HomeMy WebLinkAboutReso 180-2020 (20-872)City of South San Francisco P.O. Box 711 (City Hall,
• 400 Grand Avenue)
South San Francisco, CA
• City Council
Resolution: RES 180-2020
File Number: 20-872 Enactment Number: RES 180-2020
RESOLUTION MAKING FINDINGS APPROVING
THE ENTITLEMENTS REQUEST (P18-0013,
UP18-0006, DRI 8-0006, TDM18-0003, AND
WM20-0005) TO CONSTRUCT A HIGH DENSITY
RESIDENTIAL DEVELOPMENT CONSISTING OF
338 UNITS ACROSS THREE BUILDINGS, A SMALL
RETAIL SPACE, AND RESIDENTIAL AND OPEN
SPACE AMENITIES AT 410 NOOR AVENUE
(COLLECTIVELY REFERRED TO AS "410 NOOR" OR
"PROJECT").
WHEREAS, the applicant has proposed construction of a high-density residential
development, consisting of 338 residential units across three buildings, 955 sq. ft. of retail space, and
underground parking spaces at 410 Noor Avenue, APNs 014-183-270, 014-183-230, and 014-183-220
(collectively referred to as "Project Site") in the City; and
WHEREAS, the proposed Project is located within the El Camino Mixed -Use (ECRMX)
Zoning District; and
WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP18-0006), Design
Review (DR18-0006), Transportation Demand Management Plan (TDM18-0003), and Waiver
Modification (WM20-0005), for the Project; and
WHEREAS, approval of the applicant's proposal is considered a "project" for purposes of the
California Environmental Quality Act (Public Resources Code §21000, et seq.) ("CEQA"); and
WHEREAS, the City Council certified an Environmental Impact Report ("EIR") in January,
2010 (State Clearinghouse number 2009062070) in accordance with the provisions of CEQA and the
CEQA Guidelines, which analyzed the potential environmental impacts of the development of the South
El Camino area; and
WHEREAS, the City Council also adopted a Statement of Overriding Considerations ("SOC")
in January 2010 in accordance with the provisions of CEQA and the CEQA Guidelines, which carefully
considered each significant and unavoidable impact identified in the EIR and found that the significant
environmental impacts are acceptable in light of the project's economic, legal, social, technological and
other benefits; and
City of South San Francisco Page 1
File Number: 20-872
Enactment Number: RES 180-2020
WHEREAS, the Project is exempt from CEQA pursuant to CEQA Guidelines section 15332 as
it is a qualified in -fill development project; and
WHEREAS, the Project is also exempt from CEQA pursuant to CEQA Guidelines Section
15183, as it is a residential infill project that is consistent with the development density established by
existing zoning policies or community plans for which an EIR was certified because it is consistent with
the General Plan and applicable policies of San Francisco Bay Area's Sustainable Communities Strategy,
the Plan Bay Area 2040 ("Plan Bay Area") and there are no Project -specific significant effects that
require further environmental analysis; and
WHEREAS, the Project qualifies for streamlining under CEQA Guidelines § 15183.3, as it is
located on an infill site; will satisfy the performance standards contained in Appendix M to the CEQA
Guidelines and is consistent with the general use designation, density, building intensity, and applicable
policies of Plan Bay Area; and
WHEREAS, the Project qualifies for streamlining under CEQA Guidelines § 15183.5(b)
because the City adopted a Climate Action Plan (CAP) with a mitigated negative declaration, and the
Project incorporates greenhouse gas -reducing strategies from the CAP, and
WHEREAS, the project also qualifies for streamlining pursuant to Public Resources Code §
21159.28 as it is an eligible residential infill project, is consistent with the general use designation,
density, building intensity, and applicable policies of the Plan Bay Area; and will incorporate applicable
mitigation measures required by prior EIR; and
WHEREAS, the City and applicant prepared an Environmental Consistency Analysis for the
Project pursuant to CEQA Guidelines Section 15183 and pursuant to CEQA Guidelines Section
15168(c)(4). Such ECA concluded that even if the Project was not exempt from CEQA pursuant to the
above -listed exemption nor eligible for the above -listed streamlining provisions, the Project meets the
requirements for use of a program EIR with later activities in accordance with CEQA Guidelines
Section 15168 because pursuant to CEQA Guidelines 15162 the Project is within the scope of the South
El Camino General Plan Amendment and would not result in any new significant environmental effects
or a substantial increase in the severity of any previously identified effects beyond those disclosed and
analyzed in the South El Camino General Plan Amendment EIR certified by City Council nor would new
mitigation be required; and
WHEREAS, the Design Review Board reviewed the Project at its December 19, 2018 meeting
and recommended approval of the Project; and
WHEREAS, the Planning Commission held a lawfully noticed public hearing on September
17, 2020 at which time interested parties had the opportunity to be heard, and to review the Project and
supporting documents, prior to recommending City Council approval of the Project; and
City of South San Francisco Page 2
File Number. 20-872
Enactment Number. RES 180-2020
WHEREAS, the City Council held a lawfully noticed public hearing on December 1, 2020 at
which time interested parties had the opportunity to be heard, and to review the Project and supporting
documents, prior to making its determination on the Project; and
WHEREAS, the City Council exercised its independent judgment and analysis, and considered
all reports, recommendations and testimony before making a determination on the Project.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it,
which includes without limitation, the California Environmental Quality Act, Public Resources Code
§21000, et seq. ("CEQA") and the CEQA Guidelines, 14 California Code of Regulations § 15000, et seq.;
the South San Francisco General Plan and General Plan EIR; the South El Camino General Plan
Amendment and Program EIR and Statement of Overriding Considerations; the South San Francisco
Municipal Code; the Project applications; the Project Plans, as prepared by BDE Architects, dated
October 10, 2020 the Environmental Consistency Analysis, as prepared by the applicant and City staff,
including all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted
as part of the City Council's duly noticed December 1, 2020 meeting; and any other evidence (within the
meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the City of South San
Francisco hereby finds as follows:
SECTION 1 FINDINGS
General
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, including the 410 Noor Draft Conditions of Approval
(Exhibit A), Entitlement Plan Set (Exhibit B), Affordable Housing Program (Exhibit C), Zoning
Conformance Checklist (Exhibit D), and the Transportation Demand Management Program
(Exhibit E) are each incorporated by reference and made a part of this Resolution, as if set forth
fully herein.
3. The documents and other materials constituting the record for these proceedings are located at
the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San
Francisco, CA 94080, and in the custody of the Planning Manager.
Conditional Use Permit
1. The proposed use is allowed within El Camino Real Mixed -Use (ECRMX) Zoning District and
complies with all other applicable provisions of this Ordinance and all other titles of the South
San Francisco Municipal Code.
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File Number: 20-872
Enactment Number: RES 180-2020
2. The proposed Project is consistent with the General Plan, as proposed for amendment, by creating a
high-density residential mixed-use project that emphasizes ground -floor activation, pedestrian and
bicycle improvements, connections to transit, that implements the goals of the General Plan for the
South El Camino area, and is consistent with the City's Design Guidelines as they relate to building
design, form and articulation.
3. The proposed residential use will not be adverse to the public health, safety, or general welfare of the
community, nor detrimental to surrounding properties or improvements, because the proposed use is
consistent with the approved uses in in the General Plan and Zoning Ordinance. The Project
proposes high-density mixed -uses located in the City's South El Camino area, which is intended for
this type of use, and would be redeveloping underutilized parcels that are proximate to transit, retail,
and service uses. The General Plan has analyzed this type of use and concluded that such mixed
uses are not adverse to the public health, safety, or welfare. As the proposed Project is consistent
with other mixed-use and residential land uses in the El Camino Real Mixed Use District, approval
of the Project will not be detrimental to nearby properties. Further, the proposed use is well- suited to
the site, and would improve the property for surrounding users and the City. In addition, the
Environmental Consistency Analysis prepared for the Project concludes that as a result of the Project
no new environmental erects would result from the Project beyond those previously analyzed and
addressed in the South El Camino General Plan Amendment EIR. Further, the Project has been
designed to mitigate external noise, such that the Project's proximity to the San Francisco
International Airport will not result in adverse impacts to public health, safety or general welfare.
The Project has been designed such that approval of the Project will not exacerbate, generate, or
intensify noise impacts nor will it reduce the effectiveness of previous efforts/measures to mitigate
airport noise.
4. The design, location, size, and operating characteristics of the proposed Project are compatible with
the existing and reasonably foreseeable future land uses in the vicinity because the Project proposes
mixed-use residential development in the El Camino Real Mixed Use District, which is specifically
intended for such uses. Further, the Project has been designed to mitigate external noise, such that
the Project will be compatible with the existing and reasonably foreseeable land uses in the vicinity,
including those uses associated with the San Francisco International Airport.
5. With the exception of the building dimension requirement, parking reduction, and glazing
requirements, the proposed Project complies with any design or development standards applicable to
the zoning district and the use in question and has been vetted and recommended for approval by the
City's Design Review Board at its meeting of December 19, 2018.
6. The site is physically suitable for the type of development and density proposed, as the residential
use will benefit from being located in close proximity to the San Bruno BART station, surrounding
retail and services uses, and pedestrian and bicycle amenities, and the size and development is
appropriate for the location and meets the City's land use and zoning standards, as amended by the
Conditional Use Permit process. Access to the site via existing roadways is sufficient as the project is
within a built -out urban environment, utilities are provided on-site or proposed for minor upgrades,
and no physical constraints such as topography or lack of facilities exists that would prevent suitable
development.
City of South San Francisco Page 4
File Number: 20-872 Enactment Number: RES 180-2020
7. Per South San Francisco Municipal Code Section 20.090.004(A), El Camino Mixed -Use
Development Standards, an increase in FAR and density may be achieved in the ECRMX
District through a combination of the following elements per an incentives program: a
Transportation Demand Management (TDM) measures, projects that include high quality,
innovative design and product type, and maximum provision for pedestrian and bicycle use, and
provision of off-site improvements, which may include off-site amenities and or / infrastructure
other than standard requirements and improvements. The 410 Noor project has provided a
robust TDM program intended to reduce peak -hour vehicle trips, high-quality architectural
design and materials, bicycle amenities including private and public bike parking spaces, a bike
repair area, improvements to the sidewalks on Huntington Avenue and Noor Avenue, an
improved intersection including bulb -outs at Huntington and Noor Avenues, a
publicly -accessible community garden, and affordable housing units. Thus, the project is meeting
the requirements for the requested FAR and density per the incentives program.
Per South San Francisco Municipal Code Section 20.090.006 (A), ECRMX Supplemental
Regulations, Building Length and Separation, the maximum dimension of the portion of a
building above 45' from finished grade shall not exceed 125', and must be separated from
another building by 30'. Exceptions and modifications to this requirement may be granted, based
on a finding that adequate design features have been incorporated to create visual variety and
avoid a large-scale, bulky, or monolithic appearance. Building B is proposed with a building
length of 210' facing Huntington Avenue. The site is organized with building of varying heights
and larger than required physical breaks between buildings with public and private open space
amenities. The project also incorporates design features including varied materials and colors,
landscaping, ground -floor transparency, and multiple building openings and stoops to prevent a
monolithic and bulky appearance. Thus, this is an appropriate exception to the required building
length for Building B.
9. Per South San Francisco Municipal Code Section 20.330.006 (D) Other Parking Reductions, a
Conditional Use Permit may be granted for reduced parking if the following criterial are met:
• Special conditions -including but not limited to the nature of the proposed operation;
proximity to frequent transit service; transportation characteristics of persons residing,
working, or visiting the site; or because the applicant has undertaken a transportation
demand management program -exist that will reduce parking demand at the site;
• The use will adequately be served by the proposed on-site parking; and
• Parking demand generated by the project will not exceed the capacity of or have a
detrimental impact on the supply of on -street parking in the surrounding area.
The site is proximate to the San Bruno BART station, several bus lines including the rapid bus service on
El Camino Real, and is adjacent to several large commercial centers containing retail, restaurants and
services. The site provides adequate bicycle parking and bicycle and pedestrian amenities. The proposed
Conditions of Approval require parking signage, assigning parking to tenants, and prohibit tenant
parking in neighboring commercial areas without a parking agreement. Thus, the project meets the
criteria required for a parking reduction.
City of South San Francisco Page 5
File Number. 20-872
Enactment Number. RES 180-2020
10. The Project is categorically exempt from CEQA pursuant to CEQA Guidelines § 15332: Class
32 and CEQA Guidelines § 15183. The Project qualifies for streamlining pursuant to CEQA
Guidelines § 15183.3, § 15183.5 (b) and Public Resources Code § 21159.28. In addition, an
environmental determination has been prepared for the Project in accordance with CEQA as the
City prepared an Environmental Consistency Analysis in accordance with the requirements of
CEQA Guidelines § 15168(c), which concluded that the Project would meet the criteria for use
of a program EIR for later activities because in accordance with the requirements of CEQA
Guidelines § 15162, the Project would not result in any new significant environmental effects or
a substantial increase in the severity of any previously identified effects beyond those disclosed
and analyzed in the South El Camino General Plan Amendment EIR certified by City Council
nor would any new mitigation be required.
Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco
Municipal Code because the Project has been designed as a high-density mixed-use and residential
project which will provide a pedestrian -friendly, transit -oriented environment with sustainability
elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan, as proposed for
amendment, because the proposed high-density residential development is consistent with the
policies and design direction provided in the South San Francisco General Plan for the El Camino
Real Mixed Use land use designation by developing new residential units within close proximity to
the BART Station, by activating the streetscapes on Huntington Avenue and Noor Avenue, and by
providing active uses.
3. The Project, including Design Review, is consistent with the applicable design guidelines adopted by
the City Council in that the proposed Project is consistent with the El Camino Real Mixed Use
Design Guidelines, as evaluated in the Zoning Ordinance Compliance analysis for the Project.
4. The Project is consistent with the Use Permit for the reasons stated in the section above.
5. The Project is consistent with the applicable design review criteria in South San Francisco Municipal
Code Section 20.480.006 ("Design Review Criteria") because the project has been evaluated by the
Design Review Board on December 19, 2018 and found to be consistent with each of the eight
design review criteria included in the Design Review Criteria" section of the Ordinance.
Transportation Demand Management Program
1. The project's proposed trip reduction measures are feasible and appropriate for the project,
considering the proposed use or mix of uses and the project's location proximate to the San Bruno
BART station and multiple SamTrans bus lines, and adjacency to retail and service uses that will
encourage alternative transportation modes and reduce single occupant vehicle use; and
City of South San Francisco Page 6
File Number. 20-872
Enactment Number. RES 180-2020
2. The proposed performance guarantees will ensure that the target alternative mode use established for
the project by Section 20.400 and the ECRMX Zoning District will be achieved and maintained.
Waiver and Modification Request from 20.090.006 (ECRMX Supplemental Regulations)
1. The Waiver and Modification request for a minor reduction (less than 10%) in the glazing area for
two of the relevant building facades is necessary due to the amount of building frontage and the mix
of ground floor uses contained in the north elevations of Buildings B and C.
2. The request for a minor reduction in glazing area for Buildings B and C will not cause a detriment to
the surrounding owners, occupants, or to the general public since the proposed building design
emphasizes transparency and openness to the street, including multiple building entrances and
openings, and double -height storefront windows. The project design will activate this area, and
significantly improve and enhance the pedestrian environment on the Huntington and Noor Street
Frontages.
3. The granting of a minor reduction in glazing area for Buildings B and C would not be detrimental to
the health and safety of the public or the occupants of the property or result in a change of land use
or density. The proposed reduction in glazing in a minor design element, and the project site design,
landscaping and building materials will significantly improve and activate the pedestrian
environment and provide an attractive, high quality residential development.
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South
San Francisco hereby makes the findings contained in this Resolution and approves the entitlements
request for 410 Noor Avenue (P18-0013, UP18-0006, DR18-0006, TDM18-0003, and WM20-0005)
subject to the attached Conditions of Approval.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its
passage and adoption.
At a meeting of the City Council on 12/1/2020, a motion was made by Councilmember Nagales, seconded by
Councilmember, that this Resolution be approved. The motion passed.
Yes: 5 Mayor Garbarino, Vice Mayor Addiego, Councilmember Nagales, Councilmember
Nicolas, and Councilmember Matsumoto
Attest by Z IL LC
QZ
sa Govea Acosta, City Clerk
City of South San Francisco Page 7
410 NOOR ENTITLEMENTS RESOLUTION:
EXHIBIT A: CONDITIONS OF APPROVAL
410 Noor – Draft Conditions of Approval
Page 1
DRAFT CONDITIONS OF APPROVAL
P18-0013: UP18-0006, DR18-0006, TDM18-0003, WM20-0005, GPA20-0001, ZA20-0001
410 Noor Avenue
As recommended by the Planning Commission on December 1, 2020
PLANNING DIVISION CONDITIONS OF APPROVAL
General Conditions
1.The applicant shall comply with the Planning Division’s standard Conditions and
Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects,
attached to this document.
2.The project shall be constructed and operated substantially as indicated on the plan set
prepared by BDE Architecture, dated October 10, 2020 and approved by the City Council
in association with P18-0013 as amended by these conditions of approval. The final plans
shall be subject to the review and approval of the City’s Chief Planner.
3.The construction drawings shall comply with the City Council approved plans, as amended
by the conditions of approval, including the plans prepared by BDE Architecture, dated
October 10, 2020.
4.Any modification to the approved plans shall be subject to SSFMC Section 20.450.012
(“Modification”), whereby the Chief Planner may approve minor changes. All exterior
design modifications, including any and all utilities, shall be presented to the Chief Planner
for a determination.
5.Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and approved
by the City Engineer and Chief Planner.
6.S ignage is not included in project entitlements. Prior to installation of any project
signage, the applicant shall submit an appropriate sign application per Chapter 20.360
of the Zoning Ordinance for review and approval.
7.Prior to issuance of building permits (excluding demolition permits), the applicant shall
execute and record an Affordable Housing Agreement consistent with SSFMC Chapter
20.380.
8.Applicant shall comply with all permitting requirements of South San Francisco
Scavenger, California Water Service (CalWater), California Public Utilities Commission
410 Noor – Draft Conditions of Approval
Page 2
(PUC) and others related to the project, and provide proof of permits and/or approval prior
to building permit issuance for these project elements.
9.A Lot Line Adjustment application shall be filed with the Engineering Division and
approved and recorded with San Mateo County prior to building permit issuance.
10.The applicant shall include real estate disclosures in leases disclosing the presence of an
airport within two miles of the property.
11.The applicant shall grant an avigation easement, recorded against the Property, to the City
and County of San Francisco, in the form and manner contemplated in Airport Land Use
Consistency Plan (“ALUCP “) Policy NP-3, and submit proof of the easement to the City
of South San Francisco prior to issuance of building permits. The easement shall reference the
override process and the requirements of the State Public Utilities Code Section 21678.
12.The applicant shall enter into a defense and indemnification agreement with the City prior
to issuance of building permits, ensuring that liability related to aircraft noise and/or liability
otherwise arising out of the City’s action overruling the ALUC’s Determination of
Inconsistency and any associated liability stemming from Public Utilities Code Section
21678 is assumed by the Project and the City is held harmless from any and all losses,
liability, claims, judgments, orders, decisions, suits, demands, actions, damages, causes of
action, or other proceedings, including any such liability stemming from any personal
injury, bodily injury, loss of life, or damage to property, or any violation of any
federal, state, or municipal law or ordinance.
CONSTRUCTION
13.The applicant is responsible for maintaining site security after purchase, prior to, and
throughout the construction process. This includes installation of appropriate fencing,
lighting, remote monitors, or on-site security personnel as needed.
14.The applicant is responsible for providing site signage during construction, which contains
contact information for questions regarding the construction.
15.During construction, the applicant shall provide parking for construction workers within
the project parking structures when the Chief Building Official and Fire Marshal provide
written approval.
DESIGN REVIEW / SITE PLANNING
16.Major equipment (either roof, building, or ground-mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens, and
landscape screening or shall be incorporated inside the exterior building wall. Equipment
enclosures and/or roof screens shall be painted to be compatible with the building. Prior
410 Noor – Draft Conditions of Approval
Page 3
to issuance of a building permit the applicant shall submit plans showing utility locations,
stand-pipes, equipment enclosures, landscape screens, and/or roof screens for review and
approval by the Chief Planner or designee.
17.Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
by the City’s Chief Planner. The plans shall include documentation of compliance with
SSFMC Section 20.300.007, Landscaping.
18.Prior to issuance of building or construction permits, the applicant shall submit final
landscaping and irrigation plans demonstrating compliance with the performance measures
of the State’s Model Water Efficiency Landscaping Ordinance (MWELO), for projects
with a new aggregate landscape of 2,500 sq. ft. or greater. Projects with a new aggregate
landscape of 2,500 SF or less may comply with the prescriptive measures contained in
Appendix D of the MWELO. The applicant shall submit a Certificate of Completion to the
City, upon completion of the installation of the landscaping and irrigation system.
19.The applicant shall contact the South San Francisco Scavenger Company to properly size
any required trash enclosures and work with staff to locate and design the trash enclosure
in accordance with the SSFMC Section 20.300.014, Trash and Refuse Collection Areas.
Applicant shall submit a will-serve letter from South San Francisco Scavenger to the Chief
Planner prior to the issuance of building permits.
20.Landscaped areas in the project area may contain trees defined as protected by the South
San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or
pruning of protected trees shall comply with the Tree Preservation Ordinance, and
applicant shall obtain a permit for any tree removals or alterations of protected trees, and
avoid tree roots during trenching for utilities.
21.The applicant shall install three-inch diameter, PVC conduit along the project frontage, in
the right -of-way, if any trenching is to take place, for the purpose of future fiber installation,
where feasible without impeding Applicants ability to install street trees, culverts or other
required installations in the right of way. Conduit shall have a pull rope or tape. A #8
stranded trace wire will be installed in the conduit or other trace wire system approved by
the City.
22.All landscaping installed within the public right -of-way shall be maintained by the property
owner in perpetuity.
23.Prior to receiving Certificate of Occupancy, the applicant shall install street furniture, trash
receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division
shall review and approve all street furniture, trash receptacles and bicycle rack options
during the Building Permit process.
410 Noor – Draft Conditions of Approval
Page 4
24.Demolition of any existing structures on site will require demolition permits.
25.Prior to proceeding with exterior construction, the applicant shall provide a mockup of
a section of exterior wall that shows the varied cladding materials and finishes, windows,
trim, and any other architectural features of the building to fully illustrate building
fenestration, subject to site inspection and approval by Planning Division staff.
26.After the building permits are approved, but before beginning construction, the
owner/applicant shall hold a preconstruction conference with City Planning, Building, and
Engineering staff and other interested parties. The developer shall arrange for the
attendance of the construction manager, contractor, and all relevant subcontractors.
27.The project construction drawings shall comply with the recommendations of the Noise
Assessment prepared by Charles M. Salter and Associates, dated February 25, 2020, to
ensure that Construction and design features to meet acoustic performance standards to
reduce interior noise to 45 dB are implemented. Recommendations are as follows:
•Windows and exterior doors must have the STC ratings shown in Figures 2, 3, 4,
and 5 of the Salter Noise Study
•The recommended STC ratings are for full window assemblies (glass and frame)
rather just the glass itself. Tested sound-rated assemblies should be used. For
reference, typical construction-grade windows generally achieve STC 28. Where
STC ratings are above 32, at least one pane of glass should be laminated.
•Where windows need to be closed to achieve an indoor CNEL of 45 dB, the project
should include an alternative method of supplying fresh air (e.g., mechanical
ventilation)
•Each specific component of the exterior wall system in conjunction with interior
gypsum board construction should be reviewed and analyzed in detail to verify the
total system performance and determine any necessary upgrades. The applicant
shall submit verification of this analysis as part of the building permit submittal.
28.The project shall be constructed in compliance with the requirements of SSFMC Section
20.300.010 (E)(5), Residential Interior Noise Level Reduction.
TRANSPORTATION AND PARKING
29.The applicant shall comply with the programmatic measures of the Transportation Demand
Management Plan prepared by Hexagon Transportation Consultants, dated September 27,
2018. The applicant shall submit annual TDM reports as required by the TDM plan, to
demonstrate compliance and pay the annual monitoring fee, as required by SSFMC
20.400.009 and set in the City’s Master Fee Schedule (currently set at $1,725). If it is
determined that the TDM measures are not achieving the project’s goal of a 28% trip
reduction, the applicant shall introduce additional measures as necessary.
410 Noor – Draft Conditions of Approval
Page 5
30.All residential parking spaces shall be assigned to units, to minimize conflict within the
parking area.
31.All tandem parking spaces shall be assigned to the same unit.
32.Residential parking areas within the buildings shall be secure, with access provided via key
card or fob.
33.Provide clear signage on site for residential, commercial, and visitor parking areas to help
direct vehicle traffic. This may be submitted as part of a Master Signage Program for the
entire project or for individual buildings and associated amenities.
34.Per SSFMC Section 20.280.006 (G) (Unbundling Parking from Residential Uses), up to
50% of the required parking spaces may be unbundled and rented separately from the
residential units, and up to 100% of parking may be unbundled with the approval of a
Parking Management and Monitoring Plan as approved by the Planning commission.
35.Project residents shall not be permitted to park within surrounding commercial parking
lots, unless the applicant enters into an agreement for shared parking with the surrounding
property owners / managers.
36.The residential parking areas shall be secure, accessible via key card or fob.
37.All parking areas are to be maintained free and clear of litter and storage and shall
remain clear for parking at all times. No storage of materials or personal items is
permitted in parking areas.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
38.The project shall comply with the applicable mitigation measures for the South El Camino
General Plan Amendment EIR, certified in 2010 and attached to the CEQA Resolution as
Exhibit B (Summary of Mitigation, General Plan Policies, and Standard Condition
Requirements) and incorporated herein.
39.The applicant shall comply with and incorporate all mitigation measures outlined in the
410 Noor Environmental Consistency Analysis and its supplemental studies and
analyses.
CLIMATE ACTION PLAN (CAP)
40.For the Residential component of the proposed project: Prior to issuance of any building
or construction permits, the developer shall revise the development plans to include the
following Climate Action Plan requirements, subject to review and approval by the
Chief Planner or designee:
a)Install conduit to accommodate wiring for solar.
b)Use of high-albedo surfaces and technologies as appropriate, as identified in the
410 Noor – Draft Conditions of Approval
Page 6
voluntary CALGreen standards.
c)Implement the Water Efficient Landscape Ordinance.
IMPACT / DEVELOPMENT FEES
41.CHILDCARE FEE – RESIDENTIAL USES: Prior to issuance of certificate of
occupancy for residential uses, the applicant shall pay any applicable childcare fees in
accordance with South San Francisco Municipal Code Chapter 20.310. This fee is
subject to annual adjustment. Based on the plans reviewed and approved by the Planning
Commission and City Council the childcare impact fee estimate for the residential use is:
$1,851/unit x 338 units = $625,638
42.CHILDCARE FEE – NON-RESIDENTIAL USES: Prior to issuance of a building permit
for non-residential uses, the applicant shall pay any applicable childcare fees in accordance
with South San Francisco Municipal Code Chapter 20.310. This fee is subject to annual
adjustment, and presently is assessed at $0.68 per gross square foot of commercial and
retail uses. Based on the plans reviewed and approved by the Planning Commission and
City Council, the childcare impact fee estimate for the non-residential uses is:
Commercial: $0.68/SF x 955* = $649.40
*Final square footage of commercial space, and therefore calculation of associated fee, to
be determined at time of building permit issuance.
43.PARK FEES - RESIDENTIAL: Prior to issuance of certificate of occupancy for residential
uses, the applicant shall pay the Parkland Acquisition Fee and Parkland Construction Fee
in accordance with South San Francisco Municipal Code Chapter 8.67. This fee is subject
to annual adjustment. Based on the plans reviewed and approved by the Planning
Commission and City Council, the park fee estimate for the residential use is:
Acquisition Fee:
338 units X $1,535 (50 or more units fee) = $518,830
Construction Fee:
338 units X $13,491 (50 or more units fee) = $4,559,958
Sub Total = $518,830 Acquisition + $4,559,958 Construction = $5,078,788
+ $700 Administrative Fee = $5,079,488
44.PARK FEES - NON-RESIDENTIAL: : Prior to issuance of certificate of occupancy for
non-residential uses, the applicant shall pay the Parkland Acquisition Fee and Parkland
Construction Fee in accordance with South San Francisco Municipal Code Chapter 8.67.
This fee is subject to annual adjustment. Based on the plans reviewed and approved by the
410 Noor – Draft Conditions of Approval
Page 7
Planning Commission and City Council, the park fee estimate for the non-residential use
is:
Acquisition Fee:
Parkland Acquisition Fee for Non-Residential Development:
955 square feet / 1,000 square feet X $0 (Commercial/Retail fee with 100% discount rate)
= $0
Parkland Construction Fee for Non-Residential Development:
955 square feet* / 1,000 square feet X $1,257 (Commercial/Retail fee) = $1,200.44 Sub
Total = $0 Acquisition + $1,200.44 = $1,200.44
+ $700 Administrative Fee = $1,900.44
*Final square footage of commercial space, and therefore calculation of associated fee, to
be determined at time of building permit issuance.
45.Upon the date of final inspection or issuance of the certificate of occupancy for the
development, whichever is earlier, the applicant shall pay applicable bicycle and pedestrian
impact fees in accordance with South San Francisco Municipal Code Chapter 8.68, based
on the formulas in Table 8.68.060(a) Bicycle and Pedestrian Improvements Formula.
Based on the plans reviewed and approved by the Planning Commission and City Council,
the bicycle and pedestrian impact fee estimate for the project is:
Residential: $127/unit x 338 units = $42,926
Commercial: $0.36/SF x 955* = $343.80
Total = $42,946 + $343.80 = $42,989.80
*Final square footage of commercial space, and therefore calculation of associated fee, to
be determined at time of building permit issuance
46.The Sewer Capacity Charge shall be imposed and paid prior to issuance of a building
permit for the residential portion of the project. For the commercial portion of the project,
the Sewer Capacity Charge shall be imposed and paid prior to issuance of a building
permit, except that the Water Quality Control Plant Superintendent, or designee, may
allow for payment at a later date, provided that in no case shall a final certificate of
occupancy be issued prior to payment of the applicable Sewer Capacity Charge. Based on
the plans reviewed and approved by the Planning Commission and City Council, the
Sewer Capacity Charge estimate is:
Total New Capacity Fees: $1,141,727.16
Total Credits: $261,956.19
410 Noor – Draft Conditions of Approval
Page 8
Total = $1,141,727.16 - $261,956.19 = $879,770.97
47. This new residential construction will be assessed a Public Safety Impact Fee. The amounts
are $168.9 per unit for the Police Department and $394.10 per unit for the Fire Department.
The new commercial/retail will be assessed 0.13 per square foot for the Police Department
and 0.31 per square foot for the Fire department.
$57,082 ($168.9/unit x 338 units) for Police Department + $133,205.8 ($394.10/unit x
338 units) = $190,287.80 subtotal residential estimate
$124.15 ($0.13/SF x 955 SF) for Police Department + $296.05 ($0.31/SF x 955 SF) for
Fire Department = $420.20 subtotal commercial estimate
Total = $190,287.80 + $420.20 = $190,708
Planning Division contact: Adena Friedman, (650) 877-8535, [email protected]
410 Noor – Draft Conditions of Approval
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ENGINEERING DIVISION CONDITIONS OF APPROVAL
The Conditions for Approval are general conditions that apply to your proposed project and are
based on the set of plans by BDE Architecture dated March 15, 2018 for above permit number;
including supplemental documents. All improvements stated below are at no cost to the City. All
applicable City of South San Francisco engineering permits, including associated fees and deposits,
are to be paid by the Applicant.
For standard development conditions, go to:
http://www.ssf.net/home/showdocument?id=2362
ENGINEERING DIVISION
Below are the special conditions that may apply to the subject permit, which may overlap with any
standard development conditions – these conditions are subject to change.
Permits
1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the
following permit reviews and processing:
a. Building Permit plan check and civil review. Provide cost of on-site
improvements for deposit amount calculation.
b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for
deposit amount calculation.
c. Public Improvement plan check and permit processing. Provide cost of ROW
improvements for deposit amount calculation.
2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or
more of soil is exported and/or imported. The Applicant shall pay all permit and
inspection fees, as well as any deposits and/or bonds required to obtain said permits. The
Grading Permit requires several documents to be submitted for the City’s review and
approval. The Grading Permit Application, Checklist and Requirements may be found on
the City website at http://www.ssf.net/departments/public-works/engineering-division.
3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per
Engineering requirements; should hauling of earth occur prior to grading. Otherwise,
hauling conditions would be included with the grading permit. Hauling Permit may be
found on the City website at: http://www.ssf.net/departments/public-works/engineering-
divisio n.
4. The Applicant shall obtain a Demolition Permit to demolish the existing buildings. The
demolition permit shall be obtained from the Building Division and the Applicant shall
pay all fees and deposits for the permit. The Applicant shall provide letters from all
410 Noor – Draft Conditions of Approval
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public utilities stating all said utilities have been properly disconnected from the existing
bu ild ings.
5. The Applicant shall submit a copy of their General Construction Activity Storm Water
Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where
required by State or Federal regulations, to the Engineering Division for our information.
These documents shall be submitted prior to receiving a grading or building permit for
the subject project.
6. A Public Improvement Permit is required for any work proposed within the public right -
of-way. The Applicant shall pay all permit, plan check, and inspection fees, as well as,
any deposits and/or bonds required to obtain said permits. Applicant shall submit
separate ROW improvement plans. An engineer’s cost estimate for only the scope of
work within the ROW is required to determine the bond.
Plan Submittal
7. Along with the building permit submittals, the Applicant shall submit detailed plans printed
to PDF and combined into a single electronic file, with each being stamped and digitally
signed by a Professional Engineer registered in the State of California. Incorporated within
the construction plans shall be applicable joint trench intent plans, stamped and signed
and prepared by a licensed engineer. Franchise utility installation plans signed, stamped and
prepared by the respective utility authority shall be submitted before City issuance of the
related utility permits. Plans shall include the following sheets:
Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan,
Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Details, Erosion Control
Plan, and Landscape Plans, (grading, storm drain, and erosion control plans are for
reference only and shall not be reviewed during this submittal).
8. Prior to building permit issuance, the Applicant shall obtain a grading permit with the
Engineering Division and shall submit an application, all documentation, fees, deposits,
bonds and all necessary paperwork needed for the grading permit. The Applicant shall
submit a grading plan that clearly states the amount of cut and fill required to grade the
project. The Grading Plans shall include the following plans:
Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater
Control Plan, and Erosion Control Plan.
9. Prior to building permit issuance, the Applicant shall obtain a Public Improvement Permit
for all proposed work within the City ROW and shall submit an application, all
documentation, fees, deposits, bonds and all necessary paperwork needed for the Public
Improvement Permit. The Public Improvement Plans shall include only the scope of work
within the City ROW (with reference to the on-site plans) consisting of the following
p lans:
Civil Plans, Landscape Plans, and Joint Trench Plans.
410 Noor – Draft Conditions of Approval
Page 12
10. All improvements shall be designed by a registered civil engineer and approved by the
Engineering Division.
Mapping
11. Prior to Building Permit issuance, all applicable mapping shall be completed and
recorded with the San Mateo County Clerk Recorder’s Office.
12. Applicant shall submit all documents required for review of any mapping application.
13. Prior to Building Permit issuance, the Applicant shall file and complete a Voluntary Lot
Merger or Lot Line Adjustment. Applicant shall pay all fees and deposits as required
by the selected option.
14. If the project proposes a Subdivision Map for Condominium Purposes, the Applicant
shall execute all agreements related to the Public Improvement Permit prior to recording
the Subdivision Map and prior to Building Permit issuance.
Right-of-Way
15. The Applicant has submitted a Traffic Impact Study. The Applicant shall install
the required traffic measures identified by the Traffic Impact Study.
16. The Applicant shall install parallel parking, landscape bulb-outs, and a bike lane along
the entire length of the project’s Hunting Avenue frontage. The landscape bulb-outs shall
be approved by Parks & Recreation and Water Quality Control Plant staff for green
infrastructure related scope. The bike lane design shall be approved by the City during
the public improvement review process and shall be consistent with any City bicycle
design guidelines published prior to that review. The parking stalls shall be 8-feet wide.
17. The Applicant shall extend the northwest corner of the Huntington Avenue and Noor
Avenue intersection (corner adjacent to the Project site) with a bulbout. The bulbout shall
extended into both the Huntington Avenue and Noor Avenue roads by 8-feet. The
extension may be reduced with approval of the City Engineer during the permit review.
18. Prior to building permit issuance and prior to any work within the City Right -of-Way, the
Applicant shall obtain a Public Improvement Permit from the Engineering Division. All
new public improvements required to accommodate the development shall be installed at
no cost to the City and shall be approved by the City Engineer and constructed to City
Standards. All new public improvements shall be completed prior to Final Occupancy of
the project or prior to any Temporary Occupancy as approved by the City Engineer.
19. Prior to Public Improvement Permit issuance, the Applicant shall enter into an
Encroachment and Maintenance Agreement with the City. The Encroachment and
Maintenance Agreement shall require the Applicant to maintain any street furniture that
serves the property and all landscape within the project frontage at no cost to the City.
The Encroachment and Maintenance Agreement shall be approved by the City prior to
execution, it shall be recorded with the San Mateo County Recorder and may be
410 Noor – Draft Conditions of Approval
Page 13
transferred to future property owners.
20.Prior to Building Permit issuance, the Applicant shall submit a video survey of the
adjacent streets (perimeter of proposed property location) to determine the pre-
construction condition of the streets at no cost to the City. The Applicant will be
responsible to ensure that the condition of the streets and striping is in at least existing
condition or better after construction is completed.
21.Applicant shall reconstruct curb, gutter, sidewalks, curb ramps, driveways, and street
lights along the entire street frontages of the subject property. Sidewalks shall be 6-8’ feet
in width for the entire street frontage, and street trees shall be installed at the face of curb.
Unless separated by a planting strip, all sidewalks shall be monolithic to the curb and
gutter.
22.Applicant shall ensure that the pavement markings are restored and upgraded to meet
current City standards.
23.Existing driveway approaches or portions of approaches along the property frontage that
will not serve the new development or do not serve any other access shall be removed
and replaced with new curb, gutter, and sidewalk. Where new work is required,
monolithic curbs, gutter, curb ramps, commercial driveway approaches and 6’ wide
(minimum) sidewalks are to be constructed to current City standards and to the
satisfaction of the City Engineer.
24.The Applicant shall clean, repair or reconstruct, at their expense, as required to conform
to City Standards, all public improvements including driveways, curbs, gutters, sidewalks
and street pavements along the street frontages of the subdivision to the satisfaction of the
City Engineer, upon completion of the construction and landscape work at the site.
Damage to adjacent property caused by the Applicant, or their contractors or
subcontractors, shall be repaired to the satisfaction of the affected property owner and the
City Engineer, at no cost to the City or to the property owner.
25.Applicant shall ensure the proposed trees and planting locations do not interfere with
underground utilities or the joint trench. The Applicant will be required to install root
barrier measures to prevent the sidewalk from uplift at no cost to the City.
26.Prior to Public Improvement Permit issuance, the Applicant shall provide an engineer’s
estimate for all work performed with in the public right -of-way and submit a bond equal
to 110% of the estimate.
27.Prior to Public Improvement Permit issuance, the Applicant shall submit Traffic and
Pedestrian Control Plans for proposed work in Noor Avenue and Huntington Avenue
and/or any area of work that will obstruct the existing pedestrian walkways.
Stormwater
28.The development shall reduce peak runoff by 15% based on a 25-year design storm.
Initial time of concentration shall be 10 minutes. Precipitation shall be based on NOAA
410 Noor – Draft Conditions of Approval
Page 14
data for the site. The Applicant shall submit a technical memorandum demonstrating and
providing calculations for the reduction.
29. On-site storm drainage facilities shall be designed to accommodate runoff from a 10-year
design storm. Initial time of concentration shall be 10 minutes. Precipitation shall be
based on NOAA data for the site. On-site storm drain pipes shall be designed for open
channel flow conditions and not be surcharged.
30. Drainage runoff shall not be allowed to flow across lot lines or across subdivision
boundaries onto adjacent private property without an appropriate recorded easement
being provided for this purpose.
31. Existing on-site drains that are not adequately sized to accommodate run-off from the
fully developed property and upstream drainage basin shall be improved as required by
the Applicant’s civil engineering consultant’s plans and specifications as approved by the
City Engineer. These on-site improvement shall be installed at no cost to the City.
32. The on-site storm drainage system shall not be dedicated to the City for ownership or
maintenance. The storm drainage system and any storm water pollutions control devices
within the subdivision shall be owned, repaired, and maintained by the property owner or
Homeowner’s Association.
Sanitary Sewer
33. The Applicant has submitted a sewer capacity study which includes an analysis of the sewer
mains adjacent to the site, and shows that the sewer system has adequate capacity to serve the
site, i.e. sewer mains will not flow at more than 2/3 full at peak wet weather flow. If there are
any substantial changes to the proposed project or existing sewer mains which would affect the
sewer flow rates in the sewer mains, the Applicant shall submit an updated capacity study to
confirm the sanitary sewer mains will not flow at more than 2/3 full at peak wet weather flow.
34. The Applicant shall abandon the existing Sanitary Sewer Lateral serving the properties
to City Standards.
35. The Applicant shall install the new sewer laterals to City Standards including a cleanout
in the sidewalk and a new wye connection or tap-tight connection at the main. Lateral
sizes of 8-inch or larger require a manhole connection at the City sewer main.
36. The on-site sanitary sewer system shall not be dedicated to the City for maintenance. The
sanitary sewer facilities within the development shall be repaired and maintained by the
property owner.
Utilities
37. All electrical and communication lines serving the property, shall be underground within
the property being developed and to the nearest overhead facility or underground utility
vault. Pull boxes, junction structures, vaults, valves, and similar devices shall not be
installed within the pedestrian walkway areas.
410 Noor – Draft Conditions of Approval
Page 15
38. The Applicant shall install a 3-inch conduit with pull boxes and a pull rope on Noor
Avenue and Huntington Avenue project frontages for future fiber optics. The conduits
shall be dedicated to the City.
39. The Applicant shall coordinate with the California Water Service/Westborough Water for
all water-related issues. All water mains and services shall be installed to the standards
of the California Water Service or the Westborough Water District, as appropriate.
40. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal.
Installation shall be in accordance with City Standards as administered by the Fire
Marshall.
41. New City Standard CREE XPS Type 3 91 Watt street lights or other approved by the City
Engineer shall be installed on the Noor Avenue and Huntington Avenue project frontages.
Street lights shall be connected to the P.G. & E. system with two (2) inch rigid conduit,
pull boxes and stranded #8 THW or TW wire and activated per P.G.& E’s LS-2A rate
schedu le.
If you have any questions regarding the above comments, please contact Maurice Kaufman
(mauric [email protected]) for plan conditions via email or telephone (650-754-6353).
410 Noor – Draft Conditions of Approval
Page 16
WATER QUALITY CONDITIONS OF APPROVAL
APPROVED WITH CONDITIONS - the following items must be included in the plans or are
requirements of the Stormwater and/or Pretreatment programs and must be completed prior to
the issuance of a building permit:
1. Storm drains must be protected during construction. Discharge of any
demolition/construction debris or water to the storm drain system is prohibited.
2.Do not use gravel bags for erosion control in the street. Drains in street must have inlet and
throat protection of a material that is not susceptible to breakage from vehicular traffic.
3.Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge
to landscaping first.
4.Fire sprinkler test drainage must be plumbed to sanitary sewer.
5.Trash enclosure shall be covered, contained and the floor shall slope to a central drain that is
connected to the sanitary sewer.
6.Install a condensate drain line connected to the sanitary sewer for rooftop equipment.
7.Any food service and/or preparation establishments must install a grease removal device.
The grease removal device must be connected to all wash sinks, mop sinks, and floor sinks
and must be upstream of the domestic waste stream. Sizing of the grease removal device
must be in accordance with the uniform plumbing code. The minimum size shall be no less
than 750 gallons.
8. A water meter for each individual commercial unit shall be installed.
9.Submit facility square footage on plans. Applicant may be required to pay a sewer capacity
fee (connection fee) at a later time based on anticipated flow, BOD and TSS calculations if
positive net difference and/or discharge type results from previous site use. (Fee estimate
included in Planning Conditions of Approval).
10. Site may be subject to C.3 requirements of the Municipal Regional Stormwater
Permit (if so, the following items will apply):
11.Sign and have engineer wet stamp forms for Low Impact Development.
12.Completed attached forms for Low Impact Development.
Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional
engineer. Calculations must be submitted with this package.
Use attached forms for completing documents, as old forms are no longer sufficient
A completed copy must also be emailed to andrew.wemmer @ssf.net
13.Complete attached Operation and Maintenance (O&M) agreements.
Use attached forms for completing documents, as old forms are no longer sufficient
A finished copy must also be emailed to [email protected]
410 Noor – Draft Conditions of Approval
Page 17
Do not sign agreement, as the city will need to review prior to signature, prepare
packet and submit with an address to send for signature.
14.Submit flow calculations and related math for LID.
15.The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
16.Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a.Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In
areas that provide detention of water, plants that are tolerant of saturated soil
conditions and prolonged exposure to water shall be specified.
b.Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
c.Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d.Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e.Integrated pest management (IPM) principles and techniques shall be encouraged
as part of the landscaping design to the maximum extent practicable. Examples of
IPM principles and techniques include:
i.Select plants that are well adapted to soil conditions at the site.
ii.Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
iii.Provide irrigation appropriate to the water requirements of the selected
plants.
iv.Select pest -resistant and disease-resistant plants.
v.Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
vi.Use “insectary” plants in the landscaping to attract and keep beneficial
insects.
17.No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is
allowed.
18. A SWPPP must be submitted. Drawings must note that erosion control shall be in effect all
year long.
410 Noor – Draft Conditions of Approval
Page 18
19. A copy of the state approved NOI must be submitted.
Water Quality Control contact: Andrew Wemmer, (650) 829-3840 or [email protected]
410 Noor – Draft Conditions of Approval
Page 19
FIRE DEPARTMENT CONDITIONS OF APPROVAL
1. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan
check and permit for overhead and underground.
2. Fire sprinkler system shall be central station monitored per California Fire Code section
1003.3.
3. Install Fire alarm system per NFPA 72/SSFFD requirements under separate fire plan
check.
4. Install underground piping for water based fire protection systems per NFPA 24 and
SSFFD requirements under separate fire plan check and permit.
Provide a portable fire extinguisher with a rating of not less than 2-A within 75 foot travel
distance to all portions of the building on each floor.
5. All buildings shall provide premise identification in accordance with SSF municipal code
section 15.24.100.
6. Provide Knox key box for buildings with access keys to entry doors, electrical/mechanical
rooms, elevators, and others to be determined.
7. Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan
check and permit.
8. Install exterior listed horn/strobe alarm device, not a bell.
9. Elevator if provided shall not contain shunt -trips.
10. At least one elevator shall be sized for a gurney the minimum size shall be in accordance
with the CFC.
11. All Non-parking space curbs to be painted red to local Fire Code Specifications
12. Access road shall have all weather driving capabilities and support the imposed load of
75,000 pounds.
13. Provide fire flow in accordance with California Fire Code Appendix BB.
14. Provide fire hydrants with an average spacing of 200 feet between hydrants.
15. Provide location of new and existing fire hydrants.
16. This new residential construction will be assessed a recently adopted Public Safety Impact
Fee. The amounts for high density are $168.90 per unit for the Police Department and
$394.10 per unit for the Fire Department. (Fee estimates included in the Planning Division
conditions of approval.)
17. Provide an independent study or proof that the Emergency Radio Responder coverage in
the building is adequate or install a system that will give emergency responders the
adequate level of radio coverage inside the building.
410 Noor – Draft Conditions of Approval
Page 20
18. Provide additional pedestrian connection for the West side of building B.
19. All utility shutoffs shall be on the exterior of the building.
Fire Department Contact: Craig Lustenberger, Fire Department, at (650) 829-6645.
[email protected]
410 Noor – Draft Conditions of Approval
Page 21
POLICE DEPARTMENT CONDITIONS OF APPROVAL
All construction must conform to South San Francisco Municipal Code Chapter 15.48.050
Minimum security standards for multiple -family dwellings, (Ord. 1477 § 1A, 2013; Ord. 1166
§1, 1995)
15.48.085 Additional Security Measures May Be Required
1.Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the
following conditions will also be required:
2.The applicant shall install and maintain a system allowing first responders to enter into the
building(s) by means of a code to be entered into a keypad or similar input device. A
permanent code shall be issued to the Police Department. Physical keys or electronic access
cards will not satisfy this requirement. Please note this is separate from the Fire
Department’s “Knoxbox” requirement.
3.Each building shall have two entrances accessible to first responders with the above
mentioned code system. Both entrances cannot be on the same side of the building,
providing first responders a tactical choice as to which entrance to use.
4.Any exterior double door entrances shall only have one exterior and one interior handle,
which should be on the right door (from a person’s perspective looking at the door). This
is to prevent the malicious locking/chaining of the doors from the outside/inside. This
requirement shall also apply to interior double doors to shared common areas. The interior
opening mechanism for the aforementioned doors shall be of a design that prevents the
same malicious locking/chaining.
5.The la nding at the lowest level of service staircases, such as those in the garage area or fire
escapes, shall have some mechanism, such as fencing, to prevent access and prevent people
from loitering or concealing themselves in that area.
6.All exterior doorways shall be illuminated during darkness by a white light source that has
full cut-off and is of pedestrian scale.
410 Noor – Draft Conditions of Approval
Page 22
7. All interior common and service areas, such as the garage, bicycle storage area, fire
escapes, etc, shall be illuminated at all times with a white light source that is controlled by
a tamperproof switch or a switch located in an inaccessible location to passers-by.
8. Any exterior bicycle racks installed shall be of an inverted “U” design, or other design that
allows two different locking points on each bicycle.
9. Any public facing exterior park benches shall have a handrail or other device near its center
point to prevent persons from laying/sleeping on them.
10. The mature height of all shrubbery shall be no higher than two feet, if so, it shall be
maintained at a maximum height of two feet, and tree canopies shall be no lower than six
feet above grade.
11. The applicant shall install and maintain a camera surveillance system that conforms to the
technical specifications of South San Francisco Municipal Code Chapter 8.66.050
Minimum technological standards, (Ord. 1515, 2016). The minimum resolution for the
camera surveillance system shall be 1920x1080p. The video surveillance cameras will be
used as a crime deterrent and assist with the identification and apprehension of criminals
if a crime is committed on the property. Enough cameras shall be installed to provide
adequate coverage for the intended space. Cameras shall be placed minimally in the
following locations:
• All exteriors entrances/exits
• Garage area
• Bicycle storage area
• Main lobby of buildings
• Lobby of sales/leasing office
• Loading docks
12. Any leasing of sales offices within the building shall be alarmed with a central station
monitored silent intruder alarm system.
The Police Department requires acknowledgement of these comments to include specific
locations in the plans where the applicable change requests have been made.
The Police Department reserves the right to review and comment upon the submission of
revised and updated plans
Police Department Contact: Sgt. Mike Rudis, (650) 829-7260. [email protected]
410 Noor – Draft Conditions of Approval
Page 23
BUILDING DIVISION CONDITIONS OF APPROVAL
1. Per CBC 1030 Emergency escape and rescue openings are required in sleeping rooms of
Group R occupancies. Such openings shall open directly into the public way or to a yard
or court that opens to a public way. At building B the emergency escape and rescue
openings opening into court does not meet the requirement of CBC 1030.
Building Division Contact: Phil Perry, (650) 829-6670 or [email protected]
410 Noor – Draft Conditions of Approval
Page 24
STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL,
INDUSTRIAL, MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS
Entitlement and Permit Status
1. Unless the use has commenced or related building permits have been issued within
two (2) years of the date this permit is granted, this permit will automatically
expire on that date. A one-year permit extension may be granted in accordance
with provisions of the SSFMC Chapter 20.450 (Common Procedures).
2. The permit shall not be effective for any purpose until the property owner or a
duly authorized representative files an affidavit, prior to the issuance of a building
permit, stating that the property owner is aware of, and accepts, all of the
conditions of the permit.
3. The permit shall be subject to revocation if the project is not operated in compliance
with the conditions of approval.
4. Minor changes or deviations from the conditions of approval of the permit may be
approved by the Chief Planner and major changes require approval of the Planning
Commission, or final approval body of the City, per SSFMC Chapter 20.450
(Common Procedures).
5. Neither the granting of this permit nor any conditions attached thereto shall
authorize, require or permit anything contrary to, or in conflict with any ordinances
specifically named therein.
6. Prior to construction, all required building permits shall be obtained from the
City’s Building Division.
7. All conditions of the permit shall be completely fulfilled to the satisfaction of the
affected City Departments and Planning and Building Divisions prior to occupancy of
any building. Any request for temporary power for testing equipment will be issued
only upon substantial completion of the development.
Lighting, Signs, and Trash Areas
8. All exterior lights shall be installed in such a manner that is consistent with SSFMC
Chapter 20.300 (Lot and Development Standards), and there shall be no illumination
on adjacent properties or streets which might be considered either objectionable by
adjacent property owners or hazardous to motorists.
9. No additional signs, flags, pennants or banners shall be installed or erected on the
site without prior approval, as required by SSFMC Chapter 20.360 (Signs).
10. Adequate trash areas shall be provided as required by SSFMC 20.300 (Lot
and Development Standards).
11. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This
must be shown on the plans prior to issuance of a permit. If being installed in a food
410 Noor – Draft Conditions of Approval
Page 25
service facility the drain must be connected to a grease interceptor prior to the
connection to the sanitary sewer.
Landscaping, Construction, & Utilities
12. The construction and permitted use on the property shall be so conducted as to reduce
to a minimum any noise vibration or dust resulting from the operation.
13. A plan showing the location of all storm drains and sanitary sewers must be submitted.
14. All sewerage and waste disposal shall be only by means of an approved sanitary
system.
15. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer.
16. All existing utility lines, underground cable conduits and structures which are not
proposed to be removed shall be shown on the improvement plans and their
disposition noted.
17. All landscape areas shall be watered via an automatic irrigation system which shall
be maintained in fully operable condition at all times, and which complies with
SSFMC Chapter 20.300 (Lot and Development Standards).
18. All planting areas shall be maintained by a qualified professional; the landscape shall
be kept on a regular fertilization and maintenance program and shall be maintained
weed free.
19. Plant materials shall be selectively pruned by a qualified arborist; no topping or
excessive cutting -back shall be permitted. Tree pruning shall allow the natural
branching structure to develop.
20. Plant materials shall be replaced when necessary with the same species
originally specified unless otherwise approved by the Chief Planner.
Parking Areas, Screening, & Drainage
21. All ducting for air conditioning, heating, blower systems, accessory mechanisms and
all other forms of mechanical or electrical equipment which are placed on or adjacent
to the building shall be screened from public view, in accordance with SSFMC Chapter
20.300 (Lot and Development Standards).
22. All parking spaces, driveways, maneuvering aisles, turn-around areas and
landscaping areas shall be kept free of debris, litter and weeds at all times. Site,
structures, paving, landscaping, light standards, pavement markings and all other
facilities shall be permanently maintained.
23. All parking spaces, driveways, maneuvering aisles, and turn-around areas must drain
and be plumbed to the sanitary sewer.
24. The onsite stormwater catch basins are to be stenciled with the approved San
Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay).
410 Noor – Draft Conditions of Approval
Page 26
Public Safety
25. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal
Code, “Minimum Building Security Standards” Ordinance revised May 1995. The
Police Department reserves the right to make additional security and safety
conditions, if necessary, upon receipt of detailed/revised building plans.
26. The applicant shall comply with the provisions of Chapter 15.24 of the Municipal
Code, “Fire Code” Ordinance. The Fire Department reserves the right to make
additional safety conditions, if necessary, upon receipt of detailed/revised building
p lans.
27. All fire sprinkler test and/or drain lines shall be connected to the sanitary sewer.
Revised March 2013
3578268.1
466 STALLS
1GENERAL INFORMATION
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
THE SITE INCLUDES TWO PARCELS, ONE OF WHICH HOUSES THE VACANT CENTURY THEATRE,
WHILE THE OTHER IS USED AS AN ON-GRADE PARKING LOT. THE PROPOSED USE IS A 338 UNIT
MULTI-FAMILY PROJECT WITH 467 PARKING STALLS IN PARTIALLY BELOW GRADE GARAGES.
THE PROJECT WILL CONSIST OF 3 BUILDINGS:
BLDG A: 4 STORY/ 49'-8" HEIGHT (TYPE VA O/ IA BASEMENT)
BLDG B: 5 STORY/ 59'-10" HEIGHT (TYPE IIIA O/ IA BASEMENT)
BLDG C: 3 STORY/ 38'-6" HEIGHT (TYPE VA O/ IA BASEMENT)
LOT AREA:206,474 S.F. (4.74 ACRE)
EXISTING LOT COVEREAGE:47,513 S.F.
PROPOSED LOT COVEREAGE:90,775 SF (TYPICAL FLOOR)
REQUIRED PARKING:1 PER STUDIO, 1.5 PER 1 BED, 1.8 PER 2 BED,
.25 PER DU FOR GUEST (677 STALLS)
RESIDENTIAL DENSITY:71.3 DU/ACRE
P R O JE C T D ES C RIPTIO NVICINITY M A P
PE R SP E C TIVE R E N D E RIN G
TRUE
NORTH
PROJECT
NORTH
LANDSCAPING ON SITE:65,128 SF (31.54%)
FAR:2.50 ALLOWED (3.5 FOR MIXED-USE W/ INCENTIVE PROGRAM)
2.64 PROVIDED
PROPOSED PARKING:
410 NOOR ENTITLEMENTS RESOLUTION:
EXHIBIT B PLAN SET
410 NOOR AVENUE - ENTIRE SITEUNIT AND AREA SUMMARY: Unit Measured Centerline Corridor, Demising and ExteriorDate 05/15/2019CONSTRUCTION TYPE:IIIA OR VA OVER IAFLOORS:3-5 WOOD OVER 1-2 CONCRETE Unit Rentable*Unit Rentable AreaUNIT TYPE SF B2 B1 1ST 2ND 3RD 4TH 5TH Total by TypeSTUDIOA1.0 STUDIO 587 6 3 3 2 6 20 11,740 A1.1 589 0 4 4 4 0 12 7,068 32 9.5% 1 BEDROOM B1.0 1 BED/ 1BATH 792 21 12 13 10 16 72 57,024B1.1 1 BED/1 BATH 810 0 8 8 8 0 24 19,440 B2.0 1 BED/1 BATH 784 8 8 8 8 4 36 28,224 B3.0 1 BED/1 BATH 872 8 8 8 8 4 36 31,392 B6.0 1 BED/1 BATH 735 0 1 1 0 0 2 1,470 B7.0 1 BED/1 BATH 722 0 1 1 1 0 3 2,166 B8.0 1 BED+DEN/1 BATH 881 0 1 1 1 0 3 2,643176 52.1%2 BEDROOM C1.0 2 BED/2 BATH 1,133 15 6 6 8 8 43 48,719C1.1 2 BED/2 BATH 1,151 0 5 5 3 1 14 16,114C1.2 2 BED/2 BATH 1,169 0 9 10 2 2 23 26,887C2.0 2 BED/2 BATH 1,102 2 1 1 0 1 5 5,510 C2.1 2 BED/2 BATH 1,103 1 2 2 0 0 5 5,515C2.1A 2 BED/2 BATH 1,081 0 0 0 2 0 2 2,162C2.2 2 BED/2 BATH 1,074 3 4 4 4 2 17 18,258C2.3 2 BED/2 BATH 1,097 2 2 2 0 0 6 6,582C2.3A 2 BED/2 BATH 1,086 0 0 0 2 0 2 2,172C2.4 2 BED/2 BATH 1,156 0 1 1 0 0 2 2,312C2.5 2 BED/2 BATH 1,161 0 2 2 0 0 4 4,644C2.6 2 BED/2 BATH 1,131 0 1 1 1 0 3 3,393C2.7 2 BED/2 BATH 1,161 0 1 1 1 1 4 4,644130 38.5% 308,079TOTAL UNITS 911 0 0 66 80 82 65 45 338 100%
Rentable Residential by floor (not incl. decks)- 0 59,120 74,329 76,290 58,558 39,782 308,079
Gross Residential (lobby, corridors, stairs, etc…) ( incl. decks)- - 15,901 14,973 14,850 11,698 7,318 64,740
Amenity Spaces (Interior Only)- 1,905 6,675 734 - - - 9,314
Leasing (inc. in Amenity)- 2,801 - - - - - 2,801
Retail - 955 - - - - - 955
Garage/Utilities (Incl. storage, Fire, ...)59,467 108,518 1,104 - - - - 169,089
Total Gross 59,467 114,179 82,800 90,036 91,140 70,256 47,100 554,978
* NET RENTABLE IS CENTERLINE OF WALL
VEHICLE PARKING
REQUIRED:
STUDIO & < 500SF 1 SPACE/DU 1 0
1 BED OR < 501-800SF 1.5 SPACE/DU 1.5 214.5
2 BED OR < 801- 1,100SF 1.8 SPACE/DU 1.8 165.6
3 BED OR >1,101 SF 2 SPACE/DU 2 192
GUEST .25 SPACE/DU 0.25 84.5
ALL PARKING ASSIGNED - 2% ADA PROVIDED
STALL TOTAL BEFORE ANY REDUCTION 657 RATIO: 1.94
PROJECT QUALIFIES FOR TRANSIT STATION AREA PARKING
REDUCTION OF 25% W / CONDITIONAL USE PERMIT, SECTION 20.330.006
25% PARKING REDUCTION 164.15
STALL TOTAL W/ REDUCTION 492 RATIO: 1.46
REQUESTED: APPLICATION FOR PARKING REDUCTION , SECTION 20.330.006 (D)
PROVIDED:STANDARD 326
ACCESSIBLE 10
PARALLEL 6
TANDEM* 124
PROVIDED STALL TOTAL: 466 RATIO: 1.38
* PROJECT PROVIDES 62 PAIRED TANDEM STALLS
PROJECT HAS 130 TWO-BEDROOM DWELLING UNITS
47.7% OF 2 BEDROOM UNITS WILL BE PROVIDED WITH TANDEM PARKING
BICYCLE PARKING
LONG TERM PARKING:.25 SPACE/DU
338 DU X .25 STALL = 85
REQUIRED TOTAL 85
PROVIDED* TOTAL 85
**BIKE PARKING IS LOCATED ADJACENT TO RESIDENTIAL BUILDING LOBBIES IN EACH BUILDING
SHORT TERM PARKING:10% PROJECT REQUIRED TOTAL
677 REQ. VEHICLE PARKING X .10 BIKE = 68
REQUIRED TOTAL 68
PROVIDED TOTAL 68
Floor Levels
2STATISTICS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
410 NOOR AVENUE - ENTIRE SITE
UNIT AND AREA SUMMARY: Unit Measured Centerline Corridor, Demising and Exterior
Date 05/15/2019
CONSTRUCTION TYPE:IIIA OR VA OVER IA
FLOORS:3-5 WOOD OVER 1-2 CONCRETE
Unit Rentable*Unit Rentable Area
UNIT TYPE SF B2 B1 1ST 2ND 3RD 4TH 5TH Total by Type
STUDIO A1.0 STUDIO 587 6 3 3 2 6 20 11,740
A1.1 589 0 4 4 4 0 12 7,068
32 9.5%
1 BEDROOM B1.0 1 BED/ 1BATH 792 21 12 13 10 16 72 57,024
B1.1 1 BED/1 BATH 810 0 8 8 8 0 24 19,440
B2.0 1 BED/1 BATH 784 8 8 8 8 4 36 28,224
B3.0 1 BED/1 BATH 872 8 8 8 8 4 36 31,392
B6.0 1 BED/1 BATH 735 0 1 1 0 0 2 1,470
B7.0 1 BED/1 BATH 722 0 1 1 1 0 3 2,166
B8.0 1 BED+DEN/1 BATH 881 0 1 1 1 0 3 2,643
176 52.1%
2 BEDROOM C1.0 2 BED/2 BATH 1,133 15 6 6 8 8 43 48,719
C1.1 2 BED/2 BATH 1,151 0 5 5 3 1 14 16,114
C1.2 2 BED/2 BATH 1,169 0 9 10 2 2 23 26,887
C2.0 2 BED/2 BATH 1,102 2 1 1 0 1 5 5,510
C2.1 2 BED/2 BATH 1,103 1 2 2 0 0 5 5,515
C2.1A 2 BED/2 BATH 1,081 0 0 0 2 0 2 2,162
C2.2 2 BED/2 BATH 1,074 3 4 4 4 2 17 18,258
C2.3 2 BED/2 BATH 1,097 2 2 2 0 0 6 6,582
C2.3A 2 BED/2 BATH 1,086 0 0 0 2 0 2 2,172
C2.4 2 BED/2 BATH 1,156 0 1 1 0 0 2 2,312
C2.5 2 BED/2 BATH 1,161 0 2 2 0 0 4 4,644
C2.6 2 BED/2 BATH 1,131 0 1 1 1 0 3 3,393
C2.7 2 BED/2 BATH 1,161 0 1 1 1 1 4 4,644
130 38.5%
308,079
TOTAL UNITS 911 0 0 66 80 82 65 45 338 100%
Rentable Residential by floor (not incl. decks)-0 59,120 74,329 76,290 58,558 39,782 308,079
Gross Residential (lobby, corridors, stairs, etc…) ( incl. decks)--15,901 14,973 14,850 11,698 7,318 64,740
Amenity Spaces (Interior Only)-1,905 6,675 734 --- 9,314
Leasing (inc. in Amenity)-2,801 ----- 2,801
Retail -955 ----- 955
Garage/Utilities (Incl. storage, Fire, ...)59,467 108,518 1,104 ---- 169,089
Total Gross 59,467 114,179 82,800 90,036 91,140 70,256 47,100 554,978
* NET RENTABLE IS CENTERLINE OF WALL
VEHICLE PARKING
REQUIRED:
STUDIO & < 500SF 1 SPACE/DU 1 0
1 BED OR < 501-800SF 1.5 SPACE/DU 1.5 214.5
2 BED OR <801- 1,100 1.8 SPACE/DU 1.8 165.6
3 BED OR >1,101 SF 2 SPACE/DU 2 192
GUEST .25 SPACE/DU 0.25 84.5
ALL PARKING ASSIGNED - 2% ADA PROVIDED
STALL TOTAL BEFORE ANY REDUCTION 657 RATIO: 1.94
PROJECT QUALIFIES FOR TRANSIT STATION AREA PARKING
REDUCTION OF 25% W / CONDITIONAL USE PERMIT, SECTION 20.330.006
25% PARKING REDUCTION 164.15
STALL TOTAL W/ REDUCTION 492 RATIO: 1.46
REQUESTED:APPLICATION FOR PARKING REDUCTION , SECTION 20.330.006 (D)
PROVIDED:STANDARD 319
ACCESSIBLE 10
PARALLEL 6
TANDEM*132
PROVIDED STALL TOTAL: 467 RATIO: 1.38
*PROJECT PROVIDES 66 PAIRED TANDEM STALLS
PROJECT HAS 130 TWO-BEDROOM DWELLING UNITS
50.7% OF 2 BEDROOM UNITS WILL BE PROVIDED WITH TANDEM PARKING
BICYCLE PARKING
LONG TERM PARKING:.25 SPACE/DU
338 DU X .25 STALL = 85
REQUIRED TOTAL 85
PROVIDED* TOTAL 85
**BIKE PARKING IS LOCATED ADJACENT TO RESIDENTIAL BUILDING LOBBIES IN EACH BUILDING
SHORT TERM PARKING:10% PROJECT REQUIRED TOTAL
677 REQ. VEHICLE PARKING X .10 BIKE = 68
REQUIRED TOTAL 68
PROVIDED TOTAL 68
Floor Levels
3CODE REQUIREMENTS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
PROJECT SHALL PROVIDE THE FOLLOWING ITEMS, TO BE PROVIDED DURING PERMIT PROCESS:
INSTALL FIRE SPRINKLER SYSTEM PER NFPA 13/SSFFD REQUIREMENTS UNDER SEPARATE FIRE PLAN CHECK AND
PERMIT FOR OVERHEAD AND UNDERGROUND.
FIRE SPRINKLER SYSTEM SHALL BE CENTRAL STATION MONITORED PER CALIFORNIA FIRE CODE SECTION 1003.3.
INSTALL FIRE ALARM SYSTEM PER NFPA 72/SSFFD REQUIREMENTS UNDER SEPARATE FIRE PLAN CHECK.
INSTALL UNDERGROUND PIPING FOR WATER BASED FIRE PROTECTION SYSTEMS PER NFPA 24 AND SSFFD
REQUIREMENTS UNDER SEPARATE FIRE PLAN CHECK AND PERMIT.
PROVIDE A PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN 2-A WITHIN 75 FOOT TRAVEL
DISTANCE TO ALL PORTIONS OF THE BUILDING ON EACH FLOOR.
ALL BUILDINGS SHALL PROVIDE PREMISE IDENTIFICATION IN ACCORDANCE WITH SSF MUNICIPAL CODE SECTION
15.24.100.
PROVIDE KNOX KEY BOX FOR BUILDINGS WITH ACCESS KEYS TO ENTRY DOORS, ELECTRICAL/MECHANICAL
ROOMS, ELEVATORS, AND OTHERS TO BE DETERMINED.
INSTALL A STANDPIPE SYSTEM PER NFPA 14/SSFFD REQUIREMENTS UNDER SEPARATE FIRE PLAN CHECK AND
PERMIT.
INSTALL EXTERIOR LISTED HORN/STROBE ALARM DEVICE, NOT A BELL.
ELEVATOR IF PROVIDED SHALL NOT CONTAIN SHUNT-TRIPS.
AT LEAST ONE ELEVATOR SHALL BE SIZED FOR A GURNEY THE MINIMUM SIZE SHALL BE IN ACCORDANCE WITH
THE CFC.
ALL NON PARKING SPACE CURBS TO BE PAINTED RED TO LOCAL FIRE CODE SPECIFICATIONS
ACCESS ROAD SHALL HAVE ALL WEATHER DRIVING CAPABILITIES AND SUPPORT THE IMPOSED LOAD OF 75,000
POUNDS.
PROJECT SHALL PROVIDE FIRE FLOW IN ACCORDANCE WITH CALIFORNIA FIRE CODE APPENDIX BB.
PROJECT SHALL PROVIDE FIRE HYDRANTS WITH AN AVERAGE SPACING OF 200 FEET BETWEEN HYDRANTS.
PROJECT SHALL PROVIDE LOCATION OF NEW AND EXISTING FIRE HYDRANTS.
THIS NEW RESIDENTIAL CONSTRUCTION WILL BE ASSESSED A RECENTLY ADOPTED PUBLIC SAFETY IMPACT FEE.
THE AMOUNTS FOR HIGH DENSITY ARE $168.90 PER UNIT FOR THE POLICE DEPARTMENT AND $394.10 PER UNIT
FOR THE FIRE DEPARTMENT.
PROJECT SHALL PROVIDE AN INDEPENDENT STUDY OR PROOF THAT THE EMERGENCY RADIO RESPONDER
COVERAGE IN THE BUILDING IS ADEQUATE OR INSTALL A SYSTEM THAT WILL GIVE EMERGENCY RESPONDERS THE
ADEQUATE LEVEL OF RADIO COVERAGE INSIDE THE BUILDING.
PROJECT SHALL PROVIDE ADDITIONAL PEDESTRIAN CONNECTION FOR THE WEST SIDE OF BUILDING B.
ALL UTILITY SHUT OFFS SHALL BE ON THE EXTERIOR OF THE BUILDING.
FIRE REQUIREMENTS:
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
R.
S.
T.
U.
PLANNING INFORMATION
PROJECT LOCATION:410 NOOR AVENUE
SOUTH SAN FRANCISCO, CA 94080
PROJECT DESCRIPTION:PRIVATELY FUNDED
MIXED USE DEVELOPMENT
338 RESIDENTIAL UNITS
MAXIMUM BUILDING HEIGHT:±80'-0"
GARAGE:100% ASSIGNED PRIVATE PARKING
(2% REQUIRED ACCESSIBLE STALLS)
BUILDING CODE INFORMATION
OCCUPANCY GROUP:R-2 OVER M, S-2
R-2 ACCESSORY (COMMUNITY & FITNESS ROOM, LANDSCAPE PODIUM)
B (LEASING OFFICE, ASSEMBLY LESS THAN 50 OCCUPANTS)
CONSTRUCTION TYPE:TYPE VA AND TYPE IIIA OVER TYPE IA, SPRINKLERED PER NFPA 13
NUMBER OF STORIES:BLDG A: (5) STORIES W/ (2) BASEMENT, (5 WOOD STORIES O/ 2 CONC)
BLDG B: (4) STORIES W/ (1) BASEMENT, (4 WOOD STORIES O/ 1 CONC)
BLDG C: (3) STORIES W/ (1) BASEMENT, (3 WOOD STORIES O/ 1 CONC)
ACCESSIBILITY:100% OF UNITS SHALL BE ADAPTABLE,
PER CBC 2016 CHAPTER 11A
ALL COMMON USE AREAS SHALL BE ACCESSIBLE
PER CBC 2016 CHAPTER 11A
ALL PUBLIC AREAS SHALL BE ACCESSIBLE
PER CBC 2016 CHAPTER 11B
ENERGY CODE:2016 ENERGY CODE
APPLICABLE CODES:2016 CALIFORNIA BUILDING CODE (CBC)
2016 CALIFORNIA FIRE CODE (CFC)
2016 CALIFORNIA PLUMBING OCDE (CPC)
2016 CALIFORNIA ELECTRICAL CODE (CEC)
2016 CALIFORNIA MECHANICAL CODE (CMC)
SAFE HARBOR PER FHA DESIGN MANUAL
4Perspective Image
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
5EXISTING SITE
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
6ALTA SURVEY
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
7MASSING MODEL
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
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A
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8MASSING MODEL
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
HU
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NOOR AVENU
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1" = 80'-0"9OPEN SPACE DIAGRAM
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTHNOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 2
PARCEL 1
BIKE/
LOBBY
B2784 SFB3
872 SF
C1
1133 SF
B1792 SFB2784 SFB3
872 SFB2784 SFB3
872 SF
C1
1133 SFB2784 SFB3
872 SF
LOBBY/
MAIL
GARAGE
ACCESS
B2784 SFB3
872 SF C11133 SFC1
1133 SF B1
792 SF B2784 SFB3
872 SF
B1
792 SF
B1
792 SF
B1
792 SF A1587SFA1587SFB3
872 SF C1
1133 SF
B1
792 SF
B1792 SFB2784 SFB3
872 SF
C11133 SFB1792 SFB1
792 SF
B1
792 SF
C1
1133 SFB1
792 SF
C1
1133 SF
B1
792 SF B1792 SFB1792 SFGARAGE
ACCESS
A1
587SF
A1
587SF
A1
587SF
LEASING
BELOW
CAFE
BELOW
C11133 SFC11133 SFC11133 SFTRASH
ELEC.B1792 SFB1792 SFC11133 SFB1792 SFC11133 SFGARAGE
ACCESS
BLDG A
BLDG B BLDG C
CLUB
C11133 SFC11133 SFA1587SFB1792 SFB1792 SFB1792 SFC2.3
1097 SFC2.3
1097 SF
C2.2
1074 SF
C2.2
1074 SFC2.1
1103 SF
C2.21074 SFFITNESS
1856 SF
B2784 SF-5'-9"-5'-9"
-4'-2"
-9'-1
-9'-1"
-10'-6"
-15'-8"
-10'-6"
-10'-6"
-10'-6"
-12'-11"
-14'-4"
-11'-4"
-11'-3"
-14'-4"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
-11'-4"
-11'-0"
0'-0"
0'-0"
CLUB
1354 SF
RR RR
LOBBY
861 SF
BIKE
50
STALL
FIRE
PUMP B1792 SFELECT
C2
1102 SF C21102 SFSTUDY
MOVE-IN
MOVE-IN 7 SURFACE STALLS4,588 SF
4,277 SF
4,277 SF
31,074 SF
13,812 SF
19,330 SF
TOTAL OPEN SPACE:77,358 SF
(9,199 SF PRIVATE)
PROVIDED:
AREA 1:
AREA 2A:
AREA 2B:
AREA 3:
AREA 4:
AREA 5:
REQUIREMENT:
150 SF OPEN SPACE/DU
150 SF X 342 DU = 51,300 SF
20'-2"56'-10"
60'-4"29'-6"34'-11"
22'-10"
37'-7"
AREA 1: 4,588 SF
(119 SF
PRIVATE)
AREA 3: 31,074 SF AREA 4: 13,813 SF
(4,435 SF
PRIVATE)
AREA 2A: 4,277 SF
(1,672 SF
PRIVATE)
AREA 2B: 4,277 SF
(1,672 SF
PRIVATE)
AREA 5: 19,330 SF
PRIVATE OPEN SPACE
10' MIN WIDTH - GROUND FLOOR
6' MIN. WIDTH - UPPER FLOORS
COMMON OPEN SPACE
20'-0" MIN WIDTH
1" = 80'-0"10ACTIVE SPACE DIAGRAM
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 2
PARCEL 1
BIKE/
LOBBY
B2784 SFB3
872 SF
C1
1133 SF
B1792 SFB2784 SFB3
872 SFB2784 SFB3
872 SF
C1
1133 SFB2784 SFB3
872 SF
LOBBY/
MAIL
GARAGE
ACCESS
B2784 SFB3
872 SF C11133 SFC1
1133 SF B1
792 SF B2784 SFB3
872 SF
B1
792 SF
B1
792 SF
B1
792 SF A1587SFA1587SFB3
872 SF C1
1133 SF
B1
792 SF
B1792 SFB2784 SFB3
872 SF
C11133 SFB1792 SFB1
792 SF
B1
792 SF
C1
1133 SFB1
792 SF
C1
1133 SF
B1
792 SF B1792 SFB1792 SFGARAGE
ACCESS
A1
587SF
A1
587SF
A1
587SF
LEASING
BELOW
CAFE
BELOW
C11133 SFC11133 SFC11133 SFTRASH
ELEC.B1792 SFB1792 SFC11133 SFB1792 SFC11133 SFGARAGE
ACCESS
BLDG A
BLDG B BLDG C
CLUB
C11133 SFC11133 SFA1587SFB1792 SFB1792 SFB1792 SFC2.3
1097 SFC2.3
1097 SF
C2.2
1074 SF
C2.2
1074 SFC2.1
1103 SF
C2.21074 SFFITNESS
1856 SF
B2784 SF-5'-9"-5'-9"
-4'-2"
-9'-1
-9'-1"
-10'-6"
-15'-8"
-10'-6"
-10'-6"
-10'-6"
-12'-11"
-14'-4"
-11'-4"
-11'-3"
-14'-4"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
-11'-4"
-11'-0"
0'-0"
0'-0"
CLUB
1354 SF
RR RR
LOBBY
861 SF
BIKE
50
STALL
FIRE
PUMP B1792 SFELECT
C2
1102 SF C21102 SFSTUDY
MOVE-IN
MOVE-IN 7 SURFACE STALLS2,690 SF
48,859 SF
10,967 SF
TOTAL ACTIVE SPACE: 62,516 SF
AREA 1:
AREA 2:
AREA 3, CAFE/LEASE/AMENITY:
REQUIREMENT:
.3 OF FLOOR AREA
SITE AREA:206,474 SF
206,474 SF X .3=
=61,949 SF
PROVIDED:
CAFE
FITNESS
BIKE
LOBBY
CLUB &
BUSINESS
(ABOVE)
AREA 2: 48,859 SF
AREA 1: 2,690 SF
AREA 3 (CAFE/AMENITY): 10,967 SF
LEASINGBIKE
& LOBBY
CLUB
LOBBY
TRUE
NORTH
PROJECT
NORTH
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1
174 STALLS
BLDG B26'-6"24'-0"
24'-0"
24'-0"
24'-0"24'-0"
8'-6" X 18'-0" STD. STALL
9'-0" X 18'-0" ADA STALL
10'-0" X 20'-0" TANDEM
10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"8'-6"X18'-0"10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"8'-6"X18'-0"UP
2
19
1
19
1" = 50'-0"11FLOOR B2 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1
BIKE STOR.
36 STALLS
GARAGE
ACCESS
DN
45 STALLS GARAGE
ACCESS
BLDG B BLDG C
24'-0"26'-6"24'-0"
24'-0"
24'-0"
24'-0"
25'-0"21'-8"24'-7"25'-6"24'-0"20'-1"25'-0"20'-0"SETBACKCAFE
955 SF
36'-2"32'-9"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"8'-6"X18'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"10'-0"X20'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"9'-0"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"9'-0"X18'-0"9'-0"X18'-0"9'-0"
X
18'-0"
9'-0"
X
18'-0"
9'-0"
X
18'-0"
8'-6"
X
18'-0"
156 STALLS/FLR
466 TOTAL
8'-6" X 18'-0" STD. STALL
9'-0" X 18'-0" ADA STALL
10'-0" X 20'-0" TANDEM
ACTIVE
GROUND
FLOOR
FIRE
PUMP
REFUSE
TERM.
MAIL
BREAKPARCELMAIL
IT
LEASING
2,801 SFFITNESS 2
1190 SF
-11'-0"
-9'-5"
-11'-0"
-11'-0"
-5'-9"
-11'-0"
-4'-2"
-9'-1
-9'-1"-7'-4"
-5'-9"
-11'-0"
-5'-9"
-11'-0"-9'-5"
-11'-0"
PARCEL UP
RR RR
CAFE BOH
LOBBY
2
19
1
19
1" = 50'-0"12AFLOOR B1 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
1" = 50'-0"12BFLOOR B1 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
PARCEL 2
GARAGE
ACCESS
91 STALLS
BLDG A
20'-10"
24'-0"24'-0"25'-0"24'-0"25'-0"24'-0"
24'-0"
24'-0"
24'-0"
24'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"X18'-0"8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
8'-6"
X
18'-0"
-21'-6"
-15'-8"
-21'-6"
2
19
0 1005025
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1
BIKE/
LOBBY
B2784 SFB3
872 SF C11133 SFC1
1133 SF B1
792 SF B2784 SFB3
872 SF
B1
792 SF
B1
792 SF
B1
792 SF A1587SFA1587SFB3
872 SF C1
1133 SF
B1
792 SF
B1792 SFB2784 SFB3
872 SF
C11133 SFB1792 SFB1
792 SF
B1
792 SF
C1
1133 SFB1
792 SF
C1
1133 SF
B1
792 SF B1792 SFB1792 SFGARAGE
ACCESS
A1
587SF
A1
587SF
A1
587SF
LEASING
BELOW
CAFE
BELOW
C11133 SFC11133 SFC11133 SFTRASH
ELEC.B1792 SFB1792 SFC11133 SFB1792 SFC11133 SFGARAGE
ACCESS
BLDG B BLDG CC11133 SFC11133 SFA1587SFB1792 SFB1792 SFB1792 SFC2.21074 SFFITNESS
1856 SF
B2784 SF-5'-9"-5'-9"
-4'-2"
-9'-1
-9'-1"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
0'-0"
-11'-4"
-11'-0"
0'-0"
0'-0"
CLUB
1354 SF
RR RR
LOBBY
861 SF
BIKE
50
STALLB1792 SFC2
1102 SF C21102 SFSTUDY
MOVE-IN7 SURFACE STALLS85'-1"
91'-2"144'-2"10'-0"20'-0"30'-5"60'-4"
11'-8"
10'-0"31'-11"20'-6"210'-10"280'-5"20'-0"SETBACKCOURTYARD
B1
2
19
1
19
1" = 50'-0"13AFLOOR 1 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
1" = 50'-0"13BFLOOR 1 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
PARCEL 2 B2784 SFB3
872 SF
C1
1133 SF
B1792 SFB2784 SFB3
872 SFB2784 SFB3
872 SF
C1
1133 SFB2784 SFB3
872 SF
LOBBY/
MAIL
GARAGE
ACCESS
BLDG A
CLUB
C2.3
1097 SFC2.3
1097 SF
C2.2
1074 SF
C2.2
1074 SFC2.1
1103 SF
-10'-6"
-15'-8"
-10'-6"
-10'-6"
-10'-6"
-12'-11"
-14'-4"
-11'-4"
-11'-3"
-14'-4"
-11'-4"
-11'-0"
FIRE
PUMP
ELECT
MOVE-IN 7 SURFACE STALLS13'-8"13'-7"50'-9"
64'-4"47'-2"64'-4"47'-2"25'-4"25'-6"25'-5"
40'-7"
73'-0"
74'-0"
82'-4"
354'-0"
COURTYARD
A1
COURTYARD
A2
2
19
0 1005025
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1
BLDG B BLDG C
BUSINESS
734 SF
B2784 SFB3
872 SF C11133 SFC1
1133 SF B1
792 SF B2784 SFB3
872 SF A1587SFA1587SFB2784 SFB3
872 SF C1
1133 SF
B1
792 SF
B1792 SFB2784 SFB3
872 SF
C11133 SFB1792 SFC11133 SFC11133 SFC2
1102 SF
B6735 SFA1587SFC2.21074 SFB1.1
810 SF
B1.1
810 SF
B1
792 SF
A1.1
589SF C2.61131 SFA1.1
589SF
C1.1
1151 SF
A1.1
589SF
A1.1
589SF
C2.21074 SFB1.1
810 SF
B1.1
810 SF
B1.1
810 SFC1.1
1151 SF
B1.1
810 SF B1792 SFC1.11151 SFB1.1810 SFC1.21169 SFC2.71161 SFB1792 SFC1.21169 SFB1.1810 SFC1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFB1792 SFB1792 SFC2.4
1156 SFB1
792 SF
C2.5
1161 SF C2.51161 SF2
19
1
19
1" = 50'-0"14AFLOOR 2 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
1" = 50'-0"14BFLOOR 2 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
PARCEL 2
BLDG A B2784 SFB3
872 SFB1792 SFB2784 SFB3
872 SFB2784 SFB3
872 SFB2784 SFB3
872 SF B1792 SFB7722 SFC2.3
1097 SFC2.3
1097 SF
C2.1
1103 SFC2.2
1074 SF
C2.2
1074 SF
C1.1
1151 SF
C1.1
1151 SF
B8881 SFC2.1
1103 SF
2
19
0 1005025
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1
BLDG B BLDG C
C2.5
1161 SF C2.51161 SFB2784 SFB3
872 SF C11133 SFC1
1133 SF B1
792 SF
C2.21074 SFA1587SFA1587SFB2784 SFB3
872 SF C1
1133 SF
B1
792 SF
B1792 SFB2784 SFB3
872 SF
C11133 SFB1792 SFB1.1
810 SF
B1.1
810 SF
B1
792 SF
A1.1
589SF
A1.1
589SF
C1.1
1151 SF
A1.1
589SF
A1.1
589SF
B1
792 SF
C2.21074 SFC11133 SFC11133 SFC2
1102 SF
B1.1
810 SF
B1.1
810 SF
B1.1
810 SFC1.1
1151 SF
B1.1
810 SF C1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFC1.21169 SFB1792 SFA1587SFB1792 SFB1792 SFC1.21169 SFB6735 SFC2.4
1156 SFC2.61131 SFB1792 SFC1.11151 SFB1.1810 SFC1.21169 SFB1792 SFC1.21169 SFB1.1810 SFC2.71161 SFB2784 SFB3
872 SF
2
19
1
19
1" = 50'-0"15AFLOOR 3 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
1" = 50'-0"15BFLOOR 3 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
PARCEL 2
BLDG A B2784 SFB3
872 SF
C1.1
1151 SF
B1792 SFB2784 SFB3
872 SFB2784 SFB3
872 SF
C1.1
1151 SFB2784 SFB3
872 SF
C2.3
1097 SFC2.3
1097 SF
C2.1
1103 SFC2.2
1074 SF
C2.2
1074 SFC2.1
1103 SF B1792 SFB7722 SFB8881 SF2
19
0 1005025
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1
BLDG B BLDG C
TRASH CHUTE
CLEAN-OUT AND
VENT
STAIR PENTHOUSE
FLAT WHITE ROOF, TYP.OPTION: OWNER
ELECTED DU
CONDENSOR UNITS
ELEVATOR PENTHOUSE
STAIR PENTHOUSE
TO ROOF
HIGH ROOF
(SEE ELEV)
PARAPET WALL, TYP.B2784 SFB3
872 SF C11133 SFC1
1133 SF B1
792 SF B2784 SFB3
872 SF A1587SFA1587SFB2784 SFB3
872 SF C1
1133 SF
B1
792 SF
B1792 SFB2784 SFB3
872 SF
C11133 SFB1792 SFC11133 SFC11133 SFC2.21074 SFB1.1
810 SF
B1.1
810 SF
A1.1
589SF
A1.1
589SF
C1.1
1151 SF
A1.1
589SF
A1.1
589SF
C2.21074 SFB1.1
810 SF
B1.1
810 SF
B1.1
810 SF
B1
792 SFC2.61131 SFB1
792 SF
B1792 SFC1.11151 SFB1.1810 SFC1.21169 SFB1792 SFC1.21169 SFB1.1810 SFC2.71161 SFB1.1
810 SFC1.1
1151 SF
2
19
1
19
1" = 50'-0"16AFLOOR 4 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
1" = 50'-0"16BFLOOR 4 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
PARCEL 2
BLDG A B2784 SFB3
872 SF
C1
1133 SF
B1792 SFB2784 SFB3
872 SFB2784 SFB3
872 SF
C1
1133 SFB2784 SFB3
872 SF B1792 SFB8881 SFB7722 SFC2.3A
1086 SFC2.3A
1086 SF
C2.1A
1081 SFC2.2
1074 SF
C2.2
1074 SFC2.1A
1081 SF
2
19
0 1005025
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1 B2784 SFB3
872 SF C11133 SFC1
1133 SF B1
792 SF B2784 SFB3
872 SF A1587SFA1587SFB2784 SFB3
872 SF C1
1133 SF
B1
792 SF
B1792 SFB2784 SFB3
872 SF
C11133 SFB1792 SFB1
792 SF
B1
792 SF
A1
587SF C21102 SFA1
587SF
C1
1133 SF
A1
587SF
A1
587SF
B1
792 SF
C11133 SFC11133 SFB1
792 SF
B1
792 SF
B1
792 SFC1
1133 SF
B1
792 SF
BLDG BC2.21074 SFC2.21074 SFB1
792 SF
B1792 SFC1.11151 SFB1.1810 SFC1.21169 SFB1792 SFC1.21169 SFB1.1810 SFC2.71161 SF2
19
1
19
1" = 50'-0"17AFLOOR 5 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
1" = 50'-0"17BFLOOR 5 - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
PARCEL 2
ELEVATOR PENTHOUSE
TRASH CHUTE CLEAN-OUT AND VENT
FLAT WHITE ROOF, TYP.
OPTION: OWNER ELECTED
DU CONDENSOR UNITS
STAIR PENTHOUSE TO ROOF
STAIR PENTHOUSE TO ROOF ELEVATOR
PENTHOUSE
HIGH ROOF
(SEE ELE.)
HIGH ROOF
(SEE ELE.)
PARAPET WALL, TYP.
2
19
0 1005025
NOOR AVEHUNTINGTON AVE
SANITARY SEWERAT&T FIBER OPTICWATER EASEMENTPARCEL 1
ELEVATOR PENTHOUSE
STAIR PENTHOUSE TO ROOF
TRASH CHUTE CLEAN-OUT AND VENT
STAIR PENTHOUSE
STAIR PENTHOUSE TO ROOF
ELEVATOR PENTHOUSE
FLAT WHITE ROOF, TYP.
FLAT WHITE ROOF, TYP.
HIGH ROOF
(SEE ELEV.)
HIGH ROOF
(SEE ELEV.)
HIGH ROOF
(SEE ELE.)
OPTION: OWNER ELECTED
DU CONDENSOR UNITS
PARAPET WALL, TYP.
PARAPET WALL, TYP.
2
19
1
19
1" = 50'-0"18AROOF - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1005025
SETBACK9'-0"X18'-0"8'-6"X18'-0"-5'-9"
-5'-9"
-11'-0"
-5'-9"
LEASING
2801 SF
OFFICE 2
OFFICE 1
IT
BREAK
MAIL
MEN
RR
LOBBY
FRONT DESK
ELEV
CAFE
955 SF
12'-1"7'-0"9'-5"9'-0"15'-2"10'-6 1/4"9'-0"
23'-6"12'-0"25'-2"31'-0"NOOR AVENUEGUEST PARKING
DN
12'-3"
GLAZED STOREFRONT
PARCEL
OFFICE 3
WOMEN
RR
JAN.
CAFE
BOH
1/8" = 1'-0"18BLEASING & CAFE - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1684
SANITARY SEWERWATER EASEMENTGARAGEACCESS
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
10'-0"
X
20'-0"
9'-0"
X
18'-0"
-11'-0"
-9'-5"
-11'-0"
-9'-1
-9'-5"
-11'-0"
UP
ELEV GARAGE ACCESSMAIL
PARCEL
LOBBY
LOBBY
1/8" = 1'-0"18CBLDG B: BIKE & MAIL - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1684
LOBBY/MAIL-10'-6"-11'-3"FIREPUMPELECTMOVE-IN7 SURFACE STALLS
MAIL LOBBY
PARCEL
ELECTRICAL
FIRE STAIR
EXIT
7 SURFACE PARKING STALLS HUNTINGTONNEIGHBOR DRIVEWAY EASEMENT
LOADING
RESIDENT
MOVE-IN
CONVENIENCE DOOR
GUEST BIKE PARKING1/8" = 1'-0"18DBLDG B: BIKE & MAIL - PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TRUE
NORTH
PROJECT
NORTH
0 1684
1/32" = 1'-0"19Elevations
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+29'-6"
T.O. PLATE
+38'-6" (VARIES)
T.O. ROOF
45'-0"TOWERCAFE 1400 HUNTINGTONLEASING410 NOOR
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+40'-8"
T.O. SBFLR LEVEL 5
+49'-10"
T.O. PLATE
+59'-10" (VARIES)
T.O. ROOF
1NORTH E L E V A T I O N (H U N T I N G T O N A V E .)
2EAST E L E V A T I O N (N O O R A V E .)
BRICK VENEER
CAST STONE BASE
PLASTER - SMOOTH SAND FINISH
VERTICAL CEMENTITIOUS SIDING W/ WOOD GRAIN
VINYL WINDOWS, ARCHITECTURAL BRONZE FINISH
STOREFRONT TO MATCH VINYL
CEMENTITIOUS PANEL & TRIM, SMOOTH FINISH
PARAPET
METAL AWNING
CEMENTITIOUS TRELLIS
STOOP TO STREET
GLASS RAIL
2
3
4
5
6
7
8
9
10
11
17 5 8
2
6
9 6
1
3
9 6
3 5 758 4 9 12
12
1110
9 611296
17543
K E Y P L A N
1
2
8
AWNING OVER HANG
CORNICE
BLDG SIGNAGE
ADDRESS: 36" TALL
OTHER SIGN: 18" TALL
3" DEPTH, HELVETICA
OR SIM; CAST METAL
13
14
14
14
15
9
151515
13
9
1
K E Y P L A N
1
2
1/32" = 1'-0"20Elevations
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+40'-8"
T.O. SBFLR LEVEL 5
+49'-10"
T.O. PLATE
+59'-10" (VARIES)
T.O. ROOF
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+40'-8"
T.O. SBFLR LEVEL 5
+49'-10"
T.O. PLATE
+59'-10" (VARIES)
T.O. ROOF
1BUILDING B - W E S T E L E V A T I O N
2BUILDING B - S O U T H E L E V A T I O N
7 5 1341 3 9
7 541 3141313 1333 3 13
14
4 712
7 13
BRICK VENEER
CAST STONE BASE
PLASTER - SMOOTH SAND FINISH
VERTICAL CEMENTITIOUS SIDING W/ WOOD GRAIN
VINYL WINDOWS, ARCHITECTURAL BRONZE FINISH
STOREFRONT TO MATCH VINYL
CEMENTITIOUS PANEL & TRIM, SMOOTH FINISH
PARAPET
METAL AWNING
CEMENTITIOUS TRELLIS
STOOP TO STREET
GLASS RAIL
2
3
4
5
6
7
8
9
10
11
1
12
AWNING OVER HANG
CORNICE
BLDG SIGNAGE
ADDRESS: 36" TALL
OTHER SIGN: 18" TALL
3" DEPTH, HELVETICA
OR SIM; CAST METAL
13
14
15
K E Y P L A N
1
3
2
2BUILDING B - E A S T E L E V A T I O N
1/32" = 1'-0"21Elevations
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+39'-8"
T.O. PLATE
+49'-8" (VARIES)
T.O. ROOF
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+39'-8"
T.O. PLATE
+49'-8" (VARIES)
T.O. ROOF
1BUILDING A - N O R T H E L E V A T I O N
1402 HUNTINGTON
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+39'-8"
T.O. PLATE
+49'-8" (VARIES)
T.O. ROOF
3BUILDING B - W E S T E L E V A T I O N
7 58 4 123 7584123
7 513 412 121413 13 14
13
BRICK VENEER
CAST STONE BASE
PLASTER - SMOOTH SAND FINISH
VERTICAL CEMENTITIOUS SIDING W/ WOOD GRAIN
VINYL WINDOWS, ARCHITECTURAL BRONZE FINISH
STOREFRONT TO MATCH VINYL
CEMENTITIOUS PANEL & TRIM, SMOOTH FINISH
PARAPET
METAL AWNING
CEMENTITIOUS TRELLIS
STOOP TO STREET
GLASS RAIL
2
3
4
5
6
7
8
9
10
11
1
12
AWNING OVER HANG
CORNICE
BLDG SIGNAGE
ADDRESS: 36" TALL
OTHER SIGN: 18" TALL
3" DEPTH, HELVETICA
OR SIM; CAST METAL
13
14
15
1/32" = 1'-0"22Elevations
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+39'-8"
T.O. PLATE
+49'-8" (VARIES)
T.O. ROOF
1BUILDING A - S O U T H E L E V A T I O N
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+29'-6"
T.O. PLATE
+38'-6"
T.O. ROOF
2BUILDING C - S O U T H E L E V A T I O N
75133
5 1443
K E Y P L A N
1
2
13 5 7
2
91
BRICK VENEER
CAST STONE BASE
PLASTER - SMOOTH SAND FINISH
VERTICAL CEMENTITIOUS SIDING W/ WOOD GRAIN
VINYL WINDOWS, ARCHITECTURAL BRONZE FINISH
STOREFRONT TO MATCH VINYL
CEMENTITIOUS PANEL & TRIM, SMOOTH FINISH
PARAPET
METAL AWNING
CEMENTITIOUS TRELLIS
STOOP TO STREET
GLASS RAIL
2
3
4
5
6
7
8
9
10
11
1
12
AWNING OVER HANG
CORNICE
BLDG SIGNAGE
ADDRESS: 36" TALL
OTHER SIGN: 18" TALL
3" DEPTH, HELVETICA
OR SIM; CAST METAL
13
14
15
23Material Board
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
6PHENOLIC WOOD AND METAL
AWNING
8VPI VINYL WINDOWS -
'ARCHITECTURAL BRONZE'
STOREFRONT & METALWORK
TO MACTH
5VERTICAL CEMENTITIOUS
SIDING
7PAINT - 'SHORELINE'
9GLASS RAILING 4
9NAPA VALLEY CAST STONE
VENEER - 75 W 29CEMENT PLASTER:
SMOOTH SAND
(SAMPLE FOR TEXTURE ONLY)
3 1B
ACCENT PAINT
'BRITANNIA BLUE'
ACCENT PAINT
'RAINY AFTERNOON'
BRICK
COLOR: SIENNA IRONSPOT
SIZE: NORMAN
FINISH: SMOOTH
BRICK
COLOR: MEDIUM IRONSPOT #46
SIZE: MODULAR
FINISH: WIRE CUT
BRICK
COLOR: DARK IRONSPOT
SIZE: MODULAR
FINISH: SMOOTH
7BACCENT PAINT
'BEAR CREEK'
7A 7C
1A 1C
23ABUILDING A : MATERIAL & COLORS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
K E Y P L A N
1
B C
A
BUILDING A - HUNTINGTON AVENUE ELEVATION
VINYL WINDOWS: 'BRONZE'
BAY WINDOWS,
STOREFRONT &
METALWORK TO MATCH
PAINT
'SHORELINE'
ACCENT PAINT
'BRITANNIA BLUE'
BRICK
COLOR: DARK IRONSPOT
SIZE: MODULAR
FINISH: SMOOTH
23BBUILDING B : MATERIAL & COLORS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
K E Y P L A N
1
B C
A
BUILDING B- HUNTINGTON AVENUE ELEVATION
VINYL WINDOWS: 'BRONZE'
BAY WINDOWS,
STOREFRONT &
METALWORK TO MATCH
PAINT
'SHORELINE'
ACCENT PAINT
'BEAR CREEK'
BRICK
COLOR: MEDIUM IRONSPOT #46
SIZE: MODULAR
FINISH: WIRE CUT
23CBUILDING C : MATERIAL & COLOR
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
BUILDING C - NOOR AVENUE ELEVATION
K E Y P L A N
B C
A
1
VINYL WINDOWS: 'BRONZE'
BAY WINDOWS,
STOREFRONT &
METALWORK TO MATCH
PAINT
'SHORELINE'
ACCENT PAINT
'RAINY AFTERNOON'
BRICK
COLOR: SIENNA IRONSPOT
SIZE: NORMAN
FINISH: SMOOTH
1400 HUNTINGTON
23DBUILDING VARIATION
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
BUILDING B BUILDING CBUILDING A
BRICKFINISH & SIZEBRICKCOLORACCENT PAINTCOLOR
1"=20'-0"24Noor Ave - South El Camino Real Area Design Guidelines Compliance
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
K E Y P L A N
11EAST E L E V A T I O N (N O O R A V E .)
-11'-2
T.O. SLAB
BASEMENT
+10'-2"
T.O. SBFLR
LEVEL 2
+20'-4"
T.O. SBFLR
LEVEL 3
+29'-6"
T.O. PLATE
+38'-6" (VARIES)
T.O. ROOF
ARTICULATION:
GROUND
VARIATION IN
FLOOR PLANE
BUILDING HEIGHT
VARIED & ARTICULATED
VERTICAL PLANES
TO REDUCE
APPEARANCE &
BULK
ARTICULATION:
CORNICE
STREET CORNER
EMPHASIZED W/CHANGE IN
ARCHITECTURE & HEIGHT
ABABBABC
APPARENT BULK OF BLDG REDUCED
BREAKING INTO SMALLER MASSES
8” RECESSED STOREFRONT
ARTICULATION: AWNING6'-3"
20'MAX.
BLANK WALL
ARTICULATION:
GROUND VARIATION
IN FLOOR PLANE
ALL STREET FACING GROUND FLOOR
UNITS HAVE MIN. 5'0" DEPTH, 40SF
STOOPS & ARTICULATED W/TRELLIS
ARTICULATION:
CORNICE
+0'-0"
T.O. SLAB
LEVEL 1
CAFE GLAZING
284 SF GLAZING
396 SF FRONTAGE
> 70% GLAZING - COMPLIANT
1/32" = 1'-0"25Huntington Ave - South El Camino Real Area Design Guidelines Compliance
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
K E Y P L A N
1
1NORTH E L E V A T I O N -B L D G B (H U N T I N G T O N A V E .)
NOTES:
-THE 3 ELEVATIONS ON SITE EXHIBIT VARIATION IN HEIGHTS & MASSING
WHILE MAINTAINING A CONSISTENT LOOK. BUILDINGS VARY IN STORIES:
3,5,& 4 FLOORS.
-STOREFRONTS (INCLUDING CAFE, RECREATION, FITNESS, LEASING)
SHALL BE 6" ABOVE GRADE & 12'-0" MIN. IN HEIGHT W/CLEAR,
NON-REFLECTIVE WINDOWS
HUNTINGTON AVE
BLDG A
HUNTINGTON AVE
BLDG BBLDG C
PROPOSED
PARK
CAFE 1400 HUNTINGTONLEASING410 NOOR
STREET CORNER
EMPHASIZED
W/CHANGE IN
ARCHITECTURE &
HEIGHT
CDC*C*D*A*
APPARENT BULK OF BLDG REDUCED
BREAKING INTO SMALLER MASSES
8” RECESSED STOREFRONT
7'-9"
20' MAX.
BLANK WALL
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+40'-8"
T.O. SBFLR LEVEL 5
+49'-10"
T.O. PLATE
+59'-10" (VARIES)
T.O. ROOF
BAACTIVE USE
OPEN SPACE
BUILDING HEIGHT
VARIED & ARTICULATED
BUILDING HEIGHT
VARIED & ARTICULATED
ARTICULATION:
AWNING
VERTICAL PLANES TO REDUCE
APPEARANCE & BULK
ARTICULATION:
AWNING
8” RECESSED STOREFRONT
ARTICULATION:
AWNING
60'-0" (30'-0" MIN)
SEC 20.090.006.A
CAFE GLAZING
233 SF GLAZING
383 SF FRONTAGE
61% GLAZING
(10% REDUCTION REQUEST)
RESIDENT LEASING GLAZING
521 SF GLAZING
879 SF FRONTAGE
65% GLAZING
(10% REDUCTION REQUEST)
RESIDENT AMENITY GLAZING
371 SF GLAZING
676 SF FRONTAGE
54% GLAZING
(10% REDUCTION REQUEST)
RESIDENT LEASING GLAZING
376 SF GLAZING
578SF FRONTAGE
> 60% GLAZING - COMPLIANTBBBB
HUNTINGTON AVE
BLDG A
1/32" = 1'-0"26Huntington Ave - South El Camino Real Area Design Guidelines Compliance
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
K E Y P L A N
1
1NORTH E L E V A T I O N - B L D G A (H U N T I N G T O N A V E .)
HUNTINGTON AVE
BLDG BBLDG C
PROPOSED
PARK
A
APPARENT BULK OF BLDG REDUCED
BREAKING INTO SMALLER MASSES
BB*
-11'-2
T.O. SLAB BASEMENT
+0'-0"
T.O. SLAB LEVEL 1
+10'-2"
T.O. SBFLR LEVEL 2
+20'-4"
T.O. SBFLR LEVEL 3
+30'-6"
T.O. SBFLR LEVEL 4
+39'-8"
T.O. PLATE
+49'-8" (VARIES)
T.O. ROOF
BLDG BEYOND BLDG BEYOND AB*
ARTICULATION:
BALCONY
ARTICULATION:
BAY WINDOW
ARTICULATION:
BALCONY
ARTICULATION:
BAY WINDOW
BUILDING HEIGHT
VARIED &
ARTICULATED
BUILDING HEIGHT
VARIED &
ARTICULATED
BUILDING HEIGHT
VARIED &
ARTICULATED
ARTICULATION:
GROUND VARIATION
IN FLOOR PLANE
ARTICULATION:
GROUND VARIATION
IN FLOOR PLANE
ARTICULATION:
AWNING
8'-0"
20'MAX.
BA
1" = 10'27BUILDING A - BUILDING HEIGHT & STEPBACKS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
UNIT
UNIT
UNIT
PL
HUNTINGTON
AVE.
UNIT
60'-10"
STEPBACK
BLDG. A
COURTYARD
GARAGE
±6'-3"
SIDEWALK
10'-7"44'-3"PL
HUNTINGTON
AVE.
13'-8"
STEPBACK
UNIT
UNIT
UNIT
UNIT
GARAGE
±6'-3"
SIDEWALK
10'-7"
10'-0"35'-0"75°STREET FACING
SETBACK PER
DESIGN
GUIDELINES
20.090.004
10'-0"35'-0"75°STREET FACING
SETBACK PER
DESIGN
GUIDELINES
20.090.004
1BUILDING A - SECTION2BUILDING A - SECTION
1--K E Y P L A N
2--
1" = 10'28BUILDING A - BUILDING HEIGHT & STEPBACKS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
1BUILDING A - SECTION
UNIT
UNIT
UNIT
PL
UNIT
25'-4"
REAR
GARAGE
HALLWY
HALLWY
HALLWY
HALLWY 44'-9"VARIES60°20'-10"
15' MIN. BLDG SETBACK10'-0"REAR YARD
SETBACK PER
DESIGN
GUIDELINES
20.090.004
UNIT
UNIT
UNIT
PL
UNIT
23'-9"
SIDE SETBACK
GARAGE 44'-3"VARIES10'-0"60°15'-9"
15' MIN. BLDG SETBACK
REAR YARD
SETBACK PER
DESIGN
GUIDELINES
20.090.004
2BUILDING A - SECTION
1--2
--
K E Y P L A N
1" = 10'29BUILDING B - BUILDING HEIGHT & STEPBACKS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
PL
UNIT
UNIT
FITNESS
CENTER
UNIT
GARAGE
UNIT
HUNTINGTON
AVE.
20'-10"4'-0"4'-6"
SIDE WALK
61'-7"10'-0"35'-0"75°STREET FACING
SETBACK PER
DESIGN
GUIDELINES
20.090.004
FITNESS
CENTER 2
1BUILDING B - SECTION2BUILDING B - SECTION 12K E Y P L A N
PL
UNIT
UNIT
LOBBY
UNIT
GARAGE
UNIT
30'-6"
BICYCLE
STORAGE
GARAGE 60°30'-6"
15' MIN. BLDG SETBACK
REAR YARD
SETBACK PER
DESIGN
GUIDELINES
20.090.004
54'-5"VARIES
1" = 10'30BUILDING B - BUILDING HEIGHT & STEPBACKS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
1BUILDING B - SECTION
1
K E Y P L A N
PL
UNIT
UNIT
UNIT
GARAGE
UNIT
38'-3"
GARAGE
UNIT
60°38'-3" MIN.
BUILDING SETBACK
REAR YARD
SETBACK PER
DESIGN
GUIDELINES
20.090.00454'-5"VARIES
1" = 10'31BUILDING B - BUILDING HEIGHT & STEPBACKS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
1BUILDING C - SECTION
K E Y P L A N
312
PL
UNIT
UNIT
CAFE/
LEASING 39'-9"VARIESGARAGE
UNIT
20'-10"
HUNTINGTON
AVE.11'-2"±5'-4"
SIDE WALK
3'-9"
10'-0"35'-0"75°STREET FACING
SETBACK PER
DESIGN
GUIDELINES
20.090.004
10'-2"15'-10"13'-2"(12'-0" MIN)PL
UNIT
UNIT
31'-11"
GARAGE
UNIT
60°31'-11"
15' MIN. BLDG SETBACK
REAR YARD
SETBACK PER
DESIGN
GUIDELINES
20.090.004
33'-10 3/8"VARIESPL
UNIT
UNIT
18'-9"
NOOR
AVE.
GARAGE
UNIT
±4'-11"
SIDE WALK
10'-0"35'-0"75°STREET FACING
SETBACK PER
DESIGN
GUIDELINES
20.090.00434'-1"VARIES2BUILDING C - SECTION3BUILDING C - SECTION
1" = 30'32BUILDING SECTION
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
UNIT
PEDESTRIAN CONNECTION
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
PEDESTRIAN CONNECTION
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNITPEDESTRIAN CONNECTION
PL
WATER EASEMENT
SANITARY SEWER
MEWS
AT&T FIBER OPTIC EASEMENT
COURTYARD
GARAGE
GARAGE
GARAGE 10'-2"10'-2"10'-2"3'-7"11'-2"41'-1"VARIES10'-2"10'-2"10'-2"10'-2"3'-7"11'-2"54'-5"VARIES9'-0"9'-0"UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
PL
FIRE
ACCESSCOURTYARD
GARAGE
GARAGE 10'-2"10'-2"10'-2"10'-2"3'-7"11'-2"54'-5"VARIES9'-0"9'-0"UNIT
GARAGE
ACCESS
RAMP
PL
HUNTINGTON AVE.
NOOR AVE.
UNIT UNIT
2BUIDLING SECTION
1BUIDLING SECTION
1/8" = 1'-0"33TYPICAL UNIT PLANS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
11'-0"10'-6"13'-0"24'-3"7'-6"7'-10"6'-11"14'-11"35'-0"
10'-6"13'-1"19'-0"30'-10"14'-0"8'-11"5'-7"
24'-0"
7'-8"33'-10"9'-3"8'-8"14'-9"15'-10"
B1.0 - 1 BEDROOMB2.0 - 1 BEDROOM
NET RENTABLE IS MEASURED FROM CENTERLINE OF WALL
AREA: 792 SFAREA: 784 SF
A1.0 - STUDIO
AREA: 587 SF
1/8" = 1'-0"34TYPICAL UNIT PLANS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
10'-6"9'-6"
9'-2"9'-8"22'-9"18'-10"12'-6"6'-0"6'-5"
10'-6"9'-6"
6'-1"9'-8"22'-9"18'-10"12'-6"6'-0"6'-5"
B3.0 - 1 BEDROOMB4.0 - 1 BEDROOM + DEN
NET RENTABLE IS MEASURED FROM CENTERLINE OF WALL
AREA: 872 SFAREA: 946 SF
USED IN LIEU OF B3.0 WHEN NO EGRESS/MEP @ INSIDE CORNER
1/8" = 1'-0"35TYPICAL UNIT PLANS
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
10'-6"12'-0"5'-4"5'-7"
13'-1"10'-5"12'-2"8'-1"4'-3"31'-0"34'-10"14'-0"10'-6"
13'-1"10'-5"12'-0"8'-1"4'-3"30'-10"34'-10"8'-11"5'-7"19'-2"19'-4"C1.0 - 2 BEDROOMC2.0 - 2 BEDROOM
NET RENTABLE IS MEASURED FROM CENTERLINE OF WALL
AREA: 1,133 SFAREA: 1,102 SF
NOOR AVENUERESIDENTIAL UNITUP104 SF +/- TYP.
(40SF MIN)RESIDENTIAL UNIT7'-11" +/-
(6'-0" MIN.)13'-0" +/-(6'-0" MIN.)UTILITY EASEMENT
PROPERTY LINE
COVERED STOOP,
OCCURS AT BAY WINDOWS
HUNTINGTON AVENUE
PROPERTY LINE
SIDEWALK
UP
STOOP GATE
6'-3" +/-(6'-0" MIN.)RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT
UPUP
10'-7" +/-
(6'-0" MIN.)
CEMENTITIOUS TRELLIS
66 SF +/- TYP.
(40SF MIN)
1/8" = 1'-0"36STOOP EXHIBIT
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
TYP. STOOP @ NOOR AVENUETYP. STOOP @ HUNTINGTON AVENUE
K E Y P L A N
2
1
1" = 40'-0"37BUILDING LENGTH & SEPARATION EXHIBIT
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
210'-10"
BUILDING FRONTAGE OVER 45'
HUNTINGTON AVE SANITARY SEWERWATER EASEMENTBIKE/
LOBBY
LOBBY/
MAIL
B3
872 SF
C11133 SF B1792 SFB3
872 SF
B1
792 SF
B1
792 SFC1
1133 SF
B1
792 SF
GARAGE
ACCESS
LEASING
BELOW
CAFE
BELOW
FITNESS
1856 SF
-5'-9"-5'-9"
-9'-1
-9'-1"
-11'-3"
0'-0"
0'-0"
-11'-4"
0'-0"
STUDY 7 SURFACE STALLS524'-1"
STREET FRONTAGE - PARCEL 1NOOR AVESIDE ST.COMMUNITY
GARDEN
REAR YARD SETBACK
PER DESIGN GUIDELINES
20.090.004
15'-0" MIN.60°PLPL
10'-0"35'-0"STREET FACING SETBACK
PER DESIGN GUIDELINES
20.090.004
7
5
°
10'-0"35'-0"7
5
°
15'-0" MIN.60°PLPL
125'-0"30'-0"125'-0"30'-0"125'-0"
210'-10"59'-4"72'-6"17'-1"164'-4"
BUILDING FRONTAGE BUILDING FRONTAGE BUILDING FRONTAGE
BY RIGHT PER SF PLANNING CODE 20.090.004 & 20.090.006:
375' OF BUILDING FRONTAGE OVER 45'45'-0"COMMUNITY
GARDEN45'-0"(VARIES)PROVIDED BUILDING FRONTAGE
BY RIGHT BUILDING FRONTAGE
38 WINDOW DETAIL - PLASTER, RECESSED
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
FULL BEAD OF SEALANTVINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &SEALANT, TYP.METAL PANEL -
RAINSCREEN
SYSTEM
WRBPENETRATION WRAPO/ WRB @ R.OWRAP GWB INTO JAMB(2) LAYERS 5/8"DENSGLASSJ-BEAD & 1/4" SEALANT JOINTWOOD FRAMINGWOOD FURRINGVINYL NAIL FIN WINDOWFULL BEAD OF SEALANTMETAL PANEL -RAINSCREEN SYSTEMWALL ASSEMBLY,SEE PLAN FOR TYPEBACKER ROD& SEALANT, TYP.WRB(2) LAYERS 5/8"DENSGLASSWRAP GWB INTO HEADWOOD FRAMINGWOOD FURRINGPENETRATION WRAPO/ WRB @ R.O
VINYL NAIL FIN
WINDOW 3/4" PTD WD STOOL
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
5/8" DENSGLASS
(3) COAT CEM. PLAS.
O/ METAL LATH
PLYWOOD
SHEATHING
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
J-SCREED
VINYL NAIL FINWINDOWWRAP GWB INTO JAMBBACKER ROD& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB, TYP.CEM. PLAS. FINISHJ-BEAD & 1/4" SEALANT JOINTWOOD FRAMING CORNER BEADJ-SCREEDPENETRATION WRAPO/ WRB @ R.OPLYWOOD SHEATHINGVINYL NAIL FINWINDOWBACKER ROD& SEALANT, TYP.WALLASSEMBLY,SEE PLAN FORTYPEJ-SCREEDCEM. PLAS. FINISHWRBDRIP BEAD5/8" DENSGLASSPLYWOOD SHEATHINGPENETRATION WRAPO/ WRB @ R.OWRAP GWB INTO HEADWOOD FRAMING
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW FRAME &
BACK DAM OF SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
METAL PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
(2) LAYERS 5/8"
DENSGLASS
WOOD FRAMING
WOOD FURRING
PENETRATION WRAPO/ WRB @ R.OVINYL NAIL FINWINDOWBACKER ROD& SEALANTWALLASSEMBLY,SEE PLAN FORTYPEJ-SCREEDWRBDRIP BEAD5/8" DENSGLASSWRAP GWB INTO HEAD(3) COAT CEM. PLAS.O/ METAL LATHWOOD FRAMINGVINYL NAIL FINWINDOWWRAP GWB INTO JAMBBACKER ROD& SEALANT
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB, TYP.J-BEAD & 1/4" SEALANT JOINTWOOD FRAMING CORNER BEADPENETRATION WRAP O/ WRB @ R.OJ-SCREED (3) COAT CEM. PLAS.O/ METAL LATH
VINYL NAIL FIN
WINDOW 3/4" PTD WD STOOL
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
5/8" DENSGLASS
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
PROVIDE SOLID
BLOCKING
3/4" PTD WD APRON
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
PLYWOOD
SHEATHING
CORNER BEAD
PENETRATION
WRAP O/ WRB
@ R.O
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FINWINDOWWRAP GWB INTO JAMBBACKER ROD& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRBJ-BEAD & 1/4" SEALANT JOINTWOOD FRAMING CORNER BEADSASM
PLYWOOD
SHEATHING
J-SCREED (3) COAT CEM. PLAS.O/ METAL LATHVINYL NAIL FINWINDOWBACKER ROD& SEALANT, TYP.WALLASSEMBLY,SEE PLAN FORTYPEWRBPLYWOOD SHEATHINGPENETRATION WRAPO/ WRB @ R.ODRIP BEADJ-SCREED WRAP GWB INTO HEAD(3) COAT CEM. PLAS.O/ METAL LATHWOOD FRAMINGVINYL NAIL FIN WINDOWBACKER ROD &SEALANT, TYP.METAL PANEL -RAINSCREEN SYSTEMWALL ASSEMBLY,SEE PLAN FOR TYPEWRBFULL BEAD OF SEALANTWRAP GWB INTO HEADWOOD FRAMINGWOOD FURRINGPENETRATION WRAPO/ WRB @ R.OVINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &SEALANT, TYP.
METAL PANEL -
RAINSCREEN
SYSTEM
WRBPENETRATION WRAPO/ WRB @ R.OWRAP GWB INTO JAMBFULL BEAD OF SEALANTJ-BEAD & 1/4" SEALANT JOINTWOOD FRAMINGWOOD FURRING
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
PTD GSM FLASHING
W/ HEMMED EDGE
METAL PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
5/8" DENSGLASS
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
WOOD FRAMING
WOOD FURRING
Scale
Proj No.
950 Howard StreetSan FranciscoCA 94103P. (415) 677-0966
Sheet Title
Sheet Size:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
DRAWN BY
DateIssueClient
Stamp
Consultant
6" = 1'-0"8/27/2018 6:07:32 PMA10.43
16211140 Harrison StreetSAN FRANCISCO, CAVINYL WINDOW
DETAILS
XX
6" = 1'-0"
11 WINDOW JAMB @ METAL PANEL (2HR)
6" = 1'-0"12 WINDOW HEAD @ METAL PANEL (2HR)
6" = 1'-0"
1 WINDOW SILL @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
2 WINDOW JAMB @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"3 WINDOW HEAD @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
10 WINDOW SILL @ METAL PANEL (2HR)
6" = 1'-0"6 WINDOW HEAD @ CEMENT PLASTER (2HR)
6" = 1'-0"
5 WINDOW JAMB @ CEMENT PLASTER (2HR)
6" = 1'-0"
4 WINDOW SILL @ CEMENT PLASTER (2HR)
6" = 1'-0"
7 WINDOW SILL @ CEMENT PLASTER (1HR)
6" = 1'-0"
8 WINDOW JAMB @ CEMENT PLASTER (1HR)
6" = 1'-0"9 WINDOW HEAD @ CEMENT PLASTER (1HR) 6" = 1'-0"15 WINDOW HEAD @ METAL PANEL (1HR)
6" = 1'-0"
14 WINDOW JAMB @ METAL PANEL (1HR)
6" = 1'-0"
13 WINDOW SILL @ METAL PANEL (1HR)
SD Set 3.16.18DD Set #1 4.6.18Site Permit 4.20.18DD Set #2 4.27.18DD Set #3 5.18.18CD Set #1 7.13.18CD Set #2 8.24.18
FULL BEAD OF
SEALANT
VINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &
SEALANT, TYP.
METAL PANEL -
RAINSCREEN
SYSTEM
WRB
PENETRATION
WRAP
O/ WRB @ R.O
WRAP GWB INTO JAMB
(2) LAYERS 5/8"
DENSGLASS
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
WOOD
FURRING
VINYL NAIL FIN WINDOW
FULL BEAD OF SEALANT
METAL PANEL -
RAINSCREEN
SYSTEM
WALL ASSEMBLY,
SEE PLAN FOR TYPE
BACKER ROD
& SEALANT, TYP.
WRB
(2) LAYERS 5/8"
DENSGLASS
WRAP GWB INTO HEAD
WOOD FRAMING
WOOD
FURRING
PENETRATION WRAP
O/ WRB @ R.O
VINYL NAIL FIN
WINDOW 3/4" PTD WD STOOL
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
5/8" DENSGLASS
(3) COAT CEM. PLAS.
O/ METAL LATH
PLYWOOD
SHEATHING
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
J-SCREED
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB, TYP.
CEM. PLAS. FINISH
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
CORNER BEAD
J-SCREED
PENETRATION WRAP
O/ WRB @ R.O
PLYWOOD SHEATHING
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
J-SCREED
CEM. PLAS. FINISH
WRB
DRIP BEAD
5/8" DENSGLASS
PLYWOOD
SHEATHING
PENETRATION
WRAP
O/ WRB @ R.O
WRAP GWB INTO HEAD
WOOD FRAMING
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW FRAME &
BACK DAM OF SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
METAL PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
(2) LAYERS 5/8"
DENSGLASS
WOOD FRAMING
WOOD FURRING
PENETRATION
WRAP
O/ WRB @ R.O
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
J-SCREED
WRB
DRIP BEAD
5/8" DENSGLASS
WRAP GWB INTO HEAD
(3) COAT CEM. PLAS.
O/ METAL LATH
WOOD FRAMING
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB, TYP.
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
CORNER BEAD
PENETRATION
WRAP O/ WRB
@ R.O
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW 3/4" PTD WD STOOL
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
5/8" DENSGLASS
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
PROVIDE SOLID
BLOCKING
3/4" PTD WD APRON
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
PLYWOOD
SHEATHING
CORNER BEAD
PENETRATION
WRAP O/ WRB
@ R.O
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
CORNER BEAD
SASM
PLYWOOD
SHEATHING
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
PLYWOOD
SHEATHING
PENETRATION
WRAP
O/ WRB @ R.O
DRIP BEAD
J-SCREED
WRAP GWB INTO HEAD
(3) COAT CEM. PLAS.
O/ METAL LATH
WOOD FRAMING
VINYL NAIL FIN WINDOW
BACKER ROD &
SEALANT, TYP.
METAL PANEL -
RAINSCREEN SYSTEM
WALL ASSEMBLY,
SEE PLAN FOR TYPE
WRB
FULL BEAD OF SEALANT
WRAP GWB INTO HEAD
WOOD FRAMING
WOOD
FURRING
PENETRATION WRAP
O/ WRB @ R.O
VINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &
SEALANT, TYP.
METAL PANEL -
RAINSCREEN
SYSTEM
WRB
PENETRATION
WRAP
O/ WRB @ R.O
WRAP GWB INTO JAMB
FULL BEAD OF
SEALANT
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
WOOD
FURRING
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
PTD GSM FLASHING
W/ HEMMED EDGE
METAL PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
5/8" DENSGLASS
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
WOOD FRAMING
WOOD FURRING
Scale
Proj No.
950 Howard StreetSan FranciscoCA 94103P. (415) 677-0966
Sheet Title
Sheet Size:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
DRAWN BY
DateIssue
Client
Stamp
Consultant
6" = 1'-0"8/27/2018 6:07:32 PMA10.43
16211140 Harrison StreetSAN FRANCISCO, CAVINYL WINDOW
DETAILS
XX
6" = 1'-0"
11 WINDOW JAMB @ METAL PANEL (2HR)
6" = 1'-0"
12 WINDOW HEAD @ METAL PANEL (2HR)
6" = 1'-0"
1 WINDOW SILL @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
2 WINDOW JAMB @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
3 WINDOW HEAD @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
10 WINDOW SILL @ METAL PANEL (2HR)
6" = 1'-0"
6 WINDOW HEAD @ CEMENT PLASTER (2HR)
6" = 1'-0"
5 WINDOW JAMB @ CEMENT PLASTER (2HR)
6" = 1'-0"
4 WINDOW SILL @ CEMENT PLASTER (2HR)
6" = 1'-0"
7 WINDOW SILL @ CEMENT PLASTER (1HR)
6" = 1'-0"
8 WINDOW JAMB @ CEMENT PLASTER (1HR)
6" = 1'-0"
9 WINDOW HEAD @ CEMENT PLASTER (1HR)
6" = 1'-0"
15 WINDOW HEAD @ METAL PANEL (1HR)
6" = 1'-0"
14 WINDOW JAMB @ METAL PANEL (1HR)
6" = 1'-0"
13 WINDOW SILL @ METAL PANEL (1HR)
SD Set 3.16.18
DD Set #1 4.6.18
Site Permit 4.20.18
DD Set #2 4.27.18
DD Set #3 5.18.18
CD Set #1 7.13.18
CD Set #2 8.24.18
FULL BEAD OF
SEALANT
VINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &
SEALANT, TYP.
METAL PANEL -
RAINSCREEN
SYSTEM
WRB
PENETRATION
WRAP
O/ WRB @ R.O
WRAP GWB INTO JAMB
(2) LAYERS 5/8"
DENSGLASS
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
WOOD
FURRING
VINYL NAIL FIN WINDOW
FULL BEAD OF SEALANTMETAL PANEL -RAINSCREEN SYSTEMWALL ASSEMBLY,SEE PLAN FOR TYPEBACKER ROD& SEALANT, TYP.WRB(2) LAYERS 5/8"DENSGLASS
WRAP GWB INTO HEAD
WOOD FRAMINGWOOD FURRINGPENETRATION WRAPO/ WRB @ R.O
VINYL NAIL FIN
WINDOW 3/4" PTD WD STOOL
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
5/8" DENSGLASS
(3) COAT CEM. PLAS.
O/ METAL LATH
PLYWOOD
SHEATHING
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
J-SCREED
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB, TYP.
CEM. PLAS. FINISH
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
CORNER BEAD
J-SCREED
PENETRATION WRAP
O/ WRB @ R.O
PLYWOOD SHEATHING
VINYL NAIL FIN
WINDOW
BACKER ROD& SEALANT, TYP.WALLASSEMBLY,SEE PLAN FORTYPEJ-SCREEDCEM. PLAS. FINISHWRBDRIP BEAD5/8" DENSGLASSPLYWOOD SHEATHINGPENETRATION WRAPO/ WRB @ R.O
WRAP GWB INTO HEAD
WOOD FRAMING
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW FRAME &
BACK DAM OF SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
METAL PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
(2) LAYERS 5/8"
DENSGLASS
WOOD FRAMING
WOOD FURRING
PENETRATION WRAPO/ WRB @ R.O
VINYL NAIL FIN
WINDOW
BACKER ROD& SEALANTWALLASSEMBLY,SEE PLAN FORTYPEJ-SCREEDWRBDRIP BEAD5/8" DENSGLASS
WRAP GWB INTO HEAD
(3) COAT CEM. PLAS.O/ METAL LATHWOOD FRAMING
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB, TYP.
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
CORNER BEAD
PENETRATION
WRAP O/ WRB
@ R.O
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW 3/4" PTD WD STOOL
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
5/8" DENSGLASS
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
PROVIDE SOLID
BLOCKING
3/4" PTD WD APRON
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD
& SEALANT, TYP.
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WOOD FRAMING
PLYWOOD
SHEATHING
CORNER BEAD
PENETRATION
WRAP O/ WRB
@ R.O
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
CORNER BEAD
SASM
PLYWOOD
SHEATHING
J-SCREED
(3) COAT CEM. PLAS.
O/ METAL LATH
VINYL NAIL FIN
WINDOW
BACKER ROD& SEALANT, TYP.WALLASSEMBLY,SEE PLAN FORTYPEWRBPLYWOOD SHEATHINGPENETRATION WRAPO/ WRB @ R.ODRIP BEADJ-SCREED
WRAP GWB INTO HEAD
(3) COAT CEM. PLAS.O/ METAL LATHWOOD FRAMING
VINYL NAIL FIN WINDOW
BACKER ROD &SEALANT, TYP.METAL PANEL -RAINSCREEN SYSTEMWALL ASSEMBLY,SEE PLAN FOR TYPEWRB
FULL BEAD OF SEALANT
WRAP GWB INTO HEAD
WOOD FRAMINGWOOD FURRINGPENETRATION WRAPO/ WRB @ R.O
VINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &
SEALANT, TYP.
METAL PANEL -
RAINSCREEN
SYSTEM
WRB
PENETRATION
WRAP
O/ WRB @ R.O
WRAP GWB INTO JAMB
FULL BEAD OF
SEALANT
J-BEAD &
1/4" SEALANT JOINT
WOOD FRAMING
WOOD
FURRING
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PAN
GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
PTD GSM FLASHING
W/ HEMMED EDGE
METAL PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
5/8" DENSGLASS
3/4" PTD WD STOOL
3/4" PTD WD APRON
PROVIDE SOLID
BLOCKING
WOOD FRAMING
WOOD FURRING
Scale
Proj No.
950 Howard StreetSan FranciscoCA 94103P. (415) 677-0966
Sheet Title
Sheet Size:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
DRAWN BY
DateIssue
Client
Stamp
Consultant
6" = 1'-0"8/27/2018 6:07:32 PMA10.43
16211140 Harrison StreetSAN FRANCISCO, CAVINYL WINDOW
DETAILS
XX
6" = 1'-0"
11 WINDOW JAMB @ METAL PANEL (2HR)
6" = 1'-0"
12 WINDOW HEAD @ METAL PANEL (2HR)
6" = 1'-0"
1 WINDOW SILL @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
2 WINDOW JAMB @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
3 WINDOW HEAD @ CEMENT PLASTER (2HR FULL WRAP)
6" = 1'-0"
10 WINDOW SILL @ METAL PANEL (2HR)
6" = 1'-0"
6 WINDOW HEAD @ CEMENT PLASTER (2HR)
6" = 1'-0"
5 WINDOW JAMB @ CEMENT PLASTER (2HR)
6" = 1'-0"
4 WINDOW SILL @ CEMENT PLASTER (2HR)
6" = 1'-0"
7 WINDOW SILL @ CEMENT PLASTER (1HR)
6" = 1'-0"
8 WINDOW JAMB @ CEMENT PLASTER (1HR)
6" = 1'-0"
9 WINDOW HEAD @ CEMENT PLASTER (1HR)
6" = 1'-0"
15 WINDOW HEAD @ METAL PANEL (1HR)
6" = 1'-0"
14 WINDOW JAMB @ METAL PANEL (1HR)
6" = 1'-0"
13 WINDOW SILL @ METAL PANEL (1HR)
SD Set 3.16.18
DD Set #1 4.6.18
Site Permit 4.20.18
DD Set #2 4.27.18
DD Set #3 5.18.18
CD Set #1 7.13.18
CD Set #2 8.24.18
WINDOW SILL DETAILWINDOW JAMB DETAILWINDOW HEAD DETAIL
WINDOW
AA
AS NOTED
DETAILS
A10.41NOTE: REFER TO A10.00 FOR WALL ASSEMBLIES AND LOCATIONS OF RIGID INSULATION.
2
6" = 1'-0"
WINDOW JAMB @ CEMENT PLASTER, TYP.
3
6" = 1'-0"
WINDOW HEAD @ CEMENT PLASTER, TYP.
1
6" = 1'-0"
WINDOW SILL @ CEMENT PLASTER, TYP.9" MIN.WRB O/ GSM
FLASHING & LEG
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
PENETRATION
WRAP O/ WRB @
R.O.
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
FULL BEAD OF
SEALANT
HEAD
FLASHING SET
IN SEALANT @
WDW. FRAME.
CEMENT
PLASTER FINISH
SYSTEM
J-MOLDING WEEP
WRB
VINYL NAIL FIN
WINDOW
9"6"GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF
SEALANT BTWN
WINDOW FRAME &
BACK DAM OF SILL
PAN
9
6" = 1'-0"
WINDOW SILL @ VERTICAL CEMENTITIOUS SIDING, TYP.
VINYL NAIL FIN WINDOW
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WRB, TYP.
SEAL WRB TO NAIL FIN
2x4" FIBER CEMENT
TRIM
PENETRATION WRAP
@ R.O.
SEALANT
BACKER ROD &
SEALANT, TYP.
10
6" = 1'-0"
WINDOW JAMB @ VERTICAL CEMENTITIOUS SIDING, TYP.
HEAD FLASHING
SET IN SEALANT
@ WDW. FRAME
VINYL NAIL FIN
WINDOW
2x4" FIBER CEMENT
TRIM
WRB O/ GSM
FLASHING LEG
PENETRATION WRAP
@ R.O.9" MIN.SLOPED GSM
FLASHING O/ TRIM
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WRB O/ GSM
FLASHING & LEG
BACKER ROD &
SEALANT, TYP.
11
6" = 1'-0"
WINDOW HEAD @ VERTICAL CEMENTITIOUS SIDING, TYP.
WRB
VINYL NAIL FIN
WINDOW
9"6"5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PANGSM. SILL PAN
FLASHING, TYP.
PENETRATION
WRAP O/ WRB @
R.O.
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
2x4" FIBER
CEMENT TRIM
SEALANT
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
SEALANT
SEALANT
WRB
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
PLANNING
RESUBMIT.
PLANNING
RESUBMIT 2
ZA PACKAGE
10.02.15
12.07.15
02.08.16
1440
DD#1 03.15.16
DD#2 04.13.16
DD 100%05.04.16
CD#1 06.08.16
CD#2/ FOUNDATION 07.07.16
CD#3
SUPERSTRUCTURE
08.05.16
FOUNDATION
RESUBMIT 1
09.07.16
FOUNDATION/
GARAGE GMP
09.12.16
FOUNDATION/
GARAGE PERMIT
10.27.16
SUPERSTRUCTURE
RESUBMIT 2 / GMP
11.07.16
GARAGE RESUBMIT 12.02.16
GARAGE RESUBMIT 01.13.17
No. C27221
ASI 2 02.17.17
SUPERSTRUCTURE
RESUBMIT
(NOT ISSUED)
05.05.17
SUPERSTRUCTURE
RESUBMIT
05.05.17
SUPERSTRUCTURE
RESUBMIT 2
05.31.17
ASI 9 10.24.17
ASI 13 - CSG 01.19.1813
WINDOW
AA
AS NOTED
DETAILS
A10.41NOTE: REFER TO A10.00 FOR WALL ASSEMBLIES AND LOCATIONS OF RIGID INSULATION.
2
6" = 1'-0"
WINDOW JAMB @ CEMENT PLASTER, TYP.
3
6" = 1'-0"
WINDOW HEAD @ CEMENT PLASTER, TYP.
1
6" = 1'-0"
WINDOW SILL @ CEMENT PLASTER, TYP.9" MIN.WRB O/ GSM FLASHING & LEG
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
PENETRATIONWRAP O/ WRB @ R.O.WALL ASSEMBLY, SEE PLAN FOR TYPE
FULL BEAD OF
SEALANT
HEAD FLASHING SET IN SEALANT @
WDW. FRAME.
CEMENT PLASTER FINISH SYSTEMJ-MOLDING WEEP
WRB
VINYL NAIL FIN
WINDOW
9"6"GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF
SEALANT BTWN
WINDOW FRAME &
BACK DAM OF SILL
PAN
9
6" = 1'-0"
WINDOW SILL @ VERTICAL CEMENTITIOUS SIDING, TYP.
VINYL NAIL FIN WINDOW
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WRB, TYP.
SEAL WRB TO NAIL FIN
2x4" FIBER CEMENT
TRIM
PENETRATION WRAP
@ R.O.
SEALANT
BACKER ROD &
SEALANT, TYP.
10
6" = 1'-0"
WINDOW JAMB @ VERTICAL CEMENTITIOUS SIDING, TYP.
HEAD FLASHING SET IN SEALANT
@ WDW. FRAME
VINYL NAIL FIN
WINDOW
2x4" FIBER CEMENT TRIMWRB O/ GSM FLASHING LEGPENETRATION WRAP @ R.O.9" MIN.SLOPED GSM FLASHING O/ TRIMFIBER CEMENT SIDING O/ 3/4" FURRINGWRB O/ GSM FLASHING & LEG BACKER ROD & SEALANT, TYP.
11
6" = 1'-0"
WINDOW HEAD @ VERTICAL CEMENTITIOUS SIDING, TYP.
WRB
VINYL NAIL FIN
WINDOW
9"6"5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PANGSM. SILL PAN
FLASHING, TYP.
PENETRATION
WRAP O/ WRB @
R.O.
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
2x4" FIBER
CEMENT TRIM
SEALANT
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
WALL ASSEMBLY, SEE PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
SEALANT
SEALANT
WRB
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
PLANNING
RESUBMIT.
PLANNING
RESUBMIT 2
ZA PACKAGE
10.02.15
12.07.15
02.08.16
1440
DD#1 03.15.16
DD#2 04.13.16
DD 100%05.04.16
CD#1 06.08.16
CD#2/ FOUNDATION 07.07.16
CD#3
SUPERSTRUCTURE
08.05.16
FOUNDATION
RESUBMIT 1
09.07.16
FOUNDATION/
GARAGE GMP
09.12.16
FOUNDATION/
GARAGE PERMIT
10.27.16
SUPERSTRUCTURE
RESUBMIT 2 / GMP
11.07.16
GARAGE RESUBMIT 12.02.16
GARAGE RESUBMIT 01.13.17
No. C27221
ASI 2 02.17.17
SUPERSTRUCTURE
RESUBMIT
(NOT ISSUED)
05.05.17
SUPERSTRUCTURE
RESUBMIT
05.05.17
SUPERSTRUCTURE
RESUBMIT 2
05.31.17
ASI 9 10.24.17
ASI 13 - CSG 01.19.1813
39WINDOW DETAIL - PLASTER, NON-RECESSED
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
WINDOW
AA
AS NOTED
DETAILS
A10.41NOTE: REFER TO A10.00 FOR WALL ASSEMBLIES AND LOCATIONS OF RIGID INSULATION.
2
6" = 1'-0"
WINDOW JAMB @ CEMENT PLASTER, TYP.
36" = 1'-0"WINDOW HEAD @ CEMENT PLASTER, TYP.
1
6" = 1'-0"
WINDOW SILL @ CEMENT PLASTER, TYP.9" MIN.WRB O/ GSM FLASHING & LEG VINYL NAIL FINWINDOWBACKER ROD & SEALANTPENETRATIONWRAP O/ WRB @ R.O.WALL ASSEMBLY, SEE PLAN FOR TYPEFULL BEAD OF SEALANTHEAD FLASHING SET IN SEALANT @ WDW. FRAME. CEMENT PLASTER FINISH SYSTEMJ-MOLDING WEEP
WRB
VINYL NAIL FIN
WINDOW
9"6"GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF
SEALANT BTWN
WINDOW FRAME &
BACK DAM OF SILL
PAN
9
6" = 1'-0"
WINDOW SILL @ VERTICAL CEMENTITIOUS SIDING, TYP.
VINYL NAIL FIN WINDOWFIBER CEMENT
SIDING O/ 3/4"
FURRING
WRB, TYP.
SEAL WRB TO NAIL FIN2x4" FIBER CEMENT TRIMPENETRATION WRAP@ R.O.SEALANTBACKER ROD & SEALANT, TYP.
10
6" = 1'-0"
WINDOW JAMB @ VERTICAL CEMENTITIOUS SIDING, TYP.
HEAD FLASHING SET IN SEALANT @ WDW. FRAMEVINYL NAIL FINWINDOW2x4" FIBER CEMENT TRIMWRB O/ GSM FLASHING LEGPENETRATION WRAP @ R.O.9" MIN.SLOPED GSM FLASHING O/ TRIMFIBER CEMENT SIDING O/ 3/4" FURRINGWRB O/ GSM FLASHING & LEG BACKER ROD & SEALANT, TYP.116" = 1'-0"WINDOW HEAD @ VERTICAL CEMENTITIOUS SIDING, TYP.
WRB
VINYL NAIL FIN
WINDOW
9"6"5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PANGSM. SILL PAN
FLASHING, TYP.
PENETRATION
WRAP O/ WRB @
R.O.
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
2x4" FIBER
CEMENT TRIM
SEALANT
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
WALL ASSEMBLY, SEE PLAN FOR TYPE 5/8" GYP BD. FULL BEAD OF SEALANT BTWN WINDOW FRAME & BACK DAM OF SILL PAN5/8" GYP BD. FULL BEAD OF SEALANT BTWN WINDOW FRAME & BACK DAM OF SILL PANSEALANT
SEALANT
WRBVINYL NAIL FINWINDOWBACKER ROD & SEALANTJ-MOLDINGCEMENT PLASTER FINISH SYSTEMPENETRATIONWRAP O/ WRB @ R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
PLANNING RESUBMIT.PLANNINGRESUBMIT 2ZA PACKAGE 10.02.1512.07.1502.08.16
1440
DD#1 03.15.16DD#2 04.13.16
DD 100%05.04.16
CD#1 06.08.16
CD#2/ FOUNDATION 07.07.16
CD#3
SUPERSTRUCTURE
08.05.16
FOUNDATION
RESUBMIT 1
09.07.16
FOUNDATION/
GARAGE GMP
09.12.16
FOUNDATION/
GARAGE PERMIT
10.27.16
SUPERSTRUCTURE
RESUBMIT 2 / GMP
11.07.16
GARAGE RESUBMIT 12.02.16
GARAGE RESUBMIT 01.13.17
No. C27221
ASI 2 02.17.17
SUPERSTRUCTURE
RESUBMIT
(NOT ISSUED)
05.05.17
SUPERSTRUCTURE
RESUBMIT
05.05.17
SUPERSTRUCTURE
RESUBMIT 2
05.31.17
ASI 9 10.24.17
ASI 13 - CSG 01.19.1813
WINDOW SILL DETAILWINDOW JAMB DETAILWINDOW HEAD DETAIL
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW FRAME &
BACK DAM OFSILL PAN
BACKER ROD
& SEALANT, TYP.
3/4" PTD WD STOOL
3/4" PTD WD APRON
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
FIBER CEMENT
PANEL
1 1/2" X 3"
CONTINUOUS
1/4" ALUMINUM
EXTRUSION, PRE
FINISHED TO MATCH
WINDOW
FURRING STRIPS
PROVIDE SOLID
BLOCKING
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
FIBER
CEMENT
PANEL
FURRING STRIPS
PENETRATION WRAP
O/ WRB @ R.O
FULL BEAD OF
SEALANT
J-BEAD &
1/4" SEALANT JOINT
WRAP GWB INTO JAMB
VINYL NAIL FIN
WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
FIBER CEMENT
PANEL
FURRING STRIPS
WRB
BACKER ROD
& SEALANT, TYP.
PENETRATION WRAP
O/ WRB @ R.O
METAL FRAMING
FULL BEAD OF
SEALANT
WRAP GWB INTO HEAD
FULL BEAD OF
SEALANT
VINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &
SEALANT, TYP.
METAL PANEL -
RAINSCREEN
SYSTEM
WRB
PENETRATION WRAP
O/ WRB @ R.O
J-BEAD &
1/4" SEALANT JOINT
METAL FRAMING
1" RIGID INSULATION
WOOD FURRING
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PANVINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
METAL
PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
PROVIDE SOLID
BLOCKING
3/4" PTD WD STOOL
3/4" PTD WD APRON
METAL FRAMING
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
1" RIGID
INSULATION
WOOD FURRING
VINYL NAIL FIN WINDOW
METAL PANEL -
RAINSCREEN
SYSTEM
WALL ASSEMBLY,
SEE PLAN FOR TYPE
BACKER ROD
& SEALANT, TYP.
PENETRATION WRAP
O/ WRB @ R.O
WRB
WRAP GWB INTO HEAD
FULL BEAD OF
SEALANT
METAL FRAMING
WOOD FURRING
WRAP GWB INTO HEAD
WALL ASSEMBLY,
SEE PLAN FOR TYPE
TILE O/ SCRATCH
AND BROWN COAT
O/ METAL LATH
WRB
PENETRATION WRAP
O/ WRB @ R.O
VINYL NAIL FIN WINDOW
METAL FRAMING
PLY WOOD SHEATHING
BACKER ROD &
SEALANT, TYP.
METAL FRAMING
WRAP GWB INTO JAMB
VINYL NAIL FIN
WINDOW
METAL FRAMING
WRB
1" RIGID INSULATION
PLYWOOD
SHEATHING
TILE O/ SCRATCH
AND BROWN COAT
O/ METAL LATH
WALL ASSEMBLY,
SEE PLAN FOR TYPE
BACKER ROD &
SEALANT, TYP.
PENETRATION WRAP
O/ WRB @ R.O
J-BEAD & 1/4" SEALANT JOINT
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PAN
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD &
SEALANT
TILE O/ SCRATCH
AND BROWN COAT
O/ METAL LATH
1" RIGID INSULATION
PLYWOOD
SHEATHING
METAL FRAMING
VINYL NAIL FIN
WINDOW
3/4" PTD WD STOOL
3/4" PTD WD APRON
PENETRATION WRAP
O/ WRB @ R.O
PROVIDE SOLID
BLOCKING
VINYL NAIL FIN
WINDOW
PENETRATION WRAP
O/ WRB @ R.O
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
DRIP BEAD
WRB
1" RIGID INSULATION
PLYWOOD
SHEATHING
WRAP GWB INTO HEAD
BACKER ROD &
SEALANT, TYP.
(3) COAT CEM. PLAS.
O/ METAL LATH
METAL FRAMING
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
1" RIGID INSULATION
METAL FRAMING
PENETRATION WRAP
O/ WRB @ R.O
PLYWOOD
SHEATHING
CORNER BEAD
(3) COAT CEM. PLAS.
O/ METAL LATH
J-BEAD &
1/4" SEALANT JOINT
1" RIGID INSULATION
VINYL NAIL FIN
WINDOW 3/4" MDF WINDOW SILL, PTD OR AS
SPECIFIED IN INTERIOR DRAWINGS
-GC TO BLOCK SILL WITHOUT ANY
BENDING AT SILL
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
METAL FRAMING
PLYWOOD
SHEATHING
WRB
(3) COAT CEM. PLAS.
O/ METAL LATH
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
GSM. SILL W/ END
DAMS, SET IN BED OF
SEALANT
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
PROVIDE SOLID BLOCKING
Scale
Proj No.
950 Howard StreetSan FranciscoCA 94103P. (415) 677-0966
Sheet Title
Sheet Size:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
DRAWN BY
DateIssue
Client
Stamp
Consultant
6" = 1'-0"8/27/2018 6:07:41 PMA10.45
16211140 Harrison StreetSAN FRANCISCO, CAVINYL WINDOW
DETAILS
XX
6" = 1'-0"
7 WINDOW SILL @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
8 WINDOW JAMB @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
9 WINDOW HEAD @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
5 WINDOW JAMB @ METAL PANEL (1HR)
6" = 1'-0"
4 WINDOW SILL @ METAL PANEL (1HR)
6" = 1'-0"
6 WINDOW HEAD @ METAL PANEL (1HR)
6" = 1'-0"
12 WINDOW HEAD @ TILE VENEER (1HR)
6" = 1'-0"
11 WINDOW JAMB @ TILE VENEER (1HR)
6" = 1'-0"
10 WINDOW SILL @ TILE VENEER (1HR)
6" = 1'-0"
3 WINDOW HEAD @ CEMENT PLASTER (1HR FULL WRAP)
6" = 1'-0"
2 WINDOW JAMB @ CEMENT PLASTER (1HR FULL WRAP)
6" = 1'-0"
1 WINDOW SILL @ CEMENT PLASTER (1HR FULL WRAP)
SD Set 3.16.18
DD Set #1 4.6.18
Site Permit 4.20.18
DD Set #2 4.27.18
DD Set #3 5.18.18
CD Set #1 7.13.18
CD Set #2 8.24.18
40WINDOW DETAIL - BRICK, RECESSED
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW FRAME &
BACK DAM OFSILL PAN
BACKER ROD
& SEALANT, TYP.
3/4" PTD WD STOOL
3/4" PTD WD APRON
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
FIBER CEMENT
PANEL
1 1/2" X 3"
CONTINUOUS
1/4" ALUMINUM
EXTRUSION, PRE
FINISHED TO MATCH
WINDOW
FURRING STRIPS
PROVIDE SOLID
BLOCKING
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
FIBER
CEMENT
PANEL
FURRING STRIPS
PENETRATION WRAP
O/ WRB @ R.O
FULL BEAD OF
SEALANT
J-BEAD &
1/4" SEALANT JOINT
WRAP GWB INTO JAMB
VINYL NAIL FIN
WINDOW
WALLASSEMBLY,SEE PLAN FORTYPEFIBER CEMENTPANELFURRING STRIPSWRB
BACKER ROD
& SEALANT, TYP.
PENETRATION WRAP O/ WRB @ R.OMETAL FRAMINGFULL BEAD OF SEALANT
WRAP GWB INTO HEAD
FULL BEAD OF
SEALANT
VINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &
SEALANT, TYP.
METAL PANEL -
RAINSCREEN
SYSTEM
WRB
PENETRATION WRAP
O/ WRB @ R.O
J-BEAD &
1/4" SEALANT JOINT
METAL FRAMING
1" RIGID INSULATION
WOOD FURRING
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PANVINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
METAL
PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
PROVIDE SOLID
BLOCKING
3/4" PTD WD STOOL
3/4" PTD WD APRON
METAL FRAMING
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
1" RIGID
INSULATION
WOOD FURRING
VINYL NAIL FIN WINDOW
METAL PANEL -RAINSCREENSYSTEMWALL ASSEMBLY,SEE PLAN FOR TYPE
BACKER ROD
& SEALANT, TYP.
PENETRATION WRAPO/ WRB @ R.OWRB
WRAP GWB INTO HEAD
FULL BEAD OF SEALANTMETAL FRAMINGWOOD FURRING
WRAP GWB INTO HEAD
WALL ASSEMBLY,SEE PLAN FOR TYPETILE O/ SCRATCH AND BROWN COATO/ METAL LATHWRBPENETRATION WRAP O/ WRB @ R.O
VINYL NAIL FIN WINDOW
METAL FRAMINGPLY WOOD SHEATHINGBACKER ROD & SEALANT, TYP.METAL FRAMING
WRAP GWB INTO JAMB
VINYL NAIL FIN
WINDOW
METAL FRAMING
WRB
1" RIGID INSULATION
PLYWOOD
SHEATHING
TILE O/ SCRATCH
AND BROWN COAT
O/ METAL LATH
WALL ASSEMBLY,
SEE PLAN FOR TYPE
BACKER ROD &
SEALANT, TYP.
PENETRATION WRAP
O/ WRB @ R.O
J-BEAD & 1/4" SEALANT JOINT
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PAN
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD &
SEALANT
TILE O/ SCRATCH
AND BROWN COAT
O/ METAL LATH
1" RIGID INSULATION
PLYWOOD
SHEATHING
METAL FRAMING
VINYL NAIL FIN
WINDOW
3/4" PTD WD STOOL
3/4" PTD WD APRON
PENETRATION WRAP
O/ WRB @ R.O
PROVIDE SOLID
BLOCKING
VINYL NAIL FIN
WINDOW
PENETRATION WRAPO/ WRB @ R.OWALLASSEMBLY,SEE PLAN FORTYPEDRIP BEADWRB1" RIGID INSULATIONPLYWOOD SHEATHING
WRAP GWB INTO HEAD
BACKER ROD & SEALANT, TYP.(3) COAT CEM. PLAS.O/ METAL LATHMETAL FRAMING
VINYL NAIL FIN
WINDOW
WRAP GWB INTO JAMB
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
1" RIGID INSULATION
METAL FRAMING
PENETRATION WRAP
O/ WRB @ R.O
PLYWOOD
SHEATHING
CORNER BEAD
(3) COAT CEM. PLAS.
O/ METAL LATH
J-BEAD &
1/4" SEALANT JOINT
1" RIGID INSULATION
VINYL NAIL FIN
WINDOW 3/4" MDF WINDOW SILL, PTD OR AS
SPECIFIED IN INTERIOR DRAWINGS
-GC TO BLOCK SILL WITHOUT ANY
BENDING AT SILL
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
METAL FRAMING
PLYWOOD
SHEATHING
WRB
(3) COAT CEM. PLAS.
O/ METAL LATH
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
GSM. SILL W/ END
DAMS, SET IN BED OF
SEALANT
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
PROVIDE SOLID BLOCKING
Scale
Proj No.
950 Howard StreetSan FranciscoCA 94103P. (415) 677-0966
Sheet Title
Sheet Size:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
DRAWN BY
DateIssue
Client
Stamp
Consultant
6" = 1'-0"8/27/2018 6:07:41 PMA10.45
16211140 Harrison StreetSAN FRANCISCO, CAVINYL WINDOW
DETAILS
XX
6" = 1'-0"
7 WINDOW SILL @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
8 WINDOW JAMB @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
9 WINDOW HEAD @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
5 WINDOW JAMB @ METAL PANEL (1HR)
6" = 1'-0"
4 WINDOW SILL @ METAL PANEL (1HR)
6" = 1'-0"
6 WINDOW HEAD @ METAL PANEL (1HR)
6" = 1'-0"
12 WINDOW HEAD @ TILE VENEER (1HR)
6" = 1'-0"
11 WINDOW JAMB @ TILE VENEER (1HR)
6" = 1'-0"
10 WINDOW SILL @ TILE VENEER (1HR)
6" = 1'-0"
3 WINDOW HEAD @ CEMENT PLASTER (1HR FULL WRAP)
6" = 1'-0"
2 WINDOW JAMB @ CEMENT PLASTER (1HR FULL WRAP)
6" = 1'-0"
1 WINDOW SILL @ CEMENT PLASTER (1HR FULL WRAP)
SD Set 3.16.18
DD Set #1 4.6.18
Site Permit 4.20.18
DD Set #2 4.27.18
DD Set #3 5.18.18
CD Set #1 7.13.18
CD Set #2 8.24.18
VINYL NAIL FIN
WINDOW
FULL BEAD OF SEALANT
BETWEEN WINDOW FRAME &
BACK DAM OFSILL PAN
BACKER ROD
& SEALANT, TYP.
3/4" PTD WD STOOL
3/4" PTD WD APRON
WRB
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
FIBER CEMENT
PANEL
1 1/2" X 3"
CONTINUOUS
1/4" ALUMINUM
EXTRUSION, PRE
FINISHED TO MATCH
WINDOW
FURRING STRIPS
PROVIDE SOLID
BLOCKING
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
VINYL NAIL FINWINDOWBACKER ROD& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
FIBER CEMENTPANELFURRING STRIPSPENETRATION WRAP O/ WRB @ R.OFULL BEAD OF SEALANTJ-BEAD & 1/4" SEALANT JOINTWRAP GWB INTO JAMBVINYL NAIL FINWINDOWWALLASSEMBLY,SEE PLAN FORTYPEFIBER CEMENTPANELFURRING STRIPSWRBBACKER ROD& SEALANT, TYP.PENETRATION WRAP O/ WRB @ R.OMETAL FRAMINGFULL BEAD OF SEALANTWRAP GWB INTO HEAD FULL BEAD OF SEALANTVINYL NAIL FIN WINDOW
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
BACKER ROD &SEALANT, TYP.METAL PANEL -
RAINSCREEN
SYSTEM
WRBPENETRATION WRAPO/ WRB @ R.OJ-BEAD & 1/4" SEALANT JOINTMETAL FRAMING1" RIGID INSULATIONWOOD FURRING
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PANVINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
METAL
PANEL -
RAINSCREEN
SYSTEM
PENETRATION WRAP
O/ WRB @ R.O
PTD GSM FLASHING
W/ HEMMED EDGE
PROVIDE SOLID
BLOCKING
3/4" PTD WD STOOL
3/4" PTD WD APRON
METAL FRAMING
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
1" RIGID
INSULATION
WOOD FURRING
VINYL NAIL FIN WINDOWMETAL PANEL -RAINSCREENSYSTEMWALL ASSEMBLY,SEE PLAN FOR TYPEBACKER ROD& SEALANT, TYP.PENETRATION WRAPO/ WRB @ R.OWRBWRAP GWB INTO HEADFULL BEAD OF SEALANTMETAL FRAMINGWOOD FURRINGWRAP GWB INTO HEADWALL ASSEMBLY,SEE PLAN FOR TYPETILE O/ SCRATCH AND BROWN COATO/ METAL LATHWRBPENETRATION WRAP O/ WRB @ R.OVINYL NAIL FIN WINDOWMETAL FRAMINGPLY WOOD SHEATHINGBACKER ROD & SEALANT, TYP.METAL FRAMINGWRAP GWB INTO JAMBVINYL NAIL FIN WINDOWMETAL FRAMINGWRB1" RIGID INSULATIONPLYWOOD SHEATHINGTILE O/ SCRATCH AND BROWN COATO/ METAL LATH
WALL ASSEMBLY,
SEE PLAN FOR TYPE
BACKER ROD & SEALANT, TYP.PENETRATION WRAP O/ WRB @ R.OJ-BEAD & 1/4" SEALANT JOINT
FULL BEAD OF SEALANT
BETWEEN WINDOW
FRAME & BACK DAM OF
SILL PAN
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
GSM SILL W/ END
DAMS, SET IN BED OF
SEALANT
BACKER ROD &
SEALANT
TILE O/ SCRATCH
AND BROWN COAT
O/ METAL LATH
1" RIGID INSULATION
PLYWOOD
SHEATHING
METAL FRAMING
VINYL NAIL FIN
WINDOW
3/4" PTD WD STOOL
3/4" PTD WD APRON
PENETRATION WRAP
O/ WRB @ R.O
PROVIDE SOLID
BLOCKING
VINYL NAIL FINWINDOWPENETRATION WRAPO/ WRB @ R.OWALLASSEMBLY,SEE PLAN FORTYPEDRIP BEADWRB1" RIGID INSULATIONPLYWOOD SHEATHINGWRAP GWB INTO HEADBACKER ROD & SEALANT, TYP.(3) COAT CEM. PLAS.O/ METAL LATHMETAL FRAMING VINYL NAIL FINWINDOWWRAP GWB INTO JAMBBACKER ROD& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
WRB
1" RIGID INSULATIONMETAL FRAMING PENETRATION WRAPO/ WRB @ R.OPLYWOODSHEATHINGCORNER BEAD(3) COAT CEM. PLAS.O/ METAL LATHJ-BEAD & 1/4" SEALANT JOINT
1" RIGID INSULATION
VINYL NAIL FIN
WINDOW 3/4" MDF WINDOW SILL, PTD OR AS
SPECIFIED IN INTERIOR DRAWINGS
-GC TO BLOCK SILL WITHOUT ANY
BENDING AT SILL
BACKER ROD
& SEALANT, TYP.
WALL
ASSEMBLY,
SEE PLAN FOR
TYPE
METAL FRAMING
PLYWOOD
SHEATHING
WRB
(3) COAT CEM. PLAS.
O/ METAL LATH
CORNER BEAD
PENETRATION WRAP
O/ WRB @ R.O
GSM. SILL W/ END
DAMS, SET IN BED OF
SEALANT
FULL BEAD OF SEALANT BETWEEN
WINDOW FRAME & BACK DAM OF
SILL PAN
PROVIDE SOLID BLOCKING
Scale
Proj No.
950 Howard StreetSan FranciscoCA 94103P. (415) 677-0966
Sheet Title
Sheet Size:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
DRAWN BY
DateIssueClient
Stamp
Consultant
6" = 1'-0"8/27/2018 6:07:41 PMA10.45
16211140 Harrison StreetSAN FRANCISCO, CAVINYL WINDOW
DETAILS
XX
6" = 1'-0"
7 WINDOW SILL @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
8 WINDOW JAMB @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"9 WINDOW HEAD @ FIBER CEMENT PANEL (1HR)
6" = 1'-0"
5 WINDOW JAMB @ METAL PANEL (1HR)
6" = 1'-0"
4 WINDOW SILL @ METAL PANEL (1HR)
6" = 1'-0"6 WINDOW HEAD @ METAL PANEL (1HR) 6" = 1'-0"12 WINDOW HEAD @ TILE VENEER (1HR)
6" = 1'-0"
11 WINDOW JAMB @ TILE VENEER (1HR)
6" = 1'-0"
10 WINDOW SILL @ TILE VENEER (1HR)
6" = 1'-0"3 WINDOW HEAD @ CEMENT PLASTER (1HR FULL WRAP)
6" = 1'-0"
2 WINDOW JAMB @ CEMENT PLASTER (1HR FULL WRAP)
6" = 1'-0"
1 WINDOW SILL @ CEMENT PLASTER (1HR FULL WRAP)
SD Set 3.16.18DD Set #1 4.6.18Site Permit 4.20.18DD Set #2 4.27.18DD Set #3 5.18.18CD Set #1 7.13.18CD Set #2 8.24.18
WINDOW SILL DETAILWINDOW JAMB DETAILWINDOW HEAD DETAIL
WINDOW
AA
AS NOTED
DETAILS
A10.41NOTE: REFER TO A10.00 FOR WALL ASSEMBLIES AND LOCATIONS OF RIGID INSULATION.
2
6" = 1'-0"
WINDOW JAMB @ CEMENT PLASTER, TYP.
3
6" = 1'-0"
WINDOW HEAD @ CEMENT PLASTER, TYP.
1
6" = 1'-0"
WINDOW SILL @ CEMENT PLASTER, TYP.9" MIN.WRB O/ GSM
FLASHING & LEG
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
PENETRATION
WRAP O/ WRB @
R.O.
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
FULL BEAD OF
SEALANT
HEAD
FLASHING SET
IN SEALANT @
WDW. FRAME.
CEMENT
PLASTER FINISH
SYSTEM
J-MOLDING WEEP
WRB
VINYL NAIL FIN
WINDOW
9"6"GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF
SEALANT BTWN
WINDOW FRAME &
BACK DAM OF SILL
PAN
9
6" = 1'-0"
WINDOW SILL @ VERTICAL CEMENTITIOUS SIDING, TYP.
VINYL NAIL FIN WINDOW
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WRB, TYP.
SEAL WRB TO NAIL FIN
2x4" FIBER CEMENT
TRIM
PENETRATION WRAP
@ R.O.
SEALANT
BACKER ROD &
SEALANT, TYP.
10
6" = 1'-0"
WINDOW JAMB @ VERTICAL CEMENTITIOUS SIDING, TYP.
HEAD FLASHING
SET IN SEALANT
@ WDW. FRAME
VINYL NAIL FIN
WINDOW
2x4" FIBER CEMENT
TRIM
WRB O/ GSM
FLASHING LEG
PENETRATION WRAP
@ R.O.9" MIN.SLOPED GSM
FLASHING O/ TRIM
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WRB O/ GSM
FLASHING & LEG
BACKER ROD &
SEALANT, TYP.
11
6" = 1'-0"
WINDOW HEAD @ VERTICAL CEMENTITIOUS SIDING, TYP.
WRB
VINYL NAIL FIN
WINDOW
9"6"5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PANGSM. SILL PAN
FLASHING, TYP.
PENETRATION
WRAP O/ WRB @
R.O.
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
2x4" FIBER
CEMENT TRIM
SEALANT
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
SEALANT
SEALANT
WRB
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
PLANNING
RESUBMIT.
PLANNING
RESUBMIT 2
ZA PACKAGE
10.02.15
12.07.15
02.08.16
1440
DD#1 03.15.16
DD#2 04.13.16
DD 100%05.04.16
CD#1 06.08.16
CD#2/ FOUNDATION 07.07.16
CD#3
SUPERSTRUCTURE
08.05.16
FOUNDATION
RESUBMIT 1
09.07.16
FOUNDATION/
GARAGE GMP
09.12.16
FOUNDATION/
GARAGE PERMIT
10.27.16
SUPERSTRUCTURE
RESUBMIT 2 / GMP
11.07.16
GARAGE RESUBMIT 12.02.16
GARAGE RESUBMIT 01.13.17
No. C27221
ASI 2 02.17.17
SUPERSTRUCTURE
RESUBMIT
(NOT ISSUED)
05.05.17
SUPERSTRUCTURE
RESUBMIT
05.05.17
SUPERSTRUCTURE
RESUBMIT 2
05.31.17
ASI 9 10.24.17
ASI 13 - CSG 01.19.1813
41WINDOW DETAIL - VERTICAL CEMENTITIOUS SIDING
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
WINDOW
AA
AS NOTED
DETAILS
A10.41NOTE: REFER TO A10.00 FOR WALL ASSEMBLIES AND LOCATIONS OF RIGID INSULATION.
2
6" = 1'-0"
WINDOW JAMB @ CEMENT PLASTER, TYP.
36" = 1'-0"WINDOW HEAD @ CEMENT PLASTER, TYP.
1
6" = 1'-0"
WINDOW SILL @ CEMENT PLASTER, TYP.9" MIN.WRB O/ GSM FLASHING & LEG VINYL NAIL FINWINDOWBACKER ROD & SEALANTPENETRATIONWRAP O/ WRB @ R.O.WALL ASSEMBLY, SEE PLAN FOR TYPEFULL BEAD OF SEALANTHEAD FLASHING SET IN SEALANT @ WDW. FRAME. CEMENT PLASTER FINISH SYSTEMJ-MOLDING WEEP
WRB
VINYL NAIL FIN
WINDOW
9"6"GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF
SEALANT BTWN
WINDOW FRAME &
BACK DAM OF SILL
PAN
9
6" = 1'-0"
WINDOW SILL @ VERTICAL CEMENTITIOUS SIDING, TYP.
VINYL NAIL FIN WINDOWFIBER CEMENT SIDING O/ 3/4" FURRINGWRB, TYP.SEAL WRB TO NAIL FIN2x4" FIBER CEMENT TRIMPENETRATION WRAP@ R.O.SEALANTBACKER ROD & SEALANT, TYP.
10
6" = 1'-0"
WINDOW JAMB @ VERTICAL CEMENTITIOUS SIDING, TYP.
HEAD FLASHING SET IN SEALANT @ WDW. FRAMEVINYL NAIL FINWINDOW2x4" FIBER CEMENT TRIMWRB O/ GSM FLASHING LEGPENETRATION WRAP @ R.O.9" MIN.SLOPED GSM FLASHING O/ TRIMFIBER CEMENT SIDING O/ 3/4" FURRINGWRB O/ GSM FLASHING & LEG BACKER ROD & SEALANT, TYP.116" = 1'-0"WINDOW HEAD @ VERTICAL CEMENTITIOUS SIDING, TYP.
WRB
VINYL NAIL FIN
WINDOW
9"6"5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PANGSM. SILL PAN
FLASHING, TYP.
PENETRATION
WRAP O/ WRB @
R.O.
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
2x4" FIBER
CEMENT TRIM
SEALANT
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
WALL ASSEMBLY, SEE PLAN FOR TYPE 5/8" GYP BD. FULL BEAD OF SEALANT BTWN WINDOW FRAME & BACK DAM OF SILL PAN5/8" GYP BD. FULL BEAD OF SEALANT BTWN WINDOW FRAME & BACK DAM OF SILL PANSEALANT
SEALANT
WRBVINYL NAIL FINWINDOWBACKER ROD & SEALANTJ-MOLDINGCEMENT PLASTER FINISH SYSTEMPENETRATIONWRAP O/ WRB @ R.O.CEMENT PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
PLANNING RESUBMIT.PLANNINGRESUBMIT 2ZA PACKAGE 10.02.1512.07.1502.08.16
1440
DD#1 03.15.16DD#2 04.13.16DD 100%05.04.16CD#1 06.08.16CD#2/ FOUNDATION 07.07.16
CD#3
SUPERSTRUCTURE
08.05.16
FOUNDATION
RESUBMIT 1
09.07.16
FOUNDATION/
GARAGE GMP
09.12.16
FOUNDATION/
GARAGE PERMIT
10.27.16
SUPERSTRUCTURE
RESUBMIT 2 / GMP
11.07.16
GARAGE RESUBMIT 12.02.16
GARAGE RESUBMIT 01.13.17
No. C27221
ASI 2 02.17.17
SUPERSTRUCTURE
RESUBMIT
(NOT ISSUED)
05.05.17
SUPERSTRUCTURE
RESUBMIT
05.05.17
SUPERSTRUCTURE
RESUBMIT 2
05.31.17
ASI 9 10.24.17
ASI 13 - CSG 01.19.1813
WINDOW
AA
AS NOTED
DETAILS
A10.41NOTE: REFER TO A10.00 FOR WALL ASSEMBLIES AND LOCATIONS OF RIGID INSULATION.
2
6" = 1'-0"
WINDOW JAMB @ CEMENT PLASTER, TYP.
3
6" = 1'-0"
WINDOW HEAD @ CEMENT PLASTER, TYP.
1
6" = 1'-0"
WINDOW SILL @ CEMENT PLASTER, TYP.9" MIN.WRB O/ GSM FLASHING & LEG
VINYL NAIL FIN
WINDOW
BACKER ROD & SEALANTPENETRATIONWRAP O/ WRB @ R.O.WALL ASSEMBLY, SEE PLAN FOR TYPEFULL BEAD OF
SEALANT
HEAD FLASHING SET IN SEALANT @ WDW. FRAME. CEMENT PLASTER FINISH SYSTEMJ-MOLDING WEEP
WRB
VINYL NAIL FIN
WINDOW
9"6"GSM. SILL PAN
FLASHING, TYP.
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF
SEALANT BTWN
WINDOW FRAME &
BACK DAM OF SILL
PAN
9
6" = 1'-0"
WINDOW SILL @ VERTICAL CEMENTITIOUS SIDING, TYP.
VINYL NAIL FIN WINDOW
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WRB, TYP.
SEAL WRB TO NAIL FIN
2x4" FIBER CEMENT
TRIM
PENETRATION WRAP
@ R.O.
SEALANT
BACKER ROD &
SEALANT, TYP.
10
6" = 1'-0"
WINDOW JAMB @ VERTICAL CEMENTITIOUS SIDING, TYP.
HEAD FLASHING SET IN SEALANT @ WDW. FRAMEVINYL NAIL FINWINDOW2x4" FIBER CEMENT TRIMWRB O/ GSM FLASHING LEGPENETRATION WRAP @ R.O.9" MIN.SLOPED GSM FLASHING O/ TRIMFIBER CEMENT SIDING O/ 3/4" FURRINGWRB O/ GSM FLASHING & LEG BACKER ROD & SEALANT, TYP.
11
6" = 1'-0"
WINDOW HEAD @ VERTICAL CEMENTITIOUS SIDING, TYP.
WRB
VINYL NAIL FIN
WINDOW
9"6"5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PANGSM. SILL PAN
FLASHING, TYP.
PENETRATION
WRAP O/ WRB @
R.O.
FIBER CEMENT
SIDING O/ 3/4"
FURRING
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
2x4" FIBER
CEMENT TRIM
SEALANT
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
WALL ASSEMBLY, SEE PLAN FOR TYPE
5/8" GYP BD.
FULL BEAD OF SEALANT
BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
5/8" GYP BD. FULL BEAD OF SEALANT BTWN WINDOW FRAME &
BACK DAM OF SILL PAN
SEALANT
SEALANT
WRB
VINYL NAIL FIN
WINDOW
BACKER ROD
& SEALANT
J-MOLDING
CEMENT
PLASTER FINISH
SYSTEM
PENETRATION
WRAP O/ WRB @
R.O.
CEMENT
PLASTER FINISH
SYSTEM
WALL
ASSEMBLY, SEE
PLAN FOR TYPE
PLANNING
RESUBMIT.
PLANNING
RESUBMIT 2
ZA PACKAGE
10.02.15
12.07.15
02.08.16
1440
DD#1 03.15.16
DD#2 04.13.16
DD 100%05.04.16
CD#1 06.08.16
CD#2/ FOUNDATION 07.07.16
CD#3
SUPERSTRUCTURE
08.05.16
FOUNDATION
RESUBMIT 1
09.07.16
FOUNDATION/
GARAGE GMP
09.12.16
FOUNDATION/
GARAGE PERMIT
10.27.16
SUPERSTRUCTURE
RESUBMIT 2 / GMP
11.07.16
GARAGE RESUBMIT 12.02.16
GARAGE RESUBMIT 01.13.17
No. C27221
ASI 2 02.17.17
SUPERSTRUCTURE
RESUBMIT
(NOT ISSUED)
05.05.17
SUPERSTRUCTURE
RESUBMIT
05.05.17
SUPERSTRUCTURE
RESUBMIT 2
05.31.17
ASI 9 10.24.17
ASI 13 - CSG 01.19.1813
WINDOW SILL DETAILWINDOW JAMB DETAILWINDOW HEAD DETAIL
K E Y P L A N
1
2
3
4
1" = 40'-0"42VINYL WINDOW EXHIBIT
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
1BUILDING B - W E S T E L E V A T I O N
CAFE 1400 HUNTINGTONLEASING410 NOOR
L E G E N D
R E C E S S E D : P L A S T E R
2BUILDING B & C - N O R T H E L E V A T I O N
3BUILDING C - E A S T E L E V A T I O N
4BUILDING C - S O U T H E L E V A T I O N
N O N -R E C E S S E D : P L A S T E R
R E C E S S E D - B R I C K
V E R T I C A L S I D I N G
L E G E N D I S V I N Y L W I N D O W S O N L Y
S E E P A G E S 3 8 -4 1 F O R W I N D O W D E T A I L S
1402 HUNTINGTON
1" = 40'-0"43Elevations
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
K E Y P L A N
1
2
3B
4
3A
L E G E N D
R E C E S S E D : P L A S T E R
N O N -R E C E S S E D : P L A S T E R
R E C E S S E D - B R I C K
V E R T I C A L S I D I N G
L E G E N D I S V I N Y L W I N D O W S O N L Y
S E E P A G E S 3 8 -4 1 F O R W I N D O W D E T A I L S
1BUILDING B - S O U T H E L E V A T I O N
2BUILDING A - N O R T H E L E V A T I O N
3ABUILDING A - W E S T E L E V A T I O N
4BUILDING A - S O U T H E L E V A T I O N
3BBUILDING A - E A S T E L E V A T I O N
44CIRCULATION PLAN
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
19NOOR & HUNTINGTON PERSPECTIVE
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
20COMMUNITY GARDEN PERSPECTIVE
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
21BUILDING A PERSPECTIVE
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
22HUNTINGTON SIDEWALK
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
23NOOR AVENUE - SIDEWALK
october 10, 2020city council set: 410 NOOR Avenue
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
6.28.19CITY COUNCIL SET OCTOBER 10, 2020
6.28.19CITY COUNCIL SET OCTOBER 10, 2020
6.28.19CITY COUNCIL SET OCTOBER 10, 2020
6.28.19CITY COUNCIL SET OCTOBER 10, 2020
6.28.19CITY COUNCIL SET OCTOBER 10, 2020
CITY COUNCIL SET OCTOBER 10, 2020
PLANNING SUBMITTAL410 NOOR AVENUECITY OF SOUTH SAN FRANCISCO, CALIFORNIA
Know what'sbelow.before you dig.CallR
LEGEND
410 NOOR ENTITLEMENTS RESOLUTION
EXHIBIT C: AFFORDABLE HOUSING PROPOSAL
August 8, 2020
Ms. Adena Friedman
Planning Department
City of South San Francisco
315 Maple Avenue
South San Francisco, CA 94080
RE: 410 Noor Avenue - Affordable Housing Proposal – REVISED
Dear Ms. Friedman,
This letter follows up our conversation regarding our proposed mixed-use development project
at 410 Noor Avenue, South San Francisco. Based on your feedback we have adjusted the
Affordable Housing Proposal from July 31, 2020. Since the project application was deemed
complete prior to the adoption of the City’s inclusionary affordable housing requirement, the
project is not subject to that ordinance. However, in light of the growing need for more
affordable housing we wish to offer the following inclusionary affordable units as part of our
project description.
The development proposal shall include that 5.0% of the total units be deed restricted for 55
years to Low income households1 at affordable rents2 that do not exceed 1/12th of 30% x 60% of
AMI for a household size appropriate to the unit, and an additional 5.0% of the total units be
1 “Moderate Income Household” means a household with an annual household income which does not exceed one
hundred twenty percent (120%) of Area Median Income, adjusted for actual household size. “Low Income
Household” means a household with an annual household income which does not exceed eighty percent (80%) of
the Area Median Income, adjusted for actual household size.
2“Rent” shall mean the total of monthly payments by the residents (other than any manager’s unit) for the
following: use and occupancy of the Unit and land and associated facilities, including parking; any separately
charged fees or service charges assessed by owner which are required of all residents, other than security
deposits; the cost of an adequate level of service for utilities paid by the Resident, including garbage collection,
sewer, water, electricity, gas and other heating, cooking and refrigeration fuel, but not cable or telephone service;
any other interest, taxes, fees or charges for use of the land or associated facilities and assessed by a public or
private entity other than owner, and paid by a resident.
Page 1
deed restricted for 55 years to Moderate income households3 at affordable rents4 that do not
exceed 1/12th of 30% x 110% of AMI for a household size appropriate to the unit5. As currently
designed, 410 Noor Avenue has 338 Units and the following provides a breakdown of market rate
to affordable rate units showing distribution by bedroom size. The affordable units will be
dispersed in the project and compatible in terms of appearance, materials and finished quality to
the market units:
Unit Type # of Units Proposed
Market Rate
Proposed
Low Income
Affordable
Proposed
Moderate
Income
Affordable
Total
Affordable
Units
Studio 32 28 2 (6.25%) 2 (6.25%) 4 (12.5%)
One
Bedroom
176 158 9 (5.11%) 9 (5.11%) 18 (10.2%)
Two
Bedroom
130 118 6 (4.62%) 6 (4.62%) 12 (9.2%)
TOTAL 338 304 17 (5.03%) 17 (5.03%) 34 (10.1%)
Given the high-cost of construction in the Bay Area, the site-specific constraints and extreme
economic uncertainties related to the current COVID -19 pandemic, this is the maximum level of
inclusionary housing that the project can carry and still meet the required return hurdles needed
to obtain third party financing for such a large project.
SyRES Properties currently has inclusionary affordable units within our operating portfolio. Our
operating properties are managed by qualified third-party institutional management firms that
are experienced in the regulations and special requirements of managing inclusionary housing.
We look forward to delivering a wonderful new project that will redevelop an underutilized site
to provide much needed new housing in a high quality, well-designed building within walking
distance to BART and other amenities. We truly appreciate staff’s assistance and dedication to
this process.
3 “Moderate Income Household” means a household with an annual household income which does not exceed one
hundred twenty percent (120%) of Area Median Income, adjusted for actual household size.
4“Rent” shall mean the total of monthly payments by the residents (other than any manager’s unit) for the
following: use and occupancy of the Unit and land and associated facilities, including parking; any separately
charged fees or service charges assessed by owner which are required of all residents, other than security
deposits; the cost of an adequate level of service for utilities paid by the Resident, including garbage collection,
sewer, water, electricity, gas and other heating, cooking and refrigeration fuel, but not cable or telephone service;
any other interest, taxes, fees or charges for use of the land or associated facilities and assessed by a public or
private entity other than owner, and paid by a resident.
5 SSF Municipal Code Section 20.380.002(D).
Page 2
Sincerely,
Glen Ceridono
SVP, SyRES Properties LLC
Page 3
410 NOOR ENTITLEMENTS RESOLUTION EXHIBIT D: ZONING CONFORMANCE CHECKLIST
CODECODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTIONADDITIONAL NOTES / COMMENTSLot and Intensity/Density StandardsMinimum Lot Size (sq. ft.)20000Additional Standards:The consolidation of substandard parcels is encouraged even if the consolidated parcel size is less than the minimum lot size.YESRefer to page 1 for lot size. Combined lot size is 206,474 sf. Minimum Lot Width (ft)50YESRefer to C1.0 for existing conditions sheet calling out lot dimensions. Minimum lot width is 124.5'.Minimum Floor Area Ratio, sites larger than 20,000 square feet0.6 exclusive of areas devoted to parking, of which a minimum 0.3 FAR shall be active usesAdditional Standards– For the purposes of this chapter, “site” is defined as a lot or groupof lots on the same block that is proposed for concurrent developmentapproval in accordance with the provisions of this Ordinance and is ina single ownership or under unified control.– The requirement for a minimum 0.3 FAR of active uses does notapply to projects where 30% of the units are restricted and affordableto low- or low-moderate-income households.– See Chapter 20.040 Rules of MeasurementYESRefer to page 1 for lot area. Refer to page 2 for Buildings Gross area.556,943sf Bldg Gross / 206,474 sf Lot Area = 2.69 FARRefer to page 10 for Active Space Diagram.Required Active = 61,949 sfProvided Active Space = 72,199 sfMaximum Floor Area Ratio2.5 (3.5 for mixed-use buildings with incentive program (A))YESProposed FAR is 2.64, applying for increased FAR with incentives program described below. Maximum Density (dwelling units/net acre)Mixed-Use Buildings60 (80 with incentives program (A))YESRefer to page 1 for Residential Density: 71.5 DU/Acre, applying for increased density with incentives program described below. Maximum Density (dwelling units/net acre)Residential-only Buildings40N/AProject is a mixed-use development410 Noor CONFORMANCE CHECKLIST20.090.004 Development Standards — ECRMX District SECTIONTable 20.090.004Page 1
CODE CODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTION ADDITIONAL NOTES / COMMENTSSECTIONBuilding Form and LocationHeight (ft)Minimum Height: 25 (B)Maximum Height: 80 (B) (120 for mixed-use buildings with incentive program (A))See Section 20.300.006 Heights and Height Exceptions and Supplemental StandardsYESRefer to pages 19-22 for Elevations listing building heights. All buildings are between 25' and 80' in height. Maximum building height is 59'10"Yards (ft)Front (El Camino Real Frontage is always considered the front of the lot; measured from curb)Minimum 12; Building Average: 16 (C)See Section 20.300.011 Projections into Required YardsYESRefer to pages 27-31 for Building Sections along the street frontages of Noor and Huntington Avenue.Minimum Interior Side (measured from property line)0, 10 when abutting a residential districtSee Section 20.300.011 Projections into Required YardsN/AProject does not abut a residential district.Minimum Street Side (measured from property line)10See Section 20.300.011 Projections into Required YardsYESRefer to pages 27-31 for Building Sections along the side street dividing parcel 1 & 2.Minimum Rear (measured from property line)15 (B)(D)See Section 20.300.011 Projections into Required YardsYESRefer to pages 27-31 for Building Sections along the rear of lots.Maximum Lot Coverage (% of lot)90YESRefer to page 1 for lot size and proposed lot coverage. 81,123 sf Lot Coverage / 206,474 sf Site = 39.2% Lot CoverageAdditional StandardsMinimum Usable Open Space (sq. ft. per residential unit)150YESRefer to page 9 for Open Space Diagram and areas. Prpoject is providing common open space.Required Open Space = 51,300 sfProvided Open Space = 77,373 sfMinimum Amount of Landscaping (% of site)10YESRefer to page 1 for amount of landscaping on site. Project is providing 31.54% on site.AIncreased Density, FAR and/or Height for Mixed-Use BuildingsA maximum FAR of 3.5, density of 80 dwelling units per net acre, and height of 120 feet may be achieved for buildings that contain a mix of residential and nonresidential uses through a combination of the following, subject to Conditional Use Permit approval:YESProject is proposing an FAR of 2.64 and Density of 71.4 DU/ac, applying for increased density and FAR with incenvtives. Project proposing a TDM plan, high quality design, bike & pedestrian improvements, publicly accessible open space and garden. 10.5 FAR, up to 10 units per acre and/or 20 feet of height for the incorporation of Transportation Demand Management (TDM) measures specified in Chapter 20.400 (“Transportation Demand Management”).YES20.5 FAR, up to 10 units per acre and/or 20 feet of height for the following subject to Planning Commission approval:aProjects that include high quality, innovative design and product type, and maximum provisions for pedestrian and bicycle use.YESbProvision of off-site improvements. This may include off-site amenities and/or infrastructure (other than standards requirements and improvements) such as funding for public safety facilities, libraries, senior centers, community meeting rooms, child care or recreation, or new or enhanced public spaces.YESPage 2
CODE CODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTION ADDITIONAL NOTES / COMMENTSSECTIONcProvision of green building measures over and above the applicable green building compliance threshold required pursuant to Title 15 (“Building and Construction”) of the South San Francisco Municipal Code.YESBHeights and Building Stepbacks.1Ground Floor Height. The minimum ground floor height for buildings along El Camino Real with nonresidential uses at the ground level is a minimum of 15 feet, measured from the average level of the highest and lowest point of the property along El Camino Real to the finish floor elevation of the second floor, with a minimum 12 foot clearance from floor to ceiling. The minimum ground floor height shall be 12 feet for buildings containing ground floor residential uses.YESProject is not located on El Camino Real.Refer to page 31 for wall section through the Café at the corner of Huntington and Noor Avenue. The Café will be 15'-0" min. floor-to-floor (currently 15'-10") with a minimum clear ceiling height of 12'-0" (currenlty shown as 13'-2"). Refer to page 19-22 for elevations calling out Floor 1 height of 10'-2"2Street Wall Height.The minimum height of the street wall is 25 feet. The maximum height of the street wall is 35 feet. N/AProject does not require a street wall3Building Stepbacks:aFront A minimum of 50 percent of the street facing building frontage shall be stepped back within the area defined by a 75 degree angle originating from the top of the base zone/street wall to a point 80 feet from the average level of the highest and lowest point of the property along El Camino Real. The Chief Planner may approve a reduced stepback percentage of 45 percent provided that a public plaza with a minimum depth of 25 feet, landscaping and seating amenities is provided on the ground level at grade; or other comparable public amenities are provided. Exceptions beyond that are subject to Planning Commission approval.YESRefer to pages 27-31 for building sections with building stepbacks identified. Project is setting buildings back from street as to keep building inside the building setback and NOT require a step in the building.bRearStructures shall not intercept a 60 degree daylight plane inclined inward from the rear property line.YESRefer to pages 27-31 for building sections showing the 60 degree angle setback. The building's roof does not encroach into the setback.CFront Yards1El Camino Real Frontage and Front Yards Adjacent to Non-Residential Districts.Buildings shall be set back a minimum of 12 feet, measured from the curb, with an average setback of 16 feet, measured from curb. The area between the building and curb along El Camino Real shall be paved with tile, stone, brick, concrete, or comparable material. The Chief Planner may approve a reduced average setback of 14 feet to allow for efficient site layout and configuration, provided that a 10-foot clear sidewalk width is available (clear of landscaping, outdoor seating, planter strips, etc.). Exceptions beyond that are subject to Planning Commission approval.YESRefer to pages 27-31 for building setbacks.2Front Yards Adjacent to a Residential DistrictWhere a site abuts a residential district on a street other than El Camino Real, the minimum front setback, measured from the property line, shall be seven feet for the property stretch along the residential district.N/AProject does not abut a Residential District.DRear Yard Landscaped PlanterA landscaped planter, a minimum of five feet in width, shall be provided along all rear yard property lines. (Ord. 1432 § 2, 2010)YESRefer to L1 for illustrative landscape plan identifying planting along the rear yard property lines.Page 3
CODECODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTIONADDITIONAL NOTES & COMMENTSA.Building Length and SeparationThe maximum dimension of the portion of a building above 45 feet from finished grade shall not exceed 125 feet and must be separated from another building by 30 feet. Exceptions and modifications to dimensional standards of up to 10 percent may be granted by the Chief Planner, based on the finding that adequate design features have been incorporated to create visual variety and void a large-scale, bulky or monolithic appearance. Exceptions beyond 10 percent are subject to Planning Commission approval.YES, Exception requested for Bldg B.Refer to page 13 for Building Frontage Dimensions & page 37 for building frontage exhibit for parcel 1 along Huntington.Bldg A: COMPLIANTBldg B: NON-COMPLIANT, exception beyond 10% subject to Planning Commission Approval. Bldg C: N/A (Under 45 Feet)Due to Public Utility Easements on both sides of Bldg B, the project has broken Parcel 1 into (2) distinct buildings separated by 60+ Feet - double the required building separation. Bldg C is a 3 story building with corner tower element creating Visual Variety in building heights. By right, project can provide (3) 125' building frontages along Huntington Avenue (parcel 1) creating 375' of building frontage over 45'-0". In lieu of (3) buildings, project proposes (2) buildings with 210'-10" of building frontage over 45'-0", double the separation distance between buildings and a Community Garden. Project is requesting Planning Commission approval for this exception. B.Required Commercial FrontageA minimum of 65 percent of the frontage of a site along El Camino Real shall to be devoted to active uses (such as retail shops, restaurants, bars, theaters and the performing arts, commercial recreation and entertainment, personal and convenience services, hotels, banks, travel agencies, airline ticket agencies, child care services, libraries, museums and galleries). The Chief Planner may approve a reduced frontage of 50 percent to allow for fire access, driveways, and for efficient site layout and configuration. Exceptions beyond that are subject to Planning Commission approval.N/ARefer to page 13 for Ground Floor Uses.Project is NOT located on El Camino Real.C.Depth of Required Commercial FrontageThe minimum average depth of the required commercial frontage shall be 75 feet. The Chief Planner may approve a reduced average depth of 65 feet to allow for efficient site layout and site configuration. Exceptions beyond that are subject to Planning Commission approval.N/AProject is NOT located on El Camino Real - Commercial Frontage requirement is NOT applicable. The only Commerical space in the project is a small Café space (32'x36') is planned for the corner of Noor and Huntington AvenueRefer to page 12 for Café Space Dimensions.D. Building ArticulationBuildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance. Building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.YESRefer to pages 24-26 for Design Guideline Compliance Diagrams.Prpoject is utilizing mutliple architectural features for design interest including but not limited to: Awnings, Cornices, Varied Roof Line, Bay Windows, Juliette Decks, recessed storefronts and Trellises at Unit Stoops.SECTION20.090.006 Supplemental Regulations—ECRMX District 410 Noor CONFORMANCE CHECKLISTPage 4
CODECODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTIONADDITIONAL NOTES & COMMENTSSECTIONE.Building Transparency and Required Openings A minimum of 60 percent of street facing building façades containing nonresidential uses and a minimum of 70 percent of street facing building facades containing retail uses shall provide transparency in accordance with the following:YES & NORefer to pages 24-25 for Glazing Diagrams.Building B North Elevation (Huntington Ave): Resident Leasing Glazing 62% > 60%, CompliantResident Amenity Glazing 54% < 60%, requesting 10% reductionBuilding C East Elevation (Noor Ave): Café Glazing: 72% >70%, CompliantBuilding C North Elevation (Huntington Ave): Café Glazing 61% < 70%, requesting 10% reductionResident Leasing Glazing 65% > 60%, Compliant Requesting a Waiver / Modification for the 10% reduction of glzaing standards for the highlighted facades. 1Comprised of clear, non-reflective windows that allow views of indoor space between two and 12 feet above the sidewalk.YES2Windows of portions of windows, located between the sidewalk and two feet above the sidewalk may be glazed.YESRefer to pages 24-25 for windows depicted and noted as clear glazing.F.Blank WallsNo street frontage wall may run in a continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.YESRefer to page 24-26 for maximum blank wall run on each street facing elevation.1Exceptions.a.The maximum length of the wall may be 40 feet if it includes approved artwork approved by the City through the design review process.N/ARefer to pages 24-26 for maximum blank wall dimension. All blank walls are under 20'-0" - exception is not needed.b.The maximum length of the blank wall may be 30 feet for retail establishments with a gross floor area of 25,000 square feet or greater. N/ARefer to pages 24-26 for maximum blank wall dimension. All blank walls are under 20'-0" - exception is not needed.G.Exterior Building Materials and Colors1A unified palette of materials shall be used on all sides of buildingsYESRefer to pages 19-22 for elevations. All three buildings use the same material pallet on all sides of the three buildings, and a variety in colors. 2Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clap-board, painted metal clapboard or other quality, durable materials approved by the City as part of the project review.YESRefer to page 23 for (digital) material board. Project is utilzing quality, durable materials including: brick veneer, cast stone veneer, stucco (cement plaster), painted cementitious siding and glass railing.H.Building Orientation and Entrances1Building frontages shall generally be parallel to El Camino Real and the primary building entrances shall be located on El Camino Real. Corner entrances may be oriented to within 45 degrees of a line drawn parallel to El Camino Real.YESProject is NOT located on El Camino Real. Building Frontages are parallel to both Noor and Huntington Avenues. Primary entrances to each building are located along Noor & Huntington Avenue OR from the side road that divides the site into two parcels. All street frontages contain primary and secondary entrances (i.e. Residential Stoops).Page 5
CODECODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTIONADDITIONAL NOTES & COMMENTSSECTION2Entries shall be designed so that they are clearly defined and distinguishable from the street.YESRefer to pages 12 and 13 for ground floor building entries. All Primary Entries are located at building corners that have architectural tower elements to identify access points into buildings.3Building entrances shall be emphasized with small entry plazas, vertical massing, and architectural elements such as awnings, arcades, or porticos.YESRefer to pages 19-22 for elevations. Primary building entries are located at building corners designed as vertical "tower" elements. The entries have awnings at all entries.4In residential mixed-use developments, entrances to residential units shall be physically separated from the entrances to the permitted commercial uses and clearly marked with a physical feature such as a recess or projection incorporated into the building or appropriately scaled element applied to the façade.YESRefer to sheet 12 & 13 for ground floor plans. The only mixed-use building is building C. Building C is designed to have the café entrance stand alone from other access points into the buiding. Main Residential Access points into the building are from the pedestrian mews between building B & C. Additional residential entries are individua stoops along Noor Avenue and the garage access point (not shared with the corner Cafe).I.Limitations on Location of Parking.1Buildings shall be placed as close to the street, or public plaza or open space provided along street, as possible in compliance with the required setback, with parking located either underground, behind a building, or on the interior side or rear of the site. YESRefer to sheet 12 for garage (level 1 basement). Refer to page 32 for building sections showing garage levels underground. Refer to pages 27-31 for building sections showing required setbacks around site. Some portions of garage are above grade due to site grading - these locations have tiered planters and stoops covering the garage.2Above ground parking may not be located within 40 feet of a street facing property line. Exceptions may be granted with the approval of a Conditional Use Permit when the following findings can be made:N/AThere is no surface parking anywhere on-site.a.The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and any parking within 40 feet of the street facing property line is well screened with a wall, hedge, trellis, and/or landscaping.YESRefer to pages 12 and 13 for below grade parking and habitable space shown at grade. Due to site grading, some garage walls are above grade. These locations are covered with tiered planters and stoops- refer to pages 19-22 for elevations showing tiered planters and no exposed garage.b.The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.N/AProject is parking all required parking underground.3The maximum height of a parking podium visible from El Camino Real is five feet from finished grade.N/AProject is not located on El Camino Real. Parking is below grade and/or not exposed to the street via tiered planters and residential stoops.J.Parking Lot AccessParking lot access shall be provided according to the general standards of Chapter 20.330 (“On-site Parking and Loading”), as well as the standards of this subsection. Parking lot access shall be provided from a side street or alley wherever possible. Curb cuts shall be minimized and located in the location least likely to impede pedestrian circulation.YESRefer to page 12 for garage access points- garage entrances are located to minimize impeding pedestrian circulation. The only side street is the easement street dividing the two parcels of the site. Locating the garage entrances off this street would impede pedestrian circulation between the buildings and the community garden located between the two parcels.K.Pedestrian AccessOn-site pedestrian circulation and access must be provided according to the following standards. YESSee comments below. Refer to page 44 for Circulction Plan.Page 6
CODECODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTIONADDITIONAL NOTES & COMMENTSSECTION1 Internal ConnectionsA system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities. YESRefer to page L1 for rendered landscape plan and page 13 for floor 1 building plan. Refer to page 44 for circulation plan. Project is connecting all three building and the community garden with a Central path running through building B. Secure Bike parking is located adjacent to building lobbies that are connected around the site. Additional pedestrian connections from the site include connecting to adjacent retail parcel.2 To Street NetworkRegular connections between on-site walkways and the public sidewalk shall be provided.YESRefer to page L1 for rendered landscape plan and page 44 Circulation Plan showing on-site pedestrian circulations to the street in multiple locations. Note, the community garden has pedestrian connections to buildings and the street3 To NeighborsDirect and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still provided for safety and security. YESRefer to page L1 for rendered landscape plan and page 44 for circulation plan. The mews between Building B & C has a pedestrian connection to the adjacent retail parcel (plan South)4 To TransitSafe and convenient pedestrian connections shall be provided from transit stops to building entrances. Sidewalk “bulb-outs” or bus “pull-outs” may be required at potential bus stops.YESProject has provided safe and convenient pedestrian connections to the public street where possible. No bulb-outs or bus pull-outs are anticpated at this time.5 Pedestrian Walkway DesignaWalkways shall be a minimum of five feet wide, shall be hard-surfaced, and paved with permeable materialsYESRefer to page L1 for pedestrian paths called out as pavers. Pavers on grade will be permeable.bWhere a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.YESRefer to page C2.0 for civil plan identifying pedestrian safety feature at project driveways.cWhere a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.YESRefer to page C3.0 for grading plan. All walkway curbs adjacent to a street are at least 4" above grade and will comply with City Standards.L. Standards for Residential Uses1 EntrancesAll units located along El Camino Real shall have the primary entrance, either individual or shared, facing El Camino Real and shall incorporate a projection (e.g. porch or stoop) or recess at least 40 square feet in area, with a minimum depth of five feet. Alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved by the Chief Planner or Design Review Board.YESProject is NOT located along El Camino Real. Refer to pages 13, 19-21 for plans and elevations showing stoops for all units facing Noor and Huntington Avenue. Building A is providing a shared "Stoop" Design via a central stair from each of the two courtyards. Courtyard units have direct street access from the central stairs. Refer to page 36 for Stoop Exhibit.2 SetbacksIn order to provide light and air for residential units, the following minimum setbacks apply to any building wall containing windows and facing an interior side or rear yard. The following setbacks shall be provided:YESRefer to pages 27-31 for building sections around site with required setbacks met.aFor any wall containing windows, a setback of at least 10 feet shall be provided.YESRefer to pages 27-31 for building sections around site with required setbacks met.Page 7
CODECODE DEFINITIONCONFORMANCEAPPLICANT RESPONSE & DESCRIPTIONADDITIONAL NOTES & COMMENTSSECTIONbFor any wall containing bedroom windows, a setback of at least 15 feet shall be provided.YESRefer to pages 27-31 for building sections around site with required setbacks met.cFor any wall containing living room or other primary room windows, a setback of at least 20 feet shall be provided. YESRefer to pages 27-31 for building sections around site with required setbacks met.dThe required setbacks apply to that portion of the building wall containing and extending three feet on either side of any window.YESRefer to pages 27-31 for building sections around site with required setbacks met.3 Usable Open SpaceA minimum of 150 square feet of usable open space is required per residential unit and may be provided as common or private open space. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development; these can be located at the ground level, on parking podiums, or on rooftops, provided they are adequately landscaped.YESRefer to page 9 for Open Space Diagram and statistics. Project is providing Common open space only. Due to project site being located in proximity of SFO flight path, private open is not practical as Deck doors would provide sound leakage.Project is proposing 77,373sf of open space (51,300sf is required). Refer to L1 for open space program and furnishings.a. Minimum Dimensions.i. Private Open SpacePrivate open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than 10 feet. Private open space located above ground level (e.g., balconies) shall have no dimension less than six feet.N/ADue to proximity to SFO, project is minimizing openings (i.e. Deck Doors) into units. All Open Space will be Common Open Space. Note that some open space (the mews, Building B courtyard) have ground floor units with direct access to the open space creating a sense of private open space. Refer to page 44 for locations.ii. Common Open SpaceMinimum dimension of 20 feet.YESRefer to page 9 for open space diagram and dimensions showing 20'-0" or more for open space area.b. UsabilityA surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. Slope shall not exceed 10 percent.YESRefer to L1 for landscape plans identifying a community garden, pavers and other usable surfaces that allow for outdoor recreation and living.Refer to C3.0-C3.1 for grading plans of site - all spaces are designed to be accessible and not exceed 10% slope.c. Accessibilityi. Private Open SpaceThe space shall be accessible to only one living unit by a doorway to a habitable room or hallway.N/AProject is not providing private open space. All Open Space will be common.ii. Common Open SpaceThe space shall be accessible to the living units on the lot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room.YESRefer to page L1 and 13 for building and landscape plans showing accessible paths to all open space from the buildings' lobbies, stairs and courtyard/mews units that have direct access.M.Truck Docks, Loading, and Service AreasTruck docks, loading areas, and service areas must be located at the rear or interior side of buildings and be screened so as not to be visible from public streets. (Ord. 1432 § 2, 2010)YESNo Loading docks are anticipated for this project. Refer to page 44 for circulation plan showing proposed loading zones on street.Page 8