November 22, 2023
The Bay shoreline for this Project should be determined as Mean Sea Level (MSL) + 5 feet due to the presence of tidal marsh. In this area, MSL is located at 3.35 NAVD88, so the Bay shoreline would be 8.35 ft NAVD88. It is not clear whether Figure 3-4 (Proposed Site Plan) in the DEIR correctly shows the BCDC jurisdiction since the shoreline topography is not shown and it's marked as "Not to Scale." Please correct the BCDC jurisdiction map to show the Bay shoreline and the 100-foot shoreline band drawn to scale.
Environmental Analyses
Below are BCDC staff's remaining questions and comments on the DEIR, organized by environmental topic.
BIOLOGICAL RESOURCES
In BCDC's comments to the NOP, we requested that "In defining the study area for the biological resources analysis in the DEIR, please include any areas of the Bay that may be affected by site preparation and construction activities and the ongoing operation of the Project, including those that might be affected by light, sound, debris, runoff, etc. Additionally, please provide a detailed analysis of any potential impacts in and along Belmont Creek." Upon our review of the additional analysis provided in the DEIR, we have determined that issues remain with the DIER's assessment of impacts on biological resources.
Please also not that section 7.4.3 incorrectly incorporates the McAteer-Petris act under Local Applicable Regulations, Plans, and Standards, and it should instead be categorized as at the State level. It may also be useful to cite that the McAteer-Petris Act is Title 7.2 of the California Government Code. Additionally, please make the following corrections to that paragraph:
The McAteer-Petris Act, enacted on September 17, 1965, serves as a legal provision under California State law to preserve San Francisco Bay from indiscriminate filling. The Act initially established the BCDC as a temporary State agency charged with preparing a plan for the long-term use of the San Francisco Bay. In August 1969, the McAteer-Petris Act was amended to make BCDC a permanent regulatory agency and to incorporate the policies of the Bay Plan. BCDC jurisdiction includes the San Francisco Bay and a 100- foot:wide band along the Bay shoreline ef u~e §an Franeisee 8a'f, as well as other areas not relevant to this particular project. The Bay shoreline is defined as all areas that are subject to tidal action from the south end of the San Francisco Bay to the Golden Gate (Point Bonita-Point Lobos), and to the Sacramento River line (a line between Stake Point and Simmons Point, extended northeasterly to the mouth of Marshall Cut), including'P" Tl:le 8CDC will daim all sloughs, and {specifically the marshlands lying between mean high tide and 4:ffH& 5 feet above mean sea level wt:iere marsl:l •;egetatien is present}; tidelands (lands 1Yi.n.g between mean high tide and mean low tide); and submerged lands (land lying below mean low tide) in this region. The McAteer-Petris Act also provides that within the 100-foot shoreline band, the BCDC may deny an application for a permit on the grounds that the project fails to provide maximum feasible public access, consistent with the proposed project, to the Bay and its shoreline. reqwires 283
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November 22, 2023
tl:iat "R1aMiR1WR1 ieasiele pwelie aeeess, eoRsisteRt ·.•.iitl:i a projeet ee iRelwded as part ei T eael:i prejed to be appro¥ed B'f the BCDC." • I
HAZARDS AND HAZARDOUS MATERIALS
In BCDC's comments on the NOP, we requested that the DIER "consider the potential for groundwater rise to mobilize below-ground contaminants .... please include a discussion of whether groundwater rise could potentially mobilize below-ground contaminants at the Project site." Please reference the following comments (Hydrology and Water Quality, 2) on stormwater management as they relate to groundwater rise and the mobilization of toxic contaminants.
HYDROLOGY AND WATER QUALITY
In BCDC's comments on the NOP, we noted that the DEIR should incorporate Bay Plan policies on Water Quality and Climate Change and include analysis of relevant sea level rise scenarios in accordance with the best available science (currently considered to be the Ocean Protection Council's 2024 Sea Level Rise Guidance). Upon our review of the additional analysis provided in the DEIR, we have determined that issues remain with the DEIR's assessment of impacts from Sea Level Rise as the management of stormwater.
1. Sea-level rise and flood resilience. Section 13.3.2 considers the SLR resilience of the site by looking at MHHW plus 2 feet of sea level rise, since the City requires development to be at least 2 feet above the FEMA base flood elevation, which here is 10 feet NAVD88.
However, The Ocean Protection Council's 2024 State of California Sea Level Rise Guidance 1 predicts 2 feet of sea level rise for about the year 2070. Per San Francisco Bay Plan Climate Change policies, the DEIR should include analysis of sea level rise impacts to the end of the Project's life (or otherwise end-of-century), which is assumed to be 2100, when sea level rise is predicted to be about 5 feet.
Please note that the Project is not consistent with OneShoreline's Planning Policy Guidance, 2 which should be incorporated into the local regulatory setting ( 13.4.3).
Additionally, please also note that BCDC policies require that future work maintain sea level rise resilience to the end ofthe Project life, including public access within BCDC jurisdiction. The DEIR analysis of flood projections for this site should consider both sea level rise and creek outflows, using future projections for rainfall in the Belmont Creek watershed.
1 opc.ca.gov/wp-content/uploads/2024/0S/California-Sea-Level-Rise-Guidance-2024-508.pdf 2 https://oneshoreline.org/wp-content/uploads/2023/09/OneShoreline-Planning-Policy-Guidance-Final-June-21- 2023-For-Print.pdf
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2. Storm-water. BCDC previously requested that the DEIR conduct an analysis of the impacts of groundwater rise. Based on the analysis provided, BCDC is concerned that the proposed stormwater management system could result in Project impacts that are not currently accounted for in the DEIR. Groundwater is shallow onsite (about 3 feet below the current grade, or 10 feet NAVD88}, and appears the grades are being raised by about 2 feet. This will locate groundwater about 5 feet below grade. Per section 13.5.4, the Project drainage will rely on stormwater infiltration of permeable areas and detention basins to meet requirements. However, since storm drain piping is likely to be installed to depths of about 5 feet below ground, it will quickly fill with groundwater due to leaks in the system and lose capacity. Since groundwater levels will rise with sea level rise, groundwater will be within 3 feet of the ground surface (2 foot rise) by 2070 after which time stormwater infiltration will cease to be effective3 •
The EIR Project Description should include a description of work needed to maintain the function of the storm drain system over the life of the Project, and the analysis should take into account the effects of future groundwater rise.
3. Drainage patterns. For Impact Analysis HYD-3, please include a discussion that explains I how raising the elevation of the site would not increase the rate and volumes of flow off of the site into adjacent areas.
4. Flood hazards. For Impact Analysis HYD-4, please incorporate potential flooding from groundwater rise over the life of the Project into the analysis of whether a flooding event could risk the release of pollutants. Additionally, please include a brief characterization of what the analysis considers to be a pollutant (and note that the contents of sewer lines, et c. should also be considered pollutants in this context).
LAND USE AND PLANNING
As BCDC previously noted in our comments on the NOP, "The McAteer-Petris Act and the Bay Plan are a State law and a land use plan, respectively, adopted for the purpose of avoiding or mitigating an environmental effect and should be included in the regulatory settings for this section as well as considered in the impact analysis." However, the DEIR does not reference the Bay plan or McAteer-Petris Act in Section 14.4 (Applicable Regulations, Plans, and Standards) or the accompanying analysis.
3https:ljwww.sfei.org/sites/default/fi1es/biblio files/Shallow%20Groundwater Sea%20Level%20Rise Pathways SFEI 2022 v2 2.pdf
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PUBLIC SERVICES AND RECREATION
November 22, 2023
Thank you for including the adjacent Belmont Creek Trail segments and connected planned and existing recreation areas in the study area. However, in BCDC's comments on the NOP, we requested that, for the recreation analysis, the DEIR also "identify the service area and service population for these facilities, assess whether the recreational faci lities provided are commensurate with the need generated by the Project, and consider whether the Project has the potential to result in the physical deterioration of these facilities." BCDC also previously requested that the DEIR analysis "should demonstrate that public access and recreational facilities are resilient to projected sea level rise at mid-century, with a comprehensive plan for adaptation through the end of the century. This plan should include strategies for maintaining accessibility, functionality, and safety of recreational and visitorserving amenities under various sea level rise scenarios. The DEIR should state whether the adaptation or replacement of the proposed public access would require further construction or expansion of recreational faci lities and assess whether that may have an adverse effect on the environment."
Conclusion
We appreciate your attention to the topics discussed above and for the opportunity to make the above comments on the DEIR. If you have any questions or concerns regarding this matter, please do not hesitate to contact me at (415)-352-3626 or by email at [email protected].
Sincerely,
(-::1:>ocus.-111:
~,, .. Pk,,
AL vsgx~Pt°ese· .. Coastal Program Analyst
San Francisco Bay Conservation and Development Commission 375 Beale Street, Suite 510
San Francisco, California 94105
Tel: 415-352-3600
Fax: 888 348 5190
Email: [email protected]
Website: www.bcdc.ca.gov
cc: State Clearinghouse ([email protected]) AP/mm
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DEPARTMENT OF FISH AND WILDLIFE
Bay Delta Region
2825 Cordelia Road, Suite 100
Fairfield, CA 94534
(707) 428-2002
www.wildlife.ca.gov
November 13, 2024
Chris Dacumos, Senior Planner
City of Belmont
One Twin Pines Lane, Suite 310
San Mateo, CA 94002
[email protected]
GA VIN NEWSOM, Governor
CHARLTON H. BONHAM, Director
Subject: 1301 Shoreway Project, Draft Environmental Impact Report, SCH No. 2024060880, City of Belmont, San Mateo County
Dear Chris Dacumos:
The California Department of Fish and Wildlife (CDFW) received a Notice of Availability of a Draft Environmental Impact Report (EIR) from the City of Belmont (City) for the 1301 Shoreway Project (Project) pursuant the California Environmental Quality Act (CEQA) and CEQA Guidelines. 1 CDFW previously submitted comments in response to the Notice of Preparation of the draft EIR.
Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife.
Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.
CDFW ROLE
CDFW is California's Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code,§§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines§ 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources.
CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub.
Resources Code,§ 21069; CEQA Guidelines, § 15381.) CDFWexpects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As 1 CEQA is codified in the California Public Resources Code in section 21000 et seq. The "CEQA Guidelines" are found in Title 14 of the California Code of Regulations, commencing with section 15000.
Conserving Ca[ifornia 's Wi[a[ife Since 18 70
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proposed, for example, the Project may be subject to CDFWs Lake and Streambed Alteration (LSA) regulatory authority. (Fish & G. Code,§ 1600 et seq.) Likewise, to the extent implementation of the Project as propose.d may result in "take" as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the Project proponent may seek related take authorization as provided by the Fish and Game Code.
PROJECT DESCRIPTION SUMMARY
Proponent: City of Belmont
Objective: The objective of the Project is to demolish an existing office building at 1301 Shoreway Road and to construct a Class-A building for office, technology, and/or R&D, including life sciences, as well as an associated parking structure.
Primary Project activities include demolition of all existing on-site uses and construction of an 8-story 270,446 square-foot building, a seven-story 271 ,589 square-foot building, and a 441 ,280 square-foot parking garage with 9 levels above grade. The total building footprint on the Project site would be 983,315 gross square feet. The parking garage and surface parking lots would provide approximately 1,626 parking stalls.
Location: 1301 Shoreway Road, Belmont, CA 94002, 37.524390, -122.266028. The approximately 6.9-acre Project site is bounded by Shoreway Road and Highway 101 to the southwest, commercial development to the northwest, a Pacific Gas and Electric Company (PG&E) substation to the southeast, and a tidal section of Belmont Creek and narrow strip of ruderal grassland to the northeast.
COMMENTS AND RECOMMENDATIONS
CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources.
I. Mitigation Measures and Impacts
Would the Project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by CDFW or U.S. Fish and Wildlife Service (USFWS)?
COMMENT #1 - California Ridgway's Rail and California Black Rail Section 7 .3.4 Special-Status Species and Sensitive Habitats 288
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Issue: The draft EIR describes the Project occurring upstream of northern coastal salt marsh habitat that supports populations of California Ridgway's rail (Ra/lus obsoletus obso/etus, formerly California clapper rail, hereafter CRRA), a state and federally endangered and state fully protected species, and California black rail (Lateral/us jamaicensis coturniculus, BLRA), a state threatened and state fully protected species (California Natural Diversity Database [CNDDB] 2024). Further, the draft EIR describes how the Project site is directly adjacent to tidal marsh habitat and exposed mudflats of Belmont Creek, which may serve as a wildlife movement corridor for special-status species that occur nearby.
Specific impact: Direct mortality of CRRA or BLRA could occur through nest abandonment, loss of potential foraging habitat resulting in reduced reproductive success (loss or reduced health or vigor of eggs or young), inadvertent entrapment or entrainment, or impingement.
Why impact would occur: The Project will include impacts such as noise, groundwork, and operation and movement of equipment and workers that would have the potential to disturb foraging, roosting, and nesting.
Evidence impact would be significant: CRRA and BLRA are fully protected species under California Fish and Game Code(§ 3511 or§ 4700) and are either listed under the federal Endangered Species Act, CESA, or both. These species are at great conservation risk and may be experiencing serious population declines or range retractions.
Recommended Potentially Feasible Mitigation Measures
Mitigation Measure 1: Rail surveys
A CDFW and USFWS-approved biologist should conduct protocol-level surveys of CRRA and BLRA in all suitable habitats adjacent to the Project using the 2017 California Clapper Rail Survey Protocol to determine where CRRA or BLRA are present in each year of construction (Wood et al. 2017). CDFW staff are available to collaborate to incorporate calls of BLRA into the protocol to ensure that both species are sufficiently surveyed.
Mitigation Measure 2: Rail Buffers
If CRRA or BLRA are found in suitable habitat near the Project site, appropriate buffers should be incorporated to avoid and minimize impacts to CRRA and BLRA. A 700-foot no-work buffer should be implemented between construction activities and any current-year breeding CRRA and BLRA detections if construction cannot be avoided during the rail breeding season (January 15- August 31 for CRRA, February 1-August 31 for BLRA). If establishing a 700-foot buffer around breeding 289
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rail detections is not feasible, noise reducing modifications to equipment as well as portable acoustic barriers/blankets placed near noise sources may be appropriate to reduce auditory and visual impacts to breeding rails. Note that these noise reduction features may be appropriate regardless of time of year to minimize impacts to foraging rails as well. CDFW recommends that a qualified avian biologist advise and support buffer establishment in consultation with CDFW.
Mitigation Measure 3: Rail Take Avoidance
Fully protected species such as CRRA and BLRA may not be taken or possessed at any time. In the event a fully protected species is found within or adjacent to the Project site, CDFW recommends that a qualified biologist implement an appropriate no-disturbance buffer (see Mitigation Measure 2) and allow the individual to leave the Project site of its own volition. The qualified biologist should also be on-site during all Project activities to ensure that fully protected species are not being disturbed by Project activities
ENVIRONMENTAL DA TA
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special-status species and natural communities detected during Project surveys to the CNDDB. The CNDDB field survey form can be filled out and submitted online at the following link:
https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link:
https://www.wildlife.ca.gov/Data/CNDDB/Plants-and-Animals.
ENVIRONMENTAL DOCUMENT FILING FEES
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required for the underlying project approval to be operative, vested, and final. (See Cal.
Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.)
CONCLUSION
CDFW appreciates the opportunity to comment on the draft EIR to assist the City in identifying and mitigating Project impacts on biological resources. 290
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Questions regarding this letter or further coordination should be directed to Shannon Husband, Environmental Scientist, at (707) 337-1364 or [email protected]; or Wesley Stokes, Senior Environmental Scientist (Supervisory) at (707) 339-6066 or [email protected].
Sincerely,
~ OocuSltMd by:
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E .S77~211EF48&.ll rm Gnappe
Regional Manager
Bay Delta Region
ec: Office of Planning and Research, State Clearinghouse (SCH No. 2024060880)
REFERENCES
CNDDB. 2024. RareFind 5. California Department of Fish and Wildlife Government Version 5.3.0 dated September 29, 2024.
Wood, J.K., Nur, N., Salas, L. and O.M.W. Richmond. 2016. Site-specific Protocol for Monitoring Marsh Birds: Don Edwards San Francisco Bay and San Pablo Bay National Wildlife Refuges. Prepared for the U.S. Fish and Wildlife Service, Pacific Southwest Region Refuge Inventory and Monitoring Initiative. Point Blue Conservation Science. Petaluma, CA.
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DISTRICT 4
OFFICE OF REGIONAL AND COMMUNITY PLANNING
P.O. BOX 23660, MS–10D | OAKLAND, CA 94623-0660
www.dot.ca.gov
November 22, 2024 SCH #: 2024060880
GTS #: 04-SM-2024-00633
GTS ID: 33127
Co/Rt/Pm: SM/101/9.307
Carlos de Melo, Community Development Director
City of Belmont
One Twin Pines Lane, Suite 310
Belmont, CA 94002
Re: 1301 Shoreway Project – Draft Environmental Impact Report (DEIR) Dear Carlos de Melo:
Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the 1301 Shoreway Project. The Local Development Review (LDR) Program reviews land use projects and plans to ensure consistency with our mission and state planning priorities. The following comments are based on our review of the October 2024 DEIR.
Please note this correspondence does not indicate an official position by Caltrans on this project and is for informational purposes only.
Project Understanding
The proposed project would result in the demolition of the existing 148,949 square feet (sq. ft.) medical office building and surface parking lot to develop 542,035 sq. ft. of employment uses through the construction of two buildings to serve as a general office and/or research and technology campus. An associated 9-story, 442,690 sq. ft. parking garage would also be constructed. The development also proposes a series of public outdoor amenities that would be accessible from the slough and adjacent trail along Belmont Creek. The 6.9-acre project site is located adjacent to northbound U.S.
Route 101 (U.S. 101).
Travel Demand Analysis
The project vehicle miles traveled (VMT) analysis and significance determination are undertaken in a manner consistent with the City of Belmont’s adopted Resolution 2021-021 – VMT Policy, which includes recommendations regarding VMT methodology and thresholds of significance. Per the DEIR, this project is found to have a less than “Provide a safe and reliable transportation network that serves all people and respects the environment.” 3-1
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CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM. GOVERNOR California Department of Transportation Et;·
liz/trans•
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November 22, 2024
“Provide a safe and reliable transportation network that serves all people and respects the environment.” significant VMT impact with the implementation of a Transportation Demand Management (TDM) plan focused on reducing employee VMT. The project also proposes reestablishing a local shuttle service to connect the office development to the San Carlos Caltrain Station and the Redwood Shores community. The proposed mitigation measures identified in the TDM plan should be documented with annual monitoring reports to demonstrate effectiveness.
Please note that the City/County Association of Governments of San Mateo County’s (C/CAG) VMT/Greenhouse Gas (GHG) Model Mitigation Program was awarded through Caltrans’ Sustainable Transportation Planning Grant Program to assist project sponsors and developers to identify feasible options for mitigating VMT and GHG emission impacts of land use and VMT-inducting transportation projects in the County.
The City is encouraged to collaborate with Caltrans and C/CAG to explore more VMT mitigation program options when needed.
Hydrology
Following review of the October 2024 DEIR, there would be no significant adverse drainage condition expected on U.S. 101 from the proposed project.
Water Quality
In Section 13.4 Applicable Regulation, Plans, and Standards of the DEIR, the current National Pollutant Discharge Elimination System (NPDES) 2022 Construction Stormwater General Permit should be referenced unless it is clearly substantiated and justified to use the older versions of the permit for this proposed project.
Construction-Related Impacts
A reminder that the following two Caltrans projects are within the vicinity of the project site and may pose a potential construction conflict. For future project coordination, please contact Rommel Pardo, Senior Project Manager of Program Project Management for San Mateo County at [email protected]. • Project 04-0Q070 – modify and enhance the metering system and guardrails for various U.S. 101 on-ramps, including the on-ramps at Whipple Ave and Hillsdale Blvd.
• Project 04-2J73A – pavement rehabilitation and upgrade guardrails along U.S. 101 near Cordilleras Creek Bridge.
Thank you again for including Caltrans in the environmental review process. Should you have any questions regarding this letter, please contact Luana Chen, Transportation Planner, via [email protected].
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November 22, 2024
“Provide a safe and reliable transportation network that serves all people and respects the environment.” For future early coordination opportunities or project referrals, please visit Caltrans LDR website (link) or contact [email protected].
Sincerely,
YUNSHENG LUO
Branch Chief, Local Development Review
Office of Regional and Community Planning
c: State Clearinghouse
Chris Dacumos, Senior Planner for City of Belmont
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10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] Advocates for the Environment
A non-profit public-interest law firm
and environmental advocacy organization
October 28, 2024
Carlos de Melo
Community Development Director
City of Belmont
1 Twin Pines Lane, Suite 310
Belmont, CA 94002
Via U.S. Mail and email to [email protected]
Re: Comments on the Draft Environmental Impact Report for the 1301 Shoreway Project, SCH No. 2024060880
Dear Mr. Melo:
Advocates for the Environment submits the comments in this letter regarding the proposed 1301 Shoreway Project (Project), located at 1301 Shoreway Road at the northeast intersection of Shoreway Road and Sem Lane in the City of Belmont (City). This Project proposes to demolish an existing office building and construct a 542,000 square-foot office and laboratory space, along with a 442,690 square-foot parking garage, on the 6.9-acre Project site.
We are a non-profit public-interest law firm that uses environmental law to fight to improve the environment in California. We have reviewed the Environmental Impact Report (EIR) prepared in October 2024, and submit comments regarding the sufficiency of the EIR’s Greenhouse-Gas (GHG) analysis under the California Environmental Quality Act (CEQA).
The City Should Require the Project to be Net-Zero
Given the current regulatory context and technological advancements, a net-zero significance threshold is feasible and extensively supportable. GHG emissions from buildings, including indirect emissions from offsite generation of electricity, direct emissions produced onsite, and from construction with cement and steel, amounted to 21% of global GHG emissions in 2019. (IPCC Sixth Assessment Report, Climate Change 2022, WGIII, Mitigation of Climate Change, p. 9-4.) This is a considerable portion of global GHG emissions.
It is much more affordable to construct new building projects to be net-zero than to obtain the same level of GHG reductions by expensively retrofitting older buildings to comply with climate change regulations. Climate damages will keep increasing until we reach net zero GHG emissions, and there is a California state policy requiring the state to be net-zero by 2045.
It therefore is economically unsound to construct new buildings that are not net-zero.
Environmental groups have achieved tremendous outcomes by litigation under CEQA.
Two of the largest mixed-use development projects in the history of California, Newhall Ranch 4-1
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10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] (now FivePoint Valencia), and Centennial (part of Tejon Ranch) decided to move forward as net-zero communities after losing CEQA lawsuits to environmental groups. The ability for these large projects to become net-zero indicates that it is achievable, even for large-scale developments. The Applicant for this Project should do the same.
We urge the City to adopt net-zero as the GHG significance threshold for this Project.
This threshold is well-supported by plans for the reduction of GHG emissions in California, and particularly the CARB Climate Change Scoping Plans. The CARB 2017 Scoping Plan states that “achieving no net additional increase in GHG emissions, resulting in no contribution to GHG impacts, is an appropriate overall objective for new development.” (CARB 2017 Scoping Plan, p. 101.) Additionally, the CARB 2022 Scoping Plan reaffirms the necessity of a net zero target by expressing: “it is clear that California must transition away from fossil fuels to zero-emission technologies with all possible speed … in order to meet our GHG and air quality targets.” (CARB 2022 Scoping Plan, p. 184.) CARB further encourages a net-zero threshold in its strategies for local actions in Appendix D to the 2022 Scoping Plan. (CARB 2022 Scoping Plan, Appendix D p. 24-26.)
Moving this Project forward as a net-zero project would not only be the right thing for the City to do, but also would help protect the City and the Applicant from CEQA GHG litigation.
CEQA GHG Significance Analysis
The EIR derived its GHG significance thresholds from the CEQA Appendix G Guidelines: whether the Project would generate GHG emissions that may have a significant impact, and whether the Project would be consistent with an applicable plan, policy, or regulation for the reduction of GHG emissions. (EIR, p. 11-14.) The City used CalEEMod to quantify the net Project’s annual emissions, which were reported to be 4,079 metric tons of carbon dioxide equivalent (MTCO2e) per year. (EIR, p. 11-18.) The EIR concluded that the Project’s GHG emissions would be less than significant after mitigation. (EIR, p. 11-24.) Chosen Threshold Is Not Supported by Substantial Evidence As the basis for its significance determination under the first significance threshold, the City chose BAAQMD’s Best Management Practices (BMPs), the implementation of a Transportation Demand Management Program (TDM), and the City of Belmont Climate Action Plan (CAP). (EIR, p. 11-14 –11-19.) However, the City did not provide substantial evidence in the record that complying with these programs is a valid significance threshold to demonstrate a less-than-significant impact.
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10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] Insufficient Evidence for 15% VMT Reduction from TDM Program The EIR lacks sufficient evidence to demonstrate the TDM program's effectiveness at achieving a 15% reduction in vehicle miles traveled (VMT). The Project’s reliance on the TDM program to ensure compliance with BAAQMD and the City’s CAP is therefore misplaced and unsupported by substantial evidence.
The EIR acknowledges that a vast majority of the Project's emissions —nearly 80%— come from mobile sources. (EIR, p. 11-19.) For this reason, reducing VMT would substantially reduce the Project’s overall GHG impact. To address this, the EIR proposes to implement a TDM program described under Transportation Mitigation Measure 1 (MM TRA-1).
According to this measure, before occupancy, the City shall prepare and implement a final TDM program to reduce the Project’s VMT to below the significance threshold. This would include encouraging employees to use alternative modes of transportation to single-occupant vehicles. The City of Belmont TDM policy requires this Project to achieve 18 points.
Compliance with the city’s TDM policy would reduce the Project’s vehicle trips and the VMT by an estimated 15 percent or more, which would be more than the required 7.4 percent reduction needed if using the City/County Association of Governments of San Mateo County (C/CAG) VMT estimation tool, and the 6.0 percent reduction needed if using the C/CAG travel demand model. (EIR, p. 1-24.) While this plan claims that compliance with the TDM policy will lead to a 15% VMT reduction, it fails to provide sufficient evidence for several reasons.
First, this measure lacks performance standards to ensure the TDM program is effective.
The measure itself does not list any concrete strategies to bring about the reduction of singleoccupant employee vehicles, rather it defers the creation of specific strategies to a future date.
Additionally, the term “encouraging” (EIR, p. 1-24) is inherently vague and lacks enforceability as it does not guarantee the implementation of these measures. MM TRA-1 should be aimed at reducing single-occupant vehicles, not simply encouraging alternative transportation. There are many factors that influence an employee’s choice of transportation method, including convenience, time, and money. Merely encouraging alternative mechanisms without providing structural changes to make such options more convenient would not lead to measurable reductions in VMT or GHG emissions.
Moreover, the absence of specific strategies and enforceable commitments is insufficient to achieve quantifiable reductions in greenhouse gases, rendering the plan incomplete. Although the City references Belmont's TDM Program Report and Guideline, which requires the Project to reach 18 points to achieve a 15% reduction in VMT, the EIR fails to provide the TDM Program Proposed Project Measures form. This form would detail which specific measures the Project plans to implement and show how the required 18 points are being met. Without these 4-4
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1301 Shoreway Project October 28, 2024
10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] specific commitments, there is no assurance that the Project will achieve the anticipated VMT reductions under the TDM.
Second, even if the City committed to specific measures in the TDM, the EIR fails to present empirical evidence on why the TDM program will successfully reduce VMT by 15% for a project of this size. The TDM Program Report and Guidebook for the City of Belmont varies the number of points required based on land use and project size, up to 50,000 square feet. Any project over 50,000 square feet must meet 18 points (Report and Guidebook, p. 4.) Because this is the maximum amount of points, this Project would be held to the same 18-point requirement as a project that is more than ten times smaller, but still expected to reach the same 15% reduction. In other words, the City of Belmont’s TDM policy applies a one-size-fits-all point system for projects over 50,000 square feet without providing evidence that a 15% reduction can be achieved for all projects. This threshold might not account for the complexity or scale of a significantly larger project, such as this 542,000-square-foot development. The policy and EIR assume that a 15% reduction can be achieved through the same measures applied to much smaller projects. This assumption is not supported by substantial evidence.
The EIR also does not provide the necessary evidence and detailed commitments to ensure effective implementation of the proposed TDM program. As a result, it fails to establish a reliable path to achieving the claimed 15% reduction in VMT, undermining support for the Project's chosen threshold.
Inadequate Commitment to BAAQMD Best Management Practices The EIR references implementing BAAQMD BMPs to reduce short-term constructionrelated GHG emissions but fails to sufficiently specify or enforce commitments regarding these practices. The EIR states that the BMP requirements shall be documented on final construction drawings and must be verified as a condition of project approval. (EIR, p. 11-17.) However, this language lacks specific enforceable commitments and does not outline how the BMPs will be integrated into the construction process. Furthermore, it withholds critical information from the general public by deferring these details to final construction drawings, leaving the public without a clear understanding of how GHG reductions will be achieved.
The BMPs include: (1) Us[ing] alternative-fuel (e.g., biodiesel, electric) construction vehicles/equipment (at least 15 percent of the Project’s construction fleet); (2) Us[ing] local (within 200 miles) building materials (at least 10 percent); and (3) Recycl[ing] at least 50 percent of construction waste or demolition materials. (EIR, p. 11-17.) The first BMP presents multiple alternative fuel options, each of which has different levels of emissions it will emit. The EIR does not clarify which alternative fuels will be prioritized or how the Project intends to select between them. Additionally, all three BMPs include the language “at least X percentage,” The Project fails to specify whether it will exceed these minimum thresholds and, if so, by how 4-5
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10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] much, or just meet the minimum requirement. Relying on vague BMP commitments as part of the Project's GHG significance determination is a deferral of the City’s responsibility to determine the extent of the Project’s potential GHG impact.
Consistency with Identified Applicable Plans
The EIR included a discussion of the CAP, AB 32, SB 32, and Plan Bay Area/SB 375 to support its conclusion that the Project would not conflict with an applicable plan, policy, or regulation for GHG emissions reductions. However, consistency with AB 32 is irrelevant because this is an expired plan. Furthermore, the EIR failed to acknowledge and analyze all applicable plans for the reduction of GHGs. This Project is inconsistent with several applicable plans that were excluded. As a result, this significance analysis violates CEQA by being deficient and misleading in several areas.
AB 32 Is Not Applicable Because It is Outdated
AB 32 analysis under Threshold (b) is not applicable because AB 32 set a goal that has already been accomplished and therefore is not an applicable policy for this Project. The EIR states that AB 32 included provisions to reduce GHG emission levels to 1990 levels by 2020. (EIR, p. 11-32.) This goal was successfully reached in 2016, four years earlier than mandated.
To date, about 8 years have passed since that goal was reached, and 4 have passed since the 2020 deadline. This plan has since been superseded by more current plans that have set new goals with higher standards to reach. As a result, demonstrating consistency with AB 32 does not meet Threshold (b) because this plan is no longer applicable.
The EIR Should Have Analyzed All Applicable Plans
The City chose, as its second GHG threshold, whether the Project would “conflict with a plan, policy or regulation adopted for the purpose of reducing greenhouse gas emissions.” (EIR, p. 11-19.) This language requires that the EIR analyze the Project’s consistency with all other applicable plans, not just the plans that the City prefers to analyze.
An agency must consider a project’s GHG impact over time to reasonably evaluate the full extent of environmental impact as CEQA requires. The City did not estimate or account for the GHG impact across the Project’s lifespan. However, the reasonable lifespan of a commercial building averages 50 to 60 years.1
Therefore, the Project must show consistency with long-term State GHG goals, including Executive Order B-55-18 (EO B- 55-18), the 2022 CARB Scoping Plan, the 2017 CARB Scoping Plan, and the Belmont City Code. 1 https://bciconstruction.us/which-factors-determine-the-lifespan-of-abuilding/#:~:text=Use%20of%20the%20Building,- Finally%2C%20the%20use&text=A%20warehouse%20used%20to%20produce,for%20major%20repairs%20or%2 0renovations.
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10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] EO B-55-18 requires the State of California to achieve carbon neutrality—net zero GHG emissions—by 2045. The Project is inconsistent with EO B-55-18 because it does not prohibit the use of gasoline, diesel, and natural gas. In fact, the Project would use diesel-powered equipment during construction, require five emergency diesel generators during operations, and emit diesel exhaust from the heavy-duty truck traffic that the Project would create. (EIR, p. 6- 19; p. 6-25; p. 6-25.) Burning non-renewable fuels, such as diesel, results in substantial GHG emissions, preventing the Project from ever achieving carbon neutrality, unless it enters into agreements with the applicant and/or future tenant to ensure that fossil fuel use is on track to be eliminated by 2045. Thus, the Project would conflict with EO B-55-18. As stated by the City’s chosen threshold, conflict with any applicable policy would be a significant GHG impact.
The 2022 Scoping Plan sets a goal for 50% of all industrial energy demand to be electrified by 2045 (2022 CARB Scoping Plan, p. 77).2 The EIR makes no showing that the Project is consistent with this goal. The 2022 CARB Scoping Plan also places particular emphasis on decarbonizing industrial facilities by “displacing fossil fuel use with a mix of electrification, solar thermal heat, biomethane, low- or zero-carbon hydrogen, and other lowcarbon fuels to provide energy for heat and reduce combustion emissions” (2022 CARB Scoping Plan, p. 208). Again, the Project does not appear to be consistent with this goal, based on the analysis provided in the EIR. The Project creates a conflict with the 2022 Scoping Plan by its reliance on diesel fuel in its operations. (See EIR, p. 9-12 [noting diesel gas-powered equipment.])
Additionally, Chapter 7 Article IV, Division 10 of the Belmont City Code requires that all newly constructed buildings must be all-electric buildings. It also applies reach code standards that prohibit the use of natural gas and require electric vehicle (EV) parking and charging capabilities for new development within the city. (EIR, p. 11-14.) The Project directly violates the code by using approximately 13,646,800 thousand British Thermal Units (kBTU) of natural gas per year. (EIR, p. 9-15.) The EIR also does not address the EV parking and charging stations.
Consequently, because the Project is inconsistent with applicable plans for the reduction of GHGs, it is significant under the second threshold.
Conclusion
The conclusion of less-than-significant GHG impact violates CEQA because the Project’s chosen significance threshold is not supported by substantial evidence, the Project should have found a significant GHG impact. Further, the Project would not be consistent with the applicable plans, policies, and regulations for the reduction of GHGs. 2 2022 Scoping Plan located at: https://ww2.arb.ca.gov/sites/default/files/2023-04/2022-sp.pdf 4-7
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1301 Shoreway Project October 28, 2024
10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] Please put Advocates for the Environment on the list of interested parties to receive updates about the progress of this potential project approval. We make this request under Public Resources Code, section 21092.2.
Sincerely,
Dean Wallraff, Attorney at Law
Executive Director, Advocates for the Environment
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KEVIN T. CARMICHAEL
CHRISTINA M. CARO
THOMAS A. ENSLOW
KELILAH D. FEDERMAN
RICHARD M. FRANCO
ANDREW J. GRAF
TANYA A. GULESSERIAN
JOHNSTON DARION N.
RACHAEL E. KOSS
AIDAN P. MARSHALL
ALAURA R. McGUIRE
RENGIFO TARA C.
Of Counsel
MARC D. JOSEPH
DANIEL L. CARDOZO
SACRAMENTO OFFICE
520 CAPITOL MALL, SUITE 350
4721 - SACRAMENTO, CA 95814
6201 - TEL: (916) 444
6209 - FAX: (916) 444
ADAMS BROADWELL JOSEPH & CARDOZO A PROFESSIONAL CORPORATION
ATTORNEYS AT LAW
601 GATEWAY BOULEVARD, SUITE 1000
7037 - FRANCISCO, CA 94080 SOUTH SAN
___________
1660 - TEL: (650) 589
5062 - FAX: (650) 589
@adamsbroadwell.com amcguire
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, 2024 ember 4 Nov
Via Email and U.S. Mail
Planning Commission
City of Belmont
City Council Chambers
ity Hall C
Twin Pines Lane 1
elmont, California B
[email protected] : mail E
Chris Dacumos, Contract Planner
Carlos de Melo, Director
Community Development Dept.
City of Belmont
1 Twin Pines Lane, #310
Belmont, CA 94002
; [email protected] Email:
[email protected]
Draft Comments on Preliminary Agenda Item 7.C: Re:
Environmental Impact Report for 1301 Shoreway Project
(SCH 2024060880)
: Mr. Dacumos and Mr. de Melo anning Commissioners, Pl Dear behalf of San Mateo Residents for on submitted These comments are Responsible Development (“San Mateo Residents”) regarding the City of Belmont’s Draft Environmental Impact Report (“DEIR”) for the 1301 Shoreway Project ”) City (“ . (“Applicant”) Four Corners Properties proposed by (SCH 2024060880) (“Project”) The Planning Commission will The Project appears as Agenda Item Number 7.C. 1 action on the Project. e receive public comments on the DEIR but will not tak and life an office ion of nstruct co Project includes the proposed The . and an associated parking structure science/research campus proposed The 2 and office e.g., development includes 542,035 square feet of employment uses ( square foot parking garage, and landscape - a 442,690 , space) laboratory . The Project would include two improvements including a central courtyard buildings: Building 1 would be 8 stories, and Building 2 would be 7 stories. Parking We reserve the right to supplement these comments at later hearings and proceedings on the 1 Bakersfield Citizens for Local Control v. Bakersfield Project. Gov. Code § 65009(b); PRC § 21177(a); . (1997) 60 see Galante Vineyards v. Monterey Water Dist 1203; - (2004) 124 Cal. App. 4th 1184, 1199 Cal. App. 4th 1109, 1121.
DEIR, p. 1 2 1. -
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level parking garage and surface - for both buildings would be provided through a 9 roject site is located at 1301 P acre - parking for a total of 1,626 spaces. The 6.9 Shoreway Road at the northeast intersection of Shoreway Road and Sem Lane 3 110). - 371 - (APN 040
hat the life science may be occupied with laboratories with t DEIR states The
3. - ) of up to BSL ” BSL “ a biosafety level ( 4 3 laboratories handle microbes that - BSL 5, can cause serious or potentially lethal disease through respiratory transmission and require specialized facilities with associated precautions, laboratory practices, safety equipment and specific facility construction such as decontamination closing - equipment, specific exhaust and airflow requirements and two sets of self from entitlements seeking development planning In addition to 6 doors. and locking Project requires C/CAG Review for Airport Land Use Plan the , the City Compatibility and Bay Conservation and Development Commission (“BCDC”) Clearance.7 proposes to enter into a Development Agreement also Applicant The with the City.8
idents urges the City to comply with California Environmental Res San Mateo Quality Act (“CEQA”)9 and environmental review Project’s throughout the - community engage in a broad, the City to Residents also urges process. entitlement as part of the Development Agreement negotiation process process public inclusive the Applicant must community benefits which builds a community consensus on the be required to provide to the City and its residents in exchange for the land use . concessions that may be provided by the City
STATEMENT OF INTEREST I.
n Mateo Residents is an unincorporated association of individuals and Sa bor organizations that may be adversely affected by the potential public health la and environmental impacts of the Project. The association includes the ectrical Workers Local 617, Plumbers & International Brotherhood of El Steamfitters Local 467, Sheet Metal Workers Local 104, Sprinkler Fitters Local 483, DEIR, p. 1 3 1. -
p DEIR, p 4 1. - , 2 -1 . 1
Recognizing the Biosafety Levels Center for Disease Control, See 5 3, available at - , BSL 3 - What is a BSL Eureka, 4); /2 3 (last visited 11/ https://www.cdc.gov/training/quicklearns/biosafety/ (last lab -3- bsl - https://www.criver.com/eureka/what , available at (Biological Safety Levels) Lab? visited 11/3/24).
DEIR, p. 2 6 1. -
DEIR, p. 3 7 21. -
DEIR, p. 3 8 21. -
Public Resources Code § 21000 et seq. 9
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their members and families, and other individuals that live and/or work in the City Residents has a strong interest in San Mateo of Belmont and San Mateo County. enforcing the State’s environmental laws that encourage sustainable development and ensure a safe working environment for its members.
Individual members of Residents live, work, recreate, and raise their families County, and in the surrounding communities. San Mateo , in Belmont of he City in t Accordingly, they would be directly affected by the Project’s environmental and They work on the Project itself. may Individual members health and safety impacts. be first in line to be exposed to any health and safety hazards that exist on site. will In addition, Residents has an interest in enforcing environmental laws that ourage sustainable development and ensure a safe working environment for its enc Environmentally detrimental projects can jeopardize future jobs by members. making it more difficult and more expensive for businesses and industries to expand in the region, and by making the area less desirable for new businesses and construction result in also ontinued environmental degradation can C new residents. growth that, in turn, reduce future moratoriums and other restrictions on employment opportunities.
THE CITY MUST COMPLY WITH CEQA II.
to fully comply with CEQA City ges the ur respectfully San Mateo Residents consideration of all roject, including but not limited to P in all aspects of the comments submitted by responsible agencies, members of the public, or others on consideration of ’s City and the preparation of the FEIR Project, DEIR and the the for licenses, permits, or any other entitlements sought for any and all applications the Project.
comply with CEQA’s carefully City at the th s San Mateo Residents request roject’s potentially significant impacts to the P requirement to identify and mitigate DEIR identifies several potentially significant The 10 . the maximum extent feasible exposure of sensitive receptors : , but not limited to environmental impacts, including to toxic air contaminants,11 who breed or several special status species to harm , roject site P forage near the 12, and potential exposure of workers to hazardous soils and/or groundwater13 to be directly affected by the s San Mateo Residents stand . carefully analyze and City request that the . In particular, they impacts Project’s Pub. Res. Code § 21001; CEQA Guidelines § 15126.4(a). 10 DEIR, p. 6 11 33. –6- 28 -
DEIR, p. 7 12 18. –7- 16 -
DEIR, p. 12 13 16. - 12 – 15 -
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mitigate the Project’s potentially significant impacts from construction and operational air emissions, health risk, hazardous materials, and noise. The Project cannot be approved until the City fully complies with CEQA.
III. THE DEVELOPMENT AGREEMENT SHOULD BE DEVELOPED
BASED ON COMMUNITY INPUT AND MUST INCLUDE
SUBSTANTIAL COMMUNITY BENEFITS
The Applicant proposes to enter into a Development Agreement with the City for the Project.14 A development agreement is a contract between an agency and a developer establishing certain development rights with any person having a legal or equitable interest in the property at issue. Development agreements extend the life of the entitlements in exchange for the provision of public benefits and to reduce the economic risk of development.15 While a development agreement must advance an agency’s local planning policies, it may also contain provisions that vary from otherwise applicable zoning standards and land use requirements as long as the project is consistent with the general plan and applicable specific plans.16 For this reason, it is critical that the terms of a proposed development agreement be disclosed to the public and analyzed during the Project’s CEQA process in order to determine whether the development agreement may have potentially significant impacts that are not otherwise inherent in the project. Therefore, any development agreement for the Project must be described in the EIR and considered by the City’s decision makers at the same time as the rest of the Project approvals. The Project’s proposed Development Agreement is not described or attached to the DEIR.
Because a Development Agreement would provide the Project with land use concessions in a binding contract that sets the terms, rules, conditions, regulations, entitlements, responsibilities, and other provisions relating to the development of the Project property, the City must also negotiate developer concessions, which generally include community benefits or contributions that the City could not otherwise obtain from a developer through normal exactions or conditions of approval.17 The City has broad discretion to approve or deny a Development Agreement depending on its assessment of the value of such an agreement to the City and its residents. Given the large size and scope of this Project, the City should require the Applicant to provide meaningful and substantial community benefits as 14 DEIR, p. 3-21.
15 Gov. Code §§ 65864-65869.5. 16 Id. 17 Hermosa Beach Stop Oil Coalition v City of Hermosa Beach (2001) 86 Cal. App. 4th 534 (Development Agreements are not subject to Mitigation Fee Act [Govt Code. §§66000-66025] or takings law); Leroy Land Dev. Corp. v Tahoe Reg'l Planning Agency (9th Cir 1991) 939 F.2d 696, 697. 5-5
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part of the Development Agreement negotiation before the City can consider approving the Project. For example, the Development Agreement should provide workforce benefits to support local employment or local workforce training through apprenticeship programs, and ensure that the Project will maximize local employment opportunities.
Further, the City should closely include the community in formulation of the Development Agreement. Preparation of the Development Agreement should be an inclusive process that engages all community stakeholders to ensure that the Development Agreement provides well-tailored community benefits. Accordingly, the City should solicit public comment on a draft Development Agreement and work collaboratively with the community throughout the formulation of the final Development Agreement.
IV. CONCLUSION
Residents urges the City to comply with its duties under CEQA and other State and local laws to ensure that the Project fully complies with CEQA and all applicable land use laws. Residents also urges the City to engage in an inclusive and transparent Development Agreement negotiations process which incorporates community input to ensure the Applicant provides meaningful community benefits to the City and its residents. San Mateo Residents expressly reserve the right to submit additional comments on the Project with the Draft EIR and Final EIR for the Project or any other future actions taken with regard to the Project.
Thank you for your attention to this matter. Please do not hesitate to contact us should you have any questions. Please place this letter in the record of proceedings for this Project.
Sincerely,
Alaura McGuire
Christina Caro
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Dear Belmont Community Development Department,
We are writing to express grave concerns regarding the proposed biolabs campus development at 1301 Shoreway Road. This project poses significant environmental and safety risks due to its proximity to critical waterways and its high susceptibility to flooding, both current and projected.
Site Vulnerability and Current Conditions:
The proposed site is adjacent to the Belmont Slough and estuary, which connects directly to the San Francisco Bay and interfaces with approximately one-third of the total site area. The Belmont Creek, serving Belmont, San Carlos, and parts of San Mateo, flows into this estuary. Currently, the site's sump pumps discharge runoff directly into the estuary at coordinates 37°31'32.5"N 122°15'56.2"W, with the outflow pipe positioned low on the bay side of the existing levee - an area already subject to inundation during extreme high tides.
Historical data shows that during extreme high tides, occurring multiple times annually, bay waters inundate the slough, estuary and creek, extending upstream into Belmont. Stage gauge markers on the box culvert beneath Industrial Boulevard, over a quarter-mile upstream, have recorded tidal waters reaching within one foot of the channel bottom.
Watershed Capacity and Flood Risks:
The Belmont Creek Watershed Management Plan (August 2019) indicates:
• The watershed serves approximately 1,900 acres
• It has a capacity of about 630 cubic feet per second (cfs), with a 10% annual chance of occurrence
• A 50-year, 3-hour storm (2% annual chance) would generate approximately 857 cfs 6-1
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You don't often get email from [email protected]. learn why this is imponant Hello Mr. de Melo,
Please see this forwarded email (below) submitted to [email protected] regarding the flood risks associated with the proposed 1301 Shoreway development.
We welcome further discussion on this matter.
---------- Forwarded message ---------
From: Steven Goodale <[email protected]>
Date: Fri, Nov 22, 2024 at 11 :59 PM
Subject : 1301 Shoreway Proposal
To: <[email protected]>, Steve & Nina Goodale <[email protected]> 307
• Conservative estimates for a 100-year, 3-hour storm range from 942.7 to 1285.5 cfs Projected Sea Level Rise and Its Implications:
According to NOAA data and projections:
1. The creek near the site is currently at Mean Higher High Water level.
2. With 1 foot of sea-level rise (SLR), the creek will approach the tops of its banks.
3. At 2 feet of SLR, it will reach the bank tops and can cause flooding across Highway 101.
4. At 3 feet of SLR, the proposed site will be flooded - notably, it is the only building along that stretch of Shoreline to experience such inundation at this level.
The Ocean Protection Council's 2024 report projects:
- Sea-level rise between 0.5 – 1.2 feet by 2050
- 1.0 – 6.6 feet by 2100
- 1.3 – 11.9 feet by 2150
- A statewide average of 0.8 feet rise is most likely by 2050 The report also predicts a rapid increase in storms, high tides, and El Niño events starting in the 2030s, potentially resulting in significant storm events.
Critical Concerns:
The proposed development fails to adequately address these severe flooding hazards.
1. During extreme high tides, water from the site cannot be pumped into the estuary.
2. Waters from the watershed's terminal point will inevitably collide and rise with bay waters.
3. The project lacks comprehensive flood mitigation strategies for both current and future scenarios.
4. Regardless of SLR, the perfect storm of an extreme high tide combined with a significant atmospheric river event could cause heavy flooding of the site in the near future.
Conclusion and Request:
The absence of proper flood preparedness in this development proposal is deeply troubling. We strongly urge the city to:
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1. Re-evaluate this project's feasibility, given its proximity to the Belmont Creek and estuary.
2. Consider the long-term environmental and safety implications of proceeding with development 1000's of feet of biolabs in this flood-prone area.
3. Require comprehensive flood mitigation strategies that address both current risks and future projections.
The safety of our community and the integrity of our local ecosystem depend on careful consideration of these factors. We look forward to your thorough review and response to these critical concerns.
Sincerely,
Steven and Nina Goodale
Local Residents
309
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City of Belmont 1301 Shoreway Final EIR
Appendix B: Minutes of November 4th, 2024 Public Hearing at Planning Commission
313
Planning Commission Meeting Minutes
November 4, 2024
Page | 1
MINUTES OF PLANNING COMMISSION SPECIAL MEETING
City Council Chambers, City Hall, One Twin Pines Lane, Belmont, California MONDAY, NOVEMBER 4, 2024
CALL TO ORDER: 7:00 PM
1. ROLL CALL 7:00 P.M.
Planning Commission members present: Kulich, Adamkewicz, Gurevich, Majeski Commission members absent: Meier, Twigg, Kramer
Staff Present: Assistant City Manager Kathy Kleinbaum, Community Development Director Carlos de Melo, Assistant Planner Jeremy Ruiz, Administrative Assistant Courtney Brown
2. PLEDGE OF ALLEGIANCE
Led by Chair Kulich.
3. COMMUNITY FORUM
Chair Kulich opened the Community Forum.
No in-house speakers, Zoom attendants, or email inquiries related to this portion of the agenda.
Chair Kulich closed the Community Forum.
4. COMMISSIONER ANNOUNCEMENTS AND AGENDA AMENDMENTS
Chair Kulich confirmed no commissioner announcements or agenda amendments.
5. CONSENT BUSINESS
Minutes as presented for September 17, 2024 and October 1, 2024 were tabled for a future meeting.
The Commission did not reach quorum for these items.
6. STUDY SESSION
Chair Kulich confirmed no study session items.
7. PUBLIC HEARINGS
7A. 3248 Lori Drive - Single-Family Design Review
Chair Kulich confirms there are no ex-parte communications.
Assistant Planner Ruiz presented the staff report for a 595 square foot upper floor addition to the existing single-family residence. The project would bring the total net square footage of the residence to 3,075 square feet, where the maximum building size permitted for this site is 3,500 square feet.
Commissioner Questions and Comments
Applicant made a brief statement. Chair Kulich opens the Public Hearing. A member of the public spoke on collapsing retaining walls. Chair Kulich closed the Public Hearing.
Commissioners discussed neighbors connecting with the project manager and the moratorium on grading/construction during the rainy season.
COMMISSION DISCUSSION AND DELIBERATION
Commissioners made the findings in the affirmative.
314
Planning Commission Meeting Minutes
November 4, 2024
Page | 2
ACTION: On a motion by Commissioner Adamkewicz, seconded by Commissioner Majeski to approve 3248 Lori Drive (Single-Family Design Review)
Motion Passes 4-0-3 (4 Ayes, 0 Noes, 3 Absent)
7B. 23 Somerset Court - Conditional Use Permit & Single-Family Design Review Chair Kulich confirms there are no ex-parte communications.
Assistant Planner Ruiz presented the staff report to amend the Hallmark West Detailed Development Plan for a 423 square foot ground floor addition to the existing single-family residence. The new additions will bring the Gross Floor Area for the residence to 3,491 square feet, where 7,697 square feet is permitted.
Commissioner Questions and Comments
Applicant made a brief statement. Chair Kulich opens the Public Hearing. No members of the public commented on this item. Chair Kulich closed the Public Hearing.
Commissioners discussed the Accessory Dwelling Unit (ADU) floor area for the subject property.
COMMISSION DISCUSSION AND DELIBERATION
Commissioners made the findings in the affirmative.
ACTION: On a motion by Commissioner Majeski, seconded by Commissioner Majeski to approve 23 Somerset Court (Conditional Use Permit & Single-Family Design Review) Motion Passes 4-0-3 (4 Ayes, 0 Noes, 3 Absent)
7C. 1301 Shoreway Road - Draft Environmental Impact Report (DEIR) Director de Melo, Chris Dacumos from Good City Company, and Tad Stearn from Kimley-Horn presented a report on the Draft Environmental Impact Report (DEIR) for the 1301 Shoreway Project as an update to the Commissioners and members of the public.
COMMISSION DISCUSSION
Commissioners discussed Transportation Demand Management (TDM) standards and approval process, as well as sound mitigation for the proposed builders as related to surrounding properties and Highway 101.
Chair Kulich opens the Public Hearing.
A representative from Carpenter’s Union 217 spoke on the large opportunity this project provides to local construction workers in Belmont and the greater San Mateo county.
A representative from Carpenter’s Union 104 spoke on community benefits and the impacts this project will have on both Belmont residents and construction workers.
Chair Kulich closed the Public Hearing.
8. OTHER BUSINESS AND UPDATES
9. ADJOURNMENT 8:05 PM
Submitted by:
Courtney Brown, Administrative Assistant
315
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF BELMONT REZONING PROPERTY 1301
SHOREWAY ROAD TO PLANNED UNIT DEVELOPMENT, ADOPTING THE
CONCEPTUAL DEVELOPMENT PLAN, AND APPROVING A DEVELOPMENT AGREEMENT FOR THE 1301 SHOREWAY ROAD COMMERCIAL DEVELOPMENT
PROJECT
WHEREAS, 1 Shoreway Owner LLC (“Property Owner”) owns the property located at 1301 Shoreway Road in the City of Belmont (Assessor’s Parcel Number 040-371-110) and has applied for entitlements to redevelop the property, including approval of a Development Agreement, zone change to Planned Unit Development (PD) and a conceptual development plan, to replace an existing office building and construct approximately 542,100 square feet of Class A buildings for office, research and development or life science/laboratory uses in two new buildings, one that will be eight stories tall and the other seven stories tall, a parking garage and surface parking with approximately 1,626 spaces, related site and landscaping improvements, and improvements to the adjacent Belmont Creek trail; and,
WHEREAS, Government Code Sections 65864 et seq. authorize the City of Belmont to enter into agreements for the development of real property with any person having a legal or equitable interest in such property in order to establish certain development rights in such property; and, WHEREAS, the City of Belmont has enacted Section 28 of the Belmont Zoning ordinance to govern the processing of development agreements by the City; and, WHEREAS, to ensure that the intent of the City and Property Owner with respect to the approvals for the project entitlements is carried out, the parties desire voluntarily to enter into the Development Agreement, attached hereto as Exhibit C, to facilitate development of the project subject to the conditions and requirements included in the Development Agreement; and WHEREAS, on January 26, 2026, the Planning Commission held a duly noticed public hearing to consider public testimony and a staff report for the project, and rendered a recommendation as to whether the development agreement, the rezoning and the conceptual development plan were consistent with City's general plan, any applicable specific plan, and any zoning or land use regulations applicable to the property and whether the Council should approve the requested entitlements; and,
WHEREAS, on February 24, 2026, the City Council held a duly noticed public hearing to consider the Planning Commission’s recommendations and receive public testimony and a staff report on the requested entitlements for the project, including the development agreement, rezoning and conceptual development plan; and,
WHEREAS, the City Council did hear and use their independent judgment and considered all reports, recommendations, public input and testimony.
WHEREAS, Council certified a Final Environmental Impact Report (FEIR) for the project (SCH Number 2024060880), made required findings under the California Environmental Quality Act (CEQA), and adopted a Mitigation Monitoring and Reporting Program (MMRP). 316
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BELMONT DOES ORDAIN AS FOLLOWS:
SECTION 1. RECITALS AND FINDINGS
(a) The recitals above are true and correct.
(b) After reviewing all the relevant evidence before the City Council, including the information provided in the staff reports and enclosures to the Planning Commission and City Council, the public hearings and testimony received, the City Council incorporates herein by reference the staff report to the City Council dated February 24, 2026, and the findings analysis in Exhibit D to this ordinance entitled “Findings and General Plan Consistency” related to the project.
SECTION 2. REZONING AND CONCEPTUAL DEVELOPMENT PLAN
(a) The Council adopts the analysis and findings in Exhibit D as part of its own findings of fact required by Belmont Zoning Ordinance Sections 16.1.2(d)(2) and 12.3.B for the rezoning and conceptual development plan and finds that the project satisfies the requirements of those sections. (b) Based on the evidence before the City Council, the City Council finds the proposed the rezoning and conceptual development plan are consistent with the general plan, any applicable specific plan, and any zoning or land use regulations applicable to the property, and that the rezoning and conceptual development plan are consistent with the FEIR approved for the project. (c) The application to rezone 1301 Shoreway Road to Planned Unit Development and the proposed conceptual development plan shown on Exhibit B to this ordinance entitled “Conceptual Development Plan (CPD)” are approved based on the findings set forth herein and subject to the Conditions of Approval for the project adopted by the City Council at its ________, 2026 meeting. (d) The Zoning Map of the City is amended by rezoning the property commonly known as 1301 Shoreway Road, Accessor Parcel Number 040-371-110, as shown on Exhibit A to this ordinance entitled “Belmont Zoning Map Amendment”, from Regional Commercial to Planned Unit Development.
SECTION 3. DEVELOPMENT AGREEMENT
(a) The Council finds that the provisions of the Development Agreement are consistent with the City's General Plan, and the zoning and other land use regulations applicable to the Property and consistent with the FEIR approved for the project.
(b) The Development Agreement for the project, attached hereto as Exhibit C, is approved. The Council authorizes the City Manager to execute the Development Agreement on behalf of the City.
The City Manager may fill in any blanks in the text of the Agreement. (c) No later than 10 days after the Development Agreement is effective and has been executed by all parties, the City Clerk is to record a copy of the Development Agreement with the San Mateo County Recorder, as required by Government Code Section 65868.5.
SECTION 4. EFFECTIVE DATE
317
This Ordinance takes effect 30 days after its adoption. * * *
The City Council of the City of Belmont, California introduced the foregoing ordinance, on February 24, 2026 and adopted the ordinance at a regular meeting held on [insert date] by the following vote:
Ayes:
Noes:
Absent:
Abstain:
Attest:
City Clerk Mayor
Approved As To Form:
City Attorney
318
Exhibit A – Belmont Zoning Map Amendment
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Exhibit A
Belmont Zoning Map Amendment
1301 Shoreway Road (APN 040-371-110)
Previous Zoning: Regional Commercial – RC District
New Zoning: Planned Unit Development (PD) District
319
Exhibit B – Conceptual Development Plan
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Exhibit B
Conceptual Development Plan (CDP)
Office and/or Life Science Project
1301 Shoreway Road
(APN: 040-371-110)
The following standards comprise the Conceptual Development Plan (CDP) for the Commercial Development (“Project”) at 1301 Shoreway Road:
1. Permitted Uses –The following uses shall be permitted on all floors within the 1301 Shoreway Planned Development (PD) District:
a. Animal sales and services, including animal clinics and grooming, and animal retail sales (pet shops).
b. Banks and retail financial institutions.
c. Business and professional offices.
d. Business services.
e. Government Buildings.
f. Instructional services.
g. Life Science.
h. Maintenance and repair services.
i. Nursery and garden center.
j. Restaurants with indoor or outdoor seating.
k. Research and Development.
l. Retail stores engaged in the selling of retail products and services, including but not limited to art, appliance, auto accessories, hardware and variety stores, bakeries, food and drug stores, and tailor shops. m. Personal services.
In addition to these named uses, all the uses permitted within the Regional Commercial or RC District, as may be amended by the City of Belmont, shall be permitted.
2. Conditional Uses – The following uses are allowed with a conditional use permit a. Automobile rental agency
b. Auto/vehicle sales and services, including dealers and new and used car sales lots, automobile repair services, service stations and electric vehicle charging facilities, and vehicle washing.
c. Commercial amusement, entertainment, and health club enterprises, including cinemas, indoor theaters, ice rinks, and related facilities, which may be publicly- or privately-owned.
d. Communication facilities, including antennas and transmission towers equipment within buildings.
e. Day care centers.
320
Exhibit B – Conceptual Development Plan
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
f. Health clinics.
g. Hotels and motels.
h. Non-traditional financial institutions, including check-cashing facilities, payday lenders, and pawn brokers.
i. Recycling collection facilities.
j. Restaurants that sell predominantly take-out meals or provide drive-in or drive-through service.
k. Utilities.
In addition to these named uses, all the uses conditional uses within the Regional Commercial or RC District, as may be amended by the City of Belmont, shall be allowed through conditional use permit.
3. The design standards for the PD zone shall be the following:
4. Criteria Planned Development
Height to Parapet 135’ to the top of the parapet
Maximum Height The maximum height of any structure or architectural element as allowed by the Federal Aviation Administration
FAR Commercial
Building
1.8 FAR Parking Structure 1.5
Landscaping 10% of property
Maximum Driveway
Width
26’
Minimum setback 0’
Vehicular Parking 3 spaces per 1,000 square feet of gross floor area Short Term Bicycle
Parking
Short-term bicycle parking spaces as required by the approved Transportation Demand Management (TDM) plan.
Long Term Bicycle
Parking
Short-term bicycle parking spaces as required by the approved Transportation Demand Management (TDM) plan.
Internal Connections A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
To Neighbors Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.
321
Exhibit B – Conceptual Development Plan
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Criteria Planned Development
Interior Pedestrian
Walkway Design
(A) Walkways shall have a minimum unobstructed width of five feet and shall be hard-surfaced.
(B) Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.
(C) Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.
If there is inconsistency between this standard and the California Building Code, the more restrictive standard or requirement shall apply.
Other Design Standards Other Design Standards not included here shall be governed by the Belmont Zoning Code.
5. Signage. The applicant shall apply for a Master Sign Program and receive approval from the Planning Commission prior to installation of any signage for the project. After approval by the Planning Commission, deviations, including orientation and size, that do not increase the overall square footage by 10 percent may be approved by the Director of Community Development or their designee. a. Any sign located on a roof or having its major structural supports attached to a roof is prohibited.
b. Wayfinding and informational signage as required by the Bay Conservation and Development Commission for the Belmont Creek Trail shall not be calculated towards the overall signage square footage.
6. Minor deviations of up to 10% of numeric standards from the Conceptual Development Plan or Detailed Development Plan may be approved administratively by the Director of Community Development or their designee. 322
Exhibit C – Development Agreement
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Exhibit C
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Belmont
City Clerk's Office
One Twin Pines Lane
Belmont, California 94002
Exempt from Recording Fee
Government Code Section 27383
(Space Above For Recorder's Use)
DEVELOPMENT AGREEMENT
By and Between
THE CITY OF BELMONT
and
1 Shoreway Owner, LLC
Related to the
Development of 1301 Shoreway
323
TABLE OF CONTENTS
Page
i
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ARTICLE I DEFINITIONS .........................................................................................................2
1.1 Definitions.............................................................................................................2
1.2 Capitalized Terms. ................................................................................................4
1.3 Exhibits. ................................................................................................................4 ARTICLE II GENERAL PROVISIONS......................................................................................4
2.1 Parties....................................................................................................................4
2.2 Description of Property.........................................................................................6
2.3 Effective Date. ......................................................................................................6
2.4 Execution and Recording......................................................................................6
2.5 Term......................................................................................................................7
2.6 Force Majeure. ......................................................................................................7
2.7 Provisions Required by Statute.............................................................................7 ARTICLE III DEVELOPMENT OF THE PROPERTY..............................................................8
3.1 Use of the Property and Applicable Law..............................................................8
3.2 No Conflicting Enactments...................................................................................8
3.3 Impact Fees. ..........................................................................................................9
3.4 Timing of Development........................................................................................9
3.5 Reservations of Authority.....................................................................................9
3.6 Subsequently Enacted Rules and Regulations. ...................................................10
3.7 Initiatives and Referenda. ...................................................................................10
3.8 Compliance with Requirements of Other Governmental Entities. .....................10
3.9 City's Police Power. ............................................................................................12
3.10 Subsequent Development Approvals for the Property........................................12
3.11 Life of City Approvals and Subsequent Approvals. ...........................................12
3.12 Land Owner Obligations and Public Benefits. ...................................................12
3.13 Mutual Obligations of the Parties. ......................................................................14
ARTICLE IV AMENDMENT, CANCELLATION, AND TERMINATION OF
AGREEMENT....................................................................................................14
4.1 Amendment or Cancellation Procedure. .............................................................14
4.2 Requirement for a Writing..................................................................................14
4.3 Amendments to Development Agreement Legislation.......................................15
4.4 Amendment of City Approvals...........................................................................15
4.5 Effect of Termination on Land Owner's Rights and Obligations. ......................15 ARTICLE V ANNUAL REVIEW .............................................................................................16
5.1 Time of Review...................................................................................................16
5.2 Required Information from Land Owner............................................................16
5.3 Determination of Good Faith Compliance..........................................................16
5.4 No Waiver...........................................................................................................17 324
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5.5 Reservation of Rights..........................................................................................17 ARTICLE VI DEFAULT, REMEDIES, AND TERMINATION..............................................17
6.1 Default.................................................................................................................17
6.2 Remedies for Default. .........................................................................................18
6.3 Notice and Procedure Regarding Defaults..........................................................18
6.4 Mutual Agreement for Cure of Certain Defaults. ...............................................18
6.5 Alternative Procedure Regarding Defaults; Annual Review. .............................19
6.6 Failure to Assert; No Waiver. .............................................................................19 ARTICLE VII ESTOPPEL CERTIFICATE ..............................................................................19 ARTICLE VIII TRANSFERS, ASSIGNMENTS ......................................................................20
8.1 Covenants Running with the Land......................................................................20
8.2 Right to Assign; Assignment Agreement. ..........................................................20
8.3 Successive Assignment.......................................................................................20
8.4 Excluded Transfers. ............................................................................................20 ARTICLE IX MORTGAGEE PROTECTION ..........................................................................21
9.1 Mortgage Protection............................................................................................21
9.2 Mortgagee Not Obligated. ..................................................................................21
9.3 Notice of Default to Mortgagee. .........................................................................21
9.4 No Supersedure...................................................................................................21 ARTICLE X INDEMNIFICATION...........................................................................................22
10.1 No Duty of City; Hold Harmless. .......................................................................22
10.2 Indemnification...................................................................................................22 ARTICLE XI NOTICES.............................................................................................................22
11.1 Notices. ...............................................................................................................22 ARTICLE XII MISCELLANEOUS...........................................................................................23
12.1 Third-Party Legal Challenge...............................................................................23
12.2 Bankruptcy..........................................................................................................24
12.3 Applicable Law/Venue. ......................................................................................24
12.4 Reimbursement of Development Agreement Costs and Fees.............................24
12.5 Further Assurances..............................................................................................24
12.6 Severability. ........................................................................................................25
12.7 Nondiscrimination...............................................................................................25
12.8 Land Owner Right to Rebuild.............................................................................25
12.9 Nexus/Reasonable Relationship Waiver.............................................................25
12.10 Headings. ............................................................................................................25 325
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12.11 Agreement is Entire Understanding....................................................................25
12.12 Interpretation.......................................................................................................25
12.13 Recordation of Termination................................................................................26
12.14 Signature Pages; Execution in Counterparts.......................................................26 326
1750\34\4102959.5
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (the "Agreement") is made and entered into on the _____ day of __________, 2026, by and between the CITY OF BELMONT, a municipal corporation ("City"), and 1 Shoreway Owner, LLC, a Delaware limited liability company ("Land Owner"), under the authority of Sections 65864 – 65869.5 of the California Government Code and Section 28 of the Belmont Zoning Ordinance. The City and the Land Owner are, from time to time, individually referred to in this Agreement as a "Party" and collectively referred to as the "Parties."
RECITALS
A. To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the Legislature of the State of California adopted Government Code Sections 65864 – 65869.5 (the "Development Agreement Statute"), which authorizes the City and any person having a legal or equitable interest in real property to enter into a development agreement and, among other things, establish certain development rights in property which is the subject of a development project application. The City Council of the City of Belmont (the "City Council") adopted Section 28 of the Belmont Zoning Ordinance to govern the processing of development agreements by the City.
B. Land Owner is the fee owner of the real property located within the City of Belmont, County of San Mateo, State of California, as further described in Exhibit A attached hereto and incorporated herein by reference (the "Property").
C. Land Owner has applied for entitlements to redevelop an existing office building to construct approximately 542,100 square feet of Class A buildings for office, research and development and/or life science/laboratory uses in two new buildings, one that will be eight stories tall and the other seven stories tall, a parking garage and surface parking with approximately 1,626 spaces, related site and landscaping improvements, and improvements to the adjacent Belmont Creek trail, as may be modified in the City Approvals defined in Recital D below (the "Project").
D. The following approvals, entitlements, and findings were adopted by the City with respect to the Project after duly and properly noticed public hearings:
i. On _____________, the City Council determined that the Project is consistent with the EIR approved by Resolution No. ____. ii. On ___________, the City Council, adopted Ordinance No. ___________, rezoning the Property to Planned Unit Development District and approved an associated Conceptual Development Plan, Detailed Development Plan, Design Review, Tree Removal Permit, and Master Sign Program for the property by Resolution No. ____. iii. On __________, the City Council adopted Ordinance No. ___ approving this Agreement as more fully set forth below.
The City actions identified above are collectively the "City Approvals." 327
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E. The development of the Project may require future discretionary approvals and will require ministerial approvals from the City, potentially including, but not limited to, encroachment permits, demolition permits, grading permits, building permits, and certificates of occupancy ("Subsequent Approvals"). "Subsequent Approvals" also include any review required by the California Environmental Quality Act ("CEQA"), including implementation of all mitigation measures, Mitigation Monitoring and Reporting Programs, and conditions adopted as part of the City Approvals.
F. To ensure that the intent of the City and Land Owner with respect to the City Approvals is carried out, the Parties desire voluntarily to enter into this Agreement to facilitate development of the Project subject to the conditions and requirements included in this Agreement.
G. The Planning Commission reviewed this Agreement at a public hearing held on January 20, 2026 and as part of its recommendation to the City Council determined that this Agreement is consistent with the City's general plan, any applicable specific plan, and any zoning or land use regulations applicable to the Property.
H. The City Council reviewed this Agreement at a public hearing held on ______________ and found that the provisions of this Agreement are consistent with the City's general plan and any applicable specific plan and are consistent with the zoning and other land use regulations applicable to the property, as well as the Development Agreement Statute, and, therefore, approved this Agreement by Ordinance No. ______, introduced on and adopted on ___________ (the "Adoption Date"). Ordinance No. ____ (the "Enacting Ordinance") will become effective on (the "Effective Date").
NOW, THEREFORE, with reference to the foregoing Recitals and in consideration of the mutual promises, obligations and covenants herein contained, City and Land Owner agree as follows:
AGREEMENT
The introductory paragraph, the Recitals, and all defined terms set forth therein are hereby incorporated into this Agreement as if hereinafter fully and completely rewritten.
ARTICLE I
DEFINITIONS
1.1 Definitions.
The following defined terms are used in this Agreement:
1.1.1 "Adoption Date" is defined in Recital H.
1.1.2 "Agreement" is defined in the first paragraph, page 1.
1.1.3 "Annual Review Form" is defined in Section 5.2.
1.1.4 "Applicable Law" is defined in Section 3.1.3.
328
-3-
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1.1.5 "Assignment" is defined in Section 8.2.1.
1.1.6 "Assignment Agreement" is defined in Section 8.2.2.
1.1.7 "CEQA" is defined in Recital E.
1.1.8 "City" is defined in the first paragraph, page 1 and in Section 2.1.1.
1.1.9 "City Approvals" is defined in Recital D.
1.1.10 "City Council" is defined in Recital A.
1.1.11 "City Law" is defined in Section 3.2.
1.1.12 "Complaining Party" is defined in Section 6.3.
1.1.13 "Declaration of Default" is defined in Section 6.3.
1.1.14 "Default" is defined in Section 6.1.
1.1.15 "Defaulting Party" is defined in Section 6.3.
1.1.16 "Development Agreement Statute" is defined in Recital A.
1.1.17 "Effective Date" is defined in Recital H and in Section 2.3.
1.1.18 "Enacting Ordinance" is defined in Recital H.
1.1.19 "Excluded Transfers" is defined in Section 8.4.
1.1.20 "Impact Fees" are defined in Section 3.3.
1.1.21 "Land Owner" is defined in the first paragraph, page 1 and in Section 2.1.2.
1.1.22 "Notice of Default" is defined in Section 6.3.
1.1.23 "Party" and "Parties" are defined in the first paragraph, page 1.
1.1.24 "Project" is defined in Recital C.
1.1.25 "Property" is defined in Recital B.
1.1.26 "Subsequent Approvals" is defined in Recital E.
1.1.27 "Term" is defined in Section 2.5.
1.1.28 "Third Party Challenge" is defined in Section 12.1.
1.1.29 "Transfer" is defined in Section 8.2.1.
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1.1.30 "Transferee" is defined in Section 8.2.1.
1.1.31 "Vesting Statutes" is defined in Section 3.12.4.
1.2 Capitalized Terms.
If any capitalized terms contained in this Agreement are not defined above, then any such terms shall have the meaning otherwise ascribed to them in this Agreement.
1.3 Exhibits.
The following Exhibits are attached hereto and incorporated into this Agreement:
Exhibit A: Legal Description
Exhibit B: Annual Review Form
Exhibit C: Form of Assignment and Assumption Agreement
Exhibit D: Form of Determination of Compliance
ARTICLE II
GENERAL PROVISIONS
2.1 Parties.
2.1.1 The City.
(a) The City is a municipal corporation duly organized and validly existing under the laws of the State of California. The office of the City is located at One Twin Pines Lane, Belmont, California 94002. "City," as used in this Agreement, includes the City of Belmont and any assignee or successor to its rights, powers and responsibilities. (b) The City represents and warrants that, as of the Effective Date of this Agreement:
(i) The execution and delivery of this Agreement and the performance of the obligations of City have been duly authorized by all necessary actions and approvals required for a municipal corporation;
(ii) The City is in good standing and has all necessary powers under the laws of the State of California and in all other respects to enter into and perform the undertakings and obligations of this Agreement; and
(iii) This Agreement is a valid obligation of City enforceable in accordance with its terms.
2.1.2 The Land Owner.
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(a) Land Owner is 1 Shoreway Owner, LLC, a limited liability company. For the purposes of this Agreement the Land Owner's office is located at 345 S. San Antonio Rd., Los Altos, CA 94022.
(b) Land Owner represents and warrants that, as of the Effective Date of this Agreement, Land Owner is:
(i) The sole fee owner of the Property;
(ii) Duly organized and validly existing under the laws of the State of California;
(iii) Qualified and authorized to do business in the State of California and has duly complied with all requirements pertaining thereto; and (iv) In good standing and has all necessary powers under the laws of the State of California to own property and in all other respects enter into and perform the undertakings and obligations of this Agreement.
(c) Land Owner further represents and warrants:
(i) That no approvals or consents of any persons are necessary for the execution, delivery or performance of this Agreement by Land Owner, except as have been obtained;
(ii) That the execution and delivery of this Agreement and the performance of the obligations of Land Owner have been duly authorized by all necessary actions and approvals required under any partnership or other agreement for the limited partnership constituting Land Owner;
(iii) That this Agreement is a legal, valid, and binding obligation of Land Owner enforceable in accordance with its terms; (iv) That the execution, delivery, and performance of this Agreement by the Land Owner does not and will not materially conflict with, or constitute a material violation or material breach of, or constitute a default under (a) the partnership agreements of the Land Owner, (b) any law, rule, or regulation binding upon or applicable to the Land Owner, or (c) any material agreements to which Land Owner is a party; (v) That, unless otherwise disclosed in writing to the City prior to the date of Council adoption of this Agreement and except for threats of litigation expressed in public hearings relating to the City Approvals, to the Land Owner's actual knowledge, there is no existing or pending or threatened litigation, suit, action, or proceeding before any court or administrative agency affecting the Land Owner or the Property that would, if adversely determined, materially and adversely affect the Land Owner's ability to perform its obligations under this Agreement or to develop and operate the Project; and 331
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(vi) That Land Owner or any person or entity owning or
operating the Property, has duly obtained and maintained, or will duly obtain and maintain, all licenses, permits, consents, and approvals required by all applicable governmental authorities to develop, sell, lease, own, and operate the Project on the Property.
2.1.3 Relationship of City and Land Owner.
The Parties specifically acknowledge that this Agreement is a contract that has been negotiated and voluntarily entered into by City and Land Owner and that the Land Owner is an independent contracting entity and not an agent or partner of City. The Parties further acknowledge that neither Party is acting as the agent of the other in any respect hereunder and that each Party is an independent contracting entity with respect to the terms, covenants, and conditions contained in this Agreement.
None of the terms or provisions of this Agreement shall be deemed to create a partnership between or among the Parties in the business of Land Owner, the affairs of the City, or otherwise.
City and Land Owner hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained in this Agreement or in any document executed in connection with this Agreement shall be construed as making City and Land Owner joint venturers or partners.
This Agreement does not require the Land Owner or Land Owner's contractors to pay prevailing wages if the Project is not a "public work" apart from any potentially applicable State Labor Code requirements and implementing regulations of the Department of Industrial Relations pertaining to "public works" (collectively, "Prevailing Wage Laws"). The Parties agree and acknowledge that the City makes no representation as to the applicability of Prevailing Wage Laws to the Project, and it is the Land Owner's sole responsibility to determine which, if any, Prevailing Wage Laws apply.
2.2 Description of Property.
The Property which is the subject of this Agreement is described in Exhibit A attached hereto.
2.3 Effective Date.
This Agreement shall become effective upon the effective date of the Enacting Ordinance approving this Agreement (the "Effective Date"), as set forth in Recital H of this Agreement.
2.4 Execution and Recording.
The Land Owner has executed and acknowledged this Agreement. Not later than ten (10) days after the Adoption Date, the City shall execute and acknowledge this Agreement. Not later than ten (10) days after the Effective Date, the City Clerk shall cause recordation of this Agreement with the San Mateo County Recorder against the Property, provided that a referendum applicable to the Enacting Ordinance has not been timely submitted to the City. 332
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2.5 Term.
The term of this Agreement shall commence upon the Effective Date and continue for a period of seven (7) years from the Effective Date (the "Term"), unless the Term is terminated, modified, or extended by the terms of this Agreement. Land Owner may, in its sole discretion exercise up to three (3) one-year extensions of the Term (a “Term Extension”) upon payment of Fifty Thousand Dollars ($50,000) at the time of exercising such extension, which payment(s) shall apply towards the Extension Contribution, as more particularly set forth in Section 3.12.2(a). In no event shall the combined Term and Term Extensions exceed ten (10) years.
2.6 Force Majeure.
2.6.1 Performance by either Party shall not be deemed to be in Default, and the Term shall be extended, where delays are due to: (a) natural disasters that are not caused by, are outside the reasonable control of, and at the time of entering into this Agreement are not known to and cannot be anticipated by the Land Owner, including without limitation floods, earthquakes, and fires; (b) a fire or flood during construction after issuance of a building permit, whether or not the result of a natural disaster, a third party, or negligence by Land Owner or Land Owner's employee, agent or contractor (but not intentional acts or gross misconduct of the Land Owner); and (c) third-party litigation challenging this Agreement, the City Approvals, or the Subsequent Approvals, which delays any activity contemplated herein.
2.6.2 An extension of time for any such cause shall be for the period of the enforced delay, shall commence to run from the time of commencement of the cause, and will be deemed granted if notice by the Party claiming such extension and demonstrating that the delay is caused by an event of Force Majeure, is sent to the other within ten (10) days from the commencement of the cause and such extension of time is not rejected in writing by the other Party within ten (10) days of receipt of the notice. In the event the other Party rejects such notice, the Parties shall meet and confer in good faith for a period of at least 30 calendar days. In no event shall the cumulative period of enforced delay under this Section 2.6 exceed one (1) year.
2.7 Provisions Required by Statute.
The Development Agreement Statute provides, among other things, that a development agreement shall specify the following:
2.7.1 Duration of the Agreement. See Section 2.5 of this Agreement.
2.7.2 Permitted Uses of the Property. See Section 3.1.2 of this Agreement.
2.7.3 Density or Intensity of Uses. See Section 3.1.2 of this Agreement and the City Approvals.
2.7.4 Maximum Height and Size of Proposed Buildings. See Section 3.1.2 of this Agreement and the City Approvals.
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2.7.5 Reservation or Dedication of Land for Public Purposes. See Section 3.1.2 of this Agreement and the City Approvals.
2.7.6 Periodic Review at Least Annually. See Article V of this Agreement.
ARTICLE III
DEVELOPMENT OF THE PROPERTY
3.1 Use of the Property and Applicable Law.
3.1.1 Subject to Agreement.
The Property is hereby made subject to the provisions of this Agreement. All development of, or on, the Property, or any portion thereof, shall be undertaken only in compliance with the provisions of this Agreement and with Applicable Law.
3.1.2 Permitted Uses.
The permitted uses of the Property, the density or intensity of use, the maximum height and size of proposed buildings, and provisions for reservation or dedication of land for public purposes shall be governed by Applicable Law.
3.1.3 Applicable Law.
"Applicable Law" includes the City Approvals, this Agreement, the Subsequent Approvals when approved by the City, and those City ordinances, resolutions, rules, regulations, standards, policies, conditions, and specifications applicable to the Property in effect on the Effective Date, except as otherwise provided in Sections 3.3, 3.5, 3.6, 3.8, and 3.12.
3.2 No Conflicting Enactments.
Except as and to the extent required by state or federal law, and subject to the provisions of this Agreement and Sections 3.3, 3.5, 3.6, 3.8, and 3.12 below, the City shall not impose on the Property any plan, ordinance, resolution, rule, regulation, standard, policy, condition, or specification, including by initiative (each individually, a "City Law"), that has any of the following effects on the rights provided by Applicable Law:
3.2.1 Changes any land use designation or permitted use of the Property from that shown in Applicable Law;
3.2.2 Limits or controls the rate, timing, phasing or sequencing of the approval, development, or construction of all or any part of the Property except as set forth in Applicable Law; or
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3.2.3 Limits or restricts any right specifically granted by the City Approvals, including but not limited to permitted uses and density and intensity of use and maximum height and size of buildings; or
3.2.4 Imposes any requirements for reservation or dedication of land for public purposes except as set forth in Applicable Law.
3.3 Impact Fees.
Land Owner shall pay when due all Impact Fees at the rate in effect on the Effective Date, with an annual adjustment based on the Consumer Price Index for All Urban Consumers for San Francisco-Oakland-San Jose, California and shall not be required to pay any Impact Fee that is effective or enacted after the Effective Date, provided that Land Owner does not request any changes in the City Approvals increasing the use, density, or intensity of development. "Impact Fees" are the monetary amount charged by City in connection with a development project for the purpose of defraying all or a portion of the cost of mitigating the impacts of the development project or development of the public facilities related to the Project, and only includes Park Impact fees, Affordable Housing mitigation fees, Traffic Impact fees, and Public Art Investment In-Lieu fees, which shall be paid upon issuance of building permit(s). For purposes of this Agreement, and in accordance with Recital E, a ”building permit” does not include a demolition permit nor a grading permit.
3.4 Timing of Development.
Land Owner has no obligation to develop or to construct the Project. The timing, sequencing, and phasing of the Project is solely the responsibility of Land Owner in the exercise of its business judgment so long as it is consistent with Applicable Law. In particular, the Parties desire to avoid the result of Pardee Construction Co. v. City of Camarillo (1984) 37 Cal.3d 465, where the failure of the parties therein to consider and expressly provide for the timing of the development resulted in a later adopted initiative restricting the timing of development to prevail over such parties' agreement. The Parties therefore acknowledge that Land Owner shall have the right to develop the Project at such time as Land Owner deems appropriate in the exercise of its business judgment so long as such development is consistent with Applicable Law.
3.5 Reservations of Authority.
Notwithstanding any other provision of this Agreement, and notwithstanding the provisions of Section 3.2, at the time Subsequent Approvals are applied for, the following regulations and provisions shall apply to those Subsequent Approvals:
3.5.1 Processing fees and processing charges of every kind and nature imposed by the City, including application, inspection, and monitoring fees, which are in force and effect within the jurisdiction of the City for the class of Subsequent Approvals being applied for.
3.5.2 All taxes, assessments, and use charges imposed by the City which are in force and effect within the jurisdiction of the City for a broadly based class of taxpayers, land, or 335
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Subsequent Approvals, as applicable, on which they are imposed; except that Impact Fees shall be imposed as provided in Section 3.3.
3.5.3 Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure, which are in force and effect within the jurisdiction of the City for the class of Subsequent Approvals being applied for.
3.5.4 Regulations governing construction standards and specifications including, without limitation, the California Building Standards Codes and local amendments thereto, city grading regulations, and all other uniform construction codes which are in force and effect within the jurisdiction of the City for the class of Subsequent Approvals being applied for.
3.6 Subsequently Enacted Rules and Regulations.
The City may, during the term of this Agreement, apply such newer City Laws that are in force and effect within the jurisdiction of the City for the class of Subsequent Approvals being applied for and which are not in conflict with the terms of this Agreement. The City may also modify the Applicable Law to address a specific, adverse impact upon public health or safety that cannot reasonably be addressed by other means.
3.7 Initiatives and Referenda.
3.7.1 If, during the Term of this Agreement, any City Law is enacted or imposed by a citizen-sponsored initiative or referendum, or by the City Council directly or indirectly in connection with any proposed initiative or referendum, which City Law would conflict with this Agreement, such City Law shall not apply to the Property. The Parties, however, acknowledge that the City's approval of this Agreement is a legislative action subject to referendum.
3.7.2 Without limiting the generality of any of the foregoing, no moratorium imposed by the City affecting subdivision maps, building permits, or other Subsequent Approvals shall apply to the Property during the Term of this Agreement. Land Owner agrees and understands that the City does not have authority or jurisdiction over another public agency's authority to grant a moratorium.
3.7.3 The timing, sequencing, and phasing of development within the Project shall be consistent with those timing, sequencing and phasing provisions specified in this Agreement, the City Approvals, and Applicable Law.
3.7.4 The City shall cooperate with Land Owner and shall undertake such actions as may be necessary to ensure this Agreement remains in full force and effect and that no conflicting enactments are imposed on the Property, except as otherwise authorized by this Agreement.
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3.8.1 During the Term, Land Owner, at no cost to City, shall comply with lawful requirements of, and obtain all permits and approvals required by other local, regional, state and federal agencies having jurisdiction over Land Owner's activities in furtherance of this Agreement.
Land Owner shall pay all required fees when due to federal, state, regional, or other local governmental agencies other than the City and acknowledges that City does not control the amount of any such fees.
3.8.2 City shall cooperate with Land Owner in Land Owner's effort to obtain permits and approvals from federal, state, regional, and other local governmental agencies, provided that same does not impose any costs on or require the City to incur any costs without compensation or reimbursement, or require the City to amend any of the City's policies, regulations, or ordinances.
3.8.3 As provided in California Government Code Section 65869.5, this Agreement shall not preclude the application to the Property of changes in state or federal laws, regulations, plans, or policies, and the City may enforce changes in local laws, regulations, plans or policies that are specifically mandated by changes in state or federal laws, regulations, plans or policies or required to prevent the City from incurring liabilities or other costs resulting from such changes. In the event changes in the state or federal laws prevent or preclude compliance with one or more provisions of this Agreement, this Agreement shall be modified as may be necessary to comply with such state or federal laws or regulations. The Parties shall meet and confer in good faith in order to determine whether such provisions of this Agreement shall be modified as may be necessary to comply with changes in the law, and City and Land Owner shall agree to such action as may be reasonably required. It is the intent of the Parties that any such modification be limited to that which is necessary and to preserve to the extent possible the original intent of the Parties in entering into this Agreement. This Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations. Nothing in this Agreement shall preclude the City or Land Owner from contesting by any available means (including administrative or judicial proceedings) the applicability to the Property of any such state or federal laws or regulations.
3.8.4 To the extent that any actions of federal or state agencies (or actions of other governmental agencies, including City, required by federal or state agencies, or actions of City taken in good faith to the extent necessary to prevent the City from incurring liability as a result of failure to comply with actions of federal, state or other governmental agencies) have the effect of preventing, delaying, or modifying development of the Property or any portion thereof, City shall not in any manner be liable for any such prevention, delay, or modification. Such actions include, but are not limited to, flood plain or wetlands or endangered species designations and actions of City or other governmental agencies as a result; the imposition of air quality or transportation measures or sanctions and actions of City or other governmental agencies as a result; or changes to CEQA and actions of City or other governmental agencies as a result. As a condition to being able to proceed with development, Land Owner may be required, at its cost, to participate in such regional or local programs and to be subject to such development restrictions as may be necessary or appropriate by reason of actions of federal, state or other governmental agencies (or action of City taken in order to prevent adverse impacts upon City by actions of federal, state, or other governmental agencies).
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3.9 City's Police Power.
The Parties acknowledge this Agreement constitutes a lawful limitation on the City's police power. The Parties further acknowledge and agree that the limitations, reservations, and exceptions contained in this Agreement are intended to reserve to the City that part of its police power which are not otherwise addressed in this Agreement, and this Agreement shall be construed to reserve to the City those parts of its police powers which cannot be restricted by contract. Subject to the limitations specified in this Agreement, the City intends that rules, regulations, official policies, standards and specifications of City applicable to the development of the Project shall be the Applicable Law.
3.10 Subsequent Development Approvals for the Property.
3.10.1 Applications for Subsequent Approvals are anticipated to be submitted to the City by the Land Owner. Applications for Subsequent Approvals shall be processed diligently in good faith by the City and considered in a manner consistent with the rights granted by this Agreement and Applicable Law.
3.10.2 Nothing herein shall limit the ability of the City to require the necessary reports, analyses, or studies to assist in determining whether the requested Subsequent Approval is consistent with Applicable Law and this Agreement. City's review of the Subsequent Approvals shall be consistent with this Agreement, including without limitation Section 3.2 of this Agreement. To the extent that is consistent with CEQA, as determined by the City in its reasonable discretion, City shall utilize the Environmental Impact Report as described in Recital D to review the environmental effects of the Subsequent Approvals.
3.10.3 Notwithstanding the above, as required by Government Code Section 65867.5, any and all tentative maps prepared for a subdivision of the Property shall comply with the provisions of Government Code Section 66473.7, if applicable.
3.11 Life of City Approvals and Subsequent Approvals.
If any City Approval or Subsequent Approval shall expire during the Term of this Agreement, Land Owner shall retain all vested rights contained in this Agreement and shall be entitled to re-approval of the City Approval or Subsequent Approval consistent with Applicable Law for the Term of this Agreement.
3.12 Land Owner Obligations and Public Benefits.
As a material consideration for the long term assurances, vested rights, and other City obligations provided by this Agreement and as a material inducement to City to enter into this Agreement, Land Owner has offered and agreed to provide the public benefits to the City listed in this Section 3.12 and has further agreed to comply with all of its obligations under this Agreement, including in particular the obligations set forth in this Section 3.12.
3.12.1 Compliance with Agreement and Applicable Law. In addition to any other obligations of Land Owner set forth herein, in consideration of City entering into this Agreement, 338
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Land Owner has agreed that if Land Owner commences development of the Property and proceeds to develop the Property, such development shall be in conformance with all of the terms, covenants, and requirements of this Agreement and Applicable Law and Land Owner shall perform those specific obligations and provide those specific contributions identified in the conditions of approval and exhibits to the City Approvals. Land Owner shall pay when due all fees and costs which are imposed on all or any portion of the Property, whether imposed by City or other agencies, as provided in this Article III.
3.12.2 Public Benefits. In addition to the other benefits identified in Section 3.12, the Project will provide public benefits set forth below. (a) Land Owner shall contribute to the City Six Million Three Hundred Thousand Dollars ($6,300,000) (the “Contribution”), which shall be paid upon issuance of the first building permit for the Project. In the event Land Owner exercises a first, second or third Term Extension for years 8-10, as set forth in Section 2.5, the total Contribution amount shall increase to Seven Million Dollars ($7,000,000) (the “Extension Contribution”). The Extension Contribution, minus any payments made upon exercise of a Term Extension pursuant to Section
2.5, shall be paid upon issuance of the first building permit for the Project. The City has the discretion to use such Contribution or Extension Contribution as it deems desirable or beneficial to the City and to further the City Council’s priorities. Further, if Land Owner ceases to continue the plan check permit process at any time during a six-month period from the prior plan check submission, then the Extension Contribution shall apply. (b) The Project shall comply with the Belmont City Code Chapter 17, Article V (the “Public Art Ordinance”), which requires the payment of one percent (1%) of the building development costs, as defined in the Public Art Ordinance (the “Public Art Investment”).
Land Owner agrees to provide a minimum of fifty percent (50%) of the Public Art Investment as an in lieu payment, which shall be paid at the issuance of the first building permit for the Project, for use by the City on public art projects in the City. The remainder of the Public Art Investment shall be on the Property in compliance with the provisions of the Public Art Ordinance and the design, location, and timing of installation must be approved by the City. (c) Land Owner shall construct and complete outdoor public amenities and public access improvements, as identified in the City Approvals, and including a public access trail along the shoreline, a sports court, fitness nodes, six (6) public parking spaces, and ten (10) bicycle parking spaces. All such outdoor public amenities must be constructed and completed prior to the issuance of the first certificate of occupancy for any building within the Project. Land Owner shall ensure that the outdoor public amenities and public access improvements are accessible to the public during daylight hours. Land Owner shall be responsible for the long term maintenance of all outdoor public amenities and public access improvements. (d) Land Owner agrees to use a general contractor to construct the Project that is a union signatory general contractor. Such contractor shall make commercially reasonable efforts to ensure at least thirty percent (30%) of the workforce constructing the Project are residents of San Mateo County and shall make commercially reasonable efforts to participate in apprenticeship programs approved by the California Department of Industrial Relations Chief of Division of Apprenticeship Standards. Land Owner shall provide report to the City prior to the 339
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start of construction and every six (6) months during construction on its compliance with the requirements of this subsection 3.12.2.(d).
3.12.3 Waiver of Vesting Statutes. As a material consideration for the long term assurances, vested rights, and other City obligations provided by this Agreement and as a material inducement to City to enter into this Agreement, Land Owner further agrees that, as long as this Agreement is in effect, the provisions of this Agreement shall govern and control the City Law to be applied to this development of the Property over any contrary or inconsistent provisions of Section 66498.1 et seq. of the Government Code or any other statute which purports to provide vested rights ("Vesting Statutes"). Land Owner waives the benefits of any Vesting Statute, unless consistent with the provisions of this Agreement. Notwithstanding anything to the contrary in this Section, the Parties acknowledge and agree that this Agreement vests Land Owner's rights to develop the Project in accordance with the terms of this Agreement and the provisions of state and local law concerning development agreements.
3.13 Mutual Obligations of the Parties.
City has agreed to provide Land Owner with the long term assurances, vested rights, and other City obligations described in this Agreement, including in particular those obligations described in this Article III, in consideration for the Land Owner obligations contained in this Agreement, including in particular those Land Owner obligations described in this Article III.
Land Owner has agreed to provide City with the Land Owner obligations contained in this Agreement, including in particular those Land Owner obligations described in this Article III, in consideration for the City obligations described in this Agreement, including in particular those obligations described in this Article III. To ensure that the understanding of the Parties and mutual consideration remain effective, should either Party bring any administrative, legal, or equitable action or other proceeding to set aside or otherwise make ineffective any of the City or Land Owner obligations described in this Agreement, this Agreement may be terminated by the Party against whom the proceeding is brought at that Party's sole discretion.
ARTICLE IV
AMENDMENT, CANCELLATION, AND TERMINATION OF AGREEMENT
4.1 Amendment or Cancellation Procedure.
The Parties may mutually agree to amend or cancel this Agreement in whole or in part. As required by Belmont Zoning Ordinance Section 28.10, any amendment to or cancellation of this Agreement may be made only if the City follows the same procedures prescribed by Government Code 65864 et seq. and those procedures prescribed in Section 28 of the Belmont Zoning Ordinance (Ordinance No. 360 as amended) for entering into a new development agreement, including but not limited to public hearings before the Belmont Planning Commission and City Council and adoption of the amendment or cancellation by ordinance.
4.2 Requirement for a Writing.
No amendment to or cancellation of this Agreement or any provision of this Agreement shall be effective for any purpose unless adopted in accordance with the procedures prescribed in 340
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Belmont Zoning Ordinance Section 28 and specifically set forth in a writing that refers expressly to this Agreement and is signed by duly authorized representatives of the Parties. The City Clerk shall record an appropriate notice of any amendment or cancellation with the San Mateo County Recorder not later than ten (10) days after the effective date of the action effecting such amendment or cancellation, accompanied by a legal description of the Property.
4.3 Amendments to Development Agreement Legislation.
This Agreement has been entered into in reliance upon the provisions of the Development Agreement Statute, as those provisions existed at the date of execution of this Agreement. No amendment or addition to the Development Agreement Statute which would materially affect the interpretation or enforceability of this Agreement shall be applicable to this Agreement unless such amendment or addition is specifically required by the California State Legislature, or is mandated by a court of competent jurisdiction. If such amendment or change is permissive (as opposed to mandatory), this Agreement shall not be affected unless the Parties mutually agree in writing, after following the procedures in Section 4.1, to amend this Agreement to permit such applicability.
4.4 Amendment of City Approvals.
To the extent permitted by local, state, and federal law, any City Approval may, from time to time, be amended or modified by submittal of an application from the Land Owner and following the procedures for such amendment or modification contained in the Belmont Municipal Code. Upon any approval of such an amendment or modification, the amendment or modification to the City Approval shall automatically be deemed to be incorporated into the Applicable Law without any further requirement to amend this Agreement.
4.5 Effect of Termination on Land Owner's Rights and Obligations.
4.5.1 Notwithstanding any other provision to the contrary, should the Land Owner or its successor seek to develop the Project, termination or cancellation of this Agreement or termination of the rights of Land Owner as to the entire Property, or any part the Property, shall not affect any requirement to comply with the City Approvals, the terms and conditions of any other Subsequent Approval, nor any payments then due and owing to City, nor shall it affect the covenants of Land Owner specified in Section 4.5.2 below to continue after the termination or cancellation of this Agreement. Land Owner understands and agrees that the City Approvals may be substantially modified in light of the circumstances resulting from the termination or cancellation of this Agreement or Land Owner's rights under this Agreement, and Land Owner shall have no rights to challenge such a modification by reason of this Agreement other than the rights, if any, Land Owner would have in the absence of this Agreement.
4.5.2 Notwithstanding anything in this Agreement to the contrary, the following provisions of this Agreement shall survive and remain in effect following termination or cancellation of this Agreement for so long as necessary to give them full force and effect with respect to claims or rights of City arising prior to termination or cancellation:
(a) Section 3.12 (Land Owner Obligations), to the extent such obligations have not been met upon termination or cancellation; 341
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(b) Section 4.5.1 (Land Owner's obligations upon termination or cancellation);
(c) Section 6.2 (Remedies; limitation on damages and exceptions thereto; accrued obligations);
(d) Section 10.2 (Indemnification); and
(e) Section 12.1.1 (Indemnification – Third Party Challenge).
ARTICLE V
ANNUAL REVIEW
5.1 Time of Review.
To determine Land Owner's good faith compliance with this Agreement, and in compliance with Belmont Zoning Ordinance Section 28.12, the City shall review this Agreement and all actions taken with respect to the development of the Property at least every twelve months from the Effective Date, commencing on the first anniversary of the Effective Date. The date for the annual review may be modified by agreement between the Parties, so long as the review occurs at least every twelve months, or the City may elect to initiate a review at any time.
5.2 Required Information from Land Owner.
It is the Land Owner's responsibility to apply in a timely fashion for the annual review by submitting a written request to the Community Development Director, including a completed Annual Review Form in the form provided in Exhibit B (the "Annual Review Form") and the required fee no more than sixty (60) and no less than thirty (30) days prior to the review date. The burden of proof, by substantial evidence, of good faith compliance shall be upon Land Owner.
Land Owner shall provide the evidence reasonably determined necessary by the Community Development Director to demonstrate good faith compliance with the provisions of this Agreement. Land Owner shall provide detailed evidence of (i) any Subsequent Approvals which have been issued or for which application has been made; (ii) any development or construction activity which has commenced or has been completed since the recording date or the date of the preceding annual review; (iii) Land Owner's compliance with the each obligation under this Agreement, including but not limited to the provisions of Section 3.12; and (iv) other information reasonably requested by the Community Development Director to determine compliance. The Community Development Director may conduct the annual review notwithstanding Land Owner's failure to submit the written request. Failure to submit the written request or to list or describe compliance with an obligation is substantial evidence that the Land Owner has not complied in good faith with the obligation and the provisions of this Agreement. Costs reasonably incurred by the City in connection with the annual review and any related hearings shall be paid by Land Owner in accordance with the City's schedule of fees in effect at the time of review.
5.3 Determination of Good Faith Compliance.
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If the Community Development Director reasonably determines in writing that, based upon substantial evidence, Land Owner has complied in good faith with the terms and conditions of this Agreement, the annual review shall be concluded. If the Land Owner fails to submit a timely periodic review application or the Community Development Director reasonably finds that, based upon substantial evidence, Land Owner has not complied in good faith with the terms and conditions of this Agreement, the Community Development Director shall prepare a written notice describing the failure to comply and notify the Land Owner as required by Section 11.1 and any other person who has requested notice concerning this Agreement. If Land Owner fails to demonstrate compliance to the Community Development Director's satisfaction within 30 days from the date of the notice, the Community Development Director shall forward the matter to the City Council with his or her recommendation.
If the City Council reasonably determines, based upon substantial evidence that Land Owner has complied in good faith with the terms and conditions of this Agreement, the annual review shall be concluded. If, however, the City Council reasonably determines, based upon substantial evidence, that Land Owner has not complied in good faith with the terms and conditions of this Agreement, the City Council may terminate or modify this Agreement as authorized by Government Code Section 65865.1 after complying with the provisions of this Agreement and the notice and hearing procedures contained in Belmont Zoning Ordinance Section 28 or successor provision.
5.4 No Waiver.
Failure of City to timely conduct an annual review shall not constitute a waiver by City of its right to do so at a later date nor a waiver of its rights to otherwise enforce the provisions of this Agreement, nor shall Land Owner have or assert any defense to such enforcement by reason of any failure to conduct an annual review. City does not waive any claim of defect or Default by Land Owner if, following periodic review as required by this Article V, City does not propose to modify or terminate this Agreement. City's failure to timely complete an annual review shall not constitute nor be asserted as a Default by Land Owner.
5.5 Reservation of Rights.
The rights and powers of the City Council under this Article V are in addition to, and shall not limit, the rights of the City to reasonably terminate or take other reasonable action under this Agreement on account of an event of Default by Land Owner.
ARTICLE VI
DEFAULT, REMEDIES, AND TERMINATION
6.1 Default.
A Party's violation of any material term of this Agreement or failure by any Party to perform any material obligation of this Agreement shall constitute a default ("Default"). While Land Owner is in Default under this Agreement, City shall not be obligated to issue any permit or grant any Subsequent Approval until Land Owner cures the Default. 343
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6.2 Remedies for Default.
City and Land Owner acknowledge that the purpose of this Agreement is to carry out the Parties' objectives as set forth in the Recitals. City and Land Owner agree that to determine a sum of money which would adequately compensate either Party for choices they have made which would be foreclosed should the Property not be developed as contemplated by this Agreement is not possible and that damages would not be an adequate remedy. Therefore, City and Land Owner agree that in the event of a breach of this Agreement, the only remedies available to the nonbreaching Party shall be: (a) suits for specific performance to remedy a specific breach, (b) suits for declaratory or injunctive relief, (c) suits for mandamus under Code of Civil Procedure Section 1085, or special writs, and (d) termination or cancellation of this Agreement or, at the option of City in the event of breach by Land Owner, termination of the rights of Land Owner under this Agreement. Monetary damages shall not be awarded to either Party. This exclusion on damages is limited to a breach of this Agreement and shall not preclude actions by a Party to enforce payments of monies due or the performance of obligations requiring the expenditures of money under the terms of Section 3.12 of this Agreement. All of these remedies shall be cumulative and not exclusive of one another, and the exercise of any one or more of these remedies shall not constitute a waiver or election with respect to any other available remedy. Land Owner expressly agrees that the City, any City agencies and their respective elected and appointed councils, boards, commissions, officers, agents, employees, volunteers, and representatives (collectively, for the purposes of this Section 6.2, "City") shall not be liable for any monetary damage for a Default by the City or any claims against City arising out of this Agreement. Land Owner hereby expressly waives any such monetary damages against the City. Any legal action by a Party alleging a Default must be filed within ninety (90) days from date of Declaration of Default after following the procedures in Sections 6.3, 6.4, and 6.5, as applicable.
6.3 Notice and Procedure Regarding Defaults.
Before initiating any action for relief specified in Section 6.2 for an alleged breach of this Agreement, the Party claiming breach (the "Complaining Party") must deliver to the other Party (the "Defaulting Party") a written notice of breach (the "Notice of Default"). The Notice of Default must specify the reasons for the allegation of Default with reasonable particularity. Within thirty (30) days the Defaulting Party must either: (a) use good faith efforts to cure the breach or, if such cure is of the nature to take longer than 30 days, to follow the procedures specified in Section 6.4 below, or (b) if in the determination of the Defaulting Party, the event does not constitute a breach of this Agreement, the Defaulting Party, within thirty (30) days of receipt of the Notice of Default, must deliver to the Complaining Party a notice which sets forth with reasonable particularity the reasons that a Default has not occurred. Failure to respond within the thirty (30)-day period may not be deemed an admission of the Default, but the Complaining Party may proceed to pursue its remedies under this Article VI. After conclusion of the thirty (30)-day period, the Complaining Party may declare a Default by providing written notice to the Defaulting Party (the "Declaration of Default"), subject to the provisions of Section 6.4, and may proceed to pursue its remedies under this Article VI.
6.4 Mutual Agreement for Cure of Certain Defaults.
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If the Defaulting Party believes that the Default cannot practically be cured within the thirty (30)-day period, the Defaulting Party is not in Default provided that: (a) the cure is commenced during the thirty (30)-day period after receipt of the Notice of Default; (b) within the thirty (30)- day period, the Defaulting Party provides a schedule to the Complaining Party for cure of the Default, subject to the reasonable approval of the Complaining Party; and (c) the cure is completed in accordance with the schedule agreed to by the Parties, or such additional time as agreed by the Complaining Party. If the Parties cannot mutually agree on a schedule for cure of the Default, at the conclusion of the initial thirty (30)-day period, the Complaining Party may issue a Declaration of Default and proceed to pursue its remedies under this Article VI.
6.5 Alternative Procedure Regarding Defaults; Annual Review.
If the City Council determines, at the conclusion of the annual review undertaken as required by Article V, that Land Owner has not complied in good faith with the terms of this Agreement, then the determination constitutes a Declaration of Default, and City may proceed to pursue any remedies under this Article VI in addition to those remedies available under Article V.
6.6 Failure to Assert; No Waiver.
Any failures or delays by a Complaining Party in asserting any of its rights and remedies as to any Default shall not operate as a waiver of any Default or of any such rights or remedies.
Delays by a Complaining Party in asserting any of its rights and remedies, irrespective of the length of the delay, shall not deprive the Complaining Party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert, or enforce any such rights or remedies, nor constitute a waiver of such Party's right to demand strict compliance by such other Party in the future. No waiver by a Party of a Default shall be effective or binding upon such Party unless made in writing by such Party, and no such waiver shall be implied from any omission by a Party to take any action with respect to such Default.
ARTICLE VII
ESTOPPEL CERTIFICATE
Either Party may request an estoppel certificate at the time of the annual compliance review, or within sixty (60) days of the annual compliance review. Either Party may, additionally, request an estoppel certificate at any other time by delivering written notice to the other Party, along with a complete periodic review application, including the required fee, as described in Section 5.2, requesting the other Party to certify in writing that, to the knowledge of that Party, (a) this Agreement is in full force and effect and is a binding obligation of the Parties, (b) this Agreement has not been amended or modified or, if so amended or modified, identifying the amendments or modifications, and (c) the requesting Party is not in Default in the performance of its obligations under this Agreement, or if in Default, to describe the nature of any Defaults. If this request is made by Land Owner, Land Owner shall pay any required fees in place at the time of request. The Party who receives the request shall execute and return the estoppel certificate within thirty (30) days following receipt of the request and items identified in Section 5.2, if required. The City Manager shall be authorized to execute any certificate requested by Land 345
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Owner. Land Owner and City acknowledge that a certificate hereunder may be relied upon by transferees and Mortgagees.
ARTICLE VIII
TRANSFERS, ASSIGNMENTS
8.1 Covenants Running with the Land.
Except as otherwise more specifically provided in Section 8.2 below, this Agreement and all of its provisions, rights, powers, standards, terms, covenants and obligations, shall be binding upon the Parties and their respective successors (by merger, consolidation, or otherwise) and assigns, and all other persons or entities acquiring the Property, or any interest therein, and shall inure to the benefit of the Parties and their respective successors and assigns, as provided in Government Code Section 65868.5.
8.2 Right to Assign; Assignment Agreement.
8.2.1 Subject to the provisions of this Agreement, Land Owner shall have the right to freely transfer ownership of the Property without the consent of the City (a "Transfer").
Subject to the conditions in this Section 8.2, in connection with any Transfer, Land Owner may also assign all of its rights and obligations under this Agreement (an "Assignment") to any third party to whom a Transfer is made (each a "Transferee").
8.2.2 In connection with any Assignment by Land Owner, Land Owner and the Transferee shall enter into a written assignment and assumption agreement in the form attached as Exhibit C (the "Assignment Agreement").
8.2.3 Land Owner shall notify the City in writing at least ten business (10) days prior to any Assignment and concurrently with the Assignment shall provide the City with an executed copy of the Assignment Agreement. The City's consent shall not be required for an Assignment.
8.2.4 No Assignment shall effect a release of Land Owner from its obligations under this Agreement unless the following conditions are satisfied: (a) Land Owner has complied with the terms of Section 8.2.3; and (b) Land Owner has not received a Notice of Default under this Agreement that remains uncured as of the effective date of the Assignment. Land Owner may request a Determination of Compliance from the City in the form attached as Exhibit D to confirm that Land Owner is not in default under this Agreement. If conditions (a) and (b) are satisfied, then Land Owner shall be free from any further liability or obligation under this Agreement with respect to those obligations assumed under the Assignment Agreement.
8.3 Successive Assignment.
In the event there is more than one Assignment under the provisions of this Article VIII, the provisions of this Article VIII shall apply to each successive Assignment and Transferee.
8.4 Excluded Transfers.
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No lease of commercial space or grant or dedication of easements ("Excluded Transfers") shall require execution of an Assignment Agreement.
ARTICLE IX
MORTGAGEE PROTECTION
9.1 Mortgage Protection.
This Agreement shall be superior and senior to any lien placed upon the Property or any portion of the Property after the date of recording of this Agreement, including the lien of any deed of trust or mortgage ("Mortgage"). Notwithstanding the foregoing, no breach of this Agreement shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good faith and for value, but all of the terms and conditions contained in this Agreement (including but not limited to City's remedies to terminate the rights of Land Owner (and its successors and assigns) under this Agreement, to terminate this Agreement, and to seek other relief as provided in this Agreement) shall be binding upon and effective against any person or entity, including any deed of trust beneficiary or mortgagee ("Mortgagee") who acquires title to the Property, or any portion thereof, by foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise.
9.2 Mortgagee Not Obligated.
Notwithstanding the provisions of Section 9.1 above, no Mortgagee shall have any obligation or duty under this Agreement to construct or complete the construction of improvements on the Property, or to guarantee such construction or completion; provided, however, that a Mortgagee shall not be entitled to devote the Property to any uses or to construct any improvements on the Property other than those uses or improvements provided for or authorized by this Agreement, or otherwise under Applicable Law.
9.3 Notice of Default to Mortgagee.
If City receives a written notice from a Mortgagee, Land Owner or any approved assignee requesting a copy of any Notice of Default given Land Owner or any approved or permitted assignee and specifying the address for service, then City shall deliver to the Mortgagee at Mortgagee's cost (or Land Owner's cost), concurrently with service to Land Owner, any notice given to Land Owner with respect to any claim by City the Land Owner is in Default under this Agreement, and if City issues a Declaration of Default, City shall if so requested by the Mortgagee likewise serve at Mortgagee's cost (or Land Owner's cost) notice on the Mortgagee concurrently with service on Land Owner. Each Mortgagee shall have the right during the same period available to Land Owner to cure or remedy, or to commence to cure or remedy, the event of Default claimed in the Notice of Default or Declaration of Default.
9.4 No Supersedure.
Nothing in this Article IX shall be deemed to supersede or release a Mortgagee or modify a Mortgagee's obligations under any subdivision improvement agreement or other obligation incurred with respect to the Property outside this Agreement, nor shall any provision of this Article IX constitute an obligation of City to the Mortgagee, except as to the notice requirements of Section 9.3.
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ARTICLE X
INDEMNIFICATION
10.1 No Duty of City; Hold Harmless.
It is specifically understood and agreed by the Parties that the Project contemplated by this Agreement is a private development, that City has no interest in or responsibility for or duty to third persons concerning any of said improvements, and that Land Owner shall have full power over and exclusive control of the Property subject only to the limitations and obligations of Land Owner under this Agreement.
10.2 Indemnification.
Land Owner hereby agrees to and shall indemnify, defend, and hold harmless City, any City agencies and their respective elected and appointed councils, boards, commissions, officers, agents, employees, volunteers, and representatives (collectively, for the purposes of this Section
10.2, "City") from any and all loss, liability, fines, penalties, forfeitures, costs, and damages (whether in contract, tort, or strict liability, including but not limited to personal injury, death at any time, and property damage) and from any and all third party claims, demands, and actions in law or equity (including attorneys' fees and litigation expenses) directly or indirectly arising or alleged to have arisen out of or in any way related to: (a) the approval of this Agreement or the City Approvals; (b) any development or use of the Property under this Agreement or the City Approvals; and (c) any actions or inactions by the Land Owner or its contractors, subcontractors, agents, or employees in connection with the construction or improvement of the Property and the Project; excepting to the extent arising from the intentional acts or willful misconduct of City, its elected and appointed representatives, officers, agents, employees, contractors or subcontractors.
This indemnification and hold harmless agreement applies to all damages and claims for damages suffered or alleged to have been suffered by reason of the operations referred to in this Section 10.2, regardless of whether or not City prepared, supplied, or approved plans or specifications for the Property, but does not apply to damages and claims for damages caused by City with respect to public improvements and facilities after City has accepted responsibility for them.
ARTICLE XI
NOTICES
11.1 Notices.
Notices, demands, correspondence and communications between City and Land Owner shall be sufficiently given if: (a) personally delivered; (b) dispatched by next day delivery by a reputable carrier such as Federal Express or DHL to the offices of City and Land Owner indicated below, provided that a receipt for delivery is provided; or (c) sent by registered or certified mail, or express mail, return receipt requested, with postage prepaid. 348
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City:
City Manager
City of Belmont
One Twin Pines Lane
Belmont, California 94002
With copy to:
City Attorney
City of Belmont
One Twin Pines Lane
Belmont, California 94002
Land Owner:
1 Shoreway Owner, LLC
c/o FCP Management Inc
345 S. San Antonio Rd.
Los Altos, CA 94022
With a copy to:
Mindie S. Romanowsky
Jorgenson, Siegel, et al
1100 Alma Street, Suite 210
Menlo Park, CA. 94025
Any Party may change its mailing address at any time by giving written notice of such change to the other Party in the manner provided herein at least then (10) days prior to the date such change is effective. All notices under this Agreement shall be deemed given and received on the earlier of the date personal delivery is made or on the delivery date or attempted delivery date shown on the return receipt or air bill.
ARTICLE XII
MISCELLANEOUS
12.1 Third-Party Legal Challenge.
In the event of any legal action, claim, or proceeding instituted by a third party or other governmental entity or official challenging the validity of any provision of this Agreement, the City Approvals, or the Subsequent Approvals ("Third Party Challenge"), the responsibilities of the Parties shall be as follows.
12.1.1 Indemnification.
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The Land Owner shall bear its own costs of defense as a real party in interest in any Third Party Challenge, and the Land Owner shall reimburse City for all costs (including court costs and expenses) and attorneys' fees incurred by City in defense of such action or other proceeding. In its sole discretion, City may tender its defense of such action to Land Owner or defend the action itself. Upon a tender of defense to Land Owner by City, Land Owner shall defend through counsel approved by City, which approval shall not be unreasonably withheld, and Land Owner shall bear all attorneys' fees and costs from the date of tender. Under no circumstances shall Land Owner be required to pay or perform any settlement arising out of a Third Party Challenge unless the settlement is expressly approved by Land Owner.
12.1.2 City Cooperation.
The City shall promptly notify the Land Owner of any Third Party Challenge and shall cooperate fully in the defense of the Third Party Challenge.
12.1.3 Invalidity.
If any part of this Agreement is held by a court of competent jurisdiction to be invalid or unlawful as the result of a Third Party Challenge, the Parties shall use their best efforts to cure any inadequacies or deficiencies identified by the court in a manner consistent with the express and implied intent of this Agreement, and then to adopt or re-enact such part of this Agreement as necessary or desirable to permit implementation of this Agreement.
12.2 Bankruptcy.
The obligations of this Agreement shall not be dischargeable in bankruptcy.
12.3 Applicable Law/Venue.
This Agreement shall be construed and enforced in accordance with the laws of the State of California. Any legal actions under this Agreement shall be brought only in the Superior Court of the County of San Mateo, State of California.
12.4 Reimbursement of Development Agreement Costs and Fees.
Land Owner shall reimburse City for all its reasonable and actual costs, fees, and expenses incurred in drafting, reviewing, revising, and processing this Agreement, including, but not limited to, recording fees, ordinance publication fees, staff time in preparing staff reports, and staff time, including legal counsel and special counsel fees, for preparation and review of this Agreement and changes requested by Land Owner.
12.5 Further Assurances.
Each Party covenants, on behalf of itself and its successors, heirs, and assigns, to take all actions and do all things, and to execute, with acknowledgment or affidavit if required, any and all documents and writings that may be necessary or proper to achieve the purposes and objectives of this Agreement.
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12.6 Severability.
Except as otherwise provided herein, if any provision of this Agreement, or the application of this Agreement to any person or entity, be held invalid or unenforceable, the remainder of this Agreement, or its application to persons or entities, shall not be affected except as necessarily required by the determination of invalidity, and each term of this Agreement shall be valid and enforced to the fullest extent permitted by law unless amended or modified by mutual consent of the Parties, except if the effect of such a determination of invalidity is to deprive a Party of an essential benefit of its bargain under this Agreement, then the Party so deprived shall have the option to terminate this entire Agreement based on such determination.
12.7 Nondiscrimination.
Land Owner covenants by and for itself and any successors in interest that there shall be no discrimination against or segregation of any person or group of persons on account of race, color, creed, religion, sex, marital status, ancestry, or national origin in the development of the Property in furtherance of this Agreement. The foregoing covenant shall run with the land.
12.8 Land Owner Right to Rebuild.
City agrees that Land Owner may renovate or rebuild a development located on the Property within the Term of this Agreement should it become necessary due to natural disaster, including but not limited to fire, flood, or earthquake. Any such renovation or rebuilding shall comply with the Applicable Law and this Agreement.
12.9 Nexus/Reasonable Relationship Waiver.
Land Owner consents to, and waives any rights it may have now or in the future, to challenge with respect to the Project or the City Approvals or Subsequent Approvals, the legal validity of, the conditions, requirements, policies, or programs required by this Agreement or the Applicable Law, including, without limitation, any claim that they constitute an abuse of police power, violate substantive due process, deny equal protection of the laws, effect a taking of property without payment of just compensation, or impose an unlawful tax.
12.10 Headings.
Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants, or conditions of this Agreement.
12.11 Agreement is Entire Understanding.
This Agreement is executed in one original, which constitutes the entire understanding and agreement of the Parties with respect to the subject matter hereof. Except as otherwise specified in this Agreement, any prior correspondence, memoranda, agreements, warranties, or representations are superseded in total by this Agreement.
12.12 Interpretation.
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Each Party to this Agreement has had an opportunity to review the Agreement, confer with legal counsel regarding the meaning of the Agreement, and negotiate revisions to the Agreement.
Accordingly, neither Party shall rely upon Civil Code Section 1654 in order to interpret any uncertainty in the meaning of the Agreement.
12.13 Recordation of Termination.
Upon termination of this Agreement or expiration of the Term, a written statement acknowledging such termination shall be executed by Land Owner and City and shall be recorded by City in the Official Records of San Mateo County, California.
12.14 Signature Pages; Execution in Counterparts.
For convenience, the signatures of the Parties to this Agreement may be executed and acknowledged on separate pages in counterparts which, when attached to this Agreement, shall constitute this as one complete Agreement.
[Signatures on the Following Page]
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IN WITNESS HEREOF, the Parties have executed this Agreement as of the Effective Date.
CITY OF BELMONT,
a municipal corporation
By: ____________________________
Afshin Oskoui, City Manager
Dated: ____________________________
1 SHOREWAY OWNER, LLC, a Delaware
limited liability company
By: ____________________________
By: ____________________________
Dated: ____________________________
ATTEST:
By: ____________________________
Jozi Plut, City Clerk
Dated: ____________________________
APPROVED AS TO FORM:
By: ____________________________
Scott Rennie, City Attorney
Dated: ____________________________
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of ______________________ )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of ______________________ )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
Real property in the City of Belmont, County of San Mateo, State of California, described as follows:
PARCEL ONE:
BEGINNING AT THE MOST EASTERLY CORNER OF THAT CERTAIN 1.498 ACRE
PARCEL DESCRIBED IN DEED FROM CALIFORNIA PACIFIC TITLE AND TRUST
COMPANY, FORMERLY CALIFORNIA PACIFIC TITLE INSURANCE COMPANY, A
CORPORATION TO PACIFIC GAS AND ELECTRIC COMPANY, A CORPORATION, DATED AUGUST 13, 1937 AND RECORDED AUGUST 13, 1937 IN BOOK 745 OFFICIAL RECORDS OF SAN MATEO COUNTY PAGE 500; THENCE ALONG THE NORTHEASTERLY AND NORTHWESTERLY BOUNDARY LINES OF SAID 1.498 ACRE PARCEL, NORTH 42° 00' WEST 250.00 FEET AND SOUTH 43° 01' WEST 311.18 FEET TO THE MOST WESTERLY CORNER OF SAID 1.498 ACRE PARCEL; THENCE
CONTINUING ALONG THE SOUTHWESTERLY PROLONGATION TO THE LAST MENTIONED NORTHWESTERLY LINE, SOUTH 43° 01' WEST 78.78 FEET, MORE OR LESS, TO THE NORTHEASTERLY LINE OF THAT CERTAIN 0.451 ACRE
PARCEL DESCRIBED IN DEED TO THE STATE OF CALIFORNIA, RECORDED FEBRUARY 18, 1955 IN BOOK 2745 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 534 (27340-M); THENCE ALONG THE NORTHEASTERLY BOUNDARY OF SAID 0.451 ACRE PARCEL, NORTH 38° 32' 30" WEST 465.41 FEET TO THE SOUTHEASTERLY LINE OF THAT CERTAIN STRIP OF LAND 60 FEET WIDE
DESCRIBED IN DEED FROM HARBOR DEVELOPMENT CORPORATION, A
CORPORATION, TO SAN MATEO COUNTY SCAVENGER COMPANY, A
CORPORATION, DATED AUGUST 30, 1948 AND RECORDED DECEMBER 9, 1948 IN BOOK 1601 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 553; THENCE ALONG THE LAST MENTIONED SOUTHEASTERLY LINE NORTH 42° 16' 50" EAST 648.39 FEET; THENCE LEAVING SAID LINE, SOUTH 34° 29' 00" EAST 244.26 FEET; THENCE SOUTH 16° 13' 19" EAST 585.90 FEET; THENCE NORTH 42°00' WEST 24.28 FEET TO THE SOUTHEASTERLY LINE OF THE 1.498 ACRE PARCEL DESCRIBED IN
DEED TO PACIFIC GAS AND ELECTRIC COMPANY HEREINABOVE FIRST MENTIONED; THENCE ALONG SAID LINE, NORTH 43° 01' EAST 2.01 FEET TO THE POINT OF BEGINNING.
PARCEL TWO:
AN EASEMENT OVER THE 60 FOOT STRIP OF LAND DESCRIBED IN THE DEED
FROM HARBOR DEVELOPMENT CORPORATION, A CORPORATION, TO SAN MATEO COUNTYSCAVENGER COMPANY, ACORPORATION, DATED AUGUST 30, 1948 AND RECORDED DECEMBER 9, 1948 IN BOOK 1601 OFFICIAL RECORDS OF SAN MATEO COUNTY PAGE 553.
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SAID EASEMENT IS APPURTENANT TO PARCEL ONE ABOVE, AND WAS CREATED BY DEED FROM LESLIE SALT CO., A CORPORATION, TO PENINSULA TITLE GUARANTY COMPANY, A CORPORATION, DATED FEBRUARY 25, 1953 AND RECORDED MARCH 3, 1953 IN BOOK 2376 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 289 (63944-K).
EXCEPTING FROM SAID PARCEL TWO THAT PORTION THAT LIES
NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF THE
NORTHEASTERLY LINE OF PARCEL ONE HEREIN.
For reference purposes only, APN: 040-371-110
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EXHIBIT B
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EXHIBIT B
ANNUAL REVIEW FORM
This Annual Review Form is submitted to the City of Belmont ("City") by __________________________________________ ("Land Owner") pursuant to the requirements of California Government Code Section 65865.1 and Section 28 of the City's Municipal Code regarding Owner's good faith compliance with its obligations under the Development Agreement between the City and Land Owner having an Effective Date of ________________, 20__ ("Development Agreement"). All terms not otherwise defined herein shall have the meanings assigned to them in the Development Agreement:
Annual Review Period: ______________ to ______________.
Describe any Subsequent Project Approvals which have been issued or for which application has been made.
Describe any development or construction activity which has commenced or has been completed.
Describe in detail each Land Owner obligation included in the Development Agreement , including but not limited to those in Section 3.12, and describe in detail Land Owner compliance with each obligation.
Describe any extension as a result of enforced delay under Section 2.6 of the Development Agreement. Provide copies of any notices provided to the City under Section 2.6.
Describe any Assignment of the Development Agreement that occurred under Article VIII during this annual review period, provide a copy of the Assignment Agreement, and demonstrate compliance with the requirements of Sections 8.2.3 and 8.2.4.
IN WITNESS WHEREOF, Land Owner has executed this Annual Review Form as of this _______ day of ______________, 20__.
LAND OWNER:
________________________,
a ___________________________
By: ______________________________
Name: ______________________________
Title: ______________________________
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EXHIBIT C
[FORM OF] ASSIGNMENT AND ASSUMPTION AGREEMENT
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
[Land Owner]
(Space Above For Recorder's Use)
ASSIGNMENT AND ASSUMPTION AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION AGREEMENT ("Agreement") is entered into as of the ____ day of ______________, 20__ (the "Assignment Date") by and among ___________________, a _____________ ("Assignor" or "Land Owner"), and ___________________, a _____________ ("Assignee") (each individually a "Party" and collectively the "Parties").
RECITALS
A. Assignor and the City of Belmont, a California municipal corporation ("City") have entered into that certain Development Agreement dated as of ________________, 20__ ("Development Agreement") which was recorded in the Official Records of San Mateo County on_______________, 20__ as Instrument No. ___________. Capitalized terms not otherwise defined in this Agreement are as defined in the Development Agreement.
B. Assignor is the fee owner of the real property located within the City of Belmont, County of San Mateo, State of California, as further described in Exhibit A attached hereto and incorporated herein by reference (the "Property") and is the Land Owner as defined in the Development Agreement.
C. Assignor desires to transfer its interest in the Property to Assignee concurrently with execution of this Agreement, and Assignee desires to so acquire such interest in the Property from Assignor.
D. Section 8.2 of the Development Agreement provides that the Land Owner may assign its rights and obligations under the Development Agreement to another party, provided that the Land Owner shall have notified the City in writing at least ten business (10) days prior to any assignment, that the Assignor and Assignee enter into an assignment and assumption agreement in substantially the form of this Agreement, and that, concurrently with the Assignment, the Assignor shall provide the City with an executed copy of this Agreement.
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E. Assignor has provided the required written notice to City of its intent to enter into this Agreement as required by Section 8.2 and, concurrently with the execution of this Agreement, shall provide the City with an executed copy of this Agreement.
F. Assignor now desires to assign its interests, rights, duties and obligations applicable to the Property under the Development Agreement to Assignee, and Assignee desires to assume such interests, rights, duties and obligations from Assignor.
NOW, THEREFORE, in exchange for the mutual covenants set forth herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows:
AGREEMENT
The introductory paragraph, the Recitals, and all defined terms set forth therein are hereby incorporated into this Agreement as if hereinafter fully and completely rewritten.
1. Assignment and Assumption of Interest. Assignor hereby transfers, assigns and conveys to Assignee, all of Assignor's right, title and interest in and to, and all obligations, duties, responsibilities, conditions and restrictions under, the Development Agreement (the "Rights and Obligations"). By accepting this assignment, Assignee, for itself and its successors and assigns, hereby expressly and unconditionally accepts the foregoing assignment, assumes all such Rights and Obligations, and expressly agrees for the benefit of City, to pay, perform and discharge all obligations of Assignor under the Development Agreement, and to comply with all covenants and conditions of Assignor arising from or under the Development Agreement. Assignee hereby represents that it has reviewed and accepts all obligations of Assignor, if any, required by the City Approvals with respect to the management of parking in the Project.
2. Substitution of Land Owner. Assignee hereafter shall be substituted for and replace Assignor in the Development Agreement. Whenever the term "Land Owner" appears in the Development Agreement, it shall hereafter mean Assignee.
3. Assignor and Assignee Agreements, Indemnifications and Waivers. (a) Assignee represents and warrants to City as follows:
(i) Assignee is _______________, a ______________. For the purposes of this Agreement the Land Owner's office is: __________________. (ii) Assignee represents and warrants that, as of the Effective Date of this Agreement, Assignee is:
(iii) The sole fee owner of the Property;
(iv) Duly organized and validly existing under the laws of the State of California;
(v) Qualified and authorized to do business in the State of California and has duly complied with all requirements pertaining thereto; and 360
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(vi) In good standing and has all necessary powers under the laws of the State of California to own property and in all other respects enter into and perform the undertakings and obligations of this Agreement.
(b) Assignee further represents and warrants:
(i) That no approvals or consents of any persons are necessary for the execution, delivery or performance of this Agreement by Assignee, except as have been obtained; (ii) That the execution and delivery of this Agreement and the performance of the obligations of Assignee have been duly authorized by all necessary actions and approvals required under any partnership or other agreement for the limited partnership constituting Assignee; (iii) That this Agreement is a legal, valid, and binding obligation of Assignee enforceable in accordance with its terms;
(iv) That the execution, delivery, and performance of this Agreement by the Assignee does not and will not materially conflict with, or constitute a material violation or material breach of, or constitute a default under (a) the formation agreements of the Assignee (if any), (b) any law, rule, or regulation binding upon or applicable to Assignee, or (c) any material agreements to which Assignee is a party;
(v) That Assignee or any person or entity owning or operating the Property, has duly obtained and maintained, or will duly obtain and maintain, all licenses, permits, consents, and approvals required by all applicable governmental authorities to develop, sell, lease, own, and operate the Project on the Property.
(c) Assignor and Assignee each hereby waives and releases, and Assignee hereby agrees to indemnify and hold City harmless, from any and all damages, liabilities, causes of action, claims or potential claims against City (including attorneys fees and costs) arising out of or resulting from the assignment and assumption of the Rights and Obligations. (d) Assignor acknowledges and agrees that the Rights and Obligations have been fully assigned to Assignee by this Agreement and, accordingly, that Assignee shall have the exclusive right to assert any claims against City with respect to such Rights and Obligations. Accordingly, without limiting any claims of Assignee under the Development Agreement, Assignor hereby waives any claims or potential claims by Assignor against City to the extent arising solely out of the Development Agreement.
4. Governing Law; Venue. This Agreement shall be interpreted and enforced in accordance with the laws of the State of California without regard to principles of conflicts of laws.
Any action to enforce or interpret this Agreement shall be filed and litigated exclusively in the Superior Court of San Mateo County, California.
5. Entire Agreement/Amendment. This Agreement constitutes the entire agreement among the Parties with respect to the subject matter hereof, and supersedes all prior written and oral agreements with respect to the matters covered by this Agreement. This Agreement may not be amended except by an instrument in writing signed by each of the Parties and consented to in writing by City.
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6. Further Assurances. Each Party shall execute and deliver such other certificates, agreements and documents and take such other actions as may be reasonably required to consummate or implement the transactions contemplated by this Agreement and the Development Agreement.
7. Benefit and Liability. Subject to the restrictions on transfer set forth in the Development Agreement, this Agreement and all of the terms, covenants, and conditions hereof shall extend to the benefit of and be binding upon the respective successors and permitted assigns of the Parties.
8. Attorneys' Fees. In the event of any litigation pertaining to this Agreement, the losing Party shall pay the prevailing Party's litigation costs and expenses, including without limitation reasonable attorneys' fees.
9. City is a Third-Party Beneficiary. The City is an intended third-party beneficiary of this Agreement, and has the right, but not the obligation, to enforce the provisions hereof.
10. Recordation. Assignor shall cause this Agreement to be recorded in the Official Records of San Mateo County, and shall promptly provide conformed copies of the recorded Agreement to City and Assignee.
11. Address for Notices. Assignee's address for notices, demands and communications under Section 11.1 of the Development Agreement is as follows:
______________________________
______________________________
______________________________
Attn: ________________________
With copies to:
______________________________
______________________________
______________________________
Attn: ________________________
12. Captions; Interpretation. The section headings used herein are solely for convenience and shall not be used to interpret this Agreement. The Parties acknowledge that this Agreement is the product of negotiation and compromise on the part of both Parties, and the Parties agree, that since both have participated in the negotiation and drafting of this Agreement, this Agreement shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it.
13. Severability. If any term, provision, condition or covenant of this Agreement or its application to any Party or circumstances shall be held by a court of competent jurisdiction, to any extent, invalid or unenforceable, the remainder of this Agreement, or the application of the term, provision, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected, and shall be valid and enforceable to the fullest extent permitted by law unless the rights and obligations of the Parties have been materially altered or abridged thereby.
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14. Counterparts. This Agreement may be executed in counterparts, each of which shall, irrespective of the date of its execution and delivery, be deemed an original, and the counterparts together shall constitute one and the same instrument.
IN WITNESS WHEREOF Assignor and Assignee have executed this Agreement as of the date first set forth above.
ASSIGNOR:
____________________________,
a __________________________
By: FORM – DO NOT SIGN
Name: _________________________
Its: _________________________
ASSIGNEE:
____________________________,
a __________________________
By: FORM – DO NOT SIGN
Name: _________________________
Its: _________________________
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of ______________________ )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT A
LEGAL DESCRIPTION
Real property in the City of Belmont, County of San Mateo, State of California, described as follows:
PARCEL ONE:
BEGINNING AT THE MOST EASTERLY CORNER OF THAT CERTAIN 1.498 ACRE
PARCEL DESCRIBED IN DEED FROM CALIFORNIA PACIFIC TITLE AND TRUST
COMPANY, FORMERLY CALIFORNIA PACIFIC TITLE INSURANCE COMPANY, A
CORPORATION TO PACIFIC GAS AND ELECTRIC COMPANY, A CORPORATION, DATED AUGUST 13, 1937 AND RECORDED AUGUST 13, 1937 IN BOOK 745 OFFICIAL RECORDS OF SAN MATEO COUNTY PAGE 500; THENCE ALONG THE NORTHEASTERLY AND NORTHWESTERLY BOUNDARY LINES OF SAID 1.498 ACRE PARCEL, NORTH 42° 00' WEST 250.00 FEET AND SOUTH 43° 01' WEST 311.18 FEET TO THE MOST WESTERLY CORNER OF SAID 1.498 ACRE PARCEL; THENCE
CONTINUING ALONG THE SOUTHWESTERLY PROLONGATION TO THE LAST MENTIONED NORTHWESTERLY LINE, SOUTH 43° 01' WEST 78.78 FEET, MORE OR LESS, TO THE NORTHEASTERLY LINE OF THAT CERTAIN 0.451 ACRE
PARCEL DESCRIBED IN DEED TO THE STATE OF CALIFORNIA, RECORDED FEBRUARY 18, 1955 IN BOOK 2745 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 534 (27340-M); THENCE ALONG THE NORTHEASTERLY BOUNDARY OF SAID 0.451 ACRE PARCEL, NORTH 38° 32' 30" WEST 465.41 FEET TO THE SOUTHEASTERLY LINE OF THAT CERTAIN STRIP OF LAND 60 FEET WIDE
DESCRIBED IN DEED FROM HARBOR DEVELOPMENT CORPORATION, A
CORPORATION, TO SAN MATEO COUNTY SCAVENGER COMPANY, A
CORPORATION, DATED AUGUST 30, 1948 AND RECORDED DECEMBER 9, 1948 IN BOOK 1601 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 553; THENCE ALONG THE LAST MENTIONED SOUTHEASTERLY LINE NORTH 42° 16' 50" EAST 648.39 FEET; THENCE LEAVING SAID LINE, SOUTH 34° 29' 00" EAST 244.26 FEET; THENCE SOUTH 16° 13' 19" EAST 585.90 FEET; THENCE NORTH 42°00' WEST 24.28 FEET TO THE SOUTHEASTERLY LINE OF THE 1.498 ACRE PARCEL DESCRIBED IN
DEED TO PACIFIC GAS AND ELECTRIC COMPANY HEREINABOVE FIRST MENTIONED; THENCE ALONG SAID LINE, NORTH 43° 01' EAST 2.01 FEET TO THE POINT OF BEGINNING.
PARCEL TWO:
AN EASEMENT OVER THE 60 FOOT STRIP OF LAND DESCRIBED IN THE DEED
FROM HARBOR DEVELOPMENT CORPORATION, A CORPORATION, TO SAN MATEO COUNTYSCAVENGER COMPANY, ACORPORATION, DATED AUGUST 30, 1948 AND RECORDED DECEMBER 9, 1948 IN BOOK 1601 OFFICIAL RECORDS OF SAN MATEO COUNTY PAGE 553.
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EXHIBIT C
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SAID EASEMENT IS APPURTENANT TO PARCEL ONE ABOVE, AND WAS CREATED BY DEED FROM LESLIE SALT CO., A CORPORATION, TO PENINSULA TITLE GUARANTY COMPANY, A CORPORATION, DATED FEBRUARY 25, 1953 AND RECORDED MARCH 3, 1953 IN BOOK 2376 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 289 (63944-K).
EXCEPTING FROM SAID PARCEL TWO THAT PORTION THAT LIES
NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF THE
NORTHEASTERLY LINE OF PARCEL ONE HEREIN.
For reference purposes only, APN: 040-371-110
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EXHIBIT D
[FORM FOR] DETERMINATION OF COMPLIANCE
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
[Assignor]
(Space Above For Recorder's Use)
DETERMINATION OF COMPLIANCE
(Development Agreement)
This DETERMINATION OF COMPLIANCE (the "Compliance Determination") is made as of ________________ by the City of Belmont, a municipal corporation (the "City"), at the request of the ______________________ [Land Owner] ("Assignor"), the owner of the property described in Exhibit A attached hereto and incorporated herein by this reference; to [Assignee] ("Assignee"), in reference to Section 8.2.4 of that certain Development Agreement dated as of and recorded in the Official Records of San Mateo County on _____________ as Document No. ______________ (the "Development Agreement"). Any capitalized terms not defined in this Compliance Determination shall have the meanings ascribed to them in the Development Agreement.
The City, at the request of the Assignor, hereby certifies that, as of the date of this Compliance Determination:
1. The Development Agreement is in full force and effect;
2. The City has not given any written notice of Default to the Assignor under the Development Agreement; and
3. To the City's reasonable knowledge, no event of Default by the Assignor has occurred under the Development Agreement.
This Compliance Determination has been issued after an annual review held on _____________ in accordance with Article V of the Development Agreement. The anticipated date of commencement of the next periodic review is _______________________. 367
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IN WITNESS WHEREOF, City and Assignor have duly executed this Compliance Determination as of the date first above written.
CITY:
CITY OF BELMONT, a municipal corporation
By: ___________________________________
Name: ___________________________________
Its: ___________________________________
APPROVED AS TO FORM
_________________________________________
_____________________, City Attorney
ASSIGNOR AND LAND OWNER:
By: ___________________________________
Name: ___________________________________
Its: ___________________________________
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California )
County of )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT A
LEGAL DESCRIPTION
Real property in the City of Belmont, County of San Mateo, State of California, described as follows:
PARCEL ONE:
BEGINNING AT THE MOST EASTERLY CORNER OF THAT CERTAIN 1.498 ACRE
PARCEL DESCRIBED IN DEED FROM CALIFORNIA PACIFIC TITLE AND TRUST
COMPANY, FORMERLY CALIFORNIA PACIFIC TITLE INSURANCE COMPANY, A
CORPORATION TO PACIFIC GAS AND ELECTRIC COMPANY, A CORPORATION, DATED AUGUST 13, 1937 AND RECORDED AUGUST 13, 1937 IN BOOK 745 OFFICIAL RECORDS OF SAN MATEO COUNTY PAGE 500; THENCE ALONG THE NORTHEASTERLY AND NORTHWESTERLY BOUNDARY LINES OF SAID 1.498 ACRE PARCEL, NORTH 42° 00' WEST 250.00 FEET AND SOUTH 43° 01' WEST 311.18 FEET TO THE MOST WESTERLY CORNER OF SAID 1.498 ACRE PARCEL; THENCE
CONTINUING ALONG THE SOUTHWESTERLY PROLONGATION TO THE LAST MENTIONED NORTHWESTERLY LINE, SOUTH 43° 01' WEST 78.78 FEET, MORE OR LESS, TO THE NORTHEASTERLY LINE OF THAT CERTAIN 0.451 ACRE
PARCEL DESCRIBED IN DEED TO THE STATE OF CALIFORNIA, RECORDED FEBRUARY 18, 1955 IN BOOK 2745 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 534 (27340-M); THENCE ALONG THE NORTHEASTERLY BOUNDARY OF SAID 0.451 ACRE PARCEL, NORTH 38° 32' 30" WEST 465.41 FEET TO THE SOUTHEASTERLY LINE OF THAT CERTAIN STRIP OF LAND 60 FEET WIDE
DESCRIBED IN DEED FROM HARBOR DEVELOPMENT CORPORATION, A
CORPORATION, TO SAN MATEO COUNTY SCAVENGER COMPANY, A
CORPORATION, DATED AUGUST 30, 1948 AND RECORDED DECEMBER 9, 1948 IN BOOK 1601 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 553; THENCE ALONG THE LAST MENTIONED SOUTHEASTERLY LINE NORTH 42° 16' 50" EAST 648.39 FEET; THENCE LEAVING SAID LINE, SOUTH 34° 29' 00" EAST 244.26 FEET; THENCE SOUTH 16° 13' 19" EAST 585.90 FEET; THENCE NORTH 42°00' WEST 24.28 FEET TO THE SOUTHEASTERLY LINE OF THE 1.498 ACRE PARCEL DESCRIBED IN
DEED TO PACIFIC GAS AND ELECTRIC COMPANY HEREINABOVE FIRST MENTIONED; THENCE ALONG SAID LINE, NORTH 43° 01' EAST 2.01 FEET TO THE POINT OF BEGINNING.
PARCEL TWO:
AN EASEMENT OVER THE 60 FOOT STRIP OF LAND DESCRIBED IN THE DEED
FROM HARBOR DEVELOPMENT CORPORATION, A CORPORATION, TO SAN MATEO COUNTYSCAVENGER COMPANY, ACORPORATION, DATED AUGUST 30, 1948 AND RECORDED DECEMBER 9, 1948 IN BOOK 1601 OFFICIAL RECORDS OF SAN MATEO COUNTY PAGE 553.
370
EXHIBIT D
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1750\34\4102959.5
SAID EASEMENT IS APPURTENANT TO PARCEL ONE ABOVE, AND WAS CREATED BY DEED FROM LESLIE SALT CO., A CORPORATION, TO PENINSULA TITLE GUARANTY COMPANY, A CORPORATION, DATED FEBRUARY 25, 1953 AND RECORDED MARCH 3, 1953 IN BOOK 2376 OFFICIAL RECORDS OF SAN MATEO COUNTY, PAGE 289 (63944-K).
EXCEPTING FROM SAID PARCEL TWO THAT PORTION THAT LIES
NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF THE
NORTHEASTERLY LINE OF PARCEL ONE HEREIN.
For reference purposes only, APN: 040-371-110
371
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Exhibit D
FINDINGS AND GENERAL PLAN CONSISTENCY
Rezoning and Conceptual Development Plan
To approve the rezoning of 1301 Shoreway Road from Regional Commercial (RC) to Planned Unit Development (PD) Zoning District, the City Council must find under Belmont Zoning Ordinance Section 16.1.2(d)(2) that the amendment changing the zoning of the property is consistent with the City’s zoning regulations, General Plan and any specific plans, and make the findings required by BZO Section 12.3.B for rezoning to a PD District.
Zoning Ordinance Objectives
The objectives of the City’s zoning regulations, as stated in Section 1.1, are to promote and protect the public health, safety, peace, comfort, convenience and general welfare, and to provide a precise guide for the physical development to the City. Changing the Zoning District from RC to PD retains 1301 Shoreway Road as a commercial site, preserving and enhancing property values, and providing space for Offices, Light Industrial, Life Science, Research and Development (R&D), and other businesses. The PD Zoning District allows flexibility in site design, building height, intensity, and land use within the structure of the Zoning Ordinance. All other requirements of the Zoning Ordinance would be maintained with respect to the subject site.
General Plan Consistency
Rezoning 1301 Shoreway Road to PD allows increased building height and intensity and expands land uses compatible and consistent with the RC Zoning District. These changes are consistent with the following goals, policies, and objectives of the General Plan:
Land Use
Goal 2.1 Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public services and facilities such as transit, parks, and schools.
Policy 2.6-2 Accommodate a diversity of business establishments in appropriate-scaled settings according to each land use designation and the Land Use Diagram, including larger scale employment or industrial uses, regional- and neighborhood-serving commercial and mixed use centers, and smaller-size stores, restaurants, and offices, to meet employment, shopping, recreation, and service needs of residents and visitors.
Goal 2.8 Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with existing uses.
Policy 2.8-1 Enable infill properties to develop with uses and development intensities supporting a cohesive development pattern.
Policy 2.9-1 Allow sufficient density and intensity to enable new development to support all required infrastructure, community facilities, and open space. 372
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Goal 2.9 Foster new development that contributes positively to Belmont’s built environment, provides benefits to the local community, and addresses potential impacts.
Policy 2.9-3 Allow development to exceed established standards only if a tangible and sufficient benefit is provided to the Belmont community.
Goal 2.15 Grow and develop in such a way that allows Belmont’s unique character to flourish while recognizing the city’s role in the broader region.
Policy 5.10-4 Support land use, transportation management, infrastructure, and environmental planning programs that reduce vehicle emissions and improve air quality.
Analysis
Rezoning to PD supports infill development of an underutilized site and maintains its current commercial use while intensifying it in a manner that supports employment and accessibility to local jobs. The project site is strategically located east of US-101 which is identified by the City as a regional commercial corridor. The rezoning reinforces Belmont’s role as a regional employment center by allowing the construction of a larger development than would be accomplished under existing development standards by allowing greater height and FAR, thereby establishing a high quality commercial development and associated community benefits.
The project location is near regional transit (Caltrain and Samtrans) and existing infrastructure. The Rezoning allows a scale and intensity that can be supported by City facilities and infrastructure through improvements required to be constructed by the developer and thorough payment of required impact fees. The site is surrounded by commercial uses including hotels, offices, and light industrial. The rezoning permits additional commercial uses described in the purpose statement of the zoning code, but not expressly identified as a permitted use of the RC Zoning District. The PD zoning would specifically expand uses to include R&D and life science. The rezoning is accompanied by a Development Agreement that provides community benefits to the Belmont community.
Economic Development
Goal 2.6 Promote opportunities for continued economic growth and vitality, resulting in wider shopping and dining opportunities for residents, increased local employment opportunities, enhanced attractions for visitors, increased sales tax revenues, and a stronger community image.
Policy 2.6-1 Promote the El Camino Real corridor, Carlmont Village, the area East of US 101, the Harbor Industrial Area, and Davis Drive as focus areas for economic growth.
Goal 2.7 Provide areas for diverse employment and business opportunities to promote diversity in Belmont’s economic base.
373
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Policy 2.7-1 Support efforts to increase the availability of local jobs to enhance Belmont’s jobs to employed residents ratio.
Policy 2.7-2 Promote enhanced accessibility to commercial and employment areas, including walking and bicycling facility improvements.
Goal 2.17 Support a wide range of economic activity in Belmont that capitalizes on the city’s location, strengthens the City’s tax base, and ensures that Belmont has adequate fiscal resources to fund high quality public services for its residents and businesses.
Policy 2.17-1 Leverage regional economic growth and prosperity to encourage economic development opportunities in a manner that is consistent with Belmont’s vision, aesthetic, culture, and identity.
Policy 2.17-2 Support efforts to increase the tax base in Belmont and maintain fiscal sustainability.
Goal 2.22 Promote the continued development and revitalization of Belmont’s focus areas for economic growth as integral parts of the community and nodes of commercial, employment, or residential activity.
Policy 2.22-1 Promote regional and visitor-serving commercial development and employment opportunities in the focus area East of US 101.
Analysis
The rezoning supports sustained economic growth, increases tax revenue, generates highquality employment opportunities, and strengthens Belmont’s image as a competitive location for innovative industries by allowing a more intense development than would be permitted under the existing RC Zoning District. The rezoning increases the supply of local jobs in emerging sectors such as life sciences and research and development, thereby improving the City’s jobs-to-employed-residents ratio and diversifying Belmont’s economic base. Additionally, the PD advances the City’s intent to concentrate economic development east of U.S. 101, which is a designated focus area for regionaland visitor-serving commercial and employment uses.
Design
Policy 2.6-6 Ensure that commercial development is designed to include: Integrated landscaping, parking (if required), signs, and site and building design. • Common ingress and egress, safe and convenient access and internal circulation (depending on site size), adequate off-street parking and loading facilities (if required), and accessibility by multiple modes of transportation.
• Architecture that emphasizes establishing community identity while presenting tasteful, dignified, and visually appealing designs compatible with their surroundings. 374
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
Policy 2.13-4 Minimize light and glare from new development. Policy 5.3-5 In design and construction, require use of best practices that preserve natural resources, such as soil, trees, native plants, and permeable surfaces.
Policy 5.3-5 In design and construction, require use of best practices that preserve natural resources, such as soil, trees, native plants, and permeable surfaces.
Policy 5.3-6 Avoid light pollution and unnecessary glare by requiring development projects to use design features and shielding methods that cast outdoor light downward and minimize glare and to install the minimum amount of outdoor lighting necessary for safety and security.
Policy 5.3-7 Encourage the planting of native trees, shrubs, and grasslands in order to preserve the visual integrity of the landscape, provide habitat conditions suitable for native vegetation, and ensure the maximum number and variety of well-adapted plants are maintained.
Policy 5.3-9 Promote the healthy growth of trees and control the removal of trees within the city.
Policy 5.9-2 Encourage development projects of all sizes to incorporate site design measures that facilitate groundwater recharge and natural hydrological processes, allowing stormwater to infiltrate the ground on-site and/or be collected for reuse in landscaping and designated to on-site stormwater detention facilities.
Analysis
Rezoning the site to PD Zoning District allows the project to design buildings, landscaping, and parking at a scale that is compatible with the size of the site. The ingress and egress and internal circulation is supported by existing infrastructure and site plan layout. The height and FAR of this project could not otherwise be achieved by the existing RC development standards. Outside of height, FAR, and driveway width, all other development and design standards of the RC Zoning District would remain in effect under the PD Zoning District.
The site design emphasizes connectivity and includes pedestrian pathways, bicycle facilities, and Transportation Demand Management measures that support access through multiple modes of transportation. The architecture employs high-quality materials, articulated massing, and a contemporary design that contributes to a strong community identity while remaining compatible with surrounding commercial developments.
The project incorporates window glazing and a lighting plan that uses fully shielded, downward-directed fixtures to minimize glare and light spill. This allows for visibility and safety, while limiting light pollution and protecting nearby riparian habitats.
Throughout the project site, the use of native and drought tolerant plants, permeable paving, irrigation, and bioretention areas ensure plants can adapt to the site and be well maintained. Though the tree disposition and planting plan includes removal of 157 trees, all the trees proposed for removal are non-native. The project would transplant 19 trees 375
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
including 16 protected non-native trees. Additionally, the project would plant 147 California native trees which promotes the healthy growth of trees appropriate to the local climate.
Lastly, the project incorporates on-site stormwater treatment and infiltration features that facilitate groundwater recharge and replicates natural hydrological processes.
PD District Findings
BZO Section 12.3.B requires the following findings for PD District Rezoning. 1) That the total development in each individual unit therein can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurance will be provided that such objective will be attained; that the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which could not be achieved under other Zoning Districts.
Analysis
The 1301 Shoreway Road Conceptual Development Plan (CDP) for the Planned Unit Development (PD) Zoning District includes uses that are compatible with the underlying base Regional Commercial (RC) district. These compatible uses include, but is not limited to, Business and Professional Offices, Instructional Services, Retail and Personal Services. The CDP adds Life Science and Research and Development (R&D) as permitted uses. Additionally, the CDP does not place a restriction on office or other uses on ground levels. Instead, the CDP allows permitted uses on all levels. Expanding uses and allowing uses on all levels improves the ability for the landowner to deliver a viable commercial development. The CDP creates an environment of sustained desirability in developing the site and in attracting businesses to Belmont.
The commercial development will exist as an independent unit and the project will pay or construct its fair share of public improvements. The 1301 Shoreway Road Project’s (Project) Conditions of Approval (COAs) and Mitigation Monitoring and Reporting Program (MMRP), as required by its Environmental Impact Report (EIR), assure the Project will not be detrimental to surrounding uses.
The Project includes a Development Agreement that requires the landowners to contribute to community benefits in the form of monetary payments and to construct and maintain a public trail and associated amenities.
Additionally, the landowner agrees to use a general contractor to construct the Project that is a union signatory general contractor. Such contractor shall make commercially reasonable efforts to ensure at least thirty percent (30%) of the workforce constructing the Project are residents of San Mateo County and shall 376
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
make commercially reasonable efforts to participate in apprenticeship programs approved by the California Department of Industrial Relations Chief of Division of Apprenticeship Standards. The landowner shall provide a report to the City prior to the start of construction and every six months during construction on its compliance with the requirements of Subsection 3.12.2.(d) of the Development Agreement.
2) That the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic and the density will not generate traffic in such amounts as to overload the street network outside the PD District.
Analysis
The Project is not proposing any new streets or thoroughfares but is utilizing existing roadways. The developer prepared a Traffic Impact Analysis (TIA) and Transportation Demand Management Plan (TDM). The City reviewed the TIA and TDM and determined its conclusions related to traffic impacts and improvements and plan to reduce vehicle miles traveled (VMT) meet City standards.
The TDM identifies measures that would reduce VMT for employee trips to reduce potential impacts. These measures include:
• Pedestrian oriented building entrances and breezeways • Short-term and long-term bicycle parking
• Preferential parking for carpool/vanpool spaces
• Carpool/Vanpool matching services
• Telecommuting and flexible work schedules
• Participation in a Transportation Management Association • Designating a TDM Liaison
These measures would reduce the project’s VMT by 15% meeting the City’s and the San Mateo County City and County Association of Governments’ (C/CAG) VMT reduction goals.
The TIA identified intersections that would experience delays in a cumulative plus project scenario. This means evaluating how traffic would be affected by this project and other known projects in Belmont, Redwood City, and San Carlos.
These intersections include:
• Island Parkway/US 101 northbound off/ramp
• Shoreway Road/Airport Way/Holly Street
• El Camino Real/Ralston Avenue
• Island Parkway/US 101 Northbound
377
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
The delays caused by the project would be addressed by payment of its fair-share towards improvements identified in the City’s General Plan and corridor plans.
The landowner would also construct or pay its fair-share of project specific improvements, such as the Shoreway Road/Airport Way/Holly Street Intersection. 3) That any proposed commercial development can be justified economically at the locations proposed, to provide for adequate commercial facilities of the types proposed.
Analysis
The General Plan land use designation is Regional Commercial. Regional Commercial allows for community-serving retail and services, visitor- and retailserving auto-oriented commercial services, such as lodging, service stations, car dealerships, commercial office uses, and some light industrial and research and development (R&D) uses may also be permitted.
The underlying base Zoning District is RC. The Zoning Ordinance describes the purpose of the RC is to allow for community-serving retail and services, visitorand retail-serving auto-oriented commercial services, such as lodging, service stations, car dealerships, and commercial office uses at appropriate locations. It also envisions some light industrial and R&D uses; however, these are not explicitly listed as Permitted Uses.
The CDP resolves this by including Life Science and R&D uses as allowed uses, as requested by the developer. The site is identified in the General Plan and the Zoning Ordinance as a commercial district. The CDP is consistent with these policy documents and regulations.
4) That the economic impact created by the PD District can be absorbed by the City (police and fire service, water supply, sewage disposal, etc.) Analysis
The Project will not result in any adverse economic impacts. The Project replaces approximately 149,000 square feet (sf) of office with approximately 542,000 sf of office and/or life science. The City commissioned Land Econ Group to prepare a fiscal impact analysis (FIA) of the proposed project. This included evaluating and comparing revenue and expenditures of the existing building with the proposed project. Expenditures include the cost to the City and the San Mateo Consolidated Fire Department (SMCFD) for providing services to the subject site. Revenues include property taxes and fees for service.
The analysis determined that the proposed land use change from RC to PD would result in a greater revenue surplus than the existing office building. For example, using 2034 as a base year, the existing office building is estimated to generate approximately $126,000 in net revenue for the City. The project that could be 378
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
achieved through the CDP is estimated to generate at minimum approximately $547,000 in revenue for an office and/or life science project.
The Project will not burden park and recreational facilities, police or fire services.
The EIR evaluated impacts to City services as a result of the project and determined the impacts to be less than significant. The EIR determined that the project’s impacts to water supply, wastewater conveyance and treatment, generation of solid waste to be less than significant. The project’s impacts to connecting to or upgrading service systems could be reduced to less than significant after mitigation.
The project will pay all relevant fees for infrastructure to the City and outside agencies as required by applicable policies.
5) That the proposed off-street parking is in substantial conformance with the provisions of Section 8 of this Ordinance; that where an applicants proposed off-street parking is less than that set forth by the standards of Section 8 of this Ordinance, circumstances are such that it would be a practical difficulty or create a physical hardship on the applicant for him to conform to the standards of Section 8.
Analysis
The proposed project has sufficient off-street parking and is in compliance with the provisions of Section 8A which governs off-street parking in the RC Zoning District. The developer proposes approximately 542,000 sf of office and/or life science space. Section 8A requires three spaces for every 1,000 sf of office, resulting in a requirement of 1,626 spaces for the project. The developer will provide 1,626 spaces. These spaces shall be provided according to the following:
• Parking Structure: 1,432 spaces
• Surface: 93 spaces
• Valet: 101 spaces
The proposed parking also complies with Design Standards as required in Section 8A. The project complies with minimum stall sizes for compact and standard sized cars. The project complies with the 24 foot minimum aisle width for 90 degree parking angles. The project also complies with landscaping and tree planting requirements for surface parking. Lastly, the project provides one loading space per building as required.
Development Agreement
The initial term of the Development Agreement (DA) is seven years with three one-year extensions for a maximum of 10 years. Should the developer request an extension beyond 7 379
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
years, they are required to advance to the City $50,000 of the negotiated Community Benefit financial contribution for each one-year extension. Under BZO Section 29.8(b), in order to approve the DA, the City Council must find the DA is consistent with the general plan and any applicable specific plan and are consistent with the zoning and other land use regulations applicable to the property.
General Plan
The DA is consistent with the following goals, policies, and objectives of the General Plan:
Goal2.9 Foster new development that contributes positively to Belmont’s built environment, provides benefits to the local community, and addresses potential impacts.
Policy 2.9-1 Allow sufficient density and intensity to enable new development to support all required infrastructure, community facilities, and open space.
Policy 2.9-2 Require that new development “pays its way” so as to limit fiscal impacts on the City.
Policy 2.9-3 Allow development to exceed established standards only if a tangible and sufficient benefit is provided to the Belmont community.
Policy 2.13-10 Promote the incorporation of public art in the design of the public realm to add visual richness and foster a sense of place.
Policy 3.1-5 Require new development and redevelopment projects to construct or pay their fair share toward improvements for all travel modes to provide and enhance connectivity to existing transportation facilities.
Goal4.6 Improve and increase public access into open space areas where feasible and safe.
Policy 4.6-1 Maintain and improve access to parks and open space, especially in areas that lack land for additional parkland dedication and in areas where topography and lack of sidewalks inhibits easy pedestrian access to parks and recreation facilities.
Policy 4.6-2 Improve public access and connections to Belmont Creek. Promote use of this waterway corridor for passive recreation, education, and research.
Analysis
The developer seeks approval of a Development Agreement to vest project entitlements for up to 10-years. The 10-year term will allow the developer to construct the project under more favorable market conditions.
The DA ensures the project contributes positively to Belmont’s built environment, addresses impacts, and provides benefits to the community. In exchange for the developer’s ability to vest entitlements over a 10-year period, the developer commits to:
• Community benefit contribution payment of $6,300,000. 380
Exhibit D – Findings
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026
o Increasing community benefit contribution should the developer exercise a Term Extension beyond seven years to ten years, the total contribution payment increases to $7,000,000.
• Payment of the following Development Impact Fees:
o Affordable Housing mitigation
o Park Impact
o Traffic Impact
• Compliance with the City’s Public Art Ordinance and a minimum payment of 50% of the Public Art in-lieu fee calculated as 1% of the building development costs
• Making good faith efforts to hire locally, participation in apprenticeship programs, hiring a union signatory general contractor, and providing updates to the City
• Installing and maintaining public amenities along Belmont Creek The above commitments obligate the developer to pay its fair share which limits fiscal impacts to the City. The DA implements the City’s Public Art Ordinance by ensuring public art is utilized to create a sense of place on-site, while also providing funding to the City to install public art throughout the City. The DA also implements the General Plan’s goal of improving and increasing public access by requiring the developer to construct and complete outdoor public amenity and public access improvements which include a public access trail along Belmont Creek, a sports court, fitness nodes, and bicycle and vehicular parking spaces.
Zoning Ordinance
The objectives of the City’s zoning regulations, as stated in Section 1.1, are to promote and protect the public health, safety, peace, comfort, convenience and general welfare, and to provide a precise guide for the physical development to the City. The DA promotes and protects the public health, safety, peace, comfort, convenience, and general welfare by establishing clear and enforceable obligations as outlined above.
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RESOLUTION NO. 2026-____
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT RECOMMENDING
APPROVAL OF THE DETAILED DEVELOPMENT PLAN, CONDITIONAL USE PERMIT,
DESIGN REVIEW, GRADING PLAN AND PERMIT, AND TREE REMOVAL PERMIT FOR THE PROPERTY LOCATED AT 1301 SHOREWAY ROAD (ASSESSOR’S PARCEL NUMBER 040-371-110)
WHEREAS, Four Corners Properties (“Applicant”), requests approval of entitlements for commercial development including Design Review, Detailed Development Plan, Conditional Use Permit to establish a Detailed Development Plan, Grading Plan and Permit, and Tree Removal Permit for the property located at 1301 Shoreway Road (Assessor’s Parcel Number (APN) 040- 371-110); and
WHEREAS, on January 20, 2025, the Planning Commission conducted a duly noticed public hearing, at which hearing the Commission considered public testimony and a staff report on the aforementioned requested entitlements and adopted Resolution 2026- _____ recommending to the City Council approval of the Design Review, Detailed Development Plan, Conditional Use Permit to establish a Detailed Development Plan, Grading Plan and Permit, and Tree Removal Permit; and
WHEREAS, on February 24, 2026, the City Council of the City of Belmont, following notification in the prescribed manner, conducted a public hearing, at which hearing the Council considered public testimony and a staff report on the aforementioned requested entitlements; and WHEREAS, the City Council finds the 1301 Shoreway Road Project (“Project”) is subject to environmental review under provisions of the California Environmental Quality Act (“CEQA”), and an Environmental Impact Report was prepared for the Project; and WHEREAS, the City Council considered and discussed the adequacy of the Final Environmental Impact Report as an informational document and applied its own independent judgment and analysis to the review, and in a separate Resolution adopted the findings of fact, certified the Final Environmental Impact Report, and adopted the Mitigation Monitoring and Reporting Plan as being compliance with CEQA and informing their decision making on _______, 2026; and
WHEREAS, on _______, 2026, the City Council adopted by ordinance the Rezone from RC Zoning District to PD Zoning District, Conceptual Development Plan, and Development Agreement for the 1301 Shoreway Road development Project; and WHEREAS, the City Council did hear and use their independent judgment and considered all reports, recommendations and testimony.
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Resolution: Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, and Tree Removal Permit
Application ID: PA2022-0024; 1301 Shoreway Road (APN: 040-371-110) February 24, 2026
NOW, THEREFORE, BE IT RESOLVED that the City Council approves the Design Review, Detailed Development Plan included in Exhibit A, Conditional Use Permit, Grading Plan and Permit, and Tree Removal Permit based on the findings contained in Exhibit B, subject to the Conditions of Approval in Exhibit C, and contingent on the adoption of an ordinance rezoning the property at 1301 Shoreway Road to Planned Unit Development.
ADOPTED __________, 2026 by the City of Belmont City Council by the following vote:
Ayes:
Noes:
Absent:
Abstain:
ATTEST
City Clerk Mayor
APPROVED AS TO FORM:
City Attorney
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1301 SHOREWAY RD. BELMONT, CA
PLAN CHECK RESPONSE 1 JANUARY 31, 2025
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DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
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COVER SHEET
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
GI001
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
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PROJECT DESCRIPTION
APPLICANT IS SEEKING ENTITLEMENTS TO ALLOW FOR THE
CONSTRUCTION OF NEW CLASS-A BUILDINGS FOR OFFICE AND R&D DEVELOPMENT. THE PROJECT INCLUDES DEMOLITION OF THE EXISTING
STRUCTURE TO BE REPLACED WITH ONE SEVEN-STORY BUILDING, ONE EIGHT-STORY BUILDING AND A NINE-LEVEL PARKING STRUCTURE. THE THREE BUILDINGS CREATE A CENTRAL COURTYARD AMENITY SPACE.
WORK INCLUDES SITE IMPROVEMENTS INCLUDING RAISING THE FINISHED FLOOR ELEVATION OF THE BUILDINGS TO APPROXIMATELY 12'-0" TO
ADDRESS FLOOD ELEVATION REQUIREMENTS
THE 1301 SHOREWAY ROAD SITE IS LOCATED ON THE NORTH SIDE OF THE 101 BAYSHORE FWY BOUNDED BY SHOREWAY ROAD, SEM LANE, BELMONT CREEK AND PG&E PROPERTY. THE SITE IS APPROXIMATELY 6.9 ACRES WITH AN EXISTING 4 STORY 148,919 SQ.FT. BUILDING AND AN ASPHALT PAVED PARKING LOT.
THE SITE HAS FOUR POINTS OF VEHICULAR INGRESS/EGRESS:
WEST: ACCESS FROM SHOREWAY ROAD TO THE SURFACE PARKING LOT AND FRONT ENTRANCE DROP-OFF AT BUILDING 1. ACCESS FROM
SHOREWAY ROAD TO THE SURFACE PARKING LOT AND THE PARKING STRUCTURE.
NORTH: ACCESS FROM SEM LANE TO A SURFACE PARKING LOT AND FRONT ENTRANCE DROP-OFF OF BUILDING 2. ACCESS FROM SEM LANE TO ACCESS THE PARKING STRUCTURE.
SITE PLAN
VICINITY MAP PROJECT TEAM PROJECT DATA
OWNER
1 SHOREWAY OWNER, LLC.
c/o FOUR CORNERS PROPERTIES
339 S. SAN ANTONIO ROAD, SUITE 2B
LOS ALTOS, CA 94022
CONTACT: RICH YING
EMAIL: [email protected]
TEL: 650.823.1111
ARCHITECT
DGA planning | architecture | interiors
550 ELLIS STREET
MOUNTAIN VIEW, CA 94043
CONTACT: KAREN KUKLIN
EMAIL: [email protected]
TEL: 650.943.1660
LANDSCAPE
SWA
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
CONTACT: RENE BIHAN
EMAIL: [email protected]
TEL: 415.254.4652
CIVIL
BKF Engineers, Inc.
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
CONTACT: RAQUEL FONES
EMAIL: [email protected]
TEL: 408.314.4561
PROJECT NAME:
PROJECT ADDRESS:
CONSTRUCTION TYPE:
OCCUPANCY:
ACCESSORY OCCUPANCY:
NUMBER OF STORIES:
FLOOD ZONE:
TOTAL EXISTING BUILDING AREA:
TOTAL AREA PROPOSED:
GARAGE STRUCTURE
BUILDING 1:
LEVEL 1 - 2
LEVEL 3
LEVEL 4 - 8
BUILDING 2:
LEVEL1 - 2
LEVEL 3 - 7
TOTAL BUILDING AREA
FLOOR AREA RATIO (F.A.R.)
1301 SHOREWAY
1301 SHOREWAY ROAD,
BELMONT, CA 94002
I-B
B, L, S-2
A3
8-STORY (BUILDING 1), 7-STORY
(BUILDING 2)
ZONE AE
148,919 SF
442,690
61,602
34,961
173,889
74,268
197,315
542,035
1.8 SF
PROPOSED DESCRIPTION
BAYSHORE 101 FWY
BELMONT CREEK
HOTEL
REDWOOD SHORES
LAGOON
PG&E
LAND
SITE
NORTH
SEM LN.
PARKING
WATRY Design, Inc.
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
CONTACT: GENARO MORALES
EMAIL: [email protected]
TEL: 833.917.7275
040-371-110
PLANNED DEVELOPMENT (PD)
PROFESSIONAL OR COMMERCIAL OFFICE,
MEDICAL, DENTAL, RESEARCH AND
DEVELOPMENT, LABORATORY, AND LIFE SCIENCE
6.913 ACRES (301,130 SF)
PARCEL MAP NO. (APN):
ZONING DISTRICT:
PROPOSED USE:
NET LOT AREA:
MEP / LIGHTING / T24
EXP, Inc.
415 MONTGOMERY STREET, SUITE 300
SAN FRANCISCO, CA 94104
CONTACT: MARIO PEREZ
EMAIL: [email protected]
TEL: 415.362.5025
STUCTURAL
KPFF Consulting Engineers,
45 FREMONT STREET, 28th FLOOR
SAN FRANCISCO, CA 94105
CONTACT: BLAKE DILSWORTH
EMAIL: [email protected]
TEL: 415.989.1004
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DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
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PROJECT DATA
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
GI002
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
EXISTING DESCRIPTION
040-371-110
RC
OFFICE
6.913 ACRES (301,130 SF)
PARCEL MAP NO. (APN):
ZONING DISTRICT:
EXISTING USE:
NET LOT AREA:
TRAFFIC CONSULTANT
HEXAGON TRANSPORTATION CONSULTANTS, Inc.
100 CENTURY CENTER COURT, SUITE 501
SAN JOSE, CA 95112
CONTACT: GARY BLACK
EMAIL: [email protected]
TEL: 408.971.6100
ENVIRONMENTAL CONSULTANT
MOFFAT NICHOL
185 N CALIFORNIA BLVD # 500,
WALNUT CREEK, CA 94596
CONTACT: MADS JORGENSEN
EMAIL: [email protected]
2 TEL: 925.944.5411
ENTITLEMENT APPROVALS:
PD DISTRICT Y
ARCHITECTURE AND SITE PERMIT MAJOR Y
TREE REMOVAL Y
SUBSEQUENT DEFERRED APPROVALS:
MASTER SIGN PROGRAM Y
DEMOLITION PERMITS Y
CONSTRUCTION PERMITS Y
ENCROACHMENT PERMITS Y
EXISTING SITE STATISTICS
SITE AREA (ACRES) 6.913
SITE AREA (SF) 301,130
EXISTING BUILDING FOOTPRINT (SF) 148,919
EXISTING IMPERVIOUS SURFACE AREA (SF) 251.142
SITE GRADE ELEVATIONS (FT) 8.8 - 11.0
SOIL EXCAVATION / OFF HAUL 0 CY
PROPOSED SITE STATISTICS
EXISTING SITE GRADE ELEVATION (FT) 8.8 - 11.0
PROPOSED SITE GRADE ELEVATION (FT) 9.1 - 12.0
PROPOSED TOP SOIL IMPORT 8,000 CY
TREE REMOVAL / REPLACEMENT
EXISTING TREES 176
EXISTING TREES TO BE REMOVED
(NOT PROTECTED BY CITY ORDINANCE) 104
TREES TO TRANSPLANT 16
BELMONT PROTECTED TREE TO TRANSPLANT 03
BELMONT PROTECTED TREE TO BE REMOVED* 53
PROPOSED NEW TREES 147
* 53 REMOVED, MORE THAN 53 CITY PREFERRED PLANTED.
2 2
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DEVELOPMENT REVIEW SUMMARY TABLE FOR PLANNED USE DISTRICT (PDU) SHEET INDEX AN
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CLIENTPROJECTADDRESSPROJECT NO.SCALETITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600SAN JOSE, CA 95112408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.SAN FRANCISCO, CA 94108415.254.4652 SWA
415 MONTGOMERY ST, SUITE 300SAN FRANCISCO, CA 94104415.362.5025 EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.SAN FRANCISCO, CA 94105415.989.1004 KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550SAN JOSE, CA 95110833.917.7275 Watry Design, Inc.
2/5/2025 5:44:16 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt DRAWING INDEX AND PROJECT DATA 1 SHOREWAY OWNER, LLC. c/o FOUR CORNER PROPERTIES 1301 SHOREWAY, BELMONT 1301 SHOREWAY ROAD, BELMONT, CA 94002 21198 GI003 DRAWING NO. DRAWING NAME PD Application (06.07.2024)
Plan Check Response 1 (01.31.2025)
GENERALGI001 COVER SHEET ■ ■GI002 PROJECT DATA ■ ■GI003 DRAWING INDEX AND PROJECT DATA ■ ■GI101 CODE ANALYSIS ■ ■GI201.1 GENERAL PLAN COMPLIANCE - PROGRAM USE ■ ■GI201.2 GENERAL PLAN COMPLIANCE - ZONING ■ ■ ARCHITECTURALAS100 SITE PLAN - EXISTING ■ ■AS100.1 SITE PHOTOS ■ ■AS100.2 SITE PHOTOS ■ ■AS100.3 SITE PLAN - EXISTING CIRCULATION ■ ■AS101 ARCHITECTURAL SITE PLAN ■ ■AS102.1 SITE PLAN - PEDESTRIAN ACCESS ■ ■AS102.2 SITE PLAN - BIKE ACCESS ■ ■AS102.3 SITE PLAN - VEHICULAR ACCESS ■ ■AS103 SITE EASEMENTS ■ ■ AS104 SURFACE PARKING ■ ■AS105 SITE PLAN - FIRE ACCESS ■ ■AS106 SITE PLAN - LOADING ACCESS ■ ■AS107 SITE PLAN - WASTE MANAGEMENT ACCESS ■ ■AS108 SITE PLAN - SIGNAGE AND PUBLIC ART ■
AE101.1 FLOOR PLAN - LEVEL 1 ■ ■AE101.2 FLOOR PLAN - LEVEL 2 ■ ■AE101.3 FLOOR PLAN - LEVELS 3 - 4 ■ ■AE101.4 FLOOR PLAN - LEVELS 5 - 8 ■ ■AE101.5 FLOOR PLAN - ROOF ■ ■AE211 SITE ELEVATIONS ■ ■AE211.1 BUILDING 1 ELEVATIONS ■ ■AE211.2 BUILDING 1 ELEVATIONS ■ ■AE211.3 BUILDING 2 ELEVATIONS ■ ■AE211.4 BUILDING 2 ELEVATIONS ■ ■AE212.1 GARAGE ELEVATIONS ■ ■ AE212.2 GARAGE ELEVATIONS ■ ■AE301.1 BUILDING SECTION ■ ■AE301.2 BUILDING SECTIONS ■ ■AE501 COLOR AND MATERIALS ■ ■AE601.1 PERSPECTIVE RENDERING ■ ■AE601.2 PERSPECTIVE RENDERING ■ ■AE601.3 PERSPECTIVE RENDERING ■ ■AE601.4 PERSPECTIVE RENDERING ■ ■ PARKING STRUCTUREPK001 LEVEL 01 PARKING PLAN ■ ■PK002 TYP. LVL. 2 PARKING PLAN ■ ■PK003 LEVEL 03-08 PARKING PLAN ■ ■PK004 LEVEL 09 PARKING PLAN ■ ■PK005 PV LEVEL PLAN ■ ■PK006 BUILDING SECTIONS ■ ■CIVILC001 COVER SHEET ■ ■C002 CONSTRUCTION NOTES ■ ■C101 EXISTING CONDITIONS ■ ■C102 DEMOLITION PLAN ■ ■C103 SITE PLAN ■ ■C104 PRELIMINARY GRADING AND DRAINAGE PLAN ■ ■C105 PRELIMINARY UTILITY PLAN ■ ■C106 PRELIMINARY STORMWATER MGMT PLAN ■ ■C107 SIGHT DISTANCE TRIANGLES ■ ■C108 EROSION CONTROL PLAN ■ ■C109 STRIPING PLAN ■ ■C501 TYPICAL SECTIONS ■ ■C502 CONSTRUCTION DETAILS ■ ■C503 EROSION CONTROL DETAILS ■ ■C504 CLUEPRINT FOR A CLEANBAY ■ ■ 1 PD APPLICATION 06.07.242 PLAN CHECK RESPONSE 1 01.31.25
DRAWING
NO. DRAWING NAME
PD Application (06.07.2024)
Plan Check Response 1 (01.31.2025)
LANDSCAPEL001 COVER SHEET ■ ■L002 ILLUSTRATIVE SITE PLAN ■ ■L003 MATERIAL SCHEDULE & IMAGES ■ ■L004 TREE DISPOSITION PLAN - ZONE 1 ■ ■L005 TREE DISPOSITION PLAN - ZONE 2 ■ ■L006 TREE DISPOSITION PLAN - ZONE 3 ■ ■L007 TREE DISPOSITION PLAN - ZONE 4 ■ ■L101 LAYOUT & MATERIAL PLAN ■ ■L102 LAYOUT ENLARGEMENT ■ ■L201 GRADING & DRAINAGE PLAN ■ ■L301 TREE PLANTING PLAN ■ ■L302 UNDERSTORY PLANTING PLAN ■ ■L401 IRRIGATION NOTES ■ ■L402 IRRIGATION PLAN ■ ■L403 IRRIGATION DETAILS ■ ■L404 IRRIGATION DETAILS ■ ■L501 SECTIONS ■ ■L502 SECTIONS ■ ■L503 SECTIONS ■ ■L601 SITE PERSPECTIVES ■ ■L701 PUBLIC REALM IMPROVEMENTS ■ ■L702 PUBLIC REALM SIGNAGE ■ ■L703 BELMONT TRAIL AMENITIES ■ ■L704 BELMONT TRAIL AMENITIES ■ ■L705 BELMONT TRAIL AMENITIES ■ ■L706 BELMONT TRAIL AMENITIES ■ ■L707 BELMONT TRAIL AMENITIES ■ ■L708 BELMONT TRAIL AMENITIES ■ ■L709 BELMONT TRAIL AMENITIES ■ ■L710 BELMONT TRAIL AMENITIES ■ ■L711 BELMONT TRAIL AMENITIES ■ ■L712 BELMONT TRAIL AMENITIES ■ ■L713 BELMONT TRAIL AMENITIES ■ ■L714 BELMONT TRAIL AMENITIES ■ ■L715 PUBLIC REALM CONNECTIVITY ■ ■L716 PUBLIC REALM CONNECTIVITY ■ ■L717 PUBLIC REALM CONNECTIVITY ■ ■L718 PUBLIC REALM CONNECTIVITY ■ ■L719 PUBLIC REALM CONNECTIVITY ■ ■LIGHTINGE001 ELECTRICAL LIGHTING SITE PLAN ■ ■E003 ELECTRICAL SCHEDULE & LEGEND ■ ■E004 LIGHTING CUTSHEETS ■ ■MECHANICALM002 MECHANICAL ROOF PLAN - BUILDING 1 ■ ■M003 MECHANICAL ROOF PLAN - BUILDING 2 ■ ■FIRE PROTECTIONFP001 FIRE PROTECTION RISER DIAGRAM BUILDING 1 ■ ■FP002 FIRE PROTECTION RISER DIAGRAM BUILDING 2 ■ ■FP003 FIRE PROTECTION RISER DIAGRAM PARKING STRUCTURE ■ ■ 2 2
2 2
2 2
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FIRE SPRINKLER SYSTEM
FIRE PUMP SIZING CALCULATION
MINIMUM FIRE PUMP FLOW RATE SHALL BE DESIGNED TO COVER FIRE SPRINKLER DEMAND PLUS INSIDE HOSE STREAM ALLOWANCE. FIRE PUMP WILL BE SIZED TO PROVIDE 1000 GPM FLOW RATE AND 100 PSI DELIVERY PRESSURE AT ROOF CLASS I FIRE HOSE VALVE AS BASIC OF DESIGN.
FIRE PUMP WILL BE PROVIDED DEDICATED POWER SUPPLY FROM NORMAL POWER SOURCE AND STAND-BY POWER FROM EMERGENCY GENERATOR.
AUTOMATIC TRANSFER SWITCH WILL BE IN FIRE PUMP ROOM
REFERENCE TABLE FROM NFPA 13 FOR WATER DEMAND AND DURATION REFERENCE FIGURE FROM NFPA 13 FOR SPRINKLER DEMAND
PARKING STRUCTURE CODE ANALYSIS
PART 2: 2022 CALIFORNIA BUILDING CODE (CBC)
PART 3: 2022 CALIFORNIA ELECTRICAL CODE (CEC)
PART 4: 2022 CALIFORNIA MECHANICAL CODE (CMC)
PART 5: 2022 CALIFORNIA PLUMBING CODE (CPC)
PART 6: 2022 CALIFORNIA ENERGY CODE
PART 9: 2022 CALIFORNIA FIRE CODE (CFC)
PART 11: 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
PART 12: 2022 CALIFORNIA REFERENCE STANDARDS CODE
CALIFORNIA CODE OF REGULATIONS, TITLE 8 (CAL OSHA)
OTHER REGULATIONS
BAY AREA AIR QUALITY MANAGEMENT DISTRICT (BAAQMD)
CITY OF BELMONT MUNICIPAL CODES
CITY OF BELMONT ADOPTED CODES, REGULATIONS AND ZONING ORDINANCES CITY PLAN CHECK NO:
GOVERNING CODES
1301 SHOREWAY PROJECT CONSIST OF 9 STORY PARKING STRUCTURE - 442,690 GSF, 8 STORY BUILDING 1 - 270,446 GSF AND 7 STORY BUILDING 2 - 271,589 GSF.
BUILDING 1 AND BUILDING 2 FOR OFFICE, RESEARCH AND DEVELOPMENT, AND LABORATORY LIFE SCIENCE USE. OFFICE AREAS ARE CLASSIFIED AS LIGHT HAZARD. PARKING STRUCTURE IS CLASSIFIED AS ORDINARY HAZARD GROUP 1, FIRE PUMP AND JOCKEY PUMP SYSTEM WILL BE PROVIDED FOR EACH BUILDING.
PARKING BUILDING
8” OR 6” INCOMING FIRE PROTECTION WATER SUPPLY MAIN WILL PROVIDE TO FIRE PUMP ROOM FROM CAMPUS FIRE WATER LOOP. FIRE MAIN WILL DIRECT SUPPLY TO FIRE PUMP ROOM. A SINGLE FIRE
PUMP AND JOCKEY PUMP SYSTEM WILL BOOST FIRE WATER PRESSURE TO SERVE FIRE SPRINKLER SYSTEM. FIRE RISER IN STAIR 1 AND STAIR 2 SHALL BE COMBINATION SPRINKLER AND STANDPIPE SYSTEM SERVING BOTH FIRE SPRINKLER AND CLASS I HOSE VALVE IN STAIR. FIRE DEPARTMENT CONNECTION WILL BE PROVIDED NEAR ENTRANCE OF BUILDING. ON SITE FIRE HYDRANT WILL BE LOCATED WITHIN 100 FEET FROM FIRE DEPARTMENT CONNECTION OR DISTANCE REQUIRED BY AUTHORITY HAVING JURISDICTION.
BUILDING 1 & BUILDING 2
8” OR 6” INCOMING FIRE PROTECTION WATER SUPPLY MAIN WILL PROVIDE TO BUILDING FIRE PUMP ROOM FROM CAMPUS FIRE WATER LOOP. INCOMING FIRE MAIN WILL SUPPLY MAKEUP WATER TO UNDERGROUND FIRE WATER STORAGE TANK. FIRE PUMP ROOM WILL BE LOCATED ABOVE THE UNDERGROUND FIRE WATER STORAGE TANK. TURBINE FIRE PUMP SYSTEM WILL BE INSTALLED
DIRECTLY ABOVE FIRE WATER TANK WITH SUCTION SUMP AT THE BOTTOM OF FIRE WATER STORAGE TANK. TURBINE PUMP WILL BOOST REQUIRE PRESSURE TO SERVE FIRE SPRINKLER SYSTEM. FIRE RISER IN STAIR 1 AND STAIR 2 SHALL BE COMBINATION SPRINKLER AND STANDPIPE SYSTEM SERVING BOTH FIRE SPRINKLER AND CLASS I HOSE VALVE IN STAIR. FIRE DEPARTMENT CONNECTION WILL BE PROVIDED NEAR ENTRANCE OF EACH BUILDING. ON SITE FIRE HYDRANT WILL BE LOCATED WITHIN 150
FEET FROM FIRE DEPARTMENT CONNECTION OR DISTANCE REQUIRED BY AUTHORITY HAVING JURISDICTION.
FIRE WATER STORAGE TANK SIZING CALCULATION
PER NFPA 13, ORDINARY HAZARD GROUP STORAGE REQUIREMENT FOR 90 MINS DURATION IS 49500 GALLONS. OUR BASIS OF DESIGN WILL BE BASED ON 49500 GALLONS PER NFPA REQUIREMENT.
LOWER DURATION OF 60 MINS CAN BE USED IF SPRINKLER SYSTEM WATERFLOW ALARM DEVICE(S)
AND SUPERVISORY DEVICE(S) ARE ELECTRICALLY SUPERVISED, AND SUCH SUPERVISION IS MONITORED AT AN APPROVED CONSTANTLY ATTENDED LOCATION. WE WILL CONSULT WITH FIRE DEPARTMENT AND WILL PROVIDE ACCEPTABLE STORAGE CAPACITY FOR BUILDING 1 AND BUILDING 2. 9 2022 CALIFORNIA CODE OF REGULATIONS AS AMENDED BY THE STATE OF
CALIFORNIA AND ALL APPLICABLE CITY OF BELMONT ORDINANCES WILL BE
EMPLOYED DURING THIS PROJECT
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CONSULTANTS
STAMP
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PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
1/30/2025 11:34:25 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
CODE ANALYSIS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
GI101
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
387
Office/ Research/
Development/ Laboratories
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
1" = 30'-0"
1/30/2025 11:34:28 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
GENERAL PLAN
COMPLIANCE - PROGRAM
USE
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
GI201.1
SITE SITE
PROGRAM USE - EXISTING PROGRAM USE - PROPOSED
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
388
Planned Development (PD)
AN
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NO. C23107
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CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
1" = 30'-0"
1/30/2025 11:34:31 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
GENERAL PLAN
COMPLIANCE - ZONING
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
GI201.2
ZONING - EXISTING ZONING - PROPOSED
SITE SITE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
389
BAYSHORE 101 FWY
HOTEL
REDWOOD SHORES
LAGOON
PG&E
LAND
SEM LN. BELMONT
CREEK
NORTH
1 SCALE: 1/16" = 1'-0"
SITE PLAN - EXISTING
1301 SHOREWAY ROAD
SITE
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
1/16" = 1'-0"
1/30/2025 11:34:34 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PLAN - EXISTING
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS100
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
390
STREET VIEW OF EXISTING BUILDING
EXISTING BUILDING SURFACE PARKING LOT - LOOKING EAST
1,2,4
3 KEY PLAN
AERIAL VIEW OF SITE AND ADJACENT PROPERTY
LOOKING EAST
1 AERIAL VIEW OF SITE
SITE ENTRANCE OFF OF SHOREWAY THROUGH SEM LN - LOOKING EAST 2 STREET VIEW OF EXISTING BUILDING
SHOREWAY AND SEM LN INTERSECTION - LOOKING EAST
4 3
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NO. C23107
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STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
1/30/2025 11:34:40 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PHOTOS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS100.1
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
391
ADJACENT PROPERTY (HOTEL)
INTERSECTION OF SHOREWAY ROAD & SEM LANE -
LOOKING NORTH
VIEW OF (E) 4 STORY BUILDING
INTERSECTION OF SHOREWAY ROAD & SEM LANE -
LOOKING EAST
VIEW OF (E) 4 STORY BUILDING
END OF SEM LANE @ BELMONT CREEK - LOOKING SOUTH
VIEW OF BELMONT CREEK
END OF SEM LANE @ BELMONT CREEK - LOOKING NORTH
ADJACENT PROPERTY (CITY CORPORATION YARD)
END OF SEM LANE @ BELMONT CREEK - LOOKING WEST
VIEW OF (E) 4 STORY BUILDING
SITE ENTRANCE OFF OF SHOREWAY ROAD - LOOKING NORTH
VIEW OF ADJACENT PROPERTY (PG&E)
SITE ENTRANCE OFF OF SHOREWAY - LOOKING EAST
VIEW OF (E) 4 STORY BUILDING
EASTERNMOST CORNER OF PROPERTY AT TRAIL - LOOKING WEST
VIEW OF TRAIL + BELMONT CREEK
EASTERNMOST CORNER OF PROPERTY AT TRAIL -
LOOKING WEST
1,2
1 2 3
4 5 6
7 8 9
KEY PLAN
6,7
8,9
AN
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NO. C23107
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STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
1/30/2025 11:34:43 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PHOTOS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS100.2
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
3,4,5
392
US-101
SEM LANE
SHOREWAY ROAD
PGE SUBSTATION
TWIN DOLFIN DR.
(E) BUILDING
LIMIT OF BCDC
JURISDISCTION
(E) PRIMARY VEHICULAR CIRCULATION
BELMONT CREEK
BELMONT CREEK
AN
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NO. C23107
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CONSULTANTSSTAMPKEY PLAN
CLIENTPROJECTADDRESSPROJECT NO.SCALETITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600SAN JOSE, CA 95112408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.SAN FRANCISCO, CA 94108415.254.4652 SWA
415 MONTGOMERY ST, SUITE 300SAN FRANCISCO, CA 94104415.362.5025 EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.SAN FRANCISCO, CA 94105415.989.1004 KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550SAN JOSE, CA 95110833.917.7275 Watry Design, Inc.
1" = 30'-0"
6/4/2024 1:27:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt SITE PLAN - EXISTING CIRCULATION 1 SHOREWAY OWNER, LLC. c/o FOUR CORNER PROPERTIES 1301 SHOREWAY, BELMONT 1301 SHOREWAY ROAD, BELMONT, CA 94002 21198 AS100.3 1 PD APPLICATION 06.07.24
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
393
1 AE301.1 _________ UTILITY SERVICE
(2) 3000A UTILITY SERVICE
GENERATORS(1) 500MW UNIT
SHOREWAY ROAD
US-101
BUILDING 2
(7 STORY)
271,589 GSF
BUILDING 1
(8 STORY)
270,446 GSF
LOADING
BELMONT CREEK
BELMONT CREEK
PARKING STRUCTURE
(9 STORY)
441,280 GSF
RIDESHARE/SHUTTLE DROP-OFF
ENTER LOADING EXIT ENTER
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
0' SETBACK
12' LOUVER SCREEN
0' SETBACK
0' SETBACK
0' SETBACK
FIRE
ACCESS
LANE
21 CLASS 2 BIKE
RACKS (42 SPACES)
SPORT COURT
BOLLARDS
EXISTING BIKE REPAIR STATION TO REMAIN
SHIPPING RECEIVING MPOE
EMERGENCY ELEC MAIN ELEC BIKE STORAGE / SHOWERS FIRE COMMAND
FIRE PUMP
WOMENS
MENS
ELECTELE
LOBBY
LOBBY TENANT
AMENITY
TENANT
TENANT
AMENITY
TENANT
BIKE STORAGE /
SHOWERS
MENSWOMENS
TELE ELEC
SHIPPING RECEIVING
TENANT
MPOE
FIRE PUMP
FIRE COMMAND
MAIN ELEC
EMERGENCY ELEC
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING PUBLIC TRAIL ACCESS
EXISTING ADJACENT
PROPERTY ENTRANCE
GENERAL NOTE:PARKING STALLS PER CITY OF BELMONT ZONING ORDINANCE 8A2.3 IS AS BELOW:- UNISTALL: 8'-6" X 18'-0"- COMPACT STALL: 8'-0" X 16'-0" (LOCATED IN PARKING STRUCTURE; SEE SHEET PKA2.1)- PARALLEL PARKING STALL: 8'-0" X 22'-0"
LIMIT OF BCDC
JURISDISCTION
24' - 6" 292' - 2" 24' - 0" 100' - 7"
126' - 9" 26' - 0" 267' - 6" 32' - 0" 126' - 6" 33' - 0"
MAINTENANCE PATH
PROPOSED BELMONT CREEK TRAIL CONNECTING PATH
BELMONT CREEK TRAIL EDUCATIONAL SIGNAGEBELMONT CREEK TRAILPROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
BOLLARDS
150' - 0"
EXISTING FENCE TO BE REPLACED WITH NEW
36' - 6"
6' - 7"
5 CLASS 2 BIKE RACKS(10 SPACES)
9' - 0"
5' - 0"
PROPOSED BELMONT CREEK TRAIL CONNECTING PATH
PROPOSED BELMONT CREEK TRAIL CONNECTING PATH
6' - 6"
BASKETBALL
COURT
BOLLARDS
FLOW THROUGH PLANTER
MEADOW
PROMENADE
PLAZA
PLAZA
PLAZA
ALPINE
HILL
20 CLASS 2 BIKE RACKS
(40 SPACES)
6 5
3 6
6 6
4 6
6 6
6 6
6 6
6 3
6 FLOW THROUGH PLANTER
EXIT
SEM LANE
BOLLARDS
EXIT
TYP.
5' - 0"
TYP.
5' - 0"
7' - 3" 18' - 0" 24' - 0"
BOLLARDSBOLLARDS
UTILITY SERVICE
(2) 3000A
G
A
S
METER
GENERATORS
(2) 1.25MW
33' - 8"
26' - 0"
5' - 0"
SEPARATION GATE
2 AE301.2 _________
1 AE301.2 _________
RIDESHARE/SHUTTLE DROP-OFF
EAS
EM
E
NT
P.G. &
E.
30' RIG
HT
O
F
WAY
OVERHEADELECTRICALLINES
EASEMENT
P.G. &
E.
RIGHT
OF
WAY
P.G. &
E. CL
EARAN
C
E
ZON
E
12' LOUVER SCREEN
LOADING
GAS
METER GENERATORS
(2) 1.25MW
ENTER
287' - 0" 24' - 0" 123' - 6" 24' - 0" 21' - 3" 24' - 0" 99' - 0" 24' - 0" 27' - 7" 24' - 0"
TYP.
TY
18' - 0" P.
8' - 6"
8' - 6" 9' - 0" 12' - 0"
24' - 0"
TYP.
18' - 0"
24' - 0"
TYP.
18' - 0"
TYP.
8' - 6"
5' - 0"
12' - 0" 9' - 0"
5' - 0"
12' LOUVER SCREEN
15' - 0" 15' - 0"
SITE SIGNAGE
BELMONT CREEK TRAIL EDUCATIONAL SIGNAGE
BELMONT CREEK TRAIL EDUCATIONAL SIGNAGE
PUBLIC PARKING
TRAIL ACCESS
SEE LANDSCAPE DWGS, FOR SPORTS COURT FITNESS PROGRAMMING AND EQUIPMENT 6' - 0"
24' - 0"
5' - 0" 5' - 3"
21' - 7" 14' - 0"
FINAL WIDTH OF THE FIRE LANE TO BE DETERMINED IN COORDINATION WITH THE FIRE MARSHALL AND AHJ. COORDINATE WITH THE FIRE DEPARTMENT TO ENSURE AERIAL ACCESS TO THE BUILDINGS.
2 38' - 1"
7' - 2"
2 2
2 6' - 2"
2 5' - 0"
2 23' - 0"
2 6' - 0"
2 71' - 4"
2 PARKING
PUBLIC 2
68' - 9"
2 58' - 11"
2 76' - 2"
2 47' - 5"
2 73' - 11"
2 6' - 2"
2 2
PROPOSED ADA RAMP
2 2
2 2
2 PUBLIC ART SCULPTURE
BUILDING ENTRANCE / ACCESSGARAGE STRUCTURE ACCESSWASTE MANAGEMENT ACCESS
SITE PLAN LEGEND
ENTRANCE / EXIT DRIVELANDSCAPEHARDSCAPE (SEE LANDSCAPE ARCHITECT DRAWINGS FOR MORE DETAILED HARDSCAPE AND LANDSCAPE INFORMATION)BIORETENTION AREAASPHALT PAVING (SEE CIVIL DRAWINGS)PROPERTY LINELIMIT OF BCDC JURISDICTION 6 NUMBER OF PARKING STALLS
1 SCALE: 1" = 30'-0" SITE PLAN
PROJECT AREA TABULATION:NET LOT AREA: 6.913 ACRES (301,130 GSF)(E) BUILDING AREA TO DEMO: 148,919 GSFPROPOSED (N) BUILDING AREA: 542,035 GSFPROPOSED(N) F.A.R. 1.8FAA CEILING LIMIT 165' - 0" BUILDING 1LEVEL 1: 30,801 GSFLEVEL 2: 30,801 GSFLEVEL 3: 34,961 GSFLEVEL 4: 34,961 GSFLEVEL 5: 34,732 GSFLEVEL 6: 34,732 GSFLEVEL 7: 34,732 GSFLEVEL 8: 34,732 GSFTOTAL BUILDING 1: 270,452 GSF SURFACE PARKING COUNT:UNISTALL SPACES 81STANDARD ACCESSIBLE SPACES 5 VAN ACCESSIBLE SPACES
2 TOTAL: 88 STALLS SURFACE PUBLIC PARKING:UNISTALL PARKING (CREEK ACCESS) 4 VAN ACCESSIBLE (CREEK ACCESS) 1TOTAL: 05 STALLS AN
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CONSULTANTSSTAMPKEY PLAN
CLIENTPROJECTADDRESSPROJECT NO.SCALETITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600SAN JOSE, CA 95112408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.SAN FRANCISCO, CA 94108415.254.4652 SWA
415 MONTGOMERY ST, SUITE 300SAN FRANCISCO, CA 94104415.362.5025 EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.SAN FRANCISCO, CA 94105415.989.1004 KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550SAN JOSE, CA 95110833.917.7275 Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
2/3/2025 5:37:50 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt ARCHITECTURAL SITE PLAN 1 SHOREWAY OWNER, LLC. c/o FOUR CORNER PROPERTIES 1301 SHOREWAY, BELMONT 1301 SHOREWAY ROAD, BELMONT, CA 94002 21198 AS101 BUILDING 2 LEVEL 1: 37,134 GSF LEVEL 2: 37,134 GSF LEVEL 3: 39,463 GSF LEVEL 4: 39,463 GSF LEVEL 5: 39,463 GSF LEVEL 6: 39,463 GSF LEVEL 7: 39,463 GSF TOTAL BUILDING 2: 271,583 GSF TOTAL BLDG 1 & 2 AREA: 542,035 GSF TOTAL GARAGE AREA: 442,690 GSF TOTAL AREA OF DEVELOPMENT: 984,725 GSF 1 PD APPLICATION 06.07.242 PLAN CHECK RESPONSE 1 01.31.25 2 2
2 394
US-101
TRAIL
SEM LANE
PRIMARY BUILDING ENTRANCE
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
LOADING EXIT
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE
LOADING
SHOREWAY ROAD
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
UTILITY SERVICE
(2) 3000A
G
A
S
M
E
T
E
R
GENERATORS
(2) 1.25MW
GAS
METE
R GENERATORS
(2) 1.25MW
LOADING
24' - 0" 24' - 0" 24' - 0"
27' - 8"
33 ' -
2 "
UTILITY SERVICE
(2) 3000A UTILITY
SERVICE
GENERATORS
(1) 500MW UNIT
PEDESTRIAN CIRCULATION
BELMONT CREEK
BELMONT CREEK
FIRE ACCESS
LANE
23' - 0" 23' - 0"
AN
REN. 2/28/25
NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
1/30/2025 11:35:08 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PLAN - PEDESTRIAN
ACCESS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS102.1
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
395
US-101
TRAIL
SEM LANE
PRIMARY BUILDING ENTRANCE
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
LOADING EXIT
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE
LOADING
SHOREWAY ROAD
FIRE ACCESS LANE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
UTILITY SERVICE
(2) 3000A
G
A
S
M
E
T
E
R
GENERATORS
(2) 1.25MW
GAS
METE
R GENERATORS
(2) 1.25MW
LOADING
24' - 0" 24' - 0" 24' - 0"
27' - 8"
33 ' -
2 "
UTILITY SERVICE
(2) 3000A UTILITY
SERVICE
GENERATORS
(1) 500MW UNIT
BIKE CIRCULATION
BELMONT CREEK
BELMONT CREEK
BIKE RACKS
23' - 0" 23' - 0"
AN
REN. 2/28/25
NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
1/30/2025 11:35:18 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PLAN - BIKE ACCESS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS102.2
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
396
US-101
TRAIL
SEM LANE
PRIMARY BUILDING ENTRANCE
LOADING ACCESS
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
LOADING EXIT
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE
LOADING
SHOREWAY ROAD
FIRE ACCESS LANE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
UTILITY SERVICE
(2) 3000A
G
A
S
M
E
T
E
R
GENERATORS
(2) 1.25MW
GAS
METER GENERATORS
(2) 1.25MW
LOADING
24' - 0" 24' - 0" 24' - 0"
27' - 8"
33 ' -
2 "
UTILITY SERVICE
(2) 3000A UTILITY
SERVICE
GENERATORS
(1) 500MW UNIT
VEHICULAR CIRCULATION
BELMONT CREEK
BELMONT CREEK
23' - 0" 23' - 0"
AN
REN. 2/28/25
NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
1/30/2025 11:35:27 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PLAN - VEHICULAR
ACCESS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS102.3
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
397
US-101
TRAIL
SEM LANE
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
ENTER LOADING EXIT ENTER
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE
SHOREWAY ROAD
FIRE ACCESS LANE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXIT
EXIT
UTILITY SERVICE
(2) 3000A
G
A
S
M
E
T
E
R
GENERATORS
(2) 1.25MW
EAS
EM
E
NT
P.G. &
E. 30' RIGHT OF WAY
OVERHEAD
ELECTRICAL
LINES
EASEMENT P.G. & E. RIGHT OF WAY
P.G. &
E. CL
EARAN
C
E
ZON
E
GAS
METER GENERATORS
(2) 1.25MW
ENTER
1 5
'
-
0 "
1 5
'
-
0 "
NO STRUCTURES OR
PLANTINGS IN THE
CLEARANCE ZONE EXCEPT
AS APPROVED BY P.G. & E.
BELMONT CREEK
BELMONT CREEK
23' - 0" 23' - 0"
AN
REN. 2/28/25
NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
1/30/2025 11:35:38 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE EASEMENTS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS103
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
398
US
-
1 0
1 TRAIL
SEM LANE
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
ENTER LOADING EXIT ENTER
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE EXISTING ADJACENT
PROPERTY ENTRANCE
S
HOREWAY
ROAD
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXIT
EXIT
UTILITY SERVICE
(2) 3000A
GAS
METER
GENERATORS
(2) 1.25MW
TYP.
18' - 0"
TYP. 8' -
6"
TYP. 5' - 0
"
1 2
'
-
0 "
9 '
-
0 "
39 STALLS
12,370 SF
0.28 ACRES
11 STALLS
4,480 SF
0.1 ACRES
43 STALLS
19,606 SF
0.45 ACRES
EASEMENT
P.G. & E. 30' RIGHT OF WAY
OVERHEADELECTRICALLINES
EASEMENT
P.G. & E. RIGHT OF WAY
P.G. & E. CLEARANCE ZONE
GAS
METER GENERATORS
(2) 1.25MW
E
N
T
E
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24 '
-
0 "
24' - 0"
TYP.
TY18' - 0" P. 8' - 6
"
9' - 0" 12' - 0"
TYP.
8' - 6"
24' - 0"
TY
P. 18' - 0
"
24' - 0" 24' - 0" 24' - 0"
TYP.
18' - 0"
TYP. 8' - 6"
5' - 0"
15' - 0"
15' - 0"
UTILITY SERVICE
(2) 3000A UTILITY SERVICE
GENERATORS(1) 500MW UNIT
5' -
0"
8' -
6"
8' -
6"
5' -
0"
5 '
-
0"
8 '
-
6"
PUBLIC
PARKING
TRAIL
ACCESS 12' - 0"
5 '
-
0"
BELMONT CREEK
BELMONT CREEK
FIRE ACCESS LANE
2 23' -
0"
2 PARKING PUBLIC
2 AN
REN. 2/28/25
NO. C23107
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CONSULTANTSSTAMPKEY PLAN
CLIENTPROJECTADDRESSPROJECT NO.SCALETITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600SAN JOSE, CA 95112408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.SAN FRANCISCO, CA 94108415.254.4652 SWA
415 MONTGOMERY ST, SUITE 300SAN FRANCISCO, CA 94104415.362.5025 EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.SAN FRANCISCO, CA 94105415.989.1004 KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550SAN JOSE, CA 95110833.917.7275 Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
2/5/2025 5:44:24 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt SURFACE PARKING 1 SHOREWAY OWNER, LLC. c/o FOUR CORNER PROPERTIES 1301 SHOREWAY, BELMONT 1301 SHOREWAY ROAD, BELMONT, CA 94002 21198 AS104 1 PD APPLICATION 06.07.24 2 PLAN CHECK RESPONSE 1 01.31.25
SURFACE PARKING COUNT:UNISTALL SPACES 81STANDARD ACCESSIBLE SPACES 5VAN ACCESSIBLE SPACES 2TOTAL: 88 STALLS SURFACE PUBLIC PARKING:UNISTALL PARKING (CREEK ACCESS) 4 VAN ACCESSIBLE (CREEK ACCESS) 1TOTAL: 05 STALLS 2 2
399
US
-
1 0
1 TRAIL
SEM LANE
349 SF
FIRE COMMAND
412 SF
FIRE COMMAND
FIRE COMMAND CENTER
20' FIRE ACCESS LANE
AERIAL APPARATUS ACCESS ROAD
CLASS 1 STANDPIPE HOSE CONNECTION
FIRE DEPARTMENT CONNECTION
PRIMARY ACCESS ROUTE
SECONDARY ACCESS ROUTE
BUILDING 1 & 2 FIRE/LIFE SAFETY FEATURES:
- HIGH-RISE BUILDING CLASSIFICATION (CBC 403.1).
- TYPE IB CONSTRUCTION (CBC 403.2).
- NFPA 13 AUTOMATIC SPRINKLER SYSTEM (CBC 403.3).
- SECONDARY WATER SUPPLY (CBC 403.3.3).
- FIRE PUMP ROOM (CBC 403.3.4).
- FIRE ALARM SYSTEM (CBC 403.4.2).
- VOICE/ALARM COMMUNICATION SYSTEM (CBC 403.4.4).
- CLASS I AUTOMATIC-WET STANDPIPE SYSTEM (CBC 403.4.3)
- EMERGENCY RESPONDER RADIO COVERAGE (CBC 403.4.5).
- FIRE COMMAND CENTER (CBC 403.4.6).
- FLOOR SMOKE CONTROL SYSTEM (CBC 403.4.7).
- STANDBY AND EMERGENCY POWER (CBC 403.4.8.3 & 403.4.8.4). - SMOKEPROOF ENCLOSURES (CBC 403.5.4).
- LUMINOUS EGRESS PATH MARKINGS (CBC 403.5.5).
- ELEVATOR HOISTWAY OPENING PROTECTION (CBC 403.6).
OPEN PARKING GARAGE FIRE/LIFE SAFETY FEATURES:
- TYPE IB CONSTRUCTION.
- NFPA 13 AUTOMATIC SPRINKLER SYSTEM WITH HYDRAULIC
DESIGN ENHANCEMENT TO ORDINARY HAZARD, GROUP II.
- SPRINKLER MONITORING SYSTEM.
- FIRE PUMP.
- CLASS I MANUAL-WET STANDPIPE SYSTEM.
- EMERGENCY RESPONDER RADIO COVERAGE.
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
DESIGNED FOR 65,000 LBS
ALTERNATE MEANS & METHODS DESCRIPTION:
THE EQUIVALENT LEVEL OF PROTECTION WILL BE PROVIDED BY ADDING CLASS I STANDPIPE HOSE CONNECTIONS THROUGHOUT THE COMPLEX, SO THAT ALL PORTIONS OF THE EXTERIOR WALLS OF ALL THREE BUILDINGS ARE WITHIN 150-FEET OF A STANDPIPE OR A FIRE ACCESS ROAD.
THE PARKING GARAGE SPRINKLER/STANDPIPE SYSTEM HAS ENHANCEMENT(S) TO INCREASE THE RELIABILITY AND EFFECTIVENESS OF THE SYSTEM, THEREBY OMITTING THE NEED FOR LADDER ACCESS FOR A LOW OCCUPANT LOAD BUILDING.
FH
FH
FIRE HYDRANT
UTILITY SERVICE
(2) 3000A
LIMIT OF BCDC
JURISDISCTION
ENTER LOADING EXIT ENTER
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE
20' - 0"
S
HOREWAY
ROAD
FIRE ACCESS LANE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
FH
FH
FH
FH
FH
FH
PROPOSED FIRE
HYDRANT
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE
HYDRANT
PROPOSED
FIRE HYDRANT
EXISTING FIRE
HYDRANT
EXIT
EXIT
GAS
METER
GENERATORS
(2) 1.25MW
DESIGN
ED
FOR
65,000
LBS
GAS
METER GENERATORS
(2) 1.25MW
E
N
T
E
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14' - 0" 150' - 1"
STAND PIPE STAND PIPE
STAND PIPE
STAND PIPE
STAND PIPE
STAND PIPE
STAND PIPE
125' - 6"
58' - 6" 86' - 6"
140' - 0" 145' - 0"
149' - 3"
52' - 0"
111' - 6"
56' - 0"
98' - 6"
108' - 6" 132' - 6" 122' - 6"
108' - 5"
143' - 0"
114' - 6"
85' - 6"
100' - 0"
140' - 0"
26' - 5" 24' - 0"
15' - 3"
22' - 11"
12' - 7"22' - 7"
12' - 0"
19' - 6"
149' - 3"
15' MIN
30' MAX
20' - 0"
234 SF
FIRE COMMAND
UTILITY SERVICE
(2) 3000A UTILITY
SERVICE
GENERATORS
(1) 500MW UNIT
BELMONT CREEK
BELMONT CREEK
23' - 0"
FINAL WIDTH OF THE FIRE LANE TO BE
DETERMINED IN COORDINATION WITH THE
FIRE MARSHALL AND AHJ. COORDINATE
WITH THE FIRE DEPARTMENT TO ENSURE
AERIAL ACCESS TO THE BUILDINGS.
2 AN
REN. 2/28/25
NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
1/30/2025 12:28:56 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PLAN - FIRE ACCESS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS105
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
400
US-101
TRAIL
SEM LANE
PRIMARY BUILDING ENTRANCE
LOADING ACCESS
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
ENTER LOADING EXIT ENTER
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE
LOADING
SHOREWAY ROAD
FIRE ACCESS LANE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXIT
EXIT
UTILITY SERVICE
(2) 3000A
G
A
S
M
E
T
E
R
GENERATORS
(2) 1.25MW
GAS
METER GENERATORS
(2) 1.25MW
ENTER
LOADING
24 '
-
0 "
24' - 0"
24' - 0" 24' - 0" 24' - 0"
27' - 8"
33 ' -
2 "
UTILITY SERVICE
(2) 3000A UTILITY
SERVICE
GENERATORS
(1) 500MW UNIT
BELMONT CREEK
BELMONT CREEK
23' - 0" 23' - 0"
AN
REN. 2/28/25
NO. C23107
R
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C
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A
OF
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FO
AI
C
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
1/30/2025 11:36:09 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PLAN - LOADING
ACCESS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS106
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
401
US-101
TRAIL
SEM LANE
PRIMARY ACCESS ROUTE
WASTE MANAGEMENT ACCESS
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
ENTER LOADING EXIT ENTER
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE
SHOREWAY ROAD
FIRE ACCESS LANE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXIT
EXIT
UTILITY SERVICE
(2) 3000A
G
A
S
M
E
T
E
R
GENERATORS
(2) 1.25MW
GAS
METER GENERATORS
(2) 1.25MW
ENTER
11' - 0"
1 8
' -
9 "
35' - 7"
37' - 9"
43' - 9"
11' - 0"
14' - 5"
UTILITY SERVICE
(2) 3000A UTILITY
SERVICE
GENERATORS
(1) 500MW UNIT
BELMONT CREEK
BELMONT CREEK
23' - 0"
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PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
1/30/2025 11:36:18 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE PLAN - WASTE
MANAGEMENT ACCESS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AS107
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
402
US
-
1 0
1 TRAIL
SEM LANE
OUTLINE OF BUILDING ABOVE
OUTLINE OF BUILDING ABOVE
LIMIT OF BCDC
JURISDISCTION
ENTER LOADING EXIT ENTER
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE EXISTING ADJACENT
PROPERTY ENTRANCE
LOADING
S
HOREWAY
ROAD
FIRE ACCESS LANE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXIT
EXIT
UTILITY SERVICE
(2) 3000A
GAS
METER
GENERATORS
(2) 1.25MW
GAS
METER GENERATORS
(2) 1.25MW
E
N
T
E
R
LOADING
24' - 0"
24 '
-
0 "
24' - 0" 24' - 0"
24' - 0"
UTILITY SERVICE
(2) 3000A UTILITY SERVICE
GENERATORS(1) 500MW UNIT
BELMONT CREEK
BELMONT CREEK 23' - 0" 23' - 0"
SIGNAGE TYPE
PRELIMINARY SIGNAGE PLAN LEGEND
SYMBOL DIMENSIONS MATERIAL FONT LIGHTING
BELMONT CREEK TRAIL EDUCATIONAL SIGNAGEBELMONT CREEK TRAIL WAYFINDING/ DIRECTIONAL SIGNAGEPUBLIC ART SCULPTUREPRIMARY CAMPUS MONUMENT SIGNSECONDARY CAMPUS MONUMENT SIGNBUILDING MONUMENT SIGN
ADDITIONAL NOTES
TO INCLUDE TENANT NAMES TO INCLUDE WAYFINDING INFORMATION TENANT SIGN:a. SUSPENDED BELOW SOFFITb. ON ROOFc. ON BLDG ENTRY CANOPY GENERAL NOTES: 1. ALL EXISTING SIGNAGE ON THE PROPERTY SHALL BE REMOVED AND REPLACED WITH NEW SIGNAGE.2. ALL REQUIRED CODE-COMPLIANT SIGNAGE SHALL BE PROVIDED AS SPECIFIED.3. ADDITIONAL SUPPLEMENTARY WAYFINDING SIGNAGE WILL BE INCLUDED IN THE DEFERRED MASTER SIGNAGE PROGRAM APPLICATION. 4. PROPOSED SIGNAGE MUST NOT OBSTRUCT VEHICULAR SIGHT TRIANGLES WHERE APPLICABLE.
INT/EXT LED
COMPOSITE/METAL/WOOD/CONCRETE INT/EXT LEDCOMPOSITE/METAL/WOOD/CONCRETE N/AN/A
COMPOSITE/METAL/WOOD/CONCRETECOMPOSITE/METAL/WOOD/CONCRETE
INT/EXT LED
APPROX. 4'-0"
HT.
APPROX. 6'-0"
HT.
APPROX. 8'-0"
HT.
PRIMARY BUILDING ENTRANCE
APPROX. 9'-0"
HT.
APPROX. 6'-0"
HT.
COMPOSITE/METAL/WOOD/CONCRETECOMPOSITE/METAL/WOOD/CONCRETE
VARIES, SEE ELEVATIONS
TBD TBD N/A INT/EXT LED
N/A N/A N/A N/A
SANS SERIFSANS SERIFSANS SERIFSANS SERIFSANS SERIFSANS SERIF
INT/EXT LED
64 SF
APPROX.
TOTAL AREA
32 SFN/AN/A72 SF72 SF290 SF
APPROX. TOTAL SF: 1850 SF
INDIVIDUAL
AREA
QTY.
N/AN/A
N/AN/A2221
16 SF36 SF
64 SF
36 SF
2 145 SF
a. 3b. 3c. 4
a. 552 SFb. 648 SFc. 120 SF
a. 184b. 216c. 30
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CLIENTPROJECTADDRESSPROJECT NO.SCALETITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600SAN JOSE, CA 95112408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.SAN FRANCISCO, CA 94108415.254.4652 SWA
415 MONTGOMERY ST, SUITE 300SAN FRANCISCO, CA 94104415.362.5025 EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.SAN FRANCISCO, CA 94105415.989.1004 KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550SAN JOSE, CA 95110833.917.7275 Watry Design, Inc.
NORTH
B1 B2
GARAGE
1" = 30'-0"
2/20/2025 4:42:31 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt SITE PLAN - SIGNAGE AND PUBLIC ART 1 SHOREWAY OWNER, LLC. c/o FOUR CORNER PROPERTIES 1301 SHOREWAY, BELMONT 1301 SHOREWAY ROAD, BELMONT, CA 94002 21198 AS108 2 PLAN CHECK RESPONSE 1 01.31.25 21/30/2025 11:37:51 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt SF SFSF 403
1-2
A-2
2-2
B-2
C-2
D-2
3-2 4-2 5-2 6-2 7-2 8-2 9-2 10-2
1-1
2-1
3-1
4-1
5-1
6-1
7-1
8-1
A-1
B-1
C-1
D-1
SHIPPING
RECEIVING
MPOE
EMERGENCY ELEC
MAIN ELEC
SHIPPING
RECEIVING
FIRE PUMP
MPOE
412 SF
FIRE COMMAND
SERV ELEV
ALL GENDER
VEST
TENANT
TENANT
TENANT
AMENITY
LOBBY
JAN
VEST
ALL GENDER
349 SF
FIRE COMMAND
TENANT FIRE PUMP
TENANT
TENANT
AMENITY
LOBBY
WOMENS
MENS
SERV ELEV
PASSENGER ELEV
JAN
SERV ELEV
PASSENGER ELEV
WOMENS
MENS
VEST.
44' - 0" 44' - 0" 44' - 0"
33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 44' - 0" 44' - 0" 44' - 0"
TELE
ELEC
BIKE STORAGE /
SHOWERS
BIKE STORAGE /
SHOWERS
(41) CLASS 1
LONG TERM
BIKES
(41) CLASS 1
LONG TERM
BIKES
MAIN ELEC
EMERGENCY ELEC
STOR.
VEST
UTILITY SERVICE
(2) 3000A
GAS
METER
GENERATORS
(2) 1.25MW
GAS
METER
GENERATORS
(2) 1.25MW
ELEV.
ELEV.
ELEV.
ELEV.
VEST.
VEST.
SERV. EEV.
VEST.
STAIR
STAIR
STAIR
STAIR
VEST. STAIR
ELEV. VEST.
ELEC
TELE
ENTRANCE CANOPY ABOVE
OUTLINE OF LEVEL 3
ENTRANCE
CANOPY ABOVE
ENTRANCE CANOPY ABOVE
ENTRANCE CANOPY ABOVE
OUTLINE OF LEVEL 3
33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 15' - 3"
22' - 11"
12' - 7" 22' - 7"
SEE SHEET PKA2.1 FOR FIRE COMMAND
IN THE PARKING STRUCTURE
12' - 0"
19' - 6"
234 SF
FIRE COMMAND
PROJECT AREA TABULATION:
NET LOT AREA: 6.913 ACRES (301,130 GSF)
(E) BUILDING AREA TO DEMO: 148,919 GSF
PROPOSED (N) BUILDING AREA: 542,035 GSF
PROPOSED(N) F.A.R. 1.8
FAA CEILING LIMIT 165' - 0"
BUILDING 1
LEVEL 1: 30,801 GSF
LEVEL 2: 30,801 GSF
LEVEL 3: 34,961 GSF
LEVEL 4: 34,961 GSF
LEVEL 5: 34,732 GSF
LEVEL 6: 34,732 GSF
LEVEL 7: 34,732 GSF
LEVEL 8: 34,732 GSF
TOTAL BUILDING 1: 270,452 GSF
BUILDING 1 - LEVEL 1
BUILDING 2 - LEVEL 1
BUILDING 2
LEVEL 1: 37,134 GSF
LEVEL 2: 37,134 GSF
LEVEL 3: 39,463 GSF
LEVEL 4: 39,463 GSF
LEVEL 5: 39,463 GSF
LEVEL 6: 39,463 GSF
LEVEL 7: 39,463 GSF
TOTAL BUILDING 2: 271,583 GSF
TOTAL BLDG 1 & 2 AREA: 542,035 GSF
TOTAL GARAGE AREA: 442,690 GSF
TOTAL AREA OF DEVELOPMENT: 984,725 GSF
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/16" = 1'-0"
1/30/2025 11:36:51 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt FLOOR PLAN - LEVEL 1
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE101.1
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
404
1 -2
A-2
2-2
B-2
C-2
D-2
3-24-25-26-27-28-29-2 10-2
1-1
2-1
3-1
4-1
5-1
6-1
7-1
8-1
A-1
B-1
C-1
D-1
ELEV. LOBBY
T
E
L
E
ELEC
PASSENGER ELEV.
ELEV. VEST.
MENS
WOMENS
VEST.
SERV. ELEV.
VEST.
VEST.
MENS
WOMENS
JAN
ELEV. VEST.
ELEC
TELE
VEST.
ELEV. VEST.
TENANT ELEV. LOBBY
TENANT
44 '
-
0 "
44 '
-
0 "
44 '
-
0 "
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 44' - 0" 44' - 0" 44' - 0"
STAIR
SERV. ELEV.
SERV. ELEV. ELEV.
STAIR
PASSENGER ELEV.
ELEV.
STAIR
VEST.
SERV. ELEV.
ELEV.
ELEV.
STAIR
ELEV. VEST.
SHAFT
SHAFT
SHAFT
SHAFT
OUTLINE OF LEVEL 3
OUTLINE OF LEVEL 3
BUILDING 1 - LEVEL 2
BUILDING 2 - LEVEL 2
PROJECT AREA TABULATION:
NET LOT AREA: 6.913 ACRES (301,130 GSF)
(E) BUILDING AREA TO DEMO: 148,919 GSF
PROPOSED (N) BUILDING AREA: 542,035 GSF
PROPOSED(N) F.A.R. 1.8
FAA CEILING LIMIT 165' - 0"
BUILDING 1
LEVEL 1: 30,801 GSF
LEVEL 2: 30,801 GSF
LEVEL 3: 34,961 GSF
LEVEL 4: 34,961 GSF
LEVEL 5: 34,732 GSF
LEVEL 6: 34,732 GSF
LEVEL 7: 34,732 GSF
LEVEL 8: 34,732 GSF
TOTAL BUILDING 1: 270,452 GSF
BUILDING 2
LEVEL 1: 37,134 GSF
LEVEL 2: 37,134 GSF
LEVEL 3: 39,463 GSF
LEVEL 4: 39,463 GSF
LEVEL 5: 39,463 GSF
LEVEL 6: 39,463 GSF
LEVEL 7: 39,463 GSF
TOTAL BUILDING 2: 271,583 GSF
TOTAL BLDG 1 & 2 AREA: 542,035 GSF
TOTAL GARAGE AREA: 442,690 GSF
TOTAL AREA OF DEVELOPMENT: 984,725 GSF
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/16" = 1'-0"
1/30/2025 11:37:06 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt FLOOR PLAN - LEVEL 2
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE101.2
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
405
1 -2
A-2
2-2
B-2
C-2
D-2
3-24-25-26-27-28-29-2 10-2
1-1
2-1
3-1
4-1
5-1
6-1
7-1
8-1
A-1
B-1
C-1
D-1
44 '
-
0 "
44 '
-
0 "
44 '
-
0 "
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
44' - 0" 44' - 0" 44' - 0"
33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" ELEV. LOBBY
TELE
ELEC
PASSENGER ELEV
ELEV. VEST.
MENS
WOMENS
VEST.
SERV. ELEV.
VEST.
VEST.
MENS
WOMENS
JAN
ELEV. VEST.
ELEC
TELE
VEST.
ELEV. VEST.
TENANT ELEV. LOBBY
TENANT
STAIR
SERV. ELEV.
SERV. ELEV. ELEV.
STAIR
PASSENGER ELEV.
ELEV.
STAIR
VEST.
SERV. ELEV.
ELEV.
ELEV.
ELEV. VEST.
BALCONY
BALCONY
BALCONY
SHAFT
SHAFT
SHAFT
SHAFT
BUILDING 1 - LEVELS 3 -4
BUILDING 2 - LEVELS 3 -4
PROJECT AREA TABULATION:
NET LOT AREA: 6.913 ACRES (301,130 GSF)
(E) BUILDING AREA TO DEMO: 148,919 GSF
PROPOSED (N) BUILDING AREA: 542,035 GSF
PROPOSED(N) F.A.R. 1.8
FAA CEILING LIMIT 165' - 0"
BUILDING 1
LEVEL 1: 30,801 GSF
LEVEL 2: 30,801 GSF
LEVEL 3: 34,961 GSF
LEVEL 4: 34,961 GSF
LEVEL 5: 34,732 GSF
LEVEL 6: 34,732 GSF
LEVEL 7: 34,732 GSF
LEVEL 8: 34,732 GSF
TOTAL BUILDING 1: 270,452 GSF
BUILDING 2
LEVEL 1: 37,134 GSF
LEVEL 2: 37,134 GSF
LEVEL 3: 39,463 GSF
LEVEL 4: 39,463 GSF
LEVEL 5: 39,463 GSF
LEVEL 6: 39,463 GSF
LEVEL 7: 39,463 GSF
TOTAL BUILDING 2: 271,583 GSF
TOTAL BLDG 1 & 2 AREA: 542,035 GSF
TOTAL GARAGE AREA: 442,690 GSF
TOTAL AREA OF DEVELOPMENT: 984,725 GSF
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/16" = 1'-0"
1/30/2025 11:37:24 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt FLOOR PLAN - LEVELS 3 - 4
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE101.3
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
406
1 -2
A-2
2-2
B-2
C-2
D-2
3-24-25-26-27-28-29-2 10-2
44' - 0" 44' - 0" 44' - 0"
33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" 33' - 0" ELEV. LOBBY
TELE
ELEC
PASSENGER ELEV
ELEV. VEST.
MENS
WOMENS
VEST.
SERV. ELEV.
VEST.
TENANT
STAIR
VEST.
SERV. ELEV.
ELEV.
ELEV.
ELEV. VEST.
BALCONY
BALCONY
SHAFT
SHAFT
1-1
2-1
3-1
4-1
5-1
6-1
7-1
8-1
A-1
B-1
C-1
D-1
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
33' - 0"
44 '
-
0 "
44 '
-
0 "
44 '
-
0 "
BALCONY
VEST.
MENS
WOMENS
JAN
ELEV. VEST.
ELEC
TELE
VEST.
ELEV. VEST.
TENANT ELEV. LOBBY
STAIR
SERV. ELEV.
SERV. ELEV. ELEV.
STAIR
PASSENGER ELEV
ELEV.
BALCONY
SHAFT
SHAFT
BUILDING 1 - LEVELS 5 -8
BUILDING 2 - LEVELS 5 -7
PROJECT AREA TABULATION:
NET LOT AREA: 6.913 ACRES (301,130 GSF)
(E) BUILDING AREA TO DEMO: 148,919 GSF
PROPOSED (N) BUILDING AREA: 542,035 GSF
PROPOSED(N) F.A.R. 1.8
FAA CEILING LIMIT 165' - 0"
BUILDING 1
LEVEL 1: 30,801 GSF
LEVEL 2: 30,801 GSF
LEVEL 3: 34,961 GSF
LEVEL 4: 34,961 GSF
LEVEL 5: 34,732 GSF
LEVEL 6: 34,732 GSF
LEVEL 7: 34,732 GSF
LEVEL 8: 34,732 GSF
TOTAL BUILDING 1: 270,452 GSF
BUILDING 2
LEVEL 1: 37,134 GSF
LEVEL 2: 37,134 GSF
LEVEL 3: 39,463 GSF
LEVEL 4: 39,463 GSF
LEVEL 5: 39,463 GSF
LEVEL 6: 39,463 GSF
LEVEL 7: 39,463 GSF
TOTAL BUILDING 2: 271,583 GSF
TOTAL BLDG 1 & 2 AREA: 542,035 GSF
TOTAL GARAGE AREA: 442,690 GSF
TOTAL AREA OF DEVELOPMENT: 984,725 GSF
AN
REN. 2/28/25
NO. C23107
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CONSULTANTS
STAMP
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CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/16" = 1'-0"
1/30/2025 11:37:38 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt FLOOR PLAN - LEVELS 5 - 8
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE101.4
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
407
1-2
A-2
2-2
B-2
C-2
D-2
3-2 4-2 5-2 6-2 7-2 8-2 9-2 10-2
SEE MECHANICAL ROOF PLAN FOR
EQUIPMENT LAYOUT
18' HEIGHT PERFORATED METAL SCREEN
SINGLE PLY ROOFING MEMBRANE
MECHANICAL
PENTHOUSE
5' HEIGHT PARAPET WALL AT EXTERIOR, TYP.
2' - 9" HEIGHT PARAPET WALL, TYP.
5' HEIGHT
PARAPET WALL AT
EXTERIOR, TYP.
2' - 9" HEIGHT
PARAPET
WALL, TYP.
5' HEIGHT PARAPET WALL AT EXTERIOR, TYP.
2' - 9" HEIGHT PARAPET WALL, TYP.
5' HEIGHT PARAPET WALL AT EXTERIOR, TYP.
2' - 9" HEIGHT PARAPET WALL, TYP.
ELEV. LOBBY
ELEC
ELEC
ELEV. OVERRUN
VEST.
STAIR SERV. ELEV.
SERV. ELEV.
ELEV.
ELEV.
ELEV. VEST.
SHAFT
SHAFT
1-1
2-1
3-1
4-1
5-1
6-1
7-1
8-1
A-1
B-1
C-1
D-1
SEE MECHANICAL ROOF PLAN FOR
EQUIPMENT LAYOUT
18' HEIGHT PERFORATED METAL SCREEN
SINGLE PLY ROOFING MEMBRANE
5' HEIGHT PARAPET WALL AT EXTERIOR, TYP.
MECHANICAL
PENTHOUSE
2' - 9" HEIGHT PARAPET WALL, TYP.
STOR.
ELEC
VEST.
ELEV. VEST.
ELEV. LOBBY
SERV. ELEV.
SERV. ELEV. ELEV.
STAIR
ELEV. OVERRUN
IDF
SHAFT
SHAFT
5' HEIGHT PARAPET WALL AT EXTERIOR, TYP.
2' - 9" HEIGHT PARAPET WALL, TYP.
5' HEIGHT PARAPET WALL AT EXTERIOR, TYP.
2' - 9" HEIGHT PARAPET WALL, TYP.
BUILDING 1 - ROOF LEVEL
BUILDING 2 - ROOF LEVEL
PROJECT AREA TABULATION:
NET LOT AREA: 6.913 ACRES (301,130 GSF)
(E) BUILDING AREA TO DEMO: 148,919 GSF
PROPOSED (N) BUILDING AREA: 542,035 GSF
PROPOSED(N) F.A.R. 1.8
FAA CEILING LIMIT 165' - 0"
BUILDING 1
LEVEL 1: 30,801 GSF
LEVEL 2: 30,801 GSF
LEVEL 3: 34,961 GSF
LEVEL 4: 34,961 GSF
LEVEL 5: 34,732 GSF
LEVEL 6: 34,732 GSF
LEVEL 7: 34,732 GSF
LEVEL 8: 34,732 GSF
TOTAL BUILDING 1: 270,452 GSF
BUILDING 2
LEVEL 1: 37,134 GSF
LEVEL 2: 37,134 GSF
LEVEL 3: 39,463 GSF
LEVEL 4: 39,463 GSF
LEVEL 5: 39,463 GSF
LEVEL 6: 39,463 GSF
LEVEL 7: 39,463 GSF
TOTAL BUILDING 2: 271,583 GSF
TOTAL BLDG 1 & 2 AREA: 542,035 GSF
TOTAL GARAGE AREA: 442,690 GSF
TOTAL AREA OF DEVELOPMENT: 984,725 GSF
AN
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PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/16" = 1'-0"
1/30/2025 11:37:51 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
FLOOR PLAN - ROOF
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE101.5
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
408
1 VISION GLASS A
2 SPANDREL GLASS A
3 VISION GLASS B
4 SPANDREL GLASS B
5 ALUMINIUM FINS
6 7
ALUMINIUM COLUMN
COVER
PERFORATED METAL
PANEL
ARCHITECTURAL
CONCRETE CASTIN-PLACE
8 ARCHITECTURAL
LOUVER SCREEN
12 SHADOW BOX
PANEL
9 11
ALUMINIUM
COMPOSITE WALL
PANEL-ANODIZED
FINISH
10 ALUMINIUM
COMPOSITE PANEL
SOFFIT
SITE ELEVATION 1 - LOOKING EAST AT BUILDING 1 AND GARAGE SITE ELEVATION 2 - LOOKING SOUTH AT BUILDING 1 AND 2
B1
B2
G
1 32 4 5 6 12
1 2 3 4 6 5 12 9
9 1
1" = 20' - 0"
SURFACE PARKING BUILDING 2 PROMENADE / PLAZA BUILDING 1 SURFACE PARKING
BELMONT
CREEK
8 7
SEM LN. BUILDING 1 PARKING GARAGE
SERVICE/LOADING
11 11 12 12
12 11
BIRD-SAFE BUILDING TREATMENTS
1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE GLAZING. NON REFLECTIVE GLAZING IS HIGH-PERFORMANCE TO MEET T24 ENERGY REQUIREMENTS.
2. EXTERIOR GLAZING SYSTEM UTILIZES SPANDREL GLAZING TO VARIEGATE EXTERIOR APPEARANCE.
3. MULLION EXTENSIONS ARE INCLUDED TO CREATE PATTERNS THAT BREAK UP THE EXTERIOR EXPANSE OF GLASS.
4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED.
5. LEVELS ONE AND TWO ARE RECESSED FROM THE UPPER FLOORS.
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
12" = 1'-0"
1/30/2025 11:38:01 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
SITE ELEVATIONS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE211
2 1
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
409
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 8
112' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 1 ROOF
LEVEL
128' - 0"
BUILDING 1 T.O. MECH
SCREEN
144' - 0"
(DATUM + 12' - 0")
NAV 88
BUILDING 1 T.O.
PARAPET
133' - 0"
TENANT SIGNAGE TO BE ANCHORED
AND SUSPENDED BELOW THE SOFFIT 2
S I G N A G E 2 6' - 0"
36' - 0"
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 8
112' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 1 ROOF
LEVEL
128' - 0"
BUILDING 1 T.O. MECH
SCREEN
144' - 0"
OBLIQUE VIEW (DATUM + 12' - 0")
NAV 88
BUILDING 1 T.O.
PARAPET
133' - 0"
1 VISION GLASS A
2 SPANDREL GLASS A
3 VISION GLASS B
4 SPANDREL GLASS B
5 ALUMINIUM FINS
6 7
ALUMINIUM COLUMN
COVER
PERFORATED METAL
PANEL
ARCHITECTURAL
CONCRETE CASTIN-PLACE
8 ARCHITECTURAL
LOUVER SCREEN
12 SHADOW BOX
PANEL
9 11
ALUMINIUM
COMPOSITE WALL
PANEL-ANODIZED
FINISH
10 ALUMINIUM
COMPOSITE PANEL
SOFFIT
1 SCALE: 1/16" = 1'-0"
BUILDING 1 - NORTH ELEVATION 2 SCALE: 1/16" = 1'-0"BUILDING 1 - EAST ELEVATION 1 2 3 4 6 12 5 9 1 2 12 9 3 4 6 5
12 1111
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape
1730 N. FIRST STREET,
SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORT
H
B1 B2
GARAG
E
As indicated
1/22/2025 10:46:00 AM C:\Users\csuri\Documents\21198_FourCorners_SFS_Site_Central_R22_csuriUTVJW.rvt BUILDING 1 ELEVATIONS
1 SHOREWAY OWNER, LLC. c/o
FOUR CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE211.1
B1
B2
G
BIRD-SAFE BUILDING TREATMENTS
1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE GLAZING. NON REFLECTIVE GLAZING IS HIGH-PERFORMANCE TO MEET T24 ENERGY REQUIREMENTS.
2. EXTERIOR GLAZING SYSTEM UTILIZES SPANDREL GLAZING TO VARIEGATE EXTERIOR APPEARANCE.
3. MULLION EXTENSIONS ARE INCLUDED TO CREATE PATTERNS THAT BREAK UP THE EXTERIOR EXPANSE OF GLASS.
4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED.
5. LEVELS ONE AND TWO ARE RECESSED FROM THE UPPER FLOORS. 1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
S I G N A G E
36' - 0"
410
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 8
112' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 1 ROOF
LEVEL
128' - 0"
BUILDING 1 T.O. MECH
SCREEN
144' - 0"
OBLIQUE VIEW
(DATUM + 12' - 0")
NAV 88
BUILDING 1 T.O.
PARAPET
133' - 0"
TENANT SIGNAGE TO BE ANCHORED
AND SUSPENDED BELOW THE SOFFIT
2 26' - 0"
28' - 0"
S I G N A G E
S I G N A G E
X X X SF
BUILDING MONUMENT
SIGN, SEE AS108
8' - 6"
17' - 0"
2 LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 8
112' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 1 ROOF
LEVEL
128' - 0"
BUILDING 1 T.O. MECH
SCREEN
144' - 0"
(DATUM + 12' - 0")
NAV 88
BUILDING 1 T.O.
PARAPET
133' - 0"
1 VISION GLASS A
2 SPANDREL GLASS A
3 VISION GLASS B
4 SPANDREL GLASS B
5 ALUMINIUM FINS
6 7
ALUMINIUM COLUMN
COVER
PERFORATED METAL
PANEL
ARCHITECTURAL
CONCRETE CASTIN-PLACE
8 ARCHITECTURAL
LOUVER SCREEN
12 SHADOW BOX
PANEL
9 11
ALUMINIUM
COMPOSITE WALL
PANEL-ANODIZED
FINISH
10 ALUMINIUM
COMPOSITE PANEL
SOFFIT
2 SCALE: 1/16" = 1'-0"
BUILDING 1 - WEST ELEVATION
1 SCALE: 1/16" = 1'-0"
BUILDING 1 - SOUTH ELEVATION
1 2 3 12 5 9 6 1 2 3 4 12 5 9
11 11 11 12 11 11 12
AN
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NO. C23107
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STAMP
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CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape
1730 N. FIRST STREET,
SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORT
H
B1 B2
GARAG
E
As indicated
1/22/2025 10:46:09 AM C:\Users\csuri\Documents\21198_FourCorners_SFS_Site_Central_R22_csuriUTVJW.rvt BUILDING 1 ELEVATIONS
1 SHOREWAY OWNER, LLC. c/o
FOUR CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE211.2
B1
B2
G
BIRD-SAFE BUILDING TREATMENTS
1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE GLAZING. NON REFLECTIVE GLAZING IS HIGH-PERFORMANCE TO MEET T24 ENERGY REQUIREMENTS.
2. EXTERIOR GLAZING SYSTEM UTILIZES SPANDREL GLAZING TO VARIEGATE EXTERIOR APPEARANCE.
3. MULLION EXTENSIONS ARE INCLUDED TO CREATE PATTERNS THAT BREAK UP THE EXTERIOR EXPANSE OF GLASS.
4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED.
5. LEVELS ONE AND TWO ARE RECESSED FROM THE UPPER FLOORS. 1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
S I G N A G E
36' - 0"
411
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 2 T.O. MECH
SCREEN
128' - 0"
(DATUM + 12' - 0")
NAV 88
BUILDING 2 T.O.
PARAPET
117' - 0"
BUILDING 2 ROOF
LEVEL
112' - 0"
TENANT SIGNAGE TO BE ANCHORED
AND SUSPENDED BELOW THE SOFFIT
2 2
6' - 0"
28' - 0"
S I G N A G E
S I G N A G E
X X X SF
BUILDING MONUMENT
SIGN, SEE AS108
8' - 6"
2 17' - 0"
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 2 T.O. MECH
SCREEN
128' - 0"
(DATUM + 12' - 0")
NAV 88
BUILDING 2 T.O.
PARAPET
117' - 0"
BUILDING 2 ROOF
LEVEL
112' - 0"
1 VISION GLASS A
2 SPANDREL GLASS A
3 VISION GLASS B
4 SPANDREL GLASS B
5 ALUMINIUM FINS
6 7
ALUMINIUM COLUMN
COVER
PERFORATED METAL
PANEL
ARCHITECTURAL
CONCRETE CASTIN-PLACE
8 ARCHITECTURAL
LOUVER SCREEN
12 SHADOW BOX
PANEL
9 11
ALUMINIUM
COMPOSITE WALL
PANEL-ANODIZED
FINISH
10 ALUMINIUM
COMPOSITE PANEL
SOFFIT
2 SCALE: 1/16" = 1'-0"
BUILDING 2 - NORTH ELEVATION
1 SCALE: 1/16" = 1'-0"
BUILDING 2 - EAST ELEVATION
1 2 5 3 12 9 1 2 5 9 6 3 4
11 12 11 11
12 AN
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STAMP
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CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape
1730 N. FIRST STREET,
SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORT
H
B1 B2
GARAG
E
As indicated
1/22/2025 10:46:19 AM C:\Users\csuri\Documents\21198_FourCorners_SFS_Site_Central_R22_csuriUTVJW.rvt BUILDING 2 ELEVATIONS
1 SHOREWAY OWNER, LLC. c/o
FOUR CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE211.3
B1
B2
G
BIRD-SAFE BUILDING TREATMENTS
1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE GLAZING. NON REFLECTIVE GLAZING IS HIGH-PERFORMANCE TO MEET T24 ENERGY REQUIREMENTS.
2. EXTERIOR GLAZING SYSTEM UTILIZES SPANDREL GLAZING TO VARIEGATE EXTERIOR APPEARANCE.
3. MULLION EXTENSIONS ARE INCLUDED TO CREATE PATTERNS THAT BREAK UP THE EXTERIOR EXPANSE OF GLASS.
4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED.
5. LEVELS ONE AND TWO ARE RECESSED FROM THE UPPER FLOORS. 1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
S I G N A G E
36' - 0"
412
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 2 T.O. MECH
SCREEN
128' - 0"
(DATUM + 12' - 0")NAV 88
BUILDING 2 T.O.
PARAPET
117' - 0"
BUILDING 2 ROOF
LEVEL
112' - 0"
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 2 T.O. MECH
SCREEN
128' - 0"
OBLIQUE VIEW
(DATUM + 12' - 0")NAV 88
BUILDING 2 T.O.
PARAPET
117' - 0"
BUILDING 2 ROOF
LEVEL
112' - 0"
S I G N A G E
TENANT SIGNAGE
2 2
1 VISION GLASS A
2 SPANDREL GLASS A
3 VISION GLASS B
4 SPANDREL GLASS B
5 ALUMINIUM FINS
6 7
ALUMINIUM COLUMN
COVER
PERFORATED METAL PANEL
ARCHITECTURAL
CONCRETE CAST- IN-PLACE
8 ARCHITECTURAL
LOUVER SCREEN
12 SHADOW BOX PANEL
9 11
ALUMINIUM
COMPOSITE WALL PANEL-ANODIZED FINISH
10 ALUMINIUM
COMPOSITE PANEL SOFFIT
1 32 4 5 6 6 1 32 4 5 9
1 SCALE: 1/16" = 1'-0" BUILDING 2 - WEST ELEVATION 2 SCALE: 1/16" = 1'-0" BUILDING 2 - SOUTH ELEVATION 12 9
12 12
AN
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NO. C23107
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T AT S E R N A OF I FO AI C L
CONSULTANTSSTAMPKEY PLAN
CLIENTPROJECTADDRESSPROJECT NO.SCALETITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600SAN JOSE, CA 95112408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.SAN FRANCISCO, CA 94108415.254.4652 SWA
415 MONTGOMERY ST, SUITE 300SAN FRANCISCO, CA 94104415.362.5025 EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.SAN FRANCISCO, CA 94105415.989.1004 KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550SAN JOSE, CA 95110833.917.7275 Watry Design, Inc.
NORTH
B1 B2
GARAGE
As indicated
2/5/2025 5:45:30 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt BUILDING 2 ELEVATIONS 1 SHOREWAY OWNER, LLC. c/o FOUR CORNER PROPERTIES 1301 SHOREWAY, BELMONT 1301 SHOREWAY ROAD, BELMONT, CA 94002 21198 AE211.4 B1 B2 G BIRD-SAFE BUILDING TREATMENTS 1. EXTERIOR GLAZING IS COMPOSED OF 45% OPAQUE GLAZING. NON REFLECTIVE GLAZING IS HIGH-PERFORMANCE TO MEET T24 ENERGY REQUIREMENTS. 2. EXTERIOR GLAZING SYSTEM UTILIZES SPANDREL GLAZING TO VARIEGATE EXTERIOR APPEARANCE. 3. MULLION EXTENSIONS ARE INCLUDED TO CREATE PATTERNS THAT BREAK UP THE EXTERIOR EXPANSE OF GLASS. 4. EXTERNAL LIGHTING WILL BE MINIMIZED AND SHIELDED. 5. LEVELS ONE AND TWO ARE RECESSED FROM THE UPPER FLOORS. 1 PD APPLICATION 06.07.24 2 PLAN CHECK RESPONSE 1 01.31.25 413
GARAGE LEVEL 2
11' - 6"
GARAGE LEVEL 3
22' - 0"
GARAGE LEVEL 4
32' - 6"
GARAGE LEVEL 5
43' - 0"
GARAGE LEVEL 6
53' - 6"
GARAGE LEVEL 7
64' - 0"
GARAGE LEVEL 8
74' - 6"
ELEVATOR OVERRUN
101' - 0"
GARAGE LEVEL 1
0' - 0"
GARAGE ROOF LEVEL
85' - 0"
GARAGE PARAPET
89' - 0"
PV PANELS PHOTOVOLTAIC
ARRAY
94' - 0"
(DATUM + 12' - 0")
NAV 88
GARAGE LEVEL 2
11' - 6"
GARAGE LEVEL 3
22' - 0"
GARAGE LEVEL 4
32' - 6"
GARAGE LEVEL 5
43' - 0"
GARAGE LEVEL 6
53' - 6"
GARAGE LEVEL 7
64' - 0"
GARAGE LEVEL 8
74' - 6"
ELEVATOR OVERRUN
101' - 0"
GARAGE LEVEL 1
0' - 0"
GARAGE ROOF LEVEL
85' - 0"
GARAGE PARAPET
89' - 0"
PV PANELS PHOTOVOLTAIC
ARRAY
94' - 0"
(DATUM + 12' - 0")
NAV 88
1 VISION GLASS A
2 SPANDREL GLASS A
3 VISION GLASS B
4 SPANDREL GLASS B
5 ALUMINIUM FINS
6 7
ALUMINIUM COLUMN
COVER
PERFORATED METAL
PANEL
ARCHITECTURAL
CONCRETE CASTIN-PLACE
8 ARCHITECTURAL
LOUVER SCREEN
12 SHADOW BOX
PANEL
9 11
ALUMINIUM
COMPOSITE WALL
PANEL-ANODIZED
FINISH
10 ALUMINIUM
COMPOSITE PANEL
SOFFIT
7 7 7
8 8
PV DETAIL
General Note:
PV's manufacturer and attachment details to be developed during documenation.
RAMP
PV MODULE
1 SCALE: 1/16" = 1'-0"
GARAGE - NORTH ELEVATION
2 SCALE: 1/16" = 1'-0"
GARAGE - WEST ELEVATION
12 12
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NO. C23107
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CONSULTANTS
STAMP
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CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
As indicated
1/30/2025 11:39:21 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
GARAGE ELEVATIONS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE212.1
B1
B2
G
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
414
GARAGE LEVEL 2
11' - 6"
GARAGE LEVEL 3
22' - 0"
GARAGE LEVEL 4
32' - 6"
GARAGE LEVEL 5
43' - 0"
GARAGE LEVEL 6
53' - 6"
GARAGE LEVEL 7
64' - 0"
GARAGE LEVEL 8
74' - 6"
ELEVATOR OVERRUN
101' - 0"
GARAGE LEVEL 1
0' - 0"
GARAGE ROOF LEVEL
85' - 0"
GARAGE PARAPET
89' - 0"
PV PANELS PHOTOVOLTAIC
ARRAY
94' - 0"
(DATUM + 12' - 0")
NAV 88
GARAGE LEVEL 2
11' - 6"
GARAGE LEVEL 3
22' - 0"
GARAGE LEVEL 4
32' - 6"
GARAGE LEVEL 5
43' - 0"
GARAGE LEVEL 6
53' - 6"
GARAGE LEVEL 7
64' - 0"
GARAGE LEVEL 8
74' - 6"
ELEVATOR OVERRUN
101' - 0"
GARAGE LEVEL 1
0' - 0"
GARAGE ROOF LEVEL
85' - 0"
GARAGE PARAPET
89' - 0"
OBLIQUE VIEW
__________
AE212.2
3 PV PANELS PHOTOVOLTAIC
ARRAY
94' - 0"
(DATUM + 12' - 0")
NAV 88
GARAGE LEVEL 2
11' - 6"
GARAGE LEVEL 3
22' - 0"
GARAGE LEVEL 4
32' - 6"
GARAGE LEVEL 5
43' - 0"
GARAGE LEVEL 6
53' - 6"
GARAGE LEVEL 7
64' - 0"
GARAGE LEVEL 8
74' - 6"
GARAGE LEVEL 1
0' - 0"
GARAGE ROOF LEVEL
85' - 0"
GARAGE PARAPET
89' - 0"
PV PANELS
PHOTOVOLTAIC
ARRAY
94' - 0"
(DATUM + 12' - 0")
NAV 88
1 VISION GLASS A
2 SPANDREL GLASS A
3 VISION GLASS B
4 SPANDREL GLASS B
5 ALUMINIUM FINS
6 7
ALUMINIUM COLUMN
COVER
PERFORATED METAL
PANEL
ARCHITECTURAL
CONCRETE CASTIN-PLACE
8 ARCHITECTURAL
LOUVER SCREEN
12 SHADOW BOX
PANEL
9 11
ALUMINIUM
COMPOSITE WALL
PANEL-ANODIZED
FINISH
10 ALUMINIUM
COMPOSITE PANEL
SOFFIT
7 7 8
8 1 SCALE: 1/16" = 1'-0"
GARAGE - SOUTH ELEVATION
2 SCALE: 1/16" = 1'-0"
GARAGE - EAST ELEVATION 3 SCALE: 1/16" = 1'-0"GARAGE - SOUTH-EAST ELEVATION 8 12
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
As indicated
1/30/2025 11:39:32 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
GARAGE ELEVATIONS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE212.2
B1
B2
G
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
415
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 8
112' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 1 ROOF
LEVEL
128' - 0"
BUILDING 1 T.O. MECH
SCREEN
144' - 0"
RESTROOM CORRIDOR ALL
GENDER
ELEV.
LOBBY
ELEC.
RESTROOM CORRIDOR ALL
GENDER
ELEV.
LOBBY
ELEC.
RESTROOM CORRIDOR ALL
GENDER
ELEV.
LOBBY
ELEC.
RESTROOM CORRIDOR ALL
GENDER
ELEV.
LOBBY
ELEC.
RESTROOM CORRIDOR ALL
GENDER
ELEV.
LOBBY
ELEC.
RESTROOM CORRIDOR ALL
GENDER
ELEV.
LOBBY
ELEC.
RESTROOM CORRIDOR ALL
GENDER
ELEV.
LOBBY
ELEC.
SERVICE ELEVATORSERVICE ELEVATOR
PASSENGER ELEVATOR
STAIRS
MECHANICAL PENTHOUSE
LOBBY LOBBY BUILDING CORE / ELEVATORS
MECHANICAL
PENTHOUSE
LANDSCAPE PLAZA DROP-OFF
BUILDING 1 T.O.
PARAPET
133' - 0"
BUILDING 2 ROOF
LEVEL
112' - 0"
SECTION - THROUGH BUILDINGS 1 AND 2 LOOKING SOUTH
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/16" = 1'-0"
1/30/2025 11:39:52 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
BUILDING SECTION
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE301.1
B1
B2
G
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
416
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 2 T.O. MECH
SCREEN
128' - 0"
GARAGE LEVEL 2
11' - 6"
GARAGE LEVEL 3
22' - 0"
GARAGE LEVEL 4
32' - 6"
GARAGE LEVEL 5
43' - 0"
GARAGE LEVEL 6
53' - 6"
GARAGE LEVEL 7
64' - 0"
GARAGE LEVEL 8
74' - 6"
GARAGE LEVEL 1
0' - 0"
GARAGE ROOF LEVEL
85' - 0"
GARAGE PARAPET
89' - 0"
LOBBY LOBBY BUILDING CORE / ELEVATORS
MECHANICAL
PENTHOUSE
SEM LANE DROP-OFF LANDSCAPE PLAZA
BUILDING 2 T.O.
PARAPET
117' - 0"
BUILDING 2 ROOF
LEVEL
112' - 0"
PHOTOVOLTAIC
ARRAY
94' - 0"
(DATUM + 12' - 0")
NAV 88
(DATUM + 12' - 0")
NAV 88
LEVEL 1
0' - 0"
LEVEL 2
16' - 0"
LEVEL 8
112' - 0"
LEVEL 3
32' - 0"
LEVEL 4
48' - 0"
LEVEL 5
64' - 0"
LEVEL 6
80' - 0"
LEVEL 7
96' - 0"
BUILDING 1 ROOF
LEVEL
128' - 0"
BUILDING 1 T.O. MECH
SCREEN
144' - 0"
GARAGE LEVEL 2
11' - 6"
GARAGE LEVEL 3
22' - 0"
GARAGE LEVEL 4
32' - 6"
GARAGE LEVEL 5
43' - 0"
GARAGE LEVEL 6
53' - 6"
GARAGE LEVEL 7
64' - 0"
GARAGE LEVEL 8
74' - 6"
ELEVATOR OVERRUN
101' - 0"
GARAGE LEVEL 1
0' - 0"
GARAGE ROOF LEVEL
85' - 0"
GARAGE PARAPET
89' - 0"
RESTROOM
RESTROOM
VEST. RESTROOM
RESTROOM
RESTROOM
RESTROOM
RESTROOM
PASSENGER ELEVATOR
STAIRS
MECHANICAL PENTHOUSE
MECHANICAL YARD
SHAFT
SERVICE ELEVATOR
ELEC.
ELEC.
ELEC.
ELEC.
ELEC.
ELEC.
ELEC.
ELEV.
LOBBY
ELEV.
LOBBY
ELEV.
LOBBY
ELEV.
LOBBY
ELEV.
LOBBY
ELEV.
LOBBY
ELEV.
LOBBY
STAIRS
SERVICE ELEVATOR
SHAFT
VEST.
VEST.
VEST.
VEST.
VEST.
VEST.
ELEC. RESTROOM
ELEV.
LOBBY
VEST.
BUILDING 1 T.O.
PARAPET
133' - 0"
PHOTOVOLTAIC
ARRAY
94' - 0"
(DATUM + 12' - 0")
NAV 88
(DATUM + 12' - 0")
NAV 88
SECTION - THROUGH BUILDING 2 AND GARAGE LOOKING EAST
SECTION - THROUGH BUILDING 1 AND GARAGE LOOKING EAST
AN
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/16" = 1'-0"
1/30/2025 11:40:18 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
BUILDING SECTIONS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE301.2
B1
B2
G
B1
B2
G
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
417
VISION GLASS A
1" INSULATED
GLAZING WITH LOWTINT CLEAR GLASS
SOLARBAN 90 SOLAR
CONTROL LOW-E
GLASS
STARPHIRE
SPANDREL GLASS A
1" INSULATED GLAZING
WITH LOW-TINT CLEAR
GLASS
SOLARBAN 90 SOLAR
CONTROL LOW-E
GLASS W/CERAMIC
FRIT
VISION GLASS B
1" INSULATED
GLAZING WITH LOWTINT CLEAR GLASS
SOLARBAN 60 SOLAR
CONTROL LOW-E
GLASS
SPANDREL GLASS B
1" INSULATED
GLAZING WITH LOWTINT CLEAR GLASS
SOLARBAN 60 SOLAR
CONTROL LOW-E
GLASS W/CERAMIC
FRIT
MULLION EXTENDED
FINS
FLUROPON MICA FINISH
COLOR: STONE
ALUMINIUM COLUMN
COVER
FLUROPON MICA
FINISH
COLOR: PEWTER
PERFORATED METAL
PANEL
POWDER COATED
ALUMINUM
COLOR: GRADIENT/
VARIES
ARCHITECTURAL
CONCRETE
CAST IN PLACE
SHADOW BOX PANEL
1" INSULATED
GLAZING WITH LOWTINT CLEAR GLASS
SOLARBAN 90 SOLAR
CONTROL LOW-E
GLASS STARPHIRE
ALUMINIUM
COMPOSITE PANEL
SOFFIT
NATURAL
WOODGRAIN FINISH
1 2 3 4 5 6 7 8
ARCHITECTURAL
LOUVER SCREEN
9 11 12
ALUMINIUM
COMPOSITE WALL
PANEL
ANODIZED FINISH
10 15 5 12 6 3 4 8 7
BUILDINGS 1 & 2 BUILDINGS 1 & 2 PARKING GARAGE
9 2 9 10
AN
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NO. C23107
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
12" = 1'-0"
1/30/2025 11:40:21 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
COLOR AND MATERIALS
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE501
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
418
B1 B2 G
VIEW FROM US-101 LOOKING NORTH
AN
REN. 2/28/25
NO. C23107
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AI
C
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/30/2025 11:40:24 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
PERSPECTIVE RENDERING
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE601.1
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
419
VIEW FROM US
-101 LOOKING SOUTHEAST
B1 B2 G
AN
REN. 2/28/25
NO. C23107
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OF
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FO
AI
C
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CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/30/2025 11:40:28 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
PERSPECTIVE RENDERING
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE601.2
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
420
VIEW FROM SEM LANE
- LOOKING EAST
B1 B2 G
AN
REN. 2/28/25
NO. C23107
R
L RE
L
L
AD
DOW
N
L
ECI
T E
E
D
A
S
I T
RCH
C
T AT S E
R N
A
OF
I
FO
AI
C
L
CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/30/2025 11:40:31 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
PERSPECTIVE RENDERING
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE601.3
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
421
AERIAL VIEW FROM BELMONT CREEK
- LOOKING NORTHEAST
B1 B2 G
AN
REN. 2/28/25
NO. C23107
R
L RE
L
L
AD
DOW
N
L
ECI
T E
E
D
A
S
I T
RCH
C
T AT S E
R N
A
OF
I
FO
AI
C
L
CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE 600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE 300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting Engineers
Parking
2099 GATEWAY PLACE, SUITE 550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAGE
1/30/2025 11:40:34 AM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt
PERSPECTIVE RENDERING
1 SHOREWAY OWNER, LLC. c/o FOUR
CORNER PROPERTIES
1301 SHOREWAY, BELMONT
1301 SHOREWAY ROAD,
BELMONT, CA 94002
21198
AE601.4
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
422
EMERGENCY ELEC
2 CY COMPOST
CONTAINER
4 CY RECYCLING
CONTAINER
4 CY RECYCLING
CONTAINER
2 CY COMPOST
CONTAINER
RAMP
UP
RAMP
DN
RAMP
UP
UNISTALL
ACCESSIBLE
VAN ACCESSIBLE
COMPACT
STALL TYPE LEGEND
VAN
EV STALL
EV AMBULATORY
1 A A
PK006
B
PK006
C
PK006
2 B
C
A.6
3 4 5 6 7 8 9 10 11 12 13
A.3
B.7
1'-0" 62'-0"62'-0" 1'-0"
126'-0"
16'-0" 16'-9" 29'-3" 42'-0" 20'-0"
ELEV.
EMR
234 SF
FIRE
COMMAND
ELECT
14 15 16 17 18 19 20 21 22 23
16'-0" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 406'-6"
24'-0" ACC. ACC.
STORAGE FOR 27 CLASS 1
LONG TERM BIKES
BIKES
STAIR STAIR
ELECT
12'-0"
19'-6" 4'-4"
9'-6"
2'-6"
9'-6"
9'-6"
EXIT
ENTRY/
2'-6"
9'-6"
10'-0" 10'-0"
2'-6"
ACC. ACC. ACC. ACC.
EVCS
VAN
EVCS
ACC
EVCS
AMB
EVCS
AMB
EVCS
AMB
EVCS
AMB
ACC. ACC. VAN
EVCS
ACC ACC. VAN EVCSVAN
EVCS
ACC
EVCS
ACC
VAN ACC. ACC. ACC. ACC. ACC. VAN ACC. ACC. ACC. ACC. ACC.
LEVEL 02
SUB-TOTAL
LEVEL 01 92
914
19 19
128
1,432
48,900
442,690
382
309
4 4
LEVEL
LEVEL 04
PARKING STALL SUMMATION
ACCESSIBLE
(9'-0"x18'-0") TOTAL SQ. FOOTAGE SQ. FT./STALL
UNISTALL
(8'-6"x18'-0")
VAN ACCESSIBLE
(9'-0"x18'-0")
LEVEL 03
3 163
COMPACT
(8'-0"x17'-0")
LEVEL 06
LEVEL 05
LEVEL 07
LEVEL 08 302
STRUCTURED
- -
- -
- -
- -
- -
- -
- -
46 322
EV CAPABLE
STALLS
(8'-6"x18'-0")
0 EV
AMBULATORY
(10'-0"x18'-0")
0 0
4 4
LEVEL 09 - - 20 0 0 157 46,940 300
101 VALET STALLS NOT INCLUDED IN TOTALS ABOVE
20 164
97 20 163 49,550
137
4 EV
ACCESSIBLE
STALLS
(9'-0"x18'-0")
4 0
2 2
0 EV VAN
ACCESSIBLE
STALLS
(12'-0"x18'-0")
0 0
0 0
49,550
49,550
302
304
98 46
82 EVCS STALLS TO BE PROVIDED DAY 1, INCLUDING EV/ADA STALLS VALET PARKING 101
(PARKING IN PARKING
STRUCTURE DRIVE AISLES)
ON-SITE SURFACE PARKING 88
OFF-SITE SURFACE PUBLIC 5
49,550 302
49,550 302
49,550 302
49,550 302
98 20 46 0 0 0 164
98 20 46 0 0 0 164
98 20 46 0 0 0 164
98 20 46 0 0 0 164
98 20 46 0 0 0 164
2 CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE
600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Engineers
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAG
E
As indicated
2/4/2025 2:15:09 PM Autodesk Docs://21136 1301 Shoreway Rd/21136-1301 ShorewayRd-PS-AS-R22.rvt LEVEL 01 PARKING PLAN
DGA ARCHITECTS
1301 SHOREWAY, BELMONT
BELMONT, CA
21-136
PK001
1/16" = 1'-0"
LEVEL 01 PARKING PLAN
SCALE: 1/16" = 1'-0"
16'-0" 0' 32'-0" 64'-0"
N
SEE LANDSCAPE DRAWINGS FOR EXTENT OF MOUND
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.31.25
423
RAMP
UP
RAMP
DN
1 A A
PK006
B
PK006
C
PK006
2 B
C
A.6
3 4 5 6 7 8 9 10 11 12 13
A.3
B.7
1'-0" 62'-0"62'-0" 1'-0"
126'-0"
16'-0" 16'-9" 29'-3" 42'-0" 20'-0"
ELEV.
STAIR
18'-0"
D
R
VI E
A
SI L
E
2 4'-0" 18'-0"
2'-0"
18'-0" 2
4'-0" 18'-0"
14 15 16 17 18 19 20 21 22 23
16'-0" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 406'-6"
STAIR
EV
ELECT
STAIR
EMR
UNISTALL
ACCESSIBLE
VAN ACCESSIBLE
COMPACT
STALL TYPE LEGEND
VAN
EV STALL
EV AMBULATORY
CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE
600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Engineers
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAG
E
1/16" = 1'-0"
2/4/2025 2:15:12 PM Autodesk Docs://21136 1301 Shoreway Rd/21136-1301 ShorewayRd-PS-AS-R22.rvt TYP. LVL. 2 PARKING
PLAN
DGA ARCHITECTS
1301 SHOREWAY, BELMONT
BELMONT, CA
21-136
PK002
1/16" = 1'-0"
LEVEL 02 PARKING PLAN
SEE LANDSCAPE DRAWINGS FOR EXTENT OF MOUND
1 PD APPLICATION 06.07.24
SCALE: 1/16" = 1'-0"
16'-0" 0' 32'-0" 64'-0"
N
424
RAMP
UP
RAMP
DN
1 A A
PK006
B
PK006
C
PK006
2 B
C
A.6
3 4 5 6 7 8 9 10 11 12 13
A.3
B.7
1'-0"
6 2'-0" 6
2'-0"
1'-0"
12 6'-0"
16'-0" 16'-9" 2
9'-3" 4
2'-0" 2
0'-0"
STAIR
ELEV.
14 15 16 17 18 19 20 21 22 23
16'-0" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 406'-6"
STAIR
STAIR
EMR
ONLY ON LEVEL 3
UNISTALL
ACCESSIBLE
VAN ACCESSIBLE
COMPACT
STALL TYPE LEGEND
VAN
EV STALL
EV AMBULATORY
CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE
600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Engineers
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAG
E
1/16" = 1'-0"
2/4/2025 2:15:16 PM Autodesk Docs://21136 1301 Shoreway Rd/21136-1301 ShorewayRd-PS-AS-R22.rvt LEVEL 03-08 PARKING
PLAN
DGA ARCHITECTS
1301 SHOREWAY, BELMONT
BELMONT, CA
21-136
PK003
1/16" = 1'-0"
LEVEL 03 PARKING PLAN
SEE LANDSCAPE DRAWINGS FOR EXTENT OF MOUND
1 PD APPLICATION 06.07.24
SCALE: 1/16" = 1'-0"
16'-0" 0' 32'-0" 64'-0"
N
425
RAMP
DN
RAMP
UP
1 A A
PK006
B
PK006
C
PK006
2 B
C
A.6
3 4 5 6 7 8 9 10 11 12 13
A.3
B.7
14 15 16 17 18 19 20 21 22 23
OPEN
18'-0" 8
6'-0" 18'-0"
16'-0" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 406'-6"
STAIR
ELEV.
6 2'-0" 6
2'-0"
16'-0" 16'-9" 2
9'-3" 4
2'-0" 2
0'-0"
12 6'-0"
1'-0" 1'-0"
UNISTALL
ACCESSIBLE
VAN ACCESSIBLE
COMPACT
STALL TYPE LEGEND
VAN
EV STALL
EV AMBULATORY
CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE
600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Engineers
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAG
E
1/16" = 1'-0"
2/4/2025 2:15:19 PM Autodesk Docs://21136 1301 Shoreway Rd/21136-1301 ShorewayRd-PS-AS-R22.rvt LEVEL 09 PARKING PLAN
DGA ARCHITECTS
1301 SHOREWAY, BELMONT
BELMONT, CA
21-136
PK004
1 PD APPLICATION 06.07.24
SCALE: 1/16" = 1'-0"
16'-0" 0' 32'-0" 64'-0"
N
426
1 A A
PK006
B
PK006
C
PK006
2 B
C
A.6
3 4 5 6 7 8 9 10 11 12 13
A.3
B.7
14 15 16 17 18 19 20 21 22 23
FUTURE PHOTOVOLTAIC PANELS: PHASE TWO
3,515 SF = APPROX. 128 kW
FUTURE PHOTOVOLTAIC PANELS - PHASE TWO
7,441 SF = APPROX. 172 kW
PHASE ONE PHOTOVOLTAIC PANELS
7,106 SF = APPROX. 142 kW
FUTURE PHOTOVOLTAIC PANELS - PHASE TWO
5,960 SF = APPROX. 157 kW
FUTURE PHOTOVOLTAIC PANELS - PHASE TWO
1,534 SF = APPROX. 37 kW
FUTURE PHOTOVOLTAIC PANELS - PHASE TWO
1,622 SF
=
APPROX. 29 kW
16'-0" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 18'-6" 406'-6"
6 2'-0" 6
2'-0"
16'-0" 16'-9" 2
9'-3" 4
2'-0" 2
0'-0"
12 6'-0"
1'-0" 1'-0"
CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE
600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Engineers
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAG
E
1/16" = 1'-0"
2/4/2025 2:15:21 PM Autodesk Docs://21136 1301 Shoreway Rd/21136-1301 ShorewayRd-PS-AS-R22.rvt
PV LEVEL PLAN
DGA ARCHITECTS
1301 SHOREWAY, BELMONT
BELMONT, CA
21-136
PK005
1 PD APPLICATION 06.07.24
427
RAMP
UP
RAMP
DN
LEVEL 01 - 12.0'
1 LEVEL 02 - 23.5'
LEVEL 03 - 34.0'
LEVEL 04 - 44.5'
23456789 10 11 12 13
LEVEL 05 - 55.0'
LEVEL 06 - 65.5'
LEVEL 07 - 76.0'
LEVEL 08 - 86.5'
LONGITUDINAL SECTION A-A
PV PANELS
14 15 16 17 18 19 20 21 22 23
LEVEL 09 - 97.0'
LEVEL PV - 106.0'
9'-0" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 11'-6" SCALE: 1/16" = 1'-0"
94'-0"
LEVEL 01 - 12.0'
1 LEVEL 02 - 23.5'
LEVEL 03 - 34.0'
LEVEL 04 - 44.5'
23456789 10 11 12 13
LEVEL 05 - 55.0'
LEVEL 06 - 65.5'
LEVEL 07 - 76.0'
LEVEL 08 - 86.5'
LONGITUDINAL SECTION AT RAMP B-B
PV PANELS
14 15 16 17 18 19 20 21 22 23
LEVEL 09 - 97.0'
LEVEL PV - 106.0'
9'-0" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 11'-6" SCALE: 1/16" = 1'-0"
94'-0"
LEVEL 01 - 12.0'
A
LEVEL 02 - 23.5'
LEVEL 03 - 34.0'
LEVEL 04 - 44.5'
CB A.6
LEVEL 05 - 55.0'
LEVEL 06 - 65.5'
LEVEL 07 - 76.0'
LEVEL 08 - 86.5'
A.3
B.7
RAMP
RAMP
RAMP
RAMP
RAMP
RAMP
RAMP
TRANSVERSE SECTION C-C
PV PANELS
LEVEL 09 - 97.0'
RAMP
LEVEL PV - 106.0'
9'-0" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 11'-6" SCALE: 1/16" = 1'-0"
94'-0"
ABAB
CC
CONSULTANTS
STAMP
KEY PLAN
CLIENT
PROJECT
ADDRESS
PROJECT NO.
SCALE
TITLE
DGA planning | architecture | interiors 2024
Civil Engineer
Landscape Architect
1730 N. FIRST STREET, SUITE
600
SAN JOSE, CA 95112
408.314.4561
BKF ENGINEERS
NO. DESCRIPTION DATE
MEP / Lighting / T24
530 BUSH STREET, 6TH FL.
SAN FRANCISCO, CA 94108
415.254.4652
SWA
415 MONTGOMERY ST, SUITE
300
SAN FRANCISCO, CA 94104
415.362.5025
EXP, INC.
Structural Engineer
45 FREMONT STREET, 28th FL.
SAN FRANCISCO, CA 94105
415.989.1004
KPFF Consulting
Engineers
Parking
2099 GATEWAY PLACE, SUITE
550
SAN JOSE, CA 95110
833.917.7275
Watry Design, Inc.
NORTH
B1 B2
GARAG E
As indicated
2/4/2025 2:15:49 PM Autodesk Docs://21136 1301 Shoreway Rd/21136-1301 ShorewayRd-PS-AS-R22.rvt
BUILDING SECTIONS
DGA ARCHITECTS
1301 SHOREWAY, BELMONT
BELMONT, CA
21-136
PK006
1 PD APPLICATION 06.07.24
428
S
H
OREWAY
ROAD
BELMONT
CREEK
US
HWY
1 0
1 SEM LANE
RESPONSIBILITY TO INDEPENDENTLY ESTIMATE
APPROXIMATE. IT SHALL BE THE CONTRACTOR'S
NOTE: EARTHWORK QUANTITIES SHOWN ARE
EARTH WORK QUANTITIES
FILL (ON & OFF SITE)::
CUT (ON & OFF SITE):
QUANTITIES FOR HIS/HER OWN USE.
11,500 CY
3,500 CY
NET (ON & OFF SITE):: 8,000 CY (IMPORT)
COVER SHEET
C001
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
429
’ ’
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
CONSTRUCTION NOTES
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
C002
430
SHOREWAY ROAD
US HWY 101
SEM LANE
BELMONT CREEK
EXISTING CONDITIONS
C101
NO. DESCRIPTION DATE 1 PD APPLICATION 06.07.24 2 PLAN CHECK RESPONSE 1 01.15.25 431
US HWY 101
SEM LANE
BELMONT CREEK
SHOREWAY ROAD
DEMOLITION PLAN
C102
NO. DESCRIPTION DATE 1 PD APPLICATION 06.07.24 2 PLAN CHECK RESPONSE 1 01.15.25 432
SITE PLAN
C103
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
433
BELMONT
CREEK
US
HWY
1 0
1 SEM LANE
S
H
OREWAY
ROAD
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
PRELIMINARY GRADING &
DRAINAGE PLAN
C104
434
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PRELIMINARY UTILITY
PLAN
C105
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
435
US
HWY
1 0
1 BELMONT
CREEK
TABLE B
SITE CONDITIONS
IMPERVIOUS SURFACES
EXISTING (PRE-PORJECT)
IMPERVIOUS SURFACE (SQ FT)
PRE-PROJECT POST-PROJECT
EXISTING IMPERVIOUS SURFACE
TO BE RETAINED (SQ FT)
EXISTING IMPERVIOUS SURFACE
TO BE REPLACED (SQ FT)
NEW IMPERVIOUS SURFACE
TO BE CREATED (SQ FT)
POST-PROJECT IMPERVIOUS
SURFACE (SQ FT)
PERVIOUS SURFACES
EXISTING (PRE-PORJECT)
PERVIOUS SURFACE (SQ FT)
POST-PROJECT PERVIOUS
SURFACE (SQ FT)
TABLE I.B.1 IMPERVIOUS AND PERVIOUS SURFACES
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
PRELIMINARY
STORMWATER
MANAGEMENT PLAN
C106
436
4 CY RECYCLING
CONTAINER
4 CY RECYCLINGCONTAINER
2 CY COMPOST CONTAINER 2 CY COMPOST CONTAINER
BELMONT CREEK SEM LANE SEM LANE SHOREWAY ROAD SEM LANE
MATCHLINE - SEE BELOW
FOR CONTINUATION
MATCHLINE - SEE ABOVE
FOR CONTINUATION SIGHT DISTANCE TRIANGLES C107 BKF ENGINEERS 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 (408) 467-9100 www.bkf.com NO. DESCRIPTION DATE 1 PD APPLICATION 06.07.24 2 PLAN CHECK RESPONSE 1 01.15.25 437
EROSION CONTROL
PLAN
C108
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
438
STRIPING PLAN
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
C109
439
TYPICAL SECTIONS
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
C501
440
CONSTRUCTION
DETAILS
C502
NO. DESCRIPTION DATE
1 PD APPLICATION 06.07.24
2 PLAN CHECK RESPONSE 1 01.15.25
441
CORRUGATED STEEL PANELS EROSION CONTROL DETAILS C503 BKF ENGINEERS 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 (408) 467-9100 www.bkf.com NO. DESCRIPTION DATE 1 PD APPLICATION 06.07.24 2 PLAN CHECK RESPONSE 1 01.15.25 442
BLUEPRINT FOR A CLEAN BAY C504 BKF ENGINEERS 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 (408) 467-9100 www.bkf.com NO. DESCRIPTION DATE 1 PD APPLICATION 06.07.24 2 PLAN CHECK RESPONSE 1 01.15.25 443
SHOREWAY ROAD
SEM LANE UP UP 4 CY RECYCLING CONTAINER 4 CY RECYCLING CONTAINER
CONTAINER
2 CY COMPOST CONTAINER
2 CY COMPOST
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L001 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\GENERAL\L001 COVER SHEET.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 COVER SHEET 0 15' 30' 1" = 30' LAYOUT NOTES 1. VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTING LANDSCAPE SCOPE OF WORK WITH ARCHITECTURAL AND CIVIL ENGINEER'S DRAWINGS. REFER TO ARCHITECTURAL DRAWINGS FOR ALL CURRENT BUILDING GROUND FLOOR PLANS. 2. VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT AND PIPING, DRAINAGE STRUCTURES AND OTHER UTILITIES WITH THE APPROPRIATE ENGINEERING DRAWINGS. NOTIFY LANDSCAPE ARCHITECT OF ANY CONFLICTS WITH LANDSCAPE SCOPE. 3. TAKE ALL DIMENSIONS FROM FACE OF CURB, WALL OR BUILDING OR TO CENTERLINE OF COLUMNS OR TREES UNLESS OTHERWISE NOTED. ALL MEASUREMENTS TO DESIGNATED CENTERLINE(S). 4. TAKE ALL DIMENSIONS PERPENDICULAR TO ANY REFERENCE LINE, WORK LINE, FACE OF BUILDING, FACE OF WALL, OR CENTERLINE. 5. ALL DIMENSIONS TAKEN TO CENTERLINE OF BUILDING COLUMN SHALL MEAN THE FIRST ROW OF COLUMNS CLOSEST TO THE FACE OF THE BUILDING. SEE ARCHITECT'S DRAWINGS FOR CORRESPONDING COLUMN LINES. 6. ALL ANGLES TO BE 90 DEGREES AND ALL LINES OF PAVING AND FENCING TO BE PARALLEL UNLESS NOTED OTHERWISE. MAINTAIN HORIZONTAL ALIGNMENT OF ADJACENT ELEMENTS AS NOTED ON THE DRAWINGS. 7. HOLD TOPS OF WALLS AND FENCES LEVEL UNLESS NOTED OTHERWISE. 8. REFERENCE TO NORTH REFERS TO PLAN NORTH, REFERENCE TO SCALE IS FOR FULL-SIZED DRAWINGS ONLY. DO NOT SCALE FROM REDUCED DRAWINGS. 9. DIMENSIONS TAKE PRESIDENCE OVER SCALES SHOWN ON DRAWINGS. 10. NOTES AND DETAILS ON SPECIFIC DRAWINGS TAKE PRESIDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. 11. DO NOT INSTALL ANY WORK ON STRUCTURE PRIOR TO REVIEW OF WATERPROOFING BY ARCHITECT. 12. WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEER'S DRAWINGS FOR ROADWAY CENTERLINES, BUILDING SETBACKS AND BENCH MARKS. 13. ALL CONCRETE SLABS AND RAMP OR STEP FOOTINGS SHALL BE DOWELED INTO ABUTTING WALLS, FOUNDATIONS AND FOOTINGS USING BARS OF THE SAME SIZE AND SPACING UNLESS NOTED OTHERWISE. SEE JOINTING DETAILS. 1. PROVIDE MATCHING SIZES AND FORMS FOR EACH SPECIES OF TREE INSTALLED ON GRID OR SPACED EQUALLY IN ROWS AS SHOWN ON DRAWINGS. ALIGN TREES ACROSS WALKS. ADJUST SPACING AS NECESSARY, SUBJECT TO REVIEW BY THE LANDSCAPE ARCHITECT. 2. PROVIDE MATCHING SIZES AND FORMS FOR ALL HEDGE PLANTINGS. SPACE EQUALLY, ON GRID, TRIANGULARY, AS SHOWN. 3. FORM 40 INCH WATERING BASIN AROUND ALL TREES NOT INSTALLED IN LAWN OR PAVED AREAS. FILL BASIN WITH 2 INCH LAYER OF GRAVEL MULCH. 4. PROVIDE HEADER TO SEPERATE ALL SHRUB AND GROUND COVER PLANTING AREAS FROM LAWN PLANTING AREAS. 5. INSTALL LAWN UNDER ALL TREES THROUGHOUT ENTIRE LAWN PLANTING AREA TO LIMIT OF SPRAY IRRIGATION UNLESS NOTED OTHERWISE. TREES OUTSIDE OF SPRAY IRRIGATION LIMIT ARE TO BE DRIP IRRIGATED. 6. EQUALLY SPACE VINES WHERE PLANTED AGAINST WALLS OR FENCES. SEE DRAWINGS FOR QUANTITY AND APPROXIMATE SPACING. 7. EACH LOCATION OF ALL TREES SHALL BE APPROVED BY LANDSCAPE ARCHITECT PROIR TO FINAL INSTALLATION. 8. EXACT PLACEMENT OF HEADERS WILL BE REVIEWED BY LANDSCAPE ARCHITECT PRIOR TO FINAL INSTALLATION. 9. PLANT NAMES ARE ABBREVIATED ON THE DRAWINGS. SEE PLANT LIST FOR KEY AND CLASSIFICATION. 10. FINISH ALL PLANTERS WITH 2" WOOD MULCH, UON AS GRAVEL AT TREE PLANTINGS, SEE DRAWINGS. PLANTING NOTES BLDG BIOBCBWCL CONC DIA (E) EQEJFFE FGGAL HDR HPO.C. OCEW PAABBREVIATIONS BUILDING BIORETENTION BOTTOM OF CURB BOTTOM OF WALL CENTER LINE CONCRETE DIAMETER EXISTING EQUAL EXPANSION JOINT FINISH FLOOR ELEVATION FINISH GRADE GALLON HEADER HIGH POINT ON CENTER ON CENTER EACH WAY PLANTING AREA PGR LOW LPRSIMSJSQSSSSMH SSWR TBD TYP TCTWVIF PER GEOTECHNICAL RECOMMENDATIONS LIMIT OF WORK LOW POINT RADIUS SIMILAR SCORE JOINT SQUARE STAINLESS STEEL SANITARY SEWER MANHOLE SANITARY SEWER TO BE DETERMINED TYPICAL TOP OF CURB TOP OF WALL VERIFY IN FIELD 1. FOR EXISTING TOPOGRAPHY INCLUDING GRADES, UTILITIES, PROPERTY LINES, LIMITS OF ROADWAYS, CURBS AND GUTTERS, EXISTING TREES, ETC., REFER TO THE CIVIL DRAWINGS. 2. ALL FINISHED GRADES SHALL PROVIDE FOR NATURAL RUNOFF OF WATER WITHOUT LOW SPOTS OR POCKETS. SET FLOW LINES ACCURATELY AND PROVIDE A MINIMUM 2% AND A MAXIMUM 50% GRADIENT UNLESS OTHERWISE NOTED. 3. HOLD FINISHED GRADES FOR SHRUB AND GROUNDCOVER AREAS 1 1/2 INCH BELOW TOP OF ADJACENT PAVEMENT, CURBS, OR HEADERS UNLESS OTHERWISE NOTED ON THE DRAWINGS. 4. GRADUALLY ROUND OFF TOPS AND TOES OF ALL PLANTED SLOPES TO PRODUCE A SMOOTH AND NATURAL APPEARING TRANSITION BETWEEN RELATIVELY LEVEL AREAS AND SLOPES. 5. GENERAL CONTRACTOR TO COORDINATE SIZE AND LOCATION OF SLAB PENETRATIONS FOR DRAINAGE STRUCTURES WITH MECHANICAL CONTRACTOR. GRADING NOTES BUILDING 1 BUILDING 2 PARKING GARAGE Sheet List Table Sheet Number Sheet Title L001 COVER SHEET L002 ILLUSTRATIVE PLAN L003 MATERIAL SCHEDULE & IMAGES L004 OVERALL TREE DISPOSITION PLAN L005 TREE DISPOSITION PLAN - ZONE 1 L006 TREE DISPOSITION PLAN - ZONE 2 L007 TREE DISPOSITION PLAN - ZONE 3 L008 TREE DISPOSITION PLAN - ZONE 4 L101 LAYOUT & MATERIAL PLAN L102 LAYOUT ENLARGEMENT L201 GRADING & DRAINAGE PLAN L301 TREE PLANTING PLAN L302 UNDERSTORY PLANTING PLAN L401 IRRIGATION NOTE L402 IRRIGATION PLAN L403 IRRIGATION DETAILS L404 IRRIGATION DETAILS L501 SECTIONS L502 SECTIONS L503 SECTIONS L601 SITE PERSPECTIVES L701 PUBLIC REALM IMPROVEMENTS L702 PUBLIC REALM SIGNAGE L703 BELMONT TRAIL AMENITIES L704 BELMONT TRAIL AMENITIES L705 BELMONT TRAIL AMENITIES L706 BELMONT TRAIL AMENITIES L707 BELMONT TRAIL AMENITIES L708 BELMONT TRAIL AMENITIES L709 BELMONT TRAIL AMENITIES L710 BELMONT TRAIL AMENITIES L711 BELMONT TRAIL AMENITIES L712 BELMONT TRAIL AMENITIES L713 BELMONT TRAIL AMENITIES L714 BELMONT TRAIL AMENITIES L715 PUBLIC REALM CONNECTIVITY L716 PUBLIC REALM CONNECTIVITY L717 PUBLIC REALM CONNECTIVITY L718 PUBLIC REALM CONNECTIVITY 444
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L002 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\GENERAL\L002 ILLUSTRATIVE PLAN.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 ILLUSTRATIVE PLAN NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 445
PAVING SCHEDULE KEY SYMBOL DESCRIPTION LOCATION LAYOUT SCHEDULE AND LEGEND SQ. FT WALLS & STEPS KEY SYMBOL DESCRIPTION SYMBOL COMMON NAME SIZE UNDERSTORY BOTANICAL NAME SIZE @ MATURITY UNDERSTORY SCHEDULE AND LEGEND KEY CA. NATIVE C3 LIST COMMON NAME SIZE TREES BOTANICAL NAME SIZE @ MATURITY TREE SCHEDULE AND LEGEND KEY CA. NATIVE CITY LIST SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION DESCRIPTION NOTE TREE DISPOSITION LEGEND SYMBOL/KEY QUANTITY SYMBOL IRRIGATION DESCRIPTION GRADING LEGEND SYMBOL DESCRIPTION DESCRIPTION AMENITIES KEY SYMBOL DESCRIPTION QUANTITY 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L003 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\LAYOUT\L003 MATERIAL SCHEDULE & IMAGES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 MATERIAL SCHEDULE & IMAGES 446
UP UP 4 CY RECYCLING CONTAINER 4 CY RECYCLING CONTAINER
CONTAINER
2 CY COMPOST CONTAINER
2 CY COMPOST DESCRIPTION NOTE TREE DISPOSITION LEGEND SYMBOL/KEY QUANTITY SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L004 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\PLANTING\L004 OVERALL TREE DISPOSITION PLAN.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 OVERALL TREE DISPOSITION PLAN Scale 0 15' 30' 1" = 30' 447
SHOREWAY ROAD SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION DESCRIPTION NOTE TREE DISPOSITION LEGEND SYMBOL/KEY QUANTITY 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L005 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\GENERAL\L005 TREE DISPOSITION PLAN - ZONE 1.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 TREE DISPOSITION PLAN - ZONE 1 0 15' 30' 1" = 30' Scale 448
SEM LANE SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION DESCRIPTION NOTE TREE DISPOSITION LEGEND SYMBOL/KEY QUANTITY 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L006 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\GENERAL\L006 TREE DISPOSITION PLAN - ZONE 2.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 TREE DISPOSITION PLAN - ZONE 2 0 15' 30' 1" = 30' Scale 449
SHOREWAY ROAD SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION DESCRIPTION NOTE TREE DISPOSITION LEGEND SYMBOL/KEY QUANTITY 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L007 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\GENERAL\L007 TREE DISPOSITION PLAN - ZONE 3.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 TREE DISPOSITION PLAN - ZONE 3 0 15' 30' 1" = 30' Scale 450
SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION DESCRIPTION NOTE TREE DISPOSITION LEGEND SYMBOL/KEY QUANTITY 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L008 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\GENERAL\L008 TREE DISPOSITION PLAN - ZONE 4.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 TREE DISPOSITION PLAN - ZONE 4 0 15' 30' 1" = 30' Scale 451
UP UP 4 CY RECYCLING CONTAINER 4 CY RECYCLING CONTAINER
CONTAINER
2 CY COMPOST CONTAINER
2 CY COMPOST
SHOREWAY ROAD
SEM LANE PAVING SCHEDULE KEY SYMBOL DESCRIPTION SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION WALLS & STEPS KEY SYMBOL DESCRIPTION AMENITIES SQUARE FEET KEY SYMBOL DESCRIPTION LANDSCAPE FEATURES NAME PLAZA MEADOW ALPINE HILL PROMENADE SPORT COURT ENTRY PLAZA % OF GROSS AREA TOTALS 84,150 SQ. FT. 301,112 SQ. FT. LANDSCAPE FEATURES GROSS SITE AREA SITE % LANDSCAPE FEATURES 27% BASEKETBALL COURT 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L101 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\LAYOUT\L101 LAYOUT & MATERIAL PLAN.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 12/3/2025 LAYOUT & MATERIAL PLAN Scale 0 15' 30' 1" = 30' 452
UP
10'-3" 6'-0" 24'-0" 12'-7" TS 13.50 BS 12.00 TS 19 BS 15 TS 22 BS 19 TS 18 BS 12 14'-3" 15'-7" 9'-8" 9'-6" 3:1 3:1 3:1 +12+19 +22 +18 +12 +15 TW 17.5 TW 15.00 TW 13.50 PARKING GARAGE SEE ARCHITECTURE DRAWINGS 7'-6"
29'-8"
20'-0"
44'-0"
13'-9" 18'-1" 5'-0"
10'-0"
5'-0"
5'-0" LIMIT OF BCDC JURISDICTION 3:1 SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION PAVING SCHEDULE KEY SYMBOL DESCRIPTION AMENITIES KEY SYMBOL DESCRIPTION WALLS & STEPS KEY SYMBOL DESCRIPTION 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L102 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\LAYOUT\L102 LAYOUT ENLARGEMENT.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 LAYOUT ENLARGEMENT Scale 0 5' 10' 1" = 10' 453
UP UP 4 CY RECYCLING CONTAINER 4 CY RECYCLING CONTAINER
CONTAINER
2 CY COMPOST CONTAINER
2 CY COMPOST
SHOREWAY ROAD
SEM LANE SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION GRADING LEGEND SYMBOL DESCRIPTION DESCRIPTION 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L201 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DRAINAGE\L201 GRADING & DRAINAGE PLAN.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 GRADING & DRAINAGE PLAN Scale 0 15' 30' 1" = 30' 454
UP UP 4 CY RECYCLING CONTAINER 4 CY RECYCLING CONTAINER
CONTAINER
2 CY COMPOST CONTAINER
2 CY COMPOST TREE TO STALL RATIO - 3:1 TREE TO STALL RATIO - 2:1 TREE TO STALL RATIO - 5:1 SHOREWAY ROAD
SEM LANE SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION TREES KEY BOTANICAL NAME TOTALS SIZE 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L301 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\PLANTING\L301 TREE PLANTING PLAN.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 TREE PLANTING PLAN Scale 0 15' 30' 1" = 30' 455
SHOREWAY ROAD
SEM LANE UP UP 4 CY RECYCLING CONTAINER 4 CY RECYCLING CONTAINER
CONTAINER
2 CY COMPOST CONTAINER
2 CY COMPOST SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION SYMBOL UNDERSTORY KEY BOTANICAL NAME SYMBOL/KEY SYMBOL/KEY DESCRIPTION DESCRIPTION INTERNAL LANDACPE % 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L302 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\PLANTING\L302 UNDERSTORY PLANTING PLAN.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 UNDERSTORY PLANTING PLAN Scale 0 15' 30' 1" = 30' 456
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L401 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\IRRIGATION\L401 IRRIGATION NOTE.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 IRRIGATION NOTE 0 1/2 1/1 AS NOTED Scale 457
UP UP 4 CY RECYCLING CONTAINER 4 CY RECYCLING CONTAINER
CONTAINER
2 CY COMPOST CONTAINER
2 CY COMPOST
UTILITY SERVICE
(2) 3000A UTILITY SERVICE GENERATORS (1) 500MW UNIT
SHOREWAY ROAD US-101 BUILDING 2 (7 STORY) 271,589 GSF BUILDING 1 (8 STORY) 270,446 GSF LOADING BELMONT CREEK PARKING STRUCTURE (9 STORY) 441,280 GSF RIDESHARE/SHUTTLE DROP-OFF ENTER LOADING EXIT ENTER OUTLINE OF BUILDING ABOVE OUTLINE OF BUILDING ABOVE 0' SETBACK 12' LOUVER SCREEN 0' SETBACK 0' SETBACK 0' SETBACK FIRE ACCESS LANE PUBLIC ART SCULPTURE 21 CLASS 2 BIKE RACKS (42 SPACES) SPORT COURT BOLLARDS EXISTING PUMP STATION TO REMAIN
EXISTING ADJACENT
PROPERTY ENTRANCE
EXISTING ADJACENT PROPERTY
SERVICE ENTRANCE
EXISTING ADJACENT
PROPERTY ENTRANCE LIMIT OF BCDC JURISDISCTION MAINTENANCE PATH
PROPOSED BELMONT CREEK TRAIL CONNECTING PATH
BELMONT CREEK TRAIL
EDUCATIONAL SIGNAGE
BELMONT CREEK TRAIL
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE PROPERTY LINE BOLLARDS EXISTING FENCE TO BE
REPLACED WITH NEW
5 CLASS 2 BIKE RACKS
(10 SPACES)
PROPOSED BELMONT CREEK TRAIL CONNECTING PATH
PROPOSED BELMONT CREEK TRAIL CONNECTING PATH BASKETBALL COURT BOLLARDS FLOW THROUGH PLANTER MEADOW PROMENADE PLAZA PLAZA PLAZA ALPINE HILL 20 CLASS 2 BIKE RACKS (40 SPACES) 6 5 3 6 6 6 4 6 6 6 6 6 6 6 6 3 6 FLOW THROUGH PLANTER EXIT SEM LANE BOLLARDS EXIT BOLLARDS BOLLARDS UTILITY SERVICE (2) 3000A GAS METER GENERATORS (2) 1.25MW (E) PUBLIC PARALLEL PARKING TO BE RESTRIPED (E) PUBLIC PARALLEL PARKING TO BE RESTRIPED SEPARATION GATE RIDESHARE/SHUTTLE DROP-OFF OVERHEAD ELECTRICAL LINES 12' LOUVER SCREEN LOADING GAS METER GENERATORS (2) 1.25MW ENTER
12' LOUVER SCREEN SITE SIGNAGE BELMONT CREEK TRAIL EDUCATIONAL SIGNAGE BELMONT CREEK TRAIL EDUCATIONAL SIGNAGE
SEE LANDSCAPE
DWGS, FOR SPORTS
COURT FITNESS
PROGRAMMING AND
EQUIPMENT
SHOREWAY ROAD
SEM LANE SPRAY ZONE DRIP ZONE DRIP ZONE DRIP ZONE DRIP ZONE DRIP ZONE DRIP ZONE DRIP ZONE DRIP ZONE DRIP ZONE SYMBOL/KEY DESCRIPTION GENERAL SYMBOL/KEY DESCRIPTION SYMBOL IRRIGATION DESCRIPTION 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L402 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\IRRIGATION\L402 IRRIGATION PLAN.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 IRRIGATION PLAN Scale 0 15' 30' 1" = 30' 458
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L403 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\IRRIGATION\L403 IRRIGATION DETAILS.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 IRRIGATION DETAILS 0 1/2 1/1 AS NOTED Scale 459
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L404 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\IRRIGATION\L404 IRRIGATION DETAILS.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 IRRIGATION DETAILS ·· ···· 460
PROPERTY LINE
LIMIT OF BCDC JURISDICTION BLDG 1. GARAGE BLDG 1.
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L501 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L501 SECTIONS.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 SECTIONS 461
BLDG 2.
PROPERTY LINE BLDG 1. BLDG 1.
PROPERTY LINE BLDG 2. FIRE ACCESS - 14'-0" BLDG 1. BLDG 1. 5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L502 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L502 SECTIONS.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 SECTIONS THE PROMENADE - FIRE ACCESS 462
PROPERTY LINE BLDG 2. GARAGE FIRE ACCESS - 150'-0" BLDG 1.
PROPERTY LINE
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L503 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L503 SECTIONS.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 SECTIONS 463
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L601 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L601 SITE PERSPECTIVES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 SITE PERSPECTIVES THE PROMENADE THE PLAZA/MEADOW THE SPORT COURT THE SPORT COURT SITE AERIAL 464
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L701 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L701 PUBLIC REALM IMPROVEMENTS.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 PUBLIC REALM IMPROVEMENTS NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 465
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L702 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L702 PUBLIC REALM SIGNAGE.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 PUBLIC REALM SIGNAGE NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 466
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L703 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L703 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 467
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L704 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L704 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 468
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L705 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L705 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 469
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L706 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L706 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 470
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L707 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L707 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 471
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L708 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L708 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 472
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L709 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L709 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 473
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L710 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L710 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 474
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L711 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L711 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 475
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L712 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L712 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 476
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L713 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L713 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES 477
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L714 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L714 BELMONT TRAIL AMENITIES.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 BELMONT TRAIL AMENITIES 478
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L715 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L715 PUBLIC REALM CONNECTIVITY.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 PUBLIC REALM CONNECTIVITY NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 479
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L716 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L716 PUBLIC REALM CONNECTIVITY.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 PUBLIC REALM CONNECTIVITY NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 480
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L717 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L717 PUBLIC REALM CONNECTIVITY.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 PUBLIC REALM CONNECTIVITY NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 481
5/30/2024 6:28:38 PM C:\Users\kdahegamia\Documents\21198_FourCorners_SFS_Site_Central_R22_kdahegamiaL9TM9.rvt Signature Renewal Date Date No. 3682 L IC E N S E D L A N D S C A P E A R C H IT E C T R E N E B IH A N S T A T E O F C A L I F O R N I A 01/31/2025 09/30/2026L718 P:\DGA\DGAT101 1301 Shoreway\4 DrawingsGraphics\AutoCAD\Sheets\DETAILS\L718 PUBLIC REALM CONNECTIVITY.dwg | MWANG |ARCH FULL BLEED E1 (30.00 X 42.00 INCHES) | 2/4/2025 PUBLIC REALM CONNECTIVITY NOTE: Work within BCDC jurisdiction pending final review and approval from BCDC 482
AN
REN. 2/28/25
NO. C23107
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AN
REN. 2/28/25
NO. C23107
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AN
REN. 2/28/25
NO. C23107
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Exhibit B
Exhibit B – Findings for Approval
Application ID: PA2022-0024; 1301 Shoreway Road
February 24, 2026