HomeMy WebLinkAboutItem 2 - Attachment 4 - Project PlansE S t r e e t
D S t r e e t
D a v i d s o n S t r e e t
M E M O R I A L P A R K
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SITE
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Owner:Frontrunner Investment I, LLC
7840 Ivanhoe Avenue, La Jolla, CA 92037
Contact: Lawrence D. "Chip" Crandall, President
Tel:(858) 454-4200 x102
Email: ccrandall@torreypinespm.com
Architect:Studio E Architects
2258 First Avenue, San Diego, CA 92101
Contact: John Sheehan, AIA, Principal
Kevin Bussett, AIA, Project Manager
Tel: (619) 235-9262 x 1109
Email: kbussett@studioearchitects.com
Landscape Architect:Lastras de Gertler (LdG) Landscape Architects
2736 Shelter Island Drive, San Diego, CA 92106
Contact: Tommy King, ASLA
Tel: (619) 822-2100 x 107
Email: tking@Ldg-land.com
Civil Engineer:Kettler Leweck Engineering
303 A Street, Suite 302, San Diego, CA 92101
Contact: Jacob Wittler, P.E., M.S.
Project Manager
Tel: (619) 269-3444 x 6
Email: jacob@kettlerleweck.com
Project Name:E3 Chula Vista
Project Address:305 E Street, Chula Vista, CA 91910
Related Permits & Approvals:
Preliminary Review IR 18-0035: Proposed Mixed Use Project with
52-unit Apartment Complex & Commercial Retail, 305 E Street, APN 566-232-17-00
Project Description:
E3 is a mixed-use development comprising one 7 story building with 5 stories of
residential apartments above a 2 story parking structure with commercial retail space on
the ground floor. The project contains 52 units of apartments at Levels 3-7 (see unit mix
on this page for more information.) The project will contain a percentage of affordable
units to take advantage of incentives including but not limited to a lower parking ratio.
The site is approximately 21,057 sf, or 0.48 acres and is an existing surface parking lot
with frontage along E Street to the south, and Third Ave to the east. The site is adjacent
to existing commercial to the west, and to a recently entitled Senior Apartment Complex
to the north.
Level 1 will contain common areas associated with the residential portion, a 2,480 sf
commercial space for lease along E Street, and miscellaneous utility rooms. Parking for
both residential and commercial will be located within the podium parking garage at
Level 1 and Level 2. Level 3 will have a large residential amenity deck with landscaping,
hardscaping, and furnishings separated from private landscaped patios by stormwater
retention basins.
The project will be five stories of wood framed Type III-A construction over a post-
tensioned concrete podium over a two-story Type I-A concrete parking structure
separated by a 3-HR horizontal assembly.
Construction Type:5-Story Type III-A Building (NFPA 13)
separated by a 3-HR horizontal assembly from
2-story Type I-A Parking Structure with
nonseparated A-3 OCC Commercial Retail
Space.
Primary Occupancy:R-2 (Building above 3-HR horizontal assembly)
A-3 (Building below 3-HR horizontal assembly)
Existing Site Use:Surface Parking Lot
Building Height:74' -0" (85'-0" max. per CBC 510.2 Item #6.
R-2 Occ, Type III-A, S13 building above
horizontal assembly governs. See sheet A0.4.
2016 California Building Code
2016 California Mechanical Code
2016 California Plumbing Code
2016 California Fire Code
2016 California Electrical Code
2016 California Energy Code
2016 California Green Building Standards Code
NFPA 13 Standard For the Installation of
Sprinkler Systems
Project will comply with the following applicable Codes as adopted
and amended by the State of California and the City of Chula Vista:
V-3 Zone Requirements: Project will have minimum 5% affordable units
and follows Affordable Incentive Table F
RESIDENTIAL PARKING REQUIREMENTS
per city of Chula Vista Affordable Housing Incentive Table F:
*One out of every 10 required spaces may be compact: 6.2 spaces or 6 compact spaces
Residential Accessible:Per 1109A.4, 2% of assigned residential spaces shall be
accessible. 2% of 62 = 2 ADA spaces required, of which one shall be van accessible.
Residential EV Parking*:
Per CalGreen 4.106.4.2 (residential), 3% of 62 total = 2 EV spaces. One shall be van
accessible**.
**Spaces shall be Future EV. Chargers are not required to be installed. At least one EV
space shall be available to all residents.
**At least one EV space shall be accessible with 8' unloading zone on accessible route.
(This must be in addition to accessible spaces required by CBC. Note: CalGreen does not
specify that unloading zone be on passenger side.)
RESIDENTIAL PARKING PROVIDED:
Level 1: 21 spaces, of which
(2) are accessible (one of which is van accessible)
None are compact spaces (6 allowed)
Level 2: 43 standard spaces, of which:
(2) are EV spaces (one of which is van accessible), one of which is unassigned
None are compact spaces (6 allowed)
TOTAL RESIDENTIAL PARKING PROVIDED: 64 spaces
BIKE PARKING PROVIDED: 30 long term bike lockers.
COMMERCIAL PARKING REQUIREMENTS:
(2,480 sf Commercial (see A0.4)) / 2 per 1,000 sf Commercial = 5 spaces required
Commercial Accessible:
Per 2016 CBC 11B-208.2, 1-25 commercial spaces = 1 van accessible space
Commercial EV Parking:
Per CalGreen 5.106.3.3 (commercial), 0-9 commercial parking spaces = 0 EV spaces
Motorcycle Parking Requirements:Not identified in Urban Core Specific Plan
Bicycle Parking Requirements:Not identified in Urban Core Specific Plan
COMMERCIAL PARKING PROVIDED:
6 standard spaces (one of which is van accessible)
Dwelling Unit Size On-Site Parking Ratio (Includes
Accessible and Guest Parking)
Studio (18)
One Bedroom (24)
Two Bedroom (10)
1 space per unit = 18
1 space per unit = 24
2 spaces per unit = 20
TOTAL REQUIRED PARKING: 62 spaces*
Assessor's Parcel Number:566-232-17-00
Legal Description:Por. Lot 31, Quarter Section 136 of Chula Vista,
Map No. 505
Zone/Planned District:V-3 West Village / Urban Core Specific Plan
Building Height:Max: 84’, Min (Per UCSP): 18’, 74' Proposed
Required Setbacks:Front/Street Side Setback: Min. 15’at building height of
35’, Rear/Interior Side Setback: None
Unit Mix Summary:UNIT TYPE QUANTITY
Studio 18
One Bedroom 24
Two Bedroom 10
TOTAL 52
AFFORDABLE HOUSING:
The project will be a mixed income development with 5% of the total dwelling units
restricted and affordable to VERY LOW INCOME households (incomes 50% and less of
median) per CVMC 19.90.040 as communicated in email correspondence with Leilani
Hines on July 15, 2019.
Per CVMC 19.90, this project qualifies with the Affordable Housing Density Bonus
Regulations. Per CVMC 19.90.50, this development is allowed 1 development incentive
consistent with the State Density Bonus Law. The one (1) incentive requested is:
NONE
WAIVERS:
In addition to the incentives listed above, a waiver is requested for the following item:
NONE
REFER TO ALLOWABLE AREA ANALYSIS ON SHEET A0.4
Gross/Net Site Area:21,057 SF or 0.48 acres
Max FAR:Max: 4.5 x 21,507 sf = 96,782 sf Allowable
Proposed Building Area:Level 1 Floor Area 5,905 sf
Level 2 Floor Area 1,510 sf
Level 3 Floor Area 9,180 sf
Level 4 Floor Area 8,240 sf
Level 5 Floor Area 8,240 sf
Level 6 Floor Area 8,240 sf
Level 7 Floor Area 8,240 sf
Total 49,555 sf
49,555 sf Proposed < 96,782 sf Allowable >>> OK
Common Open Space:200 sf per unit x 52 units = 10,400 sf required
Level 1 Plaza 322 sf
Level 3 Amenity Deck 8,310 sf
Level 3 Terrace 1,430 sf
Roof Deck 730 sf
Total 10,792 sf
10,792 sf Proposed > 10,400 sf Required >>> OK
Private Open Space:Common open space exceeds minimum
open space requirements. Private balconies
not required to be included in calculation.
Level 3 Private Patios 965 sf
Level 4,5,6,7 Balconies 465 sf x 4 Levels
Total 2,825 sf
(Area Information duplicated on TS-1 and A0.4)
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4/22/19 Design Review
Submittal
Title Sheet
18115
TS1
8/15/19 DR Resubmittal
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Vicinity Map
Project Team
Project Information
Building Code Data
Parking Information Zone Data
Affordable Housing
Architectural
A0.4 Area Plans
A1.1 Level 1 Floor/Site Plan
A1.2 Level 2 Floor Plan
A1.3 Level 3 Floor Plan
A1.4 Level 4,5,6,7 Floor Plan
A1.5 Roof Plan
A2.1 Exterior Elevations
A2.2 Exterior Elevations
A3.1 Building Sections
A4.1 Aerial Views
A4.2 Perspectives
A4.3 Solar Shading Diagrams
A9.0 Trash Enclosure Details
Cover Sheet
TS1 Title Sheet
Civil
C1.0 Civil Title Sheet
C2.0 Existing Conditions Plan
C3.0 Proposed Development Plan
Landscape
L1.1 Conceptual Landscape Plan - Level 1
L1.2 Conceptual Landscape Plan - Level 3
L1.3 Landscape Sections and Perspectives
L1.4 Precedent Images and Details
Sheet Index
D E S I G N R E V I E W R E S U B M I T T A L
E 3 M I X E D U S E
Code Analysis
Building Areas
C1.0
TITLE SHEET
Project
Sheet Title
18115
2/15/19 Design Review
Submittal
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1620 FIFTH AVENUE, SUITE 675
SAN DIEGO, CA 92101
t: 619 269-3444 | f: 619 269-3459
www.kettlerleweck.com
K ETTLER EWECKL
ENGINEERING
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18115
2/15/19 Design Review
Submittal
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8/15/19 DR Resubmittal
1620 FIFTH AVENUE, SUITE 675
SAN DIEGO, CA 92101
t: 619 269-3444 | f: 619 269-3459
www.kettlerleweck.com
K ETTLER EWECKL
ENGINEERING
C2.0
EXISTING
CONDITION
Project
Sheet Title
18115
2/15/19 Design Review
Submittal
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t: 619 269-3444 | f: 619 269-3459
www.kettlerleweck.com
K ETTLER EWECKL
ENGINEERING
C3.0
PROPOSED
DEVELOPMENT
PLAN
Project
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Level 1
Landscape
Plan
18115
L1.1
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4/25/19 Design Review
Submittal
8/15/19 DRB Resubmit
PLANTING LEGEND
street trees such as
36” box
koelreuteria bipinnata/chinese flame tree
albizia julibrissin/silk tree
ulmus parvifolia/chinese elm
lophostemon confertus/brisbane box
shrubs/grasses/groundcover/succulents for raised planters such as
25% 15 gal
25% 5 gal
50% 1 gal
bouteloua gracilis ‘blonde ambition’/blue grama grass
agave attenuata ‘boutin blue’/blue fox tail agave
agave attenuata ‘ray of light’/ray of light fox tail agave
carex divulsa/berkeley sedge
dianella revoluta ‘little rev’/little rev flax lilly
euphorbia characias ‘bruce’s dwarf’/bruce’s dwarf euphorbia
lomandra longifolia ‘breeze’/dwarf mat rush
mahonia ‘soft caress’/soft caress mahonia
senecio mandraliscae/kleinia
shrubs/grasses/groundcover/succulents for on grade planters such as
25% 15 gal
25% 5 gal
50% 1 gal
bouteloua gracilis ‘blonde ambition’/blue grama grass
asparagus densiflorus ‘myers’/foxtail fern
carex divulsa/berkeley sedge
dianella revoluta ‘little rev’/little rev flax lilly
euphorbia characias ‘bruce’s dwarf’/bruce’s dwarf euphorbia
festuca mairei/atlas fescue
lomandra longifolia ‘breeze’/dwarf mat rush
mahonia ‘soft caress’/soft caress mahonia
salvia leucantha ‘santa barbara’/santa barbara sage
senecio mandraliscae/kleinia
woodwardia fimbriata/giant chain fern
LANDSCAPE WATER CONSERVATION CONCEPT STATEMENT
this landscape design and the final landscape plans will reflect conformance with the city of chula
vista’s landscape water conservation ordinance (CVMC 20.12), promoting water conservation
through the use of moderate and low water requiring plant species, grouping of plant materials
with similar water requirements and implementing a low volume and efficient automatic irrigation
system.
CONCEPT DESIGN STATEMENT
the intent of the landscape design is to both beautify and enrich the 3rd Ave village and provide
a safe and comfortable environment for its property users. This is achieved through strategic
placement of high quality hardscape materials softened by beautiful and envrionmentally sensitive
plant material. this will provide harmony for the city of chula vista.
SITE STATISTICS
total site area: 21,058 SF
total building area: 19,625 SF
total level 1 landscape area: 426 SF (2% of total site area)
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HARDSCAPE LEGEND
1 permeable pavers
2 pre-cast concrete pavers or enhanced
concrete w/ sawcut pattern and integral color
3 enhanced concrete paving with sawcut pattern
4 built-in wood seating
5 planter with CorTen edge
6 street tree, type 1
7 street tree, type 2
8 bench
9 cafe table and chairs
10 bike rack
11 tree grate
12 pedestrian lighting
13 enhanced paving at driveway
14 transformer
15 propsed utilities
16 existing fire hydrant to remain
17 existing traffic signal to remain
typ
5’ min
N scale: 1/8” = 1’-0”
0 1’2’4’8’
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Level 3
Landscape
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18115
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4/25/19 Design Review
Submittal
8/15/19 DRB Resubmit
A-
A
’
A-
A
’
B-
B
’
B-
B
’
PLANTING LEGEND
trees such as
80% 24” box
20% 36” box
cercis canadensis/eastern redbud
ginkgo biloba/maidenhair tree
vitex agnus-castus/chaste tree
rhus lancea/african sumac
jacaranda mimosifolia/jacaranda
platanus racemosa/california sycamore
quercus engelmannii/engelmann oak
tipuana tipu/tipu tree
ulmus parvifolia/evergreen elm
shrubs/grasses/groundcover/succulents for raised planters such as
25% 15 gal
25% 5 gal
50% 1 gal
allium ‘globemaster’/ornamental onion
aloe striata/coral aloe
asparagus densiflorus ‘myers’/foxtail fern
dianella revoluta ‘little rev’/little rev flax lily
euphorbia characias ‘bruce’s dwarf’/bruce’s dwarf euphorbia
heuchera ‘santa ana cardinal’/santa ana cardinal coral bells
liriope spicata/creeping lilyturf
lomandra longifolia ‘breeze’/dwarf mat rush
mahonia ‘soft caress’/soft caress mahonia
polysthichum munitum/western sword fern
senecio mandraliscae/kleinia
trachelospermum jasminoides/star jasmine
westringia fruticosa/coast rosemary
woodwardia fimbriata/giant chain fern
shrubs/grasses/groundcover/succulents for sloped raised planters such as
25% 15 gal
25% 5 gal
50% 1 gal
allium ‘globemaster’/ornamental onion
achillea millefolium californica/california yarrow
bouteloua gracilis ‘blonde ambition’/blue grama grass
agave attenuata ‘boutin blue’/blue fox tail agave
agave attenuata ‘ray of light’/ray of light fox tail agave
carex divulsa/berkeley sedge
carex pansa/california meadow sedge
euryops pectinatus ‘munchkin’/dwarf euryops
festuca mairei/atlas fescue
leucodendron ‘safari goldstrike’/yellow conebush
lomandra longifolia ‘breeze’/dwarf mat rush
muhlenburgia rigens/deer grass
salvia leucantha ‘santa barbara’/santa barbara sage
senecio cylindrucus/narrow chalksticks
senecio mandraliscae/kleinia
verbena lilacina ‘de la mina’/cedros island verbena
trailing vines such as
5 gal
delosperma cooperi/ice plant
myoprum parvifolium ‘putah creek’/creeping myoporum
rosmarinus officinalis ‘huntington carpet’/huntington carpet rosemary
senecio radicans/string of bananas
thunbergia alata/black-eyed susan
stormwater plants such as
1 gal
carex divulsa/berkeley sedge
carex pansa/california meadow sedge
carex testacea/orange new zealand sedge
chondropetalum tectorum/small cape rush
juncus patens ‘elk blue’/elk blue california gray rush
LANDSCAPE WATER CONSERVATION CONCEPT STATEMENT
this landscape design and the final landscape plans will reflect conformance with the city of chula
vista’s landscape water conservation ordinance (CVMC 20.12), promoting water conservation
through the use of moderate and low water requiring plant species, grouping of plant materials
with similar water requirements and implementing a low volume and efficient automatic irrigation
system.
CONCEPT DESIGN STATEMENT
the intent of the landscape design is to both beautify and enrich the 3rd Ave village and provide
a safe and comfortable environment for its property users. This is achieved through strategic
placement of high quality hardscape materials softened by beautiful and envrionmentally sensitive
plant material. this will provide harmony for the city of chula vista.
SITE STATISTICS
total site area: 21,058 SF
total building area: 9,106 SF
total level 3 landscape area: 7,612 SF (36% of total site area)
2
20
21
21
21
21
21
20
4
22
1
+18”
+78”
+36”
+36”
+36”
+36”
+36”+12”
+12”
+12”
+24”
+24”
+24”
+36”
+36”
+60”
+48”
+36”
+24”
+30”+30”+30”+30”+30”+30”
+72”
+0”
+0”
+18”+18”
+30”+30”+30”+30”
+18”
+18”1016
17
11 13
15
15
14
5
9
7
7
19
12
8
19
6
5
5
3
6
18
HARDSCAPE LEGEND
1 synthetic turf area
2 sloped turf area
3 cip concrete stainless steel slide
4 wood seating
5 dispersion planter
6 stormwater runnel
7 private patio
8 fire feature
9 water feature / wall
10 shade structure
11 community / dining table
12 outdoor kitchen
13 gathering / lounge area
14 festoon lighting
15 raised planter with CorTen edge
16 paving such as concrete pavers
17 paving such as wood decking or concrete paving
18 bollard lighting
19 trailing planting
20 42” high decorative metal guardrail
21 sloped planting
22 tree uplights
N scale: 1/8” = 1’-0”
0 1’2’4’8’
Project
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Level 3
Landscape
Sections and
Perspectives
18115
L1.3
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4/25/19 Design Review
Submittal
8/15/19 DRB Resubmit
Section A-A’
Section B-B’
LEVEL 3 AMENITY DECK PERSPECTIVE 1
LEVEL 3 AMENITY DECK PERSPECTIVE 2
HARDSCAPE LEGEND
1 dispersion planter
2 raised planter with CorTen edge
3 paving such as wood decking or concrete
4 sloped planting area
5 proposed tree
6 rigid foam fill as required
7 lightweight planting soil
8 concrete structural slab
9 waterproofing and drainage per waterproofing consultant
HARDSCAPE LEGEND
1 concrete seatwall with wood cladding
2 paving such as wood decking or concrete
3 42” high decorative guardrail metal
4 sloped planting area
5 proposed tree
6 rigid foam fill as required
7 lightweight planting soil
8 concrete structural slab
9 waterproofing and drainage per
waterproofing consultant
10 parapet
5
5
3
8
89 10
392
4
6 7
1 476
2
1
18”36”
36”
18”
18” 18” 18”
18”
18” 18”
N scale: 1/2” = 1’-0”
0 1/16”1/8”1/4”1/2”
Project
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Level 1
Precedent
Images and
Details
18115
L1.4
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4/25/19 Design Review
Submittal
8/15/19 DRB Resubmit
E STREET FURNISHINGS - URBAN CORE THEME PER URBAN CORE SPECIFIC PLAN3RD AVENUE FURNISHINGS - VILLAGE THEME PER URBAN CORE SPECIFIC PLAN
bench
bench
bike Rack
street Lighting tree Grate
trash Receptacle
street Lightingbike Rack tree Gratetrash Receptacle
street lighting detail
tree grate detail
1/2" x 1" x 1/4" THICK GRINDING PADS FOR
LEVELING - TYP. 4 OR MORE PLACES
1" RIBS
24"
[609.60mm]
48"
[1219.20mm]
see note
1 1/2"
[38.10mm]
1/2"
[12.70mm]
1 1/4"
[31.75mm]
This drawing embodies a confidential proprietary design of IRONSMITH,INC. Palm Desert,Ca. All design, manufactuing ,reproduction ,use, sale, and
other rights regarding the same are expressly reserved. This drawing is submitted under confidential relationship for a specific purpose and the
recipient agrees by accepting this drawing not to supply or disclose any information regarding it to any unauthorized person or to incorporate any
special feature peculiar to this design in other projects. The information in this drawing may be covered completely or in part by partents pending.
IRONSMITH
41-701 Corporate Way #3
Palm Desert, CA 92260
800.338.4766
4814-1
STARBURST
TREE GRATE
48" x 48" tree grate in
two sections.
1/4 Maximum slot
opening for pedestrian
safety and A.D.A
Compliance.
Cast from 100%
recycled Iron,
Aluminum,or Bronze for
pedestrian loads only.
Tree opening:
16",18",28"
Grates can be orderd
with or later expanded
to these openings.
please specify when
ordering.
Finish: unfinished or
Black dip or
Enamel paint or
Polyurethane Paint or
Powder coat
Specify finish and color
Use frame model:
4800F
Weight:
Iron= 325 lb/ 148 Kg
Aluminum=120 lb/55 Kg
DN
Level 1 Floor Area: 5,905 SF (incl. Commercial)
Commercial Space
2,480 SF
Plaza 320 SF
(Common Open Space)
Level 2 Floor Area: 1,510 SF
Terrace 1,430 SF
(Common Open Space)
Level 3 Floor Area: 9,180 SF
Residential Amenity Deck
(Common Open Space)
8,310 SF
Private
Balconies
965 SF
Level 4 Floor Area: 8,240 SF per floor x 4 floors
Private Balconies 465 SF
Gross/Net Site Area:21,057 SF or 0.48 acres
Max FAR:Max: 4.5 x 21,507 sf = 96,782 sf Allowable
Proposed Building Area:Level 1 Floor Area 5,905 sf
Level 2 Floor Area 1,510 sf
Level 3 Floor Area 9,180 sf
Level 4 Floor Area 8,240 sf
Level 5 Floor Area 8,240 sf
Level 6 Floor Area 8,240 sf
Level 7 Floor Area 8,240 sf
Total 49,555 sf
49,555 sf Proposed < 96,782 sf Allowable >>> OK
Common Open Space:200 sf per unit x 52 units = 10,400 sf required
Level 1 Plaza 322 sf
Level 3 Amenity Deck 8,310 sf
Level 3 Terrace 1,430 sf
Roof Deck 730 sf
Total 10,792 sf
10,792 sf Proposed > 10,400 sf Required >>> OK
Private Open Space:Common open space exceeds minimum
open space requirements. Private balconies
not required to be included in calculation.
Level 3 Private Patios 965 sf
Level 4,5,6,7 Balconies 465 sf x 4 Levels
Total 2,825 sf
(Area Information duplicated on TS-1 and A0.4)
Roof Deck 730 SF
(Common Open Space)
Level 1
Area
Height
Stories
Ratio
Level 2
Area
Height
Stories
Ratio
Overall
Result
Level 1
OK
OK
OK
Level 2
OK
OK
OK
Permitted
UL
UL
UL
UL
UL
UL
Proposed
A-3 Occ.
18,210
30'-0"
2
A-3 Occ.
19,180
30'-0"
2
Ʃ
of Ratios
per Level
0.00
0.00
Allowable Area Calculation (Type I-A Bldg Below Horz. Assembly) If = 0.25
Sprinklers Throughout per 903.3.1.1
Ʃ
of Ratios
for Building
0.00
Ratio
complies
with
506.2.4
<2 OK
The building is a multiple occupancy, multistory building that contains nonseparated occupancies.
Per 508.3.2, the allowable building area and height of the building shall be based on the most restrictive
occupancy groups under consideration for the type of construction.
Per 508.3.3, no separation is required between nonseparated occupancies.
Per 510.2, a building shall be considered separate and distinct buildings for the purpose of determining
area limitations, continuity of fire walls, limitation of number of stories and type of construction where
ALL of the following conditions are met:
1. The buildings are separated by a horizontal assembly with min. 3-HR fire rating
2. The building below the horizontal assembly is Type I-A construction
3. Shaft and stairway enclosures through the horizontal assembly shall have min 2-HR rating
4. The buildings above the horizontal assembly shall be permitted to have multiple Group A occupancies,
each with a 300 max. occ. or Group B,M,S,R occupancies.
5. The building below the horizontal assembly shall be protected by NFPA13 sprinklers (903.3.1.1)
6. The maximum building height shall not exceed the limits in 504.3 for the building having the smaller
allowable height as measured from the grade plane.
Nonseparated Occupancies:
A-3 Occupancy governs Type I-A construction (Building Below Horizontal Assembly)
R-2 Occupancy governs Type III-A construction (Building Above Horizontal Assembly)
Sprinkler system shall be NFPA 13 per 903.3.1.1
Allowable Building Height (Table 504.3)
Building below horizontal assembly: A-3 Occ, Type I-A, S13 Sprinklers = Unlimited
Building above horizontal assembly: R-2 Occ, Type III-A, S13 Sprinklers (without area increase) = 85 feet
Building above horizontal assembly: R-2 Occ, Type III-A, S13 Sprinklers (WITH area increase) = 65 feet
*Per 510.2 Item #6, building above horizontal assembly governs. Maximum building height shall be 85 feet.
Stories are measured from podium level but height is measured from grade plane.
Allowable Stories Above Grade Plane (Table 504.4)
Building below horizontal assembly: A-3 Occ, Type I-A, S13 Sprinklers = Unlimited
Building above horizontal assembly: R-2 Occ, Type III-A, S13 Sprinklers (without area increase) = 5 stories
Building above horizontal assembly: R-2 Occ, Type III-A, S13 Sprinklers (WITH area increase) = 4 stories
Allowable Area Factor (Table 506.2)
Building below horizontal assembly: A-3 Occ, Type I-A, S13 Sprinklers = Unlimited
Building above horizontal assembly: R-2 Occ, Type III-A, S13 Sprinklers (without area increase) = 72,000 SF
Building above horizontal assembly: R-2 Occ, Type III-A, S13 Sprinklers (WITH area increase) = 24,000 SF
Frontage Increase (per CBC 506.3 Equation 5-5)
If = [F/P - 0.25] W/30
If = Area factor increase due to frontage (percent)
F = Building perimeter that fronts on a public way or open space having a minimum distance of 20 feet
P = Perimeter of entire building (feet)
W = Width of public way or open space (feet) in accordance with 506.3.2 (weighted average not counted, W =30)
If = [289.6/579.3 - 0.25] 30/30 = 0.25
Allowable Area (for Multiple Occupancy Multistory Building per CBC 506.2.4, Equation 5-3)
Each story shall individually comply with the applicable requirements of 508.1. For buildings more than three
stories above grade plane, the total building area shall be: aggregate sum of the ratios of the actual area of
each story, divided by the allowable area of such stories determined using Equation 5-3 shall not exceed two.
Aa = Allowable Area = [At + (NS x If)]
At = Tabular allowable area factor in accordance with Table 506.2
Building Below Horz. Assembly: A-3 Occ, Type I-A Const, SM At = Unlimited
Building Above Horz. Assembly: R-2 Occ, Type III-A Const, SM (no height increase)At = 72,000 sf
NS = Tabular allowable area factor in accordance with Table 506.2 for nonsprinklered building
Building Below Horz. Assembly: A-3 Occ, Type I-A Const, SM Sprinklers NS = Unlimited
Building Above Horz. Assembly: R-2 Occ, Type III-A Const, SM (no height increase)NS = 24,000 sf
If = Area factor increase due to frontage (percent) (per CBC 506.3.3 Equation 5-5)If = 0.25
Building Below Horz. Assembly Aa = [Unlimited + (Unlimited x 0.25)] = Unlimited Per Floor
Building Above Horz. Assembly Aa = [72,000 + (24,000 x 0.25)] = 84,000 sf Per Floor
AREA INPUTS FOR HEIGHT AND AREA CALCULATOR
BUILDING BELOW HORIZONTAL ASSEMBLY
Level 1
A-3 Occ Commercial
A-3 Occ Residential (B Nonseparated)
A-3 Parking Comm (S-2 Nonseparated)
A-3 Parking Res (S-2 Nonseparated)
A-3 Utility (S-2 Nonseparated)
A-3 Nonseparated SUBTOTAL 18,210 sf
Level 2
A-3 Parking Res (S-2 Nonseparated)
A-3 Utility (S-2 Nonseparated)
A-3 Nonseparated SUBTOTAL 19,180 sf
BUILDING ABOVE HORIZONTAL ASSEMBLY
Level 3
R-2 Occupancy 9,200 sf
R-2 Exterior Patio 1,000 sf
A-3 Habitable Amenity Deck (Not Bldg Area) 4,500 sf
Level 4, 5, 6, 7
R-2 Occupancy 8,300 sf x 4
R-2 (Exterior Balcony) 500 sf x 4
Level 3
Area
Height
Stories
Ratio
Level 4
Area
Height
Stories
Ratio
Level 5
Area
Height
Stories
Ratio
Level 6
Area
Height
Stories
Ratio
Level 7
Area
Height
Stories
Ratio
Overall
Result
Level 3
A
A
A
Level 4
A
A
A
Level 5
A
A
A
Level 6
A
A
A
Level 7
A
A
A
Ʃ
of Ratios
per Level
0.3267
0.3017
0.3017
0.3017
0.3017
Allowable Area Calculation (Type III-A Bldg Above Horz. Assembly) If = 0.25
Sprinklers Throughout per 903.3.1.1
Ʃ
of Ratios
for Building
1.5333
Ratio
complies
with
506.2.4
<2 OK
Permitted
72,000
85'-0"
5
Permitted
72,000
85'-0"
5
Permitted
72,000
85'-0"
5
Permitted
72,000
85'-0"
5
Permitted
72,000
85'-0"
5
Proposed
R-2 Occ.
10,200
30'-0"
5
Proposed
R-2 Occ.
8,800
30'-0"
5
Proposed
R-2 Occ.
8,800
30'-0"
5
Proposed
R-2 Occ.
8,800
30'-0"
5
Proposed
R-2 Occ.
8,800
30'-0"
5
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4/22/19 Design Review
Submittal
Area Plans
18115
A0.4
8/15/19 DR Resubmittal
To
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1" = 30'-0"1 Area Plan - Level 1 Floor Plan
1" = 30'-0"2 Area Plan - Level 2 Floor Plan
1" = 30'-0"3 Area Plan - Level 3 Floor Plan
1" = 30'-0"4 Area Plan - Level 4,5,6,7 Floor Plan
Building Areas
1" = 20'-0"5 Area Plan - Roof Plan
Allowable Area Analysis
40'
40'
N72°09'57"E 149.90'
N17°37'33"W 141.18'
N72°09'57"E 127.96'
N17°37'10"W 119.26'
THIRD AVENUE
86
%%1 3 2=8 9 °4 7 '0 7 "R =2 2 .0 0'
L=34.
4
'
COMMERCIAL
SPACE
RESIDENTIAL
LOBBY
(COMMON)
STAIR #3
STAIR #2
MAINTENANCE TR
A
N
S
F
O
R
M
E
R
ELECTRICAL
ROOM LEVEL 1
MECHANICAL
ROOM #3
C4
115 116 117
119
VAN
ADA
106 107
BA
C
K
F
L
O
W
AN
D
U
T
I
L
I
T
Y
ME
T
E
R
S
8' LONG 10%
TRANSITION
20% MAX. SLOPING RAMP
MIN. 70' LONG x 14' HIGH
BULKY PICKUP
AND
BACKUP SPACE
RE
S
I
D
E
N
T
I
A
L
EN
T
R
Y
C5
ADA VAN
C6
101
102
104
103
C3
C2
108 110 111 113 114109112
C1
UNLOADING
ZONE
27' - 0"27' - 0"27' - 0"
27
'
-
0
"
26
'
-
0
"
MA
I
L
B
O
X
E
S
(C
O
M
M
O
N
)
19
'
-
0
"
18
'
-
0
"
118
STD
ADA
27' - 0"
9' - 0"
TO WALL
18' - 0"
RE
S
I
D
E
N
T
I
A
L
PA
R
K
I
N
G
E
N
T
R
A
N
C
E
PLAZA
COVERED ARCADE
9'
-
6
"
PROPOSED BUS STOP
47' P.L. TO BUS STOP
EXISTING
FIRE HYDRANT
STACKING DEPTH
22' - 2"
140' - 6" OVERALL BUILDING WIDTH
AD
J
A
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-ST
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FUTURE ENTITLED SURFACE PARKING LOT
AND SENIOR APARTMENT BUILDING
PUBLIC ROW IMPROVEMENTS,
REFER TO CONCEPTUAL
LANDSCAPE PLAN
ZE
R
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T
B
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4
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SE
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M
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B
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P
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O
V
I
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E
D
ZERO SETBACK AT INTERIOR
SIDE PROPERTY LINE
ZERO SETBACK AT
FRONT PROPERTY LINE
ZERO SETBACK AT
STREET SIDE PROPERTY LINE
COMMERCIAL
PARKING
STAIR #1
STAFF
RESTROOM MEN WOMEN
MANAGER'S
OFFICE
FITNESS ROOM
(COMMON)
ELEVATOR
MACHINE
EXISTING 12' WIDE SDGE EASEMENT
RECORDED 8/16/57 BK. 6538 PG 419
E STREET
40'-0" PROPERTY LINE TO
THIRD AVE CENTERLINE
40
'
-0"
P
R
O
P
E
R
T
Y
LI
N
E
T
O
E
S
T
.
CE
N
T
E
R
L
I
N
E
UP
1
A3.1
1
A3.1
2
A3.1
2
A3.1
NORTH
1
A2.2
2
A2.2
2
A2.1
1
A2.1
18' - 0"
24' - 0"
18' - 0"
18' - 0"24' - 0"
STACKING DEPTH
21' - 2"
4' - 6"18' - 0"
CODE REQUIRED 2ND EXIT
FROM AMENITY DECK (CBC 1006.2.1)
CODE REQUIRED
2ND EXIT FROM
RESIDENTIAL TOWER
(CBC 1006.2.1)
NO WALL OPENINGS ALLOWED DUE TO
PROXIMITY TO PROPERTY LINE (CBC 705.8)
LONG-TERM RESIDENTIAL
BIKE PARKING
(30 SPACES)
TO WALL
10' - 0"
TO WALL
10' - 0"
OLF = 50
OCC = 8
OLF = 100
OCC = 6
SECURITY FENCE BETWEEN
COMMERCIAL AND
RESIDENTIAL PARKING
WITH TRASH ACCESS GATE
9' - 0"
RESIDENTIAL
PARKING
24' - 0" DRIVEWAY
NO
W
A
L
L
O
P
E
N
I
N
G
S
A
L
L
O
W
E
D
D
U
E
T
O
PR
O
X
I
M
I
T
Y
T
O
P
R
O
P
E
R
T
Y
L
I
N
E
(
C
B
C
7
0
5
.
8
)
SIGNAGE: "RIGHT TURN ONLY" TO
PREVENT LEFT TURN OUT OF DRIVEWAY.
PIN-ON CURB OR VERTICAL DELINEATORS
AT MEDIAN TO PREVENT LEFT TURN INTO
PARKING GARAGE FROM THIRD AVE.
DASHED LINE AND
POCHE DENOTES 456 SF
BULKY ITEM PICKUP AREA
4-YARD
TRASH
4-YARD
RECYCLE
8" WIDE CONCRETE
WHEEL STOP / CURB
10 FT. SIGHT
TRIANGLERESIDENTIAL PARKING ENTRY GATE
WITH KEYFOB AND KEYPAD ENTRY
FOR RESIDENTS ONLY,
NO GUEST OR VISITOR PARKING
10 FT. SIGHT
TRIANGLE
INSTALL BACKFLOW PREVENTION DEVICES
IN ACCORDANCE WITH SWEETWATER
AUTHORITY STANDARD DRAWING 15-S1.
10 FT. SIGHT TRIANGLE
STRUCTURAL ENCROACHMENT
INTO SIGHT TRIANGLE ALLOWED
BY LAND DIVISION AND TRAFFIC
NOTE
STRUCTURAL COLUMN ENCROACHMENT
INTO SIGHT TRIANGLE ALLOWED BY LAND
DIVISION AND TRAFFIC. PROVIDE CONVEX
SAFETY MIRRORS AND SIGNAGE AT
DRIVEWAY TO ALERT DRIVERS TO
PEDESTRIANS CROSSING DRIVEWAY
FIRE
CTRL
ROOM
24' - 0"
ACCESSIBLE PATH OF
TRAVEL TO PUBLIC ROW
AND COMMERCIAL SUITES
ACCESSIBLE PATH OF
TRAVEL TO PUBLIC
ROW AND ELEVATOR
ACCESSIBLE PATH OF
TRAVEL TO PUBLIC
ROW AND ELEVATOR
10' - 3"
9' - 0"
9' - 0"
PROVIDE CONVEX SAFETY MIRRORS
AND SIGNAGE AT DRIVEWAY TO
ALERT DRIVERS TO PEDESTRIANS
CROSSING DRIVEWAY FIRE CTRL
ROOM
10'
10'
10'
10'
TRASH NOTES
1. OWNER INTENDS TO PAY ADDITIONAL FEE
FOR TRASH EMPLOYEE TO TRANSPORT
DUMPSTERS FROM FROM TRASH ROOM
TO STREET FOR PICKUP BY TRASH TRUCK.
2. PER CONTRACTURAL AGREEMENT,
LANDSCAPE MAINTENANCE COMPANY SHALL
RECYCLE GREEN WASTE.
GEOTECHNICAL NOTES
3. PER GEOTECH REPORT, ENTIRE SITE CONSITS
OF UNCOMPACTED FILL WITHIN THE UPPER 4 TO
5 FEET. UNCOMPACTED FILL SHALL BE REMOVED
AND RECOMPACTED TO A MINIMUM DEPTH OF 4
FEET BELOW EXISTING GRADE OR 2 FEET BELOW
THE PROPOSED FOUNDATION BOTTOM,
WHICHEVER IS GREATER, TO PROVIDE A
UNIFORM FILL MAT FOR FUTURE STRUCTURES.
10'
10'
10'
10'
TRASH ACCESS
10' - 0"
A9.0
1
18' - 0"
105
120 121
PROPOSED
ADDITIONAL
FIRE HYDRANT
SIDEWALK
8' - 3"
SIDEWALK
10' - 0"
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No. C27252
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4/22/19 Design Review
Submittal
Level 1
Floor/Site Plan
18115
A1.1
8/15/19 DR Resubmittal
To
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1/8" = 1'-0"2 Level 1 Floor Plan / Site Plan
DN
STAIR #3
STAIR #2
234
MECHANICAL
ROOM LEVEL 2
19
'
-
4
"
R
A
M
P
242
EV 1
243
EV 2
ADA
235 237 238 239 240 241236
232 233
221 222 223 224 225 226 227 228
231
210 211 213 214 215 216212 218 219 220
205
206
208
209
8' - 0"
8' LONG 10%
TRANSITION
20% MAX. SLOPING RAMP
MIN. 70' LONG x 14' HIGH
217
207
202
203
204
201
27' - 0"
5'
-
0
"
18
'
-
0
"
28' - 0"
18' - 0"
18' - 0"18' - 0"18' - 0"
TO WALL
10' - 0"
27' - 0"
27' - 0"
27' - 0"27' - 0"18' - 0" 5' - 6"
229
27' - 0"27' - 0"27' - 0"
MOTOR
MO
T
O
R
MO
T
O
R
230
5' - 0"
STAIR #1
24' - 0"
140' - 6" OVERALL BUILDING WIDTH
LINE OF BUILDING
ABOVE PODIUM
LINE OF BUILDING
ABOVE PODIUM
62' - 1 1/2"
62' - 5 1/2"
15' - 11"
140' - 6" OVERALL BUILDING WIDTH
1
A3.1
1
A3.1
2
A3.1
2
A3.1
NORTH
1
A2.2
2
A2.2
2
A2.1
1
A2.1
CODE REQUIRED 2ND EXIT
FROM AMENITY DECK (CBC 1006.2.1)
TO WALL
10' - 0"
CODE REQUIRED 2ND EXIT FROM
RESIDENTIAL TOWER (CBC 1006.2.1)
NO WALL OPENINGS ALLOWED DUE TO
PROXIMITY TO PROPERTY LINE (CBC 705.8)
NO
W
A
L
L
O
P
E
N
I
N
G
S
A
L
L
O
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E
D
D
U
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PR
O
X
I
M
I
T
Y
T
O
P
R
O
P
E
R
T
Y
L
I
N
E
(
C
B
C
7
0
5
.
8
)
TO WALL
10' - 0"18' - 0" TYP.
18' - 0" TYP.
24' - 0"
18' - 0" TYP.
24' - 0"
24' - 0"
18' - 0" TYP.
18' - 0"
19' - 0"
18' - 0 1/2"
18' - 0"
8' - 0"
H
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No. C27252
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H N R .SHEE
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TH
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4/22/19 Design Review
Submittal
Level 2 Floor
Plan
18115
A1.2
8/15/19 DR Resubmittal
To
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1/8" = 1'-0"2 Level 2 Floor Plan
D
D
15' - 9 3/4"
16' - 5 1/4"
35' - 3 3/4"20' - 3 1/4"
5' - 3 1/4"
861 SF
2-BR
301
409 SF
STUDIO
305
404 SF
STUDIO
306
614 SF
1-BR
304
861 SF
2-BR
308
571 SF
1-BR
309
571 SF
1-BR
310
550 SF
STUDIO
311
381 SF
STUDIO
312
ST
A
I
R
#
1
18' - 0"
564 SF
1-BR
302
CHASE
404 SF
STUDIO
307
0'-8" SEISMIC GAP
AT PROPERTY LINE
>5'-0" SETBACK
AT PROPERTY LINE
UT
I
L
I
T
Y
STAIR #2
23' - 11"
29' - 3 1/2"
148' - 6" OVERALL BUILDING WIDTH
34' - 5"79' - 6"
28' - 11"
4' - 11 1/2"
27' - 4"35' - 1 1/2"24' - 2 1/2"24' - 2 1/2"21' - 2 1/2"
148' - 6" OVERALL BUILDING WIDTH
STAIR #3
8861 SF
AMENITY DECK
(COMMON)
2003 SF
TERRACE
315
REFER TO LANDSCAPE PLAN
FOR MORE INFORMATION
RAISED BIOFILTRATION PLANTS
REFER TO LANDSCAPE PLAN
FOR MORE INFORMATION
PORTION OF BUILDING
BELOW 35'-0" NOT REQUIRED
TO OBSERVE 15' STEP BACK
ABOVE 35' - 0"
15' - 0" STEP BACK
ABOVE 35' - 0"
15' - 0" STEP BACK
5' - 2"
62' - 4"
40' - 6 1/2"
16' - 8"
1
A3.1
1
A3.1
2
A3.1
2
A3.1
NORTH
5' - 2"
1
A2.2
2
A2.2
2
A2.1
1
A2.1
CODE REQUIRED EXIT #1 FROM
AMENITY DECK (CBC 1006.2.1)
PRIVATE
PATIO
NOT OCCUPIABLE
TRASH
445 SF
STUDIO
303
4' - 4"
68' - 0" FURTHEST UNIT TO TRASH CHUTE (TYP. AT ALL LEVELS)
8' - 3"
4' - 3"
CODE REQUIRED
2ND EXIT FROM
RESIDENTIAL
TOWER (CBC 1006.2.1)
UNIT 312 PULLED BACK TO
AVOID ENCROACHING INTO
PUBLIC ROW
CODE REQUIRED EXIT #1 FROM
AMENITY DECK (CBC 1006.2.1)
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
DASHED LINE REPRESENTS
3,452 SF OCCUPIABLE PORTION
OF AMENITY DECK (300 MAX.
OCCUPANCY TO COMPLY WITH
CBC 510.2 ITEM #4 FOR 2 EXITS)
8861 SF
AMENITY DECK
(COMMON)
AREA = 3,452 SF
OLF = 15
OCC = 230
RAISED BIOFILTRATION PLANTER
SEPARATING PRIVATE PATIOS
FROM COMMON AMENITY DECK
RAISED BIOFILTRATION PLANTER
SEPARATING PRIVATE PATIOS
FROM COMMON AMENITY DECK
REF
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H N R .SHEE
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4/22/19 Design Review
Submittal
Level 3 Floor
Plan
18115
A1.3
8/15/19 DR Resubmittal
To
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1/8" = 1'-0"1 Level 3 Floor Plan
D
D
861 SF
2-BR
401
STAIR #1
614 SF
1-BR
404
409 SF
STUDIO
405
619 SF
1-BR
410
STAIR #2
UT
I
L
I
T
Y
564 SF
1-BR
402
571 SF
1-BR
408
571 SF
1-BR
409
861 SF
2-BR
407
404 SF
STUDIO
406
CHASE
ABOVE 35' - 0"
15
'
-
0
"
S
T
E
P
B
A
C
K
ABOVE 35' - 0"
15' - 0" STEP BACK
0'-8" SEISMIC GAP
AT PROPERTY LINE
>5'-0" SETBACK
AT PROPERTY LINE
23' - 11"
29' - 3 1/2"
148' - 6" OVERALL BUILDING WIDTH
79' - 6"
28
'
-
1
1
"
4'
-
1
1
1
/
2
"
27' - 4"35' - 1 1/2"24' - 2 1/2"24' - 2 1/2"
148' - 6" OVERALL BUILDING WIDTH
PORTION OF BUILDING
BELOW 35'-0" NOT REQUIRED
TO OBSERVE 15' STEP BACK
AB
O
V
E
3
5
'
-
0
"
15
'
-
0
"
S
T
E
P
B
A
C
K
TYPICAL EXTERIOR
BALCONY AT LEVELS 4-7
35' - 4"20' - 3 1/2"
5' - 3 1/2"18' - 4 1/2"16' - 0 1/2"
BUILDING
ABOVE 35'-0"
SUBJECT TO
15' STEP BACK
PORTION OF BUILDING
ABOVE 35'-0" SUBJECT
TO 15' STEP BACKTYPICAL EXTERIOR
BALCONY AT LEVELS 4-7
WITHIN 15' STEP BACK
5'
-
2
"
27' - 4 1/2"10' - 3 1/2"
1
A3.1
1
A3.1
2
A3.1
2
A3.1
NORTH
5' - 2"
1
A2.2
2
A2.2
2
A2.1
1
A2.1
BALCONY BALCONY BALCONY BALCONY
BALCONY BALCONY
TRASH ELEVATOR
443 SF
STUDIO
403
UNIT 312 PULLED BACK TO
AVOID ENCROACHING INTO
PUBLIC ROW
POWDER BATHS
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No. C27252
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4/22/19 Design Review
Submittal
Level 4,5,6,7
Floor Plan
18115
A1.4
8/15/19 DR Resubmittal
To
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1/8" = 1'-0"1 Level 4,5,6,7 Floor Plan
ELEVATOR ST
A
I
R
#
1
STAIR #2
MECHANICAL ENCLOSURE
PAINTED STEEL TRELLIS
PREFINISHED ALUMINUM
WINDOW AWNING
76' - 2"8' - 7 1/2"29' - 3 1/2"18' - 4 1/2"
132' - 5 1/2" OVERALL BUILDING WIDTH
35' - 6 1/2"
4' - 11 1/2"
28' - 11"
5' - 2"
74' - 6 1/2" OVERALL BUILDING WIDTH
3
8
'
-
0
"
2 2 ' - 7 1 /2 "
111' - 3"26' - 11 1/2"
138' - 2 1/2" OVERALL BUILDING WIDTH
13' - 3 1/2"30' - 9 1/2"
11' - 7"
22' - 6"
11' - 6 1/2"
19' - 1"
6' - 0"
ABOVE 35' - 0"
15' - 0" STEP BACK
ABOVE 35' - 0"
15' - 0" STEP BACK
ABOVE 35' - 0"
15' - 0" STEP BACK
RIDGE
CRICKET
CRICKET
ROOF TRELLIS OVER ROOF DECK.
AMENITIES SHALL BE TABLES
AND CHAIRS.
1
A3.1
1
A3.1
2
A3.1
2
A3.1
NORTH
1
A2.2
2
A2.2
2
A2.1
1
A2.1
729 SF
ROOF DECK
CODE REQUIRED 2ND EXIT FROM
RESIDENTIAL TOWER (CBC 1006.2.1)
AND ROOF ACCESS STAIRWAY PER
ALTERNATE COMPLIANCE REQUIREMENT
H
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No. C27252
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H N R .SHEE
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TH
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4/22/19 Design Review
Submittal
Roof Plan
18115
A1.5
8/15/19 DR Resubmittal
To
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1/8" = 1'-0"1 Roof Plan
Level 1 F.F.
+0'-0"
Level 2 F.F.
+14'-0"
14
'
-
0
"
Level 3 F.F.
+24'-0"
Level 4 F.F.
+34'-0"
Level 5 F.F.
+44'-0"
Level 6 F.F.
+54'-0"
Level 7 F.F.
+64'-0"
T.O. Roof
+74'-0"
T.O. Stair
Enclosure
+87'-0"
T.O. Elevator
Overrun
+99'-0"
10
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
74
'
-
0
"
T
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A
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B
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G
Level 1 F.F.
+0'-0"
Level 2 F.F.
+14'-0"
14
'
-
0
"
Level 3 F.F.
+24'-0"
Level 4 F.F.
+34'-0"
Level 5 F.F.
+44'-0"
Level 6 F.F.
+54'-0"
Level 7 F.F.
+64'-0"
T.O. Roof
+74'-0"
T.O. Stair
Enclosure
+87'-0"
T.O. Elevator
Overrun
+99'-0"
10
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
74
'
-
0
"
T
O
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A
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B
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D
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PAINTED STEEL TRELLIS
CEMENT PLASTER,
LIGHT SAND FINISH
TILE OR STONE WAINSCOAT
ALUMINUM STOREFRONT,
BRONZE ANODIZED FINISH
STEEL SIGNAGE ARMATUREPAINTED STEEL SCREEN/
GUARDRAIL
CONCRETE, PAINTED
PREFINISHED ALUMINUM
WINDOW AWNING
HORIZONTAL LAPPED SIDING
PREFINISHED, PERFORATED
ALUMINUM GUARDRAIL
PAINTED STEEL TRELLIS
VERTICAL SIDING
PAINTED STEEL TRELLIS
CORRUGATED, PREFINISHED
VERTICAL METAL SIDING
CEMENT PLASTER,
LIGHT SAND FINISH
PREFINISHED, PERFORATED
ALUMINUM GUARDRAIL
HORIZONTAL
LAPPED SIDING
HORIZONTAL
LAP SIDING
CLEAR GLAZING
AT WINDOW
VERTICAL FIBER
CEMENT PANELING
VERTICAL FIBER
CEMENT PANELING
CMU WALL AT PROPERTY LINE WITH PLASTER SKIM COAT WITH
DECORATIVE SCREEDS AND ACCENT COLOR. (NO WALL OPENINGS
ALLOWED DUE TO PROXIMITY TO PROPERTY LINE (CBC 705.8)
Overall South Elevation (E Street Frontage)1
Overall North Elevation 2
3/32" = 1'-0"
3/32" = 1'-0"
ALUMINUM WINDOWS,
DARK BRONZE FINISH
ALUMINUM SASH WINDOWS,
DARK BRONZE FINISH
NO WALL OPENINGS ALLOWED DUE TO
PROXIMITY TO PROPERTY LINE (CBC 705.8)
13
'
-
0
"
12
'
-
0
"
13
'
-
0
"
12
'
-
0
"
TYP. 36"x72" WINDOW
TYP. 72"x72"
DOUBLE WINDOW
SIGNAGE AT
COMMERCIAL ENTRY
EXTERIOR FINISH LEGEND
12" Board and Batten or
Standing Seam Wall Panel
Smooth Finish, Painted similar to
Sherwin Williams 7052 Gray Area
6" Vertical Fiber Cement Siding,
Textured Finish, Painted similar to
Sherwin Williams 6004 Mink
6" Horizontal Fiber Cement
Lap Siding, Smooth Finish,
Painted similar to
Sherwin Williams 6116 Tatami Tan
Solarban Low-E Glass
(Storefront and Window Glazing)
Steel Trellises, Screens, Guardrails
Painted similar to
Sherwin Williams 7675 Sealskin
Integral Color Plaster Stucco
Color similar to
Sherwin Williams 7006 Extra White
(Base Color)
Integral Color Plaster Stucco,
Tinted similar to
Sherwin Williams 7050 Useful Gray
(Accent Color)
Integral Color Plaster Stucco,
Tinted similar to
Sherwin Williams 6114 Bagel
(Wainscoat Accent)
Mosaic Tile, Blue
(Wainscoat Accent)
Perforated Metal Screen,
Galvanized Finish
(Balcony Guardrail)
H
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No. C27252
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IA71-
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H N R .SHEE
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4/22/19 Design Review
Submittal
Exterior
Elevations
18115
A2.1
8/15/19 DR Resubmittal
To
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Level 1 F.F.
+0'-0"
Level 2 F.F.
+14'-0"
14
'
-
0
"
Level 3 F.F.
+24'-0"
Level 4 F.F.
+34'-0"
Level 5 F.F.
+44'-0"
Level 6 F.F.
+54'-0"
Level 7 F.F.
+64'-0"
T.O. Roof
+74'-0"
T.O. Stair
Enclosure
+87'-0"
T.O. Elevator
Overrun
+99'-0"
10
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
74
'
-
0
"
T
O
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Overall East Elevation (Third Ave. Frontage)1
CORRUGATED, PREFINISHED
VERTICAL METAL SIDING
HORIZONTAL LAP SIDING
PREFINISHED ALUMINUM WINDOW AWNING
PAINTED STEEL TRELLIS
TYPICAL 36x72 SINGLE WINDOW,
CLEAR GLAZING
VERTICAL FIBER CEMENT PANELING
PREFINISHED VERTICAL
METAL SIDING
CEMENT PLASTER, LIGHT SAND FINISH
PAINTED STEEL
SCREEN
VERTICAL METAL PANEL SIDING
CEMENT PLASTER, LIGHT SAND FINISH
ALUMINUM STOREFRONT,
BRONZE ANODIZED FINISH
TILE OR STONE WAINSCOAT
VERTICAL FIBER CEMENT PANELING
BUILDING SIGNAGE
ON STEEL ARMATURE
CEMENT PLASTER, LIGHT SAND FINISH WITH
CONTROL JOINT AND ACCENT COLOR
HORIZONTAL LAP SIDING
CEMENT PLASTER RETURN GUARDRAIL
TYPICAL 72x72 DOUBLE WINDOW,
CLEAR GLAZING AT CORRIDOR END
VERTICAL FIBER CEMENT PANELING
PAINTED STEEL TRELLIS
CORRUGATED, PREFINISHED
VERTICAL METAL SIDING
CMU WALL AT PROPERTY LINE WITH PLASTER SKIM COAT WITH
DECORATIVE SCREEDS AND ACCENT COLOR. (NO WALL OPENINGS
ALLOWED DUE TO PROXIMITY TO PROPERTY LINE (CBC 705.8)
Level 1 F.F.
+0'-0"
Level 2 F.F.
+14'-0"
14
'
-
0
"
Level 3 F.F.
+24'-0"
Level 4 F.F.
+34'-0"
Level 5 F.F.
+44'-0"
Level 6 F.F.
+54'-0"
Level 7 F.F.
+64'-0"
T.O. Roof
+74'-0"
T.O. Stair
Enclosure
+87'-0"
T.O. Elevator
Overrun
+99'-0"
10
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
1
0
'
-
0
"
74
'
-
0
"
T
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O
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G
Overall West Elevation2
3/32" = 1'-0"
3/32" = 1'-0"
TYPICAL 72x72 DOUBLE WINDOW,
CLEAR GLAZING
DECORATIVE STUCCO SCREED WITH
ACCENT COLOR (NO WALL OPENINGS
ALLOWED DUE TO PROXIMITY TO
PROPERTY LINE (CBC 705.8)
13
'
-
0
"
12
'
-
0
"
13
'
-
0
"
12
'
-
0
"
EXTERIOR FINISH LEGEND
12" Board and Batten or
Standing Seam Wall Panel
Smooth Finish, Painted similar to
Sherwin Williams 7052 Gray Area
6" Vertical Fiber Cement Siding,
Textured Finish, Painted similar to
Sherwin Williams 6004 Mink
6" Horizontal Fiber Cement
Lap Siding, Smooth Finish,
Painted similar to
Sherwin Williams 6116 Tatami Tan
Solarban Low-E Glass
(Storefront and Window Glazing)
Steel Trellises, Screens, Guardrails
Painted similar to
Sherwin Williams 7675 Sealskin
Integral Color Plaster Stucco
Color similar to
Sherwin Williams 7006 Extra White
(Base Color)
Integral Color Plaster Stucco,
Tinted similar to
Sherwin Williams 7050 Useful Gray
(Accent Color)
Integral Color Plaster Stucco,
Tinted similar to
Sherwin Williams 6114 Bagel
(Wainscoat Accent)
Mosaic Tile, Blue
(Wainscoat Accent)
Perforated Metal Screen,
Galvanized Finish
(Balcony Guardrail)
H
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No. C27252
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H N R .SHEE
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4/22/19 Design Review
Submittal
Exterior
Elevations
18115
A2.2
8/15/19 DR Resubmittal
To
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2-BR
2-BR
2-BR
2-BR
2-BR
1-BR
1-BR
1-BR
1-BR
1-BR
HALL
HALL
HALL
HALL
HALL
HALL
ELEV
ROOF
DECK
PATIO PATIO
AMENITY DECK
PARKING
GARAGE
PARKING
GARAGE
RAMP COMMERCIAL
RETAIL SUITE
PARKING
GARAGE
Level 1 F.F.
+0'-0"
Level 2 F.F.
+14'-0"
14' - 0"
Level 3 F.F.
+24'-0"
Level 4 F.F.
+34'-0"
Level 5 F.F.
+44'-0"
Level 6 F.F.
+54'-0"
Level 7 F.F.
+64'-0"
T.O. Roof
+74'-0"
T.O. Stair
Enclosure
+87'-0"
T.O. Elevator
Overrun
+99'-0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
74' - 0" TOTAL HEIGHT OF MAIN BUILDING
STEP BACK
15' - 0"
35' - 0"
3-HR OCCUPANCY
SEPARATION
NONSEPARATED A-3 OCC.
2-STORY TYPE I-A GARAGE
RESIDENTIAL APARTMENTS, R-2 OCC.
5-STORY TYPE III-A
13' - 0"
12' - 0"
Level 1 F.F.
+0'-0"
Level 2 F.F.
+14'-0"
14' - 0"
Level 3 F.F.
+24'-0"
Level 4 F.F.
+34'-0"
Level 5 F.F.
+44'-0"
Level 6 F.F.
+54'-0"
Level 7 F.F.
+64'-0"
T.O. Roof
+74'-0"
T.O. Stair
Enclosure
+87'-0"
T.O. Elevator
Overrun
+99'-0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
74' - 0" TOTAL HEIGHT OF MAIN BUILDING
2-BR
2-BR
2-BR
2-BR
2-BR
STUD
STUD
STUD
STUD
STUD
1-BR
1-BR
1-BR
1-BR
1-BR
STUD
STUD
STUD
STUD
STUD STUD
PARKING
GARAGE
PARKING
GARAGE
PARKING
GARAGE
RAMP LOBBY/
FITNESS
STAIR
#1
ELEV
HALL
STEP BACK
15' - 0"
35' - 0"
1' - 6"
NONSEPARATED A-3 OCC.
2-STORY TYPE I-A GARAGE
3-HR OCCUPANCY
SEPARATION
RESIDENTIAL APARTMENTS, R-2 OCC.
5-STORY TYPE III-A
13' - 0"
12' - 0"
H
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No. C27252
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IA71-
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H N R .SHEE
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4/22/19 Design Review
Submittal
Building
Sections
18115
A3.1
8/15/19 DR Resubmittal
To
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3/32" = 1'-0"1 North South Section
3/32" = 1'-0"2 East West Section
Aerial View from NW Corner1 Aerial View from SE Corner2
Aerial View from NE Corner4Aerial View from SW Corner3
H
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No. C27252
AC
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IA71-
FI O R N
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H N R .SHEE
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4/22/19 Design Review
Submittal
Aerial Views
18115
A4.1
8/15/19 DR Resubmittal
To
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Aerial Perspective from Third Ave Looking SW1 Eye Level Perspective from Third Ave Looking West2
Eye Level Perspective from Intersection Looking NW4Eye Level Perspective from E Street Looking NE3
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No. C27252
AC
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IA71-
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H N R .SHEE
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4/22/19 Design Review
Submittal
Perspectives
18115
A4.2
8/15/19 DR Resubmittal
To
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Solar Shading Diagrams1
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No. C27252
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IA71-
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H N R .SHEE
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TH
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4/22/19 Design Review
Submittal
Solar Shading
Diagrams
18115
A4.3
8/15/19 DR Resubmittal
To
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DASHED LINE AND
POCHE DENOTES 456 SF
BULKY ITEM PICKUP AREA
A9.0 4
4-YARD
RECYCLE
4-YARD
TRASH
A9.0 5
8" WIDE
CONCRETE
WHEEL STOP
TRASH CHUTES
ABOVE PER
LOCKABLE STEEL GATES
A9.0
6
J-BOLT ANCHOR HOLES IN
OPEN AND CLOSED POSITION
5' - 2"
5' - 2"
10' - 4"
23' - 4"
4-YARD
TRASH
4-YARD
RECYCLE
TRASH ROOM
18' - 0" CLR.
TWINNED DUMPSTERS
GATES HUNG FROM STEEL POSTS
SET INDEPENDENTLY FROM WALL
15' - 8"
16' - 2"
13' - 0" CLEAR INSIDE HEIGHT
4 CU. YARD TRASH
AND RECYCLING
BINS ON CASTERS
A9.0
6
MIN. 7'-0" CLR
8' - 0"
6' HIGH STEEL GATES
HASP AND LOCK
MIN. 1/2" DIA. CANE BOLTS
4" x 4" STRUCTURAL
STEEL POST SET
INDEPENDENTLY FROM WALL
7
A9.0
ACCORDION BLADES HELD OPEN
W/ 165 DEGREE FUSIBLE LINK
ASSEMBLY, IN ACCORDANCE W/
MANUF. SPECS.
CHUTE RISER W/ CLIPS
WELDED FOR BOLTING TO
DAMPER
5/16" NUT, BOLT
WASHER ASSEMBLY
SPRING STRAP
CLOSING LATCH
1 5 .0 0 °
ANGLE CHUTES AWAY FROM
WALL PER PLAN
A
1 1/2"X1 1/2" METAL
FRAME, PAINTEDMETAL TABS
WELDED TO GATE
FRAME
CORRUGATED METAL
PANEL, PROFILE &
FINISH TO MATCH
PANEL ON BUILDING
GATE STOP WELDED
TO ONE GATE PANEL
W/ RUBBER BUMPER B C
5" STAINLESS STEEL
HINGES, MIN. 4 PER
GATE
D
TUBE STEEL
POST,
PAINTED
GATE STOP W/
RUBBER BUMPER
METAL TABS WELDED
TO GATE FRAME
CORRUGATED METAL
PANEL, PROFILE & FINISH
TO MATCH PANEL ON
BUILDING, WELD TO TABS
1 1/2"X1 1/2" METAL
FRAME, PAINTED
E
1 1/2"X1 1/2" METAL
FRAME, PAINTED
METAL TABS
WELDED TO GATE
FRAME
KICK PLATE,
WELDED TO
CORRUGATED
METAL PANEL
WHERE OCCURS
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No. C27252
AC
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H N R .SHEE
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Submittal
Trash
Enclosure
Details
18115
A9.0
8/15/19 DR Resubmittal
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1/4" = 1'-0"1 Trash Room Enlarged Plan
1/4" = 1'-0"4 Trash Room A - Section Diagram
1/4" = 1'-0"5 Trash Room Gate Elevation
1" = 1'-0"6 Trash Chute Termination
3" = 1'-0"7 Trash & Recycling Enclosure Gate