ENCINAL TERMINALS
TIDELANDS EXCHANGE MASTER PLAN
Alameda, California
January 4, 2022
OWNER/APPLICANT
North Waterfront Cove LLC
c/o Tim Lewis Communities
12667 Alcosta Blvd., Suite 170
San Ramon, CA 94583
ARCHITECT
Van Tilburg Banvard Soderbergh, AIA
1738 Berkeley Street
Santa Monica, CA 90404
CIVIL ENGINEER
Carlson, Barbee & Gibson, Inc.
2633 Camino Ramon, Suite 350
San Ramon, CA 94583
LANDSCAPE ARCHITECT
Page/BMS Design Group
414 Jackson Street
San Francisco, CA 94111
Exhibit 2
E
NC
INA
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ress
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g
u
re
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d
e
p
icts
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e
cu
rr
e
n
t
co
n
fig
u
r
a
tio
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o
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which
is
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m
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se
d
o
f
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P
N’
s
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2 -
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n
d
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-
003
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1 .
Fi
g
u
re
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d
e
p
icts
th
e
p
rop
o
se
d
reco
n
fig
u
ratio
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o
f
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g
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re
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il
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o
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d
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p
rove
m
e
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ts
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a
d
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p
o
ssible
b
y
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e
E
xc
h
a
n
g
e
a
n
d
th
is
M
a
st
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r
P
lan
.
F
i
gu
r
e
1.1 E
x
i
s
ti
ng
P
arc
e
l
s
(
P
r
e
-
T
i
de
l
a
nd
s
E
x
c
ha
ng
e)
F
i
gu
r
e
1.2 P
os
t T
i
de
l
a
nd
s
E
x
c
ha
ng
e Co
nfi
gu
r
at
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o
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Po
s
t
-
T
id
elan
d
s
E
x
ch
an
g
e
F
i
gu
r
e
1.3 Conc
e
ptu
a
l
I
l
l
us
t
r
ati
v
e
P
l
a
n
PRIV
A
TE
L
A
N
D
S
PUBL
IC
TID
E
L
A
N
D
S
PUBL
IC
TID
E
L
A
N
D
S
PRIV
A
TE
L
A
N
D
S
PRIV
A
TE
L
A
N
D
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E
NC
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TE
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TIDE
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ND
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CH
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NGE
MAS
TER
P
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A
L
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M
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DA,
CA
/
J
A
NU
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RY
4 ,
2 0
2 2
2 M
as
te
r Plan Objectiv
es
Th
is
M
a
ste
r
P
la
n
i
m
p
l
e
m
e
n
ts
th
e
visi
o
n
f
o
r
th
e
sit
e
o
ri
g
in
a
ll
y
e
sta
b
li
sh
e
d
in
th
e
A
l
a
m
e
d
a
Ge
n
e
ral
P
la
n
in
2 0
0 7
,
whic
h
reco
m
m
e
n
d
s
th
a
t
th
e
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e
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o
wne
rs
o
f
t
h
e
fo
u
r
p
a
rcels
a
t
E
n
cina
l
Te
rm
in
a
ls,
“C
o
n
side
r
relo
ca
ti
n
g
th
e
Ti
d
e
lan
d
s
Tr
u
st
to
th
e
p
e
ri
m
e
te
r,
to
a
ll
o
w
resid
e
n
tia
l
m
ixed
-
u
s
e
d
e
ve
lop
m
e
n
t
in
th
e
co
re
o
f
t
h
e
sit
e
wi
th
p
u
b
l
icl
y
a
cce
ssible
o
p
e
n
sp
a
ce
a
rou
n
d
th
e
p
e
ri
m
e
te
r o
f
t
h
e
site
.”
Fu
rth
e
r,
th
e
M
a
ste
r
P
lan
im
p
lemen
ts
t
h
e
G
e
n
e
ral
P
la
n
o
b
ject
ives
fo
r
t
h
e
sit
e
a
n
d
th
e
su
rr
o
u
n
d
ing
North
e
rn
W
a
te
rfr
o
n
t
n
e
igh
b
o
rh
o
o
d
s:
Rec
onnec
t
th
e
c
om
munity
to
th
e
wa
te
r
fron
t
.
Th
e
M
a
ste
r
P
lan
m
a
ke
s
p
o
ssible
p
u
b
li
c
a
cce
ss
t
o
a
p
o
rti
o
n
o
f
th
e
N
o
rth
e
rn
W
a
t
e
rfr
o
n
t
s
h
o
reli
n
e
t
h
a
t
is
cu
rr
e
n
tly
u
n
d
e
r
p
ri
va
te
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wn
e
rship
,
ina
cce
ssible
,
a
n
d
u
n
sa
fe
f
o
r
p
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b
li
c
a
cce
ss.
Impr
ov
e
a
c
c
e
s
s
th
r
ough
a
nd
a
round
th
e
dis
tri
c
t
.
Th
e
M
a
ste
r
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la
n
p
rovid
e
s
fo
r
th
e
e
xte
n
sion
o
f
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e
m
e
n
t
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ve
n
u
e
th
rou
g
h
th
e
North
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rn
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t
e
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t
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n
d
t
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e
e
xt
e
n
sion
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f
E
n
tra
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e
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d
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t
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e
n
d
o
f
th
e
site
a
t
t
h
e
Oa
klan
d
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lamed
a
E
stu
a
ry.
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e
M
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st
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r
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la
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p
rovi
d
e
s
a
h
a
lf
m
il
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xt
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si
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o
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ch
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s
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d
a
n
d
wa
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sh
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tt
l
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ta
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n
d
b
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e
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t
o
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u
ce
a
u
t
o
m
o
b
il
e
co
n
g
e
stio
n
a
n
d
tra
n
sp
o
rt
a
tio
n
re
lat
e
d
g
ree
n
h
o
u
s
e
e
m
issi
o
n
s
.
Foster
a
v
ibra
nt
n
e
w
mix
e
d
-
us
e
e
nv
ironme
nt
.
Th
e
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a
s
te
r
P
lan
p
rovi
d
e
s
f
o
r
d
e
v
e
lop
m
e
n
t
o
f
t
h
e
c
u
rr
e
n
tl
y
ina
cce
ssible
2 3
a
cres
o
f
wat
e
rfr
o
n
t
la
n
d
wi
th
a
m
ix
o
f
u
se
s
inc
lud
ing
p
u
b
li
c
o
p
e
n
sp
a
ce
,
ma
ri
tim
e
,
co
m
m
e
rci
a
l,
a
n
d
r
e
side
n
tia
l u
se
s.
P
re
s
e
rv
e
th
e
uniqu
e
his
to
ry
a
nd
e
n
v
i
ronme
nt
of
th
e
No
rthern
W
a
terfront
Area
.
Th
e
red
e
ve
lo
p
m
e
n
t
o
f
th
e
site
p
rovid
e
s
th
e
o
p
p
o
rtu
n
i
ty
to
e
m
b
race
,
d
e
p
ict,
a
n
d
d
e
m
o
n
stra
te
th
rou
g
h
a
rt,
a
rchit
e
ctu
r
e
,
a
n
d
e
d
u
c
a
tio
n
,
th
e
h
isto
ry
o
f
th
e
site
a
n
d
th
e
A
laska
P
a
ck
e
rs Fl
e
e
t
t
h
a
t
o
n
c
e
ca
ll
e
d
t
h
e
site
h
o
m
e
.
E
c
onomic
De
v
e
lopm
e
nt
.
Th
e
M
a
st
e
r
P
lan
fa
cil
ita
te
s
th
e
u
s
e
o
f
Ti
d
e
la
n
d
s
Tr
u
st
L
a
n
d
s
fo
r
m
a
ri
tim
e
a
n
d
o
p
e
n
sp
a
ce
u
se
s
a
n
d
th
e
P
ri
va
te
L
a
n
d
s
f
o
r
m
ixed
u
se
co
m
m
e
rci
a
l
d
e
ve
lo
p
m
e
n
t
to
g
e
n
e
rate
jo
b
s
a
n
d
se
rvi
ce
s
fo
r
th
e
co
m
m
u
n
ity.
Fu
rth
e
r,
th
e
M
a
ste
r
P
lan
’s
p
roxi
m
it
y
to
M
a
ri
n
a
V
il
lag
e
’s
g
rowi
n
g
b
u
si
n
e
ss
p
a
rk
p
rovid
e
s
m
u
ch
n
e
e
d
e
d
h
o
u
sin
g
wi
th
in
walking
d
ista
n
ce
o
f
o
n
e
o
f
A
l
a
m
e
d
a
’s
b
igg
e
st
job
ce
n
te
rs.
Fina
nc
ia
ll
y
S
ound
D
e
v
e
lopm
e
nt
.
Th
e
Ti
d
e
lan
d
s
E
xc
h
a
n
g
e
A
g
ree
m
e
n
t
a
n
d
Ti
d
e
lan
d
s
E
xch
a
n
g
e
M
a
ste
r
P
la
n
cr
e
a
t
e
fin
a
n
cial
viab
il
ity
fo
r
d
e
ve
lop
m
e
n
t
o
f
t
h
e
site
,
which
h
a
s
b
e
e
n
va
ca
n
t
f
o
r
o
ve
r
1 0
ye
a
rs.
Th
e
M
a
ste
r
P
lan
req
u
ir
e
s
th
a
t
n
e
w
d
e
ve
lo
p
m
e
n
t
fu
n
d
a
n
d
co
n
stru
c
t
t
h
e
p
u
b
li
c
f
a
cil
ities
a
n
d
p
a
rks
th
a
t
a
vo
id
a
n
y
fin
a
n
ci
a
l
im
p
a
c
t
o
n
th
e
Ci
ty’
s
a
b
il
ity
to
p
rovi
d
e
se
rvi
ce
s t
o
t
h
e
r
e
st
o
f
t
h
e
City
.
E
nv
ironme
nt
a
l
ly
S
o
und
Dev
e
lopme
nt
.
Th
e
M
a
ste
r
P
la
n
g
u
ide
s
th
e
red
e
ve
lo
p
m
e
n
t
o
f
th
is
i
n
fill
u
rba
n
sit
e
int
o
a
n
e
n
vir
o
n
m
e
n
ta
ll
y s
o
u
n
d
,
tra
n
sit
-
o
ri
e
n
te
d
d
e
v
e
lop
m
e
n
t
co
n
siste
n
t
wi
th
th
e
Ci
ty
o
f
A
la
m
e
d
a
Cl
im
a
te
A
ctio
n
a
n
d
Resili
e
n
cy
P
lan
reco
m
m
e
n
d
a
tio
n
s
.
Th
e
p
la
n
req
u
ir
e
s
t
h
e
remova
l
o
f
e
n
vir
o
n
m
e
n
ta
l
h
a
za
r
d
s,
p
rot
e
c
tio
n
a
g
a
inst
se
a
lev
e
l
ri
se
,
tra
n
sp
o
rta
tio
n
d
e
m
a
n
d
m
a
n
a
g
e
m
e
n
t
a
n
d
p
a
rki
n
g
p
rog
ra
m
s
to
red
u
c
e
a
u
to
m
o
b
il
e
t
ri
p
s
a
n
d
g
re
e
n
h
o
u
se
g
a
s
e
m
issi
o
n
s
a
n
d
th
e
u
s
e
o
f
clea
n
e
n
e
rgy
so
u
rces
to
re
d
u
ce
g
ree
n
h
o
u
s
e
g
a
s
e
m
issi
o
n
s
a
n
d
a
ir
p
o
ll
u
ta
n
ts.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
3 F
i
gu
r
e
1.4 Conc
e
ptu
a
l
I
l
l
us
t
r
ati
v
e
P
l
a
n De
tai
l
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
4 F
i
gu
r
e
1.5 V
i
c
i
n
i
ty
Ci
r
c
u
l
at
i
on
, Tr
a
i
l
s
a
nd
Tr
an
s
i
t
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
5 Upo
n
e
x
e
cu
tio
n
o
f
th
e
Ti
d
e
lan
d
s
E
xch
a
n
g
e
A
g
ree
m
e
n
t,
th
e
n
e
w
P
u
b
li
c
Tr
u
st
L
a
n
d
s
sh
a
ll
b
e
d
e
ve
lop
e
d
co
n
siste
n
t
wi
th
t
h
e
d
e
v
e
lop
m
e
n
t
sta
n
d
a
rds
co
n
ta
ine
d
in
th
is
Cha
p
t
e
r
.
Us
e R
es
tri
ction
s
Th
e
f
o
ll
o
wi
n
g
u
s
e
s sh
a
ll
b
e
p
e
rm
itte
d
b
y
ri
g
h
t
wi
th
in
th
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s:
•
P
u
b
li
c
o
p
e
n
sp
a
ce
,
p
a
rks
,
s
tre
e
ts,
p
a
rki
n
g
a
r
e
a
s
a
n
d
a
ss
o
ciat
e
d
fa
cil
ities
a
n
d
b
u
il
d
in
g
s
,
a
n
d
•
P
u
b
li
c s
m
a
ll
cra
ft
l
a
u
n
c
h
e
s a
n
d
d
o
cks.
T
h
e
f
o
ll
o
wi
n
g
u
s
e
s
m
a
y b
e
p
e
rm
it
te
d
wi
th
a
p
p
rova
l
o
f
a
Co
n
d
itio
n
a
l
Use
P
e
rm
it
:
•
V
isi
to
r
se
rvi
n
g
u
s
e
s,
su
ch
a
s
m
u
s
e
u
m
s
,
a
n
d
e
a
ti
n
g
a
n
d
d
ri
n
king
e
sta
b
li
sh
m
e
n
ts,
•
M
a
ri
tim
e
co
m
m
e
rci
a
l
a
n
d
m
a
ri
tim
e
recrea
tio
n
a
l
u
se
s,
s
u
ch
a
s
t
h
e
m
a
ri
n
a
a
n
d
k
a
ya
k
a
n
d
small wa
te
rcr
a
ft
re
n
ta
ls,
•
L
ive
-
a
b
o
a
rd b
e
rth
s wit
h
in
th
e
m
a
ri
n
a
,
a
n
d
•
Ot
h
e
r
u
se
s
d
e
te
r
m
ine
d
b
y
th
e
P
lan
n
ing
B
o
a
rd
to
b
e
sim
il
a
r
to
th
e
a
b
o
ve
a
n
d
co
n
siste
n
t
wi
th
P
lan
o
b
ject
ives
a
n
d
/o
r
a
re
i
n
cide
n
ta
l
to
,
o
r
n
e
ce
s
sa
ry
o
r
co
n
ve
n
ien
t
f
o
r,
t
h
e
p
ro
m
o
tio
n
,
b
e
n
e
fit
,
a
n
d
a
c
co
m
m
o
d
a
tio
n
o
f
th
e
p
u
rpo
se
s
o
f
th
e
p
u
b
li
c t
rust
.
W
ith
th
e
e
xc
e
p
tio
n
o
f
li
ve
a
b
o
a
rd
u
n
its
in
th
e
m
a
ri
n
a
,
r
e
sid
e
n
tia
l
u
se
s
sh
a
ll
n
o
t
b
e
p
e
rm
itt
e
d
o
n
t
h
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
.
T
h
e
m
a
x
im
u
m
b
u
il
d
i
n
g
h
e
igh
t
fo
r
a
n
y
b
u
il
d
in
g
o
n
t
h
e
P
u
b
li
c Trust
L
a
n
d
s
sh
a
ll
b
e
li
m
ite
d
t
o
4 0
’.
F
igu
r
e 2
.
1 I
llu
strativ
e Op
e
n
S
p
ac
e P
lan
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
6 Conceptual
Ill
ustra
tiv
e Plan
F
igu
r
e 2
.
2 I
llu
strativ
e Op
e
n
S
p
ac
e Ke
y P
lan
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
7 I
mprov
em
ents
A
ll
P
u
b
li
c
Tr
u
st
L
a
n
d
s
sh
a
ll
b
e
d
e
v
e
lop
e
d
a
n
d
co
n
stru
ct
e
d
b
y
th
e
Deve
l
o
p
e
r
o
f
th
e
P
ri
va
te
L
a
n
d
s
in
su
b
s
ta
n
tia
l
co
n
f
o
rm
a
n
c
e
wi
th
th
e
p
l
a
n
s,
s
e
cti
o
n
s
a
n
d
sta
n
d
a
rds
e
sta
b
li
sh
e
d
in
th
is
Cha
p
t
e
r.
P
UB
LIC W
AT
E
RF
RONT
P
AR
KS
M
o
st
o
f
t
h
e
d
e
te
ri
o
rati
n
g
tim
b
e
r
a
n
d
co
n
cret
e
wh
a
rves
wi
ll
b
e
rem
o
v
e
d
.
Th
e
fin
a
l
siz
e
,
c
o
n
fig
u
ratio
n
a
n
d
c
o
m
p
o
n
e
n
ts
o
f
t
h
e
rem
a
inin
g
c
o
n
cret
e
w
h
a
rf
a
n
d
w
h
a
rf
-
to
p
im
p
rove
m
e
n
ts
wi
ll
b
e
su
b
ject
t
o
fu
tu
re
De
sign
Revie
w
a
p
p
rova
l
b
y
th
e
Ci
ty
o
f
A
lamed
a
,
which
sh
a
ll
b
e
in
su
b
st
a
n
tia
l
co
n
f
o
rm
a
n
ce
wi
th
th
e
p
rovisi
o
n
s
o
f
t
h
is
Cha
p
te
r
,
Fi
g
u
res
2 .1
t
h
ro
u
g
h
2 .2
0 ,
a
n
d
th
e
fin
a
l
a
p
p
r
o
va
l
b
y
th
e
B
a
y
Co
n
se
rvat
i
o
n
a
n
d
Deve
lo
p
m
e
n
t
Comm
issi
o
n
(BCD
C)
,
and
a
p
p
rov
a
ls
fro
m
a
p
p
li
ca
b
le
sta
te
a
n
d
fe
d
e
ral
a
g
e
n
cies.
P
ri
o
r
to
issua
n
ce
o
f
th
e
first
b
u
il
d
ing
p
e
rm
it,
t
h
e
d
e
ve
l
o
p
e
r
o
f
th
e
p
ri
va
te
p
rop
e
rty
sh
a
ll
s
u
b
m
it
a
D
e
sign
R
e
view
a
p
p
li
ca
tio
n
fo
r
t
h
e
P
u
b
li
c
Tr
u
st
L
a
n
ds
i
m
p
rove
m
e
n
ts
,
in
su
b
st
a
n
tia
l
co
n
fo
r
m
a
n
c
e
wi
th
t
h
is M
a
st
e
r Pla
n
.
P
ri
o
r
to
issua
n
ce
o
f
t
h
e
first
b
u
il
d
in
g
p
e
r
m
it
,
Deve
lop
e
r
sh
a
ll
su
b
m
it
a
n
d
rece
ive
a
p
p
rova
l
of
th
e
Ci
ty
-
a
p
p
r
o
ve
d
P
u
b
li
c
Tr
u
st
L
a
n
d
s
Desig
n
Revie
w
fro
m
th
e
B
a
y
Con
se
rvat
i
o
n
a
n
d
Deve
lop
m
e
n
t
Co
m
m
issi
o
n
(BCDC
)
.
Th
e
fin
a
l
site
-
wi
d
e
g
ra
d
ing
p
la
n
sh
a
ll
inclu
d
e
co
n
stru
ctio
n
o
f
a
te
m
p
o
rary
b
a
y
tra
il
fro
m
t
h
e
so
u
th
wes
t
p
o
r
tio
n
o
f
t
h
e
site
a
t
Cl
e
m
e
n
t
t
o
c
o
n
n
e
ct
to
th
e
Fo
rtm
a
n
p
ro
p
e
rty
B
a
y
Tr
a
il
fa
cil
ity
a
t
th
e
n
o
rth
e
a
st
co
rn
e
r
o
f
th
e
site
.
T
h
e
te
m
p
o
rary
b
a
y
tra
il
sh
a
ll
b
e
loca
te
d
a
s
close
to
th
e
wat
e
r
a
s
p
o
ssi
b
le,
while
still
e
n
s
u
ri
n
g
p
u
b
li
c
sa
f
e
ty,
a
n
d
sh
a
ll
b
e
co
m
p
let
e
d
p
ri
o
r
t
o
issua
n
c
e
o
f
th
e
first resid
e
n
tia
l
b
u
il
d
in
g
p
e
rm
it
.
Th
e
P
u
b
li
c
Tr
u
s
t
L
a
n
d
s
im
p
rove
m
e
n
ts
s
h
a
l
l
inclu
d
e
a
p
u
b
li
c
p
romen
a
d
e
,
p
u
b
li
c
p
l
a
za
s,
a
n
d
th
e
B
a
y
Tr
a
il
a
rou
n
d
th
e
p
e
ri
m
e
te
r
o
f
t
h
e
site
,
a
n
d
fa
cil
ities
fo
r
a
ran
g
e
o
f
recre
a
tio
n
a
l
a
ctivities
inclu
d
in
g
walking
,
run
n
ing
,
b
icyc
li
n
g
,
roll
e
rbla
d
in
g
,
fish
ing
,
w
a
te
rcr
a
ft
la
u
n
ch
,
a
n
d
vist
a
p
o
int
s
.
Th
e
i
m
p
rove
m
e
n
ts
wi
ll
a
lso
inclu
d
e
p
u
b
li
c
a
m
e
n
iti
e
s
inclu
d
ing
p
u
b
li
c
a
rt
,
b
ike
racks
,
b
e
n
ch
e
s,
tr
a
sh
c
o
n
t
a
ine
rs,
rest
roo
m
s,
a
n
d
d
ri
n
king
fo
u
n
t
a
ins
fo
r
p
u
b
li
c
u
se
.
T
h
e
p
u
b
li
c
p
r
o
m
e
n
a
d
e
a
n
d
B
a
y
Tr
a
il
sh
a
ll
e
xte
n
d
co
n
tin
u
o
u
sly
fro
m
th
e
W
ind
Ri
ve
r
P
rop
e
rty
li
n
e
a
t
th
e
so
u
th
west
e
rn
co
rne
r
o
f
th
e
p
ro
p
e
rty
a
t
th
e
A
lask
a
B
a
sin,
a
lon
g
t
h
e
A
l
a
ska
B
a
sin
,
th
e
n
a
lon
g
th
e
n
o
rt
h
e
rn
e
d
g
e
o
f
t
h
e
site
a
n
d
th
e
n
a
l
o
n
g
t
h
e
Fo
r
tm
a
n
M
a
ri
n
a
side
o
f
t
h
e
site
,
a
s
sh
o
wn
in
Fi
g
u
re 2
.
1 5
.
A
p
u
b
li
c
d
o
cking
fa
c
il
ity
to
su
p
p
o
rt
wat
e
rbo
rne
m
o
d
e
s
o
f
tra
n
sp
o
rt
a
tio
n
o
n
t
h
e
n
o
rth
ce
n
tra
l
p
o
rti
o
n
o
f
t
h
e
site
a
n
d
a
p
u
b
li
c
lau
n
ch
f
a
cil
ity
fo
r
k
a
ya
ks
a
n
d
s
ta
n
d
-
u
p
p
a
d
d
l
e
b
o
a
rds
in
A
laska
B
a
sin
sh
a
ll
b
e
inclu
d
e
d
.
S
h
u
tt
le
b
u
s
a
cce
ss
a
n
d
tu
rn
-
ar
o
u
n
d
,
p
a
sse
n
g
e
r
u
n
lo
a
d
in
g
,
ka
ya
k
d
rop
o
ff
a
n
d
b
icycl
e
p
a
rki
n
g
sh
a
ll
b
e
p
rovi
d
e
d
in
clo
se
p
r
o
xim
ity t
o
b
o
th
fa
cil
itie
s
.
B
icycl
e
fa
cil
ities
sh
a
ll
b
e
p
rovid
e
d
in
co
n
f
o
rm
a
n
ce
wi
th
th
e
sta
n
d
a
rds
e
st
a
b
li
sh
e
d
b
y
th
e
A
la
m
e
d
a
B
icy
cle
P
lan
a
n
d
B
a
y
Tr
a
il
P
lan
.
B
ic
ycle
racks
sh
a
ll
b
e
p
rovid
e
d
a
t
stra
te
g
ic
sp
o
ts
a
n
d
loca
te
d
in
c
o
n
ve
n
ien
t
,
well
-
li
t
a
rea
s,
cle
a
rl
y
visi
b
le
fro
m
a
b
u
il
d
ing
’s
p
ri
m
a
ry
e
n
tra
n
ce
a
n
d
s
h
a
ll
b
e
p
la
ce
d
a
t
s
u
ff
ici
e
n
tly
sh
o
rt
int
e
rvals
so
th
a
t
b
icycl
ists
ca
n
e
a
sil
y
fi
n
d
a
p
lac
e
to
p
a
rk
th
e
ir
b
icyc
les.
P
u
b
li
c
Tr
u
st
L
a
n
d
s
s
h
a
ll
b
e
well
li
t
a
n
d
h
a
ve
clea
r
sigh
tline
s
in
o
rde
r
to
p
rovid
e
p
e
d
e
st
ri
a
n
s
wi
th
a
se
n
se
o
f
s
a
fe
ty
a
n
d
c
o
m
fo
rt.
S
tre
e
t
tre
e
s
s
h
a
ll
b
e
p
rovid
e
d
o
n
a
ll
stre
e
t
s
a
n
d
p
e
d
e
stri
a
n
a
rea
s.
S
tre
e
t
tre
e
s
sh
o
u
ld
b
e
p
la
n
te
d
wi
th
in
th
e
p
la
n
tin
g
stri
p
s
o
n
e
a
c
h
o
f
side
o
f
th
e
stre
e
t
a
n
d
m
a
y
b
e
sp
a
ce
d
o
n
a
ve
ra
g
e
e
ve
ry
3 0
fe
e
t,
o
r
clu
ste
red
a
s
n
e
e
d
e
d
to
a
cco
m
m
o
d
a
t
e
t
h
e
p
e
d
e
stri
a
n
a
n
d
b
icycl
e
cir
cu
lat
ion
o
n
t
h
e
e
n
try
b
o
u
l
e
va
rd.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
8 Ac
c
es
s
P
u
b
li
c
a
cce
ss
a
n
d
tr
a
n
sp
o
rta
tio
n
s
e
rvi
ce
s
a
n
d
fa
cil
ities
in
su
p
p
o
rt
o
f
th
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
a
n
d
t
h
e
th
re
e
Di
stri
cts
sh
a
ll
b
e
d
e
ve
lo
p
e
d
co
n
sist
e
n
t
wi
th
t
h
e
f
o
ll
o
wi
n
g
st
a
n
d
a
rds:
CL
E
M
E
NT
AV
E
NU
E
E
X
TENS
IO
N
Cl
e
m
e
n
t
A
ve
n
u
e
(see
Fi
g
u
re
2 .3
)
wi
ll
u
ltim
a
te
ly
b
e
e
x
te
n
d
e
d
fro
m
th
e
int
e
rsect
ion
o
f
E
n
tra
n
c
e
Ro
a
d
to
t
h
e
in
te
rsect
io
n
o
f
A
tla
n
tic
A
ve
n
u
e
a
n
d
S
h
e
rm
a
n
S
tre
e
t
a
n
d
wi
ll
inclu
d
e
e
xte
n
sio
n
o
f
th
e
Cr
o
ss
A
la
m
e
d
a
Tr
a
il
fro
m
S
h
e
rm
a
n
t
o
E
n
tra
n
c
e
Roa
d
.
Th
e
Cl
e
m
e
n
t
A
v
e
n
u
e
E
xte
n
sio
n
is
p
rese
n
tly
u
n
d
e
r
co
n
stru
ctio
n
a
n
d
is
m
a
n
a
g
e
d
b
y
th
e
Del
M
o
n
te
W
a
reh
o
u
se
Deve
l
o
p
e
r
a
n
d
fu
n
d
e
d
join
tly
b
y
a
c
o
st
sh
a
ri
n
g
a
g
ree
m
e
n
t
wh
e
reb
y
th
e
E
n
cina
l
Te
rm
ina
ls
Deve
l
o
p
e
r
a
n
d
Del
M
o
n
te
d
e
ve
l
o
p
e
r
e
a
ch
f
u
n
d
t
h
e
ir
fa
ir
sh
a
re
o
f
t
h
e
c
o
sts
o
f
th
e
im
p
rove
m
e
n
ts.
E
NT
RA
NC
E
ROAD
E
X
TENS
IO
N,
IN
T
E
RN
AL
S
T
REE
T
S
AN
D
P
AT
HS
Th
e
E
n
cina
l
T
e
rm
ina
l
s
Deve
lop
e
r
sh
a
ll
b
e
resp
o
n
sible
f
o
r
co
n
stru
ctin
g
th
e
E
n
tra
n
ce
Ro
a
d
e
xt
e
n
sio
n
a
n
d
int
e
rsect
io
n
,
which
sh
a
ll
inclu
d
e
a
c
o
n
tro
ll
e
d
int
e
rsec
tio
n
a
t
Cl
e
m
e
n
t
A
v
e
n
u
e
,
a
relo
ca
te
d
d
ri
ve
way
a
cce
ss
t
o
t
h
e
a
d
jac
e
n
t
Fo
rt
m
a
n
M
a
ri
n
a
fro
m
t
h
e
E
n
tr
a
n
ce
Ro
a
d
e
xte
n
sion
,
a
n
d
a
p
p
ro
p
ri
a
te
sp
a
c
e
f
o
r a
fu
tu
re
b
u
s
sto
p
fo
r
west
b
o
u
n
d
b
u
s
o
r
sh
u
tt
le
se
rvi
ce
.
Th
e
a
p
p
ro
p
ri
a
te
m
e
th
o
d
o
f
co
n
tro
l
n
e
ce
ss
a
ry
fo
r
th
e
int
e
rsect
ion
of
Cl
e
m
e
n
t
A
v
e
n
u
e
a
n
d
E
n
tra
n
c
e
Ro
a
d
wi
ll
b
e
d
e
t
e
rm
in
e
d
b
y
th
e
Ci
ty
E
n
g
i
n
e
e
r
a
n
d
m
a
y
req
u
ir
e
a
tra
ff
ic
sign
a
l
o
r
m
o
d
e
rn
rou
n
d
a
b
o
u
t,
if
f
e
a
sible
.
A
ll
stre
e
ts
a
n
d
p
a
th
s
wi
th
in
th
e
P
ri
va
t
e
L
a
n
d
s sh
a
ll
in
cl
u
d
e
p
u
b
li
c a
cce
ss a
n
d
u
tili
ty
e
a
se
m
e
n
ts
.
Maintenance
of
Pu
bl
ic
T
rus
t
Land
s
and
Improv
em
ents
Th
e
c
o
st
t
o
m
a
in
t
a
in
th
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
s
h
a
ll
b
e
t
h
e
resp
o
n
sibili
ty
o
f
t
h
e
p
r
ivat
e
lan
d
o
wne
rs
a
t
E
n
cina
l
Te
rm
in
a
ls.
M
a
int
e
n
a
n
ce
o
f
t
h
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
m
a
y
b
e
fu
n
d
e
d
b
y
a
n
a
sse
ssm
e
n
t
d
istri
ct,
m
u
n
ici
p
a
l
se
rvi
ce
s
d
istri
ct,
o
r
co
m
m
u
n
it
y
fa
cil
ities
d
istri
ct,
which
sh
a
ll
b
e
a
p
p
r
o
ve
d
p
ri
o
r
to
a
p
p
rova
l
o
f
t
h
e
first f
ina
l su
b
d
ivi
sion
m
a
p
o
f
th
e
p
ro
p
e
rty.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
9 F
igu
r
e 2
.
3 I
llu
strativ
e Cr
o
ss
S
ec
t
ion
C
1: Clem
ent
A
ve
n
u
e
at G
at
ew
ay
D
istri
ct (
v
iew
loo
king
east
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
10 F
igu
r
e 2
.
4 C
l
ement
P
laz
a
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
11 F
igu
r
e 2
.5
I
l
lust
r
ati
ve
C
r
o
ss
S
ec
t
ion
P
1: W
aterfro
n
t
P
r
o
men
ad
e a
n
d
B
ay
T
r
ail
adj
ac
ent
t
o
Al
as
k
a Ba
sin Distr
ict
(
vie
w
loo
king
n
o
r
t
h
f
r
o
m Clem
ent
Ave
n
u
e
)
F
igu
r
e 2
.
5 I
llu
strat
ive
C
r
o
ss
S
e
ctio
n
P
1 :
Cle
men
t
P
laz
a
, W
aterfron
t
P
r
o
men
ade and
Bay
T
r
ail
a
d
jac
ent
t
o
G
atew
a
y
Dist
r
i
ct
(
vie
w
loo
king
no
r
t
h
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
12 F
igu
r
e 2
.
6 A
l
as
k
a Ba
sin P
laz
a
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
13 F
igu
r
e
2 .
7 I
llust
r
ative
C
r
o
ss
S
e
ctio
n
P
2: A
las
k
a Ba
sin P
laz
a
,
W
ate
r
f
r
o
n
t
P
r
o
m
enad
e
and
Bay
T
r
ail
adjac
ent
t
o
Alas
ka
B
as
in Di
stric
t
(
vi
ew
loo
kin
g
no
r
t
h
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
14 F
igu
r
e
2. 8
I
llu
strativ
e
C
r
o
ss
S
ec
t
ion
P
3:
W
aterf
r
o
n
t
P
r
o
m
enad
e
and
B
ay
T
r
ai
l
adjac
ent
t
o
Alas
ka
B
as
i
n
Distric
t
(
v
iew
loo
king
n
o
r
t
h
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
15 F
igu
r
e 2
.
9 E
stu
ar
y P
l
az
a
and
N
o
r
t
h
S
h
o
r
eli
n
e
P
r
o
men
ade
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
16 F
igu
r
e 2
.
1 0
I
l
lust
r
ati
ve
C
r
o
ss
S
ec
t
ion
P
4:
W
aterfro
n
t
P
r
o
men
ad
e
adj
ac
ent
t
o
Alas
ka
B
as
in Di
stri
ct (
vie
w
loo
king
east
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
17 F
igu
r
e
2. 1
1 I
llust
r
ative
C
r
o
ss
S
ec
t
ion
P
5: N
o
r
t
h
S
h
o
r
eli
n
e
at E
stu
ar
y
D
istri
ct (
vie
w
loo
king
east
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
18 F
igu
r
e 2
.
12 G
atew
ay
P
ar
k
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
19 F
ig
ure
2. 1
3 I
l
lu
s
trati
v
e
C
ros
s
S
e
c
tio
n
B1:
E
ntry
Bo
ul
e
v
a
rd w
ith
Al
a
s
k
a
Ba
s
in
Dis
tric
t
to
th
e
l
e
ft o
f th
e
tre
e
s
a
nd
Es
tua
ry
Dis
tri
c
t to
th
e
rig
ht
(
v
ie
w
l
o
ok
in
g
no
rth
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
20 F
i
g
u
r
e 2
.
1 4
I
l
lust
r
ati
ve
C
r
o
s
s
S
e
ctio
n
B
2:
E
n
t
r
y Bou
l
e
va
r
d
w
it
h
Al
as
k
a Ba
sin Di
stric
t
t
o
t
h
e l
eft
and
E
stu
a
r
y Di
stric
t
t
o
t
h
e
r
igh
t
(
vie
w
loo
kin
g
no
r
t
h
)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
21 F
igu
r
e 2
.
1 5
I
llust
r
ative
C
r
o
ss
S
ec
t
ion
F
1: B
ay
Trai
l a
n
d
ea
st ed
g
e of
t
h
e
E
st
u
ar
y D
istri
ct an
d
Fo
r
t
man
P
r
o
p
e
r
t
y
(
vi
ew
loo
king
n
o
r
t
h
)
Se
tb
a
c
k
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
22 S
ea
L
evel Rise Pr
otection
1 2
Th
e
d
e
v
e
lop
m
e
n
t
o
f
t
h
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
w
il
l
b
e
d
e
sign
e
d
su
ch
t
h
a
t
3 th
e
p
r
o
p
o
s
e
d
p
u
b
li
c
a
cce
ss
a
rea
s
,
stre
e
ts
a
n
d
b
u
il
d
ing
sit
e
s
wi
ll
b
e
4 raise
d
t
o
a
m
ini
m
u
m
e
leva
tio
n
o
f
1 3
.
0 ,
p
ro
vidin
g
b
u
il
t
-
in
p
rote
cti
o
n
5 fro
m
3 6
-
inch
e
s
o
f
se
a
leve
l
ri
se
.
A
s
sh
o
wn
i
n
Fi
g
u
re
2. 17
,
th
e
wh
a
rf
6 e
leva
tio
n
o
f
1 3
.0
is
s
u
f
ficien
t
t
o
wi
th
st
a
n
d
3 6
-
inch
e
s
o
f
se
a
leve
l
ri
s
e
.
7 To
p
rote
c
t
th
e
site
fro
m
se
a
leve
l
ri
se
a
b
o
v
e
3 6
i
n
ch
e
s,
th
e
P
ri
va
te
8 L
a
n
d
s
d
e
ve
lo
p
e
r
wi
ll
d
e
sign
a
n
d
p
rovid
e
a
fu
n
d
ing
m
e
ch
a
n
ism
f
o
r
9 a
d
d
itio
n
a
l
p
rot
e
ctio
n
s
fo
r
im
p
le
m
e
n
ta
tio
n
a
t
su
ch
ti
m
e
t
h
a
t
t
h
e
10 a
d
d
itio
n
a
l
m
e
a
su
r
e
s
a
re
req
u
ir
e
d
.
Th
e
co
sts
o
f
th
e
a
d
a
p
tiv
e
11 m
a
n
a
g
e
m
e
n
t
stra
t
e
g
y
sh
a
ll
b
e
inclu
d
e
d
in
a
n
a
sse
ss
m
e
n
t
d
istri
ct,
12 co
m
m
u
n
ity
fa
cil
ities
d
istri
ct,
o
r
a
Ge
o
lo
g
ic
Haz
a
rds
A
b
a
te
m
e
n
t
Di
stri
c
t
13 e
sta
b
li
sh
e
d
to
f
u
n
d
th
e
m
a
int
e
n
a
n
ce
o
f
th
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
.
Fu
tu
r
e
14 p
o
te
n
tia
l
a
d
a
p
tive
m
e
a
su
re
co
n
ce
p
ts
which
a
ll
o
w
fo
r
a
d
just
m
e
n
ts
t
o
15 th
e
p
e
ri
m
e
te
r
o
f
th
e
p
roje
ct
sit
e
flo
o
d
p
r
o
t
e
ctio
n
,
sh
o
u
ld
th
e
y
b
e
16 n
e
ce
ss
a
ry,
m
a
y
i
n
clud
e
im
p
le
m
e
n
ta
tio
n
o
f
s
e
a
walls,
e
a
rth
e
n
b
e
r
m
s,
17 raise
d
p
lat
f
o
rm
s
o
r
o
th
e
r
sto
r
m
d
rain
syste
m
e
n
h
a
n
ce
m
e
n
ts.
18 Con
ce
p
tu
a
l
il
lust
ratio
n
s
o
f
p
o
te
n
tia
l
a
d
a
p
tive
m
e
a
s
u
res
a
re
sh
o
wn
i
n
19 fo
u
r
se
c
tio
n
s
o
n
th
e
f
o
ll
o
wi
n
g
p
a
g
e
s
(F
igu
res
2 .
17 th
ro
u
g
h
2 .
20 ).
Th
e
20 p
ri
m
a
ry
a
d
a
p
tive
m
e
a
s
u
re
is
th
e
co
n
stru
ctio
n
o
f
a
se
a
wall
a
t
t
h
e
i
n
lan
d
21 e
d
g
e
o
f
th
e
wha
rf,
a
s
sh
o
wn
in
Fi
g
u
res
2 .
17 a
n
d
2 .1
8 ,
a
n
d
a
lon
g
th
e
22 n
o
rth
e
r
n
e
d
g
e
a
t
th
e
wa
te
rfr
o
n
t
p
a
rk (
Fi
g
u
re 2
.
19 ).
A
lon
g
t
h
e
e
a
ste
r
n
23 e
d
g
e
,
th
e
se
a
wall
is
p
lan
n
e
d
t
o
b
e
c
o
n
stru
c
te
d
a
t
t
h
e
wat
e
r’
s
e
d
g
e
,
o
n
24 th
e
Fo
rt
m
a
n
p
ro
p
e
rty
(
Fi
g
u
re 2
.
20 ).
If
t
h
is
is
inf
e
a
si
b
le
o
r
i
m
p
ract
ica
l,
25 a
se
co
n
d
a
ry
m
e
a
su
re
i
s
p
rovid
e
d
:
a
s
e
a
wall
a
t
th
e
e
d
g
e
o
f
t
h
e
cycl
e
26 tra
ck.
27 F
igu
r
e 2
.
16 A
d
apt
ive
Ma
n
agemen
t
O
ve
r
vi
ew
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
23 F
igu
r
e 2
.
18 A
d
apt
ive
M
ea
sure
at
w
h
ar
f
edg
e
(
S
e
ctio
n
P
3)
F
igu
r
e 2
.
17 T
w
o
Ad
apt
i
ve
Me
a
sure
Alt
er
n
ative
s a
t
w
h
ar
f
edg
e (S
ec
t
ion
P
2)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
24 F
igu
r
e 2
.
20 A
d
apt
ive
Me
a
sure
at F
o
r
t
man
p
r
o
p
e
r
t
y
edg
e (
S
e
ctio
n
F
1)
Se
t
b
a
ck
F
igu
r
e 2
.
19 A
d
apt
ive
M
ea
sure
at
No
r
t
h
S
h
o
r
eli
n
e
(S
ec
t
ion
P
5)
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
25 Land
sc
ap
e Gu
id
eli
nes
P
lan
t
m
a
t
e
ri
a
ls
wi
ll
b
e
n
a
tive
/
a
d
a
p
te
d
a
n
d
n
o
n
-
inva
sive
sp
e
cies,
t
o
lera
n
t
o
f
sa
l
t
wat
e
r a
n
d
a
ir
a
n
d
co
m
p
li
a
n
t
wi
th
B
a
y
Fr
ien
d
ly
L
a
n
d
sca
p
e
G
u
ide
li
n
e
s,
wi
th
t
h
e
e
xc
e
p
tio
n
o
f
isola
te
d
o
rna
m
e
n
ta
l
g
a
rde
n
s
a
n
d
recre
a
tio
n
a
l
t
u
rf
a
r
e
a
s.
V
iews
wi
ll
b
e
res
p
e
ct
e
d
a
n
d
fra
m
e
d
b
y
tre
e
a
n
d
p
l
a
n
t
loca
tio
n
s.
A
ll
stre
e
ts
a
n
d
p
e
d
e
stri
a
n
p
a
th
ways
inclu
d
e
tre
e
p
lan
tin
g
s
th
a
t
fe
a
t
u
re
a
s
p
rea
d
ing
c
a
n
o
p
y
a
n
d
t
h
a
t
p
rovi
d
e
i
n
te
rest
a
n
d
co
lor
in
m
o
re
t
h
a
n
o
n
e
se
a
s
o
n
,
if
p
o
ssible
.
tre
e
s
wi
ll
b
e
p
lan
t
e
d
o
n
a
reg
u
lar
s
p
a
cing
,
which
wi
ll
p
rovi
d
e
sh
a
d
e
in
th
e
su
m
m
e
r,
s
u
n
d
u
ri
n
g
th
e
wi
n
t
e
r,
sh
e
lt
e
r,
a
n
d
a
u
n
iqu
e
d
e
fin
itio
n
/id
e
n
tity
f
o
r
e
a
ch
stre
e
t.
Orn
a
m
e
n
t
a
l
tre
e
s
wi
ll
b
e
p
lan
t
e
d
a
lo
n
g
p
e
d
e
st
ri
a
n
p
romen
a
d
e
s
,
wi
th
co
lorfu
l
lo
w
sh
rub
s
a
n
d
g
rou
n
d
c
o
ve
rs
b
e
n
e
a
t
h
t
h
e
tre
e
s
a
n
d
wi
th
in
th
e
p
lan
t
e
rs.
W
ith
th
e
D
e
ve
lop
m
e
n
t
P
la
n
a
n
d
Desig
n
Rev
iew
a
p
p
li
ca
tio
n
fo
r
e
a
ch
su
b
a
rea
,
a
d
e
t
a
il
e
d
l
a
n
d
sc
a
p
e
p
l
a
n
fo
r
e
a
ch
s
u
b
a
re
a
wi
ll
b
e
incl
u
d
e
d
a
n
d
wi
ll
b
e
m
a
t
e
ri
a
ll
y
co
n
siste
n
t
wi
th
th
e
b
e
low
p
lan
t
sch
e
m
e
s.
Tr
e
e
a
n
d
p
l
a
n
t
se
lect
i
o
n
s
s
h
a
ll
b
e
a
s
reco
m
m
e
n
d
e
d
b
y
l
o
c
a
l
a
n
d
reg
io
n
a
l
l
a
n
d
s
ca
p
e
g
u
ide
li
n
e
s
inclu
d
ing
th
e
Ci
ty
o
f
A
lam
e
d
a
M
a
st
e
r
S
tre
e
t
Tr
e
e
P
lan
,
th
e
S
a
n
Fr
a
n
cisco
B
a
y
Con
se
rvat
i
o
n
a
n
d
Deve
lop
m
e
n
t
Comm
issi
o
n
’
S
h
o
reli
n
e
P
lan
ts
:
A
L
a
n
d
sc
a
p
e
Gu
ide
fo
r
th
e
S
a
n
F
ra
n
cisco
B
a
y,
S
to
p
W
a
st
e
’s
B
a
y
-
Fr
ie
n
d
ly
L
a
n
d
sc
a
p
e
Gu
ide
li
n
e
s
,
E
a
st
B
a
y
M
u
n
ici
p
a
l
Util
ity
Di
stri
ct’s
(M
UD
)
L
o
w
W
a
t
e
r
-
Use
P
lan
t
L
ist
a
n
d
th
e
A
la
m
e
d
a
Cou
n
t
y
Cl
e
a
n
W
a
te
r
P
rog
ra
m
S
t
o
rm
wat
e
r T
e
ch
n
ical
Gu
ida
n
ce
H
a
n
d
b
o
o
k.
A
p
p
ro
p
ri
a
te
s
p
e
cies
o
f
s
tre
e
t
t
re
e
s
inclu
d
e
:
•
P
lat
a
n
u
s x
a
ce
ri
fo
li
a
,
L
o
n
d
o
n
P
l
a
n
e
•
P
run
u
s s
e
rr
u
lat
a
‘
K
wa
n
za
n
’,
K
wan
z
a
n
Flo
we
ri
n
g
Ch
e
rr
y
•
A
rbu
tu
s
u
n
e
d
o
,
S
tra
w
b
e
rr
y Tree
•
Ac
e
r ne
gundo “
c
ali
forni
c
um”,
C
a
li
for
nia Box Elder
•
Populus f
re
montii
,
F
re
m
ont C
ott
onwood
A
p
p
ro
p
ri
a
te
o
rna
m
e
n
ta
l p
lan
tin
g
s in
clu
d
e
:
•
C
ory
lus cornuta “
c
ali
fo
rnica”
W
e
ster
n H
a
z
e
lnut
•
Arc
tost
aphy
los ho
ok
e
ri,
Hooke
r’
s Man
z
a
nit
a
•
C
e
anothus
spp.,
C
e
a
nothus
Fl
o
weri
n
g
Ch
e
rr
y
Califo
rnia
B
o
x
E
lde
r
Fr
e
m
o
n
t
Cot
t
o
n
wo
o
d
W
e
st
e
rn Ha
ze
l
n
u
t
C
oa
st
Live
Oa
k
Hoo
ke
r’
s Man
za
n
ita
Cea
n
o
th
u
s
L
o
n
d
o
n
P
lan
e
S
tra
wbe
rr
y
Tr
e
e
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
26 E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
27 Upo
n
e
xe
cu
tio
n
o
f
th
e
Ti
d
e
lan
d
s
E
xch
a
n
g
e
A
g
re
e
m
e
n
t
,
th
e
P
ri
va
te
L
a
n
d
s
sh
a
ll
b
e
d
e
ve
l
o
p
e
d
co
n
siste
n
t
wi
th
th
e
f
o
ll
o
wi
n
g
d
e
ve
lo
p
m
e
n
t
sta
n
d
a
rds
a
n
d
re
q
u
i
rem
e
n
ts
.
Th
e
P
ri
va
te
L
a
n
d
s
s
h
a
ll
b
e
d
e
v
e
lop
e
d
a
s
th
ree
d
istinc
t
d
istri
cts
:
Th
e
Ga
t
e
way
Di
stri
ct,
E
stu
a
ry
Di
stri
ct
a
n
d
A
lask
a
B
a
sin
Di
stri
ct,
a
s
sh
o
w
n
in
Fig
u
r
e
3 .
1 .
F
igu
r
e 3
.
1 D
i
stric
t
s
P
l
an
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
28 G
ate
way
D
istr
ict
Th
e
Ga
t
e
way
Di
stri
ct
is
d
e
si
g
n
a
te
d
a
s
a
m
ixed
-
u
se
a
rea
fro
n
tin
g
o
n
to
Cl
e
m
e
n
t
A
ve
n
u
e
a
n
d
th
e
so
u
th
e
rn
p
o
rti
o
n
o
f
A
laska
B
a
sin
.
W
ith
g
rou
n
d
fl
o
o
r
co
m
m
e
rci
a
l
a
n
d
b
u
il
d
in
g
a
m
e
n
ity
sp
a
ce
s
a
n
d
resid
e
n
ce
s
a
b
o
ve
,
th
e
Ga
te
way
Di
stri
ct
crea
t
e
s
a
s
e
n
s
e
o
f
p
lac
e
fo
r
th
e
wat
e
rfr
o
n
t
revit
a
li
za
tio
n
.
Th
is
i
s
a
p
iv
o
ta
l
e
l
e
m
e
n
t
in
t
h
e
p
roje
ct,
a
s
th
is
Di
stri
ct,
co
m
b
ine
d
wi
t
h
th
e
n
o
rt
h
e
rn
co
m
m
e
rci
a
l/ret
a
il
e
d
g
e
o
f
th
e
Del
M
o
n
t
e
W
a
reh
o
u
s
e
,
cre
a
te
s
th
e
a
n
ch
o
r
a
n
d
h
u
b
fo
r
th
e
m
ixe
d
-
u
se
e
lemen
ts
o
f
b
o
th
d
e
ve
lo
p
m
e
n
ts
.
Th
e
Cr
o
ss
-
A
lam
e
d
a
Tr
a
il
a
n
d
cycle
tra
ck
co
m
p
o
n
e
n
ts
o
f
th
e
Cl
e
m
e
n
t
A
v
e
n
u
e
e
xt
e
n
sio
n
wi
ll
p
a
ss
in
fro
n
t
o
f
th
e
G
a
te
way
Distr
ict.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
29 Es
tuary
Dist
ric
t
Th
e
E
stu
a
ry
Di
stri
ct,
a
p
ri
m
a
ri
ly
resid
e
n
tia
l
d
istri
ct
o
n
th
e
n
o
rt
h
e
r
n
a
n
d
e
a
ste
rn
p
o
rti
o
n
s
o
f
th
e
sit
e
,
h
a
s
e
xce
ll
e
n
t
views
o
f
Fo
rt
m
a
n
M
a
ri
n
a
,
u
p
a
n
d
d
o
wn
t
h
e
E
st
u
a
ry
a
n
d
o
f
t
h
e
Oa
klan
d
Hi
ll
s
.
Fr
o
n
tin
g
o
n
to
th
e
n
o
rth
e
rn
s
h
o
r
e
li
n
e
,
t
h
e
B
a
y
Tr
a
il
a
n
d
Fo
rtm
a
n
M
a
ri
n
a
,
th
e
E
stu
a
ry
Di
stri
ct
is
e
n
v
isi
o
n
e
d
a
s
a
wa
te
rfr
o
n
t
n
e
ig
h
b
o
r
h
o
o
d
wi
t
h
a
m
p
l
e
p
u
b
li
c
co
n
n
e
c
tio
n
s
fo
r
its
resid
e
n
t
s
to
th
e
wat
e
rfr
o
n
t
p
romen
a
d
e
a
n
d
o
p
e
n
sp
a
c
e
s.
Rep
res
e
n
ta
tive
i
m
a
g
e
ry
a
n
d
a
rchite
ctu
ral
typ
e
s
o
f
b
u
il
d
ing
s
t
h
a
t
c
o
u
ld
b
e
b
u
il
t
h
e
re
a
re
s
h
o
wn
o
n
t
h
is p
a
g
e
.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
30 Alas
k
a Basin
Distr
ict
Th
e
A
laska
B
a
sin
Di
st
ri
ct
is
a
p
ri
m
a
ri
ly
resid
e
n
tia
l
d
istri
ct
o
n
th
e
west
side
o
f
th
e
Ce
n
tra
l
B
o
u
lev
a
rd,
p
rovi
d
ing
m
ix
e
d
u
se
o
r
resid
e
n
tia
l
b
u
il
d
in
g
s
a
d
jace
n
t
to
A
lask
a
B
a
sin
a
n
d
t
h
e
wa
te
r
tra
n
sit
d
o
cking
f
a
cil
ity.
Th
is
a
rea
wi
ll
b
e
kn
o
wn
fo
r
its
vibr
a
n
t
int
e
rfa
ce
b
e
twe
e
n
t
h
e
resid
e
n
tia
l,
co
m
m
e
rci
a
l,
a
n
d
o
p
e
n
sp
a
c
e
u
se
s
in
t
h
is
p
o
rti
o
n
o
f
t
h
e
site
.
Th
e
m
ixe
d
u
s
e
b
u
il
d
in
g
p
roxi
m
a
l
to
t
h
e
n
o
rt
h
west
c
o
rn
e
r
o
f
th
e
site
wi
ll
co
n
ta
in
g
rou
n
d
flo
o
r
co
m
m
e
rci
a
l
u
s
e
s
t
o
se
rve
resid
e
n
ts
a
n
d
visi
t
o
r
s,
Rep
rese
n
ta
tive
a
rchite
ctu
ral
typ
e
s
o
f
b
u
il
d
ing
s
th
a
t
c
o
u
ld
b
e
b
u
il
t
i
n
t
h
is
d
istri
ct
a
re sh
o
w
n
o
n
t
h
is
p
a
g
e
.
.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
31 Land
Use
Prog
ra
m
Th
e
la
n
d
u
se
p
rog
ra
m
fo
r
th
e
P
ri
va
t
e
L
a
n
d
s
s
h
a
ll
inclu
d
e
u
p
t
o
5 8
9 h
o
u
sin
g
u
n
its
a
n
d
u
p
to
5 0
,
0 0
0 f
e
e
t
o
f
co
m
m
e
rci
a
l
lan
d
u
se
.
Land
Use
Requi
re
me
nts
Th
e
u
se
o
f
P
ri
va
t
e
L
a
n
d
s
sh
a
ll
b
e
su
b
ject
to
th
e
fo
ll
o
wi
n
g
req
u
ir
e
m
e
n
ts
b
y
th
e
Ci
ty
o
f
A
lamed
a
.
Uses
a
re
d
e
fin
e
d
i
n
Cha
p
t
e
r
3 0
-
2 o
f
th
e
A
M
C.
Th
e
fo
ll
o
wi
n
g
u
se
s
sh
a
ll
b
e
p
e
r
m
itte
d
b
y ri
g
h
t:
•
Resid
e
n
tia
l
m
u
ltifa
m
il
y u
se
s
•
A
ssiste
d
l
ivi
n
g
f
a
cil
ities
•
Hom
e
o
ccu
p
a
tio
n
s
•
Ret
a
il
,
co
m
m
e
rci
a
l
p
e
r
so
n
a
l
s
e
rvi
ce
s,
m
e
d
ical
se
rvi
ce
s,
a
n
d
o
ff
ice
u
se
s
•
Caf
e
s a
n
d
re
s
ta
u
ra
n
ts
•
V
isi
to
r se
rvi
n
g
c
o
m
m
e
r
cial recre
a
tio
n
a
l u
s
e
s
•
A
rti
sts’
stu
d
i
o
s,
g
a
ll
e
ri
e
s,
p
e
rfo
rm
a
n
c
e
sp
a
ce
,
a
n
d
m
u
se
u
m
s
•
Hot
e
l
•
P
u
b
li
c p
a
rki
n
g
•
Op
e
n
S
p
a
ce
a
n
d
p
a
rks
Th
e
f
o
ll
o
wi
n
g
u
s
e
s
sh
a
ll
req
u
ir
e
a
Con
d
ition
a
l
Use
P
e
rm
it
,
su
b
ject
to
t
h
e
p
rovisi
o
n
s o
f
A
M
C S
e
ctio
n
3 0
-
2 1
:
•
B
a
rs a
n
d
Ta
v
e
rns
•
C
o
n
ve
n
ie
n
ce
s
to
res,
se
ll
ing
a
lco
h
o
l
f
o
r
o
ff
-
sit
e
co
n
su
m
p
ti
o
n
.
•
M
a
ri
tim
e
in
d
u
stri
a
l
•
M
a
ri
tim
e
-
rela
te
d
u
s
e
s
,
inclu
d
in
g
m
a
ri
tim
e
workp
lace
,
m
a
ri
n
a
s
a
n
d
wa
te
r
tra
n
sit,
recrea
tio
n
a
l
b
o
a
t
a
n
d
s
m
a
ll
craf
t
ren
t
a
ls a
n
d
sa
l
e
s,
b
o
a
tya
rds,
a
n
d
d
ry b
o
a
t
sto
ra
g
e
•
Ot
h
e
r
u
se
s
d
e
te
r
m
ine
d
b
y
t
h
e
P
lan
n
ing
B
o
a
rd
to
b
e
sim
il
a
r
to
th
e
a
b
o
ve
a
n
d
c
o
n
siste
n
t
wi
th
M
a
ste
r
P
la
n
o
b
ject
ives
.
Dr
ive
th
ro
u
g
h
f
a
cil
ities
sh
a
ll
b
e
p
r
o
h
ibite
d
.
Re
sidenti
al De
v
elop
me
nt
S
tandards
Th
e
P
ri
va
te
L
a
n
d
s
sh
a
ll
b
e
d
e
v
e
lop
e
d
wi
th
m
u
lti
-
fa
m
il
y
resid
e
n
tia
l
u
n
its.
S
i
n
g
le
fa
m
il
y
d
e
t
a
ch
e
d
h
o
m
e
s
sh
a
ll
b
e
p
roh
ibite
d
,
a
n
d
t
h
e
n
u
m
b
e
r o
f
a
t
ta
ch
e
d
t
o
wn
h
o
m
e
s
wi
th
p
ri
va
te
g
a
rag
e
p
a
rki
n
g
sh
a
ll
b
e
lim
ite
d
t
o
2 0
0 u
n
its.
A
F
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Th
e
P
ri
va
t
e
L
a
n
d
s
sh
a
ll
b
e
d
e
ve
lo
p
e
d
wi
th
a
t
o
ta
l
o
f
e
i
g
h
ty
(
80 )
a
ff
o
rd
a
b
le
h
o
u
sing
u
n
its
inclu
d
ing
twe
n
t
y
-
five
(25
)
u
n
its
a
ff
o
rd
a
b
le
to
ve
ry
low
-
inco
m
e
h
o
u
se
h
o
lds
,
twe
n
ty
(20
)
u
n
its
a
ff
o
rd
a
b
le
to
low
-
inco
m
e
h
o
u
se
h
o
lds,
a
n
d
t
h
ir
ty
-
fo
u
r
(3
5 )
u
n
its
a
ff
o
rd
a
b
le
to
m
o
d
e
rat
e
inc
o
m
e
h
o
u
s
e
h
o
lds
.
A
s
a
m
u
lti
-
p
h
a
se
d
M
a
ste
r
P
lan
p
roje
ct
,
site
p
lan
s
,
flo
o
r
p
lan
s
a
n
d
a
rchite
ct
u
ral
e
leva
tio
n
s
f
o
r
a
ll
a
f
fo
rd
a
b
le
u
n
its
wi
ll
b
e
sh
o
wn
a
t
th
e
ti
m
e
t
h
a
t
a
p
p
li
ca
tio
n
s
fo
r
D
e
ve
l
o
p
m
e
n
t
P
l
a
n
a
n
d
D
e
sign
Revi
e
w
a
re
su
b
m
it
te
d
fo
r
r
e
view
b
y
th
e
P
la
n
n
ing
B
o
a
rd.
P
ri
o
r
to
a
p
p
rov
a
l
o
f
th
e
first
fin
a
l
M
a
p
fo
r
th
e
P
roje
ct,
Dev
e
lop
e
r
sh
a
ll
h
a
ve
rec
e
ive
d
Ci
ty
M
a
n
a
g
e
r
a
p
p
rov
a
l
,
in
its
rea
so
n
a
b
l
e
d
iscr
e
tio
n
,
o
f
a
n
A
ff
o
rd
a
b
le
Hou
si
n
g
A
g
ree
m
e
n
t
which
is
co
n
siste
n
t
wi
th
th
e
req
u
ir
e
m
e
n
ts
o
f
th
is
M
a
ste
r
P
lan
a
n
d
in
a
fo
r
m
a
cce
p
ta
b
le
to
t
h
e
Ci
ty
A
tt
o
rne
y.
Th
e
a
g
ree
m
e
n
t
sh
a
ll
co
n
t
a
in
th
e
f
o
ll
o
wi
n
g
p
rovisi
o
n
s:
•
A
p
h
a
sing
sch
e
d
u
l
e
to
e
n
s
u
re
t
h
a
t
th
e
80 u
n
its
a
re
co
n
stru
ct
e
d
c
o
n
cu
rr
e
n
t
ly wi
th
m
a
rk
e
t
rat
e
u
n
it
s.
•
A
n
a
ff
o
rda
b
l
e
h
o
u
si
n
g
d
e
ve
lo
p
e
r
m
a
y
p
a
rtn
e
r
wi
th
th
e
d
e
ve
lo
p
m
e
n
t
t
e
a
m
to
d
e
sign
,
o
b
ta
in
fi
n
a
n
ci
n
g
,
co
n
stru
ct,
and
m
a
n
a
g
e
a
b
u
il
d
in
g
t
h
a
t
wi
ll
h
o
u
se
th
e
2 0
L
o
w
-
a
n
d
2 5
V
e
ry
Low
-
In
co
m
e
u
n
its.
•
Th
e
4 5
L
o
w
-
/V
e
ry
L
o
w
-
u
n
its
sh
a
ll
b
e
co
m
p
ri
se
d
o
f
a
m
ix
o
f
1 7
st
u
d
ios,
2 3
o
n
e
-
b
e
d
roo
m
a
n
d
5 two
-
b
e
d
ro
o
m
u
n
its.
•
Th
e
3 5
m
o
d
e
rate
inco
m
e
u
n
its
s
h
a
ll
b
e
co
m
p
ri
se
d
o
f
a
m
ix
o
f
3 st
u
d
i
o
s,
1 4
one
-
b
e
d
roo
m
,
1 4
t
wo
-
b
e
d
ro
o
m
a
n
d
4 t
h
re
e
-
b
e
d
ro
o
m
u
n
its.
M
I
D
D
L
E
I
N
C
OM
E
H
O
U
SI
N
G
Deve
lop
e
r
sh
a
ll
fu
n
d
a
n
d
co
n
stru
ct
te
n
(
1 0
)
“
m
issi
n
g
m
idd
l
e
”
a
ff
o
rd
a
b
le
b
y
d
e
sig
n
u
n
its
(fi
ve
1 -
b
e
d
ro
o
m
a
n
d
five
2 -
b
e
d
ro
o
m
u
n
its)
t
h
a
t
wi
ll
b
e
s
e
t
a
sid
e
a
s
o
wne
rshi
p
u
n
its
ta
rge
te
d
t
o
m
idd
le
-
inc
o
m
e
p
u
rcha
se
rs m
a
king
b
e
twe
e
n
1 2
0 %
a
n
d
1 8
0 %
o
f
A
lamed
a
m
e
d
ia
n
inc
o
m
e
.
B
u
y
e
rs
wh
o
p
u
rc
h
a
se
th
e
se
h
o
m
e
s
wi
ll
b
e
d
e
e
d
rest
ri
ct
e
d
fro
m
s
e
ll
ing
t
h
e
ir
h
o
m
e
fo
r
5 ye
a
rs
a
ft
e
r
p
u
rcha
s
e
,
o
r
th
e
y
wi
ll
fo
rfe
it
a
n
y
a
cc
u
m
u
lat
e
d
e
q
u
ity
.
Fo
rf
e
ite
d
a
ccu
m
u
lat
e
d
e
q
u
ity
sh
a
ll
b
e
tra
n
sf
e
rr
e
d
to
th
e
Ci
ty
o
f
A
l
a
m
e
d
a
A
ff
o
rd
a
b
le
Hou
si
n
g
F
u
n
d
f
o
r
th
e
p
u
rpo
se
o
f
fu
n
d
ing
n
e
w
a
ff
o
rd
a
b
le
h
o
u
sin
g
in
A
lamed
a
.
P
ri
o
r
to
issua
n
c
e
o
f
th
e
first
b
u
il
d
ing
p
e
rm
it
o
r
firs
t
fin
a
l
m
a
p
,
which
e
ve
r
o
ccu
rs
s
o
o
n
e
r,
Deve
lop
e
r
sh
a
ll
h
a
v
e
rece
ive
d
Ci
ty
M
a
n
a
g
e
r
a
p
p
rova
l,
in
its
rea
so
n
a
b
le
d
iscr
e
ti
o
n
,
o
f
a
n
A
f
fo
rda
b
le
Ho
u
sing
A
g
r
e
e
m
e
n
t
which
is
co
n
siste
n
t
wi
th
th
e
req
u
ir
e
m
e
n
ts
o
f
t
h
is
M
a
ste
r
P
lan
a
n
d
in
a
f
o
rm
a
cce
p
ta
b
le
to
t
h
e
Ci
ty
A
tt
o
rn
e
y
a
n
d
which
s
h
a
ll
e
sta
b
li
sh
p
roce
d
u
res
f
o
r
im
p
le
m
e
n
tin
g
th
e
sa
les
p
roce
ss
a
n
d
5 -
ye
a
r sa
le
res
tri
ctio
n
f
o
r th
e
“
m
issi
n
g
m
id
d
le” u
n
its
.
PR
O
D
U
C
T
D
I
VE
R
SI
T
Y/
OW
N
E
R
S
H
I
P
In
o
rde
r
to
a
ssu
r
e
a
m
i
x
o
f
h
o
u
sin
g
o
p
tio
n
s
th
a
t
s
p
a
n
s
t
h
e
b
ro
a
d
sp
e
ctru
m
o
f
p
r
o
d
u
c
t
ty
p
e
a
n
d
p
ri
cing
,
a
t
lea
st
3 0
%
o
f
t
h
e
m
a
rket
rate
u
n
its
c
o
n
stru
c
te
d
in
th
e
M
a
st
e
r
P
lan
wi
ll
b
e
1 ,
2 0
0 s
q
u
a
re
fe
e
t
o
r
less.
O
n
e
-
th
ir
d
o
f
t
h
a
t
3 0
%
wi
ll
b
e
9 0
0 s
q
u
a
re
fe
e
t
o
r
less
a
n
d
two
-
t
h
ir
d
s
o
f
t
h
e
3 0
%
wi
ll
b
e
b
e
twe
e
n
9 0
0 s
q
u
a
re
f
e
e
t
a
n
d
1 ,2
0 0
sq
u
a
re
f
e
e
t
.
A
t
lea
st
5 0
%
o
f
t
h
e
t
o
ta
l
u
n
its
s
h
a
ll
b
e
m
a
p
p
e
d
t
h
rou
g
h
t
h
e
su
b
d
ivi
sion
p
roce
ss
t
o
a
ll
o
w
f
o
r
h
o
m
e
o
wne
rship
.
De
ve
lo
p
e
r
sh
a
ll
id
e
n
tify
t
h
e
p
a
rc
e
ls o
r co
n
d
o
m
iniu
m
u
n
its
th
a
t
wi
ll
b
e
m
a
p
p
e
d
co
n
c
u
rr
e
n
t
wi
th
e
a
ch
F
ina
l
M
a
p
a
p
p
rov
a
l
.
U
N
I
VE
R
SA
L
D
ES
I
GN
A
t
le
a
st
5 0
%
o
f
th
e
u
n
its
co
n
s
tru
cte
d
sh
a
ll
m
e
e
t
t
h
e
req
u
ir
e
m
e
n
ts
f
o
r
Univ
e
rsal
Desig
n
u
n
its
co
n
siste
n
t
wi
th
A
M
C
S
e
ctio
n
3 0
-
18. 4
.a
a
n
d
a
m
inim
u
m
o
f
5 0
%
o
f
th
e
u
n
its
sh
a
ll
b
e
visi
ta
b
le
a
s
d
e
fi
n
e
d
b
y
A
M
C S
e
ctio
n
3 0
-
1 8
.
4 .
b
.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
32 C
ommerc
ial
D
evelo
pment S
tandards
Th
e
P
ri
va
t
e
L
a
n
d
s
sh
a
ll
b
e
d
e
ve
lo
p
e
d
wi
th
a
m
inim
u
m
o
f
2 0
,0
0 0
sq
u
a
re
f
e
e
t
o
f
co
m
m
e
r
cial
u
se
a
n
d
a
m
a
xim
u
m
o
f
5 0
,0
0 0
s
q
u
a
re
fe
e
t.
No
less
th
a
n
1 0
,0
0 0
s
q
u
a
re
fe
e
t
o
f
g
rou
n
d
fl
o
o
r
co
m
m
e
rci
a
l
sp
a
ce
s
h
a
ll
b
e
p
rovid
e
d
fro
n
ti
n
g
o
n
to
Cl
e
m
e
n
t
A
ve
n
u
e
,
a
n
d
n
o
less
th
a
n
1 0
,0
0 0
s
q
u
a
re
fe
e
t
o
f
g
rou
n
d
flo
o
r
co
m
m
e
rci
a
l
sp
a
ce
sh
a
ll
b
e
p
rovid
e
d
p
roxi
m
a
l
to
th
e
n
o
rth
west
p
laz
a
a
n
d
wat
e
r
sh
u
tt
le
d
o
ckin
g
fa
cil
ity
.
Gro
u
n
d
flo
o
rs
fo
r
co
m
m
e
rci
a
l
u
se
s
sh
a
ll
h
a
v
e
ce
il
in
g
h
e
igh
ts
o
f
n
o
t
less
t
h
a
n
1 6
’.
Buil
ding
De
si
gn
Guid
el
in
es
PED
ES
T
R
I
A
N
F
R
I
EN
D
L
Y
B
U
I
L
D
I
N
G
D
ESI
GN
B
u
il
d
ing
s
s
h
a
ll
p
rovi
d
e
a
well
-
a
rti
cu
lat
e
d
a
n
d
a
tt
ract
ive
f
a
ça
d
e
a
n
d
p
e
d
e
stri
a
n
-
fri
e
n
d
ly
m
a
te
ri
a
ls,
d
e
ta
il
s,
a
n
d
sc
a
le
a
d
jace
n
t
t
o
t
h
e
p
u
b
li
c
ri
g
h
t
o
f
way
a
n
d
a
lo
n
g
th
e
wat
e
rfr
o
n
t
to
e
n
h
a
n
c
e
th
e
p
e
d
e
stri
a
n
e
xp
e
ri
e
n
ce
.
P
ri
m
a
ry
b
u
il
d
in
g
e
n
tra
n
ce
s
sh
a
ll
fro
n
t
o
n
to
p
u
b
li
c
stre
e
ts,
e
n
try
p
laza
s
o
r
p
u
b
li
c
o
p
e
n
sp
a
ce
s.
A
ll
n
e
w
b
u
il
d
ing
s
sh
o
u
l
d
inclu
d
e
visua
ll
y
int
e
r
e
stin
g
f
a
ça
d
e
tre
a
tme
n
ts
inclu
d
ing
a
m
p
le
b
u
il
d
ing
a
rti
cu
lat
ion
,
a
va
ri
e
ty
o
f
b
u
il
d
ing
m
a
te
r
ials,
a
n
d
wi
n
d
o
w
typ
e
s
th
a
t
a
re
co
m
p
l
e
m
e
n
t
a
ry
to
th
e
e
xisting
a
rchit
e
ctu
r
a
l
style
s
in
t
h
e
a
re
a
.
On
a
ll
e
leva
tio
n
s
fro
n
ti
n
g
o
n
t
o
th
e
wat
e
rfr
o
n
t
p
romen
a
d
e
s,
t
h
e
B
a
y
Tr
a
il
o
r
t
h
e
E
n
tr
a
n
ce
R
o
a
d
e
x
te
n
sio
n
,
b
lan
k
fa
c
a
d
e
s,
u
n
fe
n
e
stra
te
d
w
a
ll
s
a
n
d
m
ir
rored
o
r
d
a
rkl
y
tin
te
d
g
l
a
ss
sh
o
u
ld
b
e
a
vo
ide
d
.
B
u
il
d
ing
m
a
t
e
ri
a
ls
sh
o
u
l
d
cre
a
te
a
n
a
rchit
e
ctu
ral
ch
a
ract
e
r
in
ke
e
p
in
g
wi
th
m
a
ri
tim
e
a
rc
h
it
e
ctu
r
e
o
f
th
e
a
rea
i
n
te
rm
s
o
f
sca
le
a
n
d
t
e
xtu
re
a
n
d
co
n
v
e
y a
se
n
s
e
o
f
d
u
rab
il
ity.
A
rchite
ctu
ral
ch
a
ract
e
r
sh
o
u
ld
b
e
co
m
p
le
m
e
n
ta
ry
to
,
b
u
t
n
o
t
m
im
ic,
t
h
e
h
isto
ri
c
m
a
ri
tim
e
ch
a
rac
te
r
o
f
th
e
wat
e
rfr
o
n
t
.
I
m
a
g
e
s
th
rou
g
h
o
u
t
t
h
e
M
a
st
e
r
P
lan
il
lust
rat
e
fo
r
ref
e
r
e
n
ce
a
s
th
e
ty
p
e
s
o
f
b
u
il
d
ing
s
th
a
t
m
a
y
b
e
b
u
il
t
a
t
E
n
cina
l
Te
rm
ina
ls.
To
su
p
p
o
r
t
a
rchite
ctu
ral
d
iversi
ty
a
n
d
cre
a
tivity,
n
o
sin
g
le
a
rchite
ctu
r
a
l
firm
m
a
y
d
e
sign
m
o
re
th
a
n
o
n
e
m
u
lti
-
fa
m
il
y
b
u
il
d
ing
wi
th
in
a
sing
l
e
Di
stri
ct,
e
xce
p
t
th
a
t
o
n
e
a
rchit
e
ctu
ral
firm
m
a
y
d
e
sig
n
m
o
re
th
a
n
o
n
e
b
u
il
d
in
g
co
n
ta
inin
g
to
wnh
o
m
e
s
u
p
to
a
m
a
xim
u
m
o
f
1 0
0 u
n
its.
New
b
u
il
d
in
g
s
a
n
d
tre
e
s
sh
a
ll
b
e
loc
a
te
d
to
m
inim
ize
o
b
stru
ctio
n
o
f
wat
e
r
views
fro
m
s
tre
e
ts
a
n
d
p
u
b
li
c
o
p
e
n
sp
a
ce
s
,
whe
reve
r
p
o
ssible
.
S
tre
e
t
fa
ci
n
g
f
a
ca
d
e
s
s
h
o
u
ld
i
n
clud
e
a
rchit
e
ctu
ral
e
lemen
ts
su
c
h
a
s
ca
n
o
p
ies
,
a
wnin
g
s,
o
ve
rha
n
g
s,
p
roje
ctio
n
s
,
sh
a
d
in
g
d
e
vices
,
rece
sse
s,
sign
a
g
e
,
li
g
h
ti
n
g
,
va
ryi
n
g
f
a
ça
d
e
e
lemen
t
d
e
p
th
s,
m
a
te
r
i
a
l
a
n
d
su
rfa
c
e
va
ri
e
ty
a
n
d
t
e
xtu
r
e
int
e
n
d
e
d
to
p
rovi
d
e
in
te
rest
to
th
e
p
e
d
e
stri
a
n
e
n
vir
o
n
m
e
n
t.
Fl
u
s
h
a
n
d
o
r
refle
ctive
u
n
reli
e
ve
d
c
u
rta
in
wall
ty
p
e
tre
a
t
m
e
n
ts
o
f
f
a
ca
d
e
s
a
re
n
o
t
a
p
p
ro
p
ri
a
te
.
B
u
il
d
ing
fa
ca
d
e
s
e
x
ce
e
d
in
g
5 0
’
in
len
g
th
s
h
o
u
ld
inclu
d
e
m
o
d
u
lat
io
n
o
r
a
rti
cu
lat
i
o
n
t
o
t
h
e
s
tre
e
t
wa
ll
.
T
h
is m
a
y b
e
a
c
h
ieve
d
wi
th
o
n
e
o
r
m
o
re
o
f:
m
a
te
ri
a
l,
t
e
xtu
re
o
r
fe
n
e
s
tra
tio
n
p
a
tt
e
rn
ch
a
n
g
e
,
rec
e
sse
d
b
u
il
d
ing
e
n
tri
e
s,
rec
e
sse
d
b
a
lcon
i
e
s,
e
n
close
d
b
u
il
d
ing
a
rea
e
n
croa
c
h
m
e
n
ts
a
n
d
p
roj
e
ctio
n
s
,
m
ino
r
se
tb
a
cks
n
o
t
g
rea
te
r
th
a
n
2 ’
d
e
e
p
,
o
r
o
th
e
r
sim
il
a
r
d
e
vice
s.
In
o
rde
r
to
crea
t
e
su
cce
ssfu
l
stre
e
tsca
p
e
s
o
f
ind
ivi
d
u
a
l
b
u
il
d
i
n
g
s
th
a
t
resp
e
c
t
th
e
larg
e
r
p
u
b
li
c
e
n
vir
o
n
m
e
n
t
–
a
d
jac
e
n
t
b
u
il
d
ing
s
m
a
y
sh
a
re
fe
a
tu
res
a
n
d
a
rchit
e
ctu
ral
ch
a
ra
cte
r
a
n
d
n
e
e
d
n
o
t
p
u
rsue
v
a
ri
e
ty
fo
r
its
o
wn
sa
ke
.
M
u
lti
-
u
n
it
b
u
il
d
in
g
s
sh
o
u
ld
b
e
d
e
si
g
n
e
d
wi
th
p
rom
in
e
n
t
e
n
tri
e
s
th
a
t
a
re in
viting
a
n
d
cle
a
rl
y
visible
f
rom
a
d
jac
e
n
t
s
tre
e
ts
fro
m
a
d
jac
e
n
t
stre
e
ts.
Fe
n
e
stra
ti
o
n
a
n
d
t
ra
n
sp
a
re
n
cy
f
e
n
e
stra
tio
n
s
h
o
u
l
d
b
e
sim
p
le,
h
u
m
a
n
sca
le
,
e
leg
a
n
tly
p
rop
o
rti
o
n
e
d
a
n
d
g
e
n
e
ro
u
s.
Ci
rcula
r,
tra
p
e
z
o
ida
l,
a
n
d
tri
a
n
g
u
lar
wi
n
d
o
ws
a
re
d
iscou
ra
g
e
d
.
Op
e
rab
l
e
wi
n
d
o
ws
fo
r
a
ll
b
u
il
d
ing
ty
p
e
s
a
re
e
n
co
u
ra
g
e
d
.
Gla
zing
sh
o
u
ld
b
e
n
o
n
-
refle
ctiv
e
.
Th
e
reco
m
m
e
n
d
e
d
m
inim
u
m
p
e
rce
n
ta
g
e
o
f
tra
n
s
p
a
re
n
t
f
a
ça
d
e
a
rea
is
5 0
%
f
o
r
resid
e
n
tia
l
b
u
il
d
ing
s
,
a
n
d
6 5
%
fo
r
o
th
e
r
n
o
n
-
re
side
n
tia
l
u
s
e
s.
7 5
%
o
f
th
e
g
rou
n
d
flo
o
r
fa
ca
d
e
s
(be
twe
e
n
2 ’
a
n
d
8 ’
a
b
o
ve
g
rad
e
)
o
f
reta
il
fro
n
t
a
g
e
s
sh
o
u
ld
inclu
d
e
clea
r,
u
n
-
ti
n
te
d
g
lass
.
F
o
r
o
f
fice
,
h
o
te
l
a
n
d
g
ro
u
n
d
flo
o
r
co
m
m
e
rci
a
l
u
se
s
,
th
is
p
e
rcen
t
a
g
e
sh
o
u
ld
b
e
a
m
i
n
i
m
u
m
o
f
5 0
%.
In
a
r
e
a
s
re
q
u
ir
ing
g
ro
u
n
d
fl
o
o
r
ret
a
il
u
s
e
s
t
h
e
m
a
xim
u
m
e
xt
e
n
t
o
f
a
b
lan
k
wall
(area
s
wi
t
h
o
u
t
wi
n
d
o
ws
o
r
e
n
tri
e
s)
sh
o
u
ld
n
o
t
e
xce
e
d
1 0
line
a
r fe
e
t.
GR
O
U
N
D
F
L
OO
R
R
ES
I
D
EN
T
I
A
L
U
N
I
T
S
Th
e
sca
le
a
n
d
rhyt
h
m
o
f
th
e
fa
ça
d
e
sh
o
u
ld
e
x
p
ress
th
e
h
e
ig
h
t
a
n
d
co
n
fig
u
ratio
n
o
f
a
r
e
s
ide
n
tia
l
u
n
it
t
h
rou
g
h
t
e
ch
n
iq
u
e
s
su
c
h
a
s
a
rchite
ctu
ral
d
e
t
a
il
,
co
l
o
r, massin
g
,
a
n
d
f
e
n
e
s
tra
tio
n
.
A
ll
g
rou
n
d
flo
o
r
u
n
its
f
a
cing
a
p
u
b
li
c
ri
g
h
t
o
f
way
o
r
p
u
b
li
c
o
p
e
n
sp
a
ce
sh
o
u
ld
p
rovid
e
a
n
ind
ivi
d
u
a
l
fro
n
t
e
n
t
ry
to
th
o
s
e
sp
a
c
e
s.
P
ri
m
a
ry
li
ving
s
p
a
ce
o
r
a
p
ri
va
te
o
p
e
n
sp
a
ce
t
h
a
t
a
re
d
e
sign
e
d
to
o
ri
e
n
t
to
t
h
e
a
d
jace
n
t
stre
e
t
o
r
o
p
e
n
s
p
a
ce
m
a
y
se
rve
a
s
su
b
stitu
te
s.
Th
e
fre
q
u
e
n
cy
o
f
e
n
tri
e
s
wi
ll
rel
a
te
to
t
h
e
size
o
f
t
h
e
u
n
it
fa
cing
t
h
e
stre
e
t,
a
n
d
th
e
d
o
o
rs
fo
r
tw
o
e
n
tri
e
s
m
a
y
b
e
g
a
n
g
e
d
a
t
a
sin
g
le
l
o
ca
tio
n
.
E
a
ch
g
rou
n
d
flo
o
r
resid
e
n
tia
l
u
n
it
fa
ci
n
g
a
p
u
b
li
c
stre
e
t
o
r o
p
e
n
s
p
a
ce
s
h
o
u
l
d
a
d
d
ress
t
h
e
int
e
rfa
ce
b
e
twe
e
n
th
e
p
u
b
li
c
a
n
d
p
ri
va
te
sp
a
c
e
th
ro
u
g
h
l
a
n
d
sca
p
ing
o
r
o
th
e
r
a
rchite
ctu
ral
e
l
e
m
e
n
t.
S
o
li
d
h
e
d
g
e
s
f
e
n
ce
s
o
r
o
th
e
r
b
a
rr
iers
m
a
y
n
o
t
e
xce
e
d
4 ’ in
h
e
i
g
h
t
.
C
L
I
M
A
T
E
F
R
I
E
N
D
L
Y
D
ES
I
G
N
A
N
D
B
U
I
L
D
I
N
G
M
A
T
E
R
I
A
L
S
B
u
il
d
ing
s
sh
o
u
ld
u
s
e
“coo
l”
e
xt
e
ri
o
r
sidin
g
,
roo
fin
g
,
a
n
d
p
a
vin
g
m
a
t
e
ri
a
l
wi
th
rela
tive
ly
h
igh
so
l
a
r
refle
ctive
ind
e
x
to
m
ini
m
ize
so
l
a
r
h
e
a
t
g
a
in.
E
xte
ri
o
r
e
le
m
e
n
ts
to
co
n
tro
l
so
lar
h
e
a
t
g
a
in
su
ch
a
s
fin
s
,
o
ve
rha
n
g
s
a
n
d
h
o
ri
zo
n
ta
l
su
n
s
h
a
d
e
s
a
re e
n
c
o
u
rag
e
d
.
T
h
e
u
s
e
o
f
e
lemen
ts
t
h
a
t
c
o
n
tri
b
u
te
to
e
n
vir
o
n
m
e
n
ta
l
su
sta
ina
b
il
ity,
su
ch
a
s
b
u
il
d
ing
-
int
e
g
rat
e
d
p
h
o
to
vo
lt
a
ics
o
r
g
ree
n
walls,
is
e
n
co
u
rag
e
d
.
Gla
zing
sh
o
u
ld
b
e
n
o
n
-
refle
ctive
a
n
d
less
t
h
a
n
1 0
%
tin
te
d
,
wi
th
a
li
g
h
t
tra
n
s
m
itt
a
n
ce
o
f
a
t
lea
st
9 0
%.
D
u
e
t
o
th
e
m
a
ri
n
e
e
n
vir
o
n
m
e
n
t
a
t
E
n
cina
l
Te
rm
in
a
ls,
m
a
te
ri
a
ls
s
e
lect
e
d
sh
o
u
ld
d
e
m
o
n
stra
t
e
su
p
e
ri
o
r
p
e
rf
o
rm
a
n
ce
rela
te
d
t
o
m
o
istu
r
e
p
rote
c
tio
n
,
l
o
w
m
a
int
e
n
a
n
ce
re
q
u
ir
e
m
e
n
ts,
d
u
rab
il
ity,
a
n
d
u
l
tra
viole
t
resista
n
ce
.
Gro
u
n
d
leve
l
f
a
ca
d
e
s
sh
o
u
l
d
b
e
d
e
si
g
n
e
d
wi
th
h
igh
-
q
u
a
li
ty
m
a
t
e
ri
a
ls
th
a
t
o
ff
e
r
c
o
lor,
va
ri
e
ty,
wea
r
re
sista
n
ce
,
a
n
d
visu
a
l
int
e
rest
to
t
h
e
p
e
d
e
str
ian
(suc
h
a
s
s
to
n
e
,
tile
m
a
s
o
n
ry,
b
ri
ck,
o
r
te
rr
a
co
tt
a
).
B
u
il
d
ing
s
sh
a
ll
b
e
d
e
sign
e
d
to
b
e
c
o
n
siste
n
t
wi
t
h
a
L
E
E
D
S
il
ve
r
d
e
sign
a
ti
o
n
o
r
its
e
q
u
ivale
n
t
a
t
m
inim
u
m
,
a
n
d
t
o
b
e
co
n
siste
n
t
wi
th
City o
r
d
ina
n
c
e
s i
m
p
le
m
e
n
tin
g
rea
ch
co
d
e
s
rela
te
d
to
e
lec
tri
c b
u
il
d
ing
s
.
PA
R
K
I
N
G
A
N
D
SE
R
V
I
C
E
F
A
C
I
L
I
T
I
E
S
E
xp
o
se
d
p
a
rki
n
g
,
g
a
rag
e
e
n
tri
e
s,
a
n
d
se
r
vice,
m
e
ch
a
n
ical
o
r
loa
d
ing
a
re
a
s
sh
o
u
ld
b
e
p
l
a
ce
d
o
n
th
e
b
a
ck
o
r
side
o
f
b
u
il
d
in
g
s
th
a
t
d
o
n
o
t
fro
n
t
a
lon
g
a
p
u
b
li
c
ri
g
h
t
-
of
-
way
.
If
th
e
r
e
is
n
o
su
c
h
fro
n
ta
g
e
,
th
e
se
e
n
tri
e
s
a
n
d
a
rea
s
s
h
o
u
l
d
b
e
li
m
ite
d
t
o
a
n
a
g
g
re
g
a
t
e
o
f
5 0
line
a
l f
e
e
t
o
r 2
0 % o
f
a
f
a
ç
a
d
e
’s len
g
t
h
,
whic
h
e
ve
r
is
less.
In
d
ivi
d
u
a
l
to
wn
h
o
u
s
e
g
a
ra
g
e
s
f
a
ci
n
g
t
h
e
ce
n
tra
l
roa
d
w
a
y,
Cl
e
m
e
n
t
A
v
e
n
u
e
,
o
r
t
h
e
P
u
b
li
c
W
a
t
e
rfr
o
n
t
L
a
n
d
s
a
re
p
roh
ibit
e
d
.
Tr
a
sh
,
recycli
n
g
,
a
n
d
o
th
e
r
u
tili
ty
f
a
cil
itie
s
s
h
o
u
ld
b
e
d
e
sign
e
d
t
o
b
e
p
ro
te
ct
e
d
a
n
d
scre
e
n
e
d
fro
m
a
d
jac
e
n
t
p
e
d
e
stri
a
n
a
c
tivity.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
33 Buil
ding
He
ight
,
Se
tback
s
a
nd
Blo
ck
s
B
U
I
L
D
I
N
G
H
EI
G
H
T
B
u
il
d
ing
h
e
ig
h
ts
sh
a
ll
b
e
co
n
siste
n
t
wi
th
t
h
e
a
p
p
li
ca
b
l
e
h
e
i
g
h
t
li
m
its
fo
r
t
h
e
p
rop
e
rty
in
th
e
M
u
ltifa
m
il
y
Co
m
b
inin
g
(M
F)
Di
stri
ct
reg
u
lat
io
n
s
o
f
3 0
-
4 .2
3 a
n
d
S
e
cti
o
n
30 –
2 o
f
th
e
A
l
a
m
e
d
a
M
u
n
i
c
ipa
l
C
o
d
e
.
Th
e
P
l
a
n
n
ing
B
o
a
rd
m
a
y
wa
i
v
e
t
h
e
h
e
i
g
h
t
l
im
i
t
fo
r
i
n
d
i
v
id
u
a
l
b
u
i
ld
i
n
g
s
if
th
e
a
d
d
i
t
i
o
n
a
l
h
e
ig
h
t
i
s
n
e
e
d
e
d
t
o
a
c
c
o
m
m
o
d
a
te
t
h
e
p
roj
e
c
t
.
Desig
n
Revie
w
a
p
p
li
ca
tio
n
s
fo
r
a
n
y
b
u
il
d
ing
t
h
a
t
e
xce
e
d
s t
h
e
h
e
igh
t
li
m
its
co
n
ta
in
e
d
in
t
h
e
MF Di
stri
ct
zo
n
ing
s
h
a
ll
b
e
a
cc
o
m
p
a
n
ie
d
b
y
a
m
a
ssing
stu
d
y.
T
h
e
P
l
a
n
n
i
n
g
B
o
a
rd
sh
a
ll
n
o
t
d
e
n
y
a
b
u
il
d
ing
h
e
igh
t
a
b
o
ve
t
h
e
M
F
Di
stri
ct
Zo
n
ing
li
m
its
u
n
less
t
h
e
P
la
n
n
i
n
g
B
o
a
rd
is
a
b
le
t
o
m
a
ke
o
n
e
o
r
b
o
t
h
o
f
t
h
e
fo
ll
o
wi
n
g
fin
d
ing
s
:
1 )
B
a
se
d
u
p
o
n
a
re
view
o
f
th
e
D
e
sign
R
e
view
p
lan
s
a
n
d
th
e
m
a
ssing
stu
d
y,
th
e
M
F
Di
stri
ct
h
e
igh
t
li
m
it
d
o
e
s
n
o
t
p
h
ysically
p
reclu
d
e
,
o
r
inh
ibit
th
e
fin
a
n
cial
via
b
il
ity
to
b
u
il
d
t
h
e
5 8
9 u
n
its,
inclu
d
in
g
th
e
a
f
fo
rda
b
l
e
u
n
its,
a
n
d
a
l
l
o
f
th
e
a
m
e
n
ities,
p
a
rki
n
g
a
n
d
m
ix
o
f
co
m
m
e
r
cial
a
n
d
o
p
e
n
sp
a
c
e
u
se
s
a
s
d
e
scri
b
e
d
a
n
d
il
lust
rate
d
in
th
e
M
a
ste
r
P
lan
,
o
r
2 )
th
e
wa
iver
o
f
th
e
M
F
Di
stri
ct
h
e
igh
t
li
m
it
wou
ld
h
a
v
e
a
sp
e
cific,
a
d
ve
rse
im
p
a
c
t,
a
s
d
e
fin
e
d
in
p
a
rag
ra
p
h
(2)
o
f
su
b
d
i
visi
o
n
(d)
o
f
S
e
ctio
n
6 5
5 8
9 .5
,
u
p
o
n
h
e
a
lth
,
sa
fe
ty,
o
r p
h
y
sical e
n
vi
ron
m
e
n
t,
a
n
d
f
o
r w
h
ich
t
h
e
re is
n
o
f
e
a
sible
m
e
t
h
o
d
t
o
s
a
tisfa
c
to
ri
ly
m
itig
a
te
o
r
a
vo
i
d
t
h
e
s
p
e
cific
a
d
v
e
rse
im
p
a
ct
.
B
U
I
L
D
I
N
G
SE
T
B
A
C
K
S
Th
e
re sh
a
ll
b
e
n
o
se
t
b
a
ck re
q
u
ir
e
m
e
n
ts
e
xce
p
t
th
o
s
e
p
rovid
e
d
b
y
th
e
Unifo
r
m
B
u
il
d
ing
Cod
e
,
a
n
d
f
o
r
b
u
il
d
in
g
s
in
th
e
fo
ll
o
wi
n
g
loca
tio
n
s
:
•
B
u
il
d
ing
s
fro
n
tin
g
o
n
C
lem
e
n
t
A
v
e
n
u
e
s
h
a
ll
p
rovid
e
a
s
e
tb
a
ck
n
e
ce
ss
a
ry
to
p
rovi
d
e
f
o
r
a
2 0
-
f
o
o
t
-
wi
d
e
p
u
b
li
c
side
walk
in
fro
n
t
o
f
th
e
b
u
il
d
ing
.
•
B
u
il
d
ing
s
fro
n
tin
g
t
h
e
Fo
rtm
a
n
p
rop
e
rty
sh
a
ll
p
rovid
e
a
6 ’
se
tb
a
ck
t
o
th
e
B
a
y Trai
l e
d
g
e
a
s s
h
o
wn
i
n
Fig
u
re 2
.
1 5
.
•
B
u
il
d
ing
s
fro
n
tin
g
th
e
A
laska
B
a
si
n
o
r
Oa
kla
n
d
E
st
u
a
ry
P
u
b
li
c
Tr
u
st
L
a
n
d
s
sh
a
ll
p
ro
vide
a
g
rou
n
d
flo
o
r
s
e
tb
a
ck
fro
m
th
e
wat
e
rfr
o
n
t
e
d
g
e
o
f
t
h
e
p
u
b
li
c
p
romen
a
d
e
(
m
e
a
n
h
igh
tid
e
li
n
e
o
r
o
u
te
r
e
d
g
e
o
f
a
n
a
d
jace
n
t
p
romen
a
d
e
)
t
h
a
t
is
e
q
u
a
l
to
o
r
g
rea
te
r
th
a
n
th
e
h
e
ig
h
t
o
f
t
h
e
b
u
il
d
i
n
g
a
t
th
e
b
u
il
d
ing
fa
c
e
.
Th
e
b
u
il
d
ing
h
e
igh
t
m
a
y
incre
a
se
b
y
ste
p
p
in
g
t
h
e
b
u
il
d
in
g
b
a
c
k
su
ch
th
a
t
a
n
y
b
u
il
d
in
g
fa
ce
is
se
t
b
a
ck
a
n
e
q
u
ivale
n
t
d
ista
n
c
e
fro
m
t
h
e
wat
e
rfr
o
n
t.
F
o
r
e
x
a
m
p
le
,
a
4 0
’
ta
l
l
b
u
i
ld
i
n
g
m
u
st
b
e
s
e
t
b
a
c
k
a
m
i
n
im
u
m
o
f
4 0
’
f
r
o
m
t
h
e
w
a
te
r
fr
o
n
t
p
rom
e
n
a
d
e
e
d
g
e
.
T
o
i
n
c
re
a
s
e
th
e
b
u
i
l
d
in
g
h
e
ig
h
t
to
5 0
’
,
t
h
e
b
u
i
ld
i
n
g
fa
c
e
a
b
o
v
e
4 0
’
m
u
s
t
b
e
5 0
’
f
r
o
m
t
h
e
wa
te
r
f
r
o
n
t
p
ro
m
e
n
a
d
e
e
d
g
e
.
B
L
OC
K
D
ESI
GN
G
U
I
D
E
L
I
N
E
S
Th
e
d
e
v
e
lop
m
e
n
t
o
f
t
h
e
p
ri
va
te
la
n
d
s
sh
o
u
l
d
p
rovid
e
f
o
r
a
clea
r
p
a
tt
e
rn
o
f
A
la
m
e
d
a
sc
a
led
b
l
o
cks
o
f
b
e
twe
e
n
a
p
p
roxim
a
te
ly
2 5
0 a
n
d
3 5
0 f
e
e
t
in
l
e
n
g
th
.
E
a
ch
d
e
fin
e
d
b
lock
sh
o
u
ld
p
rovid
e
f
o
r
p
u
b
li
c
a
cc
e
ss
b
e
twe
e
n
th
e
b
locks
to
e
n
su
r
e
co
n
v
e
n
ie
n
t
a
cc
e
ss
fro
m
t
h
e
ce
n
tra
l
roa
d
way
to
th
e
p
u
b
li
c
wat
e
rfr
o
n
t
lan
d
s
a
n
d
wat
e
rfr
o
n
t
p
r
o
m
e
n
a
d
e
.
On
th
e
e
a
st
side
o
f
t
h
e
ce
n
tr
a
l
roa
d
,
th
e
site
p
la
n
s
h
a
ll
sh
o
w
a
t
lea
st
th
re
e
d
e
fin
e
d
b
locks.
A
t
lea
st
fo
u
r
b
locks
sh
o
u
ld
b
e
p
rov
ide
d
o
n
t
h
e
w
e
st
sid
e
o
f
t
h
e
c
e
n
tra
l
ro
a
d
.
A
s
sh
o
wn
in
th
e
il
lus
tra
tive
d
iag
ra
m
b
e
l
o
w,
th
e
p
u
b
li
c
a
cc
e
ss
b
e
twe
e
n
th
e
b
locks
o
n
e
a
ch
sid
e
o
f
th
e
roa
d
sh
o
u
ld
p
rovi
d
e
co
n
tin
u
o
u
s
a
n
d
co
n
v
e
n
ien
t
a
cce
ss
a
cross
th
e
site
fro
m
th
e
e
a
ste
rn
fa
cing
wat
e
rfr
o
n
t
p
ro
m
e
n
a
d
e
to
th
e
west
e
r
n
fa
cing
p
r
o
m
e
n
a
d
e
.
S
ince
t
h
e
p
u
rp
o
se
o
f
t
h
e
e
a
st
-
west
p
u
b
li
c
a
c
ce
ss
rou
t
e
s
a
re
fo
r
p
e
d
e
stri
a
n
s
a
n
d
b
icycl
ists,
it
is
n
o
t
req
u
ir
e
d
t
h
a
t
th
e
s
e
cross
rou
te
s
p
ro
vide
f
o
r
a
u
to
m
o
b
il
e
a
cce
ss.
A
ll
p
ri
va
t
e
stre
e
ts,
a
ll
e
ys,
a
n
d
p
a
se
o
s sh
a
ll
p
rovid
e
p
u
b
li
c a
cce
ss
e
a
s
e
m
e
n
t
s.
F
igu
r
e 3
.
2 S
etb
ac
k
s a
t
w
a
t
er
f
r
o
n
t
edg
e
F
igu
r
e 3
.
3 Blo
c
k Con
f
igu
r
atio
n
s
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
34 T
ra
nspo
rta
tion Dem
and
Manage
me
nt
To
red
u
c
e
a
u
to
m
o
b
il
e
t
ri
p
s
a
n
d
g
ree
n
h
o
u
se
g
a
s
e
m
issi
o
n
s,
th
e
o
wne
rs
o
f
th
e
P
ri
va
te
L
a
n
d
s
sh
a
ll
p
rovid
e
s
u
p
p
le
m
e
n
ta
l
tra
n
sit
a
n
d
tra
n
sp
o
rt
a
tio
n
s
e
rvi
ce
s
co
n
siste
n
t
wi
th
th
e
f
o
ll
o
wi
n
g
req
u
ir
e
m
e
n
ts
.
ASS
E
S
S
M
E
N
T
S
E
n
cina
l
Te
r
m
ina
ls
sh
a
ll
a
n
n
u
a
ll
y
f
u
n
d
tra
n
s
p
o
rta
tio
n
se
rvi
ce
s
co
n
siste
n
t
wi
th
th
e
fo
ll
o
wi
n
g
ra
t
e
s
:
•
E
ve
ry
m
a
rket
rat
e
t
o
w
n
h
o
m
e
th
a
t
h
a
s
p
ri
va
t
e
p
a
rki
n
g
u
n
d
e
r
th
e
u
n
it
sh
a
ll
b
e
a
ss
e
sse
d
a
n
a
n
n
u
a
l
f
e
e
o
f
$
5 2
5 (
2 0
2 1
d
o
ll
a
rs)
,
•
E
a
ch
m
a
rket
ra
te
m
u
lti
-
fa
m
il
y
u
n
i
t,
wi
t
h
p
a
rki
n
g
co
n
t
a
ine
d
in
a
stru
ctu
re
d
p
a
rki
n
g
f
a
cil
ity,
sh
a
ll
b
e
a
sse
ss
e
d
a
n
a
n
n
u
a
l
fe
e
o
f
$
4 2
5 (2
0 2
1 d
o
ll
a
rs)
,
a
n
d
•
Comm
e
rci
a
l
sp
a
c
e
s
sh
a
ll
b
e
a
sse
ss
e
d
$
.7
5 p
e
r
sq
u
a
re
f
o
o
t
p
e
r ye
a
r (
2 0
2 1
d
o
ll
a
rs)
.
•
A
sse
ssm
e
n
ts
sh
a
ll
b
e
a
d
just
e
d
a
n
n
u
a
ll
y
in
a
cco
rda
n
c
e
wi
th
th
e
Co
n
su
m
e
r Pri
ce
In
d
e
x.
S
E
RVI
CES
E
n
cina
l Te
rm
i
n
a
ls wi
ll
,
p
ri
o
r to
f
ir
st
o
ccu
p
a
n
cy
,
crea
te
o
r j
o
in
a
n
e
xisting
Tr
a
n
sp
o
rt
a
tio
n
M
a
n
a
g
e
m
e
n
t
A
ss
o
cia
tio
n
,
s
u
ch
a
s
th
e
A
lamed
a
TMA.
AN
NU
AL
RE
P
ORT
IN
G
E
n
cina
l
Te
rm
in
a
ls
o
r
t
h
e
TM
A
wi
ll
p
rep
a
re
a
n
a
n
n
u
a
l
re
p
o
rt
to
b
e
s
u
b
m
itte
d
to
th
e
Ci
t
y
th
a
t
d
o
c
u
m
e
n
ts
reve
n
u
e
s
co
ll
e
ct
e
d
fo
r
tra
n
sit,
p
rog
ra
m
s
i
m
p
lemen
t
e
d
d
u
ri
n
g
th
e
ye
a
r,
co
s
t
o
f
tra
n
sp
o
rt
a
tio
n
p
ro
g
ra
m
s,
a
n
d
resu
lts
o
f
a
n
a
n
n
u
a
l
su
rvey
o
f
resid
e
n
ts
a
n
d
co
m
m
e
rci
a
l
te
n
a
n
ts
o
n
th
e
ir
tra
ve
l
n
e
e
d
s
a
n
d
h
a
b
its.
P
ar
king
A
u
to
m
o
b
il
e
a
n
d
b
icycl
e
p
a
rki
n
g
s
h
a
ll
b
e
p
rovid
e
d
c
o
n
sist
e
n
t
wi
t
h
th
e
f
o
ll
o
wi
n
g
st
a
n
d
a
rds
a
n
d
re
q
u
ir
e
m
e
n
ts:
•
P
a
rki
n
g
lot
s
s
h
a
ll
b
e
lo
ca
te
d
a
n
d
d
e
si
g
n
e
d
i
n
a
m
a
n
n
e
r
th
a
t
wi
ll
n
o
t
d
e
t
e
r
a
cce
ss
t
o
t
h
e
wat
e
rfr
o
n
t
o
r
r
e
d
u
ce
th
e
q
u
a
li
ty
o
f
th
e
wa
t
e
rfr
o
n
t
e
xp
e
ri
e
n
ce
.
•
2 0
0 p
u
b
li
c
p
a
rki
n
g
sp
a
ce
s
sh
a
ll
b
e
p
rovid
e
d
,
m
a
n
a
g
e
d
,
a
n
d
m
a
rke
d
fo
r
p
u
b
li
c
u
s
e
a
n
d
m
a
ri
n
a
u
se
.
A
ll
o
n
-
site
,
su
rfa
c
e
p
a
rki
n
g
sp
a
ce
s,
i
n
clud
i
n
g
o
n
-
stre
e
t
p
a
rki
n
g
,
s
h
a
ll
b
e
s
h
a
red
a
m
o
n
g
th
e
o
n
-
site
u
se
s a
n
d
a
va
il
a
b
le
f
o
r p
u
b
li
c u
se
.
•
A
ll
p
u
b
li
c
a
n
d
p
ri
va
te
p
a
rki
n
g
a
rea
s
sh
a
ll
b
e
p
rovid
e
d
wi
th
e
lect
ri
ca
l
ve
h
icl
e
-
ch
a
rgin
g
(EV
C)
s
ta
tio
n
s
,
co
n
siste
n
t
wi
th
Ci
ty
sta
n
d
a
rds
.
•
P
ri
va
te
resid
e
n
tia
l
p
a
rki
n
g
in
a
s
h
a
re
d
co
m
m
o
n
p
a
rki
n
g
stru
ctu
re
sh
a
ll
b
e
li
m
ite
d
t
o
a
to
t
a
l
o
f
1 .5
sp
a
c
e
s
p
e
r
resid
e
n
tia
l
u
n
it,
a
n
d
n
o
u
n
it
sh
a
ll
h
a
ve
m
o
re
t
h
a
n
two
sp
a
ce
s.
•
P
ri
va
te
c
o
m
m
e
rci
a
l
p
a
r
king
sh
a
ll
b
e
li
m
ite
d
to
a
m
a
xim
u
m
o
f
two
sp
a
c
e
s p
e
r 1
,
0 0
0 sq
u
a
re
fe
e
t
o
f
co
m
m
e
rci
a
l sp
a
ce
.
•
Th
e
co
st
o
f
p
ri
va
te
r
e
s
ide
n
tia
l
p
a
rki
n
g
i
n
a
s
h
a
red
co
m
m
o
n
p
a
rki
n
g
stru
ct
u
res
s
h
a
ll
b
e
u
n
b
u
n
d
led
fro
m
t
h
e
c
o
st
o
f
th
e
h
o
u
sin
g
u
n
it.
P
a
rki
n
g
in
sh
a
re
d
p
a
rki
n
g
stru
ctu
res
m
a
y
n
o
t
b
e
res
e
rved
fo
r
a
p
a
rti
cu
lar
resid
e
n
tia
l
o
r
co
m
m
e
rci
a
l
u
n
it
a
t
n
o
c
o
st.
Th
e
co
s
t
o
f
sh
a
r
e
d
p
a
rki
n
g
sh
a
ll
b
e
r
e
p
o
rt
e
d
a
n
n
u
a
ll
y a
s
p
a
rt
o
f
t
h
e
TD
M
A
n
n
u
a
l R
e
p
o
rt.
•
D
ri
ve
way
a
rea
s
a
n
d
p
ri
va
te
p
a
rki
n
g
g
a
ra
g
e
s
a
sso
ciat
e
d
wi
th
to
wnh
o
m
e
s
a
re
e
xe
m
p
t
fro
m
th
e
sh
a
re
d
p
a
rki
n
g
and
u
n
b
u
n
d
le
d
p
a
rki
n
g
re
q
u
ir
e
m
e
n
ts
.
•
To
wnh
o
m
e
s
m
a
y n
o
t
h
a
ve
m
o
re
th
a
n
t
wo
g
a
r
a
g
e
s
p
a
ce
s
.
•
B
icycl
e
p
a
rki
n
g
f
o
r
resid
e
n
tia
l
a
n
d
n
o
n
-
resid
e
n
tia
l
u
s
e
s
wi
ll
co
m
p
ly wi
t
h
A
M
C S
e
c
tio
n
3 0
.4
-
2 3
.
Op
en Sp
ac
e Min
imum Re
q
ui
re
me
nts
On
e
h
u
n
d
re
d
a
n
d
twe
n
ty
(1
2 0
)
s
q
u
a
re
fe
e
t
o
f
u
s
e
a
b
l
e
o
p
e
n
sp
a
ce
sh
a
ll
b
e
p
rovid
e
d
f
o
r
e
a
ch
resid
e
n
tia
l
u
n
it.
Us
e
a
b
l
e
o
p
e
n
sp
a
ce
m
a
y
b
e
c
o
m
b
in
e
d
in
to
“c
o
m
m
o
n
”
o
p
e
n
sp
a
ce
fo
r
u
se
b
y
m
u
ltiple
u
n
its
o
r
p
rovid
e
d
a
s
“pri
va
te
”
o
p
e
n
s
p
a
ce
t
o
b
e
u
se
d
b
y
a
sin
g
le
u
n
it.
T
h
e
p
e
rm
issi
b
le
d
im
e
n
sio
n
s
o
f
p
ri
va
te
o
p
e
n
sp
a
ce
a
n
d
co
m
m
o
n
o
p
e
n
sp
a
c
e
sh
a
ll
b
e
c
o
n
siste
n
t
wi
th
th
e
req
u
ir
e
m
e
n
ts
o
f
A
M
C
3 0
-
5 .1
2 .
C
o
m
m
o
n
o
p
e
n
s
p
a
ce
m
a
y
b
e
p
rovid
e
d
o
n
t
h
e
p
ri
va
t
e
lan
d
s
o
r
o
n
th
e
p
u
b
l
ic
lan
d
s,
p
rovid
e
d
th
a
t
t
h
e
o
p
e
n
s
p
a
ce
is p
rovid
e
d
f
o
r
th
e
u
n
its
p
ri
o
r
to
o
ccu
p
a
n
cy
o
f
th
e
u
n
its.
F
igu
r
e 3
.
4 I
llu
strativ
e
P
ar
king
P
l
an
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
35 I
nfras
tructure
A
ll
inf
rast
ruct
u
re
i
m
p
r
o
ve
m
e
n
t
p
la
n
s
s
h
a
ll
b
e
d
e
sign
e
d
,
sized
,
a
n
d
a
li
g
n
e
d
t
o
su
p
p
o
rt
fu
ll
b
u
il
d
o
u
t
o
f
th
e
M
a
ste
r Pla
n
.
S
T
ORM
W
AT
E
R
S
Y
S
TEM
Th
e
st
o
rm
d
rain
syst
e
m
sh
a
ll
m
a
int
a
in
t
h
e
e
xisting
d
rai
n
a
g
e
p
a
tt
e
rns
o
f
th
e
site
in
o
rde
r
to
a
vo
i
d
p
o
te
n
tia
l
ca
p
a
c
ity
i
m
p
a
cts
a
sso
ciat
e
d
wi
th
d
iverti
n
g
a
d
d
itio
n
a
l
ru
n
-
o
ff
to
th
e
Ci
ty’s
syste
m
.
Th
e
p
ro
p
o
se
d
syst
e
m
sh
a
ll
in
clud
e
t
h
e
f
o
ll
o
wi
n
g
:
•
In
sta
ll
a
ti
o
n
o
f
n
e
w
i
n
let
s
a
n
d
p
ipe
li
n
e
s
a
p
p
rop
ri
a
te
ly
sized
t
o
co
n
ve
y
th
e
site
ru
n
-
o
ff
.
Th
e
p
ro
p
o
s
e
d
c
o
ll
e
ctio
n
p
ip
e
li
n
e
s
wi
ll
ran
g
e
in
size
fro
m
1 2
t
o
2 4
inch
e
s
in
d
ia
m
e
t
e
r.
Th
e
p
o
rti
o
n
s
o
f
th
e
syste
m
t
h
a
t
d
ir
e
ctly
d
ischa
rge
to
t
h
e
O
a
klan
d
E
stu
a
ry
wi
ll
likely re
q
u
ir
e
im
p
ro
ve
d
o
u
tf
a
ll
st
ruct
u
res.
•
Th
e
re
m
a
i
n
d
e
r
o
f
t
h
e
p
roje
c
t
sit
e
s
h
a
ll
b
e
co
ll
e
ct
e
d
a
n
d
co
n
ve
y
e
d
b
y
a
n
e
w
sy
ste
m
o
f
i
n
let
s a
n
d
p
ipe
li
n
e
s
which
wi
ll
co
n
n
e
ct
to
th
e
Ci
ty’s
5 4
-
inch
p
i
p
e
li
n
e
i
n
Cl
e
m
e
n
t
A
v
e
n
u
e
,
a
n
d
e
ve
n
tu
a
ll
y
d
ischa
r
g
e
t
o
t
h
e
A
rb
o
r St
re
e
t
P
u
m
p
S
t
a
tio
n
.
•
Th
e
p
ro
p
o
s
e
d
q
u
a
n
tit
y
o
f
run
-
o
f
f
co
n
ve
ye
d
to
th
e
Ci
ty’s
syste
m
wi
ll
b
e
red
u
ce
d
in
co
m
p
a
ri
so
n
t
o
th
e
e
xist
in
g
co
n
d
itio
n
b
e
ca
u
se
o
f
t
h
e
red
u
ce
d
a
m
o
u
n
t
o
f
i
m
p
e
rvi
o
u
s
a
rea
inclu
d
e
d
in
t
h
e
p
rop
o
se
d
site
p
la
n
,
a
n
d
if
n
e
ce
ss
a
ry,
im
p
le
m
e
n
ta
tio
n
o
f
a
n
o
n
-
site
u
n
d
e
rgro
u
n
d
d
e
t
e
n
tio
n
syste
m
.
B
io
-
tre
a
t
m
e
n
t
a
rea
s
t
o
tre
a
t
ru
n
o
ff
fro
m
th
e
p
ro
p
o
s
e
d
im
p
e
rvi
o
u
s
a
re
a
s
sh
a
ll
b
e
in
a
cco
rda
n
ce
wi
th
A
la
m
e
d
a
Cou
n
ty
Cl
e
a
n
W
a
t
e
r P
rog
ram
g
u
id
e
li
n
e
.
•
To
th
e
m
a
xim
u
m
e
xt
e
n
t
fe
a
sible
,
b
io
-
tre
a
tme
n
t
a
rea
s
s
h
a
ll
b
e
i
n
te
g
rate
d
in
to
lan
d
sca
p
in
g
a
rea
s
a
d
jac
e
n
t
to
stre
e
ts,
p
a
rki
n
g
a
rea
s
a
n
d
b
u
il
d
ing
s.
•
A
ll
sto
rm
d
rain
li
n
e
a
n
d
/o
r
o
u
tf
a
ll
reco
n
s
t
ruct
i
o
n
e
ff
o
rts
sh
a
ll
inclu
d
e
a
p
p
rop
ri
a
t
e
ly
si
ze
d
c
e
rti
fie
d
fu
ll
tra
sh
c
a
p
tu
re
syst
e
m
m
e
a
s
u
res
to
p
reve
n
t
tr
a
sh
d
ischa
rg
e
lo
a
d
ing
to
t
h
e
Oa
kla
n
d
E
stu
a
ry (
Oa
kl
a
n
d
I
n
n
e
r H
a
rbo
r)
o
f
S
a
n
Fra
n
cisco
B
a
y.
W
AST
E
W
AT
E
R
S
Y
S
TEM
Th
e
e
xisting
wast
e
wat
e
r
g
e
n
e
ra
te
d
fro
m
th
e
E
n
cina
l
Te
rm
in
a
ls
site
is
c
o
ll
e
cte
d
a
n
d
c
o
n
ve
y
e
d
b
y
a
n
e
xisti
n
g
1 0
-
inch
p
ip
e
li
n
e
th
a
t
fa
ll
s
e
a
st
to
west
t
o
ward
s
S
h
e
r
m
a
n
S
tre
e
t,
a
lon
g
t
h
e
n
o
rt
h
side
o
f
th
e
Del
M
o
n
t
e
W
a
reh
o
u
s
e
b
u
il
d
ing
.
T
h
e
1 0
-
inch
p
i
p
e
li
n
e
e
xte
n
d
s
to
S
h
e
rm
a
n
S
tre
e
t
a
n
d
co
n
n
e
ct
s
int
o
th
e
Ci
ty
o
f
A
lamed
a
co
ll
e
cti
o
n
sy
ste
m
n
e
a
r
th
e
int
e
rse
ctio
n
wi
t
h
E
a
g
le
A
ve
n
u
e
.
Th
e
Ci
ty’s
p
ipe
li
n
e
s
wi
th
in
S
h
e
rm
a
n
S
tre
e
t
ran
g
e
i
n
size
fro
m
8 to
1 2
inch
e
s
a
n
d
fl
o
w
fro
m
n
o
rth
to
s
o
u
t
h
.
Th
e
1 2
-
inch
p
i
p
e
li
n
e
in
S
h
e
rm
a
n
S
tr
e
e
t
co
n
n
e
cts
to
th
e
E
a
st
B
a
y
M
u
n
ici
p
a
l
Util
ity
Di
stri
ct
(EB
M
UD
)
6 0
-
inch
int
e
rcep
to
r
p
ipe
li
n
e
a
t
th
e
in
te
rsect
io
n
with
B
u
e
n
a
V
ista
A
ve
n
u
e
.
New
wast
e
wat
e
r
inf
ras
tru
ctu
re
sh
a
ll
b
e
co
n
s
t
ruct
e
d
t
h
rou
g
h
o
u
t
th
e
E
n
cin
a
l
T
e
rm
ina
ls
p
roje
ct
sit
e
which
wi
ll
co
n
n
e
ct
to
th
e
E
B
M
UD
int
e
rcep
t
o
r
in
B
u
e
n
a
V
ista
A
ve
n
u
e
.
Th
e
e
xistin
g
p
ri
va
t
e
wast
e
wat
e
r
co
ll
e
ctio
n
fa
cil
ities
wi
ll
b
e
a
b
a
n
d
o
n
e
d
in
p
lace
o
r
rem
o
v
e
d
.
A
n
e
w
o
n
-
s
ite
wast
e
wat
e
r
co
ll
e
cti
o
n
syste
m
wi
ll
b
e
inst
a
ll
e
d
th
rou
g
h
o
u
t
t
h
e
p
ro
p
o
s
e
d
s
tre
e
t
n
e
two
rk
wi
th
in
th
e
p
roje
ct
site
a
n
d
sh
a
ll
in
clud
e
:
•
P
ipe
li
n
e
s ra
n
g
in
g
in
siz
e
f
ro
m
6 to
8 in
ch
e
s in
d
iamet
e
r.
•
Con
stru
ctio
n
o
f
a
p
u
m
p
/
li
ft
s
ta
tio
n
in
o
rde
r
t
o
m
i
n
im
ize
th
e
d
e
p
t
h
o
f
th
e
p
ro
p
o
s
e
d
syste
m
.
•
In
sta
ll
a
ti
o
n
o
f
wast
e
wa
te
r
fa
cil
ities
e
x
te
n
d
ing
o
ff
site
th
ro
u
g
h
E
n
tra
n
c
e
Roa
d
t
o
co
n
ve
y
t
h
e
E
n
cina
l
T
e
rm
ina
ls
p
roje
c
t
wast
e
wat
e
r
fro
m
t
h
e
p
roje
ct
site
a
n
d
su
rr
o
u
n
d
ing
p
ro
p
e
rti
e
s
to
B
u
e
n
a
V
ist
a
A
ve
n
u
e
.
•
Con
stru
ctio
n
o
f
n
e
w
wast
e
wat
e
r
inf
rast
ruct
u
re
th
ro
u
g
h
o
u
t
th
e
p
roje
c
t
site
which
w
il
l
co
n
n
e
ct
to
t
h
e
wast
e
wat
e
r
fa
cil
ities
in
E
n
tra
n
ce
Ro
a
d
a
n
d
u
ltim
a
t
e
ly
to
th
e
E
B
M
UD
int
e
rcep
to
r
in
B
u
e
n
a
V
ista
A
ve
n
u
e
P
OT
AB
LE
W
A
T
E
R
A
n
e
w
p
o
t
a
b
le
wat
e
r
d
istri
b
u
tio
n
syst
e
m
wi
ll
b
e
co
n
stru
ct
e
d
t
o
se
rve
t
h
e
p
roje
c
t
sit
e
a
n
d
wi
ll
e
xte
n
d
fro
m
th
e
p
i
p
e
li
n
e
in
Cl
e
m
e
n
t
S
tre
e
t
a
n
d
loc
a
te
d
wi
th
in
t
h
e
str
e
e
t
n
e
two
rk
th
ro
u
g
h
o
u
t
th
e
p
roje
c
t
site
.
Di
stri
b
u
tio
n
p
ipe
li
n
e
s
wi
ll
ra
n
g
e
in
size
fro
m
6 to
8 -
inch
e
s
in
d
ia
m
e
te
r
.
E
B
M
UD
p
rovid
e
s
p
o
t
a
b
le
wat
e
r
se
rvi
ce
to
t
h
e
p
roje
ct
site
via
a
1 2
-
inch
p
ip
e
li
n
e
in
B
u
e
n
a
V
ist
a
A
ve
n
u
e
,
a
n
8 -
inc
h
p
ip
e
li
n
e
in
S
h
e
rm
a
n
S
tre
e
t
a
n
d
a
1 0
-
inch
p
ip
e
li
n
e
in
Cl
e
m
e
n
t
A
ve
n
u
e
to
t
h
e
e
a
st
.
E
xisting
p
ri
va
te
wat
e
r
p
i
p
e
li
n
e
s
e
xte
n
d
fro
m
t
h
e
E
B
M
UD
d
istri
b
u
tio
n
sys
te
m
t
o
th
e
e
xisti
n
g
stru
ctu
res
wi
th
in
th
e
p
roje
ct
site
.
T
h
e
p
roje
c
t
site
is
c
u
rr
e
n
tly
se
rved
b
y
e
xisting
p
ipe
li
n
e
s
ran
g
ing
in
size
fro
m
6 -
inch
e
s
to
1 5
-
inch
e
s
th
a
t
a
re
loc
a
te
d
in
E
n
tra
n
ce
Roa
d
a
n
d
a
lo
n
g
th
e
n
o
rt
h
side
o
f
t
h
e
De
l M
o
n
te
W
a
reh
o
u
s
e
b
u
il
d
ing
.
DR
Y
UT
ILI
T
I
E
S
A
n
e
w
join
t
tre
n
c
h
wi
ll
b
e
co
n
stru
ct
e
d
fro
m
t
h
e
so
u
rce
t
o
a
n
d
th
rou
g
h
o
u
t
t
h
e
p
roj
e
ct
site
a
n
d
wi
ll
inclu
d
e
n
e
w
fa
cil
ities
fo
r
a
ll
d
ry
u
tili
ty
syste
m
s.
E
lect
ri
ca
l
se
rvi
ce
sh
a
ll
b
e
p
rovid
e
d
b
y
A
lamed
a
M
u
n
ici
p
a
l
P
o
wer
(AM
P
).
A
lam
e
d
a
M
u
n
ici
p
a
l
P
o
wer
sh
a
ll
revie
w
e
a
ch
p
h
a
se
o
f
t
h
e
d
e
ve
l
o
p
m
e
n
t
to
e
n
su
re
th
a
t
a
d
e
q
u
a
t
e
fa
cil
ities
f
o
r
th
e
p
r
o
visi
o
n
o
f
p
o
wer
a
re
p
rovid
e
d
.
Nat
u
ral
g
a
s,
if
n
e
e
d
e
d
,
sh
a
ll
b
e
p
rovid
e
d
b
y
P
a
cific
Ga
s
&
E
lect
ri
c
(PG&
E
).
Te
lec
o
m
m
u
n
icat
ion
s
se
rvi
ce
sh
a
ll
b
e
p
r
o
vide
d
b
y A
T&T.
E
M
E
RGE
NC
Y
V
E
HIC
LE
AC
CES
S
(EV
A)
Tw
o
p
o
int
s
o
f
ing
ress
/
e
g
ress
fo
r
e
m
e
rge
n
cy
ve
h
icl
e
s
o
n
to
t
h
e
p
roje
ct
site
fro
m
Cl
e
m
e
n
t
A
ve
n
u
e
sh
a
ll
b
e
p
rovid
e
d
a
t
b
u
il
d
o
u
t
a
n
d
wi
th
e
a
c
h
p
h
a
s
e
.
S
e
c
o
n
d
a
ry
E
m
e
rg
e
n
cy
V
e
h
icl
e
o
n
ly
(EV
A
)
a
cc
e
ss
wi
ll
o
cc
u
r
a
lon
g
t
h
e
Fo
rt
m
a
n
p
r
o
p
e
rty
a
t
th
e
e
a
st
e
d
g
e
o
f
th
e
site
.
E
a
s
e
m
e
n
ts
fo
r
a
cce
ss
b
y
a
ll
Ci
ty
a
n
d
Cou
n
ty
e
m
e
r
g
e
n
cy
ve
h
icl
e
s
m
a
y
b
e
p
rovid
e
d
,
to
f
u
rth
e
r
e
n
su
r
e
th
a
t
tw
o
a
cce
ss
ro
u
te
s
a
re
p
ro
vide
d
to
a
ll
b
u
il
d
ing
s.
L
o
c
a
tio
n
s
o
f
E
V
A
e
a
se
m
e
n
ts
sh
o
wn
o
n
il
lust
rative
e
xh
i
b
its
a
re
il
lust
rative
o
f
int
e
n
t
o
n
ly.
A
ct
u
a
l
a
li
g
n
m
e
n
t
o
f
E
V
A
e
a
se
m
e
n
ts
m
a
y
b
e
m
o
d
ifie
d
b
a
se
d
o
n
Deve
lo
p
m
e
n
t
P
la
n
s
fo
r
s
p
e
cific
a
rea
s,
p
rovid
e
d
th
e
int
e
n
t
o
f
th
e
s
e
p
rovisi
o
n
s
is
a
ssu
re
d
a
n
d
s
u
b
j
e
ct
to
a
p
p
rova
l
b
y
th
e
Ci
ty
o
f
A
la
m
e
d
a
a
n
d
rele
v
a
n
t
a
g
e
n
cie
s.
A
ll
su
b
se
q
u
e
n
t
d
e
ve
lo
p
m
e
n
t
p
lan
s
a
n
d
im
p
rov
e
m
e
n
t
p
lan
s
sh
a
ll
b
e
revie
we
d
a
n
d
a
p
p
rove
d
b
y
th
e
Ci
ty
o
f
A
la
m
e
d
a
Fi
re
Dep
a
rtm
e
n
t
fo
r
co
n
fo
r
m
a
n
ce
wi
t
h
E
V
A
a
cc
e
ss
re
q
u
ir
e
m
e
n
t
s
o
f
th
e
Califo
r
n
ia
Fi
re Co
d
e
.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
36 Priv
ate
L
ands L
andsc
ap
e Gu
id
eli
nes
A
s
wi
th
th
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
L
a
n
d
sca
p
e
,
a
ll
p
lan
t
m
a
te
ri
a
l
s
wi
ll
b
e
m
o
stly
n
a
tiv
e
/a
d
a
p
t
e
d
a
n
d
n
o
n
-
inva
sive
s
p
e
cies,
to
lera
n
t
o
f
sa
lt
w
a
te
r
a
n
d
a
ir
a
n
d
co
m
p
li
a
n
t
wi
th
B
a
y
Fr
ie
n
d
l
y
L
a
n
d
sca
p
e
Gu
id
e
li
n
e
s,
wi
th
th
e
e
xce
p
tio
n
o
f
is
o
lat
e
d
o
rna
m
e
n
ta
l
g
a
rd
e
n
s
a
n
d
recrea
tio
n
a
l
tu
rf
a
re
a
s.
V
iews
wi
ll
b
e
re
sp
e
cte
d
a
n
d
fra
m
e
d
b
y
tre
e
a
n
d
p
lan
t
loc
a
t
ion
s.
A
ll
stre
e
ts
a
n
d
p
e
d
e
s
tri
a
n
p
a
t
h
w
a
ys
inclu
d
e
tre
e
p
l
a
n
ti
n
g
s
th
a
t
f
e
a
t
u
re
a
sp
rea
d
in
g
ca
n
o
p
y
a
n
d
th
a
t
p
rovid
e
int
e
rest
a
n
d
co
l
o
r
in
m
o
r
e
th
a
n
o
n
e
s
e
a
s
o
n
,
if
p
o
ssible
.
S
tre
e
t
tre
e
s
wi
l
l
b
e
p
lan
te
d
o
n
a
reg
u
lar
s
p
a
cin
g
and
a
u
n
iqu
e
d
e
fin
iti
o
n
/id
e
n
ti
ty
fo
r
e
a
c
h
s
tre
e
t
,
th
a
t
co
m
p
le
m
e
n
ts
th
e
a
rchite
ctu
re
is
e
n
co
u
ra
g
e
d
.
Orn
a
m
e
n
t
a
l
tre
e
s
wi
ll
b
e
p
la
n
te
d
a
l
o
n
g
wi
th
co
lorfu
l
low
s
h
rub
s
a
n
d
g
rou
n
d
co
ve
rs b
e
n
e
a
th
th
e
t
re
e
s a
n
d
with
in
th
e
p
la
n
t
e
rs.
Deve
lop
m
e
n
t
P
la
n
a
n
d
Desig
n
Revie
w
a
p
p
li
ca
tio
n
s
fo
r
e
a
c
h
Di
stri
ct
wi
ll
inclu
d
e
a
d
e
ta
il
e
d
lan
d
sca
p
e
p
lan
a
n
d
wi
ll
b
e
m
a
t
e
ri
a
ll
y
co
n
siste
n
t
wi
th
th
e
b
e
low
p
lan
t
in
g
s.
Tr
e
e
a
n
d
p
la
n
t
se
lect
ion
s
sh
a
ll
b
e
a
s
reco
m
m
e
n
d
e
d
b
y
l
o
ca
l
a
n
d
reg
io
n
a
l
lan
d
sca
p
e
g
u
id
e
li
n
e
s
inclu
d
ing
th
e
Ci
ty
o
f
A
lamed
a
M
a
ste
r
S
tre
e
t
Tr
e
e
P
lan
,
th
e
S
a
n
Fr
a
n
cisco
B
a
y
Con
se
rvat
io
n
a
n
d
Deve
lop
m
e
n
t
Co
m
m
i
ssion
’
S
h
o
reli
n
e
P
l
a
n
ts:
A
L
a
n
d
sca
p
e
Gu
ide
f
o
r
th
e
S
a
n
Fr
a
n
cisco
B
a
y,
S
t
o
p
W
a
ste
’s
B
a
y
-
Fr
ien
d
ly
L
a
n
d
sca
p
e
G
u
ide
li
n
e
s,
E
a
s
t
B
a
y
M
u
n
ici
p
a
l
Util
ity
Di
stri
ct’s
(M
UD
)
L
o
w
W
a
te
r
-
Us
e
P
lan
t
L
ist
a
n
d
A
lamed
a
Co
u
n
ty
Cl
e
a
n
W
a
t
e
r Pro
g
ra
m
S
to
r
m
wat
e
r Tech
n
ical G
u
i
d
a
n
ce
Ha
n
d
b
o
o
k.
A
p
p
ro
p
ri
a
te
s
p
e
cies
o
f
s
tre
e
t
t
re
e
s
inclu
d
e
:
•
P
lat
a
n
u
s x
a
ce
ri
fo
li
a
,
L
o
n
d
o
n
P
l
a
n
e
•
P
run
u
s s
e
rr
u
lat
a
‘
K
wa
n
za
n
’,
K
wan
z
a
n
Flo
we
ri
n
g
Ch
e
rr
y
•
A
rbu
tu
s
u
n
e
d
o
,
S
tra
w
b
e
rr
y Tree
•
Ac
e
r ne
gundo “
c
ali
forni
c
um”,
C
a
li
for
nia Box Elder
•
Populus f
re
montii
,
F
re
m
ont
C
ott
onwood
A
p
p
ro
p
ri
a
te
o
rna
m
e
n
ta
l p
lan
tin
g
s in
clu
d
e
:
•
C
ory
lus cornuta “
c
ali
fo
rnica”
W
e
ster
n H
a
z
e
lnut
•
Arc
tost
aphy
los ho
ok
e
ri,
Hooke
r’
s Man
z
a
nit
a
•
C
e
anothus
spp.,
C
e
a
nothus
Fl
o
weri
n
g
Ch
e
rr
y
Califo
rnia
B
o
x
E
lde
r
Fr
e
m
o
n
t
Cot
t
o
n
wo
o
d
W
e
st
e
rn Ha
ze
l
n
u
t
C
oa
st
Live
Oa
k
Hoo
ke
r’
s Man
za
n
ita
Cea
n
o
th
u
s
L
o
n
d
o
n
P
lan
e
S
tra
wbe
rr
y
Tr
e
e
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
37 G
ene
ra
l
R
equi
re
m
ents
A
ll
p
ri
va
te
a
n
d
p
u
b
li
c
i
m
p
rov
e
m
e
n
ts
wi
t
h
in
t
h
e
M
a
ste
r
P
lan
a
rea
sh
a
ll
b
e
co
n
siste
n
t
wi
th
th
e
req
u
ir
e
m
e
n
ts
o
f
th
i
s
M
a
ste
r
P
lan
a
n
d
th
e
A
la
m
e
d
a
M
u
n
ici
p
a
l
Cod
e
(AM
C)
.
In
th
e
e
v
e
n
t
o
f
a
n
y
co
n
flict
b
e
twe
e
n
th
e
p
rovisi
o
n
s
o
f
t
h
is
M
a
st
e
r
P
l
a
n
a
n
d
th
e
A
M
C,
t
h
e
p
rovisi
o
n
s
o
f
th
e
M
a
st
e
r
P
lan
sh
a
ll
g
o
v
e
rn.
I
f
t
h
e
M
a
st
e
r
P
lan
is
sil
e
n
t,
th
e
A
M
C
s
h
a
ll
g
o
v
e
rn.
I
f
a
n
y
situ
a
tio
n
a
ri
se
s
in
t
h
e
im
p
le
m
e
n
ta
tio
n
o
f
t
h
e
M
a
ste
r
P
lan
th
a
t
is
n
o
t
a
d
d
resse
d
b
y
sp
e
cific
site
d
e
v
e
lop
m
e
n
t
re
g
u
lat
i
o
n
s,
o
r,
if
a
n
issue
,
co
n
d
ition
,
o
r
situ
a
ti
o
n
a
ri
se
s
t
h
a
t
is
n
o
t
cle
a
rl
y
a
d
d
ress
e
d
in
th
e
M
a
s
te
r
P
lan
,
t
h
e
P
la
n
n
in
g
Di
rect
o
r
sh
a
ll
p
rovid
e
a
n
int
e
rpret
a
ti
o
n
b
a
se
d
o
n
s
u
ch
Ci
ty
’s
Ge
n
e
ral
P
la
n
g
o
a
ls,
p
o
l
ici
e
s,
a
n
d
A
M
C
req
u
ir
e
m
e
n
t
,
inclu
d
ing
th
e
site
’s
M
ixed
Use
a
n
d
M
u
lti
-
Fa
m
il
y
Hou
sing
Di
str
ict
reg
u
la
tio
n
s,
th
e
D
e
n
sity
B
o
n
u
s
Ord
in
a
n
c
e
a
n
d
th
e
I
n
clusio
n
a
ry
H
o
u
sing
O
r
d
ina
n
c
e
.
P
lan
n
in
g
Di
rect
o
r
int
e
rpret
a
tio
n
s
m
a
y
b
e
a
p
p
e
a
l
e
d
to
,
o
r
refe
rr
e
d
b
y
th
e
Di
rect
o
r
to
,
o
r
ca
ll
e
d
fo
r
revi
e
w
b
y
,
th
e
P
lan
n
ing
B
o
a
r
d
.
Co
n
fo
r
m
a
n
ce
d
e
te
r
m
ina
tio
n
s
a
re n
o
t
M
a
ste
r Pla
n
a
m
e
n
d
m
e
n
ts.
S
ub
se
qu
ent
A
pp
rov
al
R
equir
ements
Upo
n
a
p
p
rova
l
o
f
th
e
M
a
ste
r
P
lan
a
n
d
th
e
Di
sp
o
sition
a
n
d
Deve
lop
m
e
n
t
A
g
ree
m
e
n
t
b
y
t
h
e
Ci
ty
o
f
A
la
m
e
d
a
,
th
e
d
e
ve
lop
e
r
o
f
th
e
P
ri
va
t
e
L
a
n
d
s
sh
a
ll
a
cq
u
ir
e
su
b
s
e
q
u
e
n
t
a
p
p
r
o
va
ls
n
e
ce
ss
a
ry
to
co
n
s
tru
ct
th
e
P
u
b
li
c
a
n
d
P
ri
va
te
L
a
n
d
s
im
p
rove
m
e
n
ts,
i
n
clud
in
g
:
•
S
ta
te
o
f
Califo
rni
a
S
ta
te
L
a
n
d
s
Co
m
m
issi
o
n
a
p
p
rova
l
o
f
a
S
ta
te
Tid
e
l
a
n
d
s
E
xch
a
n
g
e
A
g
re
e
m
e
n
t
a
n
d
s
t
a
te
a
n
d
f
e
d
e
ral
reso
u
rce
a
g
e
n
cy p
e
rm
i
ts,
a
s
a
p
p
li
ca
b
le.
•
Ci
ty
o
f
A
lamed
a
a
p
p
ro
va
l
o
f
Deve
lo
p
m
e
n
t
P
l
a
n
a
n
d
Desig
n
Revie
w
o
f
th
e
P
u
b
li
c
Tr
u
st
L
a
n
d
s
im
p
rove
m
e
n
ts,
inclu
d
i
n
g
B
a
y
Tr
a
il
,
wat
e
rfr
o
n
t
p
romen
a
d
e
,
fin
a
l
wh
a
rf
d
e
sig
n
a
n
d
su
rfa
ce
i
m
p
rove
m
e
n
ts
,
wat
e
r
sh
u
tt
le
d
o
cki
n
g
a
re
a
s
a
n
d
lan
d
side
f
a
cil
ities
f
o
r
a
u
to
m
o
b
il
e
a
c
c
e
ss
a
n
d
p
a
sse
n
g
e
r
d
rop
o
ff
,
a
n
d
ma
ri
n
a
a
n
d
w
a
te
rfr
o
n
t
p
a
rk p
u
b
li
c p
a
rki
n
g
a
re
a
s.
•
S
a
n
Fr
a
n
cisco
B
a
y
Con
se
rvat
io
n
a
n
d
Deve
lop
m
e
n
t
Comm
issi
o
n
(BCD
C)
a
p
p
rova
l
o
f
t
h
e
wa
te
rfr
o
n
t
p
u
b
li
c
o
p
e
n
sp
a
ce
p
lan
.
•
Ci
ty
o
f
A
la
m
e
d
a
a
p
p
r
o
va
l
o
f
a
Te
n
t
a
tive
M
a
p
,
g
e
n
e
rall
y
i
n
co
n
fo
r
m
a
n
ce
wi
th
th
e
fin
a
l
Ti
d
e
la
n
d
s
E
xc
h
a
n
g
e
a
g
ree
m
e
n
t
a
n
d
Fig
u
re 4
.1
.
•
Ci
ty
o
f
A
la
m
e
d
a
a
p
p
rova
l
o
f
a
n
A
sse
ss
m
e
n
t
Di
stri
ct(s)
,
Ge
o
lo
g
ic
Haza
rd
A
b
a
te
m
e
n
t
Di
stri
ct
a
n
d
/
o
r
Comm
u
n
ity
Fa
cil
ities
Di
stri
ct(s)
•
Ci
ty
o
f
A
l
a
m
e
d
a
a
p
p
r
o
va
l
o
f
a
S
u
b
d
ivi
sion
Imp
rove
m
e
n
t
A
g
ree
m
e
n
t
fo
r
th
e
c
o
n
stru
ctio
n
o
f
p
u
b
li
c
inf
rast
ruc
tu
re,
in
clud
ing
P
u
b
li
c
Tr
u
st
L
a
n
d
s
i
m
p
rove
m
e
n
ts,
w
h
a
r
f
reh
a
b
il
ita
ti
o
n
/re
tro
fit
,
st
o
rm
wa
t
e
r a
n
d
wa
st
e
w
a
te
r p
la
n
,
m
a
st
e
r
g
ra
d
ing
p
la
n
,
roa
d
way
,
li
g
h
tin
g
,
a
n
d
o
n
-
site
p
o
wer
p
lan
.
•
Ci
ty
o
f
A
lamed
a
a
p
p
rova
l
o
f
a
n
A
ff
o
r
d
a
b
le
H
o
u
sing
A
g
ree
m
e
n
t
p
ri
o
r t
o
f
ir
st
Fin
a
l M
a
p
.
•
Ci
ty
o
f
A
l
a
m
e
d
a
a
p
p
ro
va
l
o
f
Fi
n
a
l
M
a
p
s
o
r
first
p
h
a
s
e
Fi
n
a
l
M
a
p
.
M
u
ltiple
fi
n
a
l
m
a
p
s
m
a
y
b
e
filed
.
A
ll
p
rop
o
s
e
d
su
b
d
ivi
sion
s
o
f
th
e
p
r
o
p
e
rty
sh
a
ll
b
e
co
n
si
ste
n
t
wi
th
th
e
req
u
ir
e
m
e
n
ts
o
f
th
e
S
u
b
d
ivi
sion
Ma
p
A
ct.
•
Ci
ty
o
f
A
lamed
a
a
p
p
r
o
va
l
o
f
Desig
n
Revie
w
fo
r
resid
e
n
tia
l
a
n
d
m
ixe
d
-
u
se
b
u
il
d
in
g
s.
•
Ci
ty
o
f
A
la
m
e
d
a
a
p
p
r
o
va
l
o
f
S
it
e
I
m
p
rov
e
m
e
n
t
a
n
d
B
u
il
d
ing
P
e
rm
its.
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
38 F
ig
ure
4 .
1 Dra
f
t
T
ent
a
t
iv
e
M
a
p
E
NC
INA
L
TE
RM
INA
L
S
TIDE
L
A
ND
S
E
X
CH
A
NGE
MAS
TER
P
L
A
N
/
A
L
A
M
E
DA,
CA
/
J
A
NU
A
RY
4 ,
2 0
2 2
39 D
evelo
pment
P
lan
and
D
es
i
gn
R
evi
ew
S
ub
mittal
R
e
qu
ire
me
nts
and
Approv
al
Cr
iteria
A
ll
Desig
n
R
e
view
a
n
d
Deve
lo
p
m
e
n
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ENCINAL TERMINALS TIDELANDS EXCHANGE MASTER PLAN / ALAMEDA, CA / JANUARY 4, 2022 40 Phasing Requirements and Timing
The exchange of lands described in Chapter 1, the phased construction of the Public Trust Lands improvements described in Chapter 2, and Private Lands improvements described in Chapter 3, including 80 affordable units and 509 market rate multi-family and townhomes and commercial space, shall
proceed in substantial conformance with the following phas ing requirements and milestone schedules.
The milestone schedule s contained herein are designed to facilitate construction of the housing during the 2023 -2031 Housing Element period and within ten (10 years) of Master Plan approval.
GENERAL OBLIGATIONS AND RIGHTS:
• Developer shall be responsible for securing all necessary federal, State of California, regional and City permits as required by the Master Plan for each phase of development in accordance with applicable City ordinances, rules and regulations, and the terms and conditions of all City and other governmental approvals and shall be solely responsible for all costs to complete the work, including soft costs, permit fees, and hard costs.
• All phased public improvements shall be subject to
Subdivision Improvement Agreements and bonding
requirements. Developer shall post payment and
performance bonds for the full value of improvements within each phase.
• Developer shall complete construction of the phased
improvements in accordance with the terms of this
Agreement, the Approved Construction Documents, and the Phasing Plan, and the terms and conditions of all City and other governmental approvals. Nothing i n this section shall preclude or modify Developer's obligation to obtain any required City approval of changes in the Approved
Construction Documents in accordance with applicable City ordinances, rules, and regulations.
• Phased conveyance of portions of Public Trust Lands into private ownership may only occur upon acceptance of
phased improvements to private lands being conveyed into public ownership, as described below.
• Subject to Development Plan and Design Review approval by the Planning Board, Developer may construct housing
units on any land owned by Developer at the time of building permit issuance and identified in the Master Plan as land appropriate for housing.
• Each construction phase shall provide two means of access for emergency vehicle access to the construction locations on-site and any existing completed improvements.
• Developer shall construct 80 deed restricted affordable housing residential units in the order and location prescribed in the executed Affordable Housing Agreement, which shall be executed prior to issuance of the first final map or building permit as required by the Master Plan. Permits for deed restricted affordable housing units are exempt from the phased building permit allocations described below.
• City shall grant building permits for market rate housing units in compliance with the construction phasing plan described below.
• Subject to mutual agreement of the City, State Lands
Commission staff and Developer:
o the Construction Phasing Plan and the Conveyance
Phasing Plan described below may be a djusted to
facilitate construction of public or private lands
improvements consistent with the objectives of the
Master Plan.
o Developer may construct Public Improvement Areas
(PIA’s) in sub -phases; upon completion of a sub -
phase, Developer may request a pro-rata conveyance
of the associated Tidelands Transfer Areas (TTA’s)
and receive a pro rata share of the associated
housing unit building permits. When the full PIA
phase is complete and accepted by the City,
Developer will receive the remainder of the TTA and
remaining allocation of buildi ng permits for that
specific PIA/TTA package described below.
o Mutually agreed upon adjustments as described
above shall not require a Master Plan Amendment.
PERMITTING MILESTONE SCHEDULE:
Within 24 72 months of the date of City Council adoption of the Master Plan, Developer shall acquire:
• Tidelands Exchange Agreement approval from State Lands Commission
• Public Trust Lands Waterfront Development Plan and
Design Review approval from City of Alameda
• Assessment district for Public Trust Lands maintenance approval from City of Alameda City Council.
Within 36 72 months of Master Plan adoption, Developer
shall acquire:
• Public Trust Lands Waterfront Development Plan and
Design Review approval from Bay Conservation and
Development Commission (BCDC site wide Permit).
• All required local, regional, state, and federal permitting requirements necessary to begin site clearing and grading.
ENCINAL TERMINALS TIDELANDS EXCHANGE MASTER PLAN / ALAMEDA, CA / JANUARY 4, 2022 41 Construction Phasing Plan
SITE WIDE PREPARATORY IMPROVEMENTS
Within 36 72 months of Master Plan adoption, Developer
shall commence the site wide preparatory improvements, which shall include demolition of all existing buildings on the property, site-wide mass grading and site-wide soil
stabilization to address geotechnical, earthquake and
liquefaction risks, and construction of the temporary
sixteen-foot wide asphalt public pathway connecting the southwest corner of the site to the Fortman public
shoreline public access at the northeastern portion of the site to allow for a continuous Bay Trail around the perimeter of the property, as described in Chapter 2.
CLEMENT PUBLIC IMPROVEMENT AREA (PIA-C)
Within 48 84 months of Master Plan adoption, developer
shall commence construction of PIA-C, which includes the Clement Avenue Bay Trail bulkhead, Entrance Road
intersection, relocation of the Fortman Marina driveway and completion of
Gateway Park. Upon commencement of
construction of PIA-C, Developer may begin construction of the first 125 market rate housing units, which may not include more than 75 townhome units.
ENTRANCE R OAD/ESTUARY PA RK (PI A-EREP) A ND
ALASKA BASIN PARK IMPROVEMENT AREA (PIA-AB)
Within 60 96 months of Master Plan adoption, Developer
shall commence construction of PIA-EREP, which
includes construction of the Entrance Road extension and Estuary Park, or PIA AB, which includes the Alaska Basin Waterfront Plaza. Upon commencement of construction of
either PIA-EREP or PIA-AB, Developer may begin
construction on up to 90 additional market rate housing units, which may not include more than 25 townhome
units. Within 84 months and upon commencement of both
PIA- EREP and PIA-AB, Developer may begin construction of 90 additional market rate housing units, which may not
include more than 25 townhome units. The Fortman-
adjacent Bay Trail (PIA-FBT) will be completed with the adjacent residential units.
NORTHWEST PUBLIC IMPROVEMENT AREA (PIA-NW)
Within 108 144 months of Master Plan adoption, Developer shall begin construction of PIA-NW. Upon
commencement of construction on PIA-NW, Developer will
receive building permits for up to 100 market rate housing units, which may not include more than 25 townhome units.
Provided that Developer has completed, and City has
accepted, PIA-C, PIA-EREP and PIA-AB, upon completion and acceptance of PIA-NW, Developer will receive the remaining 104 market rate building permits permitted by the Master Plan.
Conveyance Phasing Plan
Upon completion of the public improvements in each PIA and acceptance of the improvements by the City Engineer, City and Developer shall convey property to one another. All
conveyances will occur in accordance with the Exchange
Agreement.
• Upon PIA-C acceptance, Developer will convey PIA-C to City. • Upon PIA-EREP acceptance, Developer shall convey PIA - EREP and the adjacent submerged property to City, and City will convey TTA-EREP to Developer.
• Upon PIA-AB acceptance, Developer will convey PIA-AB and the adjacent submerged property to City, and City will convey TTA-AB to Developer.
• Upon PIA-NW acceptance, Developer will convey PIA -NW and adjacent submerged property to City , and City will convey TTA-NW1 and TTA -NW-2 to Developer , at which
time Developer will receive all remaining 104 market rate building permits permitted by the Master Plan.
Marina
The City of Alameda as trustee may solicit proposals from marina developers to develop and lease submerged lands for a marina with up to 160 berths. Construction and operation of the marina may commence once the City has secured ownership of the submerged lands in PIA -AB and PIA -NW. The timing and decision to proceed with marina construction shall be
determined by the City of Alameda City Council.
Figure 4.2 Construction Phasing Plan Figure 4.2 Conveyance Phasing Plan Figure 4.3 Conveyance Phasing Plan
ENCINAL TERMINALS TIDELANDS EXCHANGE MASTER PLAN / ALAMEDA, CA / JANUARY 4, 2022 42 E
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