DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
3. Environmental Analysis
September 2023 Page 55
stated in Section 3.4, Cultural and Tribal Cultural Resources, changes in law, regulation, or guidelines adoption are not “new information” as that term is used in CEQA Guidelines Section 15162 if the information about the issue (i.e., VMT) was known or should have been known at the time the original EIR was certified. Information about VMT was known when the Daly City General Plan Update EIR was certified in 2013. Since the certification of the Daly City General Plan Update EIR, the issue of VMT has become a more prominent issue of concern, as evidenced by passage of SB 743 in 2013.
The proposed Modified Project is a policy-level project to increase options for the location of multi-family residential and mixed-use development in designated infill sites that are in PDAs and TPAs. Pursuant to SB 743, infill residential development in high transit-oriented development areas is not considered the type of project that would generate excessive VMT resulting in a significant impact. Infill housing in transit- oriented development areas is anticipated to reduce VMT by putting residents in close proximity to services and transit options, thus reducing trips from vehicles.
Like many other jurisdictions in California, the City of Daly City has not yet adopted a policy or thresholds of significance regarding VMT . Thus, the VMT impacts were assessed based on guidance provided by the OPR in the publication Transportation Impacts (SB 743) CEQA Guidelines Update and Technical Advisory, 2018. The OPR guidance indicates that residences located within 0.5 miles of an existing major transit stop or an existing stop along a high-quality transit corridor will have a less-than-significant impact on VMT.
Within the Daly City boundaries, both Geneva Avenue and Mission Street are considered high-quality transit corridors. A high-quality transit corridor contains fixed-route bus service with headways of no longer than 15 minutes during peak commute hours, as defined in PRC Section 21155. Therefore, the proposed Modified Project’s changes in land use designations and zoning districts are expected to have a less-than-significant impact on VMT for residential uses.
The OPR guidance also states that local-serving retail projects made up of less than 50,000 square feet can be presumed to cause a less-than-significant VMT impact since these types of uses will primarily draw users and customers from a relatively small geographic area that will lead to short-distance trips and trips that are linked to other destinations. The total demand for retail in a region also tends to hold steady, and adding new local-serving retail typically shifts trips away from another provider rather than adding entirely new trips to the region. The retail space within each corridor would also have a less-than-significant VMT impact since there would be less than 50,000 square feet of retail, which is considered to be a local- serving land use. Also, there would be a net reduction in retail land use overall.
In summary, residential land uses within the planning areas would be within one-half mile of high-quality transit corridors and would be expected to have a less-than-significant VMT impact as a result. The retail spaces are also expected to have a less-than-significant VMT impact since they would be made up of less than 50,000 square feet in each sub area and therefore considered to be local-serving land uses, and overall, there would be a reduction in retail land use. See the Trip Generation Study included as Appendix
DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
3. Environmental Analysis
C, Trip Generation Study, of this Addendum.9 Accordingly, the proposed Modified Project would not cause inconsistency with CEQA Guidelines Section 15064.3(b) regarding VMT. In addition, any potential future development in the two corridors, like the Approved Project, would be required to comply with the Daly City General Plan policies that serve to minimize transportation impacts from development in Daly City and ensure future projects do not conflict with the City’s standards for the Daly City circulation system, including transit, roadway, bicycle, and pedestrian facilities and no increased hazards due to a geometric design feature (e.g., a sharp curve or dangerous intersection) would result during the construction and operation phases. Therefore, the proposed Modified Project would not result in a new impact or a substantial increase in magnitude of the existing transportation impacts analyzed in the Certified EIR.
3.16 UTILITIES AND SERVICE SYSTEMS
Would the proposed Modified Project:
Level of
Impact in
Certified EIR
Impacts of the Modified Project Compared to Certified EIR:
Same or
Reduced
Impact?
New
or More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring
New
Analysis or
Verification?
a) Require or result in the construction of
new water facilities or expansion of
existing facilities, the construction of
which would cause significant
environmental effects?
LTS Yes No No No
b) Have sufficient water supplies available
to serve the project and reasonably
foreseeable future development
during normal, dry and multiple dry
years?
LTS Yes No No No
c) Require or result in the construction of
new wastewater treatment facilities or
expansion of existing facilities, the
construction of which would cause
significant environmental effects?
LTS Yes No No No
d) Result in a determination by the
wastewater treatment provider which
serves or may serve the project that it
does not have adequate capacity to
serve the project’s projected demand
in addition to the provider’s existing
commitments?
LTS Yes No No No
9 W-Trans, 2023, August 24, Draft Trip Generation and Vehicle Miles Traveled Changes for Mission Street and Geneva Avenue within Daly City.
DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
3. Environmental Analysis
September 2023 Page 57
Would the proposed Modified Project:
Level of
Impact in
Certified EIR
Impacts of the Modified Project Compared to Certified EIR:
Same or
Reduced
Impact?
New
or More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring
New
Analysis or
Verification?
e) Require or result in the construction of
new stormwater drainage facilities or
expansion of existing facilities, the
construction of which would cause
significant environmental effects?
LTS Yes No No No
f) Generate solid waste in excess of State
or local standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of
solid waste reduction goals?
LTS Yes No No No
g) Comply with federal, State, and local
statutes and regulations related to
solid waste?
LTS Yes No No No
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable Discussion
The Certified EIR concluded that the Approved Project would not require additional water supply beyond that available from existing entitlements and resources, cause an exceedance of water distribution capacity, exceed wastewater treatment capacity of the wastewater treatment plant, or require the construction of new wastewater treatment facilities or expansion of facilities. The Approved Project was found to be served by a landfill with adequate permitted capacity and would not fail to comply with regulations related to solid waste.
The proposed Modified Project would result in changes to the General Plan land use designations and zoning district to facilitate additional locations for residential and mixed-use development in designated infill sites but would not generate additional units beyond what was evaluated in the Certified EIR.
Because there is no new development potential beyond what was already analyzed by the Certified EIR, and the proposed General Plan land use designations and zoning district affect sites that are currently developed and were considered for new growth in the Certified EIR, the proposed Modified Project would not require or result in construction or expansion of any public utilities and would be adequately served by existing water providers, wastewater treatment facilities, and landfill as evaluated in the Certified EIR.
Therefore, the proposed Modified Project would not result in a new impact or a substantial increase in magnitude of the existing impacts analyzed in the Certified EIR related to utilities and service systems.
DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
3. Environmental Analysis
3.17 WILDFIRE
If located in or near State responsibility
areas or lands classified as very high fire
hazard severity zones, would the proposed
Modified Project:
Level of
Impact in
Certified EIR
Impacts of the Modified Project Compared to Certified EIR:
Same or
Reduced
Impact?
New
or More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring
New
Analysis or
Verification?
a) Substantially impair an adopted
emergency response plan or
emergency evacuation plan?
2018 CEQA
Checklist
Question
N/A No No No
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire
risks, and thereby expose project
occupants to, pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
2018 CEQA
Checklist
Question
N/A No No No
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to
the environment?
2018 CEQA
Checklist
Question
N/A No No No
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post-fire slope
instability, or drainage changes?
2018 CEQA
Checklist
Question
N/A No No No
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable Discussion
Chapter 3.7, Hazards and Hazardous Materials, of the Certified EIR, addressed the impacts to wildfire hazards associated with buildout of the Daly City General Plan. The Certified EIR identified that while no portions of Daly City are classified as having a “Very High” fire threat, wildfire threat is present.
Accordingly, the General Plan policies would ensure adequate service from the North County Fire Authority and the threat of fire hazard (wildland fire in particular) was considered less than significant.
This section also addresses additional questions regarding wildfire-related impacts pursuant to the updated CEQA Guidelines that were adopted by the California Natural Resource Agency in December 2018. As previously stated in Section 3.4, Cultural and Tribal Cultural Resources, changes in law, regulation, or guidelines adoption are not “new information” as that term is used in CEQA Guidelines Section 15162 if the information about the issue (i.e., wildfire) was known or should have been known at the time the original EIR was certified. As evidenced in the Certified EIR conclusions regarding wildfire
DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
3. Environmental Analysis
September 2023 Page 59
impacts, information about wildfire was known when the Daly City General Plan Update EIR was certified in 2013.
Daly City is not classified as a state responsibility area and does not include lands classified as very high fire hazard severity zones; therefore, the proposed Modified Project would not result in significant wildfire impacts. In addition, the proposed Modified Project is a policy-level project affecting only designated infill sites in urbanized areas where potential future development currently exists. Therefore, the proposed Modified Project would not increase in magnitude of wildfire-related impacts when compared to the Approved Project.
3.18 MANDATORY FINDINGS OF SIGNIFICANCE
Would the proposed Modified Project:
Level of
Impact in the
Certified EIR
Impacts of the Modified Project Compared to Certified EIR:
Same or
Reduced
Impact?
New
or More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring
New
Analysis or
Verification?
a) Have the potential to substantially
degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species,
cause a fish or wildlife population to
drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the
number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory?
LTS Yes No No No
b) Have impacts that are individually
limited, but cumulatively considerable?
(“Cumulatively considerable” means
that the incremental effects of a
project are considerable when viewed
in connection with the effects of past
projects, the effects of other current
projects, and the effects of probable
future projects.)
SU Yes No No No
c) Have environmental effects which will
cause substantial adverse effects on
human beings, either directly or
indirectly?
LTS Yes No No No
Key: NI = no impact; LTS = less than significant; LTS/M = less than significant with mitigation; SU = significant and unavoidable
DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
3. Environmental Analysis
Discussion
With respect to biological and cultural resources, implementation of the proposed Modified Project would not change the Certified EIR study area boundaries and would not change the size or extent of disturbed areas that were analyzed in the Certified EIR. It would also only affect designated infill sites that are currently intended for residential and commercial use to allow the development of residential and mixed- use projects on these sites. Therefore, the proposed Modified Project would not change the scale or location of overall ground-disturbing activities, such as those that could occur from implementation of the Daly City General Plan. As discussed throughout this Addendum, including, but not limited to, Section 3.3, Biological Resources, and Section 3.4, Cultural and Tribal Cultural Resources, the proposed Modified Project would not result in a new impact or a substantial increase in magnitude of the existing impacts determined in the Certified EIR.
CEQA Guidelines Section 15355 defines cumulative impacts as two or more individual effects, which, when considered together, are considerable or which compound or increase other environmental impacts. Cumulative impacts may result from individually minor, but collectively significant projects taking place over a period of time. As described in Sections 3.1 through 3.17, implementation of the proposed Modified Project would not result in a new or a substantial increase in magnitude of the existing cumulatively considerable impacts of the Certified EIR.
Implementation of the proposed Modified Project would not change from the Daly City General Plan with respect to direct and indirect effects on human beings. The proposed Modified Project would not increase the General Plan’s development program and boundaries. As described in Sections 3.1 through 3.17, implementation of the proposed Modified Project would not result in a new impact or a substantial increase in magnitude of existing impacts of those of the Certified EIR.
September 2023 Page 61
4. Conclusion
As demonstrated in the Certified EIR and summarized in Section 3, Environmental Analysis, of this Addendum, all impacts from implementation of the Daly City General Plan were found to be less than significant, except for the significant and unavoidable impacts related to noise and transportation. As shown in Section 3.11, Noise, these impacts would remain significant and unavoidable with implementation of the proposed Modified Project but would not be increased in severity. As shown in Section 3.15, Transportation, the significant and unavoidable impacts were related to LOS, which is no longer an appropriate metric for measuring impacts from vehicles. Impacts are now measured in VMT, and VMT impacts from the proposed Modified Project would be less than significant. Potential future development under the proposed Modified Project would be subject to applicable federal, State, and/or City regulations; undergo an appropriate level of environmental review; and implement mitigation measures from the Certified EIR as required.
As summarized below, and for the reasons described in Section 3, Environmental Analysis, the City has determined that an Addendum to the Certified EIR is appropriate for the proposed Modified Project.
None of the conditions analyzed under the Certified EIR have changed, nor does the proposed Modified Project, as an implementing tool of the Daly City General Plan, meet any of the criteria for preparing a subsequent or supplemental EIR. The proposed Modified Project will not have one or more significant effects not discussed in the Certified EIR, nor does the proposed Modified Project create substantially more severe significant effects than previously examined in the Certified EIR. The proposed Modified Project as implemented would remain consistent with the analysis in the Certified EIR.
4.1 SUBSTANTIAL CHANGES TO THE PROJECT
The proposed Modified Project is not a substantial change to the Certified EIR because it is within the study area described in the Certified EIR, discussed previously in Section 2.2, Study Area and Proposed Areas of Change. Consequently, there are no substantial changes proposed that will require major revisions of the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
4.2 SUBSTANTIAL CHANGES IN CIRCUMSTANCES
The proposed Modified Project would not result in substantial changes in physical circumstances that would cause a new significant impact or substantially increase the severity of a previously identified significant impact, and there have been no other changes in the circumstances that meet this criterion.
DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
4. Conclusion
There have been no changes in the environmental conditions in the study area that were not contemplated and analyzed in the Certified EIR and that would result in new or substantially more severe environmental impacts in association with implementation of the proposed Modified Project.
4.3 NEW INFORMATION
There is no new information of substantial importance (which was not known or could not have been known at the time of the Daly City General Plan adoption on March 25, 2013) that identifies a new significant impact; a substantial increase in the severity of a previously identified significant impact; mitigation measures or alternatives previously found infeasible that would now be feasible and would substantially reduce one or more significant effects of the General Plan; or mitigation measures or alternatives that are considerably different from those analyzed in the Certified EIR and would substantially reduce one or more significant effects on the environment.
September 2023 Page 63
5. List of Preparers
This Addendum was prepared by the following individuals.
LEAD AGENCY
CITY OF DALY CITY
Michael Van Lonkhuysen .......................................................................................................... Planning Manager
REPORT PREPARERS
PlaceWorks
Bruce Brubaker ................................................................................ Principal, Principal-in-Charge, Urban Design Janet Chang ......................................................................... Senior Associate II, Project Manager, Urban Design Pranjali Deokule ............................................................... Associate I, Assistant Project Manager, Urban Design Terri McCracken ......................................................................... Associate Principal, Principal-in-Charge, CEQA Vivian Kha ...................................................................................................... Associate I, Project Manager, CEQA Nicole Vermilion ............................................................... Principal, Air Quality and Greenhouse Gas Emissions Tony Chung ............................................................................................ Associate Principal, Noise and Vibration Emily Parks ...................................................................................................................................... Project Planner Rachel Goren .................................................................................................................................. Project Planner W-Trans
Mark Spencer ................................................................................................................................. Senior Principal Kenny Jeong ................................................................................................................................... Senior Engineer
DALY CITY GENERAL PLAN, ZONING ORDINANCE, AND BART STATION AREA SPECIFIC PLAN AMENDMENTS AND COMMERCIAL MIXED - USE OBJECTIVE DESIGN STANDARDS PROJECT :
ADDENDUM NO. 1 TO THE DALY CITY GENERAL PLAN UPDATE EIR
CITY OF DALY CITY
5. List of Preparers
This page has been intentionally left blank.
........................................................................................................................
A PPENDIX A
P ROPOSED P ARCELS TO BE
A MENDED TO C - MU Z ONING
D ISTRICT
........................................................................................................................
PROPOSED PARCELS TO BE AMENDED TO C-MU ZONING DISTRICT
Corridor
Assessor’s
Parcel Number
Size
(Acres) Address Existing Zoning
Mission Street 004-251-060 0.10 5937 Mission Street Light Commercial Mission Street 004-151-010 0.07 5990 Mission Street Light Commercial Mission Street 004-251-050 0.10 5945 Mission Street Light Commercial Mission Street 004-251-040 0.05 5951 Mission Street Light Commercial Mission Street 004-153-030 0.15 5983 Mission Street Light Commercial Mission Street 004-251-030 0.05 5955 Mission Street Light Commercial Mission Street 004-152-030 0.03 No Physical Address Light Commercial Mission Street 004-251-020 0.15 No Physical Address Light Commercial Mission Street 004-022-030 0.09 77 Goethe Street Light Commercial Mission Street 004-152-050 0.07 No Physical Address Light Commercial Mission Street 004-152-100 0.21 6036 Mission Street Light Commercial Mission Street 004-152-040 0.05 6000 Mission Street Light Commercial Mission Street 004-152-080 0.10 6024 Mission Street Light Commercial Mission Street 004-152-060 0.06 6012 Mission Street Light Commercial Mission Street 004-251-010 0.10 5975 Mission Street Light Commercial Mission Street 004-022-040 0.11 No Physical Address Light Commercial Mission Street 004-152-070 0.07 6018 Mission Street Light Commercial Mission Street 004-151-020 0.12 5998 Mission Street Light Commercial Mission Street 004-153-020 0.05 5997 Mission Street Light Commercial Mission Street 004-153-010 0.05 5999 Mission Street Light Commercial Mission Street 004-032-070 0.08 6050 Mission Street Light Commercial Mission Street 004-154-370 0.04 6025 Mission Street Light Commercial Mission Street 004-154-390 0.13 6001 Mission Street Light Commercial Mission Street 004-154-380 0.04 6017 Mission Street Light Commercial Mission Street 004-031-130 0.05 6074 Mission Street Light Commercial Mission Street 004-031-120 0.12 7 Rice Street Light Commercial Mission Street 004-154-330 0.04 6045 Mission Street Light Commercial Mission Street 004-031-140 0.04 No Physical Address Light Commercial Mission Street 004-031-150 0.05 6084 Mission Street Light Commercial Mission Street 004-154-360 0.04 6027 Mission Street Light Commercial Mission Street 004-031-260 0.26 6098 Mission Street Light Commercial Mission Street 004-154-350 0.04 No Physical Address Light Commercial Mission Street 004-154-340 0.09 6041 Mission Street Light Commercial Mission Street 004-154-280 0.04 6065 Mission Street Light Commercial Mission Street 004-154-310 0.04 6057 Mission Street Light Commercial Mission Street 004-154-320 0.04 6055 Mission Street Light Commercial Mission Street 004-154-420 0.04 6099 Mission Street Light Commercial Mission Street 004-154-270 0.04 6069 Mission Street Light Commercial Mission Street 004-154-260 0.04 6073 Mission Street Light Commercial
Mission Street 004-154-250 0.04 6077 Mission Street Light Commercial Mission Street 004-154-240 0.04 6085 Mission Street Light Commercial Mission Street 004-060-480 0.18 6105 Mission Street Light Commercial Mission Street 004-041-070 0.81 6212 Mission Street Light Commercial Mission Street 004-060-130 0.04 6139 Mission Street Light Commercial Mission Street 004-060-180 0.04 6119 Mission Street Light Commercial Mission Street 004-060-170 0.04 6123 Mission Street Light Commercial Mission Street 004-060-160 0.04 6127 Mission Street Light Commercial Mission Street 004-060-150 0.04 6131 Mission Street Light Commercial Mission Street 004-060-140 0.04 6135 Mission Street Light Commercial Mission Street 004-060-110 0.04 6147 Mission Street Light Commercial Mission Street 004-060-060 0.04 6169 Mission Street Light Commercial Mission Street 003-041-140 0.05 3336 San Jose Avenue Light Commercial Mission Street 004-060-100 0.04 6151 Mission Street Light Commercial Mission Street 004-060-090 0.04 6155 Mission Street Light Commercial Mission Street 003-041-150 0.09 3344 San Jose Avenue Light Commercial Mission Street 004-060-080 0.04 6157 Mission Street Light Commercial Mission Street 004-060-070 0.04 6163 Mission Street Light Commercial Mission Street 004-041-060 0.19 3317 San Jose Avenue Light Commercial Mission Street 003-041-130 0.05 No Physical Address Light Commercial Mission Street 004-060-120 0.04 6143 Mission Street Light Commercial Mission Street 003-041-200 0.07 26 Bepler Street Light Commercial Mission Street 004-060-020 0.04 6187 Mission Street Light Commercial Mission Street 004-060-050 0.04 6171 Mission Street Light Commercial Mission Street 004-041-050 0.04 3339 San Jose Avenue Light Commercial Mission Street 003-041-160 0.05 3348 San Jose Avenue Light Commercial Mission Street 004-060-040 0.07 6175 Mission Street Light Commercial Mission Street 004-041-040 0.04 3343 San Jose Avenue Light Commercial Mission Street 004-060-030 0.07 6183 Mission Street Light Commercial Mission Street 004-060-490 0.05 6195 Mission Street Light Commercial Mission Street 004-041-020 0.07 No Physical Address Light Commercial Mission Street 003-042-150 0.12 Bepler Street & Mission Street, SWC Light Commercial
Mission Street 004-050-230 0.04 6201 Mission Street Light Commercial Mission Street 004-060-500 0.04 49 Crocker Avenue Light Commercial Mission Street 004-041-100 0.27 6232 Mission Street Light Commercial Mission Street 004-050-220 0.04 6205 Mission Street Light Commercial Mission Street 004-060-470 0.06 59 Crocker Avenue Light Commercial Mission Street 004-050-570 0.19 6215 Mission Street Light Commercial Mission Street 003-042-160 0.06 Bepler Street & Mission Street, SWC Light Commercial
Mission Street 004-041-010 0.12 6250 Mission Street Light Commercial Mission Street 004-050-200 0.04 No Physical Address Light Commercial
Mission Street 003-042-010 0.09 Bepler Street & Mission Street, SWC Light Commercial
Mission Street 004-050-180 0.04 6229 Mission Street Light Commercial Mission Street 004-050-170 0.04 6231 Mission Street Light Commercial Mission Street 003-042-080 0.06 24 Hillcrest Drive Light Commercial Mission Street 004-050-160 0.04 6235 Mission Street Light Commercial Mission Street 003-042-020 0.09 Bepler Street & Mission Street, SWC Light Commercial
Mission Street 004-050-150 0.04 6237 Mission Street Light Commercial Mission Street 003-042-070 0.12 22 Hillcrest Drive Light Commercial Mission Street 004-050-140 0.09 6241 Mission Street Light Commercial Mission Street 004-050-190 0.04 No Physical Address Light Commercial Mission Street 003-042-090 0.11 71 Mission Circle Light Commercial Mission Street 004-050-130 0.08 6247 Mission Street Light Commercial Mission Street 003-042-030 0.04 6280 Mission Street Light Commercial Mission Street 004-050-120 0.05 6253 Mission Street Light Commercial Mission Street 003-042-040 0.05 6284 Mission Street Light Commercial Mission Street 004-050-110 0.04 6255 Mission Street Light Commercial Mission Street 004-050-100 0.04 6259 Mission Street Light Commercial Mission Street 004-050-080 0.13 6267 Mission Street Light Commercial Mission Street 004-050-050 0.04 6279 Mission Street Light Commercial Mission Street 003-072-150 0.18 17 Hillcrest Drive Light Commercial Mission Street 003-042-060 0.05 6296 Mission Street Light Commercial Mission Street 004-050-070 0.04 6273 Mission Street Light Commercial Mission Street 004-050-060 0.04 6277 Mission Street Light Commercial Mission Street 003-072-140 0.06 23 Hillcrest Drive Light Commercial Mission Street 003-042-050 0.05 6288 Mission Street Light Commercial Mission Street 004-050-090 0.04 6261 Mission Street Light Commercial Mission Street 003-210-100 0.06 6379 Mission Street Light Commercial Mission Street 003-132-170 0.16 6400 Mission Street Light Commercial Mission Street 003-132-190 0.02 No Physical Address Light Commercial Mission Street 003-132-180 0.12 6422 Mission Street Light Commercial Mission Street 004-050-040 0.04 6283 Mission Street Light Commercial Mission Street 003-072-160 0.08 6324 Mission Street Light Commercial Mission Street 003-210-190 0.03 6301 Mission Street Light Commercial Mission Street 003-210-150 0.05 6335 Mission Street Light Commercial Mission Street 004-050-030 0.05 6287 Mission Street Light Commercial Mission Street 003-210-180 0.04 6309 Mission Street Light Commercial Mission Street 003-210-090 0.06 6389 Mission Street Light Commercial Mission Street 004-050-010 0.01 6299 Mission Street Light Commercial Mission Street 003-072-170 0.08 6336 Mission Street Light Commercial Mission Street 004-050-020 0.03 5 Wellington Avenue Light Commercial Mission Street 003-210-170 0.07 6315 Mission Street Light Commercial Mission Street 003-210-230 0.11 6351 Mission Street Light Commercial
Mission Street 003-210-200 0.06 12 Wellington Avenue Light Commercial Mission Street 003-210-080 0.06 6397 Mission Street Light Commercial Mission Street 003-072-180 0.07 6348 Mission Street Light Commercial Mission Street 003-072-190 0.06 6356 Mission Street Light Commercial Mission Street 003-210-160 0.05 6331 Mission Street Light Commercial Mission Street 003-210-110 0.06 6371 Mission Street Light Commercial Mission Street 003-131-140 0.10 6500 Mission Street Light Commercial Mission Street 003-131-170 0.09 6540 Mission Street Light Commercial Mission Street 003-131-230 0.09 6596 Mission Street Light Commercial Mission Street 003-131-220 0.03 6582 Mission Street Light Commercial Mission Street 003-131-180 0.09 6548 Mission Street Light Commercial Mission Street 003-131-150 0.09 6512 Mission Street Light Commercial Mission Street 003-132-200 0.06 6446 Mission Street Light Commercial Mission Street 003-131-190 0.09 6556 Mission Street Light Commercial Mission Street 003-132-240 0.14 20 Theta Avenue Light Commercial Mission Street 003-132-210 0.07 6454 Mission Street Light Commercial Mission Street 003-131-160 0.17 6524 Mission Street Light Commercial Mission Street 003-132-220 0.07 6498 Mission Street Light Commercial Mission Street 003-131-300 0.12 6572 Mission Street Light Commercial Mission Street 003-131-200 0.07 6564 Mission Street Light Commercial Mission Street 003-132-230 0.15 No Physical Address Light Commercial Mission Street 003-122-020 0.05 6701 Mission Street Light Commercial Mission Street 003-121-290 0.06 No Physical Address Light Commercial Mission Street 003-121-330 0.10 6660 Mission Street Light Commercial Mission Street 003-121-340 0.45 6600 Mission Street Light Commercial Mission Street 003-121-350 0.17 6644 Mission Street Light Commercial Mission Street 003-121-260 0.07 6626 Mission Street Light Commercial Mission Street 003-121-030 0.56 6674 Mission Street Light Commercial Mission Street 003-121-270 0.07 6630 Mission Street Light Commercial Mission Street 003-121-280 0.07 6634 Mission Street Light Commercial Mission Street 003-121-320 0.05 6654 Mission Street Light Commercial Mission Street 003-201-260 0.05 6787 Mission Street Light Commercial Mission Street 003-180-450 0.08 12 Westlake Avenue Light Commercial Mission Street 003-201-010 0.08 6791 Mission Street Light Commercial Mission Street 003-172-230 0.06 301 Miriam Street Light Commercial Mission Street 003-172-260 0.73 6800 Mission Street Light Commercial Mission Street 003-192-320 0.19 6801 Mission Street Light Commercial Mission Street 003-201-070 0.03 6767 Mission Street Light Commercial Mission Street 003-202-230 0.27 6755 Mission Street Light Commercial Mission Street 003-180-270 0.16 6718 Mission Street Light Commercial Mission Street 003-180-350 0.09 6740 Mission Street Light Commercial Mission Street 003-180-390 0.05 6772 Mission Street Light Commercial Mission Street 003-201-060 0.03 6771 Mission Street Light Commercial
Mission Street 003-180-590 0.12 6774 Mission Street Light Commercial Mission Street 003-203-020 0.06 6717 Mission Street Light Commercial Mission Street 003-202-040 0.07 6747 Mission Street Light Commercial Mission Street 003-180-360 0.10 6748 Mission Street Light Commercial Mission Street 003-201-050 0.03 6775 Mission Street Light Commercial Mission Street 003-180-230 0.07 7 Parkview Avenue Light Commercial Mission Street 003-180-240 0.03 6714 Mission Street Light Commercial Mission Street 003-180-550 0.10 No Physical Address Light Commercial Mission Street 003-180-260 0.14 6700 Mission Street Light Commercial Mission Street 003-180-610 0.38 6730 Mission Street Light Commercial Mission Street 003-180-570 0.15 6760 Mission Street Light Commercial Mission Street 003-201-040 0.04 6779 Mission Street Light Commercial Mission Street 003-180-470 0.07 32 Westlake Avenue Light Commercial Mission Street 003-180-460 0.04 No Physical Address Light Commercial Mission Street 003-180-440 0.02 No Physical Address Light Commercial Mission Street 003-180-420 0.05 6784 Mission Street Light Commercial Mission Street 003-203-010 0.06 6731 Mission Street Light Commercial Mission Street 003-202-030 0.08 6747 Mission Street Light Commercial Mission Street 003-180-600 0.25 6770 Mission Street Light Commercial Mission Street 003-201-310 0.04 6783 Mission Street Light Commercial Mission Street 003-180-430 0.04 No Physical Address Light Commercial Mission Street 003-180-560 0.05 6712 Mission Street Light Commercial Mission Street 003-172-060 0.06 367 Miriam Street Light Commercial Mission Street 003-342-010 0.30 6926 Mission Street Light Commercial Mission Street 003-342-030 0.09 411 Miriam Street Light Commercial Mission Street 003-342-020 0.09 415 Miriam Street Light Commercial Mission Street 003-380-070 0.68 No Physical Address Light Commercial Mission Street 003-172-220 0.05 303 Miriam Street Light Commercial Mission Street 003-172-070 0.06 6860 Mission Street Light Commercial Mission Street 003-172-210 0.06 305 Miriam Street Light Commercial Mission Street 003-192-050 0.04 6813 Mission Street Light Commercial Mission Street 003-172-110 0.06 335 Miriam Street Light Commercial Mission Street 003-172-120 0.04 6842 Mission Street Light Commercial Mission Street 003-172-250 0.39 6888 Mission Street Light Commercial Mission Street 003-192-040 0.03 6815 Mission Street Light Commercial Mission Street 003-172-100 0.06 343 Miriam Street Light Commercial Mission Street 003-172-090 0.07 6848 Mission Street Light Commercial Mission Street 003-342-050 0.06 97 Citrus Avenue Light Commercial Mission Street 003-342-060 0.06 85 Citrus Avenue Light Commercial Mission Street 003-172-200 0.05 307 Miriam Street Light Commercial Mission Street 003-342-080 0.06 61 Citrus Avenue Light Commercial Mission Street 003-342-090 0.07 No Physical Address Light Commercial Mission Street 003-342-100 0.07 No Physical Address Light Commercial
Mission Street 003-342-110 0.06 No Physical Address Light Commercial Mission Street 003-192-030 0.03 6817 Mission Street Light Commercial Mission Street 003-172-190 0.08 309 Miriam Street Light Commercial Mission Street 003-172-080 0.25 6854 Mission Street Light Commercial Mission Street 003-192-310 0.03 6819 Mission Street Light Commercial Mission Street 003-192-300 0.04 6825 Mission Street Light Commercial Mission Street 003-342-040 0.23 6918 Mission Street Light Commercial Mission Street 003-321-130 0.08 7100 Mission Street Light Commercial Mission Street 003-352-060 0.11 7101 Mission Street Light Commercial Mission Street 003-321-190 0.14 7120 Mission Street Light Commercial Mission Street 003-352-590 0.13 7119 Mission Street Light Commercial Mission Street 003-322-070 0.16 7046 Mission Street Light Commercial Mission Street 003-322-100 0.10 7080 Mission Street Light Commercial Mission Street 003-371-140 0.68 6967 Mission Street Light Commercial Mission Street 003-362-050 0.11 7001 Mission Street Light Commercial Mission Street 003-362-060 0.06 6 Bismark Street Light Commercial Mission Street 003-322-080 0.08 7050 Mission Street Light Commercial Mission Street 003-362-040 0.06 7005 Mission Street Light Commercial Mission Street 003-322-090 0.22 7066 Mission Street Light Commercial Mission Street 003-361-040 0.06 No Physical Address Light Commercial Mission Street 003-322-110 0.08 7096 Mission Street Light Commercial Mission Street 003-361-020 0.06 7047 Mission Street Light Commercial Mission Street 003-362-030 0.06 7009 Mission Street Light Commercial Mission Street 003-361-050 0.06 No Physical Address Light Commercial Mission Street 003-361-010 0.13 7099 Mission Street Light Commercial Mission Street 003-362-020 0.06 7025 Mission Street Light Commercial Mission Street 003-371-010 0.25 6989 Mission Street Light Commercial Mission Street 003-371-130 0.17 17 Bismark Street Light Commercial Mission Street 003-361-030 0.24 7073 Mission Street Light Commercial Mission Street 003-362-010 0.19 7037 Mission Street Light Commercial Mission Street 006-232-190 0.33 7255 Mission Street Light Commercial Mission Street 006-225-040 0.16 7236 Mission Street Light Commercial Mission Street 003-351-010 0.07 7217 Mission Street Light Commercial Mission Street 003-321-170 0.06 7144 Mission Street Light Commercial Mission Street 003-352-030 0.08 7123 Mission Street Light Commercial Mission Street 003-321-030 0.05 93 Bruno Avenue Light Commercial Mission Street 006-231-250 0.36 7217 Mission Street Light Commercial Mission Street 006-231-030 0.12 61 Price Street Light Commercial Mission Street 003-321-180 0.44 7198 Mission Street Light Commercial Mission Street 003-321-020 0.05 95 Bruno Avenue Light Commercial Mission Street 003-351-030 0.09 7217 Mission Street Light Commercial Mission Street 003-352-020 0.05 7171 Mission Street Light Commercial Mission Street 003-351-040 0.06 No Physical Address Light Commercial
Mission Street 003-352-010 0.15 7199 Mission Street Light Commercial Mission Street 006-225-150 0.66 99 School Street Light Commercial Mission Street 003-321-010 0.08 66 School Street Light Commercial Mission Street 006-225-120 0.18 7232 Mission Street Light Commercial Mission Street 003-351-020 0.09 7217 Mission Street Light Commercial Mission Street 006-251-030 0.24 No Physical Address Light Commercial Mission Street 006-244-100 0.24 7322 Mission Street Light Commercial Mission Street 006-244-110 0.44 7338 Mission Street Light Commercial Mission Street 006-225-050 0.12 7244 Mission Street Light Commercial Mission Street 006-225-100 0.13 7298 Mission Street Light Commercial Mission Street 006-244-070 0.12 7300 Mission Street Light Commercial Mission Street 006-232-090 0.28 7283 Mission Street Light Commercial Mission Street 006-244-080 0.12 No Physical Address Light Commercial Mission Street 006-251-160 0.51 7315 Mission Street Light Commercial Mission Street 006-225-060 0.11 7252 Mission Street Light Commercial Mission Street 006-244-090 0.26 7316 Mission Street Light Commercial Mission Street 006-225-130 0.32 7276 Mission Street Light Commercial Mission Street 006-225-140 0.08 No Physical Address Light Commercial Mission Street 006-251-020 0.49 No Physical Address Light Commercial Mission Street 006-251-010 0.17 7301 Mission Street Light Commercial Mission Street 006-371-100 0.28 66 San Pedro Road Light Commercial (BART Specific Plan)
Mission Street 006-373-070 0.10 No Physical Address Light Commercial (BART Specific Plan)
Mission Street 006-401-110 0.30 7455 El Camino Real Light Commercial (BART Specific Plan)
Mission Street 006-373-020 0.28 No Physical Address Light Commercial (BART Specific Plan)
Mission Street 006-251-150 0.17 7339 Mission Street Light Commercial Mission Street 006-251-220 0.42 No Physical Address Light Commercial (BART Specific Plan)
Mission Street 006-371-120 0.68 7400 Mission Street Light Commercial (BART Specific Plan)
Mission Street 006-251-140 0.19 7361 Mission Street Light Commercial Mission Street 006-244-120 0.28 7360 Mission Street Light Commercial Mission Street 006-244-140 0.26 22 W Market Street Light Commercial (BART Specific Plan)
Mission Street 006-401-080 0.78 7425 El Camino Real Light Commercial (BART Specific Plan)
Mission Street 006-251-230 1.11 7367 Mission Street Light Commercial (BART Specific Plan)
Mission Street 006-251-210 0.19 7395 Mission Street Light Commercial (BART Specific Plan)
Mission Street 006-371-130 0.61 20 San Pedro Road Light Commercial (BART Specific Plan)
Mission Street 006-244-130 0.33 7370 Mission Street Light Commercial (BART Specific Plan)
Mission Street 006-401-060 0.32 7469 Mission Street Light Commercial (BART Specific Plan)
Mission Street 006-401-100 0.05 No Physical Address Light Commercial (BART Specific Plan)
Mission Street 006-401-070 0.20 7499 El Camino Real Light Commercial (BART Specific Plan)
Mission Street 003-210-250 0.05 6347 Mission Street Light Commercial Mission Street 004-022-210 1.41 6100 Mission Street Light Commercial Mission Street 004-154-430 0.09 6061 Mission Street Light Commercial Mission Street 003-041-380 0.18 18 Bepler Street Light Commercial Mission Street 003-041-390 0.16 Bepler Street & Mission Street Light Commercial Mission Street 003-072-130 0.06 27 Hillcrest Drive Light Commercial Mission Street 104-440-180 0.23 89 Goethe Street, #18 Light Commercial Mission Street 104-440-170 0.23 89 Goethe Street, #17 Light Commercial Mission Street 104-440-160 0.23 89 Goethe Street, #16 Light Commercial Mission Street 104-440-150 0.23 89 Goethe Street, #15 Light Commercial Mission Street 104-440-140 0.23 89 Goethe Street, #14 Light Commercial Mission Street 104-440-130 0.23 89 Goethe Street, #13 Light Commercial Mission Street 104-440-120 0.23 89 Goethe Street, #12 Light Commercial Mission Street 104-440-110 0.23 89 Goethe Street, #11 Light Commercial Mission Street 104-440-100 0.23 89 Goethe Street, #10 Light Commercial Mission Street 104-440-090 0.23 89 Goethe Street, #9 Light Commercial Mission Street 104-440-080 0.23 89 Goethe Street, #8 Light Commercial Mission Street 104-440-070 0.23 89 Goethe Street, #7 Light Commercial Mission Street 104-440-060 0.23 89 Goethe Street, #6 Light Commercial Mission Street 104-440-050 0.23 89 Goethe Street, #5 Light Commercial Mission Street 104-440-040 0.23 89 Goethe Street, #4 Light Commercial Mission Street 104-440-030 0.23 89 Goethe Street, #3 Light Commercial Mission Street 104-440-020 0.23 89 Goethe Street, #2 Light Commercial Mission Street 104-440-010 0.23 89 Goethe Street, #1 Light Commercial Mission Street 004-042-150 0.10 20 Flournoy Street Light Commercial Mission Street 004-021-090 0.09 35 Wilson Street Light Commercial Mission Street 004-021-100 0.09 27 Wilson Street Light Commercial Mission Street 004-042-160 0.16 6178 Mission Street Light Commercial Mission Street 004-021-110 0.18 6150 Mission Street Light Commercial Mission Street 003-122-010 0.06 6711 Mission Street Light Commercial Mission Street 006-232-020 0.11 32 Price Street Light Commercial Mission Street 003-342-070 0.06 75 Citrus Avenue Light Commercial Mission Street 003-132-160 0.11 No Physical Address Single-Family/Duplex Mission Street 003-042-180 0.10 31 Bepler Street Multiple-Family Residential Mission Street 003-042-190 0.06 31 Bepler Street Multiple-Family Residential Mission Street 003-042-120 0.06 39 Mission Circle Multiple-Family Residential Mission Street 003-042-110 0.06 49 Mission Circle Multiple-Family Residential Mission Street 003-042-100 0.06 63 Mission Circle Multiple-Family Residential Mission Street 003-121-020 0.10 6690 Mission Street Single-Family/Duplex Mission Street 003-121-010 0.12 499 Santa Barbara Avenue Single-Family/Duplex
Geneva Avenue 005-061-010 0.11 2321 Geneva Avenue Light Commercial Geneva Avenue 005-061-040 0.05 No Physical Address Light Commercial Geneva Avenue 005-061-020 0.06 2333 Geneva Avenue Light Commercial Geneva Avenue 005-061-030 0.05 No Physical Address Light Commercial Geneva Avenue 005-061-050 0.05 No Physical Address Light Commercial Geneva Avenue 005-061-060 0.05 No Physical Address Light Commercial Geneva Avenue 005-061-070 0.06 No Physical Address Light Commercial Geneva Avenue 005-062-110 0.11 No Physical Address Light Commercial Geneva Avenue 005-062-060 0.07 2447 Geneva Avenue Light Commercial Geneva Avenue 005-062-100 0.11 2401 Geneva Avenue Light Commercial Geneva Avenue 005-062-050 0.07 2449 Geneva Avenue Light Commercial Geneva Avenue 005-062-040 0.14 2455 Geneva Avenue Light Commercial Geneva Avenue 005-063-130 0.12 2501 Geneva Avenue Light Commercial Geneva Avenue 005-063-210 0.07 2545 Geneva Avenue Light Commercial Geneva Avenue 005-063-120 0.12 2525 Geneva Avenue Light Commercial Geneva Avenue 005-063-200 0.07 2555 Geneva Avenue Light Commercial Geneva Avenue 005-063-090 0.06 2579 Geneva Avenue Light Commercial Geneva Avenue 005-065-140 0.06 No Physical Address Light Commercial Geneva Avenue 005-065-120 0.05 No Physical Address Light Commercial Geneva Avenue 005-065-100 0.06 2725 Geneva Avenue Light Commercial Geneva Avenue 005-065-090 0.06 2731 Geneva Avenue Light Commercial Geneva Avenue 005-065-080 0.06 2737 Geneva Avenue Light Commercial Geneva Avenue 005-065-070 0.06 88 Accacia Street Light Commercial Geneva Avenue 005-065-110 0.06 2721 Geneva Avenue Light Commercial Geneva Avenue 005-066-080 0.11 2809 Geneva Avenue Light Commercial Geneva Avenue 005-066-100 0.11 2801 Geneva Avenue Light Commercial Geneva Avenue 005-066-090 0.11 2807 Geneva Avenue Light Commercial Geneva Avenue 005-121-160 0.06 2650 Geneva Avenue Light Commercial Geneva Avenue 005-066-070 0.11 No Physical Address Light Commercial Geneva Avenue 005-121-170 0.06 2660 Geneva Avenue Light Commercial Geneva Avenue 005-121-180 0.06 2666 Geneva Avenue Light Commercial Geneva Avenue 005-121-190 0.06 No Physical Address Light Commercial Geneva Avenue 005-067-110 0.11 2901 Geneva Avenue Light Commercial Geneva Avenue 005-122-160 0.17 No Physical Address Light Commercial Geneva Avenue 005-067-100 0.06 2913 Geneva Avenue Light Commercial Geneva Avenue 005-067-090 0.06 2919 Geneva Avenue Light Commercial Geneva Avenue 005-067-080 0.23 2925 Geneva Avenue Light Commercial Geneva Avenue 005-122-170 0.34 2750 Geneva Avenue Light Commercial Geneva Avenue 005-123-380 0.06 2800 Geneva Avenue Light Commercial Geneva Avenue 005-072-020 0.08 239 Macdonald Avenue Light Commercial Geneva Avenue 005-072-010 0.11 615 Schwerin Street Light Commercial Geneva Avenue 005-094-020 0.41 3233 Geneva Avenue Light Commercial Geneva Avenue 005-123-390 0.52 2840 Geneva Avenue Light Commercial
Geneva Avenue 005-124-030 0.12 115 Oriente Street Light Commercial Geneva Avenue 005-124-040 0.06 2930 Geneva Avenue Light Commercial Geneva Avenue 005-124-050 0.05 2950 Geneva Avenue Light Commercial Geneva Avenue 005-124-060 0.12 No Physical Address Light Commercial Geneva Avenue 005-123-200 0.06 No Physical Address Light Commercial Geneva Avenue 005-124-120 0.11 2990 Geneva Avenue Light Commercial Geneva Avenue 005-094-110 0.41 3255 Geneva Avenue Light Commercial Geneva Avenue 005-094-120 0.25 3275 Geneva Avenue Light Commercial Geneva Avenue 005-094-130 0.33 3211 Geneva Avenue Light Commercial Geneva Avenue 005-094-060 0.41 2700 Bayshore Boulevard Light Commercial Geneva Avenue 005-065-130 0.11 No Physical Address Light Commercial Geneva Avenue 005-065-190 0.11 No Physical Address Single-Family Residential Geneva Avenue 005-072-050 0.08 231 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-030 0.08 235 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-040 0.08 233 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-280 0.03 3023 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-100 0.08 121 Macdonald Avenue Single-Family Residential Geneva Avenue 005-092-260 0.03 3143 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-170 0.12 510 Talbert Street Multiple-Family Residential Geneva Avenue 005-092-250 0.03 3147 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-240 0.03 3151 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-230 0.03 3155 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-220 0.03 3159 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-210 0.03 3163 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-200 0.03 3167 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-190 0.03 3171 Geneva Avenue Multiple-Family Residential Geneva Avenue 005-072-120 0.08 211 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-200 0.03 3063 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-320 0.03 3119 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-110 0.08 117 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-060 0.08 227 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-270 0.03 3029 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-020 0.08 145 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-190 0.03 3067 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-310 0.03 3123 Geneva Avenue Single-Family Residential Geneva Avenue 005-072-130 0.08 209 Macdonald Avenue Single-Family Residential Geneva Avenue 005-092-030 0.08 141 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-070 0.08 225 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-260 0.03 3035 Geneva Avenue Single-Family Residential Geneva Avenue 005-072-180 0.03 3075 Geneva Avenue Single-Family Residential Geneva Avenue 005-072-310 0.14 No Physical Address Multiple-Family Residential Geneva Avenue 005-072-140 0.08 205 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-250 0.03 3039 Geneva Avenue Single-Family Residential
Geneva Avenue 005-092-040 0.08 139 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-170 0.03 3079 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-300 0.03 3127 Geneva Avenue Single-Family Residential Geneva Avenue 005-072-080 0.08 223 Macdonald Avenue Single-Family Residential Geneva Avenue 005-092-050 0.08 135 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-160 0.05 3083 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-130 0.08 111 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-090 0.08 219 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-330 0.06 508 Allan Street Single-Family Residential Geneva Avenue 005-072-240 0.03 3043 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-290 0.03 3131 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-060 0.08 133 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-230 0.03 3049 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-070 0.08 131 Macdonald Avenue Single-Family Residential Geneva Avenue 093-252-010 0.05 3165 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-280 0.03 3135 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-150 0.07 107 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-100 0.08 217 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-220 0.03 3055 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-350 0.03 3103 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-080 0.08 127 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-320 0.06 510 Allan Street Single-Family Residential Geneva Avenue 005-092-340 0.03 3107 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-160 0.07 105 Macdonald Avenue Multiple-Family Residential Geneva Avenue 005-072-110 0.08 215 Macdonald Avenue Single-Family Residential Geneva Avenue 005-072-210 0.03 3059 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-370 0.06 507 Allan Street Single-Family Residential Geneva Avenue 005-092-090 0.08 125 Macdonald Avenue Single-Family Residential Geneva Avenue 005-092-330 0.03 3111 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-180 0.05 3175 Geneva Avenue Multiple-Family Residential Geneva Avenue 005-092-270 0.03 3139 Geneva Avenue Single-Family Residential Geneva Avenue 005-092-360 0.05 511 Allan Street Single-Family Residential Geneva Avenue 005-092-120 0.08 115 Macdonald Avenue Single-Family Residential Note: For many of the small parcels (e.g., 0.10 acres or less) to be developed, they would need to merge with adjacent lots.
........................................................................................................................
A PPENDIX B
C - MU O BJECTIVE D ESIGN
S TANDARDS
........................................................................................................................
City of Daly City
Commercial-Mixed Use Zoning District
Objective Design Standards
Public Review Draft | November 2023
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.placeworks.com
Prepared by:
2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 1 City of Daly City
Commercial-Mixed Use Zoning District
Objective Design Standards
Public Review Draft | November 2023
Table of Contents
1. Introduction 3
1.1 P urpose and Goals 3
1.2 User Guide 3
1.3 Relationship to State and City Regulations 3
1.4 R eview Process 4
2. Development Standards 5
3. Objective Design Standards 6
3.1 Site Design 6
3.2 Building Design 10
3.3 Context Sensitivity 15
3.4 Landscaping 16
4. Definitions 18
Appendix 19
2 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 1. Intr oduction
This page intentionally left blank.
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 3 City of Daly City 1. Intr oduction
1.3 Relationship to State and
City Regulations
The following describes how these objective design
standards relate to and comply with State and City
regulations:
» California State Senate Bill (SB) 35. SB 35 requires
the availability of a streamlined ministerial approval
process for multifamily residential developments
to increase the supply of housing in jurisdictions
that have not yet made sufficient progress toward
meeting their Regional Housing Need Allocation
(RHNA). As part of the streamlining process,
jurisdictions are required to establish objective
design standards for multifamily residential
development.
» General Plan. The General Plan’s Land Use Element
describes the City of Daly City’s goal of developing
mixed use and infill housing in the Mission Street
and Geneva Avenue corridors within the city.
» Zoning Ordinance. All development must comply
with the regulations within the City of Daly City’s
Zoning Ordinance. These objective design standards
are applicable to new multifamily housing and
mixed-use projects built on parcels within the City
of Daly City’s Commercial-Mixed Use zoning district,
identified and described further in the City’s Zoning
Ordinance.
» Existing Citywide Design Guidance. Where
appropriate, these objective design standards
reference and are compatible with adopted design
guideline documents including the Mission Street
Urban Design Plan, the Mission Street Landscape
Masterplan Report, and the BART Station Area
Specific Plan, where they address multifamily
residential and mixed-use development.
1.1 Purpose and Goals
The Commercial-Mixed Use Objective Design Standards
provide objective requirements for the development
of multifamily residential and mixed-use development
within the City’s Commercial-Mixed Use (C-MU) Zone.
New projects on sites within this zone are intended to
contribute pedestrian-oriented housing and mixed-use
development as well as increase the City’s housing
supply.
Unlike design guidelines, objective design standards are written to have “no personal or subjective judgment by
a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion
available and knowable by both the development
applicant and the public official prior to submittal.”
In other words, the goal of these objective design
standards is to provide a clear and straight forward
application and approval process for multifamily
housing construction within the C-MU Zone.
1.2 User Guide
This document contains objective design standards for
four topic areas:
1. Site Design
2. Building Design
3. Context Sensitivity
4. Landscaping
Each standard type begins with an intent statement,
followed by specific standards. The intent statements
are provided to help the reader understand
the overarching principle behind the standard
requirements and do not serve as review criteria.
A checklist listing the objective design standard
requirements is provided in the appendix of this
document. This checklist should be filled out by the
applicant and reviewed by staff to indicate whether the applicant’s project meets the requirements for non-
discretionary staff review.
1. Introduction
1.4 Review Process
Applications for multifamily or mixed-use development projects in the C-MU zoning district will be submitted to the Planning Department for ministerial processing and must include an application packet and design plans.
Projects will be processed administratively by staff and reviewed for conformance with these objective design standards. If the project conforms with all applicable objective design standards, the applicant can proceed with submitting a building application for the project.
If a project does not meet one or more of the Objective Design Review standards, the applicant can amend their application to comply, or when appropriate, the City of Daly City’s Planning Manager can administratively approve minor deviations (e.g., when the applicant can demonstrate that site design/layout would be improved or that there is a constraint that would make complying with a standard infeasible given site layout, etc.) from the objective design standards.
For deviations not deemed minor by the Planning Manager, the applicant can choose to go before the Planning Commission for design review approval. The project will still be reviewed for conformance with the C-MU Objective Design Standards by the Planning Commission while taking into consideration whether the deviation(s) from the standards is appropriate.
Regarding compliance with the California Environmental Quality Act (CEQA), a project on a qualified site may be exempt from CEQA using a Section 15183 exemption, unless there are
peculiar circumstances that would create a new impact not already identified and mitigated as part of the General Plan Addendum which covers the C-MU Zoning. Other factors like hazardous materials may require environmental review.
If the project does not meet the CEQA 15183 exemption, then the project will either require additional CEQA review or require an additional EIR or Supplemental EIR (SEIR), depending on whether the project is within the envelope of development analyzed in the General Plan EIR.
4 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 1. Intr oduction
2. Development Standards
Table 1 contains the development standards for multifamily residential and mixed-use development within the C-MU Zoning District.
Table 1. C-MU Overlay District Development Standards
Max.
Height1
Min.
height
Min. Lot
Area2
Max. Lot
Coverage
Min. lot
coverage
Min.
usable
Open
space3
Min.
Front
Yard4
Max.
Front
yard5
MIN. side
YARD
Min. Rear
Yard
120 ft.
10 stories
30 ft.
3 stories 10,000 sf 100% 50%
150 sf
per
unit
0 ft. 10 ft. N/A N/A
Notes:
1. New buildings abutting lots zoned R-1 (Single-family Residential District) or R-1/A (Single-family/Duplex Residential District) and over three stories or 30 feet high (whichever is lesser) shall follow the transitional height requirements and yard requirements in the C-MU Objective Design Standards.
2. The proposed lot area and lot width are higher than the minimum lot areas and widths required within other City zoning districts to 1) encourage lot mer gers or the assemblag e of smaller c ontiguous par cels to develop a larger residential or mixed-use project and 2) prohibit sites larger than 10,000 square feet to subdivide into sites smaller than 10,000 square feet.
3. The C-MU district shall allow flexibility in which the Usable Open Space calculation of 150 square feet may include private open space for the dwelling unit (i.e., decks and balconies), shared open space for the building’s occupants (i.e., terraces, roof decks, etc.), and publicly accessible open space on the ground floor .
4. Minimum front yard shall be dependent on the existing sidewalk width along the primary building frontage to create a minimum of a 10-foot sidewalk if the primary building frontage is along Mission Street and a 10-foot sidewalk if the primary building frontage is along Geneva Avenue. Any new sidewalk within the property line will require a public right-of-way easement or dedication to the City of Daly City and/or Caltrans.
5. The front yard setback space may be used for landscape or usable open space but not parking. Larger setbacks are allowed where needed for usable public gathering space, driveways, or garage entries.
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 5 City of Daly City 2 . Development Standards
6 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 3. Objec tive Design Standards
3. Objective Design Standards
3.1 Site Design
3.1.1 Building-Street Edge
INTENT
To enhance the street character by placing active
building frontages and public open spaces close to
the street.
3.1.1.1 Building Orientation
At least 50 percent of the building frontage along
Mission Street or Geneva Avenue shall be oriented
parallel to that street.
3.1.1.2 Building Façade along Mission
Street and Geneva Avenue
A minimum of 75 percent of the front façade of the
building along Mission Street and Geneva Avenue shall
be located on or within 10 feet of the front property
line. Habitable open space on a podium above the
ground level could make up 50 percent of this required
front façade.
Mission
St /
Geneva Av
e
Side Street
A Max. 10’ from property line
B Min. 75% of building facade
B
A
B
A
Figure 1: Building Façade along Mission Street,
Geneva Avenue, and Side Streets
A Max. 10’
B Min. 25’
B
AA
B
Figure 2: Corner Building Siting
3.1.1.3 Building Façade on Side Streets
A minimum of 75 percent of the front façade of the
building along side streets off Mission Street and
Geneva Avenue shall be located on or within 10 feet of
the front property line. Ground level publicly accessible open space or habitable open space on a podium
above the ground level could make up 50 percent of
this required front façade.
3.1.2 Corner Sites
INTENT
Design building corners to provide public open
space for pedestrians or apply special architectural
elements to provide a strong urban edge.
3.1.2.1 Corner Building Siting
On a corner lot, a building shall be sited no more than 10 feet from either adjacent street property line for a minimum distance of 25 feet to help define the corners
of street blocks unless it provides a public open space that provides direct internal access, where grading
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 7 City of Daly City 3. Objec tive Design Standards
permits, and contains one or more of the following:
outdoor dining areas, plazas, courtyards, fountains,
public art, entry forecourts, and/or landscaping.
3.1.2.2 Enhanced Corner Treatments
Buildings located at a signalized intersection along
Mission Street or Geneva Avenue shall include at least
two of the following:
» Rounded or angled facet on the corner .
» Location of the building entrance at the corner .
» A change in material for a minimum of 25 feet on
both sides of the street.
» Public open space as defined in Standard 3.1.2.1
Corner Building Siting.
» Embedded corner tower element for a minimum of
25 feet on both sides of the street.
3.1.3 Open Space
INTENT
To provide well-designed open spaces that offer
opportunities to relax, socialize, and play.
3.1.3.1 Public Open Space Size
A minimum of 750 square feet of privately-owned
publicly accessible open space shall be provided at
the ground floor for projects on sites of one or more
acre in size. The provided public open space can count
toward the minimum provision of private open space
requirements.
3.1.3.2 Public Open Space Access
Any required public open space shall be publicly
accessible from and oriented toward the public
sidewalk.
3.1.3.3 Private Common Open Space
Private common open space shall include features to
promote its use by the building’s residents, including
outdoor fitness equipment and/or seating/gathering
areas.
Embedded corner tower element for a mixed-use building.
Muti-family r esidential de velopment with priv ate open space.
Multifamily residential developments with publicly accessible common open space with seating.
8 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 3. Objec tive Design Standards
3.1.3.4 Private Common Rooftop Open
Space
Rooftop common open spaces on rooftops shall
incorporate a solid or glass screen or barrier or be
entirely enclosed.
3.1.4 Parking and Service
INTENT
Minimize the public view of parking and provide easy
access to parking and service areas.
3.1.4.1 Parking Siting
Locate parking t o the r ear, inside, or under the building.
Corner parking lots are prohibited.
For driveways providing access to twenty or fewer
parking spaces, one-way travel may be allowed. The
minimum one-way driveway dimension will be twelve
feet, clear of all obstructions (e.g., building support columns). For driveways providing access to more
than fifty spaces, the driveway dimension shall be at
least twenty-four feet, clear of all obstructions. All
required driveway dimensions shall be subject to final
determination by the city’s traffic engineer .
For Mission Street and Geneva Avenue, all gated
garages shall provide at least 12’ between the back of
sidewalk and the face of the proposed gate to ensure
cars entering the building do not impede traffic on the adjacent street.
3.1.4.3 Curb Cuts
Minimize the number of curb cuts for driveways. For
parcel s treet fr ontages less tha n 300 f eet, no mor e than one curb cut at 25 feet width maximum is allowed. For
parcel street frontages 300 feet or more, no more than
two curb cuts at 25 feet width maximum are allowed.
Where parking ingress and egress are separated, each
driveway shall be not more than 12 feet wide.
3.1.4.4 Services-Restricted Parking
Space Minimum
For projects with a minimum of 20 parking spaces, at
least one parking space dedicated to loading/unloading
or pick-up/drop-off activities (i.e., service, shuttle, taxi, rideshare service) shall be provided per building and shall be directly accessible from the building. The dedicated parking space may be in a surface parking lot area or inside a parking structure.
3.1.5 Trash and Service Areas
INTENT
Provide convenient service access to residential
developments. Design and locate trash and storage
facilities so that they are not visually obtrusive.
Multifamily residential project with podium parking on the ground floor .
3.1.4.2 Parking and Service Access
Locate parking and service access on side and/or rear
streets unless the property has no rear or side frontage on a public right-of-way or if existing grading conditions do not permit side or rear street parking/service
access. If the property has no rear or side frontage on a public right-of-way or if existing grading conditions do not permit side or rear street parking/service access,
parking and service access may be provided from
Mission Street or Geneva Avenue. In this case, vehicles shall enter Mission or Geneva moving forward only, and
all parking facilities shall be designed to facilitate this requirement.
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 9 City of Daly City 3. Objec tive Design Standards
3.1.5.1 Trash and Service Area Siting
Refuse collection areas and dumpsters shall be
incorporated into parking areas inside buildings or
enclosed by a screen wall of durable material. Planting shall screen views from streets, pedestrian areas, and
neighboring properties.
3.1.5.2 Access to Trash Collection
Facilities
The facility shall be located no more than 35 feet from the T ruck Access P oint and the slope of the truck access path leading to the facility shall be no greater than five percent in the direction of travel and two percent in
the cross slope.
3.1.5.3 Review by Trash/Recycling
Service Provider
Any application for a new building shall have all
proposed trash/recycling storage capacity and pick-up
locations reviewed and approved by the City’s trash/
recycling service provider .
3.1.6 Services and Utilities
INTENT
Provide services and utilities that are adequately
screened from public view and are visually
compatible with the surrounding development. Avoid
placing utilities and services along active building
frontages and in front yard of properties, unless
required by regulation.
3.1.6.1 Location Restrictions
Ground-mounted utilities and mechanical equipment
shall not be located in a required front setback area or between any structure and a front property line, unless required by regulation.
3.1.6.2 Location Exception Requirements
Where ground-level utilities and mechanical equipment
is required to be in the front yard or between a building and the public right-of-way, at least three of the
following measures shall be provided:
» Group above-ground utilities and mechanical
equipment.
» Orient equipment to be perpendicular to the
sidewalk and not parallel, as to result in a slimmer
profile from street view.
» Set equipment below grade with solid or grated
coverings.
» Install walls, fences, or screens using design features, materials, and colors used in the main structure.
» Raise the existing grade around the equipment with
a berm or earthwork.
» Provide U-shaped plantings of shrubs that grow at
least as high as the equipment without preventing
maintenance access.
» Design recesses in the building wall that provide
space for equipment set back from the public right-
of-way.
» Paint equipment black or dark green to reduce their
visibility.
Trash collection area screened from public view by a metal gate of durable material.
10 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 3. Objec tive Design Standards
3.1.6.3 Utility Meters
Locate utility meters in service, loading, or screened
areas. Exterior surface mounted utility boxes visible
from the public right-of-way are prohibited. Utility
meters shall be painted to match the color of the
building face to which they are attached.
3.1.6.4 Location of Electrical
Transformers and Generators
If undergrounding is not feasible, at least one of the
following measures shall be employed:
» Enclose equipment within the building.
» Place equipment behind the building and screen
with walls, fences, or other screens that contain
design features, materials, and colors related to the
main structure. The height of the screening walls
shall at least be as tall as the mounted height of the
transformer/generator .
» A solid enclosure with screening walls shall be
located adjacent to the building wall and be at least
as tall as the mounted height of the transformer/
generator and any associated ventilation equipment.
3.1.6.5 Screening of Backflow Preventers
Backflow preventers (BFP) shall be screened from view
using one or more of the design approaches below:
» Consolidate all BFP components in a single location
within 10 feet of the side property line.
» Screen BFP with a hedge of English Boxwood, Coyote
Brush, Morning Glory, Rockrose, Lavender, or other
visually dense and water-wise species at least 4 feet
tall and surrounding BFP on street-facing frontage
and two other sides, while maintaining required
access for maintenance.
» Install a wall, fence, or screen around three sides of BFP displaying materials, colors or design features
used in the principal building.
» Paint all BFP components black or dark green.
3.1.6.6 Screening of Rooftop Mechanical
Equipment
Rooftop mechanical equipment shall be screened from
the view of all adjacent public rights-of-way by screens or walls designed with complimentary materials and
colors to the building. Screen walls shall be located
within 20 feet of rooftop parapet walls.
3.1.6.7 Stormwater Management
All building and site designs must provide stormwater
treatment measures that meet Daly City Municipal
Regional Permit requirements. These can have
significant impacts on site design. The regulations
are communicated here: https://www.dalycity.org/
stormwater
3.2 Building Design
3.2.1 Street Frontage
INTENT
Design visually interesting and inviting spaces at
ground-floor level to facilitate engagement between
buildings and pedestrians.
3.2.1.1 Ground Floor Height
For residential buildings with ground-floor commercial
uses, the floor-to-fl oor height shall be at least 12 feet to ensure appropriate scale of the base of the building in relation to the upper floors. This ground floor height shall extend 30 feet deep minimum from the frontage
of Mission Street or Geneva Avenue.
3.2.1.2 Building Entrances
Locate main building entrances along the primary
street (Mission Street and Geneva Avenue). A side-
facing entrance may be provided if there is an entry
court with a clear path from the street.
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 11 City of Daly City 3. Objec tive Design Standards
AB
Figure 3: Active Ground Floor Frontage
A Min. 50% of building ground floor frontage along major street B Min. 30’ extension along side streets
Figure 3: Active Ground Floor Frontage
3.2.1.3 Active Ground Floor Frontage
A minimum of 50 percent of a building’s ground floor
frontage along Mission Street and Geneva Avenue
shall be “active street frontages,” which includes
shops, restaurants, gyms, community rooms or other
amenities, building entrances, offices, or bike stations.
The active ground-floor frontage shall extend 30 feet
deep minimum from the frontage along Mission Street
and Geneva Avenue. This active frontage shall continue
around the corner on frontages along side streets for a minimum of 30 feet.
3.2.1.4 Buildout of Active Ground Floor
Spaces
Ground floor retail, office and amenity areas which
contribute to the Active Ground Floor Frontage
standard above shall be constructed to a “tenantable”
condition and shall provide accessible restroom
facilities and include wall, ceiling, and flooring finishes that render them in a leasable condition prior to final occupancy of the building. This includes fully equipped code-compliant lavatories, commercial-grade wall
and floor electrical outlets, plumbing stub-outs, HVAC
systems and provisions for overhead lighting.
Mixed-use development with building entrances facing primary street and with ground floor height of at least 12 feet.
12 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 3. Objec tive Design Standards
3.2.2 Massing and Articulation
INTENT
Design buildings to have an aesthetically pleasing
appearance by applying architectural detailing and
variation in rooflines. Avoid creating a building with a bulky or monolithic appearance.
3.2.2.1 Massing Breaks
Large building massing shall be articulated to reduce
apparent bulk and size. All street-facing facades must
include at least one change in plane (projection or
recess) at least 4 feet in depth and 5 feet in width, or two changes in plane at least 2 feet in depth and 2.5
feet in width, for every 100 linear feet of wall. Such
features shall extend the full height of the respective façade of a building from either the ground level or
the floor above ground level, to the top of the wall.
Upper floors of buildings shall be allowed to project or cantilever up to 5 feet into public right-of-way, provided it is at least 12 feet clear above the level of sidewalk and does not impact any below- or above-ground
utilities.
3.2.2.2 Building Composition
Buildings of three stories or more shall have a clearly defined base and roof edge so that the façade has a
distinct base, middle, and top. Elements to articulate a building’s façade shall include:
» The top of the building shall have one or more of
the following: a cornice line with minimum 6-inch
overhang; a parapet with minimum 6-inch cap;
eaves with brackets or other detailing; a recessed
parapet behind the top of the building wall; a change
in material or color at the top floor; or upper floor
stepbacks.
» The middle or body of the building shall have a
façade made up of regular components including
one or more of the following: consistent window
pattern; repeating bay windows; regularly spaced
pilasters; recesses; or other vertical elements.
Figure 4: Massing Breaks
A Min. 5’ wide
B Min. 4’ depth
C Min. 2.5’ wide
B Min. 2’ depth
E Max. 100’
E
A B
C D
E
Figure 4: Massing Breaks
Base
Middle
Top
Base
Middle
Top
Figure 5: Building Composition
» The base of the building shall have one or more of
the following: recessed ground floor; a continuous
horizonal element at the top of the ground floor;
and enhanced window or entry elements such as
awnings or canopies.
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 13 City of Daly City 3. Objec tive Design Standards
» The elements comprising the base, middle, and top
of the building may be interrupted by a protruding
vertical element such as a tower, or a recessed
vertical element such as a massing break, an entry,
or a courtyard.
3.2.2.3 Rooflines
Roofline ridges and parapets shall not run unbroken
for more than 100 feet. Variation for roofs shall be
accomplished by changing the roof height, offsets,
direction of slope, and by including elements such as
dormers. Variation for parapets shall be accomplished
by raising a section of parapet higher, interrupting a
run of parapet with a taller volume such as a tower,
or a change in the design or material of the parapet
ornamentation.
AA
A
A
A
A Max. 100’
Figure 6: Rooflines
Mixed-use building with varied rooflines.
14 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 3. Objec tive Design Standards
3.2.3 Architecture
INTENT
Provide articulation to building facades and roofs
through a variety of architectural design features.
Design and locate windows so that they provide well-
proportioned articulation to building façades.
3.2.3.1 Architectural Roof Details
Where buildings have a traditional architectural
style, building walls along the street frontage shall
have architectural detail (e.g., brackets, rafter tails, dentils, or other repeating elements) at the cornice
or roof eave. Where buildings have a contemporary
architectural style, the top of the wall may be
expressed through the use of a clean stucco detail or a recess. Exposed and painted or unpainted sheet metal
flashing at the top of the wall is not allowed.
3.2.3.2 Architectural Design Features on
Elevations
At least one architectural design feature from the
following list shall be integrated into all elevations of a building facing a primary or secondary street, or a
common open space:
» Projecting or bay window treatments
» Brows or overhangs over windows
» Canopies or Awnings over doors
» Projecting eaves of 24’ or more
» Balconies
3.2.3.3 Windows
» Recess/Trim. All individual window openings along
street frontages shall either be recessed 2 inches
minimum or surrounded by trim at least 4 inches in
width and 2 inches in depth.
» Street Frontage. Building walls along all street
frontages shall have windows at all floors above
ground level.
Mixed-use building with awnings to differentiate separate retail establishments.
» Orientation and Proportion. Buildings shall include
vertically orien ted and pr oportioned f açade openings with windows that have a greater height than width
(an appropriate vertical/horizontal ratio ranges from
1.5:1 to 2:1). Where larger horizontal openings are
used, they shall be divided into multiple groups of
vertical windows. Smaller windows in utility areas or
bathrooms may be horizontally proportioned.
» Materials. Vinyl windows are not acceptable. All
windows shall be metal, wood clad or fiberglass.
» Glazing. Glass shall be clear with a minimum of 88
percent light transmission. Mirrored and deeply
tinted glass or applied films that create mirrored
windows and curtain walls are prohibited. To add
privacy and aesthetic variety to glass, fritted glass,
spandrel glass, and other decorative treatments are
appropriate.
» Mullions and Muntins. Muntins shall be three-
dimensional with a minimum thickness of 1/2-inch,
or true divided lites. Snap-in muntins shall not be
used.
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 15 City of Daly City 3. Objec tive Design Standards
3.2.4 Building Materials
INTENT
Accentuate building design through quality building
materials and attractive finishes.
3.2.4.1 Appropriate Building Materials
» At the base of the building along public rights-
of-way, high quality, durable, and easy to clean
materials and finishes shall be used, such as stone,
brick, cementitious board, glass, metal panels,
ceramic tiles, poured in place concrete and smooth
troweled plaster finishes. Windows and doors shall
be framed in aluminum or other durable material –
vinyl is not allowed.
» Above the ground floor, finish materials shall be
materials that are high quality and durable, such as
cementitious board, plaster or stucco, ceramic tiles
(as a secondary material), finished and painted wood
or composite trim, durable sheet metal, and wood,
aluminum, copper, steel, and fiberglass clad frames
for windows and doors.
» Due to Daly City’s climate, all metal used shall be
weather resistant metal such as galvanized metal,
zinc, stainless steel or non-ferrous metals such as
copper .
3.2.4.2 Brick and Stone Veneer
If used, brick and stone veneer shall be mortared and
wrapped around corners a minimum of 4 feet to give
the appearance that they have a structural function
and minimize a veneer appearance.
Mixed-use building with a stone veneer at the ground floor .
3.2.4.3 Inappropriate Building Materials
The following materials are not permitted because they
do not uphold the quality or lifespan that is desirable for new development:
» Mirrored glass, refl ective glass, or heavily tinted glass » Vinyl siding
» Vertical wood sheathing such as T1-11
» Plywood or similar wood
3.3 Context Sensitivity
The following standards provide context sensitivity
when projects are adjacent to existing residential
development. This will ensure that new development is
harmonious with neighboring residential development.
3.3.1 Adjacent to Existing
Residential Development
INTENT
For projects adjacent to existing residential properties of no more than two stories, apply design measures
that preserve privacy and daylight for residents of
those properties, and minimize additional vehicle
circulation and parking on existing residential streets.
16 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 3. Objec tive Design Standards
3.3.1.1 Height Transitions
Buildings abutting lots zoned R-1 (Single-family
Residential District) or R-1/A (Single-family/Duplex
Residential District) and over three stories or 30-feet high (whichever is lesser), shall be designed with one
or more horizontal stepbacks for the entire length of
the building façade adjacent to the R-1 or R-1/A lot.
This stepback is required to step back at a 45-degree
angle, starting from the top of the third story to a
maximum depth of 30 feet from the adjacent property.
The stepback area may be used for residential terraces.
Towers or other similar vertical architectural features, such as stairwells, do not require a stepback but shall not occupy more than 20 percent of the façade. The
loss of mass/bulk from a required horizontal stepback
may be transferred to a building façade that is not
adjacent to or across the street from a R-1- or R-1/A-
zoned lot, beyond the required maximum building
height.
3.3.1.2 Windows
Windows facing residences within 15 feet of the
property line, shall be arranged, or designed to
minimize views into adjacent residences using at least
one of the following privacy options:
» Translucent or louvered windows
» Offset window patterns
» Locating windows 5 feet above the floor level
(subject to building code requirements).
» Screening with dense landscaping between the
new development and existing residential property,
using species such as Callistemon citrinus (lemon
bottlebrush), Rhamnus alaternus (Italian buckthorn),
or Pittosporum tenuifolium (kohuhu), or another
similar species approved by the Community
Development Director at a minimum mature height
of 8 feet.
A
B
C
D
A 45 Degree Angle
B Max 3 Stories or 30’
C R-1- or R-1/A-zoned lot
D 30’ from Property Line
Figure 7: Height Transitions
3.3.1.3 Parking
Parking for residents, visitors, and/or employees shall be accommodated onsite in garages, parking areas, or
along internal streets to minimize spillover to adjacent residential neighborhoods. Parking and loading/
unloading areas shall be designed to minimize stacking/ queuing issues at ingress/egress points.
3.4 Landscaping
3.4.1 Plantings
INTENT
Provide well-maintained landscape that enhances
parking lots and streets adjacent to new
development.
COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS 17 City of Daly City 3. Objec tive Design Standards
3.4.1.1 Parking Lot Landscaping
» Parking Lot Fencing. For abutting lots that are
zoned R-1 (Single-family Residential District) or
R-1/A (Single-family/Duplex Residential District), all
surface parking lots at the ground floor shall provide
a minimum 6-foot-high fence or wall between the
parking lot and the property line. Fences or walls
shall have a planted edge of at least 4 feet between
the parking lot and the face of the fence or wall.
» Parking Lot Trees Spacing. For surface parking lots,
provide at least one tree per 200 square feet of total
area between the property line and the face of the
curb of the parking area. Trees shall be 15-gallon size minimum.
» Parking and Service Area Landscaped Setbacks. A
fully landscaped setback area of trees and shrubs at
least 5 feet deep shall be provided along the street-
facing edge of all parking, driveways, and service
areas.
» Surface Parking Lot Perimeter. The perimeter of
any surface parking lot shall terminate a minimum
of 5 feet from the face of a building. This area shall
be planted with shrubs, unless used as a pedestrian
walkway.
3.4.1.2 Street Trees
» Street Tree Pattern. Provide street trees within
the public right-of-way in a linear row pattern at an
interval between 20 to 40 feet on all street façades.
18 COMMERCIAL-MIXED USE ZONING DISTRICT OBJECTIVE DESIGN STANDARDS City of Daly City 3. Objec tive Design Standards
4. Definitions
» Public Realm: The public realm is an exterior urban
space shaped by buildings comprised of publicly
accessible streets, parks, open spaces, pathways,
and civic facilities.
» Secondary Street: Non-primary street adjacent to a
development project.
» Setback: The required minimum distance for the
placement of a building measured from a property
line, face of curb or another feature.
» Stepback: Stepback is a horizontal recess applied to
the upper floor or floors of a building to reduce the
shadow casted on the adjacent street or open space.
» Active Ground Floor Frontage: Active ground-
floor frontage includes active uses that generate
pedestrian activity at the interior and exterior of
buildings at the ground floor at streets and public
spaces. Active uses can be retail, commercial,
educational, artistic, institutional, or community uses such as a community room or daycare.
» Building Frontage: Edge of the building closest to
the street bordering the property.
» Internal Street: Smaller street or network of streets within a development project that provides internal
circulation.
» Massing: Massing is the three-dimensional bulk of
a building in terms of general shape, form, height,
width, and depth.
» Mixed Use: Development project that has
commercial uses on the ground floor with residential
uses above.
» Multifamily Residential: Residential rental
apartments and/or condominiums with two or three
stories.
» Podium: Development project that has parking in an
enclosed ground floor parking garage.
» Primary Street: Street where the highest level of
vehicle, pedestrian, and/or bicycle circulation is
anticipated for a development project.
» Private Common Open Space: Open space
accessible to residents or tenants of a building
only. Common examples are open spaces above
podiums or on rooftops.
» Privately-Owned Publicly Accessible Open Space:
Privately-owned outdoor space that functions
as public space but may have limited hours of
availability.
» Property Line: Property line is measured from the
face-of-curb for publicly accessible private streets,
a designated property line along an access drive, or
back of sidewalk along public streets.
19 City of Daly City
Appendix
i
City of Daly City
City of Daly City Commercial-Mixed Use Zoning District
Objective Design Standards Checklist
Name of Applicant:
Date:
Project Address:
Project Application Number (City staff to fill out):
Existing Zone:
Project site is located adjacent to lots zoned R-1
(Single-family Residential District) or
R-1/A (Single-family/Duplex Residential) (Yes/No)
Development Type (check all that apply):
Multifamily Residential
Mixed-Use
Objective Design
Standards Checklist Items
Applicant
Evaluation Staff Evaluation By:
Yes No N/A Yes No N/A Evaluation and Drawing
Reference
3.1 SITE DESIGN STANDARDS
3.1.1 Building-Street Edge
3.1.1.1 Building Orientation
3.1.1.2 Building Façade along Mission Street
and Geneva Avenue
3.1.1.3 Building Façade on Side Streets
3.1.2 Corner Sites
3.1.2.1 Corner Building Siting
3.1.2.2 Enhanced Corner Treatments
3.1.3 Public Open Space
3.1.3.1 Public Open Space Size
3.1.3.2 Public Open Space Access
3.1.3.3 Private Common Open Space
3.1.3.4 Private Common Rooftop Open Space
ii
City of Daly City
Objective Design
Standards Checklist Items
Applicant
Evaluation Staff Evaluation By:
Yes No N/A Yes No N/A Evaluation and Drawing
Reference
3.1.4 Parking and Service
3.1.4.1 Parking Siting
3.1.4.2 Parking and Service Access
3.1.4.3 Curb Cuts
3.1.4.4 Services-Restricted Parking Space
Minimum
3.1.5 Trash and Service Areas
3.1.5.1 Trash and Service Area Siting
3.1.5.2 Access to Trash Collection Facilities
3.1.5.3 Review by Trash/Recycling Service
Provider
3.1.6 Services and Utilities
3.1.6.1 Location Restrictions
3.1.6.2 Location Exception Requirements
3.1.6.3 Utility Meters
3.1.6.4 Location of Electrical Transformers and
Generators
3.1.6.5 Screening of Backflow Preventers
3.1.6.6 Screening of Rooftop Mechanical
Equipment
3.1.6.7 Stormwater Management
3.2 BUILDING DESIGN
3.2.1 Street Frontage
3.2.1.1 Ground Floor Height
3.2.1.2 Building Entrances
3.2.1.3 Active Ground Floor Frontage
3.2.1.4 Buildout of Active Ground Floor Spaces
3.2.2 Massing and Articulation
3.2.2.1 Massing Breaks
3.2.2.2 Building Composition
3.2.2.3 Rooflines
iii
City of Daly City
Objective Design
Standards Checklist Items
Applicant
Evaluation Staff Evaluation By:
Yes No N/A Yes No N/A Evaluation and Drawing
Reference
3.2.3 Architecture
3.2.3.1 Architectural Roof Details
3.2.3.2 Architectural Design Features on
Elevations
3.2.3.3 Windo ws
3.2.4 Building Materials
3.2.4.1 Appropriate Building Materials
3.2.4.2 Brick and Stone Veneer
3.2.4.3 Inappropriate Building Materials
3.3 CONTEXT SENSITIVITY
3.3.1 Adjacent to Existing Residential Development
3.3.1.1 Height Transitions
3.3.1.2 Windo ws
3.3.1.3 Parking
3.4 LANDSCAPING
3.4.1 Plantings
3.4.1.1 Parking Lot Landscaping
3.4.1.2 Street Trees
........................................................................................................................
A PPENDIX C
T RIP G ENERATION S TUDY
........................................................................................................................
414 13th Street, 5th Floor Oakland, CA 94621 510.444.2600 w-trans.com SANTA ROSA • OAKLAND
Memorandum
Date: August 24, 2023 Project: DCI007
To: Ms. Janet Chang, Senior Associate
Placeworks
Mr. Bruce Brubaker, Principal
Placeworks
From: Valerie Haines
[email protected]
Mark Spencer
[email protected]
Subject: Trip Generation and Vehicle Miles Traveled Changes for Mission Street and Geneva Avenue within Daly City
Introduction
As requested, W- Trans has prepared a trip generation study for the proposed mixed -use district along Mission Street and Geneva Avenue within the City of Daly City limits. The study area has been separated into four sub - areas, which include all of Geneva Avenue in Daly City, as well as Mission Street between Castle Street and the southern City limits, between Castle Street and Theta Avenue, and between Theta Avenue and the northern City limits.
The study area is proposed to undergo changes in l and use designations and zoning which would increase the potential number of residential dwelling units from 180 to 1,590 units and decrease commercial uses from 215,000 to 80,500 square feet. It is noted that these changes are consistent with the buildout of the current General Plan and are only moving their respective locations within the City limits. As such, the total number of trips generated by the General Plan buildout would not change . The expected change in trip generation within each sub- area would change, however, as outlined below.
Trip Generation
The anticipated trip generation for the proposed uses were estimated using standard rates published by the Institute of Transportation Engineers (ITE) in Trip Generation Manual, 11th Edition, 2021.
Internal Capture Trips
Internal capture trips occur at mixed-use developments. In the case of these development areas this would consist of residents patronizing adjacent commercial uses, as well as employees of nonresidential uses patronizing other nonresidential uses (such as employees of the major retail anchor eating at adjacent restaurants) . These trips would be made by walking or bicycle use, and therefore would not affect the adjacent street network.
Pass-by Trips
Some portion of traffic associated with commercial uses are drawn from existing traffic on nearby streets . These vehicle trips are not considered "new," but are instead comprised of drivers who are already driving on the adjacent street system and choose to make an interim stop, and are referred to as “pass-by.”
Ms. Janet Chang Page 2 August 24, 2023
Applied Trip Reductions
The ITE Trip Generation Manual suggests that an appropriate pass -by rate for retail establishments generally is between 10 to 50 percent. For this analysis, a more conservative rate of 10-percent trip reduction was applied to all trip generation estimates for existing and proposed uses for pass -by and internal capture trip reductions, as well as to account for trip reductions attributable to transit use since Geneva Avenue and Mission Street are high- quality transit corridors.
Geneva Avenue Sub-Area
The expected trip generation potential for proposed units on Geneva Avenue within the Daly City boundaries is indicated in Table 1 with deductions taken for trips made to and from the existing uses. Trip generation rates for “Multifamily Housing (Low-Rise) Not Close to Rail Transit” (ITE LU #220), “Single-Family Detached Housing” (ITE LU #210), “General Office Building” (ITE LU #710), and “Gasoline/Service Station” (ITE LU #944) uses were applied to the existing land uses. “Single Family Attached Housing” (ITE LU #215) and “Strip Retail Plaza (<40k)” (ITE LU #822) were applied to the proposed uses.
Within the Geneva Avenue subarea, t he proposed land uses are expected to generate an average of 4, 004 trips per day, including 243 trips during the a.m. peak hour and 360 during the p.m. peak hour. After deductions from the existing uses are taken into account, the proposed housing and retail uses would generate about 1,450 new trips on a daily basis, including 68 during the morning peak hour and 134 during the evening peak hour; these new trips represent the increase in traffic associated with the project within the sub -area compared to existing trip generation.
Table 1 – Trip Generation Summary for Geneva Avenue
Land Use Units Daily AM Peak Hour PM Peak Hour
Rate Trips Rate Trips In Out Rate Trips In Out
Existing To Be Removed
MF Housing (Low-Rise)
Not Close to Rail Transit
-2.4 du 6.74 -16 0.40 -1 0 -1 0.51 -1 -1 0
SF Detached Housing -58.0 du 9.43 -547 0.70 -41 -10 -31 0.94 -55 -34 -21 General Office Building -19.5 ksf 10.84 -211 1.52 -30 -26 -4 1.44 -28 -5 -23 Gas Station -12 vfp 172.01 -2,064 10.28 -123 -62 -61 13.91 -167 -83 -84 Reductions 10% 284 10% 20 10 10 10% 25 12 13
Total Existing Use -2,554 -175 -88 -87 -226 -111 -115 Proposed
SF Attached Housing 459.0 du 7.20 3,305 0.48 220 55 165 0.57 262 154 108 Strip Retail Plaza (<40k) 21.0 ksf 54.45 1,144 2.36 50 30 20 6.59 138 69 69 Reductions -10% -445 -10% -27 -9 -18 -10% -40 -22 -18
Total Proposed Use 4,004 243 76 167 360 201 159
Net Change in Trips 1,450 68 -12 80 134 90 44
Note: MF = Multifamily; SF = Single-Family; du = dwelling unit; ksf = 1,000 square feet; vfp = vehicle fueling position Mission Street from Castle Street to Southern City Limit Sub-Area The expected trip generation potential for proposed units on Mission Street from Castle Street to the Southern City Limits is indicated in Table 2 with deductions taken for trips made to and from the existing uses. Trip
Ms. Janet Chang Page 3 August 24, 2023
generation rates for the existing use “Strip Retail Plaza (<40k)” (ITE LU #822) were applied. “Multifamily Housing (Low-Rise) Close to Rail Transit ” (ITE LU #220) and “Strip Retail Plaza (<40k) ” (ITE LU #822) were applied to the proposed uses as these uses are located within one- half mile of the Colma BART Station and will be on BART property.
The proposed land uses would be expected to generate approximately 3,733 trips per day, which include 253 a.m. peak hour trips and 472 p.m. peak hour trips. After deductions are taken from the existing use, the proposed housing and retail uses would be expected to generate 4,333 fewer trips on a daily basis, including 96 fewer during the morning peak hour and 504 fewer during the evening peak hour; these net negative trips represent the decrease in traffic associated with the new land uses within the sub-area compared to the existing use.
Table 2 – Trip Generation Summary for Mission Street from Castle Street to Southern City Limits Land Use Units Daily AM Peak Hour PM Peak Hour
Rate Trips Rate Trips In Out Rate Trips In Out
Existing To Be Removed
Strip Retail Plaza (<40k) -164.6 ksf -54.45 -8,962 2.36 -388 -233 -155 6.59 -1,085 -542 -543 Reductions 10% 896 10% 39 23 16 -10% 109 54 55
Proposed
MF Housing (Low-Rise)
Close to Rail Transit
575.5 du 4.72 2,716 0.38 219 63 156 0.61 351 211 140
Strip Retail Plaza (<40k) 26.3 ksf 54.45 1,432 2.36 62 37 25 6.59 173 87 86 Reductions -10% -415 -10% -28 -10 -18 -10% -52 -30 -22 Total Proposed Use 3,733 253 90 163 472 268 204
Total -4,333 -96 -120 24 -504 -220 -284
Note: MF = Multifamily; du = dwelling unit; ksf = 1,000 square feet Mission Street from Theta Avenue to Castle Street Sub-Area Table 3 includes the expected trip generation potential for proposed units on Mission Street from Theta Avenue to Castle Street, which includes deductions taken for trips made to and from the existing uses. Trip generation rates for the existing “Single -Family Detached Housing” (ITE LU #210) use were applied. “Multifamily Housing (Low-Rise) Not Close to Rail Transit” (ITE LU #220), “Single Family Attached Housing” (ITE LU #815), and “Strip Retail Plaza (<40k)” (ITE LU #822) were applied to the proposed uses.
The proposed units would be expected to generate an average of 1,412 daily trips, including 85 trips during the a.m. peak hour and 127 during the p.m. peak hour. After deductions from the existing units are taken into account, the proposed dwelling units and retail would be expected to generate 1,153 additional daily trips, including 66 during the morning peak hour and 101 during the evening peak hour; these additional trips represent the increase in traffic associated with the proposed land uses within the sub-area compared to the existing commercial uses.
Ms. Janet Chang Page 4 August 24, 2023
Table 3 – Trip Generation Summary for Mission Street from Theta Avenue to Castle Street Land Use Units Daily AM Peak Hour PM Peak Hour
Rate Trips Rate Trips In Out Rate Trips In Out
Existing To Be Removed
SF Detached Housing -30.6 du 9.43 -288 0.70 -21 -5 -16 0.94 -29 -18 -11 Reductions 10% 29 10% 2 0 2 10% 3 2 1
Proposed
MF Housing (Low-Rise)
Not Close to Rail Transit
14.0 du 6.74 94 0.40 6 1 5 0.51 7 4 3
SF Attached Housing 148.7 du 7.20 1,071 0.48 71 18 53 0.57 85 50 35 Strip Retail Plaza (<40k) 7.4 ksf 54.45 403 2.36 17 10 7 6.59 49 24 25 Reductions -10% -156 -10% -9 -3 -6 -10% -14 -8 -6
Total Proposed Use 1,412 85 26 59 127 70 57
Total 1,153 66 21 45 101 54 47
Note: SF = Single-Family; MF = Multifamily; du = dwelling unit; ksf = 1,000 square feet Mission Street from Theta Avenue to Northern City Limit Sub-Area Table 4 includes the expected trip generation potential for proposed units on Mission Street from Theta Avenue to the northern City limits, which includes deductions taken for trips made to and from the existing housing units at the site. “Single -Family Detached Housing” (ITE LU #210) and “Single Family Attached Housing” (ITE LU #215) were applied to the existing units, while “Single Family Attached Housing” (ITE LU #215) and “Strip Retail Plaza (<40k)” (ITE LU #822) were applied to the proposed uses.
The proposed units would be expected to generate about 4,903 daily trips, including 298 trips during the a.m. peak hour and 441 during the p.m. peak hour. After deductions from the existing units are taken into account, the proposed dwelling units and retail would be expected to generate approximately 4,166 additional daily trips, including 244 during the morning peak hour and 369 during the evening peak hour; these additional trips represent the increase in traffic associated with the proposed uses within the sub-area compared to the existing single-family homes.
Ms. Janet Chang Page 5 August 24, 2023
Table 4 – Trip Generation Summary for Mission Street from Theta Avenue to Northern City Limit Land Use Units Daily AM Peak Hour PM Peak Hour
Rate Trips Rate Trips In Out Rate Trips In Out
Existing To Be Removed
SF Detached Housing -77.6 du 9.43 -732 0.70 -54 -14 -40 0.94 -73 -46 -27 SF Attached Housing -12.1 du 7.20 -87 0.48 -6 -1 -5 0.57 -7 -4 -3 Reductions 10% 82 10% 6 2 4 10% 8 5 3
Total Existing Use -737 -54 -13 -41 -72 -45 -27
Proposed
SF Attached Housing 562.4 du 7.20 4,049 0.48 270 67 203 0.57 321 189 132 Strip Retail Plaza (<40k) 25.7 ksf 54.45 1,399 2.36 61 36 25 6.59 169 85 84 Reductions -10% -545 -10% -33 -10 -23 -10% -49 -27 -22 Total Proposed Use 4,903 298 93 205 441 247 194
Total 4,166 244 80 164 369 202 167
Note: SF = Single-Family; du = dwelling unit; ksf = 1,000 square feet Total Project Trip Generation
The total expected trip generation potential for all four sub areas is summarized in Table 5. The proposed uses are expected to generate an average of 14,052 trips per day, including 879 trips during the a.m. peak hour and 1,399 during the p.m. peak hour. With deductions, the project would be expected to generate 2,436 net new additional trips on a daily basis, including 281 during the morning peak hour and 99 during the evening peak hour; these new trips represent the difference in traffic associated with the project within all four sub -areas compared to existing volumes.
Ms. Janet Chang Page 6 August 24, 2023
Table 5 – Trip Generation Summary for All Sub Areas
Land Use Units Daily AM Peak Hour PM Peak Hour
Rate Trips Rate Trips In Out Rate Trips In Out
Existing To Be Removed
SF Detached Housing -166.2 du 9.43 -1,567 0.70 -116 -29 -87 0.94 -156 -98 -58 SF Attached Housing -12.1 du 7.20 -87 0.48 -6 -1 -5 0.57 -7 -4 -3 MF Housing (Low-Rise)
Not Close to Rail Transit
-2.4 du 6.74 -16 0.40 -1 0 -1 0.51 -1 -1 0
Strip Retail Plaza (<40k) -164.6 ksf -54.45 -8,962 2.36 -388 -233 -155 6.59 -1,085 -542 -543 General Office Building -19.5 ksf 10.84 -211 1.52 -30 -26 -4 1.44 -28 -5 -23 Gas Station -12 vfp 172.01 -2,064 10.28 -123 -62 -61 13.91 -167 -83 -84 Reductions 10% 1,291 10% 66 35 31 10% 144 73 71
Total Existing Use -11,616 -598 -316 -282 -1,300 -660 -640 Proposed
SF Attached Housing 1,170.1 du 7.20 8,425 0.48 562 140 422 0.57 667 394 273 MF Housing (Low-Rise)
Close to Rail Transit
575.5 du 4.72 2,716 0.38 219 63 156 0.61 351 211 140
MF Housing (Low-Rise)
Not Close to Rail Transit
14.0 du 6.74 94 0.40 6 1 5 0.51 7 4 3
Strip Retail Plaza (<40k) 80.4 ksf 54.45 4,378 2.36 190 114 76 6.59 530 265 265 Reductions -10% -1,561 -10% -98 -32 -66 -10% -156 -88 -68 Total Proposed Use 14,052 879 286 593 1,399 786 613 Total 2,436 281 -30 311 99 126 -27
Note: SF = Single-Family; MF = Multifamily; du = dwelling unit; ksf = 1,000 square feet; vfp = vehicle fueling position Vehicles Miles Traveled (VMT)
Senate Bill (SB) 743 established VMT as the metric to be applied for determining transportation impacts associated with development projects. Like many other jurisdictions in California, the City of Daly City has not yet adopted a policy or thresholds of significance regarding VMT. Thus, the VMT impacts were assessed based on guidance provided by the California Governor’s Office of Planning and Research (OPR) in the publication Transportation Impacts (SB 743) CEQA Guidelines Update and Technical Advisory, 2018.
The publication indicates that residences located within one-half mile of an existing major transit stop or an existing stop along a high-quality transit corridor will have a less-than-significant impact on VMT. Within the Daly City boundaries, both Geneva Avenue and Mission Street are considered high- quality transit corridors. A high- quality transit corridor contains fixed-route bus service with headways of no longer than 15 minutes during peak commute hours, as defined in Section 21155 of the Public Resources Code. Therefore, the proposed changes in land uses are expected to have a less-than-significant impact on VMT for residential uses.
This guidance also states that local-serving retail projects comprised of less than 50,000 square feet can be presumed to cause a less -than-significant VMT impact since these types of uses will primarily draw users and customers from a relatively small geographic area that will lead to short-distance trips and trips are that are linked to other destinations. The total demand for retail in a region also tends to hold steady, and adding new local -
Ms. Janet Chang Page 7 August 24, 2023
serving retail typically shifts trips away from another provider rather than adding entirely new trips to the region.
The retail space within each of the four sub areas is also expected to have a less-than-significant VMT impact since there would be less than 50,000 square feet of retail, which is considered to be a local-serving land use. Also, there would be a net reduction in retail land use overall.
Finding – Residential land uses within the planning areas would be located within one- half mile of high -quality transit corridors and would be expected to have a less -than-significant VMT impact as a result. The retail spaces are also expected to have a less -than-significant VMT impact since they would be comprised of less than 50,000 square feet in each sub area and therefore considered to be local-serving land uses, and overall, there would be a reduction in retail land use.
Conclusions
• The study area is proposed to undergo changes in land use designations and zoning on certain parcels. This will result in increasing the potential number of residential dwelling units from 180 to 1,590 units and decreasing commercial uses from 215,000 to 80,500 square feet within the four sub-areas evaluated. • The changes would be expected to result in a net addition of 2,436 trips per day, including 281 a.m. peak hour trips and 99 p.m. peak hour trips within the four sub-areas evaluated. It is noted that the total number of trips generated by buildout of the Daly City General Plan would not change, as these land use changes are consistent with the buildout of the General Plan.
• Within the evaluated sub-areas, the changes in land use designations and zoning are expected to have a less- than-significant impact on vehicle-miles-traveled since all residential uses would be located within one-half mile of high-quality transit corridors, and the retail space would be considered local -serving, with an overall reduction to total retail land use.
Thank you for giving W-Trans the opportunity to provide these services. Please call if you have any questions.
MES/kbj-vh/DCI007.M3
1 ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DALY CITY ADDING CHAPTER 17.58 COMMERCIAL – MIXED USE (C-MU) DISTRICT TO THE DALY CITY MUNCIPAL CODE AND AMENDING THE ZONING MAP – REZONING VARIOUS PARCELS OF APPROXIMATELY 65 ACRES LOCATED ON MISSION STREET AND GENEVA AVENUE FROM C-1 LIGHT COMMERCIAL TO COMMERCIAL-MIXED USE (C-MU) (Parcels on Mission Street and Geneva Avenue shown in attached Exhibit “A”) BE IT ORDAINED by the City Council of the City of Daly City as follows:
SECTION 1: Chapter 17.58 of the Daly City Municipal Code is hereby added to read as follows:
Chapter 17.58
C-MU – COMMERCIAL MIXED-USE DISTRICT
17.58.010 General provisions
17.58.020 Applicability
17.58.030 Permitted Uses
17.58.040 Height Regulations
17.58.050 Lot Area and Lot Width
17.58.060 Lot Coverage
17.58.070 Usable Open Space Requirements
17.58.080 Yard Requirements
17.58.090 Parking
17.58.100 Objective design standards and conformity review
17.58.010 General provisions
To intent of the C-MU Commercial Mixed-Use District is to allow and provide regulatory incentives and/or requirements for developers to construct buildings which contain a high density of housing and/or a vertical mix of uses (e.g., retail or restaurant uses) at the street level and office or residential uses at levels above the street.
17.58.020 Applicability
This Chapter and the regulations contained herein apply to the entire city and more specifically lands identified on the Zoning Map in the C-MU Commercial Mixed Use zoning district, which may be amended, from time to time. This district generally includes parcels fronting Mission Street and Geneva Avenue and includes certain parcels within the BART Station Area Specific Plan intended for mixed-use development. The requirements of this section and Objective Design Standards shall apply to any building permit application received after this ordinance has become effective.
17.58.030 Permitted Uses
Permitted Uses
2 The following structures and uses are permitted in the C-MU district without the requirement for a use permit:
Residential Uses: Multiple-family Dwellings (two or more units), when constructed in conjunction with retail, office, or other non-residential uses at the street level; group home/boarding house; rest home; live/work residential units; accessory dwelling units (per city standards).
Non-residential Uses: Animal grooming not involving overnight boarding; athletic clubs and health studios; assembly uses, including churches, lodges, and social and meeting halls; business and trade schools; childcare facilities and play gyms; hotels, including extended stay hotels; movie theaters and complexes; offices uses, including professional offices, medical and dental offices, and medical clinics; payday lending establishments subject to the separation requirements contained in Chapter 17.40.080; personal service uses, including nail and hair salons, massage businesses where employees are licensed by the State of California; pharmacies; restaurants that do not provide a drive-through window; retail uses, including alcohol sales, not specified as requiring a use permit; seasonal temporary uses (e.g., Christmas tree lots); smoke shops and tobacco store businesses subject to the separation requirements contained in Chapter 17.40.070.
Accessory Uses: The following uses are permitted in the C-MU district when accessory to or commenced concurrently with or subsequent to permitted uses: other accessory uses and structures customarily appurtenant to a multi-family residential permitted use when in compliance with Title 25 of the California Administrative Code; food sales on temporary basis, including farmers markets and food truck sales when subordinate to an existing use on the same parcel; vehicle charging facilities not required by the Green Building Standard Code when proposed on the same parcel as a primary use.
Conditional Uses
The following structures and uses are permitted in the C-MU district upon first receiving approval of a use permit, subject to the requirements of Chapter 17.44: animal hospitals and kennels; businesses whose principal use is for the operation of amusement devices, i.e., arcades; emergency medical care, including urgent care clinics and hospitals; food sales on temporary basis, including farmers markets and food truck sales when not subordinate to an existing use on the same parcel; pharmacies providing a drive-through window; vehicle or equipment rental; and vehicle storage.
Prohibited Uses
The following uses shall not be allowed in the C-MU district: automotive dealers and auto retail, sales, and repair, unless previously operating on the same site prior to January 1, 2008; retailers where more than 10 percent of the store stock retail value is products that are firearms, such as handguns and long guns, to individuals in an open shopping format, or firearm parts, or any business that engages in the repair of firearms and/or firearm parts; car wash and detailing shops; manufacturing uses; outdoor retail sales; parking lots not associated with a primary use, including vehicle charging facilities not required by the Green Building Standard Code; restaurants providing a drive-through window, including operational and physical expansions
3 thereto; service stations, including operational and physical expansions thereto; single-family attached/detached residential uses.
Nonconforming Uses
As required by Chapter 17.42 “Nonconforming Uses” of the Daly City Zoning Ordinance, existing nonconforming uses within the C-MU district shall be permitted to continue or remain until there has been a structural alteration, an enlargement or increase in space occupied, change in the nonconforming use, moving of said nonconforming building, abandonment or discontinuance of the nonconforming use, damage pursuant to Section 17.42.060, or the use has been determined to be a nuisance by the city council, with the following exception: single family residential buildings, and accessory structures, and accessory dwelling units on the same property, that existing on the date of the C-MU zone district adoption shall, for the purpose of the Zoning Ordinance, be considered conforming land uses and modifications to such structures shall be subject to the regulations applicable to single-family homes in the R-1 Single Family District. Furthermore, modifications and updates to the underground storage tanks and parking lot layouts associated with a service station necessary to ensure compliance with local, state, and federal law. Otherwise, the nonconforming use shall be changed to a conforming use and the nonconforming use cannot thereafter be reestablished.
17.58.040 Height Regulations
No new structure in the C-MU district shall exceed ten stories or 120 feet in height, as measured according to DCMC 17.04.010 – Definitions – Building Height. The minimum height of any new structure in the C-MU district shall be three stories or 30 feet. Any new buildings abutting lots zoned R-1 (Single-family Residential District) or R-1/A (Single-family/Duplex Residential District) and over three stories or 30 feet high (whichever is lesser), shall adhere to the transitional height requirements in the C-MU Objective Design Standards.
Building height is measured from the curb at the centerline of the building to the building’s highest point. See Section 17.40.040 of the Daly City Zoning Ordinance for building height exceptions. For building structures with a flat roof, the height of the building shall be measured to the roof, not the parapet. Stair and elevator towers at the building roof may exceed the maximum building height by up to ten feet.
17.58.050 Lot Area and Lot Width
For the purpose of subdividing land, the minimum lot area in the C-MU district shall be 10,000 square feet. This regulation shall not apply to lot assemblages and mergers.
For the purpose of subdividing land, the minimum lot width in the C-MU district shall be 100 feet. This regulation shall not apply to lot assemblages and mergers.
The proposed lot area and lot width are higher than the minimum lot areas and widths required within other City zoning districts to 1) encourage lot mergers or the assemblage of smaller contiguous parcels to develop a larger residential or mixed-use project and 2) prohibit sites larger than 10,000 square feet to subdivide into sites smaller than 10,000 square feet.
17.58.060 Lot Coverage
4 A minimum of 50 percent of the lot is required to be covered by new buildings and structures in the C-MU district, not including stormwater treatment structures, carports, and accessory structures. A maximum of 100 percent of the lot shall be allowed to be covered by buildings and structures in the C-MU district. New buildings abutting lots zoned R-1 (Single-family Residential District) or R-1/A (Single-family/Duplex Residential District) and over three stories or 30 feet high (whichever is lesser) shall follow the transitional height requirements and yard requirements in the C-MU Objective Design Standards.
17.58.070 Usable Open Space Requirements
The requirements for usable open space shall follow the City’s existing requirements in Section
17.38.020 of the Zoning Ordinance or requiring 150 square feet of usable open space for each dwelling unit. However, the C-MU district shall allow flexibility in which the 150 square feet calculation may include private open space for the dwelling unit (i.e., decks and balconies), shared open space for the building’s occupants (i.e., terraces, roof decks, etc.), and publicly accessible open space on the ground floor. All private open space shall be improved as usable amenity space to the satisfaction of the Planning Division.
17.58.080 Yard Requirements
All structures in the C-MU district shall be subject to the following regulations:
A. Minimum Front Yard. Minimum front yard shall be dependent on the existing sidewalk width along the primary building frontage to create a minimum of a 10-foot sidewalk if the primary building frontage is along Mission Street and a 10-foot sidewalk if the primary building frontage is along Geneva Avenue. Any new sidewalk within the property line will require a public right-of-way easement or dedication to the City.
B. Maximum Front Yard. The building structure shall be set back no more than ten feet from the property line. The setback space may be used for landscape or usable open space but not parking. Larger setbacks are allowed where needed for usable public gathering space, driveways, or garage entries.
C. Minimum Rear Yard. No requirement. If the building structure is abutting lots zoned R-1 (Single-family Residential District) or R-1/A (Single-family/Duplex Residential District) and over three stories or 30 feet high (whichever is lesser), the project must adhere to C- MU Objective Design Standards that address context sensitivity.
D. Minimum Side Yard. No requirement. If the building structure is abutting lots zoned R-1 (Single-family Residential District) or R-1/A (Single-family/Duplex Residential District) and over three stories or 30 feet high (whichever is lesser), the project must adhere to C- MU Objective Design Standards that address context sensitivity.
17.58.090 Parking
Parking shall for new construction adhere to Chapter 17.34 – Off-Street Parking and Loading, unless otherwise superseded by State law. Applications for new development seeking parking
5 reductions pursuant to State law shall provide an analysis as to how the proposal qualifies for the parking reduction sought as part of a complete application.
17.58.100 Compliance with Comprehensive Airport Land Use Compatibility Plan Within the Mission Street corridor, all property transfers shall provide a real state disclosure to the land purchaser that the property being transacted is located within both Airport Influence Area (AIA) A & B boundaries for San Francisco International Airport and that, due to the property’s proximity to the airport, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations. The disclosure shall be provided in title documents acknowledged by the property purchaser. Failure to provide this disclosure shall be considered a violation of this chapter.
17.58.110 Objective design standards and conformity review Construction of all new buildings, additions of full or partial floors or additional building height to existing buildings shall conform to the Objective Design Standards (ODS) adopted by the City Council. The intention of the ODS is that they be implemented using no personal or subjective judgment by the Planning Division staff. The Objectives Design Standards shall provide guidance for Site Design, Building Design, Context Sensitivity, and Landscaping.
Not less than 180 days prior to the submittal of any building permit for construction subject to the ODS, the applicant shall request Conformity Review from the Planning Division staff to ensure that the project for which the permit is sought is in conformance with the ODS. Upon receipt of the Conformity Review submittal, the Planning Division staff shall determine if the project conforms to the ODS. Within 45 calendar days of the submittal, the Planning Division shall provide the applicant with its written findings and recommendations. The applicant shall consider any recommendations made by the Planning Division staff and shall resubmit the project for re-review, if necessary. Within 30 calendar days of the re-submittal, the Planning Division staff shall provide the applicant with the written findings and recommendations. All subsequent re-reviews of the Design Review Consultant shall be allotted the same 30-day review.
Should the applicant fail to address the recommendations of the Planning Division staff, the Planning Division shall not approve the release of any building permit to construct the project.
Should the applicant disagree with the recommendations of the Planning Division staff, the applicant may appeal the specific recommendations with which the applicant disagrees to the City Council, which shall consider the appeal within 30 calendar days. This consideration shall occur without public notice to adjacent property owners. The City Council may not itself request review of the project.
The Conformity Review process outlined in this section shall be a review of the ODS only and shall not include review by other City departments/divisions, which shall instead be conducted at the time of building permit submittal.
SECTION 2: Zoning Reclassification. The zoning as designated upon the “Official Zoning Map” of the City of Daly City, as adopted by Daly City Ordinance 635, and thereafter amended from time to time, is hereby changed as to the parcel or parcels identified on the attached Exhibit “A”, and that in accordance with Title 17 of the Daly City Municipal Code, the
6 zoning for the real property hereinafter described is hereby amended so as to change the zone classification of the property from Commercial Light to Commercial-Mixed Use (C-MU), as such zones are designated and defined by Ordinance 635, Daly City Municipal Code Title 17.
SECTION 3: Effective Date; Publication and Posting. Pursuant to the provisions of Government Code Section 36933, a summary of this ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this ordinance is scheduled to be adopted, the City Clerk shall (1) publish the summary, and (2) post it in the City Clerk’s office a certified copy of this ordinance. Within fifteen (15) days after the adoption of this ordinance, the City Clerk shall (1) publish the summary and (2) post in the City Clerk’s office a certified copy of the full text of this ordinance along with the names of those City Council members voting for and against this ordinance or otherwise voting. This ordinance shall become effective thirty (30) days from and after its adoption Clerk shall post in the Office of the City Clerk a copy of the full text of this Ordinance in compliance with Government Code Section 36933(c)(1).
SECTION 4: Environmental Determination.The City Council finds, pursuant to Title 14 of the California Code of Regulations that an Addendum to the General Plan’s Certified Environmental Impact Report is the appropriate environmental review for the proposed changes to the Zoning Ordinance, Zoning Map and General Plan.
SECTION 5: Severability.If any section, subsection or sentence of this Ordinance is found by a court of competent jurisdiction to be invalid or unlawful, the City Council finds and declares that the remainder of this Ordinance would be and is enforceable and would have been adopted notwithstanding the finding of invalidity as to any section, subsection or sentence.
Introduced this day of , 2023.
Passed and adopted as an Ordinance of the City of Daly City at a regular meeting of the City Council of the City of Daly City held on the day of 2023, by the following vote:
AYES, Councilmembers
NOES, Councilmembers
ABSENT, Councilmembers:
__________________________________________
CITY CLERK OF THE CITY OF DALY CITY
APPROVED:
MAYOR OF THE CITY OF DALY CITY
7 EXHIBIT “A”
8
1 RESOLUTION NO.
A RESOLUTION OF THE CITY OF DALY CITY AMENDING THE DALY CITY
GENERAL PLAN FUTURE LAND USE MAP AND BART STATION AREA SPECIFIC PLAN LAND USE PLAN – REDESIGNATING VARIOUS PARCELS LOCATED ON
MISSION STREET AND GENEVA AVENUE TO COMMERCIAL-MIXED USE (C-MU),
AND ESTABLISHING OBJECTIVE DESIGN STANDARDS FOR NEW CONSTRUCTION
ON ALL PARCLS ZONED COMMERCIAL MIXED-USE (C-MU)
(Parcels on Mission Street and Geneva Avenue identified in attached Exhibit A”) BE IT RESOLVED by the City Council of the City of Daly City as follows:
SECTION 1: Findings:The City Council of the City of Daly City finds that:
A. Following a public hearing duly and regularly conducted, the Planning Commission of the City of Daly City submitted to this City Council its recommendation with respect to the General Plan and Specific Plan amendments, and Objective Design Standards, hereinafter described, accompanied by the report of the findings and a summary of its hearing, whereupon this City Council duly and regularly set this matter for hearing.
B. Due and regular notice of such hearing has been given as required by law and such hearing was regularly held by this City Council on November 27, 2023, all interested persons were heard and any additional evidence presented was received.
C. This City Council finds and declares that the health, safety, morals, and general welfare of the City of Daly City requires that the real property hereinafter described be reclassified as provided herein.
D. The amendments to the General Plan and Specific Plan land use designations, and establishment of Objective Design Standards, are consistent with the Daly City General Plan, as amended, which designates the subject real properties as Commercial Mixed Use.
SECTION 2: General Plan and Specific Plan Land Use Designation Amendments. The land use designations described and depicted on the Future Land Use Map of the City of Daly City General Plan, as adopted by Daly City Resolution 13-43, the BART Station Area Specific Plan Land Use Plan as adopted by Daly City Resolution 94-262,s and thereafter amended from time to time, are hereby amended as to the designations identified on the attached Exhibit “A”.
SECTION 3: Objective Design Standards. The Objective Design Standards, which shall be applicable to all building permits submitted to the Building Division after adoption of this resolution, are hereby adopted as identified in Exhibit “B”. The Objective Design Standards shall be applicable to all new buildings in the Commercial – Mixed Use zoning district.
Amendments to the Objective Design Standards shall be by Council resolution.
SECTION 4: Environmental Determination.The City Council finds, pursuant to Title 14 of the California Code of Regulations that an Addendum to the General Plan’s Certified Environmental Impact Report is the appropriate environmental review for the proposed changes to the General Plan
2 A RESOLUTION OF THE CITY OF DALY CITY AMENDING THE DALY CITY
GENERAL PLAN FUTURE LAND USE MAP AND BART STATION AREA SPECIFIC PLAN LAND USE PLAN – REDESIGNATING VARIOUS PARCELS LOCATED ON
MISSION STREET AND GENEVA AVENUE TO COMMERCIAL-MIXED USE (C-MU),
AND ESTABLISHING OBJECTIVE DESIGN STANDARDS FOR NEW CONSTRUCTION
ON ALL PARCLS ZONED COMMERCIAL MIXED-USE (C-MU)
(Parcels on Mission Street and Geneva Avenue identified in attached Exhibit A”) I hereby certify the foregoing to be a true copy of a Resolution adopted by the City Council of Daly City, California, at a regular meeting thereof held on the day of , 2023, by the following vote of the members thereof:
AYES, and in favor thereof, Councilmembers:
NOES, Councilmembers:
ABSENT, Councilmembers:
CITY CLERK OF THE CITY OF DALY CITY
APPROVED:
MAYOR OF THE CITY OF DALY CITY
3 Exhibit A - Applicability of Objective Design Standards (parcels zoned C-MU) – continued
4
DALY CITY INTER-OFFICE MEMORANDUM
DATE: November 27, 2023
TO:City Council Members
FROM:Michael VanLonkhuysen, Planning Manager
VIA:Thomas Piccolotti, City Manager
Tatum Mothershead, Economic and Community Development Director SUBJECT:Request to Table Mixed- Use Condominium Building at 2321 Geneva Avenue – Major Subdivision SUB-05-21-015047, Use Permit UPR-05-21-015048, Design Review DR-05-21-015049, and Lot Merger LOT-05-21-015050 The City Council continued this item on September 25, 2023, to provide staff time to work with the applicant on several issues in the Conditions of Approval. Staff now recommends that the City Council continue the item. The applicant will advise the staff if he would like to re-initiate the item and public notice will be re-issued to project neighbors. All neighbors have been advised of this recommendation.
City Council Agenda ReportItem # _____
Meeting Date: November 27, 2023
Subject: Appropriate Funds and Award of Construction Contract for the Bayshore Community Center Generator Project
Recommended Action
Staff recommends the City Council:
1) Appropriate $100,000 of unallocated General Fund for the Bayshore Community Center Generator Project;
2) Accept all bids and award a construction contract to SCC Electric Inc. of Novato, California in the amount of $245,000 for the subject project; and
3)Authorize the City Manager, or his designee, to execute the contract to complete the project.
Background
On May 23, 2022, City Council approved resolution 22-77 accepting and appropriating a California State Library Targeted State Funded Grant. The grant provided funding for two sites, Serramonte Library and Bayshore Library. Bayshore Library electrical upgrade and emergency generator replacement was allocated $200,000 of grant funds.
The emergency generator at Bayshore Community Center was installed to ensure a continuous power supply during power outages, enabling the facility to operate critical functions such as lighting, heating, and cooling. Completion of this project will enable these critical functions during power outages within the Bayshore Library, providing a safe and functional environment for the community during power outages.
Discussion
The project was advertised on September 26, 2023. On October 19, 2023, five (5) contractors attended a mandatory pre-proposal meeting at the Bayshore Community Center. On October 24, 2023, two (2) bids were received by the City. The two (2) bids and Engineer’s Estimate are summarized as follows:
Contractor Bid
SCC Electric, Inc. $245,000
Bhogal Brothers Construction, Inc. $248,340
Engineer’s Estimate $250,000
Fiscal Impact
The total estimated construction cost for the subject project is $300,000, which includes the $245,000 construction contract, and an additional $55,000 for construction contingency (15%), inspection, and administration cost.
Appropriate Funds and Award of Construction Contract for the Bayshore Community Center Generator Project Meeting Date: November 27, 2023
$200,000 is available in Fund 31 CIP project account 31-313-654. An additional $100,000 is needed from unallocated General Fund to fully fund this project.
This action will appropriate $100,000 of unallocated General Fund to fund the Bayshore Community Center Generator Project.
Summary/Conclusion
Staff recommends the City Council appropriate funds from unallocated General Fund to fully fund this project, accept all bids, award a construction contract to SCC Electric Inc. of Novato, California in the amount of $245,000, and authorize the City Manager, or his designee to execute the contract to complete the project.
Staff is available to provide any additional information desired by the Mayor or Councilmembers.
Respectfully submitted,
Jeffery Fornesi Richard Chiu, Jr.
Asst. to the Director of Public Works Director of Public Works Attachment: SCC Electrical Proposal