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File No.: 20000300114 Page 4
Revised 01-01-2020
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File No.: 20000300114 Page 5
Revised 01-01-2020
PD‐31
(SDR CAMPUS AREA ONLY)
PD‐31A
(JUHSD FACULTY & STAFF HOUSING SITE
ONLY)
PROPOSED PD
FOR SDR CAMPUS
PERMITTED USES
‐ Commercial‐ Residential‐ Business and residental related retail uses ‐ Business services‐ Restaurants under 9,000 sq. ft.‐ Personal services‐ Office apartment management and leasingoffices‐ Outpatient medical care services,recreation facilities‐ Childcare centers Multi‐family residential
‐ Commercial‐ Residential‐ Community Service Uses
‐ Public Utility‐ Public Service*Only some uses permitted on ground floor per Plan
MAX.
COMMERCIAL 500,000 ‐ 700,000 sq. ft. office Not permitted 14,000 sq. ft. commercial/retail proposed
Max. Per Parcel
B = 8,000 sq. ft.C‐F = 6,000 sq. ft.
MAX.
RESIDENTIAL 175 apartments 122 apartments
1,235 dwelling units proposedMax. Dwelling Units Per Parcel A = 122B = 210C = 125D = 270E = 330F = 400
AFFORDABLE
HOUSING
REQUIREMENT
Inclusionary Housing Ordinance Inclusionary Housing Ordinance (Min. 10 % = 12 affordable units) Inclusionary Housing Ordinance (Min. 10% = 124 affordable units)
SERRAMONTE DEL REY CAMPUS ZONING COMPARISON
PARKING
‐ Office: 3.5 stalls per 1,000 sq. ft.
‐ Residential: Per DC Zoning Code. Min. 1
stall/unit
‐ Min. 310 stalls for entire campus
‐ Min. 170 off‐street and 13 on‐street
stalls for apartment building
‐ 1.5 ‐ 1.7 stalls per residential unitParcel B Retail = 5.0 stalls/1,000 sq. ft. retail‐ Parking rate adjustments permitted uponrequest and approval by City
BUILDING
HEIGHT
‐ Residential: Max. 3 stories over partially
depressed garage. Must be tucked backagainst the western slope bank.‐ Office: Max. 6 stories along Callan Blvd.Max. 12 stories at center of project. Must bebuilt along eastern edge to take advantage of views /visibility from freeways)
Max. 55 ft. inclusive of any roof stair
enclosures
Max. By Parcel
A‐C = 77 ft.D‐F = 150 ft.*Max. 55 ft. step‐backs required at specificfacades per Plan
PRIVATE OPEN
SPACE
Zoning Ordinance (Min. 150 sq. ft. per
dwelling unit)
Zoning Ordinance (Min. 150 sq. ft. per
dwelling unit)
Zoning Ordinance (Min. 150 sq. ft. per
dwelling unit)
PARKS AND
OPEN SPACE
Per Precise Plan Per Approved Plans Per Precise Plan
Last Updated 12/3/21
Serramonte Del Rey Precise Plan
4-21-2021
Serramonte Del Rey Precise Plan
Serramonte Del Rey Precise Plan Table of Contents
A
1. Introduction1
A. Overview1
B. District Goals
3 C. Physical Setting
4 D. Planning Context
7 2. Vision and Goals 11
A. Vision 11
B. Plan Goals 17
C. Parcelization 20
3. Development Standards and Guidelines 23
A. Plan Area Land Uses 23
B. Plan Area Development Capacity 27
C. Building Height 29
D. Street Frontages 30
E. Building Massing 36
F. Perimeter Setbacks 39
G. Building Design Guidelines 40
H. Access, Parking and Loading Standards 43
I. Private Open Space Standards 47
J. Crime Prevention Through Environmental Design 51
K. Signage 52
L. Lighting 56
M. Definitions 60
Table of Contents
B Table of Contents Serramonte Del Rey Precise Plan
4. Circulation 63
A. City and Regional Connectivity 63
B. Mobility Network 64
C. Street Sections 70
D. Street Landscaping 73
5. Park and Open Space 75
A. Objectives 75
B. A Diverse Urban Landscape 76
C. Neighborhood Parks and Open Spaces 78
D. Landscape Design Standards and Guidelines 83
6. Utilities 91
A. Stormwater 91
B. Sanitary Sewer 93
C. Water Supply 94
D. Dry Utilities 95
7. Implementation 97
A. Phasing 97
B. Conformance Review 99
C. Entitlement Documents 101
D. Process for Amending the Precise Plan 101
E. California Environmental Quality Act 101
Acknowledgements 103
Serramonte Del Rey Precise Plan Table of Contents
C
Figure 1.1 Existing and Updated Plan Area Boundaries3
Figure 1.2 Regional Location (looking north)
5 Figure 1.3 Context Map (looking south)
5 Figure 1.4 Existing Conditions and Topography
6 Figure 2.1 Illustrative Plan 15
Figure 2.2 Plan Area Parcels 21
Figure 3.1 Plan Area Land Uses 24
Figure 3.2 Building Heights 29
Figure 3.3 Ground Floor Use 32
Figure 3.4 Street Frontage 34
Figure 3.5 Facade Modulation 37
Figure 3.6 Podium Level and Skyline Level Massing 37
Figure 3.7 Street Lighting 57
Figure 4.1 Street Hierarchy 65
Figure 4.2 Vehicle Circulation 68
Figure 4.3 Bicycle Circulation 69
Figure 4.4 Entry Drive and Retail Plaza 70
Figure 4.5 Plaza/Park Entry at North Drive 71
Figure 4.6 West Campus Drive 72
Figure 4.7 East Campus Drive 72
Figure 5.1 Urban Forest Concept Plan 77
Central Green Plan 78
List of Figures and Tables
D Table of Contents Serramonte Del Rey Precise Plan
Table 3.1 - Permitted Land Uses 25
Table 3.2 - Development Program 27
Table 3.3 - Development Maximum Per Parcel 28
Table 3.4 - Location of build-to-line for parcels 35
Table 5.1 - Recommended Tree Species for public streets and open spaces within the Precise Plan 86 Overlook Park Plan 79
Overlook Park Rendering 79
Entry Drive Plaza Plan 80
South Entrance Open Space Plan 81
Westside Walking Trail Section 82
Eastside Recreational Trail Section 82
Figure 7.1 Phasing 98
Figure 7.2 Conformance Review and Approval Process 100
Serramonte Del Rey Precise Plan Chapter 1: Introduction 1 A. OVERVIEW
This update to the Serramonte Del Rey Precise Plan
(Precise Plan) will enable the Jefferson Union High School District (JUHSD) to transform their existing outdated high school facilities into a new walkable, bikeable and familyfriendly residential neighborhood with retail, park, Head Start, and surrounding recreational trail improvements.
The Precise Plan envisions development of up to 1,113
units of affordable and market rate rental housing on
leased District lands to be built-out over a ten-year period.
The Serramonte Del Rey neighborhood will be an inviting and family friendly place to walk, shop, connect with
friends, meet for coffee, or stroll through the park and hillside open spaces.
An example of an open space similar to the proposed Central Green in the Serramonte Del Rey neighborhood.
1. Introduction
2 Chapter 1: Introduction Serramonte Del Rey Precise Plan The Precise Plan update focuses on the 22-acre
Phase II area of the 1985 Serramonte Del Rey
Precise Plan (PD 31). The Phase II area is the
location of the existing JUHSD school facilities
currently used for District office space, as well as
122 units of multi-family faculty and staff rental
housing approved as PD 31A to be completed by
2022. Phase 1 of the 1985 Precise Plan is already
built-out with multi-family rental housing, office,
and educational uses. See Figure 1.1.
The Precise Plan identifies the vision, goals,
context, standards, and guidelines for individual
development proposals on a parcel basis, as well
as park, open space, street, and utility infrastructure improvements associated with development by phase. The development of the neighborhood
is guided by an urban design framework, or regulating plan, comprised of streets, blocks, and open spaces that set the walkable scale of the neighborhood. The administration and implementation section provides guidance to developers and
Daly City staff on the Precise Plan project approval
process consistent with the City’s General Plan,
ordinances, and procedures.
The entry to the neighborhood will be a lively and welcoming place.
Serramonte Del Rey Precise Plan Chapter 1: Introduction 3 B. DISTRICT GOALS
The JUHSD School Board seeks to build upon their
past success and advance an innovative plan to stabilize District finances and fund the future of student education. To accomplish this the District plans to
attract investment and leverage the development
of rental housing through long-term ground leases
and/or joint venture agreements on District lands in
the Precise Plan Area. The District’s key goals are to
stabilize education funding and improve the quality
of life for students, neighbors, and the City. Improving the quality of education at District schools will boost neighborhood property values, as will the development of new neighborhood character that will serve retail, community, park, and recreation facilities. New housing will increase City tax revenues.
Figure 1.1 Existing and Updated Plan Area Boundaries
280
Callan Blvd.
Campus Dr.
Hickey Blvd.
Highgate Dr.
Gellert Blvd.
Callan Blvd.
Serramonte Blvd.
South Gate Ave.
Serramonte Blvd. Serramonte Blvd.
St. Francis Blvd. St. Francis Blvd.
0 400’ 800’
NORTH
4 Chapter 1: Introduction Serramonte Del Rey Precise Plan View of Faculty and Staff Housing from Serramaonte Boulevard.
The Faculty and Staff Housing project along Serramonte
Boulevard, planned for completion in 2022, is the first step to build-out the Serramonte Del Rey neighborhood. This
project will provide affordable housing for teachers and staff members, which will help attract and retain highly qualified teachers and staff, as well as build collaborative relationships among teachers, students, and the broader community they serve.
C. PHYSICAL SETTING
The Serramonte Del Rey site (referred to as the Plan Area in this document) is owned by the Jefferson Union High
School District (JUHSD). The 22-acre Plan Area is in the southern portion of Daly City with significant frontage along Serramonte Boulevard and Callan Boulevard with an important access point at Highway 1 along the northern
edge of the site. The project entry point interfaces with the freeway on and off ramp. This unique location allows the project to act as an attractive gateway into Daly City.
Figure 1.2 shows the regional location and Figure 1.3
shows the surrounding context of the Plan Area.
Adjacent Land Uses
A variety of residential and retail uses are located within a quarter mile (five-minute walking distance) from the Plan Area. Direct access to Serramonte Boulevard and Hickey
Boulevard connects the community to many existing
community destinations that surround the project site.
Destinations include the Serramonte Shopping Center,
Serramonte Plaza, Gellert Park, and Serramonte Library, as well as adjacent neighborhoods and schools. The existing site is surrounded by high density rental apartments on the north and south sides, low density residential on the west side, and open spaces including the Chinese CemPage 371 of 783 Serramonte Del Rey Precise Plan Chapter 1: Introduction 5 Figure 1.2 Regional Location (looking north)
Figure 1.3 Context Map (looking south)
etery and Gellert Park on the east side. The project site is centrally located within the Jefferson Union High School District with JUHSD schools located north and south of
the site.
Site Access
As seen in Figure 1.3, the Plan Area is extremely well connected to major arterials, including Highway 1, Interstate 280, and State Route 35 (Skyline Boulevard). The site is also accessible by public transit: the Colma and South
San Francisco BART stations are both approximately two
miles away from the project site, and there is an existing SamTrans bus stop serving Route 120 and Route 24 right
outside of the project entry along Serramonte Boulevard.
In addition, many surrounding streets have bicycle
facilities, including Class II bicycle lanes on Serramonte Boulevard and Callan Boulevard as well as Class III bicycle facilities on Hickey Boulevard.
Plan Area Character
The existing Plan Area site sits on a level plateau on an east-facing slope. It is at a higher elevation than the land to the east of Callan Boulevard, and at a lower elevation than the residential neighborhood to the west along St.
Francis Boulevard. Because of the site’s orientation and situation at a higher elevation, there are expansive views of the San Bruno Mountains and city skyline to the east
6 Chapter 1: Introduction Serramonte Del Rey Precise Plan Figure 1.4 Existing Conditions and Topography Parcel Boundary Line Parcel Boun
da
ry Line
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Campus Dr.
Campus Dr.
Jefferson Union High
School District
Parcel A
(65 M 68-69)
APN 091-211-230
Acreage: 22.3 acres
Serramonte Ridge
Apartment Homes
Summit Shasta
Charter High School
JUHSD Faculty &
Staff Housing
SamTrans Bus Stop (Typ.)
Bus Line
Bus Line
Bus Line
Bus Line
120 24
121
121
120 24
Serramonte Del Rey Precise Plan Chapter 1: Introduction 7 and north. Farther to the west is a ridge separating the Plan Area from the Pacific Ocean, providing a temperate marine climate to the Plan Area and surroundings. The
site is framed on its eastern and western sides by sloping hillsides with dense evergreen trees. These forested areas, along with the change in grade, create a buffer from
developed areas on either side of the site.
The Plan Area is occupied by a decommissioned high
school building, now partially used as administrative
offices. The facility is a low-slung single-story building that presents mostly blank walls to its surroundings. It needs significant seismic upgrades to the structure. The site itself is clean, flat and of a sufficient size to accommodate a new neighborhood.
D. PLANNING CONTEXT
Daly City General Plan 2030
The Precise Plan update is consistent with the goals and policies of the 2030 Daly City General Plan as amended
with the 2015 Housing Element.
Inclusionary Housing Ordinance
One of the City’s housing goals is to encourage the
development of housing that is affordable to both renters and owners, and for households of all income levels. The Inclusionary Housing Ordinance identifies requirements
for the provision of affordable housing as part of new
housing development in the City. The residential development within the Plan Area will provide affordable housing as required by ordinance and per the Serramonte Del Rey Precise Plan Development Agreement and Affordable
Housing Plan.
Municipal Ordinance
The Daly City Municipal Code designates the Plan Area
as a “Planned Development District (PD31)”. A Planned
Development district allows various types of development such as neighborhood shopping centers, professional and administrative areas, commercial service centers, industrial parks, single-family, multi-family residential, or a combination of any of the above-mentioned uses.
8 Chapter 1: Introduction Serramonte Del Rey Precise Plan Uses in a planned development district shall be permitted based on the general category of uses identified in the Precise Plan. Any uses not identified in the Precise plan may be permitted within the planned development upon
securing a use permit. General provisions for a planned development that are applicable to the Precise Plan are established in Section 17.28.020 of the Municipal Code. 1985 Precise Plan (PD31)
The 1985 Precise Plan extends from Hickey Boulevard at
the south to Serramonte Boulevard at the north. The 1985 Precise Plan envisioned two phases of development with
the closure of the Jefferson Union High School. The first phase of housing, office and Summit Shasta Charter High School is developed south of the existing high school.
The Faculty and Staff housing now under construction
was entitled under the PD31 Precise Plan. The rest of the 22-acre second phase has not been realized and is the
subject of this Precise Plan Update. Provisions for Phase I 1985 Precise Plan are as follows:
Land Use
● Open Space (10.2 acres)
● Residential (1.2 acres)
● Office (1.6 acres)
● Streets, Parking Structure, and General Parking (9.3
acres)
Land Density and Intensity
● Residential: 23.6 DU/AC; up to 175 Apartments
● Commercial: .77 FAR (Floor Area Ratio)
● Office space: Up to 700,000 sq. ft. office
Height limits
● Apartment buildings are limited to 3 stories over a
partially depressed garage.
● Office buildings are limited to 6 stories along Callan Boulevard, increasing to a maximum of 12 stories at the center of the project.
● Office buildings are to be built along the eastern edge of the site to take advantage of the views and to be
visible from the I-280 and Highway 1 freeways. Apartments to be tucked back against the western slope bank.
Serramonte Del Rey Precise Plan Chapter 1: Introduction 9 ● Text concerning Visual Quality/Community Character
states: “Buildings over six stories will be placed on an east/west axis to minimize impacts on the St. Francis
views.”
● Structured Parking: Residential: 175 spaces; Office:
1,252 spaces.
● Surface Parking: Residential: 125 spaces; Office: 498 spaces.
● Residential parcels will conform with Daly City parking standards. For multiple-family residential, this amounts to 1 space per studio, 1.5 spaces per one bedroom, and
2 spaces per two-bedroom unit or larger.
These provisions continue to govern the southern part
of the PD31 Precise Plan. For the northern part (the Plan Area) they are included for reference only; upon adoption of the Serramonte Precise Plan Update, they will be fully replaced by the provisions included in the following
pages.
10 Chapter 1: Introduction Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 11 A. VISION
Experience
The Serramonte Del Rey Precise Plan enables the transformation of a former high school with outdated facilities and surface parking over 22-acres to become the home of future residents who will experience:
● A new walkable, bikeable and family-friendly residential neighborhood with tree-lined streets; ● The convenience and activity of local retail stores,
cafes and restaurants;
● A collection of open spaces, parks, and recreational
trails suitable for use by a variety of ages and household types; Walkable tree-lined streets will enhance the neighborhood.
2. Vision and Goals
12 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan ● Architecture for modern living, with amenities and
contemporary, sustainable design;
● A diverse residential neighborhood that includes units affordable to a variety of income levels;
● Access “a moment away” to Daly City’s coastal bluffs
overlooking the Pacific Ocean from Highway 1 and
Skyline Boulevard;
● Scenic views to San Bruno Mountain and the San
Francisco Bay from the site’s hillside setting;
● A highly accessible location with direct transportation and transit access to major job centers in San Francisco and along the San Mateo Peninsula within
walking distance to regional shopping and Gellert
Park;
● One of the world’s best climates, with the beautiful, diverse ecology of a coastal zone, Mediterranean
climate with mild, wet, frostless winters and cool
summers.
Illustrative Plan
Figure 2.1 is an illustrative plan of the build-out of the plan area, featuring neighborhood-serving retail, public gathering spaces and residential development linked together by a network of pedestrian-scale tree-lined streets. Main features of the plan are:
Aerial view of the Plan Area showing proximity to Pacific Ocean.
Open space and recreation areas will serve all age groups.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 13 Mixed-Use Main Street. Entry Drive is the plan area’s
Main Street and entrance to the neighborhood, extending from the intersection of Serramonte Boulevard and Highway 1 ramps to the Central Green on North Drive.
On the east side of the street is a mixed-use commercial and residential development with ground floor retail uses extending the entire city block from Serramonte Boulevard and wrapping around the corner along North Drive.
This lively area features uses such as a café and retail shops opening onto tree-lined gathering spaces with outdoor
seating at both intersections. The activity generated during the days and evenings will provide an attractive and welcoming environment for residents, visitors, and surrounding neighbors, visible along Serramonte Boulevard and from travelers entering and exiting from Highway 1.
Housing Shapes Public Spaces. Plan area streets are
lined with residential buildings organized to shape an
urban park and create a sense of place at the center of the neighborhood. Buildings vary from four to seven stories around the Central Green. Up to two 14-story towers
are permitted south of the Central Green. The buildings are to be of high architectural quality, with attention to the pedestrian-experience at the ground level and the
massing of podium and skyline levels of buildings. Ground floor uses are located to create a gradient of activity from quiet residential areas to active shopping. Buildings are designed as courtyard housing, each with an internal
landscaped courtyard at grade or above a parking podium. Where a building is adjacent to public Hillside Area open space, the courtyard space opens to connect to the surrounding open space visually and physically.
Pedestrian-Scale Neighborhood. The Plan Area is
organized into walkable, pedestrian-scale streets and
city blocks, each with a different character. Entry Drive provides a transition from the higher vehicle volumes on Serramonte Boulevard to quieter neighborhood streets.
North Drive extends east and west along the Central
Green with East Drive and West Drive wrapping around
the Central Green so every street in the plan is accessible to this neighborhood park. North Drive and East Drive
are local connector streets that prioritize pedestrians Entry Drive will provide a landscaped entry into the neighborhood.
14 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan and cyclists with buffered bike lanes and large street
trees. West Drive is a narrower neighborhood street with individual ground floor unit entries or residential stoops.
Three access ways provide access to residential parking, Overlook Park, wooded hillside areas, the eastside recreational pedestrian/bike trail and westside walking path.
At the south entrance to the Plan Area is a landscaped
roundabout providing a traffic-calmed entrance to the
neighborhood.
Bike and Transit Access. The neighborhood is safe and
convenient for bicycling with connections to existing
and planned Daly City bicycle routes to local destinations such as Serramonte Main Branch library, Gellert Park and Serramonte Shopping Center. Transit users have direct
access to frequent SamTrans bus service to BART, Skyline College and other city and regional destinations with
SamTrans bus stops at the intersection of Serramonte
Boulevard and Entry Drive. The eastbound SamTrans bus
stop is improved with a new shelter and seating.
Diversity of Housing. Affordable and market rate rental housing is mixed-throughout the site. 122 units of affordable housing for JUHSD Faculty and Staff, which includes very-low, low, and moderate-income rental dwelling units, are at the corner of Serramonte Boulevard and Entry Drive.
A second affordable housing development is planned
along East Drive, at the southeast corner of the Plan Area.
The balance of affordable housing is spread throughout
the three other residential development sites. A landscaped roundabout at the south entry will provide a gateway to the neighborhood.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 15 Figure 2.1 Illustrative Plan
Illustrative Vision
Figure 2.1
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
16 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan Urban Parking. Parking for residential and retail uses is “right-sized” based on actual demand and is provided in secure garages and screened from view from neighborhood streets by building frontages or landscape. Parking serving neighborhood public spaces, overflow parking
and Head Start is located on-street.
Together, these features shape a walkable, bikeable, safe, family-friendly neighborhood with a shopping street,
parks, and nature trails, with several venues for outdoor gatherings and recreational activities. Development will be built out over time and may not match the illustrative plan precisely.
The Central Green will have a variety of spaces from active to contemplative.
Neighborhood Parks, Trails and Open Space. The plan
features two publicly accessible parks and a loop trail, with walking and biking along the east downslope hillside and walking along the west upslope hillside. The Central Green is the heart of the neighborhood with a tree-shaded plaza at Entry Drive and crescent shaped meadow enclosed
with oak and evergreen trees. The park is visible and
accessible to residents and visitors, with active and contemplative spaces. Overlook Park, in the northeast corner of the Plan Area, is a children-friendly park with terraced seating, play, and turf areas for family use. Overlook park will have filtered views through hillside trees of Daly City, San Bruno Mountain, and the San Francisco Bay.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 17 B. PLAN GOALS
The following goals shaped the master plan and are to
guide development in the Plan Area:
2.B.1 Create an Active Neighborhood
Redevelop the existing underutilized site into a familyfriendly, cohesive neighborhood with activities that all ages can enjoy, from cafes and restaurants to recreational trails and parks that can accommodate a range of play
and other activities.
2.B.2 Promote Housing Equity
Address the housing shortage in Daly City through the
percentage of affordable housing provided. Meet and
exceed the City’s 10% below market rate (BMR) rental
housing requirement. Combined with the Faculty and
Staff Housing under construction, plan for 20% of housing to be low and moderate-income rental housing for an
anticipated total of approximately 245 units. The balance of up to 990 units will be market rate rental housing.
2.B.3 Preserve Head Start
Provide a place to relocate the existing Head Start facility currently on the site, to ensure a long-term home on-site for the preschool. Accommodate Head Start’s program
needs for a facility with two classrooms, outdoor play
areas, and parking. The District is committed to supportResidential buildings with nearby parks create a family-friendly neighborhood.
Walkable tree-lined streets will enhance the neighborhood.
18 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan The Head Start facility will provide dedicated outdoor activity space. ing Head Start’s effort to fundraise for the buildout of their new facilities.
2.B.4 Provide Innovative Housing Design
Drawing upon successful projects elsewhere in San Mateo County, accommodate different “types” of buildings,
varying in efficiency, parking configuration, ground floor activity and construction technology. Wrap housing
around courtyards for efficiency and livability to create attractive urban living. From lowest to highest density, building types for the housing may include:
● Four stories of light gauge metal frame with surface
parking
● Four stories of wood or light gauge metal frame over a concrete “podium” of structured parking
● Up to seven stories comprised of 5 stories (plus mezzanine) of wood or light gauge metal frame and two to three stories of concrete podium
● Up to 14 stories comprised of 10 stories of metal frame or steel and concrete construction and three to four
stories of concrete parking podium
2.B.5 Promote Sustainability
Ensure a green and healthy environment for families and our community by planning for green buildings with
sustainable, energy efficient and resource conserving
operations and performance. Design and construct buildings to reduce our carbon footprint and ensure healthy indoor air quality. Buildings can have roof top solar panels, electric vehicle charging stations, water conservation, waste management, alternative transportation options
and green materials. Landscapes will feature storm
water treatment gardens, drought tolerant landscapes,
street trees to reduce heat island effects, and pedestrianoriented design.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 19
2.B.6 Fit Hillside Context
Set buildings into the hillside to obscure them
from view. Utilize the topography of the site as a
hillside setting that is screened by existing mature
trees and supplemental trees to the west, east and
north to limit views from Serramonte Boulevard
and south from Campus Drive. Limit the location
of towers to sites set back from Serramonte Boulevard and orient towers in an east-west direction to minimize obstructions of views from uphill
neighbors.
2.B.7 Provide Active Transportation
Design for active transportation and healthy living.
The Precise Plan’s streets can be designed for daily
exercise as walkable and bikeable streets. These
“complete streets” advance Daly City’s Vision Zero
program to reduce pedestrian traffic fatalities
to zero. Additionally, alternative transportation
options are supported such as ride hailing services,
electric vehicles, shuttles, and frequent bus service
to BART at Serramonte Boulevard.
2.B.8 Right-size Parking
“Right-size” the supply of parking in relation to
parking demand, based on best engineering
practices used in places similar to Daly City. Parking
Before view from intersection of Callan Boulevard and Serramonte Boulevard.
After view with trees shown transparent to show new development.
20 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan Protected bike lanes.
The open space network will include a recreational trail. can be provided on-site for residents, guests, and retail customers to avoid “overflow” parking in nearby neighborhoods.
Use Transportation Demand Management (TDM) strategies to ensure adequate parking for all users.
2.B.9 Connect to Nature
Provide diverse neighborhood park spaces for resident and visitor enjoyment that support the ecology of the hillside setting with mature trees. Create recreational trails open to the public, as well as a series of private and common open spaces available to residents.
2.B.10 Ensure Long-term Financial Stability for
the School District
Plan, design, construct and maintain residential development, park spaces and infrastructure to ensure the long-term financial stability of the District.
C. PARCELIZATION
To achieve the vision, the Plan Area has been subdivided into seven distinct development parcels and a series of additional parcels containing streets. See Figure 2.2. The street parcels have public access easements that require the streets to be publicly accessible. There are also easements between Parcels A and F, Parcels B and D, and Parcels D and C which will allow shared access for pedestrian and vehicle access.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 21 Figure 2.2 Plan Area Parcels
Plan Area Parcels
Figure 2.2
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Easement
Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Parcel lines
(C1 and C2)
Note: Parcel C will be subdivided into two separate parcels, C1 and C2. This division will be recorded in the Tentative Map application.
22 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 23 This chapter establishes development standards and
design guidelines for the Plan Area. All development
planned within the Plan Area will be required to adhere to standards contained in this chapter. Guidelines will serve as recommended actions, offering more flexibility in implementation. Definitions of terms are located at the end of this chapter.
A. PLAN AREA LAND USES
The Plan Area is organized into two land uses: The Mixed Use and the Residential. See Figure 3.1. The Mixed Use
District applies to Parcel B and supports mixed-use
residential development, such as commercial uses on the ground floor with residential uses on upper floors. The Residential District applies to remaining Plan Area Parcels A, C, D, E, and F. The Residential District is intended for primarily residential uses but does allow certain other uses. Permitted land uses within each of these Districts are stated in the Permitted Uses Table (Table 3.1). Other design and development standards are established in
Chapter 3 of this document.
3. Development Standards and Guidelines
24 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Figure 3.1 Plan Area Land Uses
Plan Area Districts
Figure 3.1
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Parcel lines Commercial Mixed Use District (C-MU) Residential Very High Density (R-VHD) District Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 25 The following land uses table states the different types of residential, commercial, community services, and public uses that are permitted within the Plan Area Districts.
Table 3.1 - Permitted Land Uses
Table Of Land Uses Mixed Use
District
Residential
District
Residential Uses
Single-family dwellings, 12 DU/Acre minimum P P
Two-unit structures (duplexes); Townhouses P P
Multiple-family dwellings P P
Live-work within dwelling units P P
Day care center in accordance with the regulations specified in Chapter 17.49 of the Municipal Code P P Commercial Uses
Medical services (as part of a mixed-use building): Medical-Dental Clinic; Prescription Pharmacies; Veterinary Clinic P UP Commercial Services (on ground floor of a mixed-use building only): Bakery; Bank or financial institution; Barber or beauty shop; Book store; Camera store; Clothing store; Coffee store; Delicatessen; Dry cleaner; Florist; Food store; Gift store; Hardware store; Health club, gym; Home furnishings; Instruction studio (dance, exercise, music, and so on); Laundromat; Office supplies/copy shop; Pet store; Restaurant, but not a drive-thru restaurant; Shoe sales and repair; Small appliance sales and service (only in conjunction with sales); Sporting goods; Stationary store; Tailor; Toy store; Travel agent; Variety store P UP
Permitted uses are marked with a P; uses requiring a Use Permit are marked with a UP, blanks indicate uses not
permitted in that district.
26 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Table 3.1 - Permitted Land Uses
Table Of Land Uses Mixed Use
District
Residential
District
Bar and Cocktail lounge; Small theater; Hotel; Cannabis sales UP - Professional offices (as part of a mixed-use building) P UP Medical-Dental Clinic (as part of a mixed-use building) P UP Community Service Uses
Community center, library (as part of a mixed-use building) P UP Public Utility and Public Service Uses
Pumping stations, public utility buildings and uses P P Wireless communications facilities in accordance with the regulations specified in Chapter 17.39 of the Municipal Ordinance P P (Table Continued)
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 27 B. PLAN AREA DEVELOPMENT CAPACITY
Development Program
The following table summarizes the anticipated development program at build-out for parcels within the Plan Area. These numbers may be less than the total capacity of each site. These numbers will be used in the project description for environmental review of the Precise Plan.
Table 3.2 - Development Program
Parcels Area (Acres) Housing
Units Density Retail / Commercial Other
Parcel B 4.3 201 49 DU/Acre 8,000 sq.ft.
Parcel C 1.94 100 63 DU/Acre ** 1,400 sq.ft. (relocated Head Start facility) Parcel D 2.84 240* 85 DU/Acre **
Parcel E 3.02 290* 96 DU/Acre **
Parcel F 3.77 282* 66 DU/Acre **
Total New Development 15.87 1,113 70 DU/Acre 14,000 sq. ft.
Parcel A (existing, not counted as new development) 3.6 122 34 DU/Acre 1000 sq.ft. (existing Comcast facility) Street Parcels within Plan Area 2.9
Total Development 22.38 1,235 14,000 sq.ft. 2,400 sq.ft. (*) Denotes parcels with high-rise building potential (up to 14 stories). Only two of these three parcels may be developed with high-rise buildings. This table includes an assumption that Parcel D and Parcel F will be developed with high-rise residential buildings, but during implementation the high-rise location may be transferred to Parcel E from either Parcel D or F. In any case the overall buildout of the Plan Area is limited to 1,235 residential units. (**) Denotes parcels that may provide retail/commercial square footage on the ground floor in addition to 8,000 sq.ft. assumed for Parcel B. Each of these parcels may or may not build commercial square footage on the ground floor; in any case the total retail/commercial square footage for the overall buildout of the Plan Area is limited to 14,000 sq.ft.
28 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Development Maximum Per Parcel
The following table presents the maximum allowed density per parcel.
Note these are maximums, and the buildout is likely to be less than the maximum on some parcels. This table is intended to provide guidance to developers of individual parcels within the Plan Area.
Table 3.3 - Development Maximum Per Parcel
Parcel Number Maximum Residential Units Allowed Per Parcel* Maximum Retail/ Commercial Square Footage Per Parcel**
Parcel A 122 0
Parcel B 210 8,000 sq.ft.
Parcel C 125 6,000 sq.ft.***
Parcel D 270 6,000 sq.ft.
Parcel E 330 6,000 sq.ft.
Parcel F 400 6,000 sq.ft.
*The total number of units may not be realized on every parcel. As noted in Chapter Two, Urban Design Framework, the total buildout of the Plan Area is limited to 1,235 residential units.
** The total square footage of retail/commercial may not be realized on every parcel. As noted in Chapter Two, Urban Design Framework, the total buildout of the Plan Area is limited to 14,000 sq.ft. of retail/commercial space. There is no restriction on the amount of Amenity Space (to be used primarily by residents) per parcel. ***Parcel C is permitted to build up to 2,000 sq. ft of daycare center facilities within its allotment of retail/commercial square footage.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 29 C. BUILDING HEIGHT
Permitted building height for the Plan Area is shown in Figure 3.2.
Figure 3.2 Building Heights
PARCEL A
77’
PARCEL D
87’/150’
PARCEL C
77’
PARCEL B
77’
PARCEL F
87’/150’
PARCEL E
87’/150’
Parcel lines
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Allowable Height Access Stepback at 55’
30 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Height Exceptions
The following exceptions to the height limit are allowed:
C.1.1 Ornamental architectural features, such as turrets, parapets, corner towers, or other accentuating features.
C.1.2 Mechanical and roof-mounted elevator core
equipment up to a maximum of 18 feet above maximum
height, provided their combined coverage does not
exceed 30% of building roof area. Equipment less than 4 feet above maximum height is exempt from the coverage
calculation.
C.1.3 Architectural and landscape screening designed to conceal mechanical and roof mounted equipment.
C.1.4 Sustainability elements, such as photovoltaic cells, small-scale wind turbines suitable for residential development, storm water catchment / treatment equipment, solar water heating equipment.
C.1.5 Enclosed amenity spaces to a height of 12 ft where roof is designed as an accessible outdoor common area if coverage of enclosed amenity space is no more than 20%
of building roof area.
D. STREET FRONTAGES
The streetscape character of the Plan Area is defined by ground floor uses, street type, and the configuration of the streetwall along streets and open spaces. The following Precise Plan standards ensure the unique character of each of the streets and open spaces in the Plan Area contribute to the overall quality of the neighborhood.
Ground Floor Uses
The distribution of ground floor uses is essential to creating an active pedestrian environment. Figure 3.3 Ground Floor Use identifies the location, type and orientation of ground floor uses by parcel for the Plan Area. Six types of ground floor uses are specified:
1. Active Use. This use requires retail, café, and restaurant uses with outdoor dining, or may also include building entries and residential lobbies.
2. Residential Active Use. For this frontage, ground
floors shall have one or more of the following: Active
Use; Building Entry, Residential Lobby, Amenity Space;
Entries to Ground Floor Residential Units.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 31
3. Residential Unit Entries. This frontage type requires accessible units at grade, or elevated ground floor
units with transitional space such as a stoop or porch
not greater than five feet in height above grade.
4. Residential Use. This includes ground floor units
without individual unit entries accessible from the
street, which can have a back porch, garden, or patio.
5. Parking and Service. These areas may be used for
parking and other service uses, which are not permitted elsewhere.
Standards for Ground Floor Uses
D.1.1 Active Uses shall have physical and visual access from the adjacent sidewalk or open space.
D.1.2 Where Active Use is required, building frontage at the ground floor shall include building entries, retail space and/or garage entries.
D.1.3 Where Residential Active Use is required, building frontage at the ground floor shall include building entry lobbies, residential amenity space and/or garage entries.
D.1.4 Where Residential Unit Entries at Ground Floor
are required, building frontage at the ground floor shall include accessible units at grade, elevated ground floor units with transitional space such as a stoop or porch
not greater than five feet in height above grade, and/or garage entries.
D.1.5 Where any of the use frontages listed above are
required, no more than one 24’ wide vehicle access
driveway or two 12’ wide vehicle access driveways are
permitted. Loading docks are not permitted on active
ground floor use frontages.
D.1.6 Where any of the use frontages listed above are
required, blank walls or walls opening to structured parking areas at the ground floor are limited to 30’ maximum.
D.1.7 Where Active Uses or Required Building Entry,
Lobby or Residential Amenity Space uses are required, the minimum floor-to-floor height for the ground floor is 16’.
Building Frontages
A build-to line is a setback line that sets the location of the main part of the building wall. Table 3.4 shows
the location of build-to lines for each parcel. Figure 3.4 Street Frontages shows the percentage of building walls required to be at the build-to line. Taken together, these standards set the location and streetwall for buildings throughout the neighborhood.
32 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Figure 3.3 Ground Floor Use
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Easement Residential Active Use (including building
entry lobbies and residential amenity space)
Frontage to include one or more of Active
Use, Residential Active Use or Residential
Unit Entries at Ground Floor
Residential Use
Residential Unit Entries
at Ground Floor Allow Parking and Service
Active Use (including building entries,
retail space, and garage entries)
St. Francis Blvd.
Callan Blvd.
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
Notes:
1. All buildings on Parcels B, C, D, and F are required to provide direct access to adjacent hillside open space from ground oor level and/or podium level.
2. One parking structure is permitted on Parcel F. If a parking structure is provided, the ground oor uses on West Drive shown in this diagram are not required if the parking structure frontage provides ground oor uses including as bicycle parking, bike share stations, information kiosks for transportation options or other active uses.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 33 Example of Residential Unit Entries at Ground Floor.
Example of Active Use.
Example of Residential Active Use.
Building Frontage Standards
D.3.1 The perceived primary wall of a building should align with the build-to line. Buildings can be located up to 6 feet from a build-to-line.
Ground floor frontages may be recessed from the build-to line.
D.3.2 Balconies and other projections above 16’ from ground level may encroach over the build-to line up to 6 feet.
D.3.3 Building entry canopies, arcades and galleries with a height no greater than 16 feet may encroach into the right-of-way up to 15 feet from the build-to-line.
D.3.4 Stairs to podium level courtyards overlooking parks, stoops, and appropriate fencing may encroach up to 10’ on the park side of the build-to line.
34 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Figure 3.4 Street Frontage
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Easement
60% of building is required to be build-to-line
40% of building is required to be build-to-line
Street Frontage (Podium Level)
Figure 3.4
St. Francis Blvd.
Callan Blvd.
Access Drive West Access Drive North
Access Drive South
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Easement
60% of building is required to be build-to-line
40% of building is required to be build-to-line
Street Frontage (Podium Level)
Figure 3.4
St. Francis Blvd.
Callan Blvd.
Access Drive West Access Drive North
Access Drive South
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 35 Table 3.4 - Location of build-to-line for parcels
Parcel Frontage Build-To Line Or Setback Requirements
Parcel A
Serramonte Boulevard N/A
Entry Drive N/A
Access Drive West N/A
Parcel B
Serramonte Boulevard N/A
Entry Drive N/A
North Drive/Access Drive North N/A
Parcel C
East Drive 14 feet
Access Drive South 43 feet
South Parcel Line 10 feet
Parcel D
East Drive 14 feet
Access Drive North 40 feet
Access Drive South 32 feet
Parcel E
East Drive 14 feet
West Drive 10 feet
West Drive Extension 15 feet (setback measured from Public Access Easement) Central Green 10 feet (setback measured from Public Access Easement) Parcel F
West Drive 10 feet
Access Drive West 40 feet
South Parcel Line 30 feet
36 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan E. BUILDING MASSING
Building massing is the three-dimensional bulk of a building in terms of general shape, form, height, width, and depth. Massing requirements for buildings are organized vertically for pedestrian, podium and skyline levels area as follows:
Pedestrian Level
E.1.1 To create a pedestrian level setback with occupied floor above, pedestrian level façade setbacks from the
streetwall shall not exceed one third of the setback height.
Podium Level
Podium level building massing shapes the spatial definition of the public realm. Podium level building massing requires articulation to shape a human-scale environment.
Building streetwalls up to 87 feet are considered the
podium level.
E.2.1 Ground Floor Emphasis. The first two levels of all buildings require particular care in design and execution.
From a building massing perspective, they should be
differentiated from the upper floor to provide a visual support for the floors above. In addition, they should
have high quality materials appropriate for a pedestrian environment.
E.2.2 Façade Modulation. Long continuous facades
that extend the length of a parcel or city block are to be avoided. Buildings over 100 feet in width require vertical breaks in building massing in the form of projections and recesses to reduce the overall scale of the building. Occupiable projections, such as balconies or bay windows, are permitted to project up to six feet from building face above streets and open spaces above the pedestrian level.
The recess or projection shall be a minimum of 3 feet in depth. The façade shall be divided into segments of 30
to 50 feet in width using one of the design approaches
below:
● Vertical shifts
● Balconies or bay windows
● Corner expression
● Volumetric notches (including balconies)
● Volumetric projections
● Change of Material:
» To achieve modulation by a change of material, the
material change must occur for a least 20% of the
façade and must change in plane at least 18 inches
in depth from the facade.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 37 Figure 3.5 Facade Modulation
Horizontal Modulation
30’
50’
16’
Base
Middle
Top Projection
Recess
Figure 3.6 Podium Level and Skyline Level Massing
Figure 3.X: Podium Level and Tall Building Massing
Encroachments
X’ X’ X’
Figure 3.X: Encroachments
Podium
Courtyard
63’
70’
120’ 240’
Allowable Tower Envelope
Example of Building Mass
within Envelope
70’
Tall ground floor level provides differentiation from floors above.
Façade modulation provided by vertical shifts and balconies.
38 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan E.3.5 A minimum separation of 60 feet is required between any two towers or portions of skyline level building massing.
E.3.6 Towers are not permitted adjacent to the central
open space.
Special Conditions
Buildings in the following locations should be designed to acknowledge and celebrate the special condition.
E.4.1 Corner Sites. Buildings located at the intersection of two streets shall have a special architectural treatment at the corner. This may include tower elements, continuous vertical elements, or recesses.
E.4.2 Gateways. Buildings located at the corner of Serramonte and Entry Drive on Parcel B, and South Campus Drive and West Drive on Parcel E, shall have special
architectural treatment acknowledging the importance of the entry to the neighborhood.
E.2.3 Building Stepbacks. Stepbacks are required as
shown on Figure 3.2 Building Heights. Where required,
stepbacks shall be no higher than 55 feet above grade
with the building set back no less than six feet from the streetwall.
Skyline Level Tower Massing
The skyline level consists of all building levels above 87 feet from grade which are considered towers. The skyline level helps to set the visual identity of the Plan Area. The location, height and massing of the towers will shape the skyline views from Saint Francis Boulevard. Tower massing shall adhere to the following standards.
E.3.1 Tower massing may extend to ground level to
visually anchor the tower to the ground.
E.3.2 Towers extending to ground shall be set back 10
feet minimum from the build-to line.
E.3.3 Towers shall be oriented in an east-west direction to minimize impacts to views from residences along Sant Francis Boulevard.
E.3.4 Each tower shall not exceed a massing envelope of 240 feet long by 120 feet wide.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 39 Design of corner element provides architectural emphasis at the street intersection.
F. PERIMETER SETBACKS
The perimeter of the Plan Area should have the following setbacks from neighboring properties or street rights-ofway. ● North Perimeter Property Line: Outside of areas with
defined street frontage and ground floor use requirements, buildings shall be set back a minimum of 30’. ● East Perimeter Property Line: Buildings shall be set back a minimum of 75’.
● South Perimeter Property Line: Buildings shall be set back a minimum of 10’.
● West Perimeter Property Line: Buildings shall be set
back a minimum of 30’.
● Within a parcel, no setback is required for individual buildings to be set back from each other.
These are minimum dimensions; if greater setbacks are
outlined in Table 3.4, those will apply.
40 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan G. BUILDING DESIGN GUIDELINES
Building Articulation and Massing
Large buildings shall be broken up by modulating building exteriors. To establish a human scale along project frontages, building façades shall provide features that break the apparent size of buildings into smaller components by doing the following in addition to the Building Massing Standards above.
G.1.1 In residential buildings, changes in massing and
architectural details should be used to differentiate individual units, including window bays, balconies, porches, and recessed features.
G.1.2 Upper levels should be shaped to increase solar
access, light, and air to adjacent lower structures, on- and off-site open spaces, and adjoining land uses.
G.1.3 Buildings should be designed so that all entries are easy to find and are visible from public rights-of-way.
G.1.4 In mixed-use buildings, residential entries should be differentiated from commercial entries using different scales and architectural design.
G.1.5 Primary building entrances should include
architectural features that give them prominence, such as recessed entry bays, canopies, tower elements, moldings, lighting, overhangs, or awnings.
G.1.6 When locating pedestrian seating and bicycle parking, areas near building entrances should be prioritized.
G.1.7 Provide multiple entrances into large buildings
where possible. These entrances should be located and
arranged to create a rhythm. Balconies and large window bays differentiate individual units.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 41 Ground Floor Design
G.2.1 Transparent windows, storefronts, show windows,
building entries, dwelling entries, and other active uses shall be placed along street and public open space
frontages, as required in the Ground Floor Active Frontage standards in Section D above.
G.2.2 Doors or sliding windows should enable groundfloor restaurants and retail to expand into outdoor amenity areas along sidewalks.
Building lobby with canopy to give the entry prominence.
G.2.3 High-quality materials, detailing, and intensity of color should be utilized adjacent to sidewalks. Particular attention should be given to enhancing building entries and other ground floor openings.
Windows
G.3.1 Upper story windows should be enhanced with
architectural details, such as sills, molded surrounds, and lintels, or the use of recessed or projected windows.
G.3.2 Windows should be arranged and aligned to establish rhythms across the façade. Recessed or projected windows could create patterns.
G.3.3 Street-level glazing should be clear. Transparent glazing at upper levels may be lightly tinted. Reflective glazing is strongly discouraged.
G.3.4 Non-reflective coatings, low-emissivity glass, and external shade devices should be used for heat and glare control.
Blank Facades
G.4.1 A blank façade is a building wall without any
variation in plane in terms of horizontal and vertical
projections, openings or change in materials. Such blank walls should be avoided for any buildings facing public spaces or streets.
42 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan G.4.2 At the ground floor, blank facades longer than 50 feet should provide landscaping or public art for pedestrian interest.
G.4.3 Above the ground floor facades longer than 100
feet should provide projections, openings or change in
materials in addition to the standards in Building Massing in Section E above.
Architectural Character
G.5.1 Contemporary and innovative design styles are
encouraged provided that the design includes humanscaled proportions and engaging, pedestrian-oriented ground-floor features.
G.5.2 Franchise retail should adapt to the design character of the Plan Area.
Sustainable Building Design
G.6.1 Sunlight exposure shall be considered when determining building locations and orientation, to maximize comfort and minimize energy use for building inhabitants by taking advantage of solar heat and light.
G.6.2 Green building features and elements should be
integrated into building designs. Consider incorporation of vegetated roofs and building walls, and horizontal
and vertical photovoltaic panels. These features can
also contribute to the realization of a unique building character.
G.6.3 Potable water consumption shall be reduced, and
recycled water use should be increased with efficient
plumbing fixtures, rainwater harvesting, dual plumbing, on-site greywater systems (systems designed to reuse
wastewater from showers, baths, and handwash basins for other uses because of its relative cleanliness), and other stormwater features.
G.6.4 Energy-efficient insulation, heating, ventilation, and cooling systems that regulate the interior temperature of buildings throughout the day shall be used. Fully operable windows should be provided that can be adjusted throughout the day for maximum ventilation.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 43 H. ACCESS, PARKING AND LOADING
STANDARDS
All new development within the Plan Area will be responsible for providing its own required parking. Following are standards for parking and loading for development in the Plan Area.
Vehicle and Bicycle Access
H.1.1 Vehicular and bicycle entries to parking facilities inside buildings shall be provided as follows for each
parcel.
● Parcel A shall be accessed from Access Drive West.
● Parcel B shall be accessed from Serramonte Blvd; Entry Drive; Access Drive North; or any combination of these. ● Parcel C shall be accessed from East Drive; Access Drive South; or any combination of these.
● Parcel D shall be accessed from East Drive; Access Drive North; Access Drive South; or any combination of these. ● Parcel E shall be accessed from East Drive; West Drive; or any combination of these.
● Parcel F shall be accessed from West Drive; Access Drive West; or any combination of these.
H.1.2 Vehicular entries into Parcel E or Parcel C from East Drive shall be located a minimum of 100 feet from the
entry point of the roundabout at Campus Drive.
H.1.3 Each vehicular entry may be accessed by two
driveways with a width of 12’ or a single driveway with a maximum width of 24’.
H.1.4 Bicycle access shall be shared with vehicular entries.
Bicycle storage for each building shall be located at the ground level, as close to the driveway entry as practicable, and shall be clearly marked.
Vehicle Access Design
H.2.1 Access points should be designed to minimize
conflicts with pedestrians and bicyclists. The number
and width of driveways from parking areas onto the
main frontage roadway should be minimized. Wherever
possible, common access driveways are encouraged for
adjacent lots to reduce the number of access points along roadways.
H.2.2 Where a driveway crosses a sidewalk, clearly demarcate the sidewalk across the entire width of the driveway by using colored paving or materials.
H.2.3 Indicate major vehicle entrances with special
design treatments, such as entry signage or distinctive landscaping.
44 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Parking Ratios
H.3.1 The parking ratio required for the Plan Area shall be between 1.5 spaces and 1.7 spaces per residential unit.
The parking ratio for affordable housing units may be
adjusted upon application from the affordable housing
developer. The parking ratio for retail at Parcel B is 5.0 spaces per 1,000 square feet of retail space.
H.3.2 The parking ratios above are based on current
conditions. Parking demand in the region may increase or decrease over the implementation of the project, therefore a project applicant may request future adjustments to the applicable parking ratios to reflect parking trends at the time of the individual parcel application.
H.3.3 If a project applicant requests a reduction or
increase in the parking ratios noted above, the City may request a parking demand study be performed by a traffic engineering firm that demonstrates the revised parking
ratio will be appropriate.
H.3.4 When calculating the parking supply, the analysis for the residential parking will include parking provided on-street within the Precise Plan Update Area.
H.3.5 Parking for pick-up and drop-off for Head Start
may be accommodated on-street in proximity to the
Head Start Program, with signage reserving these parking spaces for this use during the appropriate hours. Likewise, parking for Head Start’s staff may be accommodated with reserved on-street parking rather than within structured parking facilities.
H.3.6 Residential parking may be accommodated in
mechanical puzzle lifts.
H.3.7 No more than 20% of the required parking spaces
may be tandem, and tandem spaces may only be assigned to spaces for the same dwelling unit. Tandem units may be designed as either front to rear spaces or mechanical lift spaces.
On-street Parking
H.4.1 On-street parking may be provided in the form of
parallel parking or angled parking based on the width of the street.
H.4.2 On-street parking shall be provided behind buildings and along North Drive, West Drive and East Drive.
H.4.3 On-street parking shall be separated from building by providing a buffer containing sidewalk or curbside
landscaping.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 45 Off-Street Parking and Loading
H.5.1 Parking shall be located behind, within, or under buildings, or within separate structures. Surface parking areas shall never be provided between buildings and
streets. This will contribute to an attractive and active street frontage that is pleasant to walk along.
H.5.2 Parking stall and drive aisle dimensions will comply with Daly City standards or may be based on a “unistall” or similar model standard size which has a stall dimension of 8’ – 6” x 18’ – 0”, unless constrained by a wall on one or both sides, in which case the minimum stall width will be 9’ – 0” minimum. The drive aisle shall be a minimum of 24 feet
clear.
H.5.3 For mixed-use projects, landowners should be
encouraged to enter into shared parking agreements that allow uses with different peak hours of operation to utilize off-street parking facilities provided by another building or use.
H.5.4 Loading docks and service areas shall be located at the rear of the development or inside parking structures for parcels deeper than 80 feet, separate from parking
areas. For smaller parcels, loading docks and service area must be located on the side street, wherever possible.
Loading zones should not disrupt the flow of traffic within a given project area.
H.5.5 Loading docks shall be located on Access Drives
North, South, and West. If this is not possible, loading docks may be provided on East, North or West Drive, if
enclosed within a building.
Parking Structures
H.6.1 Parking for residential buildings may be provided as underground, partially above-ground, or above-ground
garages. Above-ground garages shall apply at grade
façade treatments or be screened to minimize visual
impact on the building’s façade.
H.6.2 Parking garages shall be lined with active uses or residential entries at the ground floor or designed with attractive building façades to screen structural elements of the garage. Above-ground parking garages should be
designed to complement the overall building design on
project sites. They should be wrapped with facades that either include active spaces or screen the garage in an attractive way.
H.6.3 The design of entries to parking garages should
not be more prominent on the building façade than the
primary pedestrian entry.
H.6 4 Parcels B, C, D, E, and F may contain above-ground parking garages.
46 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Bicycle Facilities
H.7.1 Bicycle parking should be located close to building entrances and bicycle routes to help make bicycling more convenient. Bicycle parking should be designed to accommodate a range of bicycle types, including standard bicycles and bicycles with trailers.
H.7.2 Design bicycle commuter amenities into the
buildings, including showers, lockers, repair stands, and wayfinding information.
H.7.3 On-street bicycle parking shall be separated from automobile parking with the help of a landscaped buffer or curb.
H.7.4 Off-street bicycle parking shall be provided in
secure locations in each building in the Precise Plan area.
H.7.5 Bicycle racks for parking shall be placed close to building bicycle entrances and should provide easy access to bikeways planned within the Plan Area.
H.7.6 Bicycle parking shall be designed to serve different types of bicycles, including regular bicycles, E-bikes, tandem bicycles, and trailers.
Parking Structure with screening to reduce visual impact.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 47 I. PRIVATE OPEN SPACE STANDARDS
The following standards and guidelines apply to those
open spaces provided in private development. See
Chapter 5 for standards pertaining to publicly accessible open space.
Open Space Requirement.
All residential development projects, except for existing buildings, are required to provide a minimum amount of
open space on-site, as required by Daly City Ordinance for Usable Open Space (17.38.020) or as required by the City.
Projects within the Plan Area shall meet Daly City’s Open Space requirement by providing a minimum of 150 square
feet of open space per dwelling unit. The requirement
for open space is to be met parcel-by-parcel through a
combination of the following:
● Open space on-site to include private balconies serving individual units, common area open space (such as
the common area podium level, common area roof
terraces, and applicable open space at grade)
● Allocation of open space that may be off-site from
the specific parcel, including the areas designated by
easement that includes Overlook Park, Central Green
and the Recreation Trail at Parcels B, C and D.
Building with balconies as private open space.
● The open space at the Retail Plaza at Entry Drive is
allocated to Parcel B exclusively.
The allotted Open Space will be assigned to a specific
parcel at the time the parcel is submitted for review for approval.
Land that does not meet the City’s gradient criteria for usable space (e.g., excessive slopes) will not be counted towards Open Space.
48 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Podium courtyard as common space with access from residential units.
Common Open Space
Common open spaces are communal open spaces or
recreational areas with access limited to tenants of a
residential, commercial, or mixed-use development.
Forms of common open space include plazas, courtyards,
rooftop gardens, and similar areas that often provide communal amenities, such as swimming pools, playgrounds, and cabanas.
I.2.1 Buildings should provide enclosure for common
open spaces, and secondary building facades should be
oriented toward the common open spaces.
I.2.2 Common open space should be accessible from all
surrounding buildings. In multi-family residential developments, dwelling units or amenity areas should be sited adjacent to the common open space areas.
I.2.3 Some building windows should be oriented toward
the common open space areas for natural surveillance of these areas.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 49 At-grade open space for residential uses.
Private Open Space
Private open spaces include balconies, patios, or other open spaces for the exclusive use of a single unit. Where private open space is provided for residential units, follow the guidelines below.
I.3.1 Private open spaces shall be directly accessible from the unit and large enough to permit outdoor activities – a minimum of 5 feet in all dimensions.
I.3.2 Private open space shall be constructed with high quality durable materials just as with other open spaces.
I.3.3 Fencing or screening for private open spaces should balance visibility and privacy.
On-Site Landscaping
Landscaping should be used to provide an attractive
setting for development, soften hard building contours, shade walkways, gathering areas, parking areas, and other larger expanses of pavement, and screen any unsightly
uses. Additionally, landscaping should aid in managing
stormwater.
I.4.1 Landscaping shall be used at the edges of paths,
plazas, and seating areas as appropriate to help define the spatial organization of the site.
I.4.2 For multi-family residential development, setback areas shall be landscaped to establish transition zones between the sidewalk and street-level residential units and entries.
I.4.3 Landscaped areas shall be regularly maintained to keep them aesthetically pleasing, and to remove dead
and dying plants.
I.4.4 Gateway or entry points should be emphasized with distinctive trees and plants.
50 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan I.4.5 Existing trees should be preserved and integrated into site designs to the extent feasible.
I.4.6 To reduce water usage, all development shall employ water-efficient irrigation techniques, including micro–irrigation, drip systems, and weather-based irrigation controllers, instead of conventional sprinklers.
I.4.7 Native, drought-tolerant, or well-adapted tree and plant species shall be used since they generally require less water and maintenance.
I.4.8 Seasonal and year-round flowering shrubs and trees should be located where they can be most appreciated
by site users and passersby, such as adjacent to walks and open space areas, or as frames for building entrances and stairs.
Stormwater Management
I.5.1 Projects should minimize the amount of paved area.
Where feasible, paved areas should include “green” stormwater collection and treatment, and employ Low Impact Development (LID) features that minimize surface water
runoff. LID features may include bioretention systems,
swales, green roofs, and permeable pavers.
I.5.2 Stormwater retention features that minimize runoff into streets, parking lots, landscaped areas, and open
spaces should be incorporated, whenever feasible. Stormwater retention features include drainage swales, and rain gardens.
I.5.3 Where feasible, use permeable paving and materials for streets, sidewalks, parking lots, and driveways.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 51 J. CRIME PREVENTION THROUGH
ENVIRONMENTAL DESIGN
Streetscapes and private development shall be designed
to ensure safety and crime prevention by applying the
principles of Crime Prevention Through Environmental
Design (CPTED). CPTED is a crime prevention philosophy
based on the theory that the proper design and effective use of the built environment can lead to a reduction in the public perception and incidence of crime. CPTED principles include natural surveillance or “eyes on the street” as well as territorial reinforcement, which means a clear sense of ownership of space, both public and private.
J.1 Natural Surveillance: The design of space shall
promote “eyes on the street” by strategically locating
windows, entrances, lighting, and other activity generators near a potential crime area.
J.2 Natural Access Control: The design of walkways,
fences, lighting, signage, and landscape should provide people with a sense of direction, while keeping unauthorized people out of a particular place.
J.3 Territorial Reinforcement: Development shall
use physical designs, such as pavement treatments,
landscaping, and signage, to help users create a sense
of proprietorship. Clear boundaries between public and
private areas shall be provided.
J.4 Maintenance: All development projects shall develop a maintenance plan to avoid neglected and poorly maintained properties, which can attract criminal activity.
52 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan K. SIGNAGE
The following section establishes standards and
guidelines for signage proposed within the Plan Area, to encourage high quality signage that is complimentary to the vision for the neighborhood. Where this section does not set standards or guidelines, the applicant and City staff shall use the Daly City Code.
Types of Signage
Monument/ Gateway Signage
Monument or Gateway signs are used to mark an entry
into a neighborhood or district with a primary purpose
to inform pedestrians and vehicular traffic. The Precise Plan may include up to two freestanding monument/
gateway signs: at the Serramonte Boulevard and Entry
Drive intersection and at the West Drive and Campus
Drive intersection, which form major entry points to the Plan Area.
Building Signage
Building signs are mounted on building surfaces and may include colorful and illuminated feature signs, parapet signs (that do not extend above the parapet), building
entry signs, and address signs. Parapet signs are intended for long distance viewing, whereas building entry signs are oriented to closer viewing.
Storefront Signage
Storefront signage is intended to emphasize the presence of retail stores and other commercial development, such as leasing offices. This signage type includes retail signage, business identification, and residential tenant information.
Signage for storefronts may be designed as hanging
signage under canopies or mounted on the building.
Example of building signage.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 53 Temporary/Moveable Signage
Temporary signs augment the storefront character and
provide timely information regarding available products and services. This sign type includes poster display cases, banners, display stands or easels, and painted sandwich signs.
Wayfinding Signage
Wayfinding signage for pedestrians, bicyclists and drivers will help visitors make their way to destinations within the neighborhood. They should be appropriately scaled for
each user.
Signage Standards
K.2.1 Signs within the Plan Area shall comply with all
regulations stated in the City’s Zoning Ordinance (Chapter
17.32) unless otherwise specified in the Precise Plan.
K.2.2 All signage shall be considered an important architectural and aesthetic feature within the overall project design. Signage shall be complimentary to the buildings’ use, composition, scale, and architecture.
K.2.3 Signs shall be made of high-quality, durable, and environmentally friendly materials.
K.2.4 Multi-tenant development anchor-identity signs
should be complementary to any Plan Area signage or
established by the Master Developer. Individual property owners will be allowed to use letter styles, but the overall sign should have one consistent material for letters and background.
Blade sign as storefront signage. Moveable signage placed to leave open zone for pedestrians.
Example of wayfinding signage.
54 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Wall mounted vertical building signage.
Monument/Gateway Signage
K.3.1 If provided, a single gateway or monument sign
at the southern portion of the Plan Area near the round‐ about shall be located at Parcel E and be less than 5 feet high. The sign shall not obstruct sightlines for drivers to the extent safety is compromised.
K.3.2 If provided, a single gateway or monument sign at the northern portion of the Plan Area near the Retail Plaza shall be located at Parcel B. It may either be less than 5 feet high and no longer than 25 feet, or may be a tower structure‐‐either integrated with the Parcel B building corner or separate from the building. If an integrated
Tower Structure, the structure shall not project more than five feet beyond the face of the building in any direction.
If an independent Tower Structure, it may not be greater than 32 feet in height and not more than 64 sq feet in
area. The maximum face area of signage of the Tower
Structure shall not exceed 200 SF.
K.3.3 Gateway or monument signs shall not have internal illumination, but will be lighted with externally mounted luminaires.
Building Signage
K.4.1 The physical design of signage should conform to
the architectural detailing of the associated building.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 55 of these two sign types may be attached to a building’s architectural canopy.
K.5.3 For ground floor retail uses, hanging or projecting signs should be located near the front entry of a store.
Coordinate with the overall design of the street wall.
Hanging or projecting signs shall meet Americans with
Disabilities Act (ADA) clearance requirements.
K.5.4 Ancillary retail space or leasing offices may be
signed in a manner consistent with the storefront signage standards in this section.
Prohibited Signs
Sign types, materials and sizes prohibited by the Daly
City Municipal Code are not permitted in the Plan Area.
Prohibited signs include:
K.6.1 Signs which rotate, move mechanically or by the
wind, flash, blink or reflect light by means of a polished or mirrored surface.
K.6.2 Open Flames, balloons, loudspeakers used to call
attention to a product, service, or a property.
K.6.3 Signs which identify or advertise a product or
service not available on the premises.
K.4.2 Signage should not obstruct architectural details such as recesses, structural bays, or windows.
K.4.3 Externally illuminated or halo lit signs are encouraged. The use of internally lighted or box type signs should be discouraged.
K.4.4 No more than two (2) wall mounted building
residential signs shall be provided. These shall be limited to address number, street name, and/or a building name
if desired. If only one is provided, it shall be placed close to the main entry to the building. If signage is provided at two locations, a minimum of one shall be placed close to the main entry. The second can be located such that the top of the signage is not greater than 25’ feet from grade.
K.4.5 Durable, vandal-resistant materials and finishes
should be utilized for address signs.
Storefront Signage
K.5.1 Signage for multi‐tenant retail buildings shall be developed to minimize potential visual conflict, clutter, and competition.
K.5.2 Maximum size for sign area per retail tenant is 30 SF on the face of a building. A second sign per retail tenant, not exceeding 20 SF may be hung as either a banner
or a rigid sign perpendicular to the building face. Either
56 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan K.6.4 Externally illuminated signs where the source of
light is directly visible to pedestrians or vehicular traffic.
K.6.5 Signs which emit or reflect light by means of direct fluorescence, phosphorescence, or “day‐glow” colors.
K.6.6 Any sign illumination which exhibits undue glare.
K.6.7 Any sign placed or displayed on vehicles parked
primarily for the purpose of displaying the sign. (This does not apply to food trucks that are parked while they provide service.)
K.6.8 Internally lit signs where the entire face of the sign is illuminated, rather than just the graphics.
K.6.9 Conduit, tubing, or raceways shall be concealed.
Transformers and other equipment for the signage shall
also be concealed.
K.6.10 Advertising bench signs, unless required by
SamTrans at Serramonte Blvd.
K.6.11 Off‐site directional signs.
K.6.12 Roof signs.
K.6.13 Outdoor advertising billboard signs.
K.6.14 Abandoned signs.
L. LIGHTING
Lighting in the Plan Area will be comprised of street
lighting, pedestrian-scale lighting, lower-illumination pedestrian lighting, and building lighting. See Figure 3.7 Lighting Diagram for locations. A uniform lighting approach will contribute to overall community aesthetic and ensure safety for walkways, bikeways, and roadways. All lighting implemented within the Plan Area should adhere to the following standards.
General Lighting Standards
L.1.1 Lighting shall incorporate dark sky principles by shielding fixtures to prevent light from emitting above a 90-degree angle. Any lighting source located on parking or rooftop parking shall be a full cutoff type.
L.1.2 Light shall be designed to minimize glare and light trespass into neighboring buildings and properties.
L.1.3 High-efficiency technology such as LED lighting
with advanced controls shall be utilized to minimize
energy consumption.
L.1.4 The use of energy–efficient, long life LEDs with light color rendered as a warm white (maximum K 3000) is
encouraged.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 57 Figure 3.7 Street Lighting
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Lower illumination pedestrian lighting
Street lighting
Pedestrian lighting
Lighting Diagram
Figure 3.7
St. Francis Blvd.
Callan Blvd.
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
58 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Street Lighting
L.2.1 Provide streetlights in general locations shown on Figure 3.7, Lighting Diagram.
L.2.2 Streetlights shall comply with Daly City standards.
L.2.3 Sufficient illumination shall be provided at pedestrian crossings within Plan Area to provide pedestrian safety.
Pedestrian Lighting
L.3.1 Provide pedestrian lighting in general locations
shown on Figure 3.7, Lighting Diagram. Additional
locations for pedestrian lighting are along pedestrian
pathways in open spaces and in surface parking areas.
L.3.2 Pedestrian lighting shall not be taller than 25 feet in height.
L.3.3 Pedestrian lighting may be integrated with streetlighting by providing additional luminaires facing the sidewalk on streetlight poles.
L.3.4 Lighting in surface parking lots and service areas shall be directed away from surrounding buildings and
properties using fixtures that minimize light trespass and glare.
Lower Illumination Pedestrian Lighting
L.4.1 Commercial grade bollards, step lights, and path
lights shall be used as appropriate along pedestrian
walkways and plazas.
L.4.2 Nighttime lighting for recreational uses in parks and public spaces should be unobtrusive and control glare.
Building Lights
L.5.1 Lighting should be integrated into the design
of buildings in harmony with building architecture to
highlight significant architectural features such as signs, entrances, walkways, or storefront displays.
L.5.2 Building facades may be illuminated using shielded fixtures to highlight architectural features.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 59 Pedestrian lighting in a park setting. Landscape lighting.
Luminaires highlighting a building facade. Retail lighting.
60 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan M. DEFINITIONS
Active Ground Floor Use: Active ground floor uses are
land uses that generate pedestrian activity between the ground floor of buildings and streets and public spaces.
Active uses can be retail, commercial, educational, artistic, institutional or community uses such as a community
room or daycare.
Building Envelope: The building envelope defines
the spatial area within which permitted density can be
configured. The Precise Plan defines the allowable building envelope horizontally by block size and required street frontage and vertically by building height, massing, and guidance for pedestrian, podium, and skyline levels of
architectural design.
Build-to Line: The build-to line for a parcel is the
line where the façade of the building, or the podium
streetwall, is located, parallel to and measured perpendicular from the property line. Build-to line locations for development are set in the street frontage standards in this Chapter.
Property Line locations: Property line locations to
measure Build-to lines are measured from the face-ofcurb for publicly accessible private streets, a designated property line along an access drive, or back of sidewalk along public streets.
Face of Curb: The face of curb is along a street, not
including bulb-outs, curb extensions, curb-cuts, or pullouts for drop off and loading zones.
Height: The height for a building is calculated from the building’s Average Finished Grade to the top of the parapet at the building’s primary roof. The Average Finished Grade is the average of the high and low elevations at the building’s exterior where adjacent to North Drive, West Drive, East Drive, or Entry Drive, or the three access drives leading from East Drive or West Drive.
Massing: Massing is the three-dimensional bulk of a
building in terms of general shape, form, height, width, and depth.
Pedestrian Level: Pedestrian level is the design of the ground floor public experience shaped by active ground
floor use, diversity of use, and street frontage design.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 61 Podium Level: The podium level is the portion of the
building above the ground floor and below the skyline
level that provides spatial definition to the adjacent street or public space.
Privately-Owned, Public Open Space: Privately-owned
outdoor space that functions as public space but may
have limited hours of availability.
Public Realm: The public realm is the area outside of
buildings accessible to and visible to the public such as streets, parks, and open spaces.
Streetwall: The streetwall is the continuous façade of a building that establishes the edge of the public realm for a street or public space. The street wall extends from the ground floor up to the top of a podium level.
Skyline Level: The Skyline level is the uppermost occupiable portion of the building above the podium level. The Skyline level contributes to the overall urban form and skyline of the plan area.
Setback: The required minimum distance for the placement of a building measured from a property line, face of curb or another feature.
Streetscape: The visual and experiential character of
street comprised of the travel way, bike facilities, sidewalk, site access, landscape, paving, street furniture, building frontage, open space, views, and other perceptible urban features.
Stepback: Stepback is a horizontal recess applied to the upper floor or floors of a building to reduce shadow area on the adjacent street or open space.
Transparency: Pedestrian level building design that
creates visibility and permeability between the building and the adjacent sidewalk or public space.
62 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Chapter 4: Circulation 63 The Plan Area’s circulation network envisions a comprehensive internal system of “complete streets” that support active transportation for healthy living. These complete streets encourage walking and biking and serve to advance Daly
City’s Vision Zero program to reduce pedestrian fatalities to zero. The Plan Area’s circulation network responds to the illustrative plan (Figure 2.1) which arranges courtyard housing in walkable blocks around tree-lined parks. As part of the design, neighborhood connectivity through the site is provided within a system of calmed low-speed roadways.
These facilities take advantage of and provide access to the surrounding regional roadway, transit, bicycle, and pedestrian systems.
A. CITY AND REGIONAL CONNECTIVITY
Located just over a mile from the Daly City BART Station and adjacent to State Route 1, the project site has remarkable access to the Bay Area’s regional transportation network. The Precise Plan envisions amenities that
complement and provide access to these networks, while
maintaining a compact walkable neighborhood.
4. Circulation
64 Chapter 4: Circulation Serramonte Del Rey Precise Plan Regional Location and Local Context
Direct access to State Route 1 is provided immediately
north of the Plan Area, where residents and visitors can connect to the regional vehicle network. In addition, Interstate 280 is located approximately one-half mile east of the site, with full-movement interchanges provided via Serramonte Boulevard and Hickey Boulevard. From State Route 1 and
Interstate 280, project vehicle trips can access the greater regional roadway networks of the Bay Area.
Locally, the development of the Plan Area will restore northsouth connectivity through the project site for vehicles, pedestrians, and bicycles. This connection will occur via the northward extension of Campus Drive to Serramonte
Boulevard, which is envisioned as a low-speed trafficcalmed street. With this connection, Daly City residents will be able to walk and bike through the site and access the many planned on-site recreation and retail amenities. Traffic calming measures are proposed to minimize cut-through
vehicle traffic.
Transit Routes and Stops
The Plan Area is well served by local and regional transit systems. SamTrans Route 120 provides direct service to
the Colma and Daly City BART Stations with bus stops
conveniently located at the project site’s Serramonte
Boulevard/Campus Drive entrance. This bus route operates on frequent, 15-minute headways during weekday commute hours. In addition, SamTrans Route 121 provides connection to Skyline College. The Plan Area will improve the site’s existing bus stop with new amenities including a shelter and widened/improved sidewalks. From BART,
transit access is provided to the greater Bay Area, including downtown San Francisco, Oakland, and the East Bay. Connections to Caltrain, and eventually California’s high-speed rail, are available at the Millbrae Transit Center just south of the City.
B. MOBILITY NETWORK
The Plan Area’s mobility network provides residents and visitors access and permeability throughout the project site through a system of complete, traffic-calmed streets.
Street Hierarchy
Streets are designed to support both transportation function and adjacent land uses. The Precise Plan identifies the following five street types as shown in Figure 4.1.
1. Boulevard: Serramonte Boulevard is a transit – bike
corridor connecting city neighborhoods to regional
shopping and transit stations.
Serramonte Del Rey Precise Plan Chapter 4: Circulation 65 Figure 4.1 Street Hierarchy
Street Hierarchy
Figure 4.1
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Parcel Lines Boulevard Main Street Local Connector Neighborhood Street Access Ways Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Street Hierarchy
Figure 4.1
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Parcel Lines Boulevard Main Street Local Connector Neighborhood Street Access Ways Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
66 Chapter 4: Circulation Serramonte Del Rey Precise Plan
2. Main Street: Entry Drive is a combined Main Street,
which prioritizes pedestrian access in a safe social/
commercial environment and a Residential Street which
prioritizes safe, walkable environment with slow vehicle speeds.
3. Local Connector Street: East Drive and North Drive
are two lane streets that prioritize pedestrians and
cyclists with buffered bike lanes in both directions.
4. Neighborhood Street: West Drive is a two-lane street that prioritizes pedestrians in a safe and inviting environment with low vehicle speeds and sharrows/vehicle lanes.
5. Access Drives: Access Drives are two-way, pedestrianoriented access easements with diagonal back-in, perpendicular and parallel parking designed for pedestrian access to park, daycare, retail, structured parking and hillside open space and recreational trails.
Street Network
Using the street hierarchy described above, vehicular access through the Serramonte Del Rey neighborhood will be
provided through a system of low-speed tree-lined private streets connecting Campus Drive south of the site to Serramonte Boulevard at Entry Drive. A pedestrian paseo and café plaza along Entry Drive will be a “pocket” Main Street with shops spilling outdoors. This tree-lined destination street leads you from Serramonte Boulevard to the Central Green. North Drive, West Drive, East Drive, and West Drive loop around the Central Green and Parcel E and provide
access to the remainder of the residential parcels. A roundabout is proposed at the Plan Area’s southern interface with Campus Drive as it enters the site. This pedestrian- and bicycle-friendly landmark feature will slow vehicle traffic, without requiring a stop, as it enters and exits the project.
Bicycle Network
Daly City has a robust existing bicycle network, and the Plan Area is well located to take advantage of the opportunities it provides. In addition, in February 2020 Daly City approved the Walk Bike Daly City Plan. This plan
includes an extensive network of pedestrian and bicycle improvements throughout the City and around the Plan
Area. Existing bicycle facilities proximate to the Plan Area include Class II on-street bike lanes on Callan Boulevard south of Serramonte Boulevard and a Class III bike route on Callan Boulevard north of Serramonte Boulevard.
Serramonte Boulevard and Hickey Boulevard are Class III bike routes. A Class II on-street bike lane is striped on St.
Francis Boulevard north of Serramonte Boulevard. One of the priority improvements included in the Walk Bike Daly City Plan is the construction of Class IV on-street protected
Serramonte Del Rey Precise Plan Chapter 4: Circulation 67 bicycle lanes on Serramonte Boulevard. The Precise Plan modifies the City of Daly City’s conceptual design for
priority pedestrian and bike improvements at the intersection of Serramonte Boulevard and Highway 1 ramps to accommodate a wider Entry Drive and a new westbound
left turn lane from Serramonte Boulevard to Entry Drive.
Within the Plan Area, bicycle facilities will include Class II buffered bike lanes along East Drive and North Drive, and other streets will include Class III bike “sharrows” (bicycle markings on vehicle lanes indicating the lane is for shared use). Along the neighborhood’s eastern side, the trail loop will function as a full Class I off-street bicycle path. With short block lengths, low traffic volumes, and narrow cross sections, the site’s roadways will provide bicyclists with a comfortable on-street experience. For younger and more
recreational riders, the off-street trail provides a safe route from the SamTrans bus stop on Serramonte Boulevard and
Entry Drive to Summit Shasta Charter High School.
Pedestrian Network
Sidewalks will be provided on every street within the Plan Area, with adjacent curbside landscaping. The trail loop will also serve to provide pedestrian access around the site that is separated from vehicles and in a more natural setting. Pedestrian facilities and permeability planned throughout the neighborhood will allow unimpeded
access for visitors and residents walking between the Plan Area’s parks, open spaces, residences, and retail shops.
Street with buffered Class II bike lanes.
68 Chapter 4: Circulation Serramonte Del Rey Precise Plan Figure 4.2 Vehicle Circulation
Vehicular Circulation
Figure 4.1
Street Circulation
Parking Entry
Retail Parking Entry
Campus Drive
STOP
STOP STOP STOP STOP STOP
STOP
STOP
Serramonte Del Rey Precise Plan Chapter 4: Circulation 69 Figure 4.3 Bicycle Circulation
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Existing Bicycle Lanes Shared Bicycle and Pedestrian Path Class II On-Street Bu ered Bike Lane Class III Facility with Sharrows Class II On-Street Bike Lane
City’s Proposed Bike Lanes per Walk Bike Daly City
Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd. PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Existing Bicycle Lanes Shared Bicycle and Pedestrian Path Class II On-Street Bu ered Bike Lane Class III Facility with Sharrows Class II On-Street Bike Lane
City’s Proposed Bike Lanes per Walk Bike Daly City
Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
70 Chapter 4: Circulation Serramonte Del Rey Precise Plan C. STREET SECTIONS
Entry Drive
Entry Drive connects Serramonte Boulevard to
North Drive. The roadway’s section shown in Figure
4.4 is comprised of 11-foot travel lanes, 10-foot
continuous through/turn lanes, five-foot class II
bike lanes and a six-foot landscape median. On
the westside is a six-foot sidewalk and five-foot
planting strip. On the east side, the sidewalk is
comprised of three zones: a planting and street
furniture zone, and through zone for pedestrians
and a frontage zone for active ground floor uses to
extend onto the sidewalk.
North Drive
North Drive connects East Drive, Entry Drive, and
West Drive. The roadway section in Figure 4.5
shows a two-lane facility, with on-street parking
and a five-foot-wide landscape strip. A Class II
buffered bicycle lane is provided on the segment
between East Drive and Entry Drive, continuing the
facility provided on East Drive. West of Entry Drive,
the roadway section widens, and the on-street
buffered bicycle lane is not provided (this segment
of North Drive is designated as a class III bike
Street Sections
6' 5' 11' 10' 10' 6' 11'
69'
5' 5'
PARCEL A PARCEL B LANDSCAPING SIDEWALK RETAIL/ VEHICLE LANE VEHICLE LANE STREETSCAPE LANDSCAPED MEDIAN CLASS II BIKE LANE CLASS II BIKE LANE VEHICLE LANE VEHICLE LANE N
6' 5' 11' 10' 10' 6' 11'
69'
5' 5'
PARCEL A PARCEL B
Section 1
Entry Drive and Retail Plaza Figure 4.4 Entry Drive and Retail Plaza
Serramonte Del Rey Precise Plan Chapter 4: Circulation 71 route). The segment of North Drive east of East Drive is envisioned as a cul-de-sac providing access to Overlook Park and residential parcels. Ninety-degree on-street
parking is proposed on the south side of this cul-de-sac segment.
West Drive
West Drive is envisioned as a narrow two-lane residential roadway providing access to adjacent residential properties. The section in Figure 4.6 includes two 11-foot travel lanes with nine-foot buffered on-street parallel parking on both sides of the roadway. Five-foot-wide tree-lined landscape strips and six-foot-wide sidewalks complete the sections. West Drive completes the western side of the
development’s internal loop roadway network.
East Drive
East Drive is the primary north-south roadway extending through the project site. The roadway extends from the
southern entry roundabout to North Drive. It provides
for two 11-foot-wide travel lanes (one in each direction) with buffered on-street Class II bicycle lanes. Eight-footwide on-street parallel parking, five-foot-wide tree-lined landscape strips, and six-foot-wide sidewalks on each side of the street as shown in Figure 4.7.
11’ 8' 7' 11' 11' 7' 8' 5'
68' SOS L PL BBL VL VL BBL PL L RS N
PARCEL E PARCEL B
11’ 8' 7' 11' 11' 7' 8' 5'
68'
SIDEWALK
OPEN SPACE
PARKING LANE
VEHICLE LANE
PARKING LANE
BUFFERED BIKE LANEBUFFERED BIKE LANE
VEHICLE LANE
LANDSCAPING
RETAIL/STREETSCAPE
N
PARCEL E PARCEL B
Section 2
Plaza/Park Entry at North Drive
Figure 4.5 Plaza/Park Entry at North Drive
72 Chapter 4: Circulation Serramonte Del Rey Precise Plan Figure 4.7 East Campus Drive
PARCEL E
LS S L BPL SVLB SVLB BPL L LS S
10' 6' 5' 9' 11' 11' 9' 5' 6' 10'
62'
LANDSCAPINGLANDSCAPING
BUFFERED
SIDEWALK
PARKING LANE
BUFFERED
PARKING LANE
SHARED VEHICLE
LANE W/ BIKES
SHARED VEHICLE
LANE W/ BIKES
LANDSCAPED
SETBACK
LANDSCAPED
SETBACK
N
PARCEL E 10' 6' 5' 9' 11' 11' 9' 5' 6' 10'
62'
LANDSCAPINGLANDSCAPING
BUFFERED
SIDEWALK
PARKING LANE
BUFFERED
PARKING LANE
SHARED VEHICLE
LANE W/ BIKES
SHARED VEHICLE
LANE W/ BIKES
LANDSCAPED
SETBACK
LANDSCAPED
SETBACK
N
14' 6' 5' 8' 7' 11' 11' 7' 8' 5' 6' 14’
74'
LANDSCAPING
SIDEWALKSIDEWALK
PARKING LANE
VEHICLE LANE
PARKING LANE
BUFFERED BIKE LANEBUFFERED BIKE LANE
VEHICLE LANE
LANDSCAPING
PLAZA
LANDSCAPED
SETBACK
N
PARCEL E PARCEL C
14' 6' 5' 8' 7' 11' 11' 7' 8' 5' 6' 14’
74'
LANDSCAPING
SIDEWALKSIDEWALK
PARKING LANE
VEHICLE LANE
PARKING LANE
BUFFERED BIKE LANEBUFFERED BIKE LANE
VEHICLE LANE
LANDSCAPING
PLAZA
LANDSCAPED
SETBACK
N
PARCEL E PARCEL C
Section 4
East Campus Drive
on 3
Campus Drive
Street Sections
PARCEL F PARCEL E
LS S L BPL SVLB SVLB BPL L LS S
10' 6' 5' 9' 11' 11' 9' 5' 6' 10'
62'
LANDSCAPINGLANDSCAPING
BUFFERED
SIDEWALK
PARKING LANE
BUFFERED
PARKING LANE
SHARED VEHICLE
LANE W/ BIKES
SHARED VEHICLE
LANE W/ BIKES
LANDSCAPED
SETBACK
LANDSCAPED
SETBACK
N
PARCEL F PARCEL E 10' 6' 5' 9' 11' 11' 9' 5' 6' 10'
62'
LANDSCAPINGLANDSCAPING
BUFFERED
SIDEWALK
PARKING LANE
BUFFERED
PARKING LANE
SHARED VEHICLE
LANE W/ BIKES
SHARED VEHICLE
LANE W/ BIKES
LANDSCAPED
SETBACK
LANDSCAPED
SETBACK
N
14' 6' 5' 8' 7' 11' 11' 7' 8' 5' 6' 14’
74'
LANDSCAPING
SIDEWALKSIDEWALK
PARKING LANE
VEHICLE LANE
PARKING LANE
BUFFERED BIKE LANEBUFFERED BIKE LANE
VEHICLE LANE
LANDSCAPING
PLAZA
LANDSCAPED
SETBACK
N
PARCEL E PARCEL C
14' 6' 5' 8' 7' 11' 11' 7' 8' 5' 6' 14’
74'
LANDSCAPING
SIDEWALKSIDEWALK
PARKING LANE
VEHICLE LANE
PARKING LANE
BUFFERED BIKE LANEBUFFERED BIKE LANE
VEHICLE LANE
LANDSCAPING
PLAZA
LANDSCAPED
SETBACK
N
PARCEL E PARCEL C
Section 4
East Campus Drive
Section 3
West Campus Drive Figure 4.6 West Campus Drive
Serramonte Del Rey Precise Plan Chapter 4: Circulation 73 D. STREET LANDSCAPING
Landscaping plays an important role to provide pedestrian scale, for buffering and screening, to punctuate important connection points and nodes, and to soften the overall experience of moving through and around the site.
Serramonte Del Rey neighborhood entries are punctuated
with enhanced landscape features. Entering the neighborhood from the north on Entry Drive from Serramonte Boulevard, residents and visitors are greeted by a treelined gateway of flowering trees in a planted median and along the sidewalk, while a vibrant public plaza welcomes pedestrians. As mentioned above, the entrance from the
south on West Drive from Campus Drive includes a large, landscaped roundabout, providing a welcoming transition from the surrounding streets and marking the entry into this new neighborhood.
Continuous planter strips separating streets from sidewalks have been provided along all internal streets and drives. Broad canopy trees, low shrubs and groundcovers, and generous sidewalks provide a comfortable and safe
pedestrian environment. Adequate visual clearance shall be provided at all safety vision triangles at intersections and driveways to ensure a clear line of sight for pedestrian and bicycle safety. Driveway entries, curb cuts, and
curb ramps shall be constructed of concrete and shall
match sidewalks to provide a consistent look and feel
for hardscape along vehicular and pedestrian circulation routes. Enhanced finishes and/or striping shall be used for crosswalks.
The 10-foot-wide multi-use trail and six-foot- wide
pedestrian trail together create a 0.6-mile loop around the neighborhood. Trail surfaces shall be asphalt or concrete, provide for adequate clearances along the edges and
overhead, and be suitable for their intended use. Signage, ornamental landscaping, and trees will be provided along the trail system to enhance the user experiences.
74 Chapter 4: Circulation Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Chapter 5: Open Space 75 This section describes the park and open space objectives, neighborhood open spaces of the plan area, and landscape design guidance for public and private park
and open spaces.
A. OBJECTIVES
Precise Plan park and open spaces are designed to improve physical and psychological health, strengthen community relationships, and create an attractive urban setting for family living, in support of the following objectives:
● Create safe, attractive outdoor places for healthy living to foster physical activity, meet resident and visitor
needs for recreation and play for people of all ages, as well as encourage walking and biking.
● Design public places to encourage social interaction
and community life with social gathering places that
are family-oriented, active places.
5. Park and Open Space
76 Chapter 5: Open Space Serramonte Del Rey Precise Plan ● Shape environments that visually and physically
connect people to nature, neighborhood parks, green
spaces, and recreational trails.
● Preserve and enhance the aesthetic and ecological
quality of the hillside open space areas and expand the diversity of street trees and park plantings to cultivate an urban forest for the plan area.
● Enhance community sustainability and resilience
through climate-positive environmental design.
B. A DIVERSE URBAN LANDSCAPE
Landscape concepts for the Plan Area are presented in
Figure 5.1. A distinguishing feature of the Precise Plan are the hillsides to the west and east of the plan area which contain numerous trees, all trees planted as part of development of District property. Trees range from young to mature, are in varying health and are densely planted. The intent is to care for the hillside wooded areas to reduce fire hazards, enhance existing vegetation and promote urban
forestry. A tree succession plan for aging mature trees will guide the replacement of existing trees over time due to age or fire vulnerability. Removed trees will be replaced with a diverse plant ecology governed by the area’s unique coastal/Mediterranean climate including evergreen and
deciduous species.
The type and arrangement of street trees and park
plantings will contribute to a healthy and attractive urban neighborhood. The north and south entries to the plan
area will be visible locations of tree plantings selected and arranged to transition from the informality of a forest to a more ordered urban setting. A diversity of tree species, suitable for the climate and context of the plan area are selected to create identity and sense of place that features the Central Green as a formal center to the neighborhood and Overlook Park as a forest meadow. Seasonal interest
Serramonte Del Rey Precise Plan Chapter 5: Open Space 77 Figure 5.1 Urban Forest Concept Plan
Urban Forest Concept Plan
Figure 5.1
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
South Entry
Trees provide transition
from urban to forested
North Entry
Trees provide transition from
urban to forested
Overlook Park
Forest meadow character
Central Green
Formal planting with seasonal
color at public gathering place
Access Drives
Formal tree planting with
seasonal color
Streets
Formal tree planting
Streets
Formal tree planting
Public Gathering Places
Spring owers and fall color
Wooded Hillside Area
Manage and enhance the
urban forest
Wooded Hillside Area
Manage and enhance the
urban forest
Access Drives
Formal tree planting with
seasonal color
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E Entry Drive
West Drive
East Drive
North Drive
78 Chapter 5: Open Space Serramonte Del Rey Precise Plan Central Green Plan
will be created with deciduous trees providing spring
flowers and fall color at public gathering places along Entry Drive, Central Green and access drives.
C. NEIGHBORHOOD PARKS AND OPEN
SPACES
The street and block pattern of residential development is organized around a central neighborhood park – the
Central Green – and is bounded by hillside open space
to the east with Overlook Park and hillside open space to the west. The combination of park and open spaces with
recreational access will offer residents and visitors a diversity of opportunities to connect to nature, restore human well-being, socialize with neighbors, and satisfy needs for outdoor recreation for families and people of all ages.
Central Green is the heart of the neighborhood – a park extending an entire city block greeting residents and
visitors into the site from Entry Drive. Organized by a tree-lined crescent shaped walk, the park features an entry plaza with tree-shaded seating, an open meadow, and
a backdrop of evergreen woodlands with social spaces
nestled under the tree canopy and along the park edges
for community enjoyment. This open lawn is a flexible
open space for recreation and enjoyment of nature to
picnic, walk a dog, or enjoy the sunshine.
Serramonte Del Rey Precise Plan Chapter 5: Open Space 79 Overlook Park Plan Overlook Park Rendering
Overlook Park looking from the Eastside Recreation Trail.
Overlook Park is designed as family-friendly open space.
Gently sloped lawns provide ample space for a wide range of activities: dining and gathering, outdoor fitness classes, community events, and an opportunity to sit and enjoy
the views. A large playground provides inclusive play
opportunities on interpretive play structures for young children, while a small plaza at the park edge provides a connection to the multi-use loop trail and reinforces the viewer’s sense of place. Viewsheds look towards regional landmarks including Daly City, San Bruno Mountain, and
beyond.
80 Chapter 5: Open Space Serramonte Del Rey Precise Plan Entry Drive Plaza is a “pocket” Main Street with plaza- Entry Drive Plaza Plan width sidewalk space for retail activity to bring life outdoors to the street. The Plaza provides a building frontage zone for access to retail uses and sidewalk seating; a
pedestrian through zone for pedestrian movement; and
a street furniture/curb zone for street furniture, lighting, benches, street trees, bicycle parking, fixed, and movable seating. Together these zones create an attractive and
comfortable setting for neighborhood shopping and
social life. The plaza sidewalk space will have enhanced pavement treatments with color and/or pavers to highlight active public spaces.
Hillside Open Spaces are existing east and west hillsides of the plan area with mature trees planted as part of the landscape development of District property. These areas offer residents an opportunity to connect to the nature and provide a visual screen to the planned development.
Serramonte Del Rey Precise Plan Chapter 5: Open Space 81 South Entrance Open Space on Parcel E is a landscape
area that provides entrance identity to the plan area,
landscape continuity for the “urban forest,” and social space for residents. Enhancement of the South Entrance
Open Space at Parcel E is expected. Examples include
a corner tower element, a sitting area or water feature with unique landscaping and plantings, a winter garden/ indoor social area, a concave building corner referencing the round-about, or a specific design gesture in materials, scale, or massing that specifically enhances the open
space.
Eastside Recreational Trail is a pedestrian-bicycle trail for strolling and recreation extending from Serramonte
Boulevard to the north to the roundabout along Campus
Drive to the south. This 10-foot-wide multi-use trail
provides an off-street connection for pedestrians and
bicyclists to access Overlook Park and access to the
westside hillside open space.
Westside Walking Trail is a six-foot-wide trail around
the west side of Parcel F, weaving along the base of the wooded hillside slope. Together the east and westside
trails create an off-road half-mile loop trail system. This trail system connects each parcel, every street, and all members of the community to direct access to the wooded hillside open space.
South Entrance Open Space Plan
82 Chapter 5: Open Space Serramonte Del Rey Precise Plan 0 Scale (Feet)
6 Westside Walking Trail Section
0 Scale (Feet)
6 Eastside Recreational Trail Section
Serramonte Del Rey Precise Plan Chapter 5: Open Space 83 D. LANDSCAPE DESIGN STANDARDS AND
GUIDELINES
This section establishes the standards and guidelines that apply to public and private open space.
General Standards and Guidelines
D.1.1 Landscape planters within the street right of way shall be a minimum of four feet wide.
D.1.2 Tree wells shall be 4’x 4’ minimum. Tree grates shall be cast iron with a baked oil finish in plaza areas and be an ADA accessible design consistent with the neighborhood.
D.1.3 Where landscape planting is provided under trees, planters shall be 4’ W x 6’ L minimum.
D.1.4 Planted medians shall provide at least five feet
wide planting area in addition to a minimum 12 inches
wide maintenance band at the back of curb consisting of concrete, pavers, or fixed cobbles.
D.1.5 Enhanced pedestrian spaces should be provided
at retail plazas as well as at major and minor lobbies for each residential building. Seating opportunities should be provided at retail, parks, open spaces, adjacent to the trails, and in front of primary building lobbies.
Landscape median planted with trees and shrubs.
Sidewalk with landscape planting provided under trees.
84 Chapter 5: Open Space Serramonte Del Rey Precise Plan Landscape Materials
Plants
D.2.1 Plant material shall comply with all City and regional guidelines and be comprised of at least 75% drought
tolerant plant species. Planting plans shall comply with the Model Water Efficient Landscape Ordinance (MWELO)
guidelines and the Water Use Classification of Landscape Species (WUCOLS).
D.2.2 Where turf grass is used, low water use hybrids and/ or no mow varieties should be used. A variety of shrubs and ground covers should be used to create layering
around building foundations, keeping shrubs at or below windowsills. Plant selections should be such that sight lines remain open and clear and places of concealment
are not fostered. Where allowed, plants should be used to screen above-ground utilities. Along streets and sidewalks, plant species shall be used that promote a feeling of
separation from vehicular traffic and be appropriate for narrow planters within the public right of way.
D.2.3 Pollinator plants that attract native birds and insects should be used strategically in locations well-suited to attract and sustain native populations. Use of fruiting plant material should occur away from hardscape areas to prevent staining of pavements and to minimize maintenance.
Landscaping and furnishings enhance seating areas next to the sidewalk.
Sidewalk with landscape planter bed and tree grates.
Serramonte Del Rey Precise Plan Chapter 5: Open Space 85 Trees
D.2.4 The project’s wooded hillside perimeter to the west and east shall be cleaned of surface and ladder fuels.
Replacement trees shall include evergreen and deciduous species as described in the Project Tree List below.
D.2.5 Trees within the street right of way, in plazas, and high-visibility open space areas should be provided in
24-inch box size or larger and be secured with tree stakes or below-grade root ball guying systems appropriate for the windy conditions found in Daly City. Above-ground
cabling guying shall not be used in public spaces. Trees shall be pruned up to 6 feet to 8 feet clear off the ground or as required by ADA or City guidelines.
D.2.6 Individual developments within the Plan Area shall use trees that are provided in 15-gallon size or larger, with 24-inch box preferred.
D.2.7 Entries at the north and south shall have unique
tree plantings.
D.2.8 Seasonal interest shall be created with deciduous trees providing spring flowers and fall color.
Project Tree List
D.2.9 The trees used throughout the Plan Area shall be
carefully selected to work within the Urban Forest framework while allowing expression of individual character.
The following list shall be used for specifying tree species on public streets and open spaces.
86 Chapter 5: Open Space Serramonte Del Rey Precise Plan Table 5.1 - Recommended Tree Species for public streets and open spaces within the Precise Plan Forested Hillsides (Tree Succession Species) Streets & Parks Aesculus californica California Buckeye Acer buergeranum Trident Maple Acer macrophyllum Big Leaf Maple Acer x freemanii ‘Autumn Blaze’ Autumn Blaze Maple Arbutus menziesii Pacific Madrone Acer Macrophyllum Big Leaf Maple Calocedrus decurrens Incense Cedar Arbutus ‘Marina’ Strawberry Tree Ceanothus ‘Ray Hartman’ Wild Lilac Cercis ‘Forest Pansy’ Forest Pansy Rebud Hesperocyparis macrocarpa Monterey Cypress Cercis occidentalis Western Redbud Fremontodendron californicum Fremontia Ginkgo ‘Princeton Sentry Maidenhair Tree Hesperocyparis macrocarpa Monterey Cypress
Hymenosporum flavum Sweetshade
Koelreuteria paniculata ‘Fastigiata’ Goldenrain Tree
Lagunaria pattersonii Primrose Tree
Lophostemon confertus Brisbane Box
Lyonothamnus floribundus Catalina Ironwood
Melaleuca quinquenervia Cajeput Tree
Olea europea ‘Swan Hill’ Fruitless Olive
Pistacia chinensis Chinese Pistache
Quercus agrifolia Coast Live Oak
Quercus suber Cork Oak
Sequoia sempervirens Coast Redwood
Tristaniopsis laurina ‘Elegant’ Water Gum
Serramonte Del Rey Precise Plan Chapter 5: Open Space 87 Site Furnishings
D.3.1 Site Furnishings shall be comprised of materials
designed to withstand outdoor conditions.
D.3.2 Short term bicycle parking shall be dispersed
throughout the Plan Area, as required to meet project
requirements, city standards, and bicycle parking standards. Bicycle racks shall be galvanized, vinyl covered, or stainless steel, and meet all City requirements. In groundor surface-mounted attachment is acceptable.
Bicycle parking area. Circular bicycle rack. An integrated group of furnishings including bicycle rack, tree fence, streetlight and bench.
D.3.3 Benches shall be made of metal and/or wood.
Where wood is used, it should be thermally modified, or a suitable hardwood built to withstand weather and heavy
public usage.
D.3.4 Public café tables with chairs should be movable
and provided in a variety of sizes in and around gathering spaces and shall be constructed of materials suitable for outdoor public usage.
88 Chapter 5: Open Space Serramonte Del Rey Precise Plan D.3.5 Drinking fountains shall be provided at Overlook
Park, Central Green, and the Recreation Trail. Dog bowl and water bottle filling attachments are recommended.
D.3.6 Within Overlook Park, Applicant shall provide play equipment for children ages two through twelve. All play areas will be designated for children between ages of two to five and for ages five to twelve years old. These structures should offer a variety of stand-alone features and a wide variety of varied physical activities for the children.
The equipment should promote fitness, physical activity, and connection.
Movable outdoor seating provides flexibility.
Seating and landscape along sidewalk.
Serramonte Del Rey Precise Plan Chapter 5: Open Space 89 An attractive playground bordered by landscaping and trees.
Irrigation Systems
D.4.1 Site Irrigation systems shall comply with all local and state requirements, including the Model Water Efficient Landscape Ordinance (MWELO).
D.4.2 All irrigation equipment shall be controlled with weather-based controllers located in easily accessible, locked stainless steel pedestal boxes. The equipment
should include flow sensors and automatic shut off valve capability with a wi-fi based alarm system to alert maintenance controller team(s).
D.4.3 Irrigation systems shall provide quick couplers or hose bibbs in lockable wall boxes in all common use
areas.
Soil & Drainage
D.5.1 On-grade planting areas shall be comprised of
amended topsoil import or amended native soil as
required, based on a soil analysis report and soil laboratory recommendations. Excavation, clearing and grubbing, or
soil preparation shall occur within established tree protection zones as per the advice of a landscape architect or arborist.
90 Chapter 5: Open Space Serramonte Del Rey Precise Plan D.5.2 Planting areas shall by dressed with a 3-inch layer of mulch or as dictated by local or regional guidelines.
D.5.3 Cast iron or similar drain grates shall be used in turf and pedestrian circulation areas. Landscape planters shall be drained with cast iron, decorative metal, plastic or similar flat or atrium-style grates and factory-fabricated bodies.
Serramonte Del Rey Precise Plan Chapter 6: Utilities 91 The Plan Area will have utility infrastructure to address stormwater collection, sanitary sewage collection and
water supply and distribution. There will also be systems for power, natural gas and communications, which are
called Dry Utilities. Utility infrastructure systems are described in the following sections.
A. STORMWATER
The following sections describe the existing and proposed stormwater flows for the 18.4-acre area impacted by the Precise Plan area.
Existing Conditions
The site is bound by Serramonte Boulevard to the north, Callan Boulevard to the east, Campus Drive to the south and residential buildings to the west. The current uses on the campus include a bus yard, district offices, churches, child day care facilities, a Comcast building, and the
Workforce Housing project (currently under construction).
The Workforce Housing project (including the apartment
building, car barn, and surface parking lot located at
the northern portion of the existing campus) and the
Comcast building will remain operational throughout
and after construction of the Precise Plan. The Workforce Housing project is under separate approval and storm
water improvements for the building, surface parking
lot and area immediately adjacent to the building are
6. Utilities
92 Chapter 6: Utilities Serramonte Del Rey Precise Plan to remain and are not modified as part of the plan area.
The driveway just to the south of the Workforce Housing project will be replaced and is included in the plan area.
The existing ground coverage consists of approximately
108,830 sq. ft. impervious and 59,440 sq. ft. pervious
(64.7% impervious). Site elevations vary from approximately elevation 495 feet to the west and 480 at the main parking lot near the entrance to the site. Stormwater
onsite is collected in area drains or inlets and conveyed in below grade pipes to the storm drain outfall located in the existing parking lot near the main vehicular entrance at Serramonte Boulevard. The outfall discharges to an
existing 24” storm drain main in Serramonte Boulevard
that flows to the east.
Proposed System
The proposed changes in the plan area consist of open
space, park areas, landscape areas, concrete paths,
private roadways, asphalt drives, asphalt parking lots, and multi-story residential buildings. The project proposes to maintain the existing drainage patterns and replace the existing drainage system.
The proposed ground coverage consists of approximately
120,300 sq. ft. impervious and 47,970 sq. ft. pervious
(71.5% impervious). The project will increase the amount of impervious surface from the existing condition and will require retention to control the peak flow and volume
leaving the site. Overall, the proposed condition will
increase the site’s impervious footprint by approximately 11,470 sq. ft. and will therefore require stormwater retention. The project proposes to satisfy the retention requirement with a Master Plan approach that will allow one parcel to overcompensate and accrue credits that can be applied to other parcels that will have more difficulty meeting the requirement.
The proposed drainage system will consist of area drains, drop inlets, manholes, stormwater treatment areas with
overflow structures, and below grade pipes. The drainage system will convey runoff to the existing outfall located near the main vehicular entrance.
Stormwater Requirements
The project shall not increase the flow or volume leaving the site for the design storm. If a project increases the imperviousness of the site stormwater retention will be required to retain the increased flow and volume.
Serramonte Del Rey Precise Plan Chapter 6: Utilities 93 B. SANITARY SEWER
Existing Condition
The existing City sewer system in the vicinity of the Plan Area consists of a 10-inch sewer main in Serramonte
Boulevard, 8-inch and 10-inch sewer main that runs
through the district’s property, 8-inch sewer main in
Campus Drive south of the school site, and a 6-inch sewer main in Callan Boulevard. A portion of the existing sewer system that runs through the District’s property connects the 8-inch main in Campus Drive to the 10-inch main in
Serramonte Boulevard. Sewer generated by the Workforce
housing project (currently under construction) and the
existing school site is discharged into the main that runs through the District’s property, which ultimately connects to the 10-inch main in Serramonte Boulevard. Elevations and sizes of the existing system are from field and record data. Rim and Invert elevations are obtained from field data with elevations based on North American Vertical
Datum (NAVD 88).
Proposed System
The project proposes to construct a public sewer system in the private streets (to be located in an easement) and an onsite sewer system to connect the buildings to the
public sewer system. The proposed public sewer system
will consist of manholes and pipes. The onsite sewer
system consists of pipes, cleanouts, and manholes. The
project will connect to the 10-inch sanitary sewer main in Entry Drive and the new sewer connection on Callan
Drive.
Sewage Generation Calculations
The City of Daly City establishes sewage demand
numbers for different types of building uses based on the demands provided in the City’s 2009 Master Sewer Study.
The proposed project will replace the existing buildings, including an existing school building and modular units.
The sewage generation flows from the buildings to be
removed will be applied as a credit to the project. This information will be used by the City to determine the
impacts the proposed project will have on the City’s sewer system and determine if the existing sewer system has
sufficient capacity to serve the project. Despite the credit, the City is anticipated to experience an increase of sewer flows of 173,468 gpd. A detailed sewer study is included in the entitlement documents.
94 Chapter 6: Utilities Serramonte Del Rey Precise Plan C. WATER SUPPLY
Existing Condition
The existing City water system in the vicinity of the project consists of a 6-inch AC water main in Serramonte Boulevard and a 10-inch water main in Entry Drive constructed with the previous project. The existing domestic water
system for the school campus is fed by a 3-inch service near the main entrance off Serramonte Boulevard while
the existing fire service for the site is served from an 8-inch line from Callan Boulevard. The existing Jefferson Union High School District Workforce Housing project is fed from the existing 10-inch main.
Proposed System
The proposed project will construct a new public water
main within the new streets and provide new domestic
water, fire water, and irrigation water services to the proposed buildings. All proposed services are anticipated to be fed from a portion of the existing 10-inch main
constructed with the previous project and new 10-inch
water mains constructed with the new private streets. The on-site domestic water system consists of service lines from the public main to each building.
Water Generation Calculations
The City establishes water demand numbers for different types of building uses. A summary of existing demands,
proposed building type, area, and number of units, and
area of irrigated landscape area is included in the entitlement documents. This information will be used by the City to determine the water demand for the proposed
project. The flows generated by the proposed project
and the reduction in flows from the existing building
and landscaping being removed will be used in the City’s model to determine if the City’s water system has enough capacity to serve the project.
Serramonte Del Rey Precise Plan Chapter 6: Utilities 95 D. DRY UTILITIES
Dry utility infrastructure modifications and additions will be required and will be built out in phases to accommodate and support the development. Utility providers serving the Plan Area include PG&E, Comcast, and AT&T.
PG&E recently installed infrastructure to serve Parcel A and maintains service to the existing Comcast Building
and School Building. Data/Telecom services were also
extended to serve the development at Parcel A.
A joint trench will be provided in the Private Streets to extend the utility providers’ infrastructure throughout the development to serve the Parcels. Dry utilities will be coordinated with the appropriate utility provider to establish new service routes to support the Plan Area.
96 Chapter 6: Utilities Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Chapter 7: Implementation 97 A. PHASING
The Plan Area is to be built-out in phases over a period anticipated to be eight to twelve years but may be up
to 15 years. Each phase of development includes the
infrastructure necessary to support development, open
space and public improvements associated with specific
parcels as follows and as shown in Figure 7.1:
● Phase I is the development of Parcel B housing, retail, Overlook Park, North Drive, north side of North Access
Way and associated utility improvements.
● Phase II is the development of Parcel C affordable
housing, Head Start, East Drive, south side of North
Access Way, South Access Way and Parcel D housing,
and associated utility improvements.
● Phase III is the development of Parcel E housing and
Central Park together, Parcel F housing, West Drive, and associated utility improvements. Parcel E or Parcel F
may develop independently and in any order.
The number of phases, number of units, and timeline for the project build-out will ultimately depend on market
conditions. The rate of the buildout of housing will fluctuate with the regional economy, capital expectations and availability, costs for development and the conditions of the Daly City housing market.
7. Implementation
98 Chapter 7: Implementation Serramonte Del Rey Precise Plan Figure 7.1 Phasing
PARCEL B PARCEL A
PARCEL D
PARCEL C
PARCEL F
PARCEL E
Parcel lines
Easement
Phasing
Figure 7.1
Phase III
St. Francis Blvd.
Callan Blvd.
Access Drive West Access Drive North
Access Drive South
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
Phase II
Phase I
PARCEL F
Parcel lines
Easement
Phase III
St. Francis Blvd.
Access Dr
Parcel lines
Easement
Phas
St. Francis Blvd.
Serramonte Del Rey Precise Plan Chapter 7: Implementation 99 B. CONFORMANCE REVIEW
Planning and engineering review and approval of development applications shall be in accordance with the Daly City Municipal Code and the Precise Plan conformance
review process as shown in Figure 7.2: Conformance
Review and Approval Process.
Planning Review
Development applications shall be submitted to the City for Design Review in accordance with Daly City Municipal Code. Planning staff shall review the application for
consistency with the Precise Plan’s goals, development
standards and design guidelines and applicable entitlement documents. The Precise Plan is consistent with and implements the Daly City General Plan.
Land Uses in the Plan Area shall be permitted according to the general category of uses submitted with this
Precise Plan. A use proposed which is not similar in
character to an identified use by general category may
be permitted upon securing a use permit. Changes that
reflect minor differences between the Precise Plan and
construction documents, including modifications in the
location of off-street parking, changes in the phasing of development, the distribution of private open space, the design of private street systems, and building design,
may be approved by the city planner, if in the opinion of the planner, the change is not substantial. The applicant shall provide a narrative describing the requested change, a rationale for why the change is needed and how the
change achieves the design intent of the Precise Plan.
Engineering Review
The applicant shall apply for approval of final subdivision maps and improvement plans per the Precise Plan,
City of Daly City’s Municipal Code and City Engineering Division standards. The development application for
a final subdivision map shall be consistent with the
approved tentative map for horizontal infrastructure,
including utilities, streets, roads, sidewalks, and other improvements, and shall be submitted at the same time
as a development project submittal. Final subdivision
maps and improvement plans may address all or a portion of the Plan Area per the general direction on phasing per Section A above.
100 Chapter 7: Implementation Serramonte Del Rey Precise Plan Figure 7.2 Conformance Review and Approval Process
CONFORMANCE REVIEW
PERMIT REVIEW
DESIGN
REVIEW
COMMITTEE
BUILDING PERMIT
REVIEW
PERMIT
APPROVAL
PERMIT
APPROVAL
ENGINEERING REVIEW
Building & Landscape
Design Design Review
Document Set
Design Development/
Construction
Document Set
Final Map
Street Improvement
Permit
Public Improvements
Final Map
Open Space Design
Infrastructure Design
Staff checks for
consistency with
Precise Plan,
entitlement
documents and
Affordable Housing
Agreement
Department of Public
Works (DPW ) checks for
conformance with Precise
Plan and City engineering
standards
City
Municipal
Code
Precise
Plan and
Entitlement
Documents
Serramonte Del Rey Precise Plan Chapter 7: Implementation 101 C. ENTITLEMENT DOCUMENTS
By Resolution No. [ ] the City Council approved text and map amendments to the General Plan to enable high
density residential and mixed-use residential development. By Resolution No. [ ] the City Council approved the update to the Serramonte Del Rey Precise Plan, which
modified land use designations and created a new street and open space network. The District and the City of Daly City entered into a Development Agreement to secure
vested development rights and terms for an Affordable
Housing Agreement. The City Council approved a Tentative Map indicating the subdivision of the District lands into parcels with infrastructure and open space improvements. The City of Daly City, as the lead agency under the California Environmental Quality Act (CEQA) prepared the project’s Environmental Impact Report (EIR) to disclose to the City, general public and other agencies the environmental impacts of the project. By Resolution No. [ ] the City certified the EIR for the project, adopted findings, statement of overriding considerations [if needed] and a Mitigation Monitoring and Reporting Program (MMRP).
The Precise Plan is consistent with and will implement the MMRP as approved by the City Council.
D. PROCESS FOR AMENDING THE
PRECISE PLAN
An applicant can request an amendment to the Precise
Plan as part of future development application. The applicant shall provide a narrative describing the requested change, a rationale for why the change is needed and
how the change will achieve the design intent of the
Precise Plan. Amending the Precise Plan shall follow the requirements of the City’s Zoning ordinance as of the date of project approval.
E. CALIFORNIA ENVIRONMENTAL
QUALITY ACT
All proposals for development shall be subject to the
mitigation measures specified in the Environmental
Impact Report (EIR) certified by the City Council as part of this Precise Plan. Subsequent environmental review
of development of Phase I, Phase II, or future phases of development shall be reviewed for compliance with
the EIR and MMRP prepared for this Precise Plan and the California Environmental Quality Act.
102 Chapter 7: Implementation Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Acknowledgements 103
Acknowledgements
Jefferson Union High School
District
Board of Trustees
» Andrew Lie
» Carla Ng-Garrett
» Nick Ochipinti
» Kalimah Salahuddin
» Rosie Tejada
District Staff
» Toni Presta, Superintendent of Schools
» Tina Van Raaphorst, Associate Superintendent of Business Services » April Hawkins, Director of Communications & Staff Housing » Monica Casey, President American
Federation of Teachers (AFT) Local 1481
Brookwood Advisors
» Alan Katz, President
» Bruce Fukuji, Planning Director
» Chris White, Project Director
PlaceWorks
» Bruce Brubaker, Principal-in-Charge
» Janet Chang, Project Manager
» Pranjali Deokule, Project Manager
Seidel Architects
» Alex Seidel, FAIA, Founding Principal
» Paul Dent, Senior Associate
» Michael Rizza, Associate
Jett Landscape Architecture +
Design
» Bruce Jett, Principal
» Jesse Markman, Principal
» Samantha Elms, Landscape Designer
Fehr & Peers Transportation
Planning
» Bill Burton, Senior Associate
BKF Engineers
» Tim Heffernan, Senior Project Manager
Office of the San Mateo County
Counsel
» John D. Nibbelin, Chief Deputy County
Counsel
104 Acknowledgements Serramonte Del Rey Precise Plan
This page intentionally left blank.
Serramonte Del Rey Precise Plan
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE • SAN DIEGO
Unit Type ST/JR-1 ST/JR-2 ST/JR-3 1A 1B 1C-1 1C-2 1D 2A-1 2A-2 2B 2C 2D 2E-1 2E-2 2F 3A 3B Totals Average Area
2nd floor 2 2 11 2 1 14 1 4 2 1 40
3rd floor 2 2 12 2 1 13 1 4 3 1 41
4th floor 2 2 12 2 1 13 1 4 3 1 41
5th floor 2 2 10 2 2 1 9 1 4 2 2 3 1 41
6th floor 2 2 1 9 1 2 1 3 3 4 1 3 2 1 3 38
Totals 10 10 1 54 3 10 5 3 52 4 5 4 3 14 4 1 14 4 201
Level Residential Public - Retail & Leasing
Standard Accessible
Van
Accessible
EVCS
Accessible Puzzle Lift
Retail
Standard
Retail
Accessible
Retail Van
Accessible
EVCS
Accessible Leasing
Lower Garage 104 108
Ground Floor 8 6 1 1 74 37 1 1 1 3
Totals 112 6 1 1 182 37 1 1 1 3
302 43
(1.5 / DU) (5 SPACES / RENTABLE RETAIL SF)
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 12" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A0.1
PROJECT INFORMATION
4/21/2021
VICINITY MAP
PROJECT SITE
UNIT TABULATION
Name Area Level
PARKING 70,464 SF LOWER GARAGE
LOWER GARAGE 70,464 SF
AMENITY 5,014 SF GROUND FLOOR
COMMON - RESIDENTIAL 10,132 SF GROUND FLOOR
PARKING 43,990 SF GROUND FLOOR
RETAIL 8,792 SF GROUND FLOOR
GROUND FLOOR 67,928 SF
APARTMENTS 38,287 SF 2ND FLOOR / PODIUM
COMMON - RESIDENTIAL 7,639 SF 2ND FLOOR / PODIUM
2ND FLOOR / PODIUM 45,926 SF
APARTMENTS 39,542 SF 3RD FLOOR
COMMON - RESIDENTIAL 6,729 SF 3RD FLOOR
3RD FLOOR 46,272 SF
APARTMENTS 39,462 SF 4TH FLOOR
COMMON - RESIDENTIAL 6,751 SF 4TH FLOOR
4TH FLOOR 46,213 SF
APARTMENTS 38,239 SF 5TH FLOOR
COMMON - RESIDENTIAL 6,512 SF 5TH FLOOR
5TH FLOOR 44,751 SF
AMENITY 1,216 SF 6TH FLOOR
APARTMENTS 33,165 SF 6TH FLOOR
COMMON - RESIDENTIAL 6,435 SF 6TH FLOOR
6TH FLOOR 40,817 SF
TOTAL GROSS AREA 362,370 SF
GROSS CONSTRUCTION BUILDING AREA SUMMARY
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL TYPE I AREA 138,392 SF
TOTAL TYPE III-A AREA 223,978 SF
SERRAMONTE DEL REY
PARCEL B MULTIFAMILY HOUSING / MIXED USE
DRAWING INDEX
GENERAL
A0.1 PROJECT INFORMATION
CIVIL
C1.1 EXISTING CONDITIONS PLAN
C2.1 CONCEPTUAL SITE PLAN
C3.1 CONCEPTUAL GRADING PLAN
C4.1 CONCEPTUAL STORMWATER MANAGEMENT PLAN
C5.1 CONCEPTUAL UTILITY PLAN
C6.1 CONCEPTUAL FIRE ACCESS PLAN
LANDSCAPE
L-1 LANDSCAPE PLAN GROUND FLOOR
L-2 LANDSCAPE PLAN 2ND FLOOR
L-3 LANDSCAPE PLAN 6TH FLOOR
L-4 PRECEDENT IMAGES
L-5 SITE & MATERIAL IMAGES
L-6 PRELIMINARY PLANT PALETTE & NOTES
L-7 PLANTING PLAN GROUND FLOOR
L-8 PLANTING PLAN 2ND FLOOR
L-9 PLANTING PLAN 6TH FLOOR
L-10 SECTION ELEVATIONS
L-11 OPEN SPACE DIAGRAM
ARCHITECTURAL
A1.0 SITE PLAN
A2.0 LOWER GARAGE PLAN
A2.1 GROUND FLOOR PLAN
A2.2 2ND FLOOR / PODIUM PLAN
A2.3 3RD FLOOR PLAN
A2.4 4TH FLOOR PLAN
A2.5 5TH FLOOR PLAN
A2.6 6TH FLOOR PLAN
A2.7 ROOF PLAN
A3.0 EAST & NORTH ELEVATION
A3.1 SOUTH & WEST ELEVATION
A4.0 BUILDING SECTIONS
A5.0 UNIT PLANS
PARKING SUMMARY
PROJECT INFORMATION
APN: 091-211-230
ZONING: PLANNED DEVELOPMENT
COMMERCIAL MIXED-USE DISTRICT (C-MU)
SETBACKS: REFER TO PRECISE PLAN
TYPE OF CONSTRUCTION: TYPE I (GARAGE / GROUND FLOOR)
TYPE III-A (SUPERSTRUCTURE)
SITE AREA: 188,680 SF (4.33 ACRES)
SITE COVERAGE: 68,041 / 188,680 = 36%
REQUIRED OPEN SPACE: 201 D.U. x 150 SF/DU = 30,150 SF
MAXIMUM BUILDING HEIGHT: 87'-0" (PER PRECISE PLAN UPDATE) PROPOSED BUILDING HEIGHT: 85'-0"
RETAIL AREA (RENTABLE) NORTH RETAIL: 4511 SF
SOUTH RETAIL: 3403 SF
TOTAL: 7914 SF
BICYCLE PARKING PROVIDED: 1 PER D.U. (IN ENCLOSED ROOMS ON GROUND FLOOR & BASEMENT, TOTAL 1875 SF)
MINIMUM PARKING REQUIREMENTS: REFER TO PRECISE PLAN
RETAIL: 4 SPACES PER 1000 SF (RENTABLE)
RESIDENTIAL: 1.5 SPACES / D.U.
Name Area Level
BALCONY 155.6 SF 2ND FLOOR / PODIUM
BALCONY 348.4 SF 2ND FLOOR / PODIUM
2ND FLOOR / PODIUM 504.0 SF
BALCONY 155.6 SF 3RD FLOOR
BALCONY 348.4 SF 3RD FLOOR
3RD FLOOR 504.0 SF
BALCONY 129.5 SF 5TH FLOOR
BALCONY 129.7 SF 5TH FLOOR
BALCONY 129.8 SF 5TH FLOOR
BALCONY 129.8 SF 5TH FLOOR
BALCONY 129.8 SF 5TH FLOOR
BALCONY 130.1 SF 5TH FLOOR
5TH FLOOR 778.8 SF
Grand total 1,786.8 SF
PRIVATE BALCONY SUMMARY
(NOTE: GROSS AREA IS NOT EQUAL TO BUILDING AREA FOR
CITY PLANNING PURPOSES)
(SEE LANDSCAPE DRAWINGS FOR FULL OPEN SPACE SUMMARY)
C1.1
©
JUHSD PARCEL B PLANNING
DALY CITY, CA 04/21/2021
©
JUHSD PARCEL B PLANNING
DALY CITY, CA 04/21/2021
C2.1
CONCEPTUAL SITE PLAN
©
JUHSD PARCEL B PLANNING
DALY CITY, CA 04/21/2021
C3.1
CONCEPTUAL GRADING PLAN
C4.1
STORMWATER MANAGEMENT PLAN
©
JUHSD PARCEL B PLANNING
DALY CITY, CA 04/21/2021
©
JUHSD PARCEL B PLANNING
DALY CITY, CA 04/21/2021
C5.1
CONCEPTUAL UTILITY PLAN
©
JUHSD PARCEL B PLANNING
DALY CITY, CA 04/21/2021
C6.1
CONCEPTUAL FIRE ACCESS PLAN
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-1
04/21/2021
LANDSCAPE PLAN -
GROUND FLOOR
LEGEND
ENHANCED PAVING, TYP
INCLUSIVE PLAYGROUND WITH STRUCTURES FOR
AGES 2-5 & 5-12
OVERLOOK
RESIDENTIAL TERRACE
REFER TO CIVIL PLANS FOR LIMIT OF WORK AND
PHASING FOR ROADWAY IMPROVEMENTS
REFER TO L-10 FOR SECTION ELEVATIONS
4 3
2 1
1 4
OVERLOOK
PARK
A
5 C
A
3 B
2 5
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-2
04/21/2021
LANDSCAPE PLAN -
2ND FLOOR
RAISED PLANTER, TYP
(INCLUDES STORMWATER TREATMENT AREAS)
LOW GREENROOF PLANTING, TYP
SYNTHETIC TURF, TYP
RAISED GARDEN PLANTERS, TYP
OUTDOOR KITCHEN & COUNTER SEATING, TYP
COMMUNITY TABLE
LOUNGE FURNITURE & UMBRELLA, TYP
PLANTER, TYP
STRING LIGHTING
SPA
SPA ENCLOSURE
OUTDOOR GAMES; CORN-HOLE, PADDLE BALL
FIREPIT
4 3
2 1
5 6
7 8
9 10
LEGEND
11 12
13 1
2 2
3 4
5 6
7 8
9 10
11 12
13 13
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-3
04/21/2021
LANDSCAPE PLAN -
6TH FLOOR
OUTDOOR KITCHEN WITH BBQ, TRASH &
RECYCLE RECEPTACLE
FIRE PIT & LOUNGE SEATING
TABLES & CHAIRS, TYP
ARBOR, TYP
COMMUNITY TABLE
OVERLOOK COUNTER
PLANTER, TYP
4 3
2 1
5 6
7 LEGEND
1 2
4 3
5 6
7
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-4
04/21/2021
PRECEDENT IMAGES
OVERLOOK COUNTER AT ROOF TERRACE
HAMMOCK AT COURTYARD
FIREPIT AT COURTYARD ARBOR AT ROOF TERRACE INCLUSIVE PLAYGROUND AT OVERLOOK PARK
LAWN AREA AT OVERLOOK PARK STRING LIGHTS AT COURTYARD
RAISED PLANTERS
OUTDOOR GAMES AT COURTYARD
BIKE RACKS
OUTDOOR KITCHEN & COUNTER SEATING AT COURTYARD
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-5
04/21/2021
SITE & MATERIAL IMAGES
STANDARD CONCRETE ENHANCED PAVING PLAY AREA RESILIENT SURFACING DECOMPOSED GRANITE PAVING AT
COURTYARD RAISED PLANTERS
SYNTHETIC TURF AT COURTYARD LAWN AT OVERLOOK PARK
42” HIGH METAL ENCLOSURE FENCE
AROUND PLAY AREA
RAISED PLANTERS AT COURTYARD BOARD FORM CONCRETE WALL AT OVERLOOK PARK RETAINING WALL AT OVERLOOK PARK BUILT-IN-BENCH AT RETAIL PLAZA
LED PARKING & ROAD LIGHT FIXTURE PEDESTRIAN LIGHT FIXTURE BOLLARD LIGHT AT RETAIL PLAZA RECESSED WALL LIGHT STRING LIGHTS AT COURTYARD PAVING
LIGHTING
WALLS AND FENCING
POLE HEIGHT
(20’- 25’)
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-6
04/21/2021
GENERAL PLANTING AND IRRIGATION NOTES:
1. LANDSCAPE AND IRRIGATION PLANS SHALL COMPLY WITH THE
CRITERIA OF THE CALIFORNIA MODEL WATER EFFICIENCY ORDINANCE
AND APPLY THOSE CRITERIA FOR THE EFFICIENT USE OF WATER IN THE
LANDSCAPE DESIGN PLAN AND COMPLY WITH APPLICABLE CITY CODES, ORDINANCES AND PRECISE PLAN REQUIREMENTS.
2. LANDSCAPE AND IRRIGATION PLANS SHALL CONFORM WITH TIER 2 LANDSCAPE PROJECT REQUIREMENTS. WATER USE EFFICIENCY CHECKLIST
AND WATER USE CALCULATIONS TO BE PROVIDED WITH DETAILED LANDSCAPE AND IRRIGATION DESIGN DRAWINGS FOR BUILDING PERMIT.
3. ALL PLANTING AREAS SHALL BE TOP-DRESSED WITH A MINIMUM 3”
LAYER OF ORGANIC, UN-DYED MULCH RECYCLED FROM LOCAL ORGANIC
MATERIALS SUCH AS TREE TRIMMINGS, PLANT, OR CLEAN WOOD WASTE ON EXPOSED SURFACES.
4. IRRIGATION SYSTEM IS TO BE A FULLY AUTOMATIC WEATHER-BASED SYSTEM USING LOW FLOW DRIP AND BUBBLER SYSTEM.
5. STREET TREES SHALL BE TIED INTO IRRIGATION SYSTEM.
6. AT LEAST EIGHTY PERCENT OF THE PLANTS IN LANDSCAPE AREA SHALL BE NATIVE PLANTS OR LOW-WATER USING PLANTS.
ACCENT/SMALL TREES HILLSIDE SUCCESSION AREA
MEDIUM AND SMALL SHRUBS ACCENT PLANTING
ACCENT PLANTING GROUNDCOVER
C3 STORMWATER PLANTING
• ACER PALMATUM - JAPANESE MAPLE
• *CERCIS OCCIDENTALIS - WESTERN REDBUD
• PISTACIA CHINENSIS - CHINESE PISTACHE
• LAGUNARIA PATERSONIA - NORFOLK ISLAND HIBISCUS
• QUERCUS SUBER - CORK OAK
ACCENT/SMALL TREES
PARK TREES
• ALOE DISTANS
• AEONIUM CANARIENSE - HOUSELEEK
• AJUGA REPTENS - BLUE BUGLE
• *CEANOTHUS - CALIFORNIA LILAC
• THYMUS - THYME
GROUNDCOVER
• AGAVE ATTENUATA - FOX TAIL AGAVE
• ANIGOZANTHOS - KANGAROO PAW
• CLIVIA MINIATA - KAFFIR LILY
• LIBERTIA PEREGRINANS - ORANGE LIBERTIA
• *SALVIA GREGGII - AUTUMN SAGE
• SENECIO VITALIS - NARROW LEAF CHALKSTICKS
ACCENT PLANTINGS
• ACER BUERGERIANUM - TRINDENT MAPLE
• ARBUTUS ‘MARINA’- STRAWBERRY TREE
• HYMENOSPORUM FLAVUM - SWEETSHADE
• MELALEUCA QUINQUENERVIA - SEJPUT TREE
• OLEA EUROPAEA ‘SWAN HILL’ - OLIVE TREE
• TRISTANIOPSIS LAURINA - WATER GUM
STREET TREES - COORDINATE WITH CITY ARBORIST
• *CALAMAGROSTIS FOLIOSA - MENDOCINO REED GRASS
• *EPILOBIUM CANUM ‘CATALINA’ - CALIFORNIA FUCHSIA
• HELICTOTRICHON SEMPERVIRENS - BLUE OAT GRASS
• RIBES SANGUINEUM - PINK FLOWERED CURRENT
• *ROSMARINUS OFFICINALIS - ROSEMARY
• PITTOSPORUM CRASSIFOLIUM - KARO
• POLYSTICHUM MUNITUM - WESTERN SWORD FERN
MEDIUM AND SMALL SHRUBS
PRELIMINARY PLANT PALETTE
• *ACHILLEA MILLEFOLIUM - YARROW
• CHONDROPETALUM TECTORUM - CAPE RUSH
• *ERIOGONUM LATIFOLIUM - COAST BUCKWHEAT
• LOMANDRA LONGIFOLIA - DWARF MAT RUSH
• *PENSTEMON ‘MARGARITA BOP’ - BEARD TONGUE
• CERCIS CANADENSIS ‘FOREST PANSY
• AESCULUS CALIFORNICA - CALIFORNIA BUCKEYE
• ACER MACROPHYLLUM - BIG LEAF MAPLE
• ARBUTUS MENZIESII - PACIFIC MADRONE
• CALOCEDRUS DECURRENS - INCENSE CEDAR
• CENAOTHUS ‘RAY HARTMAN’ - WILD LILAC
• HESPEROCYPARIS MAROCARPA - MONTEREY CYPRESS
• FREMONTODENDRON CALIFORNICUM - FREMONTIA
C3 STORMWATER PLANTING
HILLSIDE SUCCESSION AREA
STREET TREES PARK TREES
PRELIMINARY PLANT
PALETTE & NOTES
UP
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-7
04/21/2021
SEE SHEET L-8 FOR FULL PLANTING PLAN PALETTE
PLANTING PLAN - GROUND
FLOOR
HILLSIDE TO BE CLEANED OF SURFACE AND
LADDER FUELS. TREE SUCCESSION PLAN
WILL REPLACE EXISTING TREES RESULTING
FROM CONSTRUCTION ACTIVITY OR DUE TO
SENESCENCE OR REMOVAL FOR SAFETY AND
WILL INCLUDE A DIVERSE PLANT ECOLOGY
INCLUDING EVERGREEN AND DECIDUOUS
SPECIES APPROPRIATE FOR DALY CITY.
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
‘ ’
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
‘ ’
UP
UP
UP
UP
UP
UP
UP
UP
‘ ’
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
UP
UP
UP
UP
UP
UP
UP UP
STAIR
IDF
‘ ’
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-8
04/21/2021
PLANTING PLAN - 2ND
FLOOR
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-9
04/21/2021
SEE SHEET L-8 FOR FULL PLANTING PLAN PALETTE
SEE ENLARGEMENT PLAN
PLANTING PLAN - 6TH
FLOOR
A
B
C
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-10
04/21/2021
SECTION ELEVATIONS
© SEIDEL ARCHITECTS INC, 2018
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2018.
JUHSD PRECISE PLAN
DALY CITY, CA.
A1.0
Precise Plan
9/23/2019
0' 30' 60' 120'
PARCEL B L-11
04/21/2021
OPEN SPACE DIAGRAM
KEY NAME AREA LEVEL
RETAIL PLAZA 7,050 SF GROUND FLOOR
LANDSCAPE (<10%) 2,673 SF GROUND FLOOR
TERRACE 2,764 SF GROUND FLOOR
2ND FLOOR BALCONIES 504 SF 2ND FLOOR/PODIUM
COURTYARD 20,353 SF 2ND FLOOR/PODIUM
3RD FLOOR BALCONIES 504 SF 3RD FLOOR
5TH FLOOR BALCONIES 779 SF 5TH FLOOR
ROOF TERRACE 1,346 SF 6TH FLOOR
SUBTOTAL 35,973 SF
PARK (<10%) 22,335 SF GROUND FLOOR
TRAIL 6,854 SF GROUND FLOOR
SUBTOTAL 29,189 SF
TOTAL 65,162 SF
(SEE ARCHITECTURE DRAWINGS FOR INDIVIDUAL BALCONY AREAS)
OPEN SPACE SUMMARY
STOP
POTS
TS PO
POTS
STOP
STOP
TS PO
SERRAMONTE BOULEVARD
CALLAN
BO
U
L
EVARD
ENTRY DRIVE
NORTH DRIVE
EAST DRIVE
TO HIGHWAY 1
OVERLOOK PARK
27'-6"
21'-0"
39'-6"
33'-6"LINE OF GARAGE BELOW 26'-1"
34'-0"
LOADING ZONE
RESIDENT PARKING
RETAIL PARKING
RETAIL
RETAIL LOBBY AMENITY AMENITY
BIKE PARKING
NORTH ACCESS WAY
HILLSIDE AREA
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1" = 30'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A1.0
SITE PLAN
4/21/2021
LOBBY
FAN ROOM
ELECTRICAL
LOBBY10.0% 19.8%
A3.1
1 A3.1 2
A3.0
2 1 A3.0
ELECTRICAL
TRASH ROOM
(17)
(21)
(21) (21)
(17)
(11)
793 SF
BIKE PARKING
ELECTRICAL
24'-0" TYP.
T
Y
P.
8'-6"
18'-0" TYP.
24'-0" TYP.
24'-0"
24'-0" TYP. 24'-0"
22'-0"
24'-0"
24'-3 3/4" TYP.
24'-0"
STORAGE
PET SPA
GATE
18'-0"
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.0
LOWER GARAGE PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
O
T
S
P
S
T
O
P
O
T
S
P
A4.0
1 19.8% 10.0% 19.8%
RETAIL TRASH
1,337 SF
LOUNGE
1,789 SF
LOBBY
FAN
LOBBY
3,403 SF
SOUTH RETAIL
A3.1
1 A3.1 2
A3.0
2 1 A3.0
STAIR
A4.0
B2
1,727 SF
FITNESS
BIKE PARKING
547 SF
MAIL AMENITY
(15)
(21) (17)
(21)
POOL EQUIPMENT
MAINTENANCE
PACKAGES
WORK ROOM
MANAGER
CONFERENCE
1,513 SF
LEASING
GATE
4,511 SF
NORTH RETAIL
DN
LEASING PARKING
24'-0" 24'-0"
9'-0"
TYP. U.O.N.
8'-6"
18'-0" TYP.
9'-0" 5'-6" 9'-0" 5'-0" 9'-0" 8'-0" 9'-0" 9'-0" 5'-0" 9'-0" 9'-0" 5'-0" 22'-0"
24'-0" 24'-3 3/4"
25'-10 1/4" TYP.
23'-0"
23'-0"
VAN
VAN
24'-9"
EXIT
EXIT
EXIT
BIKE PARKING
EXIT
VAN
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.1
GROUND FLOOR PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
UNIT JR-2
UNIT 1A UNIT 1A UNIT 3A
UNIT 2A-1 UNIT 1A UNIT 2A-1
UNIT 2B
UNIT 1A
UNIT 1A UNIT 1A UNIT 1A UNIT 1A UNIT 2E-1
UNIT 2A-1 UNIT 1A UNIT 2E-1
UNIT 2A-1
UNIT 2A-1
UNIT 2A-1
UNIT 2A-1
UNIT 1C-1
UNIT 3B
UNIT 2A-1
UNIT JR-2
UNIT 1A UNIT 1A
UNIT 2A-1 UNIT 2A-1 UNIT 2A-1 UNIT 1C-2
UNIT JR-1
UNIT 2E-1
UNIT 3A UNITJR-1
TR
A3.1
1 A3.1 2
A3.0
2 1 A3.0
UNIT 1C-1
UNIT 2A-1
UNIT 2E-1
UNIT 2A-1
UNIT 2A-1
SEATING AREA
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.2
2ND FLOOR / PODIUM PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
UNIT JR-2
UNIT 1A UNIT 1A UNIT 1A
UNIT 2A-1 UNIT 2A-1 UNIT 1A
UNIT 2B
UNIT 1A
UNIT 1A UNIT 1A UNIT 1A UNIT 1A
UNIT 2E-1
UNIT 2A-1 UNIT 2A-1 UNIT 1A UNIT 2E-1
UNIT 2A-1
UNIT 2A-1
UNIT JR-2
UNIT 1C-1
UNIT 3B
UNIT 2A-1
UNIT 1A UNIT 3A
UNIT 2A-1 UNIT 2A-1 UNIT 2A-1 UNIT 1C-2
UNIT JR-1
UNIT 2E-1
UNIT JR-1 UNIT 2E-1
UNIT 3A
A3.1
1 A3.1 2
A3.0
2 1 A3.0
UNIT 1C-1
UNIT 2A-1
UNIT 3A
UNIT 2A-1
STAIR
UNIT 2A-1
UNIT 1A
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.3
3RD FLOOR PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
UNIT JR-2
UNIT 1A UNIT 1A UNIT 3A
UNIT 2A-1 UNIT 2A-1 UNIT 1A
UNIT 2B
UNIT 1A
UNIT 1A UNIT 1A UNIT 1A UNIT 1A UNIT 2E-1
UNIT 2A-1 UNIT 2A-1 UNIT 1A UNIT 2E-1
UNIT 2A-1
UNIT 2A-1
JR 1BR
UNIT 1C-1
UNIT 3B
UNIT 2A-1
UNIT 1A UNIT 1A UNIT 3A
UNIT 2A-1 UNIT 2A-1 UNIT 2A-1 UNIT 1C-2
UNIT JR-1
UNIT 2E-1
UNIT JR-1 UNIT 2E-1
UNIT 1A
A3.1
1 A3.1 2
A3.0
2 1 A3.0
UNIT 1C-1
UNIT 2A-1
UNIT 3A
UNIT 2A-1
STAIR
UNIT 2A-1
0"
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.4
4TH FLOOR PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
UNIT JR-2
UNIT 1A UNIT 1A
UNIT 2C UNIT 2C UNIT 1B
UNIT 2B
UNIT 1A
UNIT 3A UNIT 1A UNIT 1A UNIT 1A
UNIT 2E-2
UNIT 2C UNIT 2C UNIT 1B UNIT 2E-2
UNIT 2A-1
UNIT 2A-1
UNIT JR-2
UNIT 2A-1
UNIT 2A-1
UNIT 1C-1
UNIT 3B
UNIT 2A-1
UNIT 1A UNIT 1A UNIT 3A
UNIT 2A-1 UNIT 2A-1 UNIT 2A-1
UNIT 1C-2
UNIT JR-1
UNIT 2E-1
UNIT JR-1 UNIT 2E-1
UNIT 1A
A3.1
1 A3.1 2
A3.0
2 1 A3.0
UNIT 1C-1
UNIT 2A-1
UNIT 3A
STAIR
3'-0"
UNIT 1A
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.5
5TH FLOOR PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
T R
UNIT JR-2
UNIT 1A UNIT 1A UNIT 1A
UNIT 2A-2 UNIT 2D UNIT 1B UNIT 2B
UNIT JR-3
UNIT 3A UNIT 1A UNIT 1A
AMENITY
ROOF TERRACE
UNIT 2D UNIT 2D
UNIT 1C-1
UNIT 2F
UNIT 2A-1
UNIT 1A UNIT 1A UNIT 3A
UNIT 2A-2 UNIT 2A-2
UNIT JR-1
UNIT 2E-2
UNIT 2E-2 UNIT JR-1
A3.1
1 A3.1 2
A3.0
2 1 A3.0
UNIT 1C-1
UNIT 2A-1
UNIT 3A
UNIT 2A-2 UNIT 1C-2
UNIT 2A-1
STAIR
UNIT 1A
UNIT JR-2
UNIT 1A
STAIR
UNIT 1D
UNIT 1D
UNIT 1D
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.6
6TH FLOOR PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
A3.1
1 A3.1 2
A3.0
2 1 A3.0
STAIR
STAIR
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A2.7
ROOF PLAN
4/21/2021
TRUE
NORTH
0' 8' 16' 32'
COMPOSITE WD. SIDING PLASTER 3
PTD. MTL. SUNSHADE
ALUM. PANEL
TILE CLADDING
WD. TRELLIS
MTL. SUNSHADE
VINYL WINDOW
PLASTER 3
COMPOSITE WD. SIDING
NORTH
ACCESS WAY
BOARD FORMED CONCRETE TILE CLADDING PTD. MTL. RAILING
ALUM. PANEL PLASTER 3
COMPOSITE
WD. SIDING
PLASTER 1
PLASTER 3
BOARD FORMED CONCRETE
STONE CLADDING
CEMENTITIOUS
PANELS
PLASTER FRAME
PTD. MTL. SUNSHADES
VINYL WINDOWS
ENTRY DRIVE
PTD. MTL. CANOPIES
PTD. MTL. ALUM. STOREFRONT
BOARD FORMED CONCRETE
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A3.0
EAST & NORTH ELEVATION
4/21/2021
A3.0 1/16" = 1'-0"
1 EAST ELEVATION (OVERLOOK PARK)
A3.0 1/16" = 1'-0"
2 NORTH ELEVATION (SERRAMONTE BLVD.)
VINYL WINDOW
PLASTER 1
ALUM. PANEL
PLASTER 3
PLASTER 2
PAINTED MTL. TRELLIS
PTD. MTL. FASCIA
CEMENTITIOUS SIDING
PLASTER 3
CORTEN PANELS
PLASTER 2
PTD. STEEL
PLASTER 3
PTD. MTL. RAILING
JULIET BALCONY
WD. TRELLIS
COMPOSITE WD. SIDING
PTD. MTL. TRELLIS
TILE CLADDING
PLASTER 3
ENTRY DRIVE
PREFINISHED ALUM.
STOREFRONT
PAINTED METAL CANOPY
WITH SIGNAGE
OVERLOOK PARK
73'-6" TO TOP OF PARAPET
EL. 481.0'
AVG. GRADE ELEVATION
PLASTER 1
PTD. MTL. SUNSHADE
PLASTER 3
PTD. MTL RAILING
PTD. MTL. TRELLIS
STONE CLADDING
ANODIZED
STOREFRONT
GLAZING
PLASTER 3
CEMENTITIOUS PANEL
CORTEN PANEL
COMPOSITE PTD. MTL. SUNSHADE
WD. SIDING
ALUM. PANEL
TILE CLADDING
SERRAMONTE BLVD. NORTH DRIVE
73'-6" TO TOP OF PARAPET
EL. 481.0'
AVG. GRADE ELEVATION
RETAIL SIGNAGE / BANNERS
PAINTED METAL CANOPY WITH SIGNAGE
PREFINISHED ALUM.
STOREFRONT
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A3.1
SOUTH & WEST ELEVATION
4/21/2021
A3.1 1/16" = 1'-0"
1 SOUTH ELEVATION (NORTH DRIVE)
A3.1 1/16" = 1'-0"
2 WEST ELEVATION (ENTRY DRIVE)
ENTRY DRIVE TERRACE
OVERLOOK PARK
RETAIL PARKING
PARKING
RESIDENTIAL
481.0'
(AVG. GRADE ELEVATION)
73'-6" TO TOP OF PARAPET
RESIDENTIAL
COURTYARD
PARKING
PARKING
BIKE PARKING
AMENITY
NORTH DRIVE
73'-6" TO TOP OF PARAPET
481.0' (AVG. GRADE ELEVATION)
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/16" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A4.0
BUILDING SECTIONS
4/21/2021
A4.0 1/16" = 1'-0"
1 EAST - WEST SECTION (FACING NORTH)
A4.0 1/16" = 1'-0"
2 NORTH - SOUTH SECTION (FACING EAST)
A
B
© SEIDEL ARCHITECTS INC, 2021
No Copies, transmissions, reproductions, or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express permission of SEIDEL ARCHITECTS INCORPORATED. All design indicated within these drawings are property of SEIDEL ARCHITECTS INCORPORATED. All copyrights reserved © 2021. 1/8" = 1'-0"
SERRAMONTE DEL REY, PARCEL B
DALY CITY, CA
A5.0
UNIT PLANS
4/21/2021
A5.0 1/8" = 1'-0"
1 UNIT ST/JR-1
A5.0 1/8" = 1'-0"
2 UNIT ST/JR-2
A5.0 1/8" = 1'-0"
3 UNIT 1A
A5.0 1/8" = 1'-0"
4 UNIT 1B
A5.0 1/8" = 1'-0"
5 UNIT 1C
A5.0 1/8" = 1'-0"
6 UNIT 2A-1
A5.0 1/8" = 1'-0"
8 UNIT 2B
A5.0 1/8" = 1'-0"
9 UNIT 2C
A5.0 1/8" = 1'-0"
10 UNIT 2D
A5.0 1/8" = 1'-0"
11 UNIT 2E
A5.0 1/8" = 1'-0"
12 UNIT 3A
A5.0 1/8" = 1'-0"
13 UNIT 3B
A5.0 1/8" = 1'-0"
7 UNIT 2A-2
A5.0 1/8" = 1'-0"
14 UNIT 2F
A5.0 1/8" = 1'-0"
15 UNIT 1D
DALY CITY INTER-OFFICE MEMORANDUM
JUHSD COUNCIL COMMITTEE
DATE: July 6, 2021
TO: JUHSD Council Committee
Juslyn Manalo, Mayor
Glenn Sylvester, Councilmember
FROM: Carmelisa Morales, Associate Planner
SUBJECT: General Plan Amendment GPA-04-21-014998
Planned Development PD-04-21-014997
Design Review DR-04-21-015000
Major Subdivision SUB-04-21-014999
699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment ______________________________________________________________________________
BACKGROUND
The Serramonte Del Rey Precise Plan (PD-31) was approved for the Serramonte Del Rey Campus located at 699 Serramonte Boulevard in Daly City in 1985 and allowed up to 175 residential units and approximately 700,000 square feet (sq. ft.) of office space. An amendment to the Precise Plan (PD-31A) was approved in January 2020 for the northwest section of the site (Parcel A) to allow for the construction of a JUHSD faculty and staff housing project which is currently under construction.
The property currently consists of a main building occupied by JUHSD offices and non-profit organizations, temporary buildings, surface parking, and construction activity for JUHSD faculty and staff housing. There is also a school garden located in the southwest corner of the project site. This garden was started 20 years ago and used by JUHSD for adult education as a demonstration garden. Since the garden is used by JUHSD for educational purposes, members of the public must fill out volunteer and liability forms to use the garden.
PROJECT DESCRIPTION
Staff has received an application from Jefferson Union High School District (JUHSD) that proposes a new Precise Plan for the campus (see Attachment A – Draft Precise Plan). The proposed Precise Plan would allow for the redevelopment of the campus to include up to 1,235 units of affordable and market-rate rental housing, up to 14,000 sq. ft. of neighborhood-serving retail/commercial uses, and 1,400 sq. ft. allocated for a Head Start childcare facility. The existing garden would be removed, but JUHSD intends to install raised planter beds at their new adult education building located at 123 Edgemont Drive. The site would be divided into seven development parcels and additional street parcels with public access easements. Build-out of the site is anticipated to be over a ten-year period.
JUHSD is also seeking design review approval for the proposed development on Parcel B, which would include a six-story, 201-unit mixed-use building with approximately 345 parking spaces and approximately 8,000 sq. ft. of retail space, a park, play structure, and various amenities for residents (see Attachment B – Parcel B Project Plans). The building would have a maximum height of 74 feet to the top of the parapet (85 feet to the top of the elevator shaft).
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 June 6, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 2 The proposed project requires an amendment to the General Plan to change the designation to Commercial – Mixed Use (C-MU), a new Planned Development due to the significant changes proposed for the site, Design Review and a Major Subdivision. Design review approval for proposed Parcels C through F would occur as subsequent applications.
ENVIRONMENTAL REVIEW
An Environmental Impact Report (EIR) is required for this project. David J. Powers & Associates (DJP&A) has been retained to prepare the EIR. The Notice of Preparation which provides interested parties with the opportunity to provide input regarding the scope and content of the environmental information to be addressed in the EIR was filed with the County and distributed to interested parties on May 6, 2021. Staff received several comments during the 30- day comment period which will be used to develop the scope of the EIR. Staff and DJP&A are currently working with JUHSD to prepare the project description of the EIR and obtain the required information and reports to prepare the EIR. Tribal cultural resources consultation has also started pursuant to the requirements of Senate Bill 18 and Assembly Bill 52.
PRELIMINARY PLAN AND PRECISE PLAN REVIEW
The Preliminary Plan for the proposed project will be scheduled for an upcoming Planning Commission meeting and City Council meeting. At this stage, the Planning Commission and City Council will review the proposed land use, circulation, and overall site design of the proposed project. The Planning Commission may recommend approval, conditional approval, or denial of the Preliminary Plan to the City Council. The Planning Commission’s action will be forwarded to the City Council for approval, conditional approval, or denial.
The project will then move forward to the Precise Plan stage where the applicant will finalize their proposal and make any revisions necessary to address comments from the Planning Commission and City Council. The EIR will also be finalized and circulated pursuant to CEQA.
The final steps of this stage will be a Planning Commission meeting and City Council meeting.
The Planning Commission will make a recommendation on the project and the City Council will make the final determination of approval, conditional approval, or denial of the project.
DEVELOPMENT AGREEMENT
JUHSD also submitted proposed terms for a Development Agreement that will need to be further analyzed by staff and presented to the City Council for approval. The current proposal provides considerations for development phasing, parks and open space requirements, fees, off-site improvements, and most notably affordable housing.
STAFF RECOMMENDATION
Staff recommends that the JUHSD City Council Committee review the information and attachments presented and provide any preliminary comments or concerns.
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 June 6, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 3 Respectfully submitted,
Carmelisa Morales
Associate Planner
Attachments
Attachment A – Draft Precise Plan
Attachment B – Parcel B Project Plans
DALY CITY INTER-OFFICE MEMORANDUM
JUHSD COUNCIL COMMITTEE
DATE: October 18, 2021
TO: JUHSD Council Committee
Juslyn Manalo, Mayor
Glenn Sylvester, Councilmember
FROM: Carmelisa Morales, Associate Planner
SUBJECT: General Plan Amendment GPA-04-21-014998
Planned Development PD-04-21-014997
Design Review DR-04-21-015000
Major Subdivision SUB-04-21-014999
699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment ______________________________________________________________________________
BACKGROUND
The Serramonte Del Rey Precise Plan (Planned Development 31 (PD-31)), the zoning for the Serramonte Del Rey campus, was approved in 1985 and allowed up to 175 residential units and approximately 700,000 square feet (sq. ft.) of office space within the campus area. The General Plan land use designation for the campus is Commercial – Office (C-O) which is compatible with the uses permitted in the 1985 Precise Plan. The hillside areas surrounding the campus are designated for Open Space Preservation (OSP) as shown below. The project area is located within the purple dashed box.
In January 2020, the City Council approved an amendment to the Precise Plan (PD-31A) for the northwest section of the Serramonte Del Rey campus to allow for the construction of a 122-unit (110 market rate and 12 affordable apartment units) housing project for Jefferson Union High
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 October 18, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 2 School District (JUHSD) faculty, staff, and their families (Parcel A). The approval also included an amendment to the General Plan to change the land use designation of the site to Residential – High Density (R-HD). This project is currently under construction and is expected to be completed in early 2022.
PROJECT DESCRIPTION
In April 2021, staff received an application from JUHSD that proposes a new Precise Plan for the 22-acre campus (see Attachment A – Draft Precise Plan).
Precise Plan
Figure 2.1 below from the Precise Plan shows the campus at full build-out as proposed. JUHSD anticipates build out to take 10-15 years.
The Precise Plan would allow the campus to be redeveloped to include the following:
• 1,235 units of affordable and market-rate rental housing (inclusive of 122-unit apartment building under construction on Parcel A). Minimum of 10 percent would be affordable housing as required by the City’s Inclusionary Housing Ordinance. • Up to 14,000 square feet (sq. ft.) of neighborhood-serving retail/commercial uses • Building heights ranging from 77 to 150 feet. Some buildings would be required to be stepped back at a maximum of 55 feet.
• New Head Start childcare facility on Parcel C
Parcel A Parcel B
Parcel F
Parcel D
Parcel C
Parcel E
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 October 18, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 3 • Public recreational trails and parks (Central Green and Overlook Park) • Demonstration garden proposed for removal. JUHSD plans to install raised planter beds at their new adult education building located at 123 Edgemont Drive, formerly Westmoor Park. The Office of the State Architect is processing the adult education building project. • Seven development parcels and additional street parcels with public access easements Parcel B Development
JUHSD is also seeking design review approval for the proposed development on Parcel B (see Attachment B – Parcel B Project Plans; Landscape Plan from Attachment B also provided below), which would include:
• Six-story mixed-use building with approximately 201 market rate apartment units, 345 parking spaces, 8,000 sq. ft. of retail space, and various residential amenities • A park that would include a play structure. JUHSD has also informed staff that they plan to add a community garden within the park, but it is not in the current development plans for Parcel B submitted to the City.
REQUIRED ENTITLEMENTS
The proposed project requires the following entitlements:
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 October 18, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 4 • Amendment to General Plan to change the land use designation to Commercial – Mixed Use
• New Planned Development
• Design Review for proposed Parcel B development
• Major Subdivision
• Certification of the Environmental Impact Report
Design review approval for proposed Parcels C through F would occur as subsequent applications.
PHASING PLAN
Figure 7.1 below shows the phasing plan for the development proposed in the Precise Plan. As mentioned in the sections above, the JUHSD faculty and staff housing project (Parcel A) is under construction. The proposed development on Parcel B is the next project slated for construction.
TIMELINE
The following timeline outlines events and activities related to the proposed project:
1985 Original Precise Plan (PD-31) approved by City Council 2001 Garden for JUHSD Adult Education course started (Source: JUHSD); locally known as the Serramonte Therapeutic Day School Garden.
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 October 18, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 5 2019 Garden listed as a “Community Garden” by San Mateo County without the knowledge/permission of JUHSD. Designation was later removed. (Source: JUHSD)
Jan. 2020 PD-31A, General Plan Amendment, and JUHSD Faculty & Housing Project (Parcel A) approved by City Council
July – Oct. 2020 JUHSD submitted Pre-Application for proposed Precise Plan. Staff provided preliminary feedback to JUHSD on proposal.
Oct. – Nov. 2020 JUHSD conducted neighborhood and community outreach for proposed Precise Plan (Source: serramontedelrey.org)
Dec. 2020 JUHSD conducted Community Outreach Meetings for proposed Precise Plan
April 2021 Entitlement Application for proposed Precise Plan and Parcel B development submitted
May – June 2021 Notice of Preparation Comment Period for Environmental Impact Report.
Public Scoping Meeting conducted on May 19, 2021
July 2021 JUHSD City Council Committee Meeting (see Attachment C – July 6, 2021 JUHSD City Council Committee Meeting Staff Report)
Aug. 3, 2021 Planning Commission Review of Preliminary Plan (Recommended Approval)
Sept. 27, 2021 City Council Review of Preliminary Plan (Continued to Date Certain) Oct. 18, 2021 City Council JUHSD & Affordable Housing Committee Meeting Oct. 25, 2021 City Council Review of Preliminary Plan (Scheduled)
ZONING & GENERAL PLAN
As discussed in the previous sections above, JUHSD is proposing to redevelop the campus into a new commercial-mixed use neighborhood. The proposed Precise Plan would create a new Planned Development for the campus.
Regarding the General Plan, the proposed Precise Plan would allow commercial uses on the ground level and residential uses on the upper levels of buildings proposed on each parcel with the exception of the future Head Start facility on Parcel C. JUHSD is therefore requesting to change the land use designation on the entire campus to Commercial – Mixed Use (C-MU).
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 October 18, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 6
ENVIRONMENTAL REVIEW
David J. Powers & Associates (DJP&A) has been retained to prepare the Environmental Impact Report (EIR). The EIR is currently being prepared and must be circulated and finalized prior to Precise Plan review of this project. Tribal cultural resources consultation was also completed pursuant to the requirements of Senate Bill 18 and Assembly Bill 52. Staff did not receive any consultation requests from the list of tribes provided by the Native American Heritage Commission.
PRELIMINARY PLAN & PRECISE PLAN REVIEW
During the Preliminary Plan of the proposed project, the Planning Commission and City Council review the proposed land use, circulation, and overall site design of the proposed project.
If approved by the City Council on October 25, 2021, the project will then move forward to the Precise Plan stage where the applicant will finalize their proposal and make any revisions necessary to address comments from the Planning Commission and City Council. The EIR will also be finalized and circulated pursuant to CEQA.
The final steps of this stage will be a Planning Commission meeting and City Council meeting.
The Planning Commission will make a recommendation on the project and the City Council will make the final determination of approval, conditional approval, or denial of the project.
DEVELOPMENT AGREEMENT
JUHSD also submitted proposed terms for a Development Agreement that will need to be further analyzed by staff and presented to the City Council for approval. The current proposal provides considerations for development phasing, parks and open space requirements, fees, off-site improvements, and most notably affordable housing.
STAFF RECOMMENDATION
Staff recommends that the JUHSD City Council Committee review the information and attachments presented and provide any preliminary comments or concerns.
Respectfully submitted,
Carmelisa Morales
Associate Planner
GPA-04-21-014998, PD-04-21-014997, DR-04-21-015000, SUB-04-21-014999 October 18, 2021 699 Serramonte Boulevard – Serramonte Del Rey Campus Redevelopment Project Page 7 Attachments
Attachment A – Draft Precise Plan
Attachment B – Parcel B Project Plans
Attachment C – July 6, 2021 JUHSD City Council Committee Meeting Staff Report
Serramonte Del Rey Campus
699 Serramonte Blvd, Daly City
Serramonte Del Rey Precise Plan
4-21-2021
Serramonte Del Rey Precise Plan
Serramonte Del Rey Precise Plan Table of Contents
A
1. Introduction1
A. Overview1
B. District Goals
3 C. Physical Setting
4 D. Planning Context
7 2. Vision and Goals 11
A. Vision 11
B. Plan Goals 17
C. Parcelization 20
3. Development Standards and Guidelines 23
A. Plan Area Land Uses 23
B. Plan Area Development Capacity 27
C. Building Height 29
D. Street Frontages 30
E. Building Massing 36
F. Perimeter Setbacks 39
G. Building Design Guidelines 40
H. Access, Parking and Loading Standards 43
I. Private Open Space Standards 47
J. Crime Prevention Through Environmental Design 51
K. Signage 52
L. Lighting 56
M. Definitions 60
Table of Contents
B Table of Contents Serramonte Del Rey Precise Plan
4. Circulation 63
A. City and Regional Connectivity 63
B. Mobility Network 64
C. Street Sections 70
D. Street Landscaping 73
5. Park and Open Space 75
A. Objectives 75
B. A Diverse Urban Landscape 76
C. Neighborhood Parks and Open Spaces 78
D. Landscape Design Standards and Guidelines 83
6. Utilities 91
A. Stormwater 91
B. Sanitary Sewer 93
C. Water Supply 94
D. Dry Utilities 95
7. Implementation 97
A. Phasing 97
B. Conformance Review 99
C. Entitlement Documents 101
D. Process for Amending the Precise Plan 101
E. California Environmental Quality Act 101
Acknowledgements 103
Serramonte Del Rey Precise Plan Table of Contents
C
Figure 1.1 Existing and Updated Plan Area Boundaries3
Figure 1.2 Regional Location (looking north)
5 Figure 1.3 Context Map (looking south)
5 Figure 1.4 Existing Conditions and Topography
6 Figure 2.1 Illustrative Plan 15
Figure 2.2 Plan Area Parcels 21
Figure 3.1 Plan Area Land Uses 24
Figure 3.2 Building Heights 29
Figure 3.3 Ground Floor Use 32
Figure 3.4 Street Frontage 34
Figure 3.5 Facade Modulation 37
Figure 3.6 Podium Level and Skyline Level Massing 37
Figure 3.7 Street Lighting 57
Figure 4.1 Street Hierarchy 65
Figure 4.2 Vehicle Circulation 68
Figure 4.3 Bicycle Circulation 69
Figure 4.4 Entry Drive and Retail Plaza 70
Figure 4.5 Plaza/Park Entry at North Drive 71
Figure 4.6 West Campus Drive 72
Figure 4.7 East Campus Drive 72
Figure 5.1 Urban Forest Concept Plan 77
Central Green Plan 78
List of Figures and Tables
D Table of Contents Serramonte Del Rey Precise Plan
Table 3.1 - Permitted Land Uses 25
Table 3.2 - Development Program 27
Table 3.3 - Development Maximum Per Parcel 28
Table 3.4 - Location of build-to-line for parcels 35
Table 5.1 - Recommended Tree Species for public streets and open spaces within the Precise Plan 86 Overlook Park Plan 79
Overlook Park Rendering 79
Entry Drive Plaza Plan 80
South Entrance Open Space Plan 81
Westside Walking Trail Section 82
Eastside Recreational Trail Section 82
Figure 7.1 Phasing 98
Figure 7.2 Conformance Review and Approval Process 100
Serramonte Del Rey Precise Plan Chapter 1: Introduction 1 A. OVERVIEW
This update to the Serramonte Del Rey Precise Plan
(Precise Plan) will enable the Jefferson Union High School District (JUHSD) to transform their existing outdated high school facilities into a new walkable, bikeable and familyfriendly residential neighborhood with retail, park, Head Start, and surrounding recreational trail improvements.
The Precise Plan envisions development of up to 1,113
units of affordable and market rate rental housing on
leased District lands to be built-out over a ten-year period.
The Serramonte Del Rey neighborhood will be an inviting and family friendly place to walk, shop, connect with
friends, meet for coffee, or stroll through the park and hillside open spaces.
An example of an open space similar to the proposed Central Green in the Serramonte Del Rey neighborhood.
1. Introduction
2 Chapter 1: Introduction Serramonte Del Rey Precise Plan The Precise Plan update focuses on the 22-acre
Phase II area of the 1985 Serramonte Del Rey
Precise Plan (PD 31). The Phase II area is the
location of the existing JUHSD school facilities
currently used for District office space, as well as
122 units of multi-family faculty and staff rental
housing approved as PD 31A to be completed by
2022. Phase 1 of the 1985 Precise Plan is already
built-out with multi-family rental housing, office,
and educational uses. See Figure 1.1.
The Precise Plan identifies the vision, goals,
context, standards, and guidelines for individual
development proposals on a parcel basis, as well
as park, open space, street, and utility infrastructure improvements associated with development by phase. The development of the neighborhood
is guided by an urban design framework, or regulating plan, comprised of streets, blocks, and open spaces that set the walkable scale of the neighborhood. The administration and implementation section provides guidance to developers and
Daly City staff on the Precise Plan project approval
process consistent with the City’s General Plan,
ordinances, and procedures.
The entry to the neighborhood will be a lively and welcoming place.
Serramonte Del Rey Precise Plan Chapter 1: Introduction 3 B. DISTRICT GOALS
The JUHSD School Board seeks to build upon their
past success and advance an innovative plan to stabilize District finances and fund the future of student education. To accomplish this the District plans to
attract investment and leverage the development
of rental housing through long-term ground leases
and/or joint venture agreements on District lands in
the Precise Plan Area. The District’s key goals are to
stabilize education funding and improve the quality
of life for students, neighbors, and the City. Improving the quality of education at District schools will boost neighborhood property values, as will the development of new neighborhood character that will serve retail, community, park, and recreation facilities. New housing will increase City tax revenues.
Figure 1.1 Existing and Updated Plan Area Boundaries
280
Callan Blvd.
Campus
Dr.
Hickey Blvd.
Highgate Dr.
Gellert Blvd.
Callan Blvd.
Serramonte Blvd.
South Gate Ave.
Serramonte Blvd. Serramonte Blvd.
St. Francis Blvd. St. Francis Blvd.
0 400’ 800’
NORTH
4 Chapter 1: Introduction Serramonte Del Rey Precise Plan View of Faculty and Staff Housing from Serramaonte Boulevard.
The Faculty and Staff Housing project along Serramonte
Boulevard, planned for completion in 2022, is the first step to build-out the Serramonte Del Rey neighborhood. This
project will provide affordable housing for teachers and staff members, which will help attract and retain highly qualified teachers and staff, as well as build collaborative relationships among teachers, students, and the broader community they serve.
C. PHYSICAL SETTING
The Serramonte Del Rey site (referred to as the Plan Area in this document) is owned by the Jefferson Union High
School District (JUHSD). The 22-acre Plan Area is in the southern portion of Daly City with significant frontage along Serramonte Boulevard and Callan Boulevard with an important access point at Highway 1 along the northern
edge of the site. The project entry point interfaces with the freeway on and off ramp. This unique location allows the project to act as an attractive gateway into Daly City.
Figure 1.2 shows the regional location and Figure 1.3
shows the surrounding context of the Plan Area.
Adjacent Land Uses
A variety of residential and retail uses are located within a quarter mile (five-minute walking distance) from the Plan Area. Direct access to Serramonte Boulevard and Hickey
Boulevard connects the community to many existing
community destinations that surround the project site.
Destinations include the Serramonte Shopping Center,
Serramonte Plaza, Gellert Park, and Serramonte Library, as well as adjacent neighborhoods and schools. The existing site is surrounded by high density rental apartments on the north and south sides, low density residential on the west side, and open spaces including the Chinese CemPage 525 of 783 Serramonte Del Rey Precise Plan Chapter 1: Introduction 5 Figure 1.2 Regional Location (looking north)
Figure 1.3 Context Map (looking south)
etery and Gellert Park on the east side. The project site is centrally located within the Jefferson Union High School District with JUHSD schools located north and south of
the site.
Site Access
As seen in Figure 1.3, the Plan Area is extremely well connected to major arterials, including Highway 1, Interstate 280, and State Route 35 (Skyline Boulevard). The site is also accessible by public transit: the Colma and South
San Francisco BART stations are both approximately two
miles away from the project site, and there is an existing SamTrans bus stop serving Route 120 and Route 24 right
outside of the project entry along Serramonte Boulevard.
In addition, many surrounding streets have bicycle
facilities, including Class II bicycle lanes on Serramonte Boulevard and Callan Boulevard as well as Class III bicycle facilities on Hickey Boulevard.
Plan Area Character
The existing Plan Area site sits on a level plateau on an east-facing slope. It is at a higher elevation than the land to the east of Callan Boulevard, and at a lower elevation than the residential neighborhood to the west along St.
Francis Boulevard. Because of the site’s orientation and situation at a higher elevation, there are expansive views of the San Bruno Mountains and city skyline to the east
6 Chapter 1: Introduction Serramonte Del Rey Precise Plan Figure 1.4 Existing Conditions and Topography Parcel Boundary Line Parcel Boun
da
ry Line
St. Francis Blvd.
Callan B
lvd.
Serramonte Blvd.
Campus Dr.
Campus Dr.
Jefferson Union High
School District
Parcel A
(65 M 68-69)
APN 091-211-230
Acreage: 22.3 acres
Serramonte Ridge
Apartment Homes
Summit Shasta
Charter High School
JUHSD Faculty &
Staff Housing
SamTrans Bus Stop (Typ.)
Bus Line
Bus Line
Bus Line
Bus Line
120 24
121
121
120 24
Serramonte Del Rey Precise Plan Chapter 1: Introduction 7 and north. Farther to the west is a ridge separating the Plan Area from the Pacific Ocean, providing a temperate marine climate to the Plan Area and surroundings. The
site is framed on its eastern and western sides by sloping hillsides with dense evergreen trees. These forested areas, along with the change in grade, create a buffer from
developed areas on either side of the site.
The Plan Area is occupied by a decommissioned high
school building, now partially used as administrative
offices. The facility is a low-slung single-story building that presents mostly blank walls to its surroundings. It needs significant seismic upgrades to the structure. The site itself is clean, flat and of a sufficient size to accommodate a new neighborhood.
D. PLANNING CONTEXT
Daly City General Plan 2030
The Precise Plan update is consistent with the goals and policies of the 2030 Daly City General Plan as amended
with the 2015 Housing Element.
Inclusionary Housing Ordinance
One of the City’s housing goals is to encourage the
development of housing that is affordable to both renters and owners, and for households of all income levels. The Inclusionary Housing Ordinance identifies requirements
for the provision of affordable housing as part of new
housing development in the City. The residential development within the Plan Area will provide affordable housing as required by ordinance and per the Serramonte Del Rey Precise Plan Development Agreement and Affordable
Housing Plan.
Municipal Ordinance
The Daly City Municipal Code designates the Plan Area
as a “Planned Development District (PD31)”. A Planned
Development district allows various types of development such as neighborhood shopping centers, professional and administrative areas, commercial service centers, industrial parks, single-family, multi-family residential, or a combination of any of the above-mentioned uses.
8 Chapter 1: Introduction Serramonte Del Rey Precise Plan Uses in a planned development district shall be permitted based on the general category of uses identified in the Precise Plan. Any uses not identified in the Precise plan may be permitted within the planned development upon
securing a use permit. General provisions for a planned development that are applicable to the Precise Plan are established in Section 17.28.020 of the Municipal Code. 1985 Precise Plan (PD31)
The 1985 Precise Plan extends from Hickey Boulevard at
the south to Serramonte Boulevard at the north. The 1985 Precise Plan envisioned two phases of development with
the closure of the Jefferson Union High School. The first phase of housing, office and Summit Shasta Charter High School is developed south of the existing high school.
The Faculty and Staff housing now under construction
was entitled under the PD31 Precise Plan. The rest of the 22-acre second phase has not been realized and is the
subject of this Precise Plan Update. Provisions for Phase I 1985 Precise Plan are as follows:
Land Use
● Open Space (10.2 acres)
● Residential (1.2 acres)
● Office (1.6 acres)
● Streets, Parking Structure, and General Parking (9.3
acres)
Land Density and Intensity
● Residential: 23.6 DU/AC; up to 175 Apartments
● Commercial: .77 FAR (Floor Area Ratio)
● Office space: Up to 700,000 sq. ft. office
Height limits
● Apartment buildings are limited to 3 stories over a
partially depressed garage.
● Office buildings are limited to 6 stories along Callan Boulevard, increasing to a maximum of 12 stories at the center of the project.
● Office buildings are to be built along the eastern edge of the site to take advantage of the views and to be
visible from the I-280 and Highway 1 freeways. Apartments to be tucked back against the western slope bank.
Serramonte Del Rey Precise Plan Chapter 1: Introduction 9 ● Text concerning Visual Quality/Community Character
states: “Buildings over six stories will be placed on an east/west axis to minimize impacts on the St. Francis
views.”
● Structured Parking: Residential: 175 spaces; Office:
1,252 spaces.
● Surface Parking: Residential: 125 spaces; Office: 498 spaces.
● Residential parcels will conform with Daly City parking standards. For multiple-family residential, this amounts to 1 space per studio, 1.5 spaces per one bedroom, and
2 spaces per two-bedroom unit or larger.
These provisions continue to govern the southern part
of the PD31 Precise Plan. For the northern part (the Plan Area) they are included for reference only; upon adoption of the Serramonte Precise Plan Update, they will be fully replaced by the provisions included in the following
pages.
10 Chapter 1: Introduction Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 11 A. VISION
Experience
The Serramonte Del Rey Precise Plan enables the transformation of a former high school with outdated facilities and surface parking over 22-acres to become the home of future residents who will experience:
● A new walkable, bikeable and family-friendly residential neighborhood with tree-lined streets; ● The convenience and activity of local retail stores,
cafes and restaurants;
● A collection of open spaces, parks, and recreational
trails suitable for use by a variety of ages and household types; Walkable tree-lined streets will enhance the neighborhood.
2. Vision and Goals
12 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan ● Architecture for modern living, with amenities and
contemporary, sustainable design;
● A diverse residential neighborhood that includes units affordable to a variety of income levels;
● Access “a moment away” to Daly City’s coastal bluffs
overlooking the Pacific Ocean from Highway 1 and
Skyline Boulevard;
● Scenic views to San Bruno Mountain and the San
Francisco Bay from the site’s hillside setting;
● A highly accessible location with direct transportation and transit access to major job centers in San Francisco and along the San Mateo Peninsula within
walking distance to regional shopping and Gellert
Park;
● One of the world’s best climates, with the beautiful, diverse ecology of a coastal zone, Mediterranean
climate with mild, wet, frostless winters and cool
summers.
Illustrative Plan
Figure 2.1 is an illustrative plan of the build-out of the plan area, featuring neighborhood-serving retail, public gathering spaces and residential development linked together by a network of pedestrian-scale tree-lined streets. Main features of the plan are:
Aerial view of the Plan Area showing proximity to Pacific Ocean.
Open space and recreation areas will serve all age groups.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 13 Mixed-Use Main Street. Entry Drive is the plan area’s
Main Street and entrance to the neighborhood, extending from the intersection of Serramonte Boulevard and Highway 1 ramps to the Central Green on North Drive.
On the east side of the street is a mixed-use commercial and residential development with ground floor retail uses extending the entire city block from Serramonte Boulevard and wrapping around the corner along North Drive.
This lively area features uses such as a café and retail shops opening onto tree-lined gathering spaces with outdoor
seating at both intersections. The activity generated during the days and evenings will provide an attractive and welcoming environment for residents, visitors, and surrounding neighbors, visible along Serramonte Boulevard and from travelers entering and exiting from Highway 1.
Housing Shapes Public Spaces. Plan area streets are
lined with residential buildings organized to shape an
urban park and create a sense of place at the center of the neighborhood. Buildings vary from four to seven stories around the Central Green. Up to two 14-story towers
are permitted south of the Central Green. The buildings are to be of high architectural quality, with attention to the pedestrian-experience at the ground level and the
massing of podium and skyline levels of buildings. Ground floor uses are located to create a gradient of activity from quiet residential areas to active shopping. Buildings are designed as courtyard housing, each with an internal
landscaped courtyard at grade or above a parking podium. Where a building is adjacent to public Hillside Area open space, the courtyard space opens to connect to the surrounding open space visually and physically.
Pedestrian-Scale Neighborhood. The Plan Area is
organized into walkable, pedestrian-scale streets and
city blocks, each with a different character. Entry Drive provides a transition from the higher vehicle volumes on Serramonte Boulevard to quieter neighborhood streets.
North Drive extends east and west along the Central
Green with East Drive and West Drive wrapping around
the Central Green so every street in the plan is accessible to this neighborhood park. North Drive and East Drive
are local connector streets that prioritize pedestrians Entry Drive will provide a landscaped entry into the neighborhood.
14 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan and cyclists with buffered bike lanes and large street
trees. West Drive is a narrower neighborhood street with individual ground floor unit entries or residential stoops.
Three access ways provide access to residential parking, Overlook Park, wooded hillside areas, the eastside recreational pedestrian/bike trail and westside walking path.
At the south entrance to the Plan Area is a landscaped
roundabout providing a traffic-calmed entrance to the
neighborhood.
Bike and Transit Access. The neighborhood is safe and
convenient for bicycling with connections to existing
and planned Daly City bicycle routes to local destinations such as Serramonte Main Branch library, Gellert Park and Serramonte Shopping Center. Transit users have direct
access to frequent SamTrans bus service to BART, Skyline College and other city and regional destinations with
SamTrans bus stops at the intersection of Serramonte
Boulevard and Entry Drive. The eastbound SamTrans bus
stop is improved with a new shelter and seating.
Diversity of Housing. Affordable and market rate rental housing is mixed-throughout the site. 122 units of affordable housing for JUHSD Faculty and Staff, which includes very-low, low, and moderate-income rental dwelling units, are at the corner of Serramonte Boulevard and Entry Drive.
A second affordable housing development is planned
along East Drive, at the southeast corner of the Plan Area.
The balance of affordable housing is spread throughout
the three other residential development sites. A landscaped roundabout at the south entry will provide a gateway to the neighborhood.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 15 Figure 2.1 Illustrative Plan
Illustrative Vision
Figure 2.1
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
16 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan Urban Parking. Parking for residential and retail uses is “right-sized” based on actual demand and is provided in secure garages and screened from view from neighborhood streets by building frontages or landscape. Parking serving neighborhood public spaces, overflow parking
and Head Start is located on-street.
Together, these features shape a walkable, bikeable, safe, family-friendly neighborhood with a shopping street,
parks, and nature trails, with several venues for outdoor gatherings and recreational activities. Development will be built out over time and may not match the illustrative plan precisely.
The Central Green will have a variety of spaces from active to contemplative.
Neighborhood Parks, Trails and Open Space. The plan
features two publicly accessible parks and a loop trail, with walking and biking along the east downslope hillside and walking along the west upslope hillside. The Central Green is the heart of the neighborhood with a tree-shaded plaza at Entry Drive and crescent shaped meadow enclosed
with oak and evergreen trees. The park is visible and
accessible to residents and visitors, with active and contemplative spaces. Overlook Park, in the northeast corner of the Plan Area, is a children-friendly park with terraced seating, play, and turf areas for family use. Overlook park will have filtered views through hillside trees of Daly City, San Bruno Mountain, and the San Francisco Bay.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 17 B. PLAN GOALS
The following goals shaped the master plan and are to
guide development in the Plan Area:
2.B.1 Create an Active Neighborhood
Redevelop the existing underutilized site into a familyfriendly, cohesive neighborhood with activities that all ages can enjoy, from cafes and restaurants to recreational trails and parks that can accommodate a range of play
and other activities.
2.B.2 Promote Housing Equity
Address the housing shortage in Daly City through the
percentage of affordable housing provided. Meet and
exceed the City’s 10% below market rate (BMR) rental
housing requirement. Combined with the Faculty and
Staff Housing under construction, plan for 20% of housing to be low and moderate-income rental housing for an
anticipated total of approximately 245 units. The balance of up to 990 units will be market rate rental housing.
2.B.3 Preserve Head Start
Provide a place to relocate the existing Head Start facility currently on the site, to ensure a long-term home on-site for the preschool. Accommodate Head Start’s program
needs for a facility with two classrooms, outdoor play
areas, and parking. The District is committed to supportResidential buildings with nearby parks create a family-friendly neighborhood.
Walkable tree-lined streets will enhance the neighborhood.
18 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan The Head Start facility will provide dedicated outdoor activity space. ing Head Start’s effort to fundraise for the buildout of their new facilities.
2.B.4 Provide Innovative Housing Design
Drawing upon successful projects elsewhere in San Mateo County, accommodate different “types” of buildings,
varying in efficiency, parking configuration, ground floor activity and construction technology. Wrap housing
around courtyards for efficiency and livability to create attractive urban living. From lowest to highest density, building types for the housing may include:
● Four stories of light gauge metal frame with surface
parking
● Four stories of wood or light gauge metal frame over a concrete “podium” of structured parking
● Up to seven stories comprised of 5 stories (plus mezzanine) of wood or light gauge metal frame and two to three stories of concrete podium
● Up to 14 stories comprised of 10 stories of metal frame or steel and concrete construction and three to four
stories of concrete parking podium
2.B.5 Promote Sustainability
Ensure a green and healthy environment for families and our community by planning for green buildings with
sustainable, energy efficient and resource conserving
operations and performance. Design and construct buildings to reduce our carbon footprint and ensure healthy indoor air quality. Buildings can have roof top solar panels, electric vehicle charging stations, water conservation, waste management, alternative transportation options
and green materials. Landscapes will feature storm
water treatment gardens, drought tolerant landscapes,
street trees to reduce heat island effects, and pedestrianoriented design.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 19
2.B.6 Fit Hillside Context
Set buildings into the hillside to obscure them
from view. Utilize the topography of the site as a
hillside setting that is screened by existing mature
trees and supplemental trees to the west, east and
north to limit views from Serramonte Boulevard
and south from Campus Drive. Limit the location
of towers to sites set back from Serramonte Boulevard and orient towers in an east-west direction to minimize obstructions of views from uphill
neighbors.
2.B.7 Provide Active Transportation
Design for active transportation and healthy living.
The Precise Plan’s streets can be designed for daily
exercise as walkable and bikeable streets. These
“complete streets” advance Daly City’s Vision Zero
program to reduce pedestrian traffic fatalities
to zero. Additionally, alternative transportation
options are supported such as ride hailing services,
electric vehicles, shuttles, and frequent bus service
to BART at Serramonte Boulevard.
2.B.8 Right-size Parking
“Right-size” the supply of parking in relation to
parking demand, based on best engineering
practices used in places similar to Daly City. Parking
Before view from intersection of Callan Boulevard and Serramonte Boulevard.
After view with trees shown transparent to show new development.
20 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan Protected bike lanes.
The open space network will include a recreational trail. can be provided on-site for residents, guests, and retail customers to avoid “overflow” parking in nearby neighborhoods.
Use Transportation Demand Management (TDM) strategies to ensure adequate parking for all users.
2.B.9 Connect to Nature
Provide diverse neighborhood park spaces for resident and visitor enjoyment that support the ecology of the hillside setting with mature trees. Create recreational trails open to the public, as well as a series of private and common open spaces available to residents.
2.B.10 Ensure Long-term Financial Stability for
the School District
Plan, design, construct and maintain residential development, park spaces and infrastructure to ensure the long-term financial stability of the District.
C. PARCELIZATION
To achieve the vision, the Plan Area has been subdivided into seven distinct development parcels and a series of additional parcels containing streets. See Figure 2.2. The street parcels have public access easements that require the streets to be publicly accessible. There are also easements between Parcels A and F, Parcels B and D, and Parcels D and C which will allow shared access for pedestrian and vehicle access.
Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 21 Figure 2.2 Plan Area Parcels
Plan Area Parcels
Figure 2.2
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Easement
Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Parcel lines
(C1 and C2)
Note: Parcel C will be subdivided into two separate parcels, C1 and C2. This division will be recorded in the Tentative Map application.
22 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan This page intentionally left blank.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 23 This chapter establishes development standards and
design guidelines for the Plan Area. All development
planned within the Plan Area will be required to adhere to standards contained in this chapter. Guidelines will serve as recommended actions, offering more flexibility in implementation. Definitions of terms are located at the end of this chapter.
A. PLAN AREA LAND USES
The Plan Area is organized into two land uses: The Mixed Use and the Residential. See Figure 3.1. The Mixed Use
District applies to Parcel B and supports mixed-use
residential development, such as commercial uses on the ground floor with residential uses on upper floors. The Residential District applies to remaining Plan Area Parcels A, C, D, E, and F. The Residential District is intended for primarily residential uses but does allow certain other uses. Permitted land uses within each of these Districts are stated in the Permitted Uses Table (Table 3.1). Other design and development standards are established in
Chapter 3 of this document.
3. Development Standards and Guidelines
24 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Figure 3.1 Plan Area Land Uses
Plan Area Districts
Figure 3.1
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F PARCEL E
Parcel lines Commercial Mixed Use District (C-MU) Residential Very High Density (R-VHD) District Campus Drive
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 25 The following land uses table states the different types of residential, commercial, community services, and public uses that are permitted within the Plan Area Districts.
Table 3.1 - Permitted Land Uses
Table Of Land Uses Mixed Use
District
Residential
District
Residential Uses
Single-family dwellings, 12 DU/Acre minimum P P
Two-unit structures (duplexes); Townhouses P P
Multiple-family dwellings P P
Live-work within dwelling units P P
Day care center in accordance with the regulations specified in Chapter 17.49 of the Municipal Code P P Commercial Uses
Medical services (as part of a mixed-use building): Medical-Dental Clinic; Prescription Pharmacies; Veterinary Clinic P UP Commercial Services (on ground floor of a mixed-use building only): Bakery; Bank or financial institution; Barber or beauty shop; Book store; Camera store; Clothing store; Coffee store; Delicatessen; Dry cleaner; Florist; Food store; Gift store; Hardware store; Health club, gym; Home furnishings; Instruction studio (dance, exercise, music, and so on); Laundromat; Office supplies/copy shop; Pet store; Restaurant, but not a drive-thru restaurant; Shoe sales and repair; Small appliance sales and service (only in conjunction with sales); Sporting goods; Stationary store; Tailor; Toy store; Travel agent; Variety store P UP
Permitted uses are marked with a P; uses requiring a Use Permit are marked with a UP, blanks indicate uses not
permitted in that district.
26 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Table 3.1 - Permitted Land Uses
Table Of Land Uses Mixed Use
District
Residential
District
Bar and Cocktail lounge; Small theater; Hotel; Cannabis sales UP - Professional offices (as part of a mixed-use building) P UP Medical-Dental Clinic (as part of a mixed-use building) P UP Community Service Uses
Community center, library (as part of a mixed-use building) P UP Public Utility and Public Service Uses
Pumping stations, public utility buildings and uses P P Wireless communications facilities in accordance with the regulations specified in Chapter 17.39 of the Municipal Ordinance P P (Table Continued)
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 27 B. PLAN AREA DEVELOPMENT CAPACITY
Development Program
The following table summarizes the anticipated development program at build-out for parcels within the Plan Area. These numbers may be less than the total capacity of each site. These numbers will be used in the project description for environmental review of the Precise Plan.
Table 3.2 - Development Program
Parcels Area (Acres) Housing
Units Density Retail / Commercial Other
Parcel B 4.3 201 49 DU/Acre 8,000 sq.ft.
Parcel C 1.94 100 63 DU/Acre ** 1,400 sq.ft. (relocated Head Start facility) Parcel D 2.84 240* 85 DU/Acre **
Parcel E 3.02 290* 96 DU/Acre **
Parcel F 3.77 282* 66 DU/Acre **
Total New Development 15.87 1,113 70 DU/Acre 14,000 sq. ft.
Parcel A (existing, not counted as new development) 3.6 122 34 DU/Acre 1000 sq.ft. (existing Comcast facility) Street Parcels within Plan Area 2.9
Total Development 22.38 1,235 14,000 sq.ft. 2,400 sq.ft. (*) Denotes parcels with high-rise building potential (up to 14 stories). Only two of these three parcels may be developed with high-rise buildings. This table includes an assumption that Parcel D and Parcel F will be developed with high-rise residential buildings, but during implementation the high-rise location may be transferred to Parcel E from either Parcel D or F. In any case the overall buildout of the Plan Area is limited to 1,235 residential units. (**) Denotes parcels that may provide retail/commercial square footage on the ground floor in addition to 8,000 sq.ft. assumed for Parcel B. Each of these parcels may or may not build commercial square footage on the ground floor; in any case the total retail/commercial square footage for the overall buildout of the Plan Area is limited to 14,000 sq.ft.
28 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Development Maximum Per Parcel
The following table presents the maximum allowed density per parcel.
Note these are maximums, and the buildout is likely to be less than the maximum on some parcels. This table is intended to provide guidance to developers of individual parcels within the Plan Area.
Table 3.3 - Development Maximum Per Parcel
Parcel Number Maximum Residential Units Allowed Per Parcel* Maximum Retail/ Commercial Square Footage Per Parcel**
Parcel A 122 0
Parcel B 210 8,000 sq.ft.
Parcel C 125 6,000 sq.ft.***
Parcel D 270 6,000 sq.ft.
Parcel E 330 6,000 sq.ft.
Parcel F 400 6,000 sq.ft.
*The total number of units may not be realized on every parcel. As noted in Chapter Two, Urban Design Framework, the total buildout of the Plan Area is limited to 1,235 residential units.
** The total square footage of retail/commercial may not be realized on every parcel. As noted in Chapter Two, Urban Design Framework, the total buildout of the Plan Area is limited to 14,000 sq.ft. of retail/commercial space. There is no restriction on the amount of Amenity Space (to be used primarily by residents) per parcel. ***Parcel C is permitted to build up to 2,000 sq. ft of daycare center facilities within its allotment of retail/commercial square footage.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 29 C. BUILDING HEIGHT
Permitted building height for the Plan Area is shown in Figure 3.2.
Figure 3.2 Building Heights
PARCEL A
77’
PARCEL D
87’/150’
PARCEL C
77’
PARCEL B
77’
PARCEL F
87’/150’
PARCEL E
87’/150’
Parcel lines
Entry Drive
West Drive
East Drive
North Drive
St. Francis Blvd.
Callan Blvd.
Serramonte Blvd.
Allowable Height Access Stepback at 55’
30 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Height Exceptions
The following exceptions to the height limit are allowed:
C.1.1 Ornamental architectural features, such as turrets, parapets, corner towers, or other accentuating features.
C.1.2 Mechanical and roof-mounted elevator core
equipment up to a maximum of 18 feet above maximum
height, provided their combined coverage does not
exceed 30% of building roof area. Equipment less than 4 feet above maximum height is exempt from the coverage
calculation.
C.1.3 Architectural and landscape screening designed to conceal mechanical and roof mounted equipment.
C.1.4 Sustainability elements, such as photovoltaic cells, small-scale wind turbines suitable for residential development, storm water catchment / treatment equipment, solar water heating equipment.
C.1.5 Enclosed amenity spaces to a height of 12 ft where roof is designed as an accessible outdoor common area if coverage of enclosed amenity space is no more than 20%
of building roof area.
D. STREET FRONTAGES
The streetscape character of the Plan Area is defined by ground floor uses, street type, and the configuration of the streetwall along streets and open spaces. The following Precise Plan standards ensure the unique character of each of the streets and open spaces in the Plan Area contribute to the overall quality of the neighborhood.
Ground Floor Uses
The distribution of ground floor uses is essential to creating an active pedestrian environment. Figure 3.3 Ground Floor Use identifies the location, type and orientation of ground floor uses by parcel for the Plan Area. Six types of ground floor uses are specified:
1. Active Use. This use requires retail, café, and restaurant uses with outdoor dining, or may also include building entries and residential lobbies.
2. Residential Active Use. For this frontage, ground
floors shall have one or more of the following: Active
Use; Building Entry, Residential Lobby, Amenity Space;
Entries to Ground Floor Residential Units.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 31
3. Residential Unit Entries. This frontage type requires accessible units at grade, or elevated ground floor
units with transitional space such as a stoop or porch
not greater than five feet in height above grade.
4. Residential Use. This includes ground floor units
without individual unit entries accessible from the
street, which can have a back porch, garden, or patio.
5. Parking and Service. These areas may be used for
parking and other service uses, which are not permitted elsewhere.
Standards for Ground Floor Uses
D.1.1 Active Uses shall have physical and visual access from the adjacent sidewalk or open space.
D.1.2 Where Active Use is required, building frontage at the ground floor shall include building entries, retail space and/or garage entries.
D.1.3 Where Residential Active Use is required, building frontage at the ground floor shall include building entry lobbies, residential amenity space and/or garage entries.
D.1.4 Where Residential Unit Entries at Ground Floor
are required, building frontage at the ground floor shall include accessible units at grade, elevated ground floor units with transitional space such as a stoop or porch
not greater than five feet in height above grade, and/or garage entries.
D.1.5 Where any of the use frontages listed above are
required, no more than one 24’ wide vehicle access
driveway or two 12’ wide vehicle access driveways are
permitted. Loading docks are not permitted on active
ground floor use frontages.
D.1.6 Where any of the use frontages listed above are
required, blank walls or walls opening to structured parking areas at the ground floor are limited to 30’ maximum.
D.1.7 Where Active Uses or Required Building Entry,
Lobby or Residential Amenity Space uses are required, the minimum floor-to-floor height for the ground floor is 16’.
Building Frontages
A build-to line is a setback line that sets the location of the main part of the building wall. Table 3.4 shows
the location of build-to lines for each parcel. Figure 3.4 Street Frontages shows the percentage of building walls required to be at the build-to line. Taken together, these standards set the location and streetwall for buildings throughout the neighborhood.
32 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Figure 3.3 Ground Floor Use
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Easement Residential Active Use (including building
entry lobbies and residential amenity space)
Frontage to include one or more of Active
Use, Residential Active Use or Residential
Unit Entries at Ground Floor
Residential Use
Residential Unit Entries
at Ground Floor Allow Parking and Service
Active Use (including building entries,
retail space, and garage entries)
St. Francis Blvd.
Callan Blvd.
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
Notes:
1. All buildings on Parcels B, C, D, and F are required to provide direct access to adjacent hillside open space from ground oor level and/or podium level.
2. One parking structure is permitted on Parcel F. If a parking structure is provided, the ground oor uses on West Drive shown in this diagram are not required if the parking structure frontage provides ground oor uses including as bicycle parking, bike share stations, information kiosks for transportation options or other active uses.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 33 Example of Residential Unit Entries at Ground Floor.
Example of Active Use.
Example of Residential Active Use.
Building Frontage Standards
D.3.1 The perceived primary wall of a building should align with the build-to line. Buildings can be located up to 6 feet from a build-to-line.
Ground floor frontages may be recessed from the build-to line.
D.3.2 Balconies and other projections above 16’ from ground level may encroach over the build-to line up to 6 feet.
D.3.3 Building entry canopies, arcades and galleries with a height no greater than 16 feet may encroach into the right-of-way up to 15 feet from the build-to-line.
D.3.4 Stairs to podium level courtyards overlooking parks, stoops, and appropriate fencing may encroach up to 10’ on the park side of the build-to line.
34 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Figure 3.4 Street Frontage
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Easement
60% of building is required to be build-to-line
40% of building is required to be build-to-line
Street Frontage (Podium Level)
Figure 3.4
St. Francis Blvd.
Callan Blvd.
Access Drive West Access Drive North
Access Drive South
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Easement
60% of building is required to be build-to-line
40% of building is required to be build-to-line
Street Frontage (Podium Level)
Figure 3.4
St. Francis Blvd.
Callan Blvd.
Access Drive West Access Drive North
Access Drive South
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 35 Table 3.4 - Location of build-to-line for parcels
Parcel Frontage Build-To Line Or Setback Requirements
Parcel A
Serramonte Boulevard N/A
Entry Drive N/A
Access Drive West N/A
Parcel B
Serramonte Boulevard N/A
Entry Drive N/A
North Drive/Access Drive North N/A
Parcel C
East Drive 14 feet
Access Drive South 43 feet
South Parcel Line 10 feet
Parcel D
East Drive 14 feet
Access Drive North 40 feet
Access Drive South 32 feet
Parcel E
East Drive 14 feet
West Drive 10 feet
West Drive Extension 15 feet (setback measured from Public Access Easement) Central Green 10 feet (setback measured from Public Access Easement) Parcel F
West Drive 10 feet
Access Drive West 40 feet
South Parcel Line 30 feet
36 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan E. BUILDING MASSING
Building massing is the three-dimensional bulk of a building in terms of general shape, form, height, width, and depth. Massing requirements for buildings are organized vertically for pedestrian, podium and skyline levels area as follows:
Pedestrian Level
E.1.1 To create a pedestrian level setback with occupied floor above, pedestrian level façade setbacks from the
streetwall shall not exceed one third of the setback height.
Podium Level
Podium level building massing shapes the spatial definition of the public realm. Podium level building massing requires articulation to shape a human-scale environment.
Building streetwalls up to 87 feet are considered the
podium level.
E.2.1 Ground Floor Emphasis. The first two levels of all buildings require particular care in design and execution.
From a building massing perspective, they should be
differentiated from the upper floor to provide a visual support for the floors above. In addition, they should
have high quality materials appropriate for a pedestrian environment.
E.2.2 Façade Modulation. Long continuous facades
that extend the length of a parcel or city block are to be avoided. Buildings over 100 feet in width require vertical breaks in building massing in the form of projections and recesses to reduce the overall scale of the building. Occupiable projections, such as balconies or bay windows, are permitted to project up to six feet from building face above streets and open spaces above the pedestrian level.
The recess or projection shall be a minimum of 3 feet in depth. The façade shall be divided into segments of 30
to 50 feet in width using one of the design approaches
below:
● Vertical shifts
● Balconies or bay windows
● Corner expression
● Volumetric notches (including balconies)
● Volumetric projections
● Change of Material:
» To achieve modulation by a change of material, the
material change must occur for a least 20% of the
façade and must change in plane at least 18 inches
in depth from the facade.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 37 Figure 3.5 Facade Modulation
Horizontal Modulation
30’
50’
16’
Base
Middle
Top Projection
Recess
Figure 3.6 Podium Level and Skyline Level Massing
Figure 3.X: Podium Level and Tall Building Massing
Encroachments
X’ X’ X’
Figure 3.X: Encroachments
Podium
Courtyard
63’
70’
120’ 240’
Allowable Tower Envelope
Example of Building Mass
within Envelope
70’
Tall ground floor level provides differentiation from floors above.
Façade modulation provided by vertical shifts and balconies.
38 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan E.3.5 A minimum separation of 60 feet is required between any two towers or portions of skyline level building massing.
E.3.6 Towers are not permitted adjacent to the central
open space.
Special Conditions
Buildings in the following locations should be designed to acknowledge and celebrate the special condition.
E.4.1 Corner Sites. Buildings located at the intersection of two streets shall have a special architectural treatment at the corner. This may include tower elements, continuous vertical elements, or recesses.
E.4.2 Gateways. Buildings located at the corner of Serramonte and Entry Drive on Parcel B, and South Campus Drive and West Drive on Parcel E, shall have special
architectural treatment acknowledging the importance of the entry to the neighborhood.
E.2.3 Building Stepbacks. Stepbacks are required as
shown on Figure 3.2 Building Heights. Where required,
stepbacks shall be no higher than 55 feet above grade
with the building set back no less than six feet from the streetwall.
Skyline Level Tower Massing
The skyline level consists of all building levels above 87 feet from grade which are considered towers. The skyline level helps to set the visual identity of the Plan Area. The location, height and massing of the towers will shape the skyline views from Saint Francis Boulevard. Tower massing shall adhere to the following standards.
E.3.1 Tower massing may extend to ground level to
visually anchor the tower to the ground.
E.3.2 Towers extending to ground shall be set back 10
feet minimum from the build-to line.
E.3.3 Towers shall be oriented in an east-west direction to minimize impacts to views from residences along Sant Francis Boulevard.
E.3.4 Each tower shall not exceed a massing envelope of 240 feet long by 120 feet wide.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 39 Design of corner element provides architectural emphasis at the street intersection.
F. PERIMETER SETBACKS
The perimeter of the Plan Area should have the following setbacks from neighboring properties or street rights-ofway. ● North Perimeter Property Line: Outside of areas with
defined street frontage and ground floor use requirements, buildings shall be set back a minimum of 30’. ● East Perimeter Property Line: Buildings shall be set back a minimum of 75’.
● South Perimeter Property Line: Buildings shall be set back a minimum of 10’.
● West Perimeter Property Line: Buildings shall be set
back a minimum of 30’.
● Within a parcel, no setback is required for individual buildings to be set back from each other.
These are minimum dimensions; if greater setbacks are
outlined in Table 3.4, those will apply.
40 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan G. BUILDING DESIGN GUIDELINES
Building Articulation and Massing
Large buildings shall be broken up by modulating building exteriors. To establish a human scale along project frontages, building façades shall provide features that break the apparent size of buildings into smaller components by doing the following in addition to the Building Massing Standards above.
G.1.1 In residential buildings, changes in massing and
architectural details should be used to differentiate individual units, including window bays, balconies, porches, and recessed features.
G.1.2 Upper levels should be shaped to increase solar
access, light, and air to adjacent lower structures, on- and off-site open spaces, and adjoining land uses.
G.1.3 Buildings should be designed so that all entries are easy to find and are visible from public rights-of-way.
G.1.4 In mixed-use buildings, residential entries should be differentiated from commercial entries using different scales and architectural design.
G.1.5 Primary building entrances should include
architectural features that give them prominence, such as recessed entry bays, canopies, tower elements, moldings, lighting, overhangs, or awnings.
G.1.6 When locating pedestrian seating and bicycle parking, areas near building entrances should be prioritized.
G.1.7 Provide multiple entrances into large buildings
where possible. These entrances should be located and
arranged to create a rhythm. Balconies and large window bays differentiate individual units.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 41 Ground Floor Design
G.2.1 Transparent windows, storefronts, show windows,
building entries, dwelling entries, and other active uses shall be placed along street and public open space
frontages, as required in the Ground Floor Active Frontage standards in Section D above.
G.2.2 Doors or sliding windows should enable groundfloor restaurants and retail to expand into outdoor amenity areas along sidewalks.
Building lobby with canopy to give the entry prominence.
G.2.3 High-quality materials, detailing, and intensity of color should be utilized adjacent to sidewalks. Particular attention should be given to enhancing building entries and other ground floor openings.
Windows
G.3.1 Upper story windows should be enhanced with
architectural details, such as sills, molded surrounds, and lintels, or the use of recessed or projected windows.
G.3.2 Windows should be arranged and aligned to establish rhythms across the façade. Recessed or projected windows could create patterns.
G.3.3 Street-level glazing should be clear. Transparent glazing at upper levels may be lightly tinted. Reflective glazing is strongly discouraged.
G.3.4 Non-reflective coatings, low-emissivity glass, and external shade devices should be used for heat and glare control.
Blank Facades
G.4.1 A blank façade is a building wall without any
variation in plane in terms of horizontal and vertical
projections, openings or change in materials. Such blank walls should be avoided for any buildings facing public spaces or streets.
42 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan G.4.2 At the ground floor, blank facades longer than 50 feet should provide landscaping or public art for pedestrian interest.
G.4.3 Above the ground floor facades longer than 100
feet should provide projections, openings or change in
materials in addition to the standards in Building Massing in Section E above.
Architectural Character
G.5.1 Contemporary and innovative design styles are
encouraged provided that the design includes humanscaled proportions and engaging, pedestrian-oriented ground-floor features.
G.5.2 Franchise retail should adapt to the design character of the Plan Area.
Sustainable Building Design
G.6.1 Sunlight exposure shall be considered when determining building locations and orientation, to maximize comfort and minimize energy use for building inhabitants by taking advantage of solar heat and light.
G.6.2 Green building features and elements should be
integrated into building designs. Consider incorporation of vegetated roofs and building walls, and horizontal
and vertical photovoltaic panels. These features can
also contribute to the realization of a unique building character.
G.6.3 Potable water consumption shall be reduced, and
recycled water use should be increased with efficient
plumbing fixtures, rainwater harvesting, dual plumbing, on-site greywater systems (systems designed to reuse
wastewater from showers, baths, and handwash basins for other uses because of its relative cleanliness), and other stormwater features.
G.6.4 Energy-efficient insulation, heating, ventilation, and cooling systems that regulate the interior temperature of buildings throughout the day shall be used. Fully operable windows should be provided that can be adjusted throughout the day for maximum ventilation.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 43 H. ACCESS, PARKING AND LOADING
STANDARDS
All new development within the Plan Area will be responsible for providing its own required parking. Following are standards for parking and loading for development in the Plan Area.
Vehicle and Bicycle Access
H.1.1 Vehicular and bicycle entries to parking facilities inside buildings shall be provided as follows for each
parcel.
● Parcel A shall be accessed from Access Drive West.
● Parcel B shall be accessed from Serramonte Blvd; Entry Drive; Access Drive North; or any combination of these. ● Parcel C shall be accessed from East Drive; Access Drive South; or any combination of these.
● Parcel D shall be accessed from East Drive; Access Drive North; Access Drive South; or any combination of these. ● Parcel E shall be accessed from East Drive; West Drive; or any combination of these.
● Parcel F shall be accessed from West Drive; Access Drive West; or any combination of these.
H.1.2 Vehicular entries into Parcel E or Parcel C from East Drive shall be located a minimum of 100 feet from the
entry point of the roundabout at Campus Drive.
H.1.3 Each vehicular entry may be accessed by two
driveways with a width of 12’ or a single driveway with a maximum width of 24’.
H.1.4 Bicycle access shall be shared with vehicular entries.
Bicycle storage for each building shall be located at the ground level, as close to the driveway entry as practicable, and shall be clearly marked.
Vehicle Access Design
H.2.1 Access points should be designed to minimize
conflicts with pedestrians and bicyclists. The number
and width of driveways from parking areas onto the
main frontage roadway should be minimized. Wherever
possible, common access driveways are encouraged for
adjacent lots to reduce the number of access points along roadways.
H.2.2 Where a driveway crosses a sidewalk, clearly demarcate the sidewalk across the entire width of the driveway by using colored paving or materials.
H.2.3 Indicate major vehicle entrances with special
design treatments, such as entry signage or distinctive landscaping.
44 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Parking Ratios
H.3.1 The parking ratio required for the Plan Area shall be between 1.5 spaces and 1.7 spaces per residential unit.
The parking ratio for affordable housing units may be
adjusted upon application from the affordable housing
developer. The parking ratio for retail at Parcel B is 5.0 spaces per 1,000 square feet of retail space.
H.3.2 The parking ratios above are based on current
conditions. Parking demand in the region may increase or decrease over the implementation of the project, therefore a project applicant may request future adjustments to the applicable parking ratios to reflect parking trends at the time of the individual parcel application.
H.3.3 If a project applicant requests a reduction or
increase in the parking ratios noted above, the City may request a parking demand study be performed by a traffic engineering firm that demonstrates the revised parking
ratio will be appropriate.
H.3.4 When calculating the parking supply, the analysis for the residential parking will include parking provided on-street within the Precise Plan Update Area.
H.3.5 Parking for pick-up and drop-off for Head Start
may be accommodated on-street in proximity to the
Head Start Program, with signage reserving these parking spaces for this use during the appropriate hours. Likewise, parking for Head Start’s staff may be accommodated with reserved on-street parking rather than within structured parking facilities.
H.3.6 Residential parking may be accommodated in
mechanical puzzle lifts.
H.3.7 No more than 20% of the required parking spaces
may be tandem, and tandem spaces may only be assigned to spaces for the same dwelling unit. Tandem units may be designed as either front to rear spaces or mechanical lift spaces.
On-street Parking
H.4.1 On-street parking may be provided in the form of
parallel parking or angled parking based on the width of the street.
H.4.2 On-street parking shall be provided behind buildings and along North Drive, West Drive and East Drive.
H.4.3 On-street parking shall be separated from building by providing a buffer containing sidewalk or curbside
landscaping.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 45 Off-Street Parking and Loading
H.5.1 Parking shall be located behind, within, or under buildings, or within separate structures. Surface parking areas shall never be provided between buildings and
streets. This will contribute to an attractive and active street frontage that is pleasant to walk along.
H.5.2 Parking stall and drive aisle dimensions will comply with Daly City standards or may be based on a “unistall” or similar model standard size which has a stall dimension of 8’ – 6” x 18’ – 0”, unless constrained by a wall on one or both sides, in which case the minimum stall width will be 9’ – 0” minimum. The drive aisle shall be a minimum of 24 feet
clear.
H.5.3 For mixed-use projects, landowners should be
encouraged to enter into shared parking agreements that allow uses with different peak hours of operation to utilize off-street parking facilities provided by another building or use.
H.5.4 Loading docks and service areas shall be located at the rear of the development or inside parking structures for parcels deeper than 80 feet, separate from parking
areas. For smaller parcels, loading docks and service area must be located on the side street, wherever possible.
Loading zones should not disrupt the flow of traffic within a given project area.
H.5.5 Loading docks shall be located on Access Drives
North, South, and West. If this is not possible, loading docks may be provided on East, North or West Drive, if
enclosed within a building.
Parking Structures
H.6.1 Parking for residential buildings may be provided as underground, partially above-ground, or above-ground
garages. Above-ground garages shall apply at grade
façade treatments or be screened to minimize visual
impact on the building’s façade.
H.6.2 Parking garages shall be lined with active uses or residential entries at the ground floor or designed with attractive building façades to screen structural elements of the garage. Above-ground parking garages should be
designed to complement the overall building design on
project sites. They should be wrapped with facades that either include active spaces or screen the garage in an attractive way.
H.6.3 The design of entries to parking garages should
not be more prominent on the building façade than the
primary pedestrian entry.
H.6 4 Parcels B, C, D, E, and F may contain above-ground parking garages.
46 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Bicycle Facilities
H.7.1 Bicycle parking should be located close to building entrances and bicycle routes to help make bicycling more convenient. Bicycle parking should be designed to accommodate a range of bicycle types, including standard bicycles and bicycles with trailers.
H.7.2 Design bicycle commuter amenities into the
buildings, including showers, lockers, repair stands, and wayfinding information.
H.7.3 On-street bicycle parking shall be separated from automobile parking with the help of a landscaped buffer or curb.
H.7.4 Off-street bicycle parking shall be provided in
secure locations in each building in the Precise Plan area.
H.7.5 Bicycle racks for parking shall be placed close to building bicycle entrances and should provide easy access to bikeways planned within the Plan Area.
H.7.6 Bicycle parking shall be designed to serve different types of bicycles, including regular bicycles, E-bikes, tandem bicycles, and trailers.
Parking Structure with screening to reduce visual impact.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 47 I. PRIVATE OPEN SPACE STANDARDS
The following standards and guidelines apply to those
open spaces provided in private development. See
Chapter 5 for standards pertaining to publicly accessible open space.
Open Space Requirement.
All residential development projects, except for existing buildings, are required to provide a minimum amount of
open space on-site, as required by Daly City Ordinance for Usable Open Space (17.38.020) or as required by the City.
Projects within the Plan Area shall meet Daly City’s Open Space requirement by providing a minimum of 150 square
feet of open space per dwelling unit. The requirement
for open space is to be met parcel-by-parcel through a
combination of the following:
● Open space on-site to include private balconies serving individual units, common area open space (such as
the common area podium level, common area roof
terraces, and applicable open space at grade)
● Allocation of open space that may be off-site from
the specific parcel, including the areas designated by
easement that includes Overlook Park, Central Green
and the Recreation Trail at Parcels B, C and D.
Building with balconies as private open space.
● The open space at the Retail Plaza at Entry Drive is
allocated to Parcel B exclusively.
The allotted Open Space will be assigned to a specific
parcel at the time the parcel is submitted for review for approval.
Land that does not meet the City’s gradient criteria for usable space (e.g., excessive slopes) will not be counted towards Open Space.
48 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Podium courtyard as common space with access from residential units.
Common Open Space
Common open spaces are communal open spaces or
recreational areas with access limited to tenants of a
residential, commercial, or mixed-use development.
Forms of common open space include plazas, courtyards,
rooftop gardens, and similar areas that often provide communal amenities, such as swimming pools, playgrounds, and cabanas.
I.2.1 Buildings should provide enclosure for common
open spaces, and secondary building facades should be
oriented toward the common open spaces.
I.2.2 Common open space should be accessible from all
surrounding buildings. In multi-family residential developments, dwelling units or amenity areas should be sited adjacent to the common open space areas.
I.2.3 Some building windows should be oriented toward
the common open space areas for natural surveillance of these areas.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 49 At-grade open space for residential uses.
Private Open Space
Private open spaces include balconies, patios, or other open spaces for the exclusive use of a single unit. Where private open space is provided for residential units, follow the guidelines below.
I.3.1 Private open spaces shall be directly accessible from the unit and large enough to permit outdoor activities – a minimum of 5 feet in all dimensions.
I.3.2 Private open space shall be constructed with high quality durable materials just as with other open spaces.
I.3.3 Fencing or screening for private open spaces should balance visibility and privacy.
On-Site Landscaping
Landscaping should be used to provide an attractive
setting for development, soften hard building contours, shade walkways, gathering areas, parking areas, and other larger expanses of pavement, and screen any unsightly
uses. Additionally, landscaping should aid in managing
stormwater.
I.4.1 Landscaping shall be used at the edges of paths,
plazas, and seating areas as appropriate to help define the spatial organization of the site.
I.4.2 For multi-family residential development, setback areas shall be landscaped to establish transition zones between the sidewalk and street-level residential units and entries.
I.4.3 Landscaped areas shall be regularly maintained to keep them aesthetically pleasing, and to remove dead
and dying plants.
I.4.4 Gateway or entry points should be emphasized with distinctive trees and plants.
50 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan I.4.5 Existing trees should be preserved and integrated into site designs to the extent feasible.
I.4.6 To reduce water usage, all development shall employ water-efficient irrigation techniques, including micro–irrigation, drip systems, and weather-based irrigation controllers, instead of conventional sprinklers.
I.4.7 Native, drought-tolerant, or well-adapted tree and plant species shall be used since they generally require less water and maintenance.
I.4.8 Seasonal and year-round flowering shrubs and trees should be located where they can be most appreciated
by site users and passersby, such as adjacent to walks and open space areas, or as frames for building entrances and stairs.
Stormwater Management
I.5.1 Projects should minimize the amount of paved area.
Where feasible, paved areas should include “green” stormwater collection and treatment, and employ Low Impact Development (LID) features that minimize surface water
runoff. LID features may include bioretention systems,
swales, green roofs, and permeable pavers.
I.5.2 Stormwater retention features that minimize runoff into streets, parking lots, landscaped areas, and open
spaces should be incorporated, whenever feasible. Stormwater retention features include drainage swales, and rain gardens.
I.5.3 Where feasible, use permeable paving and materials for streets, sidewalks, parking lots, and driveways.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 51 J. CRIME PREVENTION THROUGH
ENVIRONMENTAL DESIGN
Streetscapes and private development shall be designed
to ensure safety and crime prevention by applying the
principles of Crime Prevention Through Environmental
Design (CPTED). CPTED is a crime prevention philosophy
based on the theory that the proper design and effective use of the built environment can lead to a reduction in the public perception and incidence of crime. CPTED principles include natural surveillance or “eyes on the street” as well as territorial reinforcement, which means a clear sense of ownership of space, both public and private.
J.1 Natural Surveillance: The design of space shall
promote “eyes on the street” by strategically locating
windows, entrances, lighting, and other activity generators near a potential crime area.
J.2 Natural Access Control: The design of walkways,
fences, lighting, signage, and landscape should provide people with a sense of direction, while keeping unauthorized people out of a particular place.
J.3 Territorial Reinforcement: Development shall
use physical designs, such as pavement treatments,
landscaping, and signage, to help users create a sense
of proprietorship. Clear boundaries between public and
private areas shall be provided.
J.4 Maintenance: All development projects shall develop a maintenance plan to avoid neglected and poorly maintained properties, which can attract criminal activity.
52 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan K. SIGNAGE
The following section establishes standards and
guidelines for signage proposed within the Plan Area, to encourage high quality signage that is complimentary to the vision for the neighborhood. Where this section does not set standards or guidelines, the applicant and City staff shall use the Daly City Code.
Types of Signage
Monument/ Gateway Signage
Monument or Gateway signs are used to mark an entry
into a neighborhood or district with a primary purpose
to inform pedestrians and vehicular traffic. The Precise Plan may include up to two freestanding monument/
gateway signs: at the Serramonte Boulevard and Entry
Drive intersection and at the West Drive and Campus
Drive intersection, which form major entry points to the Plan Area.
Building Signage
Building signs are mounted on building surfaces and may include colorful and illuminated feature signs, parapet signs (that do not extend above the parapet), building
entry signs, and address signs. Parapet signs are intended for long distance viewing, whereas building entry signs are oriented to closer viewing.
Storefront Signage
Storefront signage is intended to emphasize the presence of retail stores and other commercial development, such as leasing offices. This signage type includes retail signage, business identification, and residential tenant information.
Signage for storefronts may be designed as hanging
signage under canopies or mounted on the building.
Example of building signage.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 53 Temporary/Moveable Signage
Temporary signs augment the storefront character and
provide timely information regarding available products and services. This sign type includes poster display cases, banners, display stands or easels, and painted sandwich signs.
Wayfinding Signage
Wayfinding signage for pedestrians, bicyclists and drivers will help visitors make their way to destinations within the neighborhood. They should be appropriately scaled for
each user.
Signage Standards
K.2.1 Signs within the Plan Area shall comply with all
regulations stated in the City’s Zoning Ordinance (Chapter
17.32) unless otherwise specified in the Precise Plan.
K.2.2 All signage shall be considered an important architectural and aesthetic feature within the overall project design. Signage shall be complimentary to the buildings’ use, composition, scale, and architecture.
K.2.3 Signs shall be made of high-quality, durable, and environmentally friendly materials.
K.2.4 Multi-tenant development anchor-identity signs
should be complementary to any Plan Area signage or
established by the Master Developer. Individual property owners will be allowed to use letter styles, but the overall sign should have one consistent material for letters and background.
Blade sign as storefront signage. Moveable signage placed to leave open zone for pedestrians.
Example of wayfinding signage.
54 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Wall mounted vertical building signage.
Monument/Gateway Signage
K.3.1 If provided, a single gateway or monument sign
at the southern portion of the Plan Area near the round‐ about shall be located at Parcel E and be less than 5 feet high. The sign shall not obstruct sightlines for drivers to the extent safety is compromised.
K.3.2 If provided, a single gateway or monument sign at the northern portion of the Plan Area near the Retail Plaza shall be located at Parcel B. It may either be less than 5 feet high and no longer than 25 feet, or may be a tower structure‐‐either integrated with the Parcel B building corner or separate from the building. If an integrated
Tower Structure, the structure shall not project more than five feet beyond the face of the building in any direction.
If an independent Tower Structure, it may not be greater than 32 feet in height and not more than 64 sq feet in
area. The maximum face area of signage of the Tower
Structure shall not exceed 200 SF.
K.3.3 Gateway or monument signs shall not have internal illumination, but will be lighted with externally mounted luminaires.
Building Signage
K.4.1 The physical design of signage should conform to
the architectural detailing of the associated building.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 55 of these two sign types may be attached to a building’s architectural canopy.
K.5.3 For ground floor retail uses, hanging or projecting signs should be located near the front entry of a store.
Coordinate with the overall design of the street wall.
Hanging or projecting signs shall meet Americans with
Disabilities Act (ADA) clearance requirements.
K.5.4 Ancillary retail space or leasing offices may be
signed in a manner consistent with the storefront signage standards in this section.
Prohibited Signs
Sign types, materials and sizes prohibited by the Daly
City Municipal Code are not permitted in the Plan Area.
Prohibited signs include:
K.6.1 Signs which rotate, move mechanically or by the
wind, flash, blink or reflect light by means of a polished or mirrored surface.
K.6.2 Open Flames, balloons, loudspeakers used to call
attention to a product, service, or a property.
K.6.3 Signs which identify or advertise a product or
service not available on the premises.
K.4.2 Signage should not obstruct architectural details such as recesses, structural bays, or windows.
K.4.3 Externally illuminated or halo lit signs are encouraged. The use of internally lighted or box type signs should be discouraged.
K.4.4 No more than two (2) wall mounted building
residential signs shall be provided. These shall be limited to address number, street name, and/or a building name
if desired. If only one is provided, it shall be placed close to the main entry to the building. If signage is provided at two locations, a minimum of one shall be placed close to the main entry. The second can be located such that the top of the signage is not greater than 25’ feet from grade.
K.4.5 Durable, vandal-resistant materials and finishes
should be utilized for address signs.
Storefront Signage
K.5.1 Signage for multi‐tenant retail buildings shall be developed to minimize potential visual conflict, clutter, and competition.
K.5.2 Maximum size for sign area per retail tenant is 30 SF on the face of a building. A second sign per retail tenant, not exceeding 20 SF may be hung as either a banner
or a rigid sign perpendicular to the building face. Either
56 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan K.6.4 Externally illuminated signs where the source of
light is directly visible to pedestrians or vehicular traffic.
K.6.5 Signs which emit or reflect light by means of direct fluorescence, phosphorescence, or “day‐glow” colors.
K.6.6 Any sign illumination which exhibits undue glare.
K.6.7 Any sign placed or displayed on vehicles parked
primarily for the purpose of displaying the sign. (This does not apply to food trucks that are parked while they provide service.)
K.6.8 Internally lit signs where the entire face of the sign is illuminated, rather than just the graphics.
K.6.9 Conduit, tubing, or raceways shall be concealed.
Transformers and other equipment for the signage shall
also be concealed.
K.6.10 Advertising bench signs, unless required by
SamTrans at Serramonte Blvd.
K.6.11 Off‐site directional signs.
K.6.12 Roof signs.
K.6.13 Outdoor advertising billboard signs.
K.6.14 Abandoned signs.
L. LIGHTING
Lighting in the Plan Area will be comprised of street
lighting, pedestrian-scale lighting, lower-illumination pedestrian lighting, and building lighting. See Figure 3.7 Lighting Diagram for locations. A uniform lighting approach will contribute to overall community aesthetic and ensure safety for walkways, bikeways, and roadways. All lighting implemented within the Plan Area should adhere to the following standards.
General Lighting Standards
L.1.1 Lighting shall incorporate dark sky principles by shielding fixtures to prevent light from emitting above a 90-degree angle. Any lighting source located on parking or rooftop parking shall be a full cutoff type.
L.1.2 Light shall be designed to minimize glare and light trespass into neighboring buildings and properties.
L.1.3 High-efficiency technology such as LED lighting
with advanced controls shall be utilized to minimize
energy consumption.
L.1.4 The use of energy–efficient, long life LEDs with light color rendered as a warm white (maximum K 3000) is
encouraged.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 57 Figure 3.7 Street Lighting
PARCEL A
PARCEL D
PARCEL C
PARCEL B
PARCEL F
PARCEL E
Parcel lines
Lower illumination pedestrian lighting
Street lighting
Pedestrian lighting
Lighting Diagram
Figure 3.7
St. Francis Blvd.
Callan Blvd.
Entry Drive
Serramonte Blvd.
Campus Drive
West Drive
East Drive
North Drive
58 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan Street Lighting
L.2.1 Provide streetlights in general locations shown on Figure 3.7, Lighting Diagram.
L.2.2 Streetlights shall comply with Daly City standards.
L.2.3 Sufficient illumination shall be provided at pedestrian crossings within Plan Area to provide pedestrian safety.
Pedestrian Lighting
L.3.1 Provide pedestrian lighting in general locations
shown on Figure 3.7, Lighting Diagram. Additional
locations for pedestrian lighting are along pedestrian
pathways in open spaces and in surface parking areas.
L.3.2 Pedestrian lighting shall not be taller than 25 feet in height.
L.3.3 Pedestrian lighting may be integrated with streetlighting by providing additional luminaires facing the sidewalk on streetlight poles.
L.3.4 Lighting in surface parking lots and service areas shall be directed away from surrounding buildings and
properties using fixtures that minimize light trespass and glare.
Lower Illumination Pedestrian Lighting
L.4.1 Commercial grade bollards, step lights, and path
lights shall be used as appropriate along pedestrian
walkways and plazas.
L.4.2 Nighttime lighting for recreational uses in parks and public spaces should be unobtrusive and control glare.
Building Lights
L.5.1 Lighting should be integrated into the design
of buildings in harmony with building architecture to
highlight significant architectural features such as signs, entrances, walkways, or storefront displays.
L.5.2 Building facades may be illuminated using shielded fixtures to highlight architectural features.
Serramonte Del Rey Precise Plan Chapter 3: Development Standards and Guidelines 59 Pedestrian lighting in a park setting. Landscape lighting.
Luminaires highlighting a building facade. Retail lighting.
60 Chapter 3: Development Standards and Guidelines Serramonte Del Rey Precise Plan M. DEFINITIONS
Active Ground Floor Use: Active ground floor uses are
land uses that generate pedestrian activity between the ground floor of buildings and streets and public spaces.
Active uses can be retail, commercial, educational, artistic, institutional or community uses such as a community
room or daycare.
Building Envelope: The building envelope defines
the spatial area within which permitted density can be
configured. The Precise Plan defines the allowable building envelope horizontally by block size and required street frontage and vertically by building height, massing, and guidance for pedestrian, podium, and skyline levels of
architectural design.
Build-to Line: The build-to line for a parcel is the
line where the façade of the building, or the podium
streetwall, is located, parallel to and measured perpendicular from the property line. Build-to line locations for development are set in the street frontage standards in this Chapter.
Property Line locations: Property line locations to
measure Build-to lines are measured from the face-ofcurb for publicly accessible private streets, a designated property line along an access drive, or back of sidewalk along public streets.
Face of Curb: The face of curb is along a street, not
including bulb-outs, curb extensions, curb-cuts, or pullouts for drop off and loading zones.
Height: The height for a building is calculated from the building’s Average Finished Grade to the top of the parapet at the building’s primary roof. The Average Finished Grade is the average of the high and low elevations at the building’s exterior where adjacent to North Drive, West Drive, East Drive, or Entry Drive, or the three access drives leading from East Drive or West Drive.
Massing: Massing is the three-dimensional bulk of a
building in terms of general shape, form, height, width, and depth.
Pedestrian Level: Pedestrian level is the design of the ground floor public experience shaped by active ground
floor use, diversity of use, and street frontage design.