HomeMy WebLinkAbout1128-1132 Douglas Avenue - Plans: �` _.
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1 128+1 132 Douglas Ave. Apartments - Photographs of Neighborhood
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Opposite sidE� of the street
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1 124 Douglas Ave.
1 134 Douglas Ave. 1 128 + 1 132 Douglas Ave.
(subject property)
Subject Property side of the street
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1 121 Douglas Ave. 1 1 1 1 Douglas Ave.
1 137 Douglas Ave.
1 120 Douglas Ave.
Abbreviations
E) Existing
N New
R Remove
A.B. Mchor Bolt
AC. Asphalt Concrete
A0.1. Adjustoble
ALUM. Aiuminum
ANCH. Mchor
AP?ROX. Approximatey
ARCH. Architectural
ASPH. Asphalt
B.U. Built-Up
BD. Board
BITUM. Bituminous
BLDG. Building
BLK. Block
BLKG. Blocking
BM. Beam
BOT. Bottom
C. Conduit
C. B0. Chalk Board
C.B. Catch Basin
C.I. Cast Iron
C.�. Construction Joint
C.O.T.G. Clean Out To Grade
CAB. Cabinet
CEM Cement
CLC. Ceiling
CLO. Closet
CLR. Clear
COL. Column
COMP. Composition
CON0. Concrete
CONST. Construction
CONi. Continuous
CORR. Corridor
CTR. Centar
CTSK. Countersink
CW Cold Water
p.F. �rinking Founta`n
D.S. Downapout
D.S.P. Dry Standpipe
DBL. Double
DEPT. Uepartment
DET. Detail
DIA Diometer
D�M. Dimension
DISR Dispenser
DN. Down
DWG. Drawing
E.F. Exhaust Fan
E.J. Expansion Joint
E.P. Eiectrical Ponel
EA. Each
ELEC. Etectrical
ELEV. E:avation
E.M. Electrical Meter
ENCL. Enclosure
EQ. Equal
EQUIP. Equipment
EWC Electric Water Cooler
General Notes
F.A
F.D.
F.E.
f.E.C.
F.H.
F.H.C.
F.P.
FDN.
FlN.
F.O.C.
F.O.F.
F.O.S.
FRMG.
��.
FUT.
G.B.
G.I.
Gt�
GALV.
GL
GR.
H.B.
H.C.
H.M.
HR.
�.
I.D.
I.D.F.
I.E.
INSUL.
INT.
INV.
J.H.
JAN.
,;T.
UB.
LAM.
IAV.
LT.
A1AX.
M.B.
M.D.F.
MEMB.
MFR.
M.H.
MIN.
MIR.
M.O.
MTD.
MTL
MUL.
N
N.I.C.
NOM.
N.T.S.
O.C.
O.D.
O.H.
OPG.
OPP.
Fire Alarm p H. Panic Hordware
Floor Drain p_�, p�asiic Laminate
Fre E�Ringuisher p,T.D. Paper Towel Disp.
Fre Extinguisher Cab PL Plate
Fire Hydrant PVS. Ploster
Fire Hose Cabinet PLWD. Plywood
Freproo' pR. Pair
Foundotion p7DF Pressuro Treated
Fnish Douglas Fir
Foce Of Conc R.C. Roof Drain
Face Of Finish R.O. Rough Opening
Face Of Stud R.W.L Rain Woter Leader
Framing REF. Refer To:
Footing RE!NF. Reinforced
Future RE00 Required
Grob Bar RESIL Resilient
Golvanized Iron RM. Room
Gauge �D. Redwood
Galvanized S.B. Solid Blocking
Glass S.C. Solid Core
Grade S.C.D. Seat Cover Disp.
Hose Bib S.D. Soop Diapenser
Hollow Core S.N.D. Sanitary Napkin
Dispenser
Hollow Metal S.O.V. Shut Off Valve
Hour S.S. Sewer System
Height SCH. Schedule
SEC. Section
Inside Diameter SHT. Sheet
Intermed. DisL Frame SHTHG Sheathing
Invert Elevation SPEC. Specification
Insulation SPI.. Splosh
Interior ST0. Statior
Invert $7p. Standard
Joisi Hanger S7f2UC. Struttural
Jonitor SUSP. Suspended
Joint
T.B. Tack Board
Laborotory T.O.C. Top Ot Concrete
Laminate T.O.P. Top O( Pavement
Lavatory T.0.5. Top Of Sidewalk
Light T.O.W. Top Ot Wall
T.�.D. Toilet Paper Disp.
Maximum U.O.N. Unless Otherwise
Marker 8oard Noted
Moin Dist Frame UR. Urinal
Membrone
Monufacturer V.C.T. Ynyl Comp. Tile
Manhole V.C.TB. Ynyl Covered
Minimum Tockboard
Mirror �ST. Vestibuie
Masonry Opening
Mounted
Metal W Waste
Mullion W.B. White Board
W.C. Water Closet
North W/ With
Not In Contract W/0 Without
Nominol WD. Wood
Not To Scale W.M. Water Meter
On Center wP� H'aterproo°
Overtlow Droin WT� Weight
Overhang
Opening
Opposite
Thex Dra�ings ond Nar conlenl aie and shaN �mrwin the propdty of Drdl'vg
Tenones Architeclure �heUn the project for �hich they we preporM is aeeculed a
nof. Thry ae rwt to be uxd hy arry pereon other than the Orner or fa arry other
project or nxlenson lo fhe project mcept by ogroemeM in wri�'mg with the kchitat.
The Mchitect exprasty rtserves Ns canrtwn b. copyright ond Mhn property rights
relatiy to Uex Drarings ond thcr cmtent Thex Dravinga are iwl to be
reproduced, attered a oUieiriiae mod'�.fied in ary mamm rhaL�oever mecept by the
ArchitecL Tliwe Draringa md ther content may rat be ussgrrod to a third porty
i�
■itlput �ritlm come� d the Ar�ilect. In the e�eM of unautharzed ux of thex
Dra�ings hy a Nird porty, the Nird paty ehdl Iwld hornJea� and indd�x�ify Ue
kchilxt
T1Kse Drarings are an imUume� of servias perfamwd by the Nchifect fa �he
benef'A of the Orner. They are iMended !w ux 1n a negotioted wrqtrucfion cont�oct
and. therafore, may not detdl a epecify all materids. !ranutaduren a axemd'ro�.
Detaile� amembliee or�d producls commonly kram to ha irduaUy aloridad for o�ry
gnm trode may nd be tWy detukd a speci�kd. Wherc necasvy. the Contmctor
,naii prw�de ,ompiea, da�e, product Naotua m��d m o�c � aMr a u,e
Omer's agnt in moking sekctiare. Fa the purpax d estinwtirg items rat fdly
detdbd the Contracta shdl piwide an dbrmce amwnl and ao cadilio� wch
atimala. The O�xr and/a Cantracta �Iwl wbmit to the Mchitect. n Nriting� any
roque�b fa modificaGoro lo the plaro w specificaliona 6y meana of ahop dmnnqe,
sampbs w dMr meurs m appropriate. Slwp drmrirgs Uat an suMilted to the
kchNect for revie� do not cor�stitute in rriting' unlese R ia MayM W the ottention
d the ArcMtat ttwl speafw chonges ore bdrg auggeeted.
No guoranta (a quality of camUuct�on is implied w iritmded 6y thex Dacurnents.
The Contractor ehaX mnarN full reeDomibilily ta airy conetruction defKiencin.
The Orner and Controcter shdl hald hmnless, eidemnily and defend the kch'Aecl
from arry aclian initiated by Ne ndid Omer, a uiry �ent orner, fa
— comtnxlion deficiencies. modificaGom. xbatiMiau. mdMerance w arry such
condiUa� .nkn in neyond n�e contro� of tne kcnitect.
NI CoritruM DaumeiAs dacrbed "r the CwMruction Controct shd 6e corndned
orie documenl and are intaWed tu he uxd m one dacument Contractor aM all
su6-cor�lroctorn shaX miew oX documenLs prior to biddirg. Su6-anlrators ae
rnponsiWe for ony intamalion perta:n'rg M their Nork m mattv Mhere it muy
occv in Uxae Doaments.
R u the inteM of tM�e Docurnenfe lo praride fa the carotruction d a moiature
praof mcbxre d intenor apace. M the Orrror� Contraclor w ary Sub-conbactors
becomt u�Qe d py asumhly a mnAtion. either �n in the Dra�irgs a
owetrucled on-aite, �hich doa oot. in tlieir opinbn. wtisly thia ntent, it o thdr
reeponeiMlity to rrotify Ua kchilat riUn a re�orioble artaunf M time so that the
cddition or wumdy cm be mie�ed� and� N trocaawry� rtrotificatiom can be made
to Ihe Docummts a to the WorM �itaut �rtpacting tlx progrns d the Wak.
NI irifomwtion pertoining W the ate ehol be, and shdl rmain, the O�ners
rpponaibilily. This irrfamation sMl in[4de leqal dpeription, deed ratricFions.
eaeertiente. site eurvey� loVo9�� ��Y� localion of eaieling irtprovaibMs. wib
�,a�a���a.
Coae Conqia'�ce
NI �ork andl cqrply �M appkahle mdes and trade ataMards inclu6ng but rol
limited lo the lateet adopted edtion of the toNaring:
2013 Cdifomq Bui6rg Codee, 2013 Re,tidenlid BuiM'ng Code (�here applicade),
2017 Cafifmwa Mechonical Code. 201J CaGFomia Ekctrical Code, 2013 Cdifomio
RuMing Code, i�uding aY unndmenh as odopted in OrArwnce 1989, and 2013
Caiifania Energy EffKienq Standords (TAk 24)� incWding Cod Raof requimxnts.
CanUacta ehdl aubmit rec�sling oM raele raduction fam, ard M muet be appwed
priol to imance d 6ui6ng pertniL
Por uie city a a,d:gmie'e c2en euidiny aanance j lesl-zo1o� uvpGcati«m
rtwat prowde daummtation oF compl'pnce iith Green Buiiding (Grem Pan6 checlJi�t,
LFID chaNet� a Wher). The checkFsl� and dher iMamaGon mprding the city'n
ym, n�b:y ����. �� x ��e �, �n� �y .�rt� (ua�
nttv.//....e�.���.«y/��x..��rr�=�zis) a �i ,ws uccw,�wy �c
650-559-7273
MI oppkobb atata and bcd codes, ordimicm, legaktion, m adopted by the City of
9rt&gum at time d pertnit appGcatian.
H is the Controctaa roponsbilty to ident�ly md tamifa�ae timaelf rAh anait
cudd md ordiranae indudirq lo�al variat�ms on nationd a regand wdes
Aequiremertts oi adopled codes shall superoede arry conticting requiromeiAs defined
n tfwse �ocuments. When a confFct is suspected the Cantracta e1wM so advise the
Nchitecl in �riting �iUin a rea�onaGe lime w;hat !he ronflict. if it ai5b. wn 6e
rwolved r,thout impaling the pmgrex of the Wofk
The Cmtracta shaM nckde and 'mpkmmt dl pertinent requiremer�ts of tha propct
m xl fW,h in arry conatione d approwl ottuclad to the projat by govemirg
agmcis. 7Mse wMiliona eFwll bxane a pat of the ConUact Douxnmb.
;i!e Exanvaha^.
The Cantrocta slwA thaoughy «orrtine Me eite ond sctisiy nunxn as to the
conditians under rhich the Wnrk is to be performed. The Contractor shoX verify ol
Me eite al meaeuremenb and wiMitiona aHectir�g Ms rork and ehaN be responaible
Iw sarc �nlas brougM to Ux attenlion af the Orner or his agent pna to
praceeding rith the Work.
o:riensbn cantra
R is the reepwir6ifty o( the CaiUactor lo check and wify al caMiibro,
6menaions, Gnea aM levds oligmronts iMicated; proper ft and attachment of dl
paAs 's rtqu'ved. SMuk there be ary 6fterenca bd.een Ux Documenh wd the
octud rnMitiom, the Controcta �MII rwti!y the Ornar or ho ogant in rritng fa
clorificotion aiM/w odjustmeM. In the exnt of tailure to do w. Ihe Contracta shdl
be �eaporaible fa correctione rc9uirod a wbeequeM dangea occuring ae a rowlt
of thme diNerences.
Note to Subcontrocton: Location of may itmu a maemblia B criticd fa
dgnment af other aaembiea �hich may ba inatulled by otha tradea ond �hich may
nd 6e imtaNed at tha tine M imtallaliwi d your �ork AM Sub-caritroclors nhop
revieN the maivier in �hich their �ork (As, dgns a cort�es into coMaci rith rork
M Mher trodes. The CoMrata uM ach Sub-conUucta slwM mie� dl Documenta
ond A be reapondbb for iMomwtion coritonx! ot vry bcution wthin Ne
Docummb �hich pertains to Uwir Mork Oeficimciw rauNing from failure to do w
e7 he removed and cortecled at Contractnrs expense.
,V! dimendoro and conditions shdl be checked ond ve�if'rod. botn fn tM Don;men�
md on tM joh� by each Sub-conUactor be?ore they procaed �ith thek Mork. kry
ertors, ortirssions. dixrcpancia a deficiencies sholl be b�ougM lo the atlmtion of
the Gerord Cwitroctw G� ta proceedig �ith the Wak The ConUocta �MA noUy
the Urner in writirg tor reeaut�on.
Commencertient of �ork 6y my Sub-ceMroctor sMl irdkale a kavledge md
oceeptma of all cpMtiom Oe�pbed 'n the pocurnenh a eti�tig on aTe wlich
could oHect their �orN.
NI dmeneiam take precedmt wr �cde. Where dirtianions ort not mtidy cka the
Confrator ehall rrotily the Architat and requeri ckriFimtion.
D17AMANGS SFqLL N0� BE SfiV.ED.
MOKhae Roteclbn �u'rg CarShucMon
Sfauld my apecial eituationa or dirtatic cadi6one acur durrg conshuction the
Orner. CorGacta aM Sub-corGoctas ehd': m notice aM impinncnt arry meanvee
roquad lo assure the prolatim of moteriois ad amrt�6Gm.
The Can4acta shd lake aA neces�ary measiees to pratxt ne� or existing
consGuction and materals from damoge due to wea1M a ary dher adrese
mrMltiom.
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Buildn9 �efm�rt Nc'es
My hidden conditiore ttwt rtqu�.rc rrark to he perfamrcd bryond the xope of the
building pertnit i9aued fM the9e plona muy requirE turther Ciiy opprowle ircluding
revie� by the Plann'ng Commi�aan.
Raoms tlwt can be usM (or akeping purposes musl hwe at kast one rindor tfwt
rnmplies rith egrm rcquirmxnb.
Grading Pormi4 if required. dl be obtmad from the Departmmt of Public Worla.
Fireplace chwixiey mat tdminate at leml tro feet hiqhe� thon a�ry portion of the
buildng rithin ten feet
Fre SphJ]er System
Fre spriikkr syslem requiRd ttvougtaul mtire 2sidence. Sepaate pertrit shaN 6e
obtoi�d Nrough Central Courity Fre Deportmmt prior to iirotalalion.
Doubb backfbw prever�t'ron device required on fxe xrNce line.
Niiimun 1ir�ch �aler meler requred
fiie UeOaAmeM Nofes
Schemotic of Mater Wteral fiire after mdx andl be ehown on Building Plone prior to
approwl indicalirg iocation d the dwice aHx Uro �pYl bd�ron danestic aM fre
prntectim lines.
AA �prinkler drainoge sMN be placed ir�ta landxapinq areas
Drarings submitted W to BuiGng Department fa rerier aM appiwd eM1oX ckoAy
indkate fire Sprin4bn shoM 6e inalaMed ad nhop drminge shdl be apprwed b�
the Fire Oepatmen; pior to irotdlotion.'
Pah Divmon Notes
No ai�trig tree aver 48 inclrs in cirtunference at 54 inchn from base of trte
rtay be �enaved �Uaut a ProteMed Tree Permit from the Porin Diviaon.
0
Sheet Index
Arc�Xectual
A0.0 Directory, Ycinity Map, Aboreviations
Ganeral Notes, Index
A1.Od Si:e Demolition Pbn
A1.0 Site Plan, Project Dota
A2.' Goroge Floor Plan
A22 Frst Floor P!on
A2.3 Second - Fourth Floor Plon
A2.4 FRh Flaor Plan
A2.5 Frst Floor Unit olans
H2.bp Secontl-Fourth F'�.00r Unit Plans
A2.6b Second-Fourth Floor Unit Plans
q2.bc Second-Fo�rth Floor Unit Phns
A2,7 Second-Fkh Fbor Unit Plans
,qZ,ga Ffth Floor �Jnit Plon
A2.Bb Flfth Floor Unit Plon
qz,g� Flkh Floor Unit Plon
,e,p,q Floor Area Cakulotions
,�,p,+p Floor A2o Colculations
,�,p,�,� Site Neo Calcuiations
A3.0 Root Plan
A�.' Extaior Elevotions
Aq 2 Exterior Elevations
qg.� Site Section
GIvY
Cl Topogruphic and Boundary Survey
Arbarl�t Reppf
AR1.0 Arbonel Report
LI.1 Landscope "lanting Phn
Ll.� Landxape Irrigation Plon
Gre�npolnh CMctlM
GP-1 Greeripoints Checklist Form
Project Scope
Demolition of eMisting aingle family houses und apwtment buildinga.
Addition of 29-unil multifamily rcsidential oportmmt bWlding with the
preservotion of lorge historic redwood and oak tree. Histo�ic building on
lot to be relocoted as part ot seporate opplieation.
�
1128 Douglas Avenue
Burlingame, California
A P N : 029-132-180
029-132-190
Construction Hours Project Directory
No person shall erect (including excwaEon and grading), demalish, olter, �W�@f
a repair any building or structure other than between the following hours Z�y Rwl Estale oewlopmenf
excapt in the cose of urgent neceasity in the Interest of public health g vsta Lane
ond sofety, and Nen oniy with prior wrlHen approval from the Bu'Iding Bu�iingome, Calitomia 94010
�cial, which approval shall 6e gronted for o panod rrot to excxd three
tlays. Holidays ore the tirst day of Jonuary, the third Monday ot Jonuory, Voice: (510)709-5826
the third Abnday of February, the lost Monday o� May, the fourth day of
July, the first Monday of September, the secord Monday af October, the
eleventh day of November, the fourth Thursday in November and the
twenty-Frfth day of Decem6er. If the first doy o( January, the fourth day AfChl1@Ct
af July the eleventh day of Navember, or the Menty-fifth doy o!
December folls upon a Sunday, the following Alonday ia a hol'day. p��y TMOMi ArchryKlun inc,
Richartl Terrorres. Mchitect �
C0I19tNCSiOII hOUI9 PE� i11E �itY of Burlingame AlllfliCiP01 �Od! i%.�%.ii� ,JacobFurlprg,Prpjq�fMarWper ,
Monday through Friday: 8AM to 7PM 1103 ,;uanito Avenue
Saturdays: 9AA1 to 6PM Burlingame, Colifornia 94010
Sundoys ond Holidays: No work Fax:e�(6b0) 3439-69685� _� _ �� �' „ sd.'��"
_.:_.'� � � �w� �..�
. ry, . , � � ._. . .
T'-�` �. . '... ./
Legend
/ �� Grid N�mber
( /� Door Number
�/
�1 Keyrrote
Detail
�T Sheet Number
Section
SM Sheet Number
�nterior Elevafron
�T Sheet Num6er
0.00'
� Elevation Indicator
0
0
(N) Full Height Wall
(N) Concrete Wall
Object to be Demolished
Line ol object above
Fence Lina
CentelGne
�
New 27 Unit Aparfment Building:
1128 Douglas Avenue
Vicinity Map
� 'N/h\ 2015-01-�1: Plurti�y ReNew Revtrlom
r ,��'�i C�%�
G�,� � 0 O 07, c 2014-10-31 � PIm�Y�q RM�w R�vblons
� e m�o y
�' � 2011.06-13: PIuvY�p Subminal
o° �t� c' .v
Q°c JQ 2017-0?-13� Plomtp R�wbmNml
p+� 2017-04-Y4: Plannkq R•wbminal
Project Locatlon
1128 Douglas Ave
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Data, Vicinity Map,
General Notes, Index
Av�
Reo�
� , ,
1401
�
�
�
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Site Demo Notes �
u�owy w�i�niy .. // � .. .
. Nr;liU�;y, : . • _- . , _
- (E) 20' Coast Live Oak to -'-23.50--_____-_}. � . .. _ � 'J.23J0 � (E) 28' Oak tree
remain . � ' to remain. � i'' '�'
� � � � -- -�- . PROTECT DURING (E) 36'Redwood tret to remain.
� - � � CONSTRUCTION ' � '� ' PROiECT DURING CONSTRUCTION
.. � � Refer to AR 1.0
-� �� Y4 �., ,. Fxcavation moy only be done by
� ..'t � _ _ -.. . . ... . - 23.80 � Existing Buildin9 � :. 24JB • � � �• �'`.. �•. mdependent orbonet r�eport.
i ' h inatructed
"�8 r, ��, '. . -. '. 23.56 � - � ,. ; �:: . � -�,;. . �
e . t ' _ � � � � ' ' , (E) 2B� Coast Live Oak tree to
, . . ,:._ . ^4, � - remain. PROTECT DUPoNG
: ,: ,.� . • -��• . .. , �ne of ingres�/egresa eastment . �,--- � 4.11 � - - - - COhSTRUC'ION
_ � -_�- _. ' ' r
�'' ----- �'� ---- _ 23.6 : _.. �;� � , -�; � _.._.._ .. �- - � � �S � �fer to M 10
.,: .: .
.,
; � , �; . �� � ' : .... (E) � B Tret�t0' � � " ..-� ` �. : -, ..� , ..� , � , .. � •} �; ��. cavation may only Ge done by
I : i,, .,, �.� _ .� . (E) 18' Tree � ..,.. .
;, . ' .. ' .�. to be romoved bs. removed ' � �- - `�=. � � , � . ' . ' � -. . . �.,, � hand and :nstructed by
' � � �__ .. � " " _' " � __�_-_ �!I � " __. .. . independmt arborist roport.
i _ + -� 23.80 � 24.OS . .. . . -- -- -- -- .
� i� � � Property Line 24. � �`� �'�.
r� �� ,.�... �' L - . ._ - . . . �2404� . • �. . :24.34 . <: �.--. _ �,:. . . .
�, �.
d� � �� � � . � ( (E) Corcrete drneway � .. � : . � � ' . . . . � j .� -',. . . ' .: . � �''. . :. '� ��` `E) St eet tree
to be �removed � � - . � � �' - �,,24.25 ' � afte� ronstnxt
��,��, � . � �:r�� ;.:�� � 1 � :�,: i -------------- ---'----- --- -- i .. r.. � c ion
� i -- - -� j . (E) Building to i � I I � ,.'� . . .._
I i� j I be removed . � I / ��; 't .
I . � i i : � � � � I - I 2�,5,�-� -� - ��24.96 �,., . . _ c �, '.. I ' ' _
�-t tf f', :. �_�---------- 2s.sa ; / .. . , _ -.
� j,,.. , ' � � 23J6 --�� I I F- �'. � 1 .�� /
,-• . .
I • i � � �._ ' ' �
. � ' .- .'. ' ' � I � ' , � I '�� � ��.: �� ' �' 24.15''` E) Street tree
� � 1 I , � . I � ' "!�.� � . � to 6e rcplaced �
- 1�' / � . I I .. 1: 24.94 � ofter construction
/
� . . • ` :' � I I �� I : i ' .. 21.35 . , � 24.53 . . � ..
�*��' ! � �2366 �E) Portion of House to I (E) Portion of House to � � -� "� � �-. . c
. I� L� 1 be demoed on site per be relocatad to 524 Oak � _ - _
22�43 � � � separate permit Grove Ave. per rate � / �
� . .. . . .. A.P.N.029-132-180 � � applicatioc I permit application� .. .. to) be emoved � /�{ � �
' i .'. i I f .I, � ' •.'. � -;./ -� 2SJ4, � . . .
� � (E) Street tree
' , � � .. I - - � I I �� � � . . . . to be replaced -
2J 06 - 1 � I � ' ' � ..: .. _ . . . f � ....� '� � .. - after construction �� .
" „ � I I ------- ---� ����
, _ _ _ 8 Tre to
removede
�______.______________ f I /
' '
� I . L__----__-_� � ._���. � • i� (E) 6� lro6 stump t -, . .
�� � . .-_--.---. ._ . I 23.44 � . to be removed �1
�� ___--_-----------� ,
, j------______.-�-�.� I � .�-..� �24.49 -
��, o - 23.47 - 23.96
J � � (E) Fence to .�.. • - -�....-... -� � (be restoredYtouhe (ul to
� 24. _
� .�' I � �- 2J.71 � 24.68 -
be removed ---��� �yqRE cFN�'.:. height curb and gu@er
• � I . I � � � 23J0 � �-- � � � " � ocross the driveway opening
',� u I ;..�- , ( E) 12� Stone Pine ^� �`----�- ..._.�. . � - . j-
� ��' � to be rcmoved (E) 4'-5' trees . _ _ and restwe9the sidewalk to
� (E) Tree to remoi� � 23.56 - . � to be removed _ \ ,, r. its nartwl rade.�er
�'� Budi ame Munici I Code
� (E) 21' Coltonwaod lo remain � ' �. ' l: :E���. r � (E) 12� Pine " - � ' . \ \ � ', � 12.04.065
-__ �__ 1 to be removed �
• ---J (E) Garage to ' . .; i" ;>r:;FWAY �
2d59 . . � �^O� - . 24.41
- �',. _ . �E� �ra��� 23 6' . � . (E) House to � �
� 0 23 .. 23.69 ,� � - ... ' . , . _ .. " � .... .__ ._ ._. _ �.
Ddveway to be be removed ',/� ��•..-�'-�
removed� . . . : . . . � 23.82 �
����_ � . . 23.92 - . - . , � -' - - - 23.89 � �. • .
23.78 (E) Deck to be r _ - _ - _ - - - - _ � `, (E) 17'
removed � 1 (E) Landscaping �� t Sycamore Maple
.... � -- �� ' ' � � � !� �(E) l,pndscaping . � � \ to be femoved� � 1' �+. to remoin. t
3�82 � � � (E) Deck to be � '� . .. . . -.. .. � � .. �to be removed� ' � � � . T�RE SCDURING�
�� I � CONSTRUCTION
' removed � �� 23.55 � � • -� �� Refer to AR 1.0
E Fence te ...: (E) Conpete patio � . 1 I . .�
' , removed; ' (E) 12'-13� . . to be !eiryave - - � • � � � � �
�� � . � Plum tree to - ��.66 � �-�- _ _ _ J . .. . � p/' 4 03'� . • �� •
- .. • � be rcmoved .. � .a
, . � . , , ' � i4M 'OVFj� � ..... 2 0
��� ' �(/
. • • ��� _ -- ; �� . z4.os .�.. .-. •34. (E) sned m he � , � �� � . A.P.N.029-132-190 � 24.22 4J4 �
; 23J2 -- '. . romoved ' ; ; � ^ 23. 75 I 'I . .. `
, .� : �24.13 . � � � I 1 -. .. . . -t�4.5/ , ��11�\
�" . . ... _ '� � / � 0 1 ,4
... _ . C. . . ; . . � . , .�.:_ . .; .�-..: . :; �� �,,- . . .L__ .. . -. 3.99 . 7 /
, �
--� �.�-_� _ �� -- -r __ _ �� 23 -" � .. - I ', . /
_:_ ' � ,
. . . . . _i__ . � - '�. . ,��.. , ____�___ � k2 / �'�� �1,
`�•. (E) Fence to : �. . . .. ,., . .;..- , � �; 23.B7 �� �__�__ T . �.
� • be removed�" . � "..,_���-�_ __��" : : 2.. 9 . .. - . . �n... __.__ . �.
- za.es , , � ' '. •. �
(E) Trce t re in - . ' . ��'- _ '-� _.�_". � ' 2d77 , . 24.40 . • /
-__ ; -,. ..�--
/ `1^.. .. (E) '6 APPIe tree � �.. -=`�__. �__ . . ...
.., ��� � '1Ql . � ' to be reRroved ' ' . "-. _ . -- _
� ' �� -. i � . �, b . � � 24.20 � . � � .
Site Demo Plan
True N Ref N
, �8�� _ � �-0'�
1. Topogrophic n(ormaion uaed for dea:gn and contoined in these
Doccments is derived frwn inc:dental measurements prepored by
Architect ond Civil Engineer. Contractor shall venfy all grades
during layout and coordinate discrepancies in conjunction with
NChitx�.
2. �esign contours and drainage shown are schematic only and
shall rwt 6e token to represent (inal grading and drainage
plans.
3. Remove ezcess subgrade debrs :n work zone. De6ns may
include broken concrete, rocks, utili;ies and mfsc. s�bmerged
junk.
4. Roadways sMll be maintained clear of construction equipment
or moterials at all tima. Debrie shall be removed from
roadways and sidewolk mmediatNy. Contractor shal'. eweep or
wwh road surfoces aftv operotions thot generote tlebris.
5. Duet control measures shall be implemented as necessary.
Provide watering during excavation and bacMill to prevent du�t
from croesing property lirroa.
6. NI bac�ll �lopn shall be compacted to 90x min.
7. Shca Engineer: 1BD
Soils Engineer sMll inspec; and opprove the followi� n writing.
• EstaWish that subsurface cond'Riona are compatib-e with those
uxd in the onolysia and design.
• Observe complionce with the des;qn concepts, specfKotians and
recommendations.
• Nlow design changea in the event that subsuAace conditions
diffm !mm thox onticipoted. The recommmdationa 'n lhia
rcport arc DasM on a limited number of borings. The notux
and extent of variation across the aite may not become evident
until construction. If vawtione are then expoaed, it will be
neceaaary lo reevaluate the recommendot'wna.
Foundation excovation, earihrork and aite dm nage shal', be
performed in accordonce wlth the geotxhnical rcpat prcpored by
Soils Engineec Soila Engineer ahall be notifed ot least 48 hou� in
advance ot any earthwork operations, and shall observe and test
the earthwork ond foundaton nstaliafon phuxs of the project as
recommended in the geotechnical report.
B. A Tree Protxtion zone wdl be submitted by on independent
arbonsl pr'ror to demo.
.. . . . - _- .. - .. ,� �
.. . .. ��:�� :. :;::� . . �
. 24 46
(E) 24' Coast Live ist ng Driveway � 2: r 1� i1 \,.
Oak to rcmain , "' � Y° � i"'' G
�� � ��,
(E) 18� Hawthome � ,
to remain ,
� � � . .._, �..-�...._ • __,�`-; ��..
tii r�,':,:,. � ",_.. . . . ... __
EMiatinq Building � � � - � � � - -- . �-
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2015-01-]l: PImiM�p R�vlew R�v6iam
2014-10-31� PWnnMq R�H�w R�HYam
4011-06-13: Plwirp Submhlal
2017-0�-13� Plominp R�vibmNml
2017-04-24: Pkminp Rowbmhlal
Site Demolition Plan
A 1.Od
1401
0
II F-
Im
� � � �
Setback Calculation
Address Set6ock
505 Califomia Street 2' (not used- comer
1110 Douglas Ave 11.-7•
1114 Douglos Ave 22'-1'
1120 Douglas Ave 10'-3' (rwt used- s
1124 Douglm Ave 26'-3'
1128 Douglas Ave 33'-10' (not used-
1132 Douglas Ave 27'-B'
// \ 1134 Douglas Ave ii'-10�
.�
11J8 Douglos Ave 20'-0"
500 Primrose Ave 23'-7' (not uaed- c
Eiisting Building .—� Bbck Averoge 7g'-tp'
i
(E) ACjocent property �
tree to remoin. . .
PROTECT DURING (E) Redwood
CONSlRUCTIO remoin. 33' s
PROTECT DURI
' CONSIF2UCi10
Fccessible path of Refer to AR1.
Stair to rkin Line of concrote slab trovei to tM pu6lic
P° 9 right af way (E) Coast Oa
garage edqe, edge of parking
ga,age ezterior wall (E) Easertront i ng BuiMing . , remain. 42' s
PROTECT �URI
below �� ' • ' CONSiFtGCT10
44J0• � � �— �' Rder to M1.
� -..._..._.,.,�.... _ _ ......,�_ .. . ._ .,. .. ., . ...�. �. . _,._ .. .. _
. ip .
o �
� r _ _ .�- _ _ _ _ _ - - � _ - 1 .o : PropeRy Line 11 . .. _ - . _ � . . _�. _ .
�-_i� . .. „� .. _.. ._ _. _ .� .:� 4..... -
`e
� _ � o o�--- --� �--------� �--------- �-- -- --}�---- --- }---- --- ------- - �
. ----- �
i � i -- ' � �
, , � _ _ _ (N) A.C. Driveway ' _ - - - - - - - _ - - _ _ _ _ _
— Gues�o — �� — — � — —^��— — ----------- — ---- —�� / �.
.. I oe�men� � " L — �— — — � v, , . . . . . ^ ' � `�
T Parld�8 � � — ----------------
5 � I . . _ —�-- ----- — � �o
�� � .. � .. . .. ' / �
I �, /v1 'N C
o �Dn I i T e / ' >
ri : � . 11 Q
�` N
� . I Alulch 1'. D
� � I p �• 1 19'-»• L]7�
2 I �� I 9 � 1
� O
.o
i• 20�_�. � � � �
� - Building Footprint
� (N) AC
��+ `s� Q ' $� � _ a
.' � \ / a
3 I J � -. VanAccessibie � - IAulch
C% I C1 ' •j ���' m F �' F
I = ' .. 0 1 Low con
�I �o � ----�-_--_ � � Concret
� j •
I � � •�
, i �----F-�° ---�-------E- - }i'i�
. � f'3 I _ _—
\,.� I ,
I z4�-o' Y �y 1
5 � ' a urg on I `
p�_0• i'i Concrete Slab _1- - � p
� I o
Rear Setba�k I . - � � , ,
' W I�' �;��_:._...._,.. .- e
t
� . . '1 �, '_. _ . . � _ T
5 I �
6 �1 ,I . _ . L _ �-�T _ _.. } _ _ �_ � ,.f; (N) rbcut
I m � 5• . . . . �.._ .� � ,�� 1 ,. /-
1 1 _.
20'-0' O
0
o�x� I� �� /� � !__� 1 19�"11�
� � O � ' •� •I - - -} -�- ��-_- fro^1 SatCak �*✓
_ m
; I m O - (N� Concrete '�
'. :. � I . . .._ : _._..__ 1 Driveway Ramp "•
1� �. �
1' O Q '
_ I _ � T .I 4 i2 �1 /�„ �� /��
a I Dn � `. ; - ; " " � . . p �t. 1, � '� .
b• •
Stair to� pa i ' _ _ __1_ I . � .. 1 � � o �t 6
9�' —� --' `- ------- O O.O --- - �/ $ '` o
r 1� L. �„ � ------ j� � �
� �`�--�— --- ---- ----- ` __� � �r
� • �
. -� _ � ---° �. �
� �_.,,,_�, �. o - � -�+ �''
• � -- � ., a � ___ _} _ -- --- _ _ .. . __—_ � � �� , _
�-_ ,� ._ , �— — � _— ^—'�--- __ ------ � ,/ ' 3
..'.. ..r. . �
: �..... :.�,�.e._ . . . __ �- �-��� _-__-
.. .,:..-.._.....�_ . a�_���_� '- -
.. - �._.�..�.__.._ . ' - _._ ;. ___.. . . 1._�.. � _.
,�_-- -- - , � �
--- - - ► • _
-- -__ � ; i j� , o
,.�s . .
� ,. . .._�._. � �� � � j'
' .-=r.�...�:t��.. � . 1
Exi PropertY Line - - . .... _ -,...,—.... . . .�-. _.�: . : . ..:r .
AccessiGe path of atin9 Building 770.08• "' . ...:,..a. _. Q :,_.Y. I�'
.,��j � travd to the public J.., ��
righl of woy �K � �-`-�•,-.+.-�
(N) Gas Metera
2�-6' taN concrete (N� Gas regulator (E) SyCamore Mapb to
planter remuin. 33' spread.
PROTECT DURING
CONSTRUCTION
Refer to AR7.0
�i�i^9 Building
�i�in9 Building
Site Plan
True N Ref N
1 /8" = 1'-0"
�
s Site Notes ��
1. Topographic information used for design and contained in these ��
Documents is derived from incidental measurementa prepared by �
� Architect and Civil Engineer. Contractor shall venfy all grades �, Q �
during Wyout and coordinate d��screpancies in conjundion with p �
Nchitect.
mallest) Z. Drainnge system components sFwwn are schematic only. f? g!2 � S i!
Contmctor sholl size all pipq fittings, componmts. �6 3 K
J. Design Contoun ond droinoge shown are schematic on'�,y and �
hrgest) shal: rrol 6e taken to represent final grading and drainage
plana. -
4. Refer Buildinq Fioor Phnn and Sectiona for all dimenaional
infomwtion. `
omer) 5. Refer Foundation Plans for foundation dimenaions and vertical
cont!ols. .�
6. Ezisting finish grodes shall be restored upon comp!etion o( -
conetructior unless chonges me specified in the Drawings. H
to �preod. 7. Remove excess subgrade debris in work zone. Debris may
NG include broken concrete, rceks, utilities and misc. submerged �
N junk
0 pp
6. Roadwoys sMll be maintained clea� of construcCron equipment �� K p
k to ar materfals at all times. Debns shall be removed trom _ C b; E
pread. roadways and sidewolk immediately. Contmctor shall sweep or -.. s t w�
� wash road surfaces after operations that generate debria. m L p
U
� 9. Duet control measures sholl be impkmmted as neceasary. -- �� C"'
Provide watering during excavotion and backfill to prevent dust
from croseing property linaa.
10. AI backfll slopes shal'�. be compocted to 90x min.
11. A minimum of 1B� o! sub-grade soil in the new buiWing oreo
shall be ovar-ezcavated and re-compaMed per Geotechnical
Repoh.
12. The minimum front Setback requirement ia 15�-0� to 1at floor
and 20'-0' to 2nd fbor, or the block averoge, whichever ie
grcater.
13. NI ezteriar bearing wolls leas than five feet from the property
line will be buik of orro hour firo-roted construction.
14. Pddresses ond Numb�rs shall contmst with their background.
Shall be a min. of 1/2' stroke by 2-1/2' high. The power of
such illumination ehall not be nortnally switchabla City of
Burlingame Municipal Code 18.OB.010. 2010CBC 50'.2
15. Soils Engineer. TBD
Soils Engineer shall inspect and approve the following in writing.
. Drveway • EateWish thot subsu�face conditiona aro compatible with ttwx
used in the aralysis ond design.
• Observe complionce with the des'gn concepts, spec!f�cations and
recommendotions.
• Allow design changes in the event that su6surfoce conditions
crete waC differ from those anticipoted. The recommendations in this
report are bosed on o limited numbcr of borings. The nature
e planter anG extent of voriotion across the site may not become erdent
until construction. If varatione are then exposed, it will be
necessary to reevaluate the recommendations.
Founda;ion excawtion, earthwork aM site droirwge shall 6e
perfortned in accardance with the geotechnical report prcpared by
Avg top of ��Is Engineer. Soils Enginetr shal be notified a; least 48 hours in
advance of any earthwork operotions, and sholl observe ond tent
curh: 24.5' the earthwork and foundation instollaYron phases of the project as
raomr�ended in the geotechnical rcport.
(N) 8dlards Project Data
Zonng R-4
Accessible path of �°"ry R-2, 5-2
travel to the publ'�c Typa af Cor�truclion Y-A ova 1 Podium
right o( way Nlorwbk Nea Unlimited o Nored Fw
2 etoriea o( type 1
x4'��OW ta rype VA
�Pmpae�tl lu�a �5 ��� �ype
'"� • . \ 30�.J39ef fa iype VA�alaie �
� 6uildxq Cud� 2013 CBC �
� Abwed SIoAw: 5 �
PmP�d Staiee : 5 � i
A�ow�tlNNpMp�rTD1JClC: 60 fst � Q a
Piopoeed Hdghi : 60 fwt � (� w E m P
3 �
s.roo��a: m � 0•o cv ri
Frmt : 15 fwl �2 n cv U�^
�( E � �
�: +1� ft o�each �fl�oor a�6mv tst �
liwr : 20 fed m'n. Q O d! � O O
P�� F� �� : 19�-f0' 3 N = a
Propoeed SM� Sethack : 11 tset Z � � m Q
Propoeed Reor Selbak : 20 fad
UNICouti: 27 C�eliq unib
StWio : J
Qw &drvom : 14
/Tn Bedroom : 9
/ TMee Bedroorri : 1
tarklnp RpuF�e : J3 apous
Pa�lung Propoesd : 34 apxaa
2015-01-21: Phminp RMew RevWoru
Propoead firo SePQ�a� Diata�caa : Norfh: 11�-Q•
Emt: 18�-5 2014-10-31 � Ploriq RM�w RwWom
South: 11•_0•
Wut: 21'-11'
4014-06-13:PIomi�g Submittal
ea.n« wa� aa op.�y rrd.cwon
�'i�� : ��. 7017-07-13: Plaminp R�wbmitrol
]�i�
h� +�� 7017-01-Z4: Plannlnp RewbmMol
� No Limk
�Wo�d : North: 29x
Emh 14fi
� l�
a���y s��a.e : s��e�ea
���c���� Site Plan
DeecrlpYqn Neo Ranarlu
ANowW buldnp Cowrap�: W 7C
Fxiefin9ldA1N: 75.4Y! s1 � 1 •O
Ns. B�,idng Cowaqe : 7�es4 tl
4n Buidng Cowage Pccmtoge : 49.10 S
1401
� � �
� �� i 3 1 ( 4 1 �1 5�� r 6} f 7 g' •-�-e- .
� . \ . \ i � i \.; � _ _ 1 .. .. / ---�-.�
�� �
Sl� S2 S3 // S4
1J7'-2' \\
35'-3' 73'-0' : .
�� • •
I ' �"
�.%0� �
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i ^ : ' ! � ^ . G7 &ke ParlTg Elechicd � •i
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�/
�
OSHA �� ��
At time W&iidiry Permil opplication, plaq and olher engineerirg will be �ubmiHed
for ehoring as required by 201J CBC, Chopter 31 iegadinq the protedion N Q � yt
�1�^� P��Y o�M as requ'red by OSFLI A dS
e g
The fdlm�irig wM be addre�ed: ��gi g} d
1. The walla or tM propoaed baeement ehaM be �WerA' shored. Prior tu ��g AS � �6 �
caatruction activily. The ucwatian rtwy need tmpavy ahorirg. A �
competmt cmWctor shdl be carrnited for raommmdotwna md dceign a�
�horing xheme for the excavolion. The recommerided deagn type af shonng (�
ehaq be opproved by ihe mgineer of recad w soils erg'nex prior lo uwge. C
2. NI appopriate guidali�s d OSW1 eMll be incolporatad into the sMring design
tri the contructor. Whert spoce permib, lertqorary coratnxtian dopes rtwy be „
� ulifzed in ku o/ shoring. Ymimum ollorable verticd cut ta the au6jat
ao� �o n� r� (s) r«c Bryud tlwl horzand beMhes of 5�ni .� w ��
. be roquircd. Tertporary shaes eMl not acad 1 ta 1(haizmtd to verticd).
In wrtw arem due to high mdslure canlent/�otm tabie, flatter sbpes rill be
required �hich rill be recommended by the xib mginear in tlrc field.
' 3. N 3ioring u requind. �pxi(Y on the plam �ho'a ada �mpmabiGty �t e to �
deag� ond xwide o(kquole sMriig. brocing. FormrorN, etc. as required (w '
the potection d Fh and property during conaWcGon of the huWing. �
4. Shaing and Macing ahaN rmmaii in place iMi fbon, roofe. and all raN C
sheathinq haw been mErcly camtlucled.
5. Shorng plans shdl be �et-stanPed and sgned by the mgnen-of-reard md
aubrvlted to the cily fa m�ie� prior to caeaucfion. H applica6k, inchde r
airchage boda from odjacent eWdura Uat are witNn the zane of influxMe � ��
tl4� � � 'wp` rrw� � n� or nk �.�,y .aq �a/a � `� � �
� tGp
OSHA pertnit ri be obta'ned �a the slqr'vig• al Me acawtion in the �t per .. •� u.t
CN./OSFN requrm�n6. Sm ihe GL�OSF41 han�oak at: -- � � 5�
Mip://rn.w-mha.can/pdfpube/oslw_�cergu'ide.pol
A Notes
• A�'I paNs of travel and common ux spaces �7 be acceseibk and al Inirg
units MiN be adaptoMe
• /JI requ:ad daor� efwl cartply rith CBC 1137A
. . _ ___ �'� m � , _. . All oarkna n7 be assraied oarlurw
m . __. . o� �� . . "
_ _ , �
B — . —. _ ,. y -- - — ' - - . -- - -- -- - ' B
,...�, . .
-- _ _. _ , _ _ ___ _ _ _ :_ � �- - -- — - � �
� C � � - Ebctnc Vehide �' ,. C ,
' D� } .q. . ��� __.._._ __- -_� _ G4 . _ . m . � _.�_. �,� G9 � . Chorging atation GII _ �\\; _ \ _� G1B - -_ pa_ __—. . . . . - D��j
g ' � FQPR`� �:. // J'�
a `. Room
,
�
10'-0' 24'-0' 20'-0' j
E — — ` ' o ---- - - — • _ b - - - . . - - -- - o- . . m � E )
3 G3 � i 'o G10 G15 ���� ..� Q `.�
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1 . Elevolw M � ' �
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Y �P'
•..�--�-r.,� i...,*L....,e...._-.._.. , .«..� ...�.,� ...�,.{. �w.�,�.'..,�k�..� I .. �
\ ' • �. 115'-6' ,. e ,-�.�.a.._. • 170.08' � Pr�rtY Line i ._ .. . ti. 3.-y,,._ r., , , -..s,. . ,..... .. : . ._"'�"_ -_,... '�
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, '; Sl � I � S2 ��� � � 53 ` � � S4 ��
I
� �. �. � Grading permt, :f required, wiil
,; I � I Department of�Publie Works
2' 3 4 5 6 ��� 8 9
Garage Floor Plan
True N Ref N
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4015-01-i1: Planip RM�.v R�vidan
701�-10-31� PluWrp RMaw RaWiw
2014-06-13: Plamtrp SubmlMal
Y(117-0I-13� Plaminp Rea�bmltlal
2017-04-74: Plominp RaabmFwl
Garage Floor Plan
A2.1
1401
�l� �2 i�3 .
I
j�
�
i4
! .5 ;'6.
BB'-2 5/B' .
42'-10 1/2' .
�
�
; , � ---� . . ��
�5'-4 1/8' \\
S2 S3 S4
Concrete shear wall '
Stair to parking goroge � (E) Eaument I
/ � :
. .44.70' �: I _ _ . ' _ '�._ ' ' ' ' _ ' _ ' ' _ _.. �_ ' . _ _ __�' _ ' L � _ _� ' ' _ -` � ' ' ' _. _ ' ' _..___.
� _L�' ' ! ' _ _ "
� ' I � � . . I , . . � � P�pertY �°° � , I I 11 , . I .
� u..�. . ~ .. . � . . � 1_�t��..*... .. . . �..� , . .. �..
, , . .�....+a� ,
� � NewAC
� o a
, . . . 4 : Driveway ' � � ' .
. i. m L
t Guest and . - . . - _ . .. i �n . . . . `
— —' _ — — � . � � u , � . _ . ..._ . _
� o
4. pelrvgp, . — — — — � ; , . � m ' '' :
� Paddr�g q _ _ _ I _� -,� v� . } ' : � � }o .
�
` — N.
A '
a� - --- - - - - - _ -
•� 8
Bedroom
d � 1' • � - S _ � :�!
SA F > ' ^� _ _ � ' � �. : . � -- --- ` Sq
�. � . , � . -. � .
2 . ' 'e q .` - � Famity Rm � d Fam ty R :�
, , . . -� . -. • : �.
� � o
l e ,�- — —._ _ �— _ . -a _ _ _ . - - - - -
- . -� _. � �UNt ioi - n unit t02 � , � � ----
. . - .' -. 1 Hedroom- " 1 gedFoom _•_ . .._.. _ ._ _
-.' — --. .____ __- _.. .._.._ . _ _ __-_- . 1
_ . _-."'—' �� �
C-'?� • � . Eating area Eoting yea __ � Zp'-l1�
. �
- � � � - - -- _ .00
' p �. g !_ .3. - �i n . . . . VanACGBSSibIB � I..�.1� ... ' i fpR - .. ' . ___ ..
__ - ., . , . ..
;-__ ] - _._ , ao 0 10 . . _ _ _. wn il t� I � .
_ Bed m
; � ;: �
� �� ' � � � '� ' 20'-0' i Bath- � KitcFien � ..,_ ._ ,'. . ' I '. . .6Ptli'-,�l . I I - I �
�q 'Kftchen , -
` � � � � �_ .__ _ _ _ -- U ,
a � �.
V - i+��
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- o . . ^ � F , andn n .... . - . . . . ._ —�
._ ._ ..c __ . _ ___.___ _m .
, , i . . � �. ' .
.. o � i � � : • . . _ .
1 . ! : , , ._ . F
d pipe
ber - - , i
: •� , ; . � , ridn.roy ; , i I
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-- -- — - --,;\E.
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� � . Stand ppe i / � . . � � ...
� 6 - � �? � ond ��Iser- , . �f ��I �i . __ a �� �y I, _, �� . . . . `y� �
I l
„ � ;� . � i .�_ . .-. . ,�Q� . = i O(fic� � _ _ . �.
- I ;n �
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� �
� 20'_0' . 24�_Q•'' 10•-U• � y�_U� z-y^. .. _ I �!., �� i�lj1,.-I �' i I'�� i above f building � �.
i
I � — —_+ . I . "� ,b. _. __ _ __•i - _�_-11 __. ---_. _. .'_✓ . __ __I � . -.-_+_—_ _ _ _ _--�m . -_ .___- _. . - .I_
I ' �
- - 8 7 " � m . �"
m :
. , - _ __.. �-.. . .__ . . - __ '._- .._._._ __. . . . .__— ._.. __. .. __ , . '_ __-
, � '� i � 3 � . - �� � i � Lobby EMry '___ - __ � J
i ..
�. ^�
- ;,$�'___'_ p a ...._.. .._.—..._ _ .. . -:_ .. — _ . :.. .- . .. .. . _ _... " _ _ -_ ... _. . _ '. _ _' _ . ... - _ _ _ " , _ _. ..... ..' _— � SC .� ri �.
+ -
o �1` , �- ~ I g � � �
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K'',- _. _ —. .. _-. __ .. ____ _ .. __-� .- .... __,__ . .... -,_ _... . _ _ _._. ,_ _ _. Ffiaxs- _. -- -_ . . .. . -_ . ....__ . . _ . � .
— •i � � .
'L _
' . . . - _ _._-._ __ .. .. - �.. . . _.--_ ___r, -. -. . . .'
_ _ _ -- r " . - _.. __., �
- � . . �-
4 - I
�,.......,. _ _ �.- ' , i �-`.—.�.- — -• -M— . . � -...�-...-..� — —' _ 4 �y �
Stair to parking garoge i �, I � ,. �� � """"�^�• �j •» ^ ^�- — q I' — _
�,•-•ProP�rlY Line �" i � �,..." � .,it.,.�
Line of garage wall below �_ I .�. I �!_ � 170.08' ,,
,
��51�� � � � 52 � ' � � Concrete aheor, woli
I
I
�l' '2 3! �4. �5' �6' r7:� ��8
1 st Floor Plan
19'_11' .
ck s
F�o�� u�� �
_ �
. .......,�... Y. �.-.�,. � � ��
�� .-. .,.r,_�_ __ ,,...___ v-__ .___ �
�, Groding permit, if required, will
� 6e obtainM from the
� Department of Public Works
9
- Refer lo Sheet A2.5 for tull
dimerrcbned Floor plam
True N Ref N
,�g,=,,�.
�
OSHA
At time d Building Pertnil app�icatbn� Plap md dher mginarirg .il be albmiUed
fa �horig as tequired by 2013 CBC, Choptp 31 rapdirg ihe p�dxtion of
�i� v�y o�a o� �w�rea ny os�
The fdlorYg ril he addreaed:
1. The ralu W tM popomd basertron� �lal be propaty �hored� pior to
conetruction atirily. This acarolian may need tarpaary ahaing. A
carpetml conirocta shd be canJted ta recommmdatiana and daign ot
�horng xheme fa the escavatia�.. The recomrt�erMM daign type af �Iwring
ehal be qprored by the engineer of record a edla ugineer prbr ta ueoge.
2. NI appopriate guideFnas d OSFL1 3aY 6e incrorporated inta tM sho1'v�g deaigr
by the controcta. Where epoce pertnh, lemporory conatruction abpes mq be
uliFzed in ieu of shang. Ilmimum allaMoble verticol cut fa 1he su6ject
prqed �M he fi�e (5) feet Beyad thcl horzontd bencles of 5 feet ride vil
x���2a. T��ry � sndi �t ��«a i ro i(no�:ontd m vercm).
In �ome areos due to high md�ture content/.ats labk, flottx elopes wIl be
required nhich rill be recommended by the mih enginxr in the fieW.
3. If �horirg ia required, �pecify on the plans �M'e aole respona6iGly if a to
daign aM P�de odequate slarin9� brain9� formrork� etc. as required fw
the protection W I'rfe and property during corotruction W ihc buildrg.
1. Shaing and 6roc'vg �Aal mnan in place unGl floors. roofe, ond a.l rol
1heaMng have been aitirery wrrotncled.
5. 5lqriig plam ehdl he �et stnmped and signed by the mginw ot-recad antl
auhmitted to the cily fa revieW prior to mretruction M upplKade. inchide
a►charge loade from adjacent eWcWree Uat aro wRhin fhe zone of nfluence
(45 de�ee �tlge w uio �lopa r.om tne noee d nb rta:'vy .aq ma/a
drnerq ucharge badt.
OSHA pmnit �il be ohlained fa the sharig• al Ne acawtion in the Emuna�t per
cv/osr� ayda��s. s� uK cu/as� n�� �:
nn�://....�-�.�,/nmw�/o����e�.�er
Notes
� IJI paths of tm�N md common use spaea �iN be aces�iWe and aN liveg
inits dl be oaaptowe
• ul nquired dooia drol cwrqly �ifh. CBC 11J1A
0o a
. NI parki�g �n7 be oaigned porking
�� ��
��g � ��� �
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f'
m
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o P P
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z � � m d
i015-01-71: Planlnq Rwi�w RwWons
2014-10-3I� PlaWnp Rsvi�w Rev6lau
?Ola-p6-13:PIvni�q SubmiMal
2017-0�-13� Plominp R�wbmind
2017-W-74: Plan:np R�sbmMol
1 st Floor Plan
_ A2.2
1401
A
g`;.
C -
p --
E
F — -
A `
_ G �� —
H -_
I ;-
� __
K ,—
'� j
,,,
2 \ 3.%
�
�
`. J 5 � 6 i �� � 8. �9
' ' Notes
. NI potha d trmel and cammon ux apam �;M be acemibk and ol liv'rg
unib �iN he odaptable
. Ni ��tRd dooR �s �py .an cec tiaa�
� All porking riN be aaeignad parking
i6'-0' 13'-0' 13'-0� 14'-2' 18'-0' 15'-1' 10'-5' 15'-6'
, . . . 44.70' � .. .. � � �
a �
� � � � � � � � Property Line � 113.00� � '
� �. Juliet bako .. .. , - . u ` �`. . . . . �� . . . .. .���- . . . . .. .. - , . �
o a o �
� •; ,�,R •; � 0 4 � � 5._0.
N m N
.
, o r �a � � �
,
� . _ � aa "� V . . . _._ ^ :
- N 72
� _ _ . - - _ _. �
. . � . _ . _ . . _ I . � �' lP
: O
, ,
� " -- � � -- - � - - ; � - . � '� in
P�i � -- �. -, - _ �. _ .
f � I��`- -' �. . ' ^. � .. J , ' . � `N
Bedroom � �,
-- �"'- Fomily Rm - Far�ily Rm - y
�' Becfoom � ' b '7 i '7
� . . Bedro,om 2 , I
II
I _
� o' . �� �_�amily Rm � - _ �'�. 1 ,�� . J � � . . � I �'. �- y l � �
'; M T . - - - - — -
� a '. i _ � � �
_� - _ — . _ �._a: _ � ..n . . _ "_ '_-- __ � �� UfYhZO3 . ... _"_ ' ^� _
— _ �,— — — — - _ . -- �ai- .. - —. _...
,. Eating area . .. .� � � � Eating oreo Un�h�. '' 1 BecYoom Eating•areo . . . � �..
o , . Units201, .' . - �'I ' 'r . 302.102 ° �_- - - - 20'-0� •
.
�n � 'yy . 301.101 �._.��''�', . . ,. _ .� 1 Bedroo � =� - Bedroom
— — '= — � - - eacn - �9�-
_
. �{--_ 4Be4room . f . Bat 2-. • • :. � • . . Ba� f r�r� .w �L�I_J� I_. _ - _ _ 'i _ ___. - . _
� , . ao, o�� �
� �
, .�, , ,
a p o��r_
•i a %� Kitch7n � ..� 1 � - � . {.. •• L; , �. _ . .. � "� I ' K:ichen �q . Kitchen I �� �' ! •i
�
� - J _O _ O O -- _ _ - - O _'�- - . I
'� 8 8 � .
-- --_. .-. _ .
, . : ` . __ _ t
� Stand pipe � - �- -; Stand pipe
o � • _ . _.� --'-� . ond riser : - - : .$. �. ._ .. and riaer ,-- . i,._�--- ;.._ .. �; .. .. _
i �
- _ _ . ._-- Hdlway e�< � $� •�
u E � ,� � v
� - �' - Lm� � �' � . ��
—.� U.. ., "�. � _ _ ,. atn � o o - -. _._. . --- -
- -� - -- - � _ I- .
p - vioo y ._ ; �. C
s � _
mm
'f � _.-���. . , Mech %` P j, .
, _ _ _ . ' _. . m _. . _ _ '
o �. . - � n n ` -. _.. _ �
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-' TrSifi/ ElevOtOr N N N •�
c . �' -__ �' � . ' p .
^ F. -. __ RecYcla � '� _ -- _ _ � . � A n �.. � 4
� . .m i
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� . _.. . �. :. , , _.._,. _ . _. _— '-.._.. _ . _ _ '
. _- . . p- . -. _ �_ ' __' '
8 O '� O ; O "'° _ ' __ � . O : .
_ , -- - - -
r ' Kitchen � • I , � . -. � �- _ '�-� . i . .. _ I � � � Kitchen "n . ... . �--. . � _ . .� i ', _ - KiYchen. , � � �i
�
' '' ' :qam eatn
q R�
. i- . _ � �� '.. I Bnth 2'� � � . ��.: KRchm � L_ . . . _ - _ �i - - �. i�J • . __ . 19'11 — .._.-
. ._ ___. ._ . _.. ._ � , ` _ _`� _ .
. 'i
_ _ , ,. ' ' ' �.. - � tbock
0 20�--0� . Jnits 207 .. �� - � Bath Eat'ng a ea _.. .' Unih 205. --, -.-_ Front Se
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2nd - 4th Floor Plans
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2nd- 4th Floor Plans
A2.3
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unHn �iM be adaptabb
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5th Floor Plan
- A2.4
1401
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1 st Floor Unit Plans
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1 st Floor Unit Plans
A2.5
1401
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2nd - 4th Floor Unit Plans
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A2.ba
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4th Floor Unit Plans
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2nd - 4th Floor Unit Plans
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2nd- 5th Floor Unit Plans
A2.7
1401
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5th Floor Unit Plan
A2.8a
1401
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5th Floor Unit Plan
A2.8b
1401
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Three Bedroom Unit - Penthouse
Unit 503
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5th Floor Unit Plan
A2.8C
1401
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Floor Area Calculations
A2.9
1401
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2011-10-11: PlvrYny ReHew RevWom
2074-06-13: Mwi�q S�6mmal
2017-02-13� Planni�p Rewbminol
2017-W-74: Plaminy R�v�bmNwl
Floor Area Calculations
A2.10
1401
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Building Footprint 8� Front Setback Area Calculations
1 / 16" = 1'-0"
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Site Area Calculations
2 1/16"= 1'-0"
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Front Setback Hardsca e
�a� �.a =��,�
j Driveway 84 sf
'1 Entry Walk 118 sf
3 Ramp to 235 sf
Parking Garage
Flow-through
4 planters 105 sf
Tad hapo�d Nv�mp (31 %i 572 st
rad ti.o w�MJ. Rer s.�kerJr '.,ssa sf
Al�:�.en Alowd Nsbcqn (IO%J 623 sf
Front Setback Landscap�
,�„�„�:�.� 5��
MYis ►lepe��d Flubc� 572 sf
Tald►iapeud Laic�e (63%) 986 sf
Miiinum Abwd Lmbc� (60%) 935 sf
Site Area Calculation
�� �ea 5����,
A lst Floor 4,066 sf
Building Footprint
� Driveway 989 sf
`Z Entry Walk 692 sf
3 Ramp h Stairs �3 �
to Basement
4 Planter over concrete 5� �
slab bebw
5 Common Nea 1,450 sf
b Uncovered Parking Meo ?,506 sf
] Covered Parking Area 2,735 sf
rad�ads�,r«.c�.,w. i2.eoi�r
irro.�'�,+s�.r .)
iahl Lw Me 15,192 sf
Told Seh/Lmda� Arw 2.522 sf
Rr'iou Lwfvc� uU.tr�o1i�
a Flow-through 169 sf
bioretention planter
TOb �Q� �� 2,691 sf
(Iwiw. ud Ilsw-N.wqF PMeJ
Stormwater Treatment Calcs.
Simplified Sizing Method
rad �d s�. c�..,w. i z.eoi �r
lMww+a+ 5�.�.1
Rpw�d Sfmmwel�r inahwr Ano (1% d � Zgp; sf %.04 = 512 sf
iroM'� Svkc�l
sa�,Ya., ».en..r,a.e aya. e.e„�na �
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SMnwwlr Tndnwl Ana R�quid aRr C4 S12 sf % 2= 102.1 sf
�.�.n..�,�
Tafd Srormwdv TnahiwM hapnd 169 st
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Y014-10-31 � PlmM1�p R�vlew Revl�Iom
Z01406-13: Plawarq Subminal
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2017-04-24: PlarWnp R�wbminal
Site Area Calculations
A2.1 1
7401
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2015-01-21: PlwiNq RM�w R�vhiw
20I4-10-31 � PlvnNq Revlew Rsvbiwu
2014-06-13: Ilonnirp S�bmittal
2017-04-13� Plomi�p Rewbminal
7017-04-24: Plarx�iiq R�wbmHlol
Roof Plan
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> of roof. tYP� ' � • • , ., � • ,
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;� — — — � (16) Nini splil � � � �%
Slope roo( os condenser units °
Roof decK indicated to drains Line of wall below, typ. R
� - � 2475f -i at min. 1/8� per � — � — � o —
� f� � g
, °� � Line of balcony below ,� �
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� B-3� --T � Line of roof below ^ e
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- . _ _ _ . r� � r� rI7� r� � r� r� � r� - �_ — Line of balcony below = - � F
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Roof drain ond oof drain and ��
� werflow� bP. -------- '�--- -- --�' oveAlow. typ. ..
TTrashchute � � �
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aboveroof (�6) Mini split � �
heghf condenser units � �
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va" = i'-a'
Roof Plan
— A3.0
1401
typ.
9.1 typ.
�
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ti�Bulld�ng He�ht: 85.7?' _
+6! -5�
Para t: 80.96'
� +56 �9- - - - -
� Roof^ght: 77.71' -
+5J -5 - -
5th Floor Plate: 76.96' �
+52 -B
•i
6.4
5th Floor: 67.96' �YP�
�r8� - - -
4th Floor Plote: 66.96'
+42 -8 �Z
� i tYP
4th Floor: 57.96' ,i m
� +33 -8' _ _ _
3rd Floor Plate: 56.96'
+32 -8 9 � �YP�
'i �
3rd Floor: 47.96'
� +23r6• - - -
2M Fbor Plate: 46.9 ' Intamally illuminated cast alum
+22 -B uddress s"gn rtwunted concrete
wall. Numbers sholl wntrost with
their background, ehall be a
minimum ol one-half inch stroke
by (our inches high.
2M Floor: 37.96'
� +13rg• - -
ist Floor Plate: 37.30'
+13 -0 Decorotive holes through
concrete roll, typ.
O � � I I,, Ground Floor. 24.30'
Ground Floor. 24.30' -
0 -0 O E -- _ 0 -0
$ Ave. Top of C�rb: 24.20' � � � _ � .�_ Ava. To�f Cuib: 24.20' q
Gora e Plate: 23.30' � � � - - - � . �- - �- -
. _ . - Gara e Plate: 23.30'
-1 -0
�Ir Gara,ac II �.5 13J B2 typ. Ifi.t typ. B.1 typ. &1 typ. &4
^� , Cr'.r.r,rce
E I. __ I I I _ � _ � _ I� _ � _ _ Gora eg_Floor'13.�0' �
- � -
East Elevation
�Build�ng HeiQht: 85.71' _
+61 -5'
Poro t: 80.96' •'
� +56 �9• - -
� Roof�ight: 77J1' •� -
+53 -5 -
5th Floor Plate: 76.96' �
+52 -8
� Sth �oor: 67.96' y _
+43 -8' -
4th Floor ?lote: 66.96'
+42 -8
•i
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4th Floor. 57.96'
� +JJr9• -
3rd Flaor Plate: 56.96'
+32 -8
4
.oa
3rd Floor: 47.96'
�+23�g• -
2nd Floor Plate: 46.9 '
+22 -8
q
2nd Floor: 37.96'
� +13rg• -
,� 1st Fbor Plote: 37.30'
- a -o-
� Ave. Top of Curb: 24.20' �_
Gara Plate: 23.30�
,` Garage Floor. 13.30' I _ _
��p -�
� West Elevation
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�P' _ _ Buildin�He' ht:q 85.71' i,
+61 -5 0
_ _ Para t�pe ^�
+56 -8
_ _ _ Roaf Height: 77.�1' �
- - - +53 -5
Sth Floor P!ate: 76.96'
+52 -8
f-
__ - 6.4 yp Sth Floor: 67.96' �,
- . . - - +43 -B 4
4th Floor Plote: 66.96'
......... 62 +42 -8
�,' P.
-� 4th Floor. 57.96' �,
- - +3�
�- 3rd Floor Plate: 56.96"
9.1 +32 -8
Jrd Floor: 47.96' „
- - +2�
2nd Flaor Plate: 46.96'
�� +22 -8
P
2nd Floor: 37.96' �
- - +��
ist Floor Plote: 37.30'
+13 -0
1 /8'� - 1 �-0"
_ _ Buildir�Hei ht:g 85.71' �
+61 =5 v
Paropet: 80.96' �,
+56 _g 4 �
Roof Height: 77.�1' �
- - +53'-5
Sth Floa Plote: 76.96'
� p +52 -8
� I ' 7' 3 P
I I n &4
Sth Floor: 67.96' �,
- _ +4�
- � � 4th Floor PWte: 66.96'
I � 6.2 +42'-8
I I � I I
I _ _ _ 4th Floor: 57.96' �,
- - - +33 -8 � �
9.1 3rd Floor Plate: 56.96' o
� 4 +32 -8 �
� _ tYP o
�
3rd Floor: 47.96' h 'vS
- - - - +2�
I I I I�+ 2nd Floor Pbte: 46.96'
I � I +22 -8
� 52
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� 2nd Floor. 37.96' �,
. - � -, �r - +t3-8 �
�,,. I 1st Floor PWte: 37.30'
� - � i, � � � � +13-0
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- I � _- � _ ,_ Ava To�of Curb: 2�
- . _ _� . _ _ � - _ .- � . . � . - - - Garo� e Plate: 23.30'
-1 -0
typ.l 3S J2 lyp. &2 1&t typ. 7S 3S
� � I _ � � � _ I I I _ � _ - Gar� Floor: 13.30'
_�� _p Q
� ��� _ � ��,
'I not limited to the fdbwing: '
I 1. Min opening areo = 5.7 s.f.
2. Sill height no more than 44 inches abave the Floo� '
3. Min. opening height = 24 inches ,
4. Min. opening width = 20 inches
Note: E:terior I'ghting outlets and fxtures shall not be locoted
morc than 9 feet ahove adjacent grode or required landing;
wolls or portions of woll shall rwt be floodlit; only shiNded I!ght
fiztures which focua light downwaM shal! be allowed, except `or ,
� illuminated streat number required by the fre depertment. City
oT Budingame Municipal Code 18.16.030
Ezterior finieh ntmior firieh �
(cem. plaster) .
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windo�
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•laDs to Z014-06 13 PI Su6mi I
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1017-04-21� PlvnYp R��ubmMal
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Exterior Elevations
- A4.1
1401
Keynotes
I
,� Buildirnq�Height: 85.71'
� +61 -5
.Y
,� Para�e�: 80.96'
�+56 -B
� Roo( HeighL• 77.71' _ -
+57 -5
Sth Floor Plate: 76.96' �
+52 -8
�i
� Sth Floor: 67.96_ _�
+43 -8
4th Flaor Plate: 66.96'
+42 -B
.i
.o o.
� 4th Floor: 57.96_ ��
+33�-8�
3rd Floor Plate: 56.96'
+32 -8
.�
,i
� 3rd Floor. 47.96_ �
+23 -B
2nd Floor Plate: 46.9 '
+zz -e
.�
,� 2nd Fbor. 37.96' �
� +13=6 �
,� Ave. To0 of
--
� Gora e�Fbor. 13.30' � _ � of (6)
-11 -0
� South Elevation
I
9
� Buildirng�Heigbt: B5J1' _ _
+61 -5
�i
�Para�et�: 80.96' _ _ _
+56 -8
�Roof Heipht: 77.71' •h
53'-5• - � �
Sth Floor Plate: 76.96' fi4
+52 -8 m tYP•
.o
_ sz
� Sth Floor. 67.96'_ ��
+43 =8 _ _
4th Floar Plate: 66.96' �' -
+42 -8 5� �. � �
.o•a I �
4th Floor. 57.96' �
_���_g• - - _ _
3rd Floor Plote: 56.96'
+32 -8 �
.0 4 �
� 3rd Floor. 47.9fi_ _ _
+23'-B' _ _
2nd Floor Plate: 46.9 ' I
+22 -B
i
,� 2nd Floor. 37.96' i�
� +13 -B -
� 1s[ Floor Plale_ 37_i0�
T � -� [�1
y Ave. Top of Curb: 24.20'
V- _
Goro Plate: 2J.30' gress Wirdow-
-1 -0 � operable sueh
sxtion: clear
•� apening eMll be
16.1 typ. 2-8' x 4-6'' Q4 �p.
sill at 12', Typ.
�Garage � oor. 13.30' _ � of (4) bedrooms , _ I
_ � i'_p -�-
� North Elevation
�
typ.
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Building HeigM: 85.71' �
+61 =5 �
_ _ _ Pampef: 80.96�
+56'-B
Roof Height: 77.71' �,
- - +53 -5 �-
5th Floor Plote: 76.96'
+52 -8
5th Flaor: 67.96' h
�
4th Floor Plate: 66.96'
52 ' � +42 -9
4th Fl�57.9fi' $
r - +33 -B
'� 3rd Floor Plate: 56.96'
+32'-8
3rd Floor: 47.96' �,
� - - �
2nd Floor Plate: 46.96'
+zz -e
� _ _ 2nd Floor: 37.96' �,
- +73•_g 4
1at Fbor Plote: 37.30'
+13 -0
Gorage Floor. 13.30' �,
_� � _^p -V
1 /8" = 1'-0"
2 1
�a
_ _ _ Building Height: 85.71�
- +61'-5
Paropat: 80.96' �,
+56 =8 ��
Roof Heiqht: 77.71' �,
- +53 =5 �-
5th Floor Plate: 76.96'
+52 -B
�
44
_ �" _ Sth FIoo�67.96' �
_�� - +43'-8
" fip 4th Floor Plote: 66.96'
�� h'p� +42 -B
�
4th Floor. 57.96' �,
- � - - - +33•_g V
3rd Floor Plate: 56.96'
+32'-B �
� �
3rd Floor. 47.96' �
- - +23�_g � �i
2nd Floor Plote: 46.96'
+22 -8
� (-- 52 tyP
_ _ 2nd FIoo�37.96' �
- +t 3 -8
1et Floor Plate: 37.30'
� �I 8'-2' min. vert. +13 -0
��„�:'�f.e' I i I ��i cleumnce to
O IcceasiWe
..I � I�II I I Parking apace I
,' Ground Floor. 24.30'
Porlinp 0 -0
� (� ,
- __ Ave. Top of Curt: 24.20' p_
gress Wndow- Egress Window- gms Window-
operable sosh opera6le sash operabk sash
section: cleor secCron: dear section: clear
apening sholl be opening shall be opening shall be
4'-0' s 7'-0', 2-8' x 4-6'� 2'-8' x 4'-6',
typ. 1Q1 &4 lyp. 7yp. sliding 52 typ. 6.1 tyP sill at 12'. Typ. a4 tYP. eill at 12', Typ. 3.3
_ � gloss daor � � o( (3) bed�ooma I _ � of (6) bedroom�
Gorage Floor. 13.30' �
_ � � _^p �
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�
�
Keynotes
Mark Description
Divsion t: Gen�
�E7 Indicates Egress WnE0M9 tMt meet the requirertronts of Ne
2013 Califomiu Residantial Code (CRC) Sec. 310 inciuding, but
not limited to the fo.bwing:
1. Min opening areo = 5.7 s.(.
2. Sill height no moro than 44 i�hm abava Ne floar
3. Min. opening height = 24 inches
4. Min. opening iidth = 20 inches
Note: Fxterior I'ghting ou;lets cnd fdures shall not be :ocated
more than 9 feet obove adjacenl grode a required lunding;
walls or portions af wall shall rrot be floodlit; only shidded light
fiztura which taus liqht downword shall be ollowed, ezcept for
illuminated strat number required by the fire department. City
of Bur!ingame Municipal Code 78.16.030
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7015-01-11: Plaminy Review Revi�las
1014-10-31: PlamYq R�vi�w Rwhbrm
Z014-Ob-13: Pimiiq Subminol
7017-02-13: Phmip RuibmitMl
2017-04-]4: Plartip R��ubmMal
Exterior Elevations
- A4.2
,40,
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Ef
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'I � 5.1 �p. 10.1 6.6 typ.
� Building Height: 95.71' � _ _� _ _ _ _ �
+61 =5 �-
� Pora�e�: 80.96'_
+56 -8 -f
� Roof Height: 77.71'
�' - - -
j Sth Floor Plate: 76.96' �t
+52 -B
/ I I Trash/
Recyc
� 5th Floor: 67.96' _ _
+43 =6 _
4th Floar Plate: 66.96'
+42 -8 �
� Trash/
Recycle
_�4th Floor. 57.96' _
+33 =B _
3rd Floor Plote: 56.96' �
+J2 -B I
93 ,
�� tYP� Trosh/
65 tyP Recycle
� 3rd Floor. 47.96_ _: _
+23 -B f -
2M Fbor Plata 46.9 ' �
+22 -8
I
6.5 ifa5h/
� -lyp. Recycle
,` 2nd Floor. 37.96_ �
�+13 -8 -
1st Foo• Plote: 37.30'
+13 -0 �
Y Y
� 3.3 � �
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Cround Floor. 24.30' i °a'�^.g Trosh/
� - �Q •i RecYcle
� Ave. Top of Cur6: 24.20'
�- -
Gara e Plate: 23.30' � _
r 1 0 `V'
1, r
� Portlng � Elevator
at � �,a� = c«,rra
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,� Gara9e Flaor. 13_30' ! _i
� -11 =0 �
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Site Section
6 (7) 8 9
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1 Keynotes
R Division 3:
� 3,1 Concrote
3.2 Concrcle
J.3 Concrete
' 3.4 Concrete
! 3.5 Concrete
7 3.6 Concrete
f Div¢ion 5:
�� 5.1 Metal stc
� 5.2 6 owd�
9
i Building Heiqht: 85.71' �, Division 6:
? +61 -5 � 6.1 Horizontc
i 6.2 Wood trii
Porapet: 80.96' 6.3 Wood T@
, +Sfi'-8� 6.4 Wood Ro
i„ 6.5 2x4 Stu�
j Raof Height: 77.71' �, 6.6 Wood Fri
+53 =5 �
Sth Floor Plote: 76.96' Dnision 7:
� +52 -8 7.1 4-PI Bi
� 7.2 Painted
` Sth Floor. fi7.96' Division B:
� - +� _g � 8.1 Aluminun
� 4th Floor Plate: 66.96'� 8.2 Aluminun
-� +42 -8 B�3 Metal Dc
� � 8.4 Slidin C
�'
0 4th Floor. 57.96' ti ���n9�
- +33, 8 4 9.1 3-coat
. � • 92 Numinur
� � 3rd Floor Plote: 56.96' g.3 5 8
i +32'-8
'i DivSion If
V ia.i rroen �r
•i 10.2 Elevator
pi -_ _ 3rd Fbor. 4 rr7.96' $
+23 -8 Division L
� 2nd Floor Plate: 46.96' 16.1 Exterior
+22 -8
� 2nd Floor. 37.96' �,
- �3� 8 �
, 1et Floor Plate: 37.30'
+13 -0
6
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� Ground Fbor 24.30'
� 0'-0
Ave.� of Curt�. 2�4.20'
P Goro Plate: 23.30'
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Site Section
A5.1
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Site Survey
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fECT TREE
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20��-10-31� PlunYg R�N�w R�Nalons
4011-06-13: Plarx�ing Submittal
2017-0]-13i Plonninp R�v�6minal
2017-01-2�: Pkr�Miq Rswbminal
Arborist Report
AR 1.0
c
Landscape Plan
total of 6� tall fence
/ /
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Plant List
irees Corrvrwn Name
�4J O7 Magrwl'�o �'Telbw &d")
�2 Not USetl
(1G�j Fo1esiPansy
�2� �4 Golden Foll Moon Maple
(1��5 Loquot
(21 n JaParrese MaPle
Planh 6
SMubs Corman Nome
o�a�,� �� ��
Hortman�
QB EltlerCerry
� woolly &ue CJrts
to match city
�p Spurge
� B�,Aferfly Bush
�F Agave
I concrete � Ma^�a^��a
�gh
/ 1'-6' � Lwender
:e above,
I' tall fence �j Sa9e
�J Sea ThriH
to motch city
� Roses
Leaend
� concmte
fence
+_�� Turf
to match city '�1 Concre!e Paving / Pavers
Bofanicol Nome Size
Magrwl'q Acumirwfa 24' Box
Cerci50cCidentd'¢ 24"Box
AcerShkosawanum Spal.
Eriobotrya 5 gal.
Acer Palmolum 24' Box
Bo�oniCo� NamB $iz0
c��om� isgoi.
Sombucu5 S gal.
Trichosfema Lanatum 1 gal.
Euphorbia 1 pol.
Butltlleja I gal.
Apave Affenuato I gal.
Arcfostaphylos 1 pal.
Lwontlulo Flah
Salvio flah
Armena Manfima Flah
Row I gal.
I woter
Planting Notes
flow—
iiorctention 1. I�lgation system stroll �e inslolled and lul!y functional prior to
installation af any plan:ing.
2. Existing topsoil shall be ramoved from work orea and afockpilad to
be used for finish gratling upon completion.
3. Topsoil in excess of tMt required for finish grading aho0 removed
nore k bY Contractor. Waete eKcovotion from foundation trenchea thot is
i. 33' ap ad. not suitabk for landscape use and is in excess of that required for
JURING foundation 6ackfill shall 6e rcmoved hy Contractar.
'�N 4. Erzisting landscaping shil be protected as required to prevent any
��•� damoge to piants and tmes unless specified (or removal in plans or
by Owner.
5. Protect existing trees io work zone with fencing aM barricades.
Borticoda shall form u minimum encomposs oll sides of the tree
' and provida a min. 6' clear from ihe bax of the tree.
6. Protect existing Iooh during excwation. Ensure thal equipment is
placed outside of drip line.
7. Provide Matenng of e:posed roots during excovoGon. Backfill around
exposed roots shall include prev�ously rcmoved topeoil.
/B. Installation shdl include a new automatic irrigation ayatem
/ throughout.
9. NI landacaped and Mrdscaped areos sholl be graded ond finisAed,
so as not to drain onto adjacent propertiea.
ie
10. Landscape is classified as Tror 2 per Section 18.17.020 0l the
1Yater Conservation and Landscape Regulotion.�
Plani Materia::
11. Turf area rtay not be rtwre than 25x of tM landxape area.
12. At kast BOx of the pimts in rwn—turf kndscape areas shdl 6e rwtive
plo�s, lor water using phnts, a rro—Mater using plants.
13. Turf andl nol be planted on sbpas greater tlwn 251C of lhe laidswpe area.
14. Frc—prone plaM materiah and highly flamma6le mukhes w�l trot be used.
15. Immive aM�or rwxiow plont apeciea wiN not be usad.
Mukh:
76. A minimum tro—inch layer of much will be applied on all exposed wil
sur?acm af plonling vaas.
Shc�mendmenh:
',7. Soi amendrtronts, such oe compoat, rill be incorporated accordirg to the
soil wridditiora at the project aite ard baaed on Nhat is appropriate fa the
xkcted plor�.i.
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1015-01-71: Plunhp Rsview Revistora
7014-10�31: PlmriNq RM�w R�vWan
]014-06-13: PhNnp Submhtal
Y017-02-13� Phmlrq RnubmBlal
2017-W-YI: Pkmlrp RewbmNtal
Landscape Plan
Ll.l
1401
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Edge of concrete
podium, line af
garage 6elow
� pwers, typ.
44.70'
. . .. P�.eR�ll�M�Y�Lina
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pavers, lyp.
Landscape Plan
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(E) Adjacent property �
tree to remain. . .
PROTECT DURING
CONSTRUCTION
. .• �•. .
(E) Redwood to
remain. 33' spread.
PROTECT DURING
CONS�RUCTION
Refer to AR1.0
(E) Coast Oak to
remoin. 42' spread_
PROTECT DURING
CONSTRUCTION
Refer to AR1.0
i ib;,�' .
, .....�.,�,�``'( . ., , ._....j.....,, _ .. ..�... , .�__ .. �. _ .. . .. _ ..e., „ �, ,-�...-
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', \�_....,I I �N) A.C. DriVewoy � ; '� in this Oreo
ea of Sprinklers
_„_„_„, � for Turt
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- � � Drivewoy PROTECT DURING
� I � - � • •.� . � � CONSTRUCTION
:��.._ �•• � ., �� �l �.. ' Ra}er ta Af21.0
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Irrigation Notes
Irrigotion Syatam:
1. Irtigation system sholl be installed and fully functional prior to
inatallation of ony planting.
2. Autortwtic irngation controllers that utiliza either evopotranapiration or
soil moisture sensor data for irtigation scheduling will be installed.
3. Sensor�, eithe� integrel or auxiliary, that suspend or alter irrigation
operotion during unfavoraNe weather ronditbna will be inatallad.
4. The irrigation system will be designed to prevent runoff, low head
drainage, over-apray, or other aimilar conditions.
5. In areas with slope greater than 25x and within 24-inches of a
norpermeable surtoce, or in narrow or odd shop�d areas that are
less than eight feet in width, low volume irrigation will be installed
in mulched areas.
6. Irrigotion syetems aholl be designed, maintained, ond managed to
meet an average landscape irrigatian efikiency of 70x or more.
7. Irrigution sholl be schedukd beMeen 8:00 p.m. ond 10:00 a.m.
8. Inatall all piping and vaNes in common trenchea rhero feaeible ond
inside planting areas whenever possible. All volves shall be located in
groundcover or shrub areos.
9. Install imgaGon in accordance with laal codes and manufacturera
specif'�cotiona. Notiy Architect of any conflicts prior to instollation.
10. Connect bockflow asxmbly with the point of connectron using brass
fittinga.
71. Install all bacMlow preventers for project in planting areas in
inconspicuous locotans cbse to the schemotic location shown in
thia drawing
72. Instoll skeves at the necessary depths prior to pavement installation.
Sleeving sholl extend 1'-0' from edge of puvement into planting
areas.
13. Inalall conlrWler per drawings and (asten securoly to wall. NI above
grade conduil either iow voltage or line voltage, shall be rigid ateel
and securcly fastened to structure and controller.
Hydrozone:
14. Each valve will irtigate a hydrozone with similor site, alope, aun
expoaure, sal conditions, and plant motenals with similor water use.
15. Sprinkler heads and ather emission devi ces will 6e selected based on
whot is appropriate (w the ploy type within thot hydrozone.
16. Where (eosibl0. trees will be ploced on separate valves from shrubs,
ground covers and turf.
Products
Remote ContrW Valve - sprinklec Buvito 700 Series 1' size
17. Drip Volve bsambly: Irritrol, 700 Series t' size with PR-30 and
3/4' Wye filter.
18. Sprinkler Heads: Turf Spray-heads, Toro, 570Z-4P with precision
ser'es spray nozzle, 6' radius, orc as required.
79. Drip Distributan tubing: 1/2' Drip distribution tubing with 7/4' laser
soaker tubing, Pepco, PM04067008 or similar
Irrigation Legend
� wate� �t��
� Backflow Preventer, Febco
825YA 7' Size
❑ Irtigation Controller, Hunter
C PCC-900 Outdoor Wall mount
wiU solar sync. module
eRemote Control Valve - sprinkler
� Drip Volve /�sembly
— — � Moinline - schedule 40
— � • - � • - • � — 1/2� drip distnbution line
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2014-10�31� PlmNnq RM�w R�Wfms
701 �-06-13: Plrnxdfiq Submitral
]017-04-13� Phrminp Rmibmfml
2017-04-24: Plamdip Rewbminal
Irrigation Plan
Ll .2
1401
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