE DD CC BB O aL IT _F_ '�7'T — — — — — — e,.z az.+ 11 — — — — -— I -- -millil�IIIITIIII earzaceII IIII J u BUILDING SECTION 2 12 13 14 16 i6 99hIa — sz.a szo pzo I ss, sz+ sz+ eEo I � sso se.o na ix Eva BUILDING SECTION 1 BUILDING SECTION THE uo ,,�-, HANOVER _�gkF ® 1095 ROLLINS Roao iziaane aPa.a COMPANY TOTAL SITE AREA: 46,627 SF LOT COVERAGE nrea xnrnaimmvtire as,SnsF R3,n35F�3�,u� x}5[Sq F �oicovERnc�= 1a5,m5,a5en1 oOF ROOF DECKS (2. 1 gnu LOT COVERAGE EB�� THE uo ,1,�-,� HOMPANY _�gk! ® 1095 ROLLINS Roao iziaane aPa.a A. D w l, EC, I. a COMPANY �,.....,�...,�.,,«,..... e g 10'-0" Front _ a _ LO& ( LEASIN 1 L7 6ROUND FLOOR LEGEND " @ Goncrete Sidewalk 20'-0' O Decorative Paving A - - O Decorative Paving B L14 �a Parkway Planter' „tt1 Planting at Building Q street Tree u ornamental Tree Ll O Decorative Pot � L9 screening Hedge 11� - uo Unit Paver Entry Drive �++ Fntry stoop MAIL ROOM - Wood Fence (7-0" Ht.) us stone 5tepping Pads ua 5eat Well L2 L16 _ us Gravel ua Outdoor Furniture i �n 7-0" Ht. Metal Fence 4 bate ua 5treet Light i ua onsite Tree ® Concrete Walkway O Activity Lawn w/ 5od ® Firelane w/ brass Pave system a Sod SEE L2 SERIES FOR PLANTING PLAN = THE B k F TRUE�PROJECT 1095 ROLLINS ROAD, BURLINGAME 11/22/19 L1.0 ��- HANOVER NORTH NORTH FLOOR PLAN ��: A R C H I T E C T U R E COMPANY Excix[sxsi5uxvsroxs.Puxxcxs 0' 15' 30' 60' l 1 ` � L4 1 L2 COVRTYARD- @ ornamental Tree { 0 5hade Tree- ICI O Bocce Ball Court �a 5eating Area O Not Used � i O Decorative Paving A I @ Decorative Paving B O brill Area i L14 L9 L6 L1 L8 L2 L1 L14 L11 L2 L9 Fire Place i 10 Not Used / !� Raised Planter us Tree in Large Pot us Evergreen Small Tree i ua 42" Ht. Parapet Rail ' SEE L2 SERIES FOR PLANTING PLAN - ��- THE,� HANOVER B k F TRUE �PROJ'CT NORTH NORTH FLOOR 2 PLAN A R C H I T E C T U R E COMPANY Exclx[sxsi5uxvsroxs.PLAxxsxs 0' 15' 30' 60' 1095 ROLLINS ROAD, BURLINGAME Li I I I I I KIP 11/22/19 L1.1 L& ROOF DECKS @ Tree in Large Pot 0 5eating Area O Not Used La Decorative Paving A O Decorative Faving B 0 brill Area Li Outdoor bame Table 0 N Seating Area L9 5ynthetic Turf Io bravel Type t w bravel Type 2 us Illuminated Orb us Decorative Pots ua 5tring Lights us Fire Fit ue Ferimeter Railing at Seating Area SEE L2 SERIES FOR PLANTING PLAN THE B k F TRUE�PROJECT 1095 ROLLINS ROAD, BURLINGAME 11/22/19 L1.2 �- HANOVER NORTH NORTH FLOOR 6 PLAN u: A R C H I T E C T U R E COMPANY Excix[sxsi5uxvsroxs.P—.— 0' 15' 30' 60' rfi N ACER PALMATUM 'SANGU KAKU' CORAL BARK MAPLE BETULA NIGRA JUNIPERUS CHINENSIS'SPARTAN' RIVER BIRCH SPARTAN JUNIPER PLATANUS ACERFOLIA'COLUMBIA' COLUMBIA LONDON PLANE TREE PODOCARPUS ELONGATUS'MONMAL' ICEE BLUE YELLOW WOOD PODOCARPUS HENKLEII LONG LEAF YELLOW WOOD PODOCARPUS MACROPHYLLUS YEW PODOCARPUS SHRUBS r i DIETES RID IDES ERIOBOTRYA JAPONICA'COPPERTONE' MAHONIA EURYBRACTEATA SOFT CARESS NANDINA DOMESTICA'GULF STREAM' PHORMIUM'MAORI QUEEN' SARCOCOCCA RUSCIFOLIA VIBURNUM AWABUKI'CHINDO' AFRICAN IRIS COPPERTONE LOQUAT MAHONIA SOFT CARESS GULF STREAM NANDINA MAORI QUEEN FLAX FRAGRANT SWEET BOX AWABUKI VIBURNUM GROUNDCOVER LAWN 'F 4 LIRIOPE MUSCARPBIG BLUE' BIG BLUE LIRIOPE OPHIOPOGON JAPONICUS'NANUS' ROSMARINUS OFFICINALIS'HUNTINGTON' DWARF MONDO HUNTINGTON CARPET'ROSEMARY' SEDUM CONFUSUM SEDUM TRACHELOSPERMUM JASMINOIDES STAR JASMINE FESTUCA ARUNDINACEA TALL FESCUE THE PLANTING IMAGERY 1095 ROLLINS ROAD, BURLINGAME 11/22/19 11.3 � A R C H I T E C T U R E HANOVER ■■� COMPANY Ecxasez: suavaroesvlxxxaa TV SEATING 1, TREES IN LARGE POI 0R JOUTDOORSEATING WOOD FENCE OUTDOOR POOL TABLE ILLUMINATED ORBS BOCCE A t 0 GRILL DECORATIVE PAVING A FCPRATIVE PAVING B t"x4" Cedar t"xb" Cedar — Fascia Board Picket 2"xb" Cedar Gap to Span 2 Panels (12' Length) 1"x4" Cedar— Fascia Board ® m miv 4"x4" Treated) 2"x4" ) �4"x4" Trei Pine Post Treated Pine ® £ Pine Post Rails Beyond R-S (V SECTION/ELEVATION SCALE: 2"xb" Cedar Gap NOTE: 1. All Treated Wood Shall be .40 CGA Or Greater. 2. Fence to be Stained. 3. Face Posts to Adjacent Property, Face Panels to Hanover Property. 2"x4" Treated Pine Rails Beyond 7HT. PERIMETER WOOD FENCE Property Line ±24'-0" Overall 2" Gap 5" Gap 9 � bLI W 4 }�Iliil o `(3) Heavy Duty Bolt on Hinges { Triple-5 Steel Item #HI3100 J a Lockable Gate Drop Latch to be Hinged for Clearance when both Gates are Open Key for Lock Kept in Knox Box ELEVATION SCALE: ry �1 Q m m NLL (V ELEVATION 1/4" — 1'-0" �✓� SCALE: Face of Building GMU or Concrete 3" Gap 2-221 Knox box w/ Key to the F Drop Latch 1/4" X 4" Alum. Louver Panels w F Rotated at l2 Degrees Set Post 3b" Min Into Concrete Footing as Shown Panic Hardware on Dog Run-6„ Side of Gate GATE AT DOG RUN 1/4" — 1 -0" Post b'-O" O.G. (Typ.) 4" O.G. (Typ.) 2" 5q. T.5. Horizontal 2" 5q. T.5. Rail (Typ.) `Post (Typ.) 2' Solid 5q. Pickets 5 Horizontal Rail (Typ.) 2" Thk. Stone Gap (Parapet) PARAPET RAIL AT LEVEL 2 1/2" — 1 -0" E3::):E THE B k F 1095 ROLLINS ROAD, BURLINGAME 11/22/19 11.5 HANOVER " LANDSCAPE DETAILS A R C H I T S C T U R E COMPANY Excix—, Sul —Ill, Puxxcxs PLANTING LEGEND - COMPREHENSIVE PLANTING LEGEND - COMPREHENSIVE TREES SHRUBS LABEL QUANTITY SYMBOL BOTANICAL NAME COMMON NAME SIZE NOTES LABEL QUANTITY SYMBOL BOTANICAL NAME COMMON NAME SIZE NOTES T-1 18 O Acer palmatum Coral Bark Japanese Maple 24" Box Standard S-1 O 49 Mahonia eurybracteata 'Soft Caress' Mahonia Soft Caress 5 gallon Full Container 'Sango Kaku' 5-11 94 � Nandina domestica 'Gulf Stream' Gulf Stream Nandina 5 gallon Full Container T-2 9 Betula nigra River Birch 24" Be. Multi -trunk \�11 S 12 28 �^', >ywf ormium Ph'Maori Maori Queen N.Z. Flax 5 gallon Full Container Queen' T-3 5 O O J nipems chinensis 'Spartan' Pa per Spartan Juniper 24" Box Full to Ground S-13 71 Pmnus laurocerasus 'Otto Luyken' Otto Lu en Laurel Yk 5 II gallon Full Container 5-14 57 Raphlolepsis umbellata DwarfYedda Hawthorne 5 gallon Full Container 'Minor' T-4 3 -lea europaea 'Swan Hill' Swan Hill Olive 24" Box Multi -trunk S-15 33 Sarcococca mscifolia Fragrant Sweet Box 5 gallon Full Container T-5 12 } Z Platanus acerifolia 'Columbia' Columbia London Plane 36" Box Standard S-16 23 Temstroemthem ia -an •Sotall' Bigfoot Cleyera 5 gallon Full Container Podocarpus S-17 40 Vlbumum awa. 'Chindo' Awabuki Viburnum 5 gallon Full Container T-6 7 O elongatus Monmal' Icee Blue Yellow Wood 15 G Full to Ground GROUNDCOVER & VINES GC-1 120 sf ® n/ Seasonal Color 6' Pot 9110.0. T-7 g 0 Podocarpus henkleii Long Leaf Yellow Wood 15 G Full to Ground GC 2 490 Lraope muscari 'Big Rlue' BigBlue Lirio Pe 1G 12" O.C. T-8 13 Podocarpus macrophyllus Yew Podocarpus 15 G Full to Ground GC 3 112 Rosmarinus Irs Huntington Carpet Rosemary 1G 12" O.C. Huntington Carpet SHRUBS GC 4 1,175 Trachelospermum asiaticum Asian Jasmine 1G 12" O.C. S-1 9 Q Aeonium haworthii Pinwheel Aeonium 5 gallon Full Container GC 40 °o°o°�o°o°o° Ophiopogon japonicus 'Nanus' Dwarf Monde 4' Pot 6" O.C. S-2 143 A thus africanus gaPan White Lily of the Nile 5 gallon Full Container Albus' GG6 1,180 sf n/ Mexican Beach Pebble Black 3'-5' Pieces n/a S-3 7 Agave shawii California Native Agave 15 gallon Full Container GC-7 415 at OO n/a Mexican Beach Pebble Bone 3'-5' Pieces n/a S-4 3 G Agave weberi Webers Agave 24" Box Full Container GG8 2,175 sf ® n/a Washed Drain Rock 3/4" Pieces n/a S-5 138 ® Dietes indoides African Aris (Blue w/ White) 5 gallon Full Container V-1 8 Trechelospermum jasminoides Star Jasmine; Staked Vine 15 G Per Plan S-6 31 �eyy��, Eriobotrya japonica 'Coppe.e' Coppertone Loquat 5 gallon Full Container YlY YlT LAWN &SYNTHETIC TURF S-7 72 Gardenia jasminoides 'Veitchii' Dwarf Gardenia 5 gallon Full Container L-1 1,91 O sf Ej Festuca amndinacea Tall Fescue Sod S-8 25 0 macs All Gold Japanese Forest Grass 5 gallon Full Container L-2 2,000 sf � r la Select VR by ForeverLawn Synthetic Turf AI Goldchlea S-9 85 Ilex comuta Carissa Holly 5 gallon Full Container 'Caossa' ES= THE B k F PLANTING LEGEND 1095 ROLLINS ROAD, BURLINGAME 11/22119 L2.0 HANOVER ,� A R C H I T E C T U R E COMPANY sixrsxssuevrroxsxixxxrx L-2 THE B k F TRUE�PROJECT FLOOR 1 PLANTING PLAN 1095 ROLLINS ROAD, BURLINGAME 11/22119 L2.1 � „ NORTH NORTH HANOVER ■■� A R C H I T E C T U R 6 COMPANY sixasessxevaroes�xixxxaa 0' 15, 30' 60' T-2 5-11 5-15 THE B k F TRUE PROJECT FLOOR 2 PLANTING PLAN 1095 ROLLINS ROAD, BURLINGAME 11/22/19 L2.2 NORTH�NORTH ��� HANOVER P R C H I T E C T U R 6 COMPANY sixasessxevaroes�xixxxaa 0' 15' 30' 60' Property Line THE B k F TRUE PROJECT FLOOR 6 PLANTING PLAN 1095 ROLLINS ROAD, BURLINGAME 11/22119 L2.3 NORTH�NORTH HANOVER P R C H I T E C T U R 6 COMPANY sixasassxavaroas�xixxxaa 0' 15, 30' 60, Fr, Landscape Requirements 60 % of the Front Setback shall be Soft Landscaping Front Setback: 4,265 sf Soft Landscaping: 2,755 sf One Landscape Tree is Req Lot Area: 46,827 sf Lot Coverage required: 23,4 Required Trees: 23,413 / 2,( *Planting Legend on L2.0 ini 50t1 THE � � � � TRUE �PROJECT FRONT SETBACK SOFTSCAPE 1095 ROLLINS ROAD, BURLINGAME 11/22/19 L2.4 HANOVER NORTH NORTH �� T U R F COMPANY ..E.= oE.o.„a<.Ea o 1s 3o so Total Site Landscaping: Level 01 - 6,055 sf Level 02 - 2,365 sf Level 06 -140 sf Total - 8,560 sf 140 sf 2 5b5 of LEVEL 01 ES='THE � B k F TRUE�PROJECT TOTAL SITE LANDSCAPING 1095 ROLLINS ROAD, BURLINGAME 11/22 19 L2.5 NORTH NORTH HANOVER ,� A R C H I T E C T U R E COMPANY sixEsxs�suevEroxs�xixxxEx 0' 25' 50, 100,