MEMORANDUM - City of Brisbane

MEMORANDUM

DATE: 11/14/2019

TO: Planning Commission

FROM: Julia Ayres, Senior Planner, via John Swiecki, Community Development Director

SUBJECT: Study Session: Condominium development at 4070 Bayshore Boulevard

INTRODUCTION

The owners of 4070 Bayshore Boulevard have developed a preliminary proposal for a 26-unit residential

condominium development. The approximately 1-acre property is located on the west side of Bayshore

Boulevard abutting the City’s southern limit (see aerial map in Attachment A), and is zoned Southwest

Bayshore Commercial District (SCRO-1 District). The property is also located within the San Bruno

Mountain Habitat Conservation Plan (HCP).

No planning applications have been submitted. To move forward, the proposal would require the Planning

Commission to approve a Use Permit for the residential use, a Design Permit, and grading review for soil

export from the site in excess of 50 cubic yards. In addition, Planning Commission approval of a Tentative

Subdivision map would be required because a condominium development is a subdivision of land under

the Subdivision Ordinance. A biological assessment is required to evaluate the proposal’s consistency

with the HCP and inform an Operating Program that will establish ongoing HCP obligations for the

landowner. The Planning Commission would review the Operating Program simultaneously with the other

planning applications. Potential project impacts on the environment will be evaluated under the California

Environmental Quality Act (CEQA) once complete planning applications are received.

Prior to finalizing the project design and submitting the required planning applications for the project, this

Planning Commission study session has been scheduled to enable the property owners to present their

conceptual design to the Commission and interested community members. While the Commission will

have the opportunity to provide feedback on the project, this is not a public hearing and no decision will

made by the Commission at this time, nor should the Commission enter into discussions of whether or not

the project would meet the required findings for approval for the various applicable permits. This memo

is intended to provide an overview of the preliminary design and provide background information on

development regulations and existing development in the SCRO-1 District.

CONCEPTUAL PROPOSAL

The potential development site is comprised of vacant, unrecorded hillside parcels (“Highway Lots”)

fronting Bayshore Boulevard, totaling approximately 43,300 square feet in area with an approximately

49% slope. The property abuts a single-family structure at 4050 Bayshore Boulevard to the north, a vacant

site at 4090 Bayshore Boulevard and the City limits to the south, a vacant property owned by the San

Francisco Water District to the northwest, and a vacant property in the R-BA District to the southwest

H.1.1

Meeting of 11/14/2019

Study Session- 4070 Bayshore Blvd.

of 3

also owned by the subject property owner (see aerial map, Attachment A). An easement for waterlines is

located in the rear portion of the property and continues north through all lots in this block of Bayshore

Boulevard.

The owner’s preliminary design includes 26 residential condominiums contained in a two-winged

building, covering approximately 37% of the site and containing approximately 32,000 sq ft of living area

and 23,000 sq ft of above-grade parking, resulting in a density of 26 dwelling units per acre and an

approximately 1.3 floor area ratio (FAR). The SCRO-1 District regulations establish a maximum

residential density of one unit per 1,500 square feet of land area, or 29 dwelling units per acre.

Approximately 15,000 sq ft of the uppermost portion of the lot would be left undeveloped to provide a

buffer between the structure and the privately owned lots in the Brisbane Acres Residential District (R-

BA) to the west of the site.

SCRO-1 DISTRICT REGULATIONS AND EXISTING DEVELOPMENT

As noted previously, the purpose of tonight’s session is for the applicant to present their preliminary

proposal and provide the opportunity for Commissioners to offer feedback. Staff has highlighted issues

below to provide context to the Planning Commission’s discussion.

1. SCRO-1 District Development Regulations

The SCRO-1 District is a mixed-use district with a variety of conditionally permitted residential and

commercial uses, including the proposed multi-family residential use. Emergency homeless shelters are

the only uses permitted by-right (no Use Permit required) in the District.

Building form is not limited in the SCRO-1 District zoning regulations or by the General Plan by a floor

area ratio maximum, unlike most other zoning districts in Brisbane. Rather, building form is regulated by

other development regulations including building height, lot coverage, setbacks, and required on-site

parking. Residential density in the SCRO-1 District is established as a ratio of one unit per every 1,500

sq ft of land area for multifamily residential developments, or 29 dwelling units per acre.

2. Existing Development

About 3.3 acres of land in the District are vacant without land use entitlements (including the subject

property), and about 3 acres are vacant with land use entitlements (3750-80 Bayshore Boulevard, entitled

for 30 residential condominiums in 2005). The remaining approximately 6.5 acres of developed land is

split about evenly between single-family residential and commercial development. There is one mixed-

use development located at 3832 Bayshore. Most structures on developed lots are one to two stories in

height with FARs less than 0.72 (the standard FAR maximum for other zoning districts in Central

Brisbane).

Other than an entitled but unbuilt project at 3750-80 Bayshore Boulevard for 30 residential condominiums,

no other multi-family developments have been approved or built in the SCRO-1 District. That unbuilt 30-

unit project has a density of 10.28 dwelling units per acre, due to the considerably larger size of the site

H.1.2

Meeting of 11/14/2019

Study Session- 4070 Bayshore Blvd.

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(127,020 sq ft compared to the subject property’s size of 43,300 sq ft). That project features two separate

buildings of 18 and 12 units, with three levels of residential above one story of ground level parking.

3. Physical Characteristics of Lots in the District:

The SCRO-1 District is characterized by deep lots fronting Bayshore Boulevard, typically 225 ft in depth

and anywhere from 40 ft to 100 ft in width. Most lots feature slopes exceeding 40%. The steep slopes and

rocky terrain of hillside lots in the SCRO-1 District influences building location, design, and form, as well

as site access and circulation. Site development is typically located as close to Bayshore Boulevard as

possible to minimize required site grading.

As previously noted, lots in the SCRO-1 District are part of the San Bruno Mountain Habitat Conservation

Plan (HCP Administrative Parcel 2-03, Management Unit 2-03-01, the “Lower Acres”). While site-

specific biological assessments are required prior to any site development within the HCP to evaluate the

presence of habitat or listed plant or animal species, typically lots in the Lower Acres are dominated by

invasive plant species and abut areas already disturbed by development. In comparison, parcels in the

“Upper Acres” (Management Unit 2-03-02) commonly feature intact habitat for protected butterfly

species under the HCP and other listed plant and animal species and abut State and County parklands.

NEXT STEPS

If the applicant chooses to proceed with a formal application, it will ultimately be subject to environmental

review and review by the Planning Commission at future public hearings.

___________________________________ __________________________________________

Julia Ayres, Senior Planner John Swiecki, Community Development Director

ATTACHMENTS:

A. Aerial map of subject property

B. Assessor’s parcel map

C. Owner’s preliminary plans and renderings

H.1.3

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H.1.4

H.1.5

ATTACHMENT A

BLANK

H.1.6

Aerial Vicinity Map Attachment A

H.1.7

BLANK

H.1.8

H.1.9

ATTACHMENT B

BLANK

H.1.10

Assessor’s Parcel Map Attachment B

H.1.11

BLANK

H.1.12

H.1.13

ATTACHMENT C

BLANK

H.1.14

total area

front lot 43300 sqft

floor level floor area no. of bedroom deck area no. ofparking space

2 unit 1 1360 sqft 3 110 sqft 2

2 unit 2 720 sqft 1 95 sqft 1

2 unit 3 995 sqft 2 120 sqft 1.5

2 unit 1 1360 sqft 3 110 sqft 2


2 unit 3 995 sqft 2 120 sqft 1.5

2 common area 920 sqft

3 unit 1 1405 sqft 3 120 sqft 2

3 unit2 755 sqft 1 175 sqft 1

3 unit 3 945 sqft 2 150 sqft 1.5

3 unit 1 1405 sqft 3 120 sqft 2

3 unit2 755 sqft 1 175 sqft 1

3 unit 3 945 sqft 2 150 sqft 1.5


4 unit 1 1345 sqft 3 125 sqft 2


4 unit 3 950 sqft 2 150 sqft 1.5

4 unit 1 1345 sqft 3 125 sqft 2


4 unit 3 950 sqft 2 150 sqft 1.5


5 unit 1 1075 sqft 3 195 sqft 2


5 unit 3 840 sqft 2 150 sqft 1.5

5 unit 1 1300 sqft 3 195 sqft 2


5 unit 3 1000 sqft 2 150 sqft 1.5

5 common area 980

6 unit 1 1635 sqft 2 460 sqft 1.5

6 unit 1 1635 sqft 2 460 sqft 1.5


total units total floor area total bedroom total deck area

26 31375 52 4330

garage lvl area parking spaces

ground floor parking 10700 sqft 24

common area 525 sqft

1 fl parking 10300 sqft 18

common area 925 sqft

total area tatal parking spaces required parking space

22450 42 39

soil

cut non habitable area habitable area

196700 cb ft total unit area 25505

total common area 5870

total deck area 4330

total garage area 22450

total area 26780 31375

gross buidling area 58155

CODE REFERENCE

2016 CA BUILDING CODE2016 CA RESIDENTIAL BUILDING CODE

2016 CA PLUMBING CODE2016 CA MECHANICAL CODE2016 CA ELECTRICAL CODE

2016 CA GREEN BUILDING CODE2016 CA ENERGY CODE

(2016 CA ENERGY EFFICIENCY STANDARDS)2016 CA FIRE CODE

2016 BRISBANE MUNICIPAL CODEW/ AMENDMENTS

SHEET INDEXA1.0 TITLEA1.1 SITEA1.2 SITEA1.4 SITEA2.0 FLA2.1 FLA2.2 FLA2.3 FLA2.4 FLA2.5 FLA2.6 FL

A3.0 ELEVATIONA3.1 ELEVATIONA3.2 ELEVATIONA3.3 ELEVATIONA3.4 ELEVATIONA4.0 SECTION

BUILDING INFOAPN 070 560 020 & 070 560 030

Lot Area 43300SQFTZONING MIX USED

BUILDING CLASSIFICATION R2 CONDO/OFFICECONSTRUCTION TYPE VB

(N) 6 STORIES PVER GROUND FLOOR CONDO/OFFICE BUILDING

1.0

STRUCTURAL GENERAL NOTES

GENERAL REQUIREMENTS

1. WORK PERFORMED SHALL COMPLY WITH THE FOLLOWING:A. THESE STRUCTURAL NOTES AND THE GENERAL NOTES OF ARCHITECTURAL DRAWINGS UNLESS

OTHERWISE NOTED ON PLANS OR SPECIFICATIONS.B. ALL APPLICABLE LOCAL AND STATE CODES, ORDINANCES AND REGULATIONS.C. ALL APPLICABLE MUNICIPAL AND ZONING CODES, AND CBC, 2016 EDITION.

2. ONSITE VERIFICATION OF ALL DIMENSIONS AND CONDITIONS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. NOTED DIMENSIONS TAKE PRECEDENCE OVER SCALE. ARCHITECT SHALL BE NOTIFIED IMMEDIATELY BY CONTRACTOR SHOULD ANY DISCREPANCIES OR OTHER QUESTION ARISE PERTAINING TO THE WORKING DRAWINGS BEFORE PROCEEDING WITH THE WORK.3. NO DEVIATIONS FROM STRUCTURAL DESIGN WITHOUT WRITTEN APPROVAL OF THE ARCHITECT. APPROVAL BY CITY INSPECTOR DOES NOT CONSTITUTE AUTHORITY TO DEVIATE FROM PLANS AND SPECIFICATIONS.

SITE WORK1. ALL FOOTINGS SHALL BE PLACED ON UNDISTURBED NATURAL SOIL OR ON PROPERLY COMPACTED FILL.2. A SOIL PRESSURE OF 1,500 PSF IS ASSUMED.3. NO TRENCHES OR EXCAVATIONS OVER 4'-11" IN DEPTH SHALL BE CONSTRUCTED WITHOUT A PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY.4. TEMPORARY SHORING IS REQUIRED FOR EXCAVATIONS THAT REMOVE THE LATERAL SUPPORT FROM A PUBLIC WAY OR AN EXISTING BUILDING. EXCAVATIONS ADJACENT TO A PUBLIC WAY REQUIRE PUBLIC WORKS APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT.5. EARTHWORK:

A. THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO FULLY PROTECT ADJACENT PROPERTIES.

B. ALL EXCAVATIONS FOR FOOTINGS SHALL HAVE FIRM LEVEL BOTTOMS IN BEDROCK.C. EXCAVATIONS SHALL BE KEPT FREE OF STANDING WATER.D. WHERE EXCAVATIONS HAVE BEEN MADE TO A DEPTH GREATER THAN INDICATED, SUCH ADDITIONAL

DEPTH SHALL BE FILLED WITH CONCRETE AS SPECIFIED FOR THE FOOTING.E. FILL MATERIALS SHALL BE FREE FROM DEBRIS, VEGETABLE MATTER, AND OTHER FOREIGN

SUBSTANCES.F. THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO SHORE AND PROTECT EXISTING

FOUNDATIONS FROM SETTLEMENT AND DAMAGE.

CONCRETE1. ALL BACKFILL SHALL BE COMPACTED TO A MINIMUM OF 90% OF RELATIVE COMPACTION.2. ALL WATER SHALL BE REMOVED FROM FOUNDATION EXCAVATIONS PRIOR TO PLACING OF CONCRETE.3. REINFORCING STEEL:

A. STEEL BARS SHALL CONFORM TO ASTM A615 AND BE GRADE 60 EXCEPT THAT NO. 3 AND NO. 4 STEEL BARS USED AS TIES OR STIRRUPS SHALL BE GRADE 40. AND REINFORCING STEEL SHALL BE NEW, FREE OF SCALE, AND RUST.

B. TIE WIRE SHALL BE 16 GAUGE, BLACK ANNEALED CONFORMING TO ASTM A-82.C. WIRE FABRIC SHALL CONFORM TO ASTM A-185.

4. HARDWARE AND ACCESSORIES:A. ANCHORS SHALL BE MANUFACTURED OF ASTM A-307 STEEL, 5/8" DIAMETER WITH A 7"

EMBEDMENT UNLESS OTHERWISE NOTED.B. SHOTPINS SHALL BE ICBO APPROVED.C. EXPANSION BOLTS (WEDGE ANCHORS) AND ADHESIVE ANCHORS SHALL BE ICBO APPROVED. D. MANUFACTURED HARDWARE SHALL BE ICBO APPROVED AND PRODUCED BY THE SIMPSON

COMPANY. SEE STRUCTURAL NOTE 1.E. FABRICATED ACCESSORIES SHALL COMPLY WITH SECTION 05120.

2.FRAMING SHALL BE DONE IN A WORKMANLIKE MANNER BY SKILLED MECHANICS.A. ALL NAILING SHALL CONFORM TO CBC2010 EDITION NAILING SCHEDULE TABLE NO. 2304.9.1

(BASED ON DOUGLAS FIR FRAMING LUMBER USING COMMON OR BOX NAILS UNLESS OTHERWISE NOTED).3.PROVIDE 1X6 LET-IN DIAGONAL BRACES AT EACH 25 LINEAL FEET OF EXTERIOR WALL AND AT EACH CORNER, AND ALL MAIN CROSS STUD PARTITIONS LET-IN TO CROSS A MINIMUM OF FOUR (4) STUD SPACES AND AT 45 DEGREES WHERE POSSIBLE, UNLESS SHEATHED WITH PLYWOOD NAILED AT TOP AND BOTTOM PLATES WITH (3) 8d NAILS.4.ALL EXPOSED NAILS SHALL BE CORROSION RESISTANT.5.PROVIDE DOUBLE TRIMMERS AT EACH SIDE OF OPENINGS 8'-0" AND LARGER.6.PROVIDE FIRESTOPPING IN STUD SPACES WITH 2 X WOOD BLOCKS IN THE CENTER OF ALL STUD SPACES OVER 10 FEET.7.ALL POST/BM AND BM/BM CONNECTIONS SHALL BE SIMPSON UNLESS OTHERWISE NOTED.8.ALL EXTERIOR FINISH MATERIAL SHALL BE APPLIED OVER ONE LAYER OF 15 LB. ASPHALT SATURATED FELT. PROVIDE HORIZONTAL BLOCKING AT 24" O.C. FOR VERTICAL SIDING.9.PROVIDE VENTILATION AT ATTIC AND ENCLOSED ROOF RAFTERS WITH STANDARD WALL VENTILATORS. UNLESS NOTED OTHERWISE ON PLANS, USE 1/150 SQUARE FEET OF ENCLOSED SPACE.10.CUTTING AND NOTCHING OF STUDS:

A. EXTERIOR AND BEARING PARTITIONS: ANY WOOD STUD MAY BE CUT OR NOTCHED TO A DEPTH NOT EXCEEDING 25% OF THE WIDTH OF THE STUD.

B. NON-BEARING PARTITIONS: ANY WOOD STUD MAY BE CUT OR NOTCHED TO A DEPTH NOT EXCEEDING 40% OF THE WIDTH OF THE STUD.11.BORED HOLES: A HOLE NOT GREATER THAN 40% OF THE STUD MAY BE BORED IN ANY WOOD STUD. A HOLE NOT GREATER THAN 60% OF THE WIDTH OF THE STUD IS PERMITTED IN NON-BEARING PARTITIONS OR IN ANY WALL WHERE EACH STUD IS DOUBLED PROVIDED NOT MORE THAN TWO SUCH SUCCESSIVE DOUBLED STUDS ARE SO BORED. IN NO CASE SHALL A HOLE BE NEARER THAN 5/8" TO THE EDGE OF STUDS AND NOT LOCATED AT THE SAME SECTION OF STUD AS A CUT OR NOTCH.12.CUTTING AND NOTCHING OF HORIZONTAL MEMBERS:

A. ANY WOOD JOIST, BEAM OR GIRDER SHALL BE CUT OR NOTCHED ON THE TOP EDGE PROVIDED THE CUT DOES NOT EXCEED EITHER 1/5 OF THE DEPTH OF THE MEMBER OR TWO INCHES, AND DOES NOT ENCROACH INTO THE CENTER HALF OF THE SPAN.

B. HOLES SPACED AT LEAST 6" APART AND NOT LARGER THAN TWO INCHES IN DIAMETER MAY BE BORED IF THE HOLES ARE NOT NEARER THAN ONE INCH TO THE EDGE OF JOIST.

C. HOLES SPACED AT LEAST 6" APART AND NOT LARGER THAN ONE INCH IN DIAMETER SHALL BE BORED THROUGH ANY WOOD BEAM, JOIST, OR GIRDER IF THE EDGE OF THE HOLE IS NOT NEARER THAN ONE INCH TO THE EDGE OF THE MEMBER.

STRUCTURAL DESIGN

1.CONNECTORS FOR WOOD CONSTRUCTION:DESIGN IS BASED ON PRODUCTS MANUFACTURED BY SIMPSON-STRONG TIE CONNECTORS, 1450 DOOLITTLE DRIVE, P.O. BOX 1568, SAN LEANDRO, CA 94577. (510) 562-7775.

2.STRUCTURAL OBSERVATION: STRUCTURAL OBSERVATION IS REQUIRED FOR THE FOLLOWING:A. ROUGH WOOD FRAMING

WHEN CONSTRUCTION INSPECTION IS REQUIRED PER CBC CHAPTER 17, THE OWNER SHALL EMPLOY THE ENGINEER OF RECORD TO MAKE SITE VISITS TO OBSERVE GENERAL COMPLIANCE WITH THE APPROVED STRUCTURAL PLANS, SPECIFICATIONS AND CHANGE ORDERS. THE CONTRACTOR SHALL CORRECT ANY DEFICIENCIES NOTED.

3.EPOXY:DESIGN IS BASED ON SIMPSON SET-XP HIGH STRENGTH EPOXY-TIE ANCHORING ADHESIVE. EPOXY PRODUCTS MANUFACTURED BY SIMPSON STRONG-TIE ANCHOR SYSTEMS, 4120 DUBLIN BLVD. #400, DUBLIN, CA 94568. (925) 560-9000. AT HOLDOWNS, USE THREADED ROD WITH DIAMETERS AND EMBEDMENT SPECIFIED ON PLANS AND SCHEDULES, WIDEN BOTTOM WITH WASHERS AND NUTS. HOLES DRILLED FOR EPOXY INJECTION SHALL BE BRUSHED & BLOWN CLEAN WITH COMPRESSED AIR.ICC-ES EVALUATION REPORT ESR 2508.

16d @ 16" O.C.3-16d PER 16"

16d @ 24" O.C.16d @ 16" O.C.

4-3d / 2-16d

16d @ 16" O.C.

16d @ 24" O.C.

2-16d

TABLE 2304.9.1 FASTENING SCHEDULE

10d @ 24" O.C. TOP & BOTTOM STAGGER EA. SIDES

WOOD STRUCTURAL PANELS AND PARTICLEBOARD:

FACENAIL 1" X 8" SHEATHING OR LESS TO EACH BEARINGFACENAIL WIDER THAN 1" X 8" SHEATHING TO EACH BEARING

FACENAIL CEILING JOISTS LAP OVER PARTITIONSFACENAIL CEILING JOISTS TO PARALLEL RAFTERS

FACENAIL 1" DIAGONAL BRACE TO EACH STUD AND PLATE

FACENAIL TOP PLATES, LAPS AND INTERSECTIONS

FACE NAIL 1" X 6" SUBFLOOR OR LESS FACE TO EA. JOISTFACE NAIL WIDER THAN 1" X 6" SUBFLOOR TO EA. JOISTBLIND & FACE NAIL 2" SUBFLOOR TO JOIST OR GIRDER

FACE NAIL AT BRACED WALL SOLE PLATE TO JOIST OR BLOCKINGTYP FACE NAIL SOLE PLATE TO JOIST OR BLOCKING

TOENAIL BLOCKING BETWEEN JOISTS OR RAFTERS TO TOP PLATE

COMBINATION SUBFLOOR-UNDERLAYMENT (TO FRAMING):

SUBFLOOR AND WALL SHEATHING (TO FRAMING):

FIBERBOARD SHEATHING:

PANEL SIDING (TO FRAMING):

INTERIOR PANELING34.

33.

32.

31.

1/4" ; 3/8" (SUPPORT @ 24" O.C.)

≤ 1/2" ; 5/8"

≤ 3/4" ; 7/8" - 1" ; 1 1/8" - 1 1/4"

≤ 1/2" ; 19/32" - 3/4" ; 7/8" - 1" ; 1 1/8" - 1 1/4"

1/2" ; 25/32"

FACE NAIL DOUBLE STUDSTOENAIL/ENDNAIL STUD TO SOLE PLATEEND NAIL TOP PLATE TO STUD

JOIST TOENAIL TO SILL/GIRDER

CONNECTION

TOENAIL RAFTER TO PLATE

BUILT-UP CORNER STUDSFACENAIL BUILT-UP GRIDER AND BEAMS

2" PLANKS @ EACH BEARING

EDGE NAIL CONTINUOUS 2-PIECE HEADERTOENAIL CEILING JOISTS TO PLATE

TOENAIL RIM JOIST TO TOP PLATE

LAP SPLICE DOUBLE TOP PLATES

TOENAIL CONTINUOUS HEADER TO STUD

TYP FACE NAIL DOUBLE TOP PLATES

TOENAIL EA. END OF BRIDGING TO JOIST

18.

24.

25.

23.22.

20.21.

19.

14.

17.16.15.

12.13.

11.

9.8.

10.

5.6.

7.

2.3.4.

1.

; 8d

4d ; 6d 88

6d OR 8d (ROOF) OR 8dOR 6d

; 8d

; 8d

6d

6d OR 8d; 10d4

4; 10d4; 8d

6d

6

5

6

5

3 5; 8d

5

3 5

8-16d

3-16d3-16d

2-8d3-8d3-8d

3-8d

2-16d8d @ 6" O.C.

4-8d3-8d

3-8d

2-16d

2-16d

2-8d2-8d3-8d

3-8d

NAILING

PANEL SUPPORTS AT 16 INCHES (406 mm) (20 INCHES (508mm) IF STRENGTH AXIS IN THE LONG DIRECTION OF THE PANEL, UNLESS OTHERWISE MARKED). CASING OR FINISH NAILS SPACED 6 INCHES (152 mm) ON PANEL EDGES, 12 INCHES (305 mm) AT INTERMEDIATE SUPPORTS.

FASTENERS SPACED 3 INCHES (76 mm) ON CENTER AT EXTERIOR EDGES AND 6 INCHES (152 mm) ON CENTER AT INTERMEDIATE SUPPORTS.

NAILS SPACED AT 6 INCHES (152 mm) ON CENTER AT EDGES, 12 INCHES (305 mm) AT INTERMEDIATE SUPPORTS EXCEPT 6 INCHES ( 152 mm AT ALL SUPPORTS WHERE SPANS ARE 48 INCHES (1219 MM) OR MORE. FOR NAILING OF WOOD STRUCTURAL PANEL AND PARTICLEBOARD DIAPHRAGMS & SHEAR WALLS, REFER TO SECTIONS 2315.3.3 AND 2315.4. NAILS FOR WALL SHEATHING MAY BE COMMON, BOX OR CASING.

8

CORROSION-RESISTANT SIDING OR CASING NAILS.

COMMON OR BOX NAILS MAY BE USED EXCEPT WHERE OTHERWISE STATED.

DEFORMED SHANK.

COMMON OR DEFORMED SHANK.

2

5

7

6

3

4 COMMON.

1

3-10dFACENAIL BUILT-UP GRIDER AND BEAMS @ SPLICE

3-10dFACENAIL COLLAR TIE TO RAFTER26.3-10dTOENAIL JACK RAFTER TO HIP27.2-16dFACENAIL JACK RAFTER TO HIP2-16dTOENAIL ROOF RAFTER TO 2X RIDGE BEAM28.2-16dFACENAIL ROOF RAFTER TO 2X RIDGE BEAM3-16dFACENAIL JOIST TO BAND JOIST29.3-16dFACENAIL LEDGER STRIP30.

ABBREVIATIONS:

ANCHOR BOLTABOVEALTERNATIVEANDATBETWEENBLOCKBEAMBOUNDARY NAILBOTTOM OFBOTTOM OF WALLCENTER LINECEILINGCEILING TIECONCRETECONTINUOUSNAIL PENNY SIZEDOUBLEDOUGLAS FIRDIAGONAL

A.B.ABV.ALT.

&@

BETBLKBM

B.N.B.O.B.W.C.L.

CLG.C.T.

CONC.CONT.

DDBL

DFDIAG.

EXISTINGELEVATIONEQUALEQUIPMENTEACH SIDEEACH WAYEDGE NAILEXTERIOR

(E)ELEQ

EQUIP.E.S.E.W.E.N.EXT.

FACE NAILFLOORFINISH FLOORFACE OFFOOTINGFAR SIDEGAUGEGALVANIZEDGLULAMHEADERHORIZONTALINT. BUILDING CODE

F.N.FL.F.F.F.O.FTG.F.S.GA

GALV.GL.

HDRHORIZ.

IBC

JOISTLONG LEG HORIZ.LONG LEG VERT.MATERIALMAXIMUMMECHANICALMETALMANUFACTUREMINIMUMNEWNOT TO SCALEOFF CENTEROUTSIDE DIA.ROOF RAFTERSEE ARCHITECTURAL DRAWING

JSTLLHLLV

MAT'L.MAX

MECH.MTL.MFRMIN(N)

N.T.S.O.C.O.D.R.R.

S.A.D.

INTERNATIONAL CONFERENCE OF BUILDING OFFICIALSINFORMATION

ICBO

INFO

SIMILARSQUARESTANDARDSPECIFICATIONS

SIMSQ.

STD.SPECS

TOENAILTOP OFTONGUE & GROOVETHREADED RODTOP OF SLAB/STEELT.O.W.TYPICALUNLESS OTHERWISE NOTICED

T.N.T.O.T&GT.R.

T.O.S.T.O.W.

TYPU.O.N.

VERTICALVERIFY IN FIELDWOODWITHREBAR SIZE

VERT.V.I.F.WD.W/#

5. CONCRETE:A. ALL CONCRETE SHALL BE STONE CONCRETE UTILIZING AGGREGATE CONFORMING TO ASTM C-33.

CEMENT SHALL BE TYPE I OR II CONFORMING TO ASTM C-150, LOW ALKALI.B. WATER SHALL BE CLEAN, FRESH AND SUITABLE FOR DOMESTIC USE.C. CONCRETE USED STRUCTURALLY SHALL ACHIEVE A MINIMUM STRENGTH OF 3000 PSI IN 28 DAYS.D. 25% OF CEMENT CAN BE REPLACED WITH CLASS "C" OR "F" FLY ASH AND CONFORM TO

ASTM-C-618, SUCH CONCRETE MIX SHALL NOT BE LOADED AND FORMS SHALL NOT BE REMOVED IN THE FIRST SEVEN DAYS.

E. MINIMUM CONCRETE PROTECTION FOR REINFORCING STEEL SHALL BE AS FOLLOWS:1. CONCRETE AGAINST EARTH (UNFORMED) 3" MIN.2. CONCRETE AGAINST EARTH (FORMED) 2" MIN.3. CONCRETE SLABS (STRUCTURAL) 3/4" MIN.4. CONCRETE WALLS INTERIOR FACE 3/4" MIN.6. BEFORE CONCRETE IS PLACED THE CONTRACTOR SHALL COORDINATE AND CHECK WITH ALL TRADES TO ENSURE THE PROPER PLACEMENT OF ALL OPENINGS, SLEEVES, INSERTS, CURBS, DEPRESSIONS, ETC., RELATING TO THE WORK, AND AS SHOWN IN THE DRAWINGS. ANY CHANGE OR DISCREPANCY SHALL BE APPROVED BY THE ARCHITECT OR ENGINEER AND THE LOCAL BUILDING AGENCY PRIOR TO PLACEMENT OF CONCRETE.7. CONCRETE QUALITY: INSPECTION AND TESTS SHALL CONFORM TO THE LOCAL BUILDING CODE REQUIREMENTS FOR CONCRETE DESIGNED BY WORKING STRESSES METHOD.8. ALL CONCRETE MIXES SHALL CONFORM TO THE PROPORTIONS ESTABLISHED BY CODE FOR THE VARIOUS CONCRETE STRENGTHS REQUIRED FOR THE WORK.9. REMOVAL OF FORMS: SUPPORTING VERTICAL SURFACE - 2 DAY MINIMUM. SUPPORTING BEAMS AND GIRDERS - 15 DAYS MINIMUM.10. CONSTRUCTION JOINTS: SHALL BE PREPARED BY WIRE BRUSHING AND CLEANING AND BRUSHING IN A PASTE OF NEAT CEMENT MORTAR IMMEDIATELY PRIOR TO CONCRETING.11. ALL REINFORCING SHALL BE INSPECTED BY THE BUILDING INSPECTOR PRIOR TO PLACEMENT OF CONCRETE.12. NO PIPES OR SLEEVES SHALL BE PLACED IN CONCRETE UNLESS SPECIALLY DETAILED AND APPROVED BY THE ARCHITECT OR ENGINEER.13. ALL CONCRETE OR MASONRY RETAINING WALLS SHALL BE EQUIPPED WITH A VAPOR BARRIER (MIRA-DRAIN TYPE) AND A PERFORATED PIPE DRAIN SURROUNDED BY GRAVEL.

CARPENTRY1.CARPENTRY - ROUGH

A. ALL NEW FRAMING LUMBER SHALL HAVE 19% MAX. MOISTURE CONTENT AT TIME OF INSTALLATION.

B. ALL WOOD RESTING ON CONCRETE WITHIN 18" OF FINISH GRADE SHALL BE PRESSURE TREATED DOUGLAS FIR OR SILL GRADE REDWOOD.

C. ALL PLYWOOD SHALL CONFORM WITH U.S. PRODUCT STANDARD 1-74 AND BE IDENTIFIED WITH THE APPROPRIATE TRADEMARK OF THE AMERICAN PLYWOOD ASSOCIATION. PANELS WHICH MAY HAVE ANY EDGE OR SURFACE PERMANENTLY EXPOSED TO THE WEATHER OR MOISTURE SHALL BE CLASSIFIED AS EXTERIOR. THE SPACING IN INCHES OF ROOF AND FLOOR SUPPORTS OVER WHICH PANELS ARE APPLIED SHALL NOT EXCEED THE SPAN RATING STAMPED ON THE PANELS. PANEL THICKNESS SHALL BE AS SHOWN ON THE DRAWINGS.

1. PLYWOOD ROOF SHEATHING SHALL BE APA RATED SHEATHING EXPOSURE I, C-D GRADE.2. PLYWOOD WALL SHEATHING SHALL BE APA RATED SHEATHING EXPOSURE I, C-D GRADE OR APA

RATED SHEATHING STRUCTURAL II, EXPOSURE I, C-D GRADE UNLESS OTHERWISE NOTED.3. PLYWOOD FLOOR SHEATHING SHALL BE APA RATED SHEATHING EXPOSURE I, C-D GRADE WITH

BLOCKED PANEL EDGES OR APA RATED STURD-I-FLOOR EXPOSURE I, TONGUE AND GROOVE.D. FLUSH FRAMED JOISTS: ALL FLUSH FRAMED JOISTS SHALL SEAT IN SIMPSON HANGERS.E. POSTS: POSTS MAY BEAR ON SILL PLATES UNLESS OTHERWISE DETAILED.F. LAG SCREWS: LAG SCREWS SHALL BE TURNED AND NOT DRIVEN INTO PREDRILLED HOLES OF 2/3

SHANK DIAMETER.G. STUD BOLTING: STUDS ADJACENT TO CONCRETE OR MASONRY WALLS SHALL BE BOLTED THERETO

WITH 1/2" X 8" BOLTS AT TOP, BOTTOM AND MID-HEIGHT.H. BEAMS LAMINATED OF MORE THAN TWO JOISTS SHALL BE ATTACHED WITH 1/2" THRU BOLTS @

24" O.C. STAGGERED.

4070 BAYSHOREBLVD

LOT 020 & 030CONDO DEVELOPMENT

BRISBANE, CA 94005

4070 BAYSHOREBLVD

LOT 020 & 030PARCEL DEVELOPMENT

BRISBANE, CA 94005

1862 31AV SAN FRANCISCO CA94122 [email protected]

CONCEPTUAL PLAN10.31.2019

10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.15

120140160180

200220240

NEIGHBOURBUILDING

140160180200

280260

332.5

140160

180

200220240260280300

320

360

380400420

440

460

480

490

485480

460

440

420

400

380

360

340

320

300

280 260

489.2PP3 460

440

420 400

380

360

340 320

300488.18

77.7

80

220240260

280

320

360

480

300

100

340

93

78

367

397

(E) SITE PLANSCALE: 1" = 120'-0"

H A R O L D

007-570-220

BL

VD

B A

Y S H

O R

E

A N N I S

R O A D

R O

A D

493'-8"

283'-0"

152'-0"

33'-3"

138'-11"

SUBJECT PROPERTY007-570-060

007-560-010

007-570-140

007-570-180

007-570-170

007-570-160

007-570-150

007-570-250

007-570-070

343'-5"

171'-8"

A N N I S

R O A D

007-570-140

007-570-180

007-570-170

007-570-160

007-570-150

A N

N I

S

R O A D

A N

N I

S

R O

A D

A N

N I S

R O

A D

H A

R O

L D

R O

A D

SAN BURNO

R O A D

SAN BURNO

GLADYS AVE

R O

A D

N

S

EW

COP

COP

COP

104

108

102

101

27

4142

43

44

45

46

50

38

30

32

25

22

24

25 26

2

1

40

49

39

29

23

18

1916

17

15

14B

14A

34A

35

34

36

37

33

31

48

47

75'-1"

291'-8"

149'-3"

174'-9"

00000

265'-0"

007-560-200

263'-4"

BL

VD

B A

Y S H

O R

E

253'-11"

253'-11"

279'-0"

149'-5"

007-570-230


A N N I S

280'-0"

115'-6"

110'-0"

209'-2"

93'-0

"

350'-2"

233'

-0"

113'-0"

178'-0"

152'-0"

286'

-0"

279'

-7"

274'-1"

289'-6"

40'-7"

40'-7"

21'-9"

21'-9

"30'-0"

113'

-0"

113'

-0"

105'

-3"

82'-1

1"

55'-9"

255'-10"165'-6"

226'-0"

69'-3"

100'-0"

50'-3"

47'-4

"





007-570-110

007-570-100

007-560-040


007-570-130


007-570-190

007-570-180

007-570-170

007-560-250

007-560-240

007-560-060

007-560-070

007-560-080

007-560-090

007-560-250 BK-93

007-570-240


LA

ND

BE

LO

NG

TO

BA

YS

HO

RE

BL

VD

226'-0"

170'-0"

189'-2"

139'

-9"

140'

-0"

1.1

01A4.0

01A4.0

BUILDABLE AREA

02A4.1

02A4.1

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.16

1.2

120

140

180

200

220

240

NEIGHBOUR

BUILDINGSTRUCTURE

180

291.6

300

280

260

332.5

114.6

140

160

180

200

220

240

260

280

300

320

300

360

380

400

380

360

77.7

79.4

200

220

240

260

280

300

320

340

355

160

140

160

340

100

80

397

367

93

xi

(E) SITE PLANSCALE: 1" = 30'-0"

0+00

B A

Y S H

O R

E BLVD

115'-6"

110'-0"

226'-0"

69'-3"

100'-0"

51'-0"

47'-0

"

140'-0"

76'-6"

292'-0"

178'-4"

33'-3"

141'-0"

149'-4"

i

i

ii

iii

v

vi

iv

vii

viii

a

a

b

c

d

e

f

g

h

39'-8 1/4"

139'-2"

36'-0 1/4"

50'-11 3/4"

288'-7 1/4"

33'-1 3/4"

140'-7 1/4"

162'-3 1/2"

149'-11 1/2"

109'-10 1/2"

225'-10 3/4"

169'-9 1/2"

30'-4 1/2"

116'-0 1/2"

63'-11 1/4"

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.17

1.4

120

140

180

200

220

240

NEIGHBOURBUILDING

180291.6

300

280

260332.5

114.6

140160180

200220

240

260

280

300

320

300

360

380

400

380

360

77.7

79.4

200

220240

260

280

300320

340

355

160

140

160

340

100

80

397

367

7893

NOTE:1. FRONT LANDSCAPE TO ACCOMMODATE ADA RAMP AND STAIR TO FRONT ENTRANCE SIDEWALK

(N) SITE PLANSCALE: 1" = 30'-0"

xi

iiiiiivvi

viiviii

a

bc

d

de

e

39'-8 1/4" 139'-2" 36'-0 1/4" 50'-11 3/4"288'-11 1/2"

175'-0"161'-0 1/2"

149'-11 1/2" 109'-10 1/2"

225'-11"

30'-4 1/2"116'-0 1/2"

63'-11 1/4"

4 0

7 0

B A

Y S

H O

R E

B L

V D

L O

T 0

2 0

& 0

3 0

R O

A D

69'-3"

115'-6"

110'-0"

51'-0"

76'-6

"

81'-8

3/4

"

141'

-0"

57'-9 1/4"

a

155'-1"

19'-1"

70'-1

1/2

"

24'-3

1/4

" 91'-9 1/4"

11'-1

0"70

'-6 1

/4"

36'-4

"

5'-0

"

THIS AREA IS REQUIRED

REAR SET- BACK AND

NON-BUILDABLE AREA


REAR SET- BACK AND

NON-BUILDABLE AREA


REAR SET- BACK AND

NON-BUILDABLE AREA


REAR SET- BACK AND

NON-BUILDABLE AREA


REAR SET- BACK AND

NON-BUILDABLE AREA

1

bc

139'-4 3/4"15'-0" SIDE SETBACK

15'-0" SIDE SETBACK

AE

DC

H

125'-0"

15'-0"

31415161

BF

G

PL

TRUEN

PROJECTNORTH

S

E

W

17'-0"17'-0"17'-0"17'-0"

30'-0"70'-10"

32'-0"

(E) P

UC E

ASEM

ENT

SIDE

WALK

LAND

SCAP

E

TRAI

L

21 i

10'-0"

EXISTING TRAIL TO MAINTAINWITHIN PERSERVATION AREA

OF THE LOT ACCESSIBLE FROMWALKWAY/STAIR ASSHOWN

FUTURE TRAIL TO BECONTRUCTION DURING UPPER

LOT DEVELOPMENT FOR TRAILACCESS

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.18

200'

-11"

2.0

10'X10' ELEVATOR

10'X10' ELEVATOR

10'X10' ELEVATOR

10'X10' ELEVATOR

UPSTEPS: 19WIDTH: 4'6"ROSER: 7.2"THREAD: 11"

91'-0

"

1

15'-0

"

60'-0

"

12'-0

" 15

'-0"

15'-0

" 15

'-0"

25'-2

"

DRIVEWAY

LANDSCAPE LANDSCAPE

GROUND FLSCALE: 1/8" = 1'-0"

2

3

4

5

COLUMNCOLUMN

COLUMN

COLUMN

UP

80'-6

"

91'-0

"

80'-6

"

6

PL

PL

NOTE:1. 24 PARKING2. EXTERIOR STAIRS NOT SHOWN

2 3 3 2 32

3323 2

DRIVEWAY

60'-0"20'-0" 20'-0" 20'-0"

A B C DGA

5'-0"

36'-0"

GB

5'-0"10'-0"60'-0"

20'-0"20'-0"20'-0" 5'-0"

E F G H GH

5'-0"

65'-0"

10'-0"

LOBBY

i

6% R

AMP

6% RAMP

6% RAMP

SIDEWALK

WALKWAY

25'-0

"

SIDEWALK

LANDSCAPE LANDSCAPE

10'-0

"

25'-2

" 11

'-0"

13'-1

0"

20'-0

" 2'

-0"

7

8

3'-6

" 8'

-7"

2'-2

"

1

i

G7

G8

96'-3

"

5'-0

" 5'

-0"

6'-0

" 20

'-0"

25'-0

" 19

'-6"

5'-0

" 10

'-9 1

/2"

12'-10" 13'-2" 20'-0"

GC

56'-5" 48'-2" 65'-5"

3'-0"

C.H. 1

1'-0"

TYP U.

O.N

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.19

GROUND FAULT CIRCUITINTERRUPTED DUPLEX OUTLET

IC RATED FLUSH MOUNTED CANS W/ELECTRONIC BALLAST & AIR-TIGHT

WALL SWITCH

SCONCE LIGHT

APPROVED EXHAUST FAN,

AFCI DUPLEX OUTLET TYP U.O.N.

S

GFCI

(3)N3648SH15%

(E) OR (N) WINDOW SIZE (IN X IN)GLAZING AREA TO HABITABLE SPACE PERCENTAGE. U=0.3, SHGC=0.6SL = SLIDER, SH = SINGLE HUNG, F = FIX, C = CASEMENT

N3680 (E) OR (N) DOOR SIZE (IN X IN)* = 20 MIN 1 3/8" SOLID CORE DOOR W/ SELF CLOSER

(N) WALL

(E) WALL TO BE REMOVED

(E) WALL

5/8" TYPE "X" WALL GYPBD

(N) 4X4 POST

(E) FTG

22O VOLT OUTLET220V

FLOOR DRAINAGE ACCESS

UPGRADE ELECTRICAL PANEL TO 100AMP OR V.I.F.

SMOKE ALARM HARD WIRED W/ 10 YR BATTERY BACKUPSMOKE & CARBON MONOXIDE ALARM HARD WIRED W/ 10 YR BATTERY BACKUP

S

S&C

(N) 3'-5" HT PONY WALL

WALL BATT INSULATION:R-13 @ 2X4 WALLR-19 @ 2X6 WALLR-22 @ 2X8 WALL

CEILING BATT INSULATION:R-13 @ 2X6 JSTR-19 @ 2X8 JSTR-30 @ 2X10 JSTR-38 @ 2X12 JST

GFCI

5/8" TYPE "X" CEILING GYPBD

GROUND FAULT CIRCUITINTERRUPTED DUPLEX OUTLET WATERPROOFED

GFIW

ARCHITECTURAL LEGEND

8'-9"

C.H.

FL CEILING HEIGHT

2.1

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

PL PL

1ST FLSCALE: 1/8" = 1'-0"

15'-0

" 15

'-0"

15'-0

1/2

" 15

'-0"

60'-0

"

25'-0

"

30 32

41 42 43 44 45 46

12'-0

"

40

45 46

30 31 32

1

2

3

4

5

DN

2'-3

"

12

NOTE:1. 18 PARKING2. EXTERIOR STAIRS NOT SHOWN

60'-0" 5'-0"

10'-0"

60'-0"20'-0" 20'-0" 20'-0"

60'-0"20'-0"20'-0"20'-0"

A B C D E F G H

5'-0"

20'-0"

10'-0"

DN

i

10'-0

"

30

20'-0

"

40 40

6

7

8

3'-6

" 10

'-9"

18'-2

" 29

'-7"

20'-0

" 2'

-0"

3'-6

" 10

'-9"

R 25'-0"R 15'-0"

R 35'-0"

14'-3" 21'-2" 16'-2" 10'-0" 10'-0" 24'-8" 35'-4" 5'-0" 10'-0"

86'-4

"

1

12

i

10'-0

"

6

7

8

20'-5

" 30

'-7"

15'-7

" 3'

-6"

10'-9

" 10'X10' ELEVATOR

10'X10' ELEVATOR

10'X10' ELEVATOR

10'X10' ELEVATOR

UP UP

8'-6"

2'-5

" 3'

-0"

3'-0

"

C.H. 8

'-0" T

YP U.

O.N

40

STEPS: 14WIDTH: 3'0"ROSER: 7.2"THREAD: 11"


PL

ATTACHMENT C

H.1.20

2.2

S

GFCI

(3)N3648SH15%



220V

SMOKE & CARBON MONOXIDE ALARM HARD WIRED W/ 10 YR BATTERY BACKUP

S

S&C



GFCI

GFIW


8'-9"

C.H.

FL CEILING HEIGHT

(N) 8" CONC RETAINING WALL



WALL SWITCH

SCONCE LIGHT



(N) WALL


(E) WALL


(N) 4X4 POST

(E) FTG

22O VOLT OUTLET



SMOKE ALARM HARD WIRED W/ 10 YR BATTERY BACKUP




2ND FLSCALE: 1/8" = 1'-0"

4'-0" 4'-0"12'-0"

15'-0

" 15

'-0"

15'-0

1/2

" 15

'-0"

60'-0

"

5'-5

" 3'

-0"

13'-4

" 15

'-0"

13'-0

" 2'

-0"

20'-0" 20'-0" 20'-0"

60'-0"

20'-0"15'-0

"

22

23

24

25

21

PL

15'-0"

60'-0"20'-0" 20'-0" 20'-0"

11'-4"3'-0"3'-6"8'-8"7'-10"15'-0"1'-7"

A B C D

10'-0"

2'-0"

LIVING AREA 19'0" X19'0"

DINNING

BEDROOM14'X13'6"

BATH

REF

3'-6

" KITCHEN18'0" X 8'6"

STORAGE

BEDROOM13'0" X 16'0"

3'-6"

UNIT 1

CLOSET

LIVING AREA21'0" X 19'0"


LIGHTWELLCLOSET

KITCHEN

UNIT 2

LIVING AREA

3'-0"

BATHBEDROOM14'6" X 11'0"


HALLWAY

DINING

CLOSET

UNIT 3

2'-0"

5'-0"

BATH


BATHCLOSET

DN

UP

10'X10' ELEVATOR

10'X10' ELEVATOR

10'X10' ELEVATOR

10'X10' ELEVATOR

8'-3

"

3'-5" 5'-8"10'-0"

4'-0" 4'-0"12'-0" 4'-0" 4'-0"12'-0" 4'-0"4'-0" 12'-0"

15'-0

" 15

'-0"

15'-0

1/2

" 15

'-0"

60'-0

"

5'-5

" 3'

-0"

13'-4

" 15

'-0"

13'-0

" 2'

-0"

20'-0"20'-0"20'-0"

60'-0"

3'-0

"

1 i

22

23

24

25

21

PL

60'-0"20'-0"20'-0"20'-0"

11'-4" 3'-0" 3'-6" 8'-8" 7'-10" 15'-0" 1'-7"

HGFE

10'-0"

2'-0"


DINNING

BEDROOM14'X13'6"

BATH

REF

3'-6

"KITCHEN18'0" X 8'6"

STORAGE


3'-6"

UNIT 1

CLOSET



LIGHTWELLCLOSET

KITCHEN

UNIT 2

LIVING AREA

3'-0"

BATHBEDROOM14'6" X 11'0"


HALLWAY

DINING

CLOSET

UNIT 3

2'-0"

5'-0"

BATH

REF


BATHCLOSET

DN

UP

8'-3

"

3'-5"5'-8"

4'-0"4'-0" 12'-0"4'-0"4'-0" 12'-0"

i

1

10'-0

"

PL

5'X5' 5'X5'

C.H. 9

'-0" T

YP U.

O.N

C.H. 9

'-0" T

YP U.

O.N

NOTE:EXTERIOR STAIRS NOT SHOWN

BATH

CLOSET

REF

KITCHEN 3'-6

"

REF

BATH

CLOSET

REF

KITCHEN3'-6

"



BALCONYBALCONY

BALCONY

BALCONY

BALCONY

-

A4.0

-

A4.0

15'-0"

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.21

2.3



WALL SWITCH

SCONCE LIGHT



S

GFCI

(3)N3648SH15%



(N) WALL


(E) WALL


(N) 4X4 POST

(E) FTG

22O VOLT OUTLET220V



SMOKE ALARM HARD WIRED W/ 10 YR BATTERY BACKUPSMOKE & CARBON MONOXIDE ALARM HARD WIRED W/ 10 YR BATTERY BACKUP

S

S&C




GFCI



GFIW


8'-9"

C.H.

FL CEILING HEIGHT

i

1

15'-0

"

1

10'-0

"

PL

15'-0

"

PL

PL PL

4'-0" 4'-0"12'-0"

15'-0

" 15

'-0"

15'-0

" 15

'-0"

60'-0

"

13'-1

0"

5'-1

0"

11'-3

" 5'

-9"

16'-1

"

20'-0" 20'-0" 20'-0"

60'-0"

20'-0"

31

32

33

34

35

8'-0

"

3RD FLSCALE: 1/8" = 1'-0"

17'-0

"

15'-0"

60'-0"20'-0" 20'-0" 20'-0"

11'-4"3'-0"3'-10"6'-4"3'-6"15'-0"1'-8"

3A 3B 3C 3D 3E 3F 3G 3H

3'-5" 5'-8"10'-0"

1'-8"

DINNING

BATH

REF

3'-6

"

STORAGE

3'-6"

UNIT 1

CLOSET

LIGHTWELLCLOSET

KITCHEN

UNIT 2

REF


3'-0"

BATH

HALLWAY

DINING

CLOSET

UNIT 3

2'-0"

5'-0"

BATH

LIGHTWELL

BATH

CLOSET

10'X10' ELEVATOR


BEDROOM14'X13'6"

KITCHEN18'0" X 8'6"




BEDROOM16'0" X 12'6"BEDROOM

15'8" X 9'10"

BEDROOM16'0" X 9'0"

UP

DN

7'-3

"

2'-11" 3'-5"

4'-0" 4'-0"12'-0" 4'-0" 4'-0"12'-0" 4'-0"4'-0" 12'-0"

15'-0

" 15

'-0"

15'-0

" 15

'-0"

60'-0

"

13'-1

0"

5'-1

0"

11'-3

" 5'

-9"

16'-1

"

20'-0"20'-0"20'-0"

60'-0"

31

32

33

34

35

8'-0

"

17'-0

"

15'-0"

60'-0"20'-0"20'-0"20'-0"

11'-4" 3'-0" 3'-10" 6'-4" 3'-6" 15'-0" 1'-8"3'-5"5'-8"10'-0"

1'-8"

DINNING

BATH

REF

3'-6

"

STORAGE

3'-6"

UNIT 1

CLOSET

LIGHTWELLCLOSET

KITCHEN

UNIT 2

REF


3'-0"

BATH

HALLWAY

DINING

CLOSET

UNIT 3

2'-0"

5'-0"

BATH

LIGHTWELL

BATH

CLOSET

10'X10' ELEVATOR


BEDROOM14'X13'6"

KITCHEN18'0" X 8'6"




BEDROOM16'0" X 12'6" BEDROOM

15'8" X 9'10"

BEDROOM16'0" X 9'0"

UP

DN

7'-3

"

2'-11"3'-5"

4'-0"4'-0" 12'-0"4'-0"4'-0" 12'-0"

BALCONY BALCONYBALCONY BALCONY

BALCONY BALCONY

5'X5'

5'X5'

5'X5'

5'X5'

C.H. 9

'-0" T

YP U.

O.N

C.H. 9

'-0" T

YP U.

O.N


REF

KITCHEN3'-6

"

BATH

CLOSET

REF

KITCHEN 3'-6

"

BATH

CLOSET



-

A4.0

-

A4.0

10'-0

"

21

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.22



WALL SWITCH

SCONCE LIGHT



S

GFCI

(3)N3648SH15%



(N) WALL


(E) WALL


(N) 4X4 POST

(E) FTG

22O VOLT OUTLET220V





S

S&C




GFCI



GFIW


8'-9"

C.H.

FL CEILING HEIGHT

2.4

PL

22'-0"

60'-0"20'-0" 20'-0" 20'-0"

4A 4B 4C 4D 4H4G4F4E

41

42

43

44

45

15'-0

" 15

'-0"

15'-0

1/2

" 15

'-0"

8'-0

"

4TH FLSCALE: 1/8" = 1'-0"

31

60'-0

" 17

'-0"

PL

1'-8"

DINNING

BATH

REF

3'-6

"

CLOSET

3'-6"

UNIT 1

CLOSET

LIGHTWELLCLOSET

KITCHEN

UNIT 2

REF

LIVING AREA

3'-0"

BATH

HALLWAY

DINING

CLOSET

UNIT 3

2'-0"

5'-0"

BATH

LIGHTWELL

LIGHTWELL

BATH

CLOSET

10'X10' ELEVATOR

10'X10' ELEVATOR

17'-0

"

i

1

10'-0

" 15

'-0"

21

5'X5'

5'X5'

5'X5'

LIVING AREA19'6" X 10'0" LIVING AREA

19'0" X19'0"

BEDROOM14'X13'6"

KITCHEN18'0" X 8'6"




BEDROOM16'0" X 12'6"BEDROOM

15'8" X 9'10"


13'-1

0"

5'-1

0"

11'-3

" 5'

-9"

5'-1

0"

7'-3

" 11

'-2"

11'-4"3'-0"3'-10"6'-4"3'-6"15'-0"1'-8" 3'-5" 5'-8"10'-0"

2'-11" 3'-5"

BALCONY BALCONYBALCONY

15'-0"

60'-0"20'-0"20'-0"20'-0"

41

42

43

44

45

15'-0

" 15

'-0"

15'-0

1/2

" 15

'-0"

8'-0

"

31

60'-0

" 17

'-0"

PL

1'-8"

DINNING

BATH

REF

3'-6

"

CLOSET

3'-6"

UNIT 1

CLOSET

LIGHTWELLCLOSET

KITCHEN

UNIT 2

REF

3'-0"

BATH

HALLWAY

DINING

CLOSET

UNIT 3

2'-0"

5'-0"

BATH

LIGHTWELL

LIGHTWELL

BATH

CLOSET

10'X10' ELEVATOR

5'X5'

5'X5'

5'X5'



BEDROOM14'X13'6"

KITCHEN18'0" X 8'6"




BEDROOM16'0" X 12'6" BEDROOM

15'8" X 9'10"


13'-1

0"

5'-1

0"

11'-3

" 5'

-9"

5'-1

0"

7'-3

" 11

'-2"

11'-4" 3'-0" 3'-10" 6'-4" 3'-6" 15'-0" 1'-8"3'-5"5'-8"10'-0"

2'-11"3'-5"

BALCONYBALCONYBALCONY

5'-0"

5'-0

"

UP

DN

4'-0" 4'-0"12'-0"20'-0" 20'-0"

60'-0"

4'-0" 4'-0"12'-0" 4'-0" 4'-0"12'-0" 4'-0"4'-0" 12'-0"20'-0"20'-0"

60'-0"

4'-0"4'-0" 12'-0"4'-0"4'-0" 12'-0"

PL

EXTERIOR HALLWAY

C.H. 9

'-0" T

YP U.

O.N

C.H. 9

'-0" T

YP U.

O.N


BATH

CLOSET

REF

KITCHEN3'-6

"

BATH

CLOSET

REF

KITCHEN 3'-6

"



3'-0" 3'-0"

-

A4.0

-

A4.0

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

(N) FLOOR PLAN

A2.4



WALL SWITCH

SCONCE LIGHT



S

GFCI

(3)N3648SH15%



(N) WALL


(E) WALL


(N) 4X4 POST

(E) FTG

22O VOLT OUTLET220V





S

S&C




GFCI



GFIW


8'-9"

C.H.

FL CEILING HEIGHT

ATTACHMENT C

H.1.23

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

2.5

5A 5B 5C 5D 5E 5F 5G 5H

20'-0"

PL

15'-0"

BALCONY BALCONY

2'-0"

BATH

UNIT 1

CLOSET

UNIT 2

3'-0"

BATH

HALLWAY

CLOSET

2'-0"

LIGHTWELL

LIGHTWELL

REF

BATHLIGHTWELL

10'X10' ELEVATOR

10'X10' ELEVATOR10'X10' ELEVATOR

CLO

SET

UNIT 3

REF

CLOSET

5'X5'

5'X5'



BEDROOM14'X13'6"





BEDROOM15'8" X 9'"

5'X5'

41

31

17'-0

"

i

1

10'-0

"

PL

15'-0

"

21

51

52

53

54

55

15'-0

" 15

'-0 1

/2"

15'-0

"

49'-0

" 17

'-0"

7'-7

" 7'

-6"

3'-0

" 2'

-11"

4'

-0"

17'-0

"

6'-1

" 2'

-10"

3'

-0"

11'-2

" 4'

-10"

11

"

DN UP

60'-0"20'-0" 20'-0" 20'-0"

5'-10"15'-0"1'-8" 3'-5" 10'-0"10'-3" 3'-10" 3'-0" 5'-8" 11'-4"

4'-0" 4'-0"12'-0"20'-0" 20'-0"

60'-0"

4'-0" 4'-0"12'-0" 4'-0" 4'-0"12'-0"

BALCONYBALCONY

2'-0"

BATH

UNIT 1

CLOSET

UNIT 2

3'-0"

BATH

HALLWAY

CLOSET

2'-0"

LIGHTWELL

LIGHTWELL

REF

BATH LIGHTWELL

CLO

SET

UNIT 3

REF

CLOSET

5'X5'

5'X5'



BEDROOM14'X13'6"





BEDROOM15'8" X 9'"

5'X5'

DNUP

60'-0"20'-0"20'-0"20'-0"

5'-10" 15'-0" 1'-8"3'-5"10'-0" 10'-3"3'-10"3'-0"5'-8"11'-4"

4'-0"4'-0" 12'-0"20'-0"20'-0"

60'-0"

4'-0"4'-0" 12'-0"4'-0"4'-0" 12'-0"

EXTERIOR WALKWAY

C.H. 9

'-0" T

YP U.

O.N

C.H. 9

'-0" T

YP U.

O.N

36'-0"

PL


5TH FLSCALE: 1/8" = 1'-0"


BATH

CLOSET

REF

KITCHEN3'-6

"


BATH

CLOSET

REF

KITCHEN3'-6

"



-

A4.0

-

A4.0

ATTACHMENT C

H.1.24

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

2.6

20'-0" 20'-0" 20'-0"

60'-0"

20'-0"

6TH FLSCALE: 1/8" = 1'-0"

45'-0" 15'-0"

60'-0"20'-0" 20'-0" 20'-0"

6A 6B 6C 6D 6E 6F 6G 6H

1'-8"

20'-0"

32'-0

"

61

15'-0

"15

'-0"

2'-0

"62

63

64

18'-4"

2'-0

"

5'-10" 12'-1" 4'-10" 1'-11"2'-8" 12'-9"

PL

PL

2'-5

"8'

-1"

5'-1

0"8'

-10"

4'-1

0"

20'-0"20'-0"20'-0"

60'-0"

15'-0"

60'-0"20'-0"20'-0"20'-0"

1'-8"

32'-0

"

61

15'-0

"15

'-0"

2'-0

" 62

63

64

LIVING AREA 29'6"X19'6"

DINING

2'-0"

BALCONYBALCONY LIGHTWELL

BATH

CLOSET

BEDROOM17'0" X15'0"

HALLWAY

LIGHTWELL

BEDROOM16'6"X 15'6"

BATH

CLOSET

18'-4"

2'-0

"

5'-10"12'-1"4'-10"1'-11"2'-8"12'-9"

2'-5

"8'

-1"

5'-1

0"8'

-10"

4'-1

0"

DN

PL

C.H. 9

'-0" T

YP U.

O.N


REF

KITCHEN 3'-6

"

PANTRY

LANUDRY

LIVING AREA 29'6"X19'6"

DINING

2'-0"

BALCONY BALCONYLIGHTWELL

BATH

CLOSET

BEDROOM17'0" X15'0"

HALLWAY

LIGHTWELL

BEDROOM16'6"X 15'6"

BATH

CLOSET

DN

C.H. 9'-0" TYP U.O.N

REF

KITCHEN3'-6

"

PANTRY

LANUDRY

BALCONYBALCONY

-

A4.0

-

A4.0

ATTACHMENT C

H.1.25

3.0

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

20'-0

"20

'-0"

20'-0

"20

'-0"

20'-0

"20

'-0"

20'-0

"20

'-0"

20'-0

"20

'-0"

20'-0

"

i ii iii iv vi vii

139'-3 1/4"36'-0 1/4"50'-11 1/4" 39'-7 1/4" 70'-4"

(i)

14'-4

"

79'-4"

(ii)

93'-8"

(iii)

113'-11"

20'-2

"

88'-3

"

(iv)

202'-2

(vi)

227'-2"

25'-0

"

(vii)

277'-0"

49'-1

0"

80'-0"

100'-0"

120'-0"

140'-0"

160'-0"

180'-0"

200'-0"

220'-0"

240'-0"

260'-0"

280'-0"

300'-0"

(E) SECTION 01SCALE: 1/16" = 1'-0"

65% LOT LINE

ATTACHMENT C

H.1.26

3.1

MAX BUILDING HEIGHT

SIDE ELEVATIONSCALE: 1/8" = 1'-0"

i 21 41 51 6131

GROUND FL

10'-0

"

78'-0"

1FL 90'-0"

109'-0"

10'-0

"

99'-0"

2FL

3FL

119'-0"

4FL

10'-0

"

129'-0"

5FL

10'-0

"

139'-0"

6FL

10'-0

"

149'-0"

10'-0

"

RF

9'-0

"

(E) GRADE

71'-0

"

63

32'-0"

17'-0" 17'-0"17'-0"17'-0"15'-0"

125'-0"

PL

10'-0"

1

32'-0"

2'-0

"

ELEVATOR SHAFT

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.27

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

3.2


i21415161 31

GROUND FL

10'-0

"

T.O. GRADE @ PROPERTY LINE

80'-0"

1FL 90'-0"

109'-0"

10'-0

"

99'-0"

2FL

3FL

119'-0"

4FL

10'-0

"

129'-0"

5FL

10'-0

"

139'-0"

6FL

10'-0

"

149'-0"

10'-0

"

RF

9'-0

"

(E) GRADE

69'-0

"

63

32'-0"

17'-0"17'-0" 17'-0" 17'-0" 15'-0"

125'-0"

PL

10'-0"

1

32'-0"

2'-0

"

ELEVATOR SHAFT

MAX BUILDING HEIGHT

ATTACHMENT C

H.1.28

FRONT ELEVATIONSCALE: 1/8" = 1'-0"

POINTS

1

2

3

4

5

6

7

8

OFFSET FROM PL (FT)

2

2

0

0

1

1

2

2

FIBER CEMENT BOARDW/ TEXTURED DARK BLUE COLORPERFORATED FIBER CEMENT BOARDW/ TEXTURED DARK BLUE COLOR

1

2

3

4

5

6

7

8

11'-10"95'-8"2'-6"26'-11"13'-1"

10'-0

"

FIRST FLOOR FRONT WALL FACADE ELEVATIONSCALE: 1/8" = 1'-0"

60'-0"20'-0"20'-0"20'-0" 5'-0"

60'-0"20'-0" 20'-0" 20'-0"

14'-7"5'-10"4'-0"6'-9"8'-10"5'-5"13'-0"1'-7"

A B C D E F G H a

15'-0"10'-0"

b

15'-0"5'-0"10'-0"

10'-0

"

78'-0"

1FL 90'-0"

109'-0"

99'-0"

2FL

3FL

119'-0"

4FL

10'-0

"

129'-0"

5FL

10'-0

"

139'-0"

6FL

10'-0

"

149'-0"

10'-0

"

RF

10'-0

"9'

-0"

GROUND FL

PLPL

12'-0

"

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

3.3

ATTACHMENT C

H.1.29

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

60'-0"20'-0" 20'-0" 20'-0"5'-0"

60'-0"20'-0"20'-0"20'-0"

14'-7" 5'-10" 4'-0" 6'-9" 8'-10" 5'-5" 13'-0" 1'-7"

ABCDEFGH

10'-0

"

78'-0"

1FL 90'-0"

109'-0"

99'-0"

2FL

3FL

119'-0"

4FL

10'-0

"

129'-0"

5FL

10'-0

"

139'-0"

6FL

10'-0

"

149'-0"

10'-0

"

RF

9'-0

"

GROUND FL

REAR ELEVATIONSCALE: 1/8" = 1'-0"

12'-0

"

10'-0"10'-0"

PLPL

5'-0"

3.4

ATTACHMENT C

H.1.30


i 21 41 51 6131

GROUND FL

10'-0

"

78'-0"

1FL 90'-0"

109'-0"

10'-0

"

99'-0"

2FL

3FL

119'-0"

4FL

10'-0

"

129'-0"

5FL

10'-0

"

139'-0"

6FL

10'-0

"

149'-0"

10'-0

"

RF

9'-0

"

71'-0

"63

17'-0" 17'-0"17'-0"17'-0"15'-0"

125'-0"

PL

10'-0"

1

32'-0"2'

-0"

PARKING

PARKING

HALLWAYLIVING ROOM KITCHEN BEDROOM LIGHTWELL LIGHTWELLBEDROOM

HALLWAYLIVING ROOM BEDROOM LIGHTWELL LIGHTWELLBEDROOM

HALLWAYLIVING ROOM BEDROOM LIGHTWELL LIGHTWELLBEDROOM

LIGHTWELL

LIGHTWELL

LIGHTWELLLIVING ROOM LIGHTWELL

LIGHTWELL

BEDROOM

BATH LIVING

BEDROOM HALLWAY

ELEVATOR SHAFT

4.0

4070 BAYSHOREBLVD


BRISBANE, CA 94005

4070 BAYSHOREBLVD


BRISBANE, CA 94005



10.31.2019DATEITEM

PROJECT

CONCEPTUAL PLAN

ATTACHMENT C

H.1.31

BLANK

H.1.32

MEMORANDUM - City of Brisbane

Documents

Transcript of MEMORANDUM - City of Brisbane