1950 ADDISON. Berkeley, CA December 17, Design Reivew. Westwood BayRock Addison, L.P. c/o BayRock Multifamily, LLC
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1 Page 1 of ADDISON Berkeley, CA Design Reivew c/o BayRock Multifamily, LLC
2 Vicinity Map Drawing list Project team Martin Luther Jr. Way 1911 Addison 1915 Addison 1912 Addison Existing Residential Context View 1919 Addison Veterans Memorial Building 1919 Addison Addison Street Proposed Apartment Building Center Street 1931 Addison Proposed Residential 2100 Milvia St. Existing Office Building Berkeley City Office Milvia Street N ARCHITECTURAL: G-1.0 G-1.1 G-1.2 G-2.0 G-3.0 A-1.0 A-1.1 A-1.2 A-1.3 A-1.4 A-1.5 A-2.0 A-2.1 A-3.0 A-3.1 A-3.2 A-3.3 A-3.3 A-4.0 A-4.1 A-4.2 A-4.3 A-4.4 A-5.0 A-5.1 A-6.0 A-6.1 A-6.2 A-6.3 A-6.4 A-7.0 A-7.1 A-7.2 A-7.3 A-7.4 A-7.5 A-7.6 INDEX, PROJECT TEAM PROJECT SUMMARY TABULATIONS SITE PLAN INSPIRATION GROUND LEVEL PLAN SECOND LEVEL PLAN LEVEL 3-4 PLAN LEVEL 5-6 PLAN LEVEL 7 PLAN ROOF PLAN SECTION AA SECTION BB ADDISON ELEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION SITE ELEVATION AND SECTION MASSING DIAGRAMS PHOTO SIMULATION PHOTO SIMULATION PHOTO SIMULATION PHOTO SIMULATION ART ART SHADOW STUDY COURTYARD SHADOW STUDY OPEN SPACE AREAS EXITING DIAGRAMS VLI UNITS MAP UNIT PLANS UNIT PLANS UNIT PLANS UNIT PLANS UNIT PLANS UNIT PLANS UNIT PLANS Owner: WESTWOOD BAYROCK ADDISON, L.P. 411 Pendleton Way, Suite C Oakland, CA Architect: TCA Architects 1111 Broadway, Suite 1320 Oakland, CA (510) Landscape Architect: INTERSTICE Architects 1173 Sutter St. San Francisco, CA Civil: Aliquot Associates, Inc S. Main St. Suite. 310 Walnut Creek, CA ATTACHMENT 1 Page 2 of 38 CIVIL: C-1 CONCEPTUAL STORMWATER CONTROL PLAN C-2 PRELIMINARY GRADING AND IMPROVEMENT PLAN C-3 CONCEPTUAL DEMOLITION PLAN C-4 existing CONDITIONS AND TOPOGRAPHIC SURVEY LANDSCAPE: L0.01 PROJECT INFO AND NOTES L0.10 MATERIAL SCHEDULE L0.20 PLANTING SCHEDULE L1.01 LANDSCAPE PLAN STREETSCAPE L1.02 LANDSCAPE PLAN COURTYARD L1.03 LANDSCAPE PLAN ROOF GARDEN INDEX G-1.0
3 Project Address: 1950 Addison St. Berkeley, CA Assessor Parcel Number: Design Narrative: 1950 Addison occupies an infill site on a relatively quiet street linking downtown and the Arts District with Berkeley s Civic Center. It is a 7 story building by virtue of its provision of BMR units in conformance with the State Density Bonus Law. The proposed design conforms to the Downtown Berkeley Design Guidelines by putting a modern face on a building with historically relevant features and proportions. The Addison Street façade has a substantial two story base that is clearly distinguished from the upper stories and it is capped by a distinct, shaped metal cornice projection. Structural bays create a pedestrian scale and rhythm consistent with the traditional buildings of downtown Berkeley. The Addison façade is broken by an aluminum architectural projection, bay windows and balconies creating interplay of light and shadow. Vertical expression is provided by stacked panels of spandrel glass between panes vision glass. The main entrance will have a recess and canopy within an enframed opening consistent with the Design Guidelines. The highest floor has several large terraces which serve to break down the massing. Although there is no retail component the Addison street frontage is made active by resident amenities, including fitness room, lobby/lounge, and a multipurpose meeting/dining space, highly visible from the sidewalk and framed by storefront scaled openings. Additional resident amenities include bike storage, a landscaped courtyard, and an active roof deck. The courtyard includes a cylindrical cistern serving the dog wash with recycled stormwater. On the Addison façade our primary materials include an aluminum skinned window wall and a high pressure laminate panelized rain screen system, both of which are very high quality materials seldom seen on multifamily projects. Throughout the building we maximize the size of windows and openings. The design conforms to all setback requirements with the exception of the rear property line where we abut a zero property line condition. Mechanized parking is hidden and fully enclosed. Scope of Project: Mixed use seven story building with 111 residential units Site Area: 20,515 SF. Zoning: C-DMU Down Town Mixed use District/Buffer. Building height allowed 60. Height Proposed as exception under State Density Bonus: Parking required for residential = 111/3 = 37 Vehicle Sharing Spaces = 2 spaces Total parking required = 39 spaces Total parking proposed = 68 spaces Bike spaces proposed for residential = 60 Open space required for residential = 80 SF x 111 = 8880 SF Common open space provided for residents = 6,822 SF Private open space provided on balconies =3,367 SF Total open space provided = 10,189 SF Existing Lot Coverage = 65.79% Proposed Lot Coverage = 97.43% Building Footprint = 19,988 SF Set Backs: Portion of Building at Height of Zero to 20 ft. 21 ft. to 75 ft. *Portion of building facing rear lot line with 0 set back abuts a building with 0 setback Construction Type: Level 1-2: Type I A Level 3-7: Type III A Required Proposed Required Proposed Front Lot Line Minimum Minimum 0 0 Minimum 0 Interior Side Lot Line 65 and less from lot frontage Over 65 from lot frontage 0 Minimum 0 5 Minimum 5 ATTACHMENT 1 Page 3 of 38 Rear Lot Line 0 Minimum 0 5 Minimum 0 The southwestern rear of the proposed structure, behind the Veterans Memorial Building, offers visibility from Civic Center Park and Martin Luther King Jr. Way. We propose to commission a significant art piece to cover and enliven what would otherwise be a blank facade. In addition, the garage door on Addison will be an art piece with the embedded text of a poem in the grille. Local artists will be selected based on the new Private % Percent Ordinance and Guidelines. Occupancy Groups: Level 1: Amenity: Lobby: Parking: Level 2: Residential Units: Court Yard: Level 3-7: Residential Units: Roof: Roof Deck: Accessory Group B Accessory Group B occupancy Group S2 Occupancy Group R2 outdoor Recreation Space for Private Use of Residents and Guests Occupancy Group R2 outdoor Recreation Space for Private Use of Residents and Guests *Sub-occupancy groups not listed PROJECT SUMMARY G-1.1
4 Gross Building Areas Unit Types Fire Separation ATTACHMENT 1 Page 4 of 38 GFA Area Name Typical Unit Area Total Area Count Percentage Compartment 1 (Type III A, R 2) Lvl 1 STUIDO Frontage increase (sec. 506) If = (F/P.025) x W/30 AMENITY 2, , NOT USED FOR THIS If = CIRCULATION 1,699 S , BUILDING Aa = (At + (At x If) + (At x Is)) LEASING 287 Total 18, % Aa = 24,000 LOBBY 1,811 ONE BEDROOM Allowable area per floor (Sec ) 24,000 SERVICE 1, , Proposed area per Floor 8,678 9,353 STROAGE 388 A , Allowable area entire building 2 48,000 SUBTOTAL 7,506 A ,688 3 Proposed area entire building 2 45,763 Lvl 2 PODIUM A ,352 6 CIRCULATION 2,000 A ,742 6 Compartment 2 (Type III A, R 2) SERVICE 362 Total 31, % Frontage increase (sec. 506) If = (F/P.025) x W/30 RESIDENTIAL 14,054 TWO BEDROOM NOT USED FOR THIS If = SUB TOTAL 16,416 B ,497 6 BUILDING Aa = (At + (At x If) + (At x Is)) Lvl 3 T.O.S. B2 1,059 5,298 5 Aa = 24,000 CIRCULATION 1,933 B3 1,065 5,317 5 Allowable area per floor (Sec ) 24,000 SERVICE 362 B4 1,046 6,277 6 Proposed area per Floor 6,926 7,038 RESIDENTIAL 14,096 B5 1,116 6,698 6 Allowable area entire building 2 48,000 SUBTOTAL 16,391 B6 1,207 1,207 1 Proposed area entire building 2 35,077 Lvl 4 T.O.S. B7 1,423 1,423 1 CIRCULATION 1,933 Total 31, % SERVICE 362 THREE BEDROOM RESIDENTIAL 14,096 C1 1,534 1,534 1 SUBTOTAL 16,391 Total 1, % Lvl 5 T.O.S. Grand total: 83, CIRCULATION 1,933 SERVICE 362 RESIDENTIAL 13,932 SUBTOTAL 16,227 Lvl 6 T.O.S. CIRCULATION 1,933 SERVICE 362 RESIDENTIAL 13,932 SUBTOTAL 16,227 Lvl 7 T.O.S. CIRCULATION 1,848 SERVICE 340 RESIDENTIAL 13,416 SUBTOTAL 15,604 Total 104,762 NON GFA Lvl 1 GARAGE 11,298 BIKE STROAGE 773 Total 12,071 Grand total 116,833 TABULATIONS G-1.2
5 ATTACHMENT 1 Page 5 of ADDISON 1915 ADDISON 1919 ADDISON 1919 ADDISON 1931 ADDISON PROPOSED RESIDENTIAL ADDISON STREET GARAGE ENTRY 150' - 0" UP UP 139' - 8 1/2" 1912 ADDISON EXISTING RESIDENTIAL 2100 MILVIA ST. EXISTING OFFICE BUILDING 86' - 6" 5' SETBACK REQUIRED ABOVE 20' MILVIA STREET MARTIN LUTHER KING JR.WAY UP 63' - 6" VETERANS MEMORIAL BUILDING EXISTING MAINTENACE, PARKING & LANDSCAPING EASEMENT BERKELEY CITY OFFICE CENTER STREET SITE PLAN G-2.0
6 Page 6 of 38 NEW CLEAN AUTHENTIC INSPIRATION G-3.0
7 PRoPeRty Line ADDison street transformers 1.7 9' - 9 1/2" 150' - 0" FiRe ContRoL PAneL e.l e.l A UnDeR side WALK e.l ATTACHMENT 1 Page 7 of 38 ZeRo Lot Line ConDition grooming table grooming table stretching AReA Dog WAsh 193sf Dog WAsh Dog WAsh elliptical MAiL 178sf elliptical treadmill Fitness stair CLiMBeR stair CLiMBeR treadmill 745sf BiKe ADj. BenCh ADj. BenCh Weight Weight el ' UP el ' FRont DesK LoBBy 1,811sf MULti PURPose 696sf KitChen 258sf electrical 649sf gas MeteR 5' - 6" A B ZeRo Lot Line ConDition 1912 ADDison existing ResiDentiAL 2' - 9" 20' - 8" PACKAge BiKe WoRK station BiKe storage 773sf UP LeAsing 287sf stor. 388sf W.C. 98sf MPoe 194sf UP ResiDentiAL trash 310sf e.l UP 134' - 2" C 10' - 0 1/2" g 2100 MiLViA st. existing office BUiLDing 28' - 4" B 1' - 8" 2% ADA PARKing spaces PUZZLe LiFts (14 sp.) PUZZLe LiFts (11 sp.) 7 PARKing spaces ev ReADy B e BACKFLoW PReVenteR 24' - 0" garage AssigneD PARKing (68 sp.) el ' F Note: All bike racks, signs, pavement markings, etc. Much be tentatively located by the contractor and approved by a pw transportation engineer before installation. CAR share ZeRo Lot Line ConDition 86' - 6" PUZZLe LiFts (23 sp.) VeteRAns MeMoRiAL BUiLDing A 63' - 6" PUZZLe LiFts (16 sp.) existing MAintenAnCe, PARKing & LAnDsCAPing easement 5' - 6 1/2" AiR intake LoUVeRs h SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 GROUND FLOOR PLAN A-1.0
8 ' - 4" AWning PRoPeRty Line A 2' - 6" A ATTACHMENT 1 Page 8 of 38 B3 S1.2 A2.1 S1.2 A2.1 S1.2 B5 ZeRo Lot Line ConDition (no openings) B ZeRo Lot Line ConDition (no openings) elec. C trash A3 A4 elec. g idf B B1 CoURtyARD FoR PRiVAte ReCReAtionAL Use of ResiDents & guest (<50 occupants) B e idf 5' - 6" F B2 A2.2 B4 h 11' - 0" ZeRo Lot Line ConDition A SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 LEVEL 2 PLAN A-1.1
9 2' - 10" PRoPeRty Line 78' - 9 1/2" A 10' - 4" 3' - 0" ATTACHMENT 1 Page 9 of 38 B3 S1.2 A2.1 S1.2 A2.1 S1.2 B5 ZeRo Lot Line ConDition (no openings) ZeRo Lot Line ConDition (no openings) elec. trash A3 A4 elec. idf B B1 3 hour AReA separation B idf B2 A2.2 B4 PRiVAte DeCK, typ. ZeRo Lot Line ConDition A SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 LEVEL 3-4 PLAN A-1.2
10 78' - 9 1/2" A ATTACHMENT 1 Page 10 of 38 PRoPeRty Line B3 S1.2 A2.1 S1.2 A2.1 S1.2 B5 ZeRo Lot Line ConDition (no openings) ZeRo Lot Line ConDition (no openings) elec. A3 trash A4 elec. idf B B1 3 hour AReA separation B idf B2 A2.1 B4 PRiVAte DeCK, typ. ZeRo Lot Line ConDition A SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 LEVEL 5-6 PLAN A-1.3
11 78' - 9 1/2" A ATTACHMENT 1 Page 11 of 38 PRoPeRty Line B7 S1.2 S1.2 A2.1 S1.2 ZeRo Lot Line ConDition (no openings) PRiVAte DeCK ZeRo Lot Line ConDition (no openings) elec. trash A3 A4 elec. idf B B1 3 hour AReA separation B idf B6 C1 PRiVAte DeCK B4 PRiVAte DeCK ZeRo Lot Line ConDition A SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 LEVEL 7 PLAN A-1.4
12 A ATTACHMENT 1 Page 12 of 38 PRoPeRty Line ZeRo Lot Line ConDition RooF DeCK (not A story) FoR PRiVAte ReCReAtionAL Use of ResiDents & guest (2 MeAns of egress PRoViDeD) see sheet L1.03 ConDenseR Units UnoCCUPieD RooF ZeRo Lot Line ConDition MeCh. BoiLeR ConDenseR Units UnoCCUPieD RooF ConDenseR Units B B AReA FoR FUtURe solar PAneLs AReA FoR FUtURe solar PAneLs ZeRo Lot Line ConDition A SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 LEVEL 7 PLAN A-1.5
13 Page 13 of 38 75' MAX BUiLdinG height " 12' - 0" PrOPertY Line BoiLeR PrOPertY Line PrOPertY Line top of PARAPet 78' 5" - 79' 2" top of RooF 74' - 2" BAy WinDoW 10' - 8" Lvl 7 - t.o.s. 63' - 6" 10' - 0" Lvl 6 - t.o.s. 53' - 6" 74' - 11" type iiia type ia AddiSOn Street 10' - 0" 10' - 0" 10' - 0" 10' - 0" CoURtyARD MeChAniZeD PARKing VeteRAns MeMoRiAL BUiLDing BUiLDing height 74'-11" Lvl 5 - t.o.s. 43' - 6" Lvl 4 - t.o.s. 33' - 6" Lvl 3 - t.o.s. 23' - 6" Lvl 2 - PoDiUM 13' - 6" 15' - 3" LoBBy LeAsing stor. garage GrAde PLAne ' note: BAse = LoW elevation+high elevation/2 = (159.51' ')/2= ' Lvl 1-1' - 9" LoWest Point of FiReMAn ACCess. (MAin entry AnD FiRe ContRoL PAneL) SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 SECTION AA A-2.0
14 Page 14 of 38 18' - 0" PrOPertY Line ConDenseR Units elevator/stair tower 12' - 0" stair tower PrOPertY Line top of PARAPet 78' 5" - 79' 2" 75' MAX BUiLdinG height ' top of RooF 74' - 2" 74' - 11" type iiia type ia 1912 AddiSOn existing residential 15' - 3" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 8" garage garage B1 B1 B1 B1 B1 MeChAniZeD PARKing CoURtyARD s1.1 s1.1 s1.1 s1.1 s1.1 s1.1 BUiLDing height 74'-11" 2100 MiLviA St. existing OFFiCe BUiLdinG Lvl 7 - t.o.s. 63' - 6" Lvl 6 - t.o.s. 53' - 6" Lvl 5 - t.o.s. 43' - 6" Lvl 4 - t.o.s. 33' - 6" Lvl 3 - t.o.s. 23' - 6" Lvl 2 - PoDiUM 13' - 6" GrAde PLAne ' note: BAse = LoW elevation+high elevation/2 = (159.51' ')/2= ' Lvl 1-1' - 9" LoWest Point of FiReMAn ACCess. (MAin entry AnD FiRe ContRoL PAneL) SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 SECTION BB A-2.1
15 Page 15 of 38 HIGH PRESSURE COMPACT LAMINATE (HPL) WALL PANELS Stair overrun Mechanical screen Elevator / Stair overrun Aluminum Windows Clear Glazing Window Wall Mix of Clear, translucent And opaque glazing Glass Railing Parapet 79 2 TOP OF ROOF 74 2 Seventh Floor 63 6 Sixth Floor 53 6 Fifth Floor 43 6 Fourth Floor 33 6 Third Floor 23 6 Second Floor 13 6 Ground Floor Milvia St. Existing Office Building Exit New Street Trees Residential Lobby Garage Entry/poetry Open metal grille 1912 Addison Existing Residential SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 ADDISON ELEVATION A-3.0
16 Page 16 of 38 Stair overrun Cement Plaster Vinyl Windows Clear Glazing Cement Plaster HIGH PRESSURE COMPACT LAMINATE (HPL) WALL PANELS Aluminum Windows Clear Glazing Parapet 79 2 TOP OF ROOF 74 2 Seventh Floor 63 6 Sixth Floor 53 6 Fifth Floor 43 6 Fourth Floor 33 6 Third Floor 23 6 Second Floor 13 6 Ground Floor -1 9 Veterans Memorial Building Addison Street SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 EAST ELEVATION A-3.1
17 Page 17 of 38 Elevator / Stair overrun Mechanical screen Stair overrun Cement Plaster Mural CABLE Vinyl Windows RAILING Clear Glazing Parapet 79 2 TOP OF ROOF 74 2 Seventh Floor 63 6 Sixth Floor 53 6 Fifth Floor 43 6 Fourth Floor 33 6 Third Floor 23 6 Second Floor 13 6 Ground Floor Addison Existing Residential Veterans Memorial Building Screen wall Green wall 2100 Milvia St. Existing Office Building SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 SOUTH ELEVATION A-3.2
18 Page 18 of 38 Stair / Elevator overrun Glass RAILING Cement Plaster Vinyl Windows Clear Glazing Cement Plaster CABLE RAILING Parapet 79 2 TOP OF ROOF 74 2 Seventh Floor 63 6 Sixth Floor 53 6 Fifth Floor 43 6 Fourth Floor 33 6 Third Floor 23 6 Second Floor 13 6 Ground Floor -1 9 Addison Street Patio to match landscape Veterans Memorial Building SCALE 1/16 = 11x17 SCALE 1/8 = 22X34 WEST ELEVATION A-3.3
19 Page 19 of 38 Berkeley City Office 2101 Milvia St. Existing restaurant and residential 2100 Milvia St. Existing Office Building 1912 Addison Existing Residential 1900 Addison Existing Office Building Site elevation 1919 Addison 1950 Addison Veterans Memorial Building Civic center park Site section SCALE 1/64 = 11x17 SCALE 1/32 = 22X34 SITE ELEVATION AND SECTION A-3.4
20 Page 20 of 38 Berkeley City Office 2100 Milvia St. Existing Office Building Veterans Memorial Building Civic center park 1931 Addison Proposed Residential 1912 Addison Existing Residential 1919 Addison 1900 Addison Existing Office Building 1915 Addison 1911 Addison 1931 Addison Proposed Residential 2100 Milvia St. Existing Office Building 1919 Addison 1915 Addison Berkeley City Office 1911 Addison 1900 Addison Existing Office Building 1912 Addison Existing Residential Veterans Memorial Building Civic center park MASSING DIAGRAMS A-4.0
21 Page 21 of 38 Berkeley City Office 1931 Addison Proposed Residential 2100 Milvia St. Existing Office Building Veterans Memorial Building 1919 Addison 1912 Addison Existing Residential 1900 Addison Existing Office Building 1915 Addison 1911 Addison Proposed Looking South East Existing Looking South East PHOTO SIMULATION A-4.1
22 Page 22 of Addison Proposed Residential 1919 Addison Berkeley City Office 1911 Addison 1915 Addison 2100 Milvia St. Existing Office Building 1900 Addison Existing Office Building 1912 Addison Existing Residential Veterans Memorial Building Proposed Looking North East Existing Looking North East PHOTO SIMULATION A-4.2
23 Page 23 of 38 Proposed Looking West on Addison st. Existing Looking West on Addison st. PHOTO SIMULATION A-4.3
24 Page 24 of 38 Proposed Looking east on Addison st. Existing Looking east on Addison st. PHOTO SIMULATION A-4.3
25 ART ATTACHMENT 1 Page 25 of 38 WALL GRAPHIC ICONIC BOLD MEANINGFUL VIEW FROM MLK ART A-5.0
26 EVOCATIVE ATTACHMENT 1 Page 26 of 38 AESTHETIC RHYTHMIC BEAUTIFUL POETRY ART A-5.1
27 Proposed Residential Proposed Residential Proposed Residential 1939 ATTACHMENT 1 Page 27 of 38 Addison St. Addison St. Addison St Existing Residential Existing Residential Existing Residential June 21-2 Hours After Sunrise Oct Hours After Sunrise Dec Hours After Sunrise Proposed Residential Proposed Residential Proposed Residential 1939 Shadows from Existing Building Addison St. Addison St. Addison St Existing Residential Existing Residential Existing Residential Shadows from Proposed Building Shadows Cast from Proposed Building On to existing structure June 21 - Noon Oct Noon Dec Noon Proposed Residential Proposed Residential Proposed Residential 1939 Addison St. Addison St. Addison St Existing Residential Existing Residential Existing Residential June 21-2 Hours Before Sunset Oct Hours Before Sunset Dec Hours Before Sunset Shadow Study A-6.0
28 Page 28 of 38 June 21-2 Hours After Sunrise Oct Hours After Sunrise Dec Hours After Sunrise June 21 - Noon Oct Noon Dec Noon June 21-2 Hours Before Sunset Oct Hours Before Sunset Dec Hours Before Sunset Courtyard Shadow Study A-6.1
29 COMMON OPEN SPACE PRIVATE OPEN SPACE LEVEL 1 LEVEL LEVEL LEVEL LEVEL LEVEL LEVEL ROOF 5338 SUBTOTAL TOTAL ' - 6" 10' - 4" BALCONY 925 SF BALCONY 46 SF BALCONY 72 SF BALCONY 46 SF 60' - 6" COURTYARD 1764 SF 32' - 0" BALCONY 76 SF 11' - 9" 22' - 11" BALCONY 89 SF BALCONY 46 SF BALCONY 46 SF 7' - 9" 11' - 9" 11' - 3" BALCONY 76 SF ATTACHMENT 1 Page 29 of 38 LEVEL 2 LEVEL 3-6 7' - 1" 102' - 6" 11' - 9" 38' - 8" 10' - 0" BALCONY 473 SF 64' - 0" ROOF DECK 5338 SF 12' - 1" 40' - 0" BALCONY 46 SF BALCONY 46 SF 7' - 9" 11' - 9" 35' - 3 1/2" 10' - 7" BALCONY 132 SF 12' - 6" LEVEL 7 11' - 3" BALCONY 193 SF 17' - 6" ROOF LEVEL OPEN SPACE AREAS A-6.2
30 Page 30 of 38 exit discharge exit discharge exit discharge DistAnCe BetWeen exits is 127'-8", MoRe than 1/3 DiAgonAL DistAnCe to CoMPLy With CBC exception 2 DistAnCe BetWeen exits is 65'-5", MoRe than 1/3 DiAgonAL DistAnCe to CoMPLy With CBC exception 2 exit egress through LoBBy At LeVeL of DisChARgeD ALLoWeD PeR CBC exception 1 127' - 8" 2 hour RAteD exit enclosure 65' - 5" 2 hour RAteD exit enclosure 2 hour RAteD exit enclosure 2 hour RAteD exit enclosure 187' - 2" BUiLDing DiAgonAL DistAnCe = 187'-2" 1/3 DiAgonAL DistAnCe = 62'-5" 192' - 6" BUiLDing DiAgonAL DistAnCe = 192-6" 1/3 DiAgonAL DistAnCe = 64'-3" DeAD end CoRRiDoR Length is 49'-3" MAxiMUM Length PeR CBC = 50' 49' - 1" DeAD end CoRRiDoR Length is 49'-1" MAxiMUM Length PeR CBC = 50' MAxiMUM travel DistAnCe = 182' MAxiMUM ALLoWeD PeR CBC table = 400' MAxiMUM travel DistAnCe = 177' MAxiMUM ALLoWeD PeR CBC table = 400' MAxiMUM travel DistAnCe = 106' MAxiMUM ALLoWeD PeR CBC table = 250' * 49' - 3" MAxiMUM travel DistAnCe = 104' MAxiMUM ALLoWeD PeR CBC table = 250' ResiDent CoURtyARD AReA = 392 sf LoAD FACtoR = 15 occupant = 26 PeR CBC , only 1 exit is ReqUiReD * * * LEVEL 1 LEVEL 2 BUiLDing DiAgonAL DistAnCe = 121'-2" 1/3 DiAgonAL DistAnCe = 60'-7" MAxiMUM travel DistAnCe = 133' MAxiMUM ALLoWeD PeR CBC table = 200' ResiDent CoURtyARD AReA = 3470 sf LoAD FACtoR = 15 occupant = 231 PeR CBC , 2 exits ARe PRoViDeD * 121' - 2" 63' - 6" DistAnCe BetWeen exits is 63'-6", MoRe than 1/2 DiAgonAL DistAnCe to CoMPLy With CBC MAxiMUM travel DistAnCe = 133' MAxiMUM ALLoWeD PeR CBC table = 200' 2 hour RAteD exit enclosure 2 hour RAteD exit enclosure ROOF LEVEL EXITING DIAGRAMS A-6.3
31 Page 31 of 38 B3 S1.2 A2.1 S1.2 A2.1 S1.2 B5 B3 S1.2 A2.1 S1.2 A2.1 S1.2 B5 B1 A3 A4 B1 A3 A4 B2 A2.2 B4 B2 A2.2 B4 LEVEL 2 LEVEL 3 VLI UNITS Map A-6.4
32 Page 32 of 38 16' - 0" 16' - 0" LivinG 8'W x 7'-6"D KitChen 14'W x 8'D LivinG 8'W x 7'-6"D KitChen 14'W x 8'D 32' - 2" dining 6'-8"W x 7'-6"D 33' - 3" dining 6'-8"W x 7'-6"D SLeePinG AreA 10W' x 6'-7"D SLeePinG AreA 10W' x 6'-7"D 4'W x 13'D 4'W x 13'D S1.2 S1.2 S1.2 Unit Studio 515 SF Unit S1.2 Studio 539 SF SCALE 1/8 = 11x17 SCALE 1/4 = 22X34 UNIT PLANS A-7.0
33 Page 33 of 38 21' - 0" 34' - 10" 29' - 4" KitChen/ dining 14'W x 12'D 10W' x 11'-6"D LivinG 10'W x 12'D 10W' x 11'-6"D / CLOSet 9'-6"W x 16'-3"D 20' /2" LivinG 13'W x 10'D 34' - 3" / CLOSet 9'-6"W x 16'-3"D 26' - 0" KitChen/ dining 14'W x 14'D 12'-6"W' x 9'-6"D W.i.C. 9'-6"W x 7'D KitChen/ dining 10'W x 14'D LivinG 13'W x 15'D A2.1 A2.1 Unit One Bedroom 611 SF Unit A2.1 One Bedroom 728 SF Unit A2.2 One Bedroom 896 SF A SCALE 1/8 = 11x17 SCALE 1/4 = 22X34 UNIT PLANS A-7.1
34 Page 34 of 38 21' - 7" 9'-6"W x 7'D 7'W x 9'-6"D KitChen/ dining 11'W x 14'D MASter 13'W' x 11'-6"D StUdY/ Add'L SPACe 9'-3"'W x 6'D 28' - 5" LivinG 10'-6"W x 12'D LivinG 12'-3"W x 11'D 10W' x 12'D 22' - 4 1/2" deck 5'-6"W x 8'-8"D 7'W x 7'-4"D KitChen 11'W x 8'D dining 11'W x 8'D 32' - 2" A3 Unit A3 One Bedroom 560 SF A4 Unit A4 Two Bedroom 960 SF SCALE 1/8 = 11x17 SCALE 1/4 = 22X34 UNIT PLANS A-7.2
35 Page 35 of 38 29' - 0" 38' - 1 1/2" 7'W x 9'-6"D MASter 10W' x 11'-6"D deck 7'-6"W x 5'-6"D KitChen/ dining 12'-6"W x 14'D 7'W x 9'-6"D 34' - 8" LivinG 10'-4"W x 11'-3"D 10'-4"W' x 10'D KitChen/ dining 12'-6"W x 13'-6"D 27' - 7" 10'W x 7'-6"D MASter 10'W x 10'D deck 10'W x 6'D LivinG 12'-10"W x 11'-8"D 7'-6"W x 9'-6"D MASter 10'W x 11'D B1 Unit B1 Two Bedroom 916 SF Unit B2 Two Bedroom 1,059 SF B SCALE 1/8 = 11x17 SCALE 1/4 = 22X34 UNIT PLANS A-7.3
36 23' - 11" ATTACHMENT 1 Page 36 of 38 29' - 0" deck 6'W x 11'D LivinG 12'-6"W x 15'-3"D 9'-6"W x 7'D MASter 11'W x 10'D MASter 10W' x 12'D 7'W x 5'-6"D 25' - 8" 38' - 8 1/2" W.i.C. 7'W x 9'-6"D KitChen/ dining 12'-6"W x 15'-6"D 38' - 7" KitChen 12'W x 9'D 11'W x 9'-6"D 7'-3"W x 8'D LivinG 14'W x 12'-6"D deck 6'-6"W x 9'D 10W' x 12'D StUdY 7'-3"W x 8'D WindOW OnLY On LeLeLS 5-7 dining 10'W x 10'D B3 Unit B3 Two Bedroom 1,065 SF Unit B4 Two Bedroom 1,046 SF B SCALE 1/8 = 11x17 SCALE 1/4 = 22X34 UNIT PLANS A-7.4
37 Page 37 of 38 MASter 12W' x 12'-6"D LivinG 15'-6"W x 11'D MASter 12'W x 9'-6"D 7'W x 9'-6"D dining 10'-6"W x 7'-6"D dining 12'W x 9'D KitChen 9'W x 12'D 7'W x 8'-5"D 38' - 4 1/2" W.i.C. 9'-6"W x 7'D KitChen 13'-6"W x 9'D 11'W x 10'-6"D LivinG 18' W x 11'D 9'-6"W x 7'D deck 12'W x 10'D StUdY/ FLeX SPACe 9'W x 10'D 12'W x 10'D B5 Unit B5 Two Bedroom 1,116 SF Unit B6 Two Bedroom 1,207 SF B SCALE 1/8 = 11x17 SCALE 1/4 = 22X34 UNIT PLANS A-7.5
38 34' - 6 1/2" 38' - 1 1/2" ATTACHMENT 1 Page 38 of 38 dining 12'-6"W x 9'D KitChen 12'-6"W x 9'D MASter 10'-6"W x 11'D KitChen 12'W x 11'D 18'-6"W x 7'-3"D W.i.C. dining 10'-6"W x 10'D MASter 13'W x 10'-6"D 44' - 3" deck 10'W x 38'D LivinG 15'"W x 12'D StUdY 12'-6"W x 9'D 6'-6"W x 9'-6"D 43' - 8" LivinG 14'W x 15'D 6'-6"W x 5'-9"D StUdY 10'-6"W' x 9'-7"D MASter 12'-6"W' x 11'D 6'W x 7'D deck 17'W x 10'D 7'W x 9'-7"D MASter 13W' x 11'D 6'-6"W x 9'-6"D W.i.C. B7 Unit B7 Two Bedroom 1,423 SF Unit C1 Three Bedroom 1,534 SF C SCALE 1/8 = 11x17 SCALE 1/4 = 22X34 UNIT PLANS A-7.6
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