Daly City City Council
February 26, 2024

8 A.5.1 Ornamental architectural features, such as turrets, parapets, corner towers, or other accentuating features.

A.5.2 Mechanical and roof-mounted elevator core equipment up to a maximum of 18 feet above maximum height, provided their combined coverage does not exceed 30% of building roof area. Equipment less than four feet above maximum height is exempt from the coverage calculation.

A.5.3 Architectural and landscape screening designed to conceal mechanical and roof mounted equipment.

A.5.4 Sustainability elements, such as photovoltaic cells, small-scale wind turbines suitable for residential development, storm water catchment / treatment equipment, solar water heating equipment.

A.5.5 Enclosed amenity spaces to a height of 12 feet where roof is designed as an accessible outdoor common area if coverage of enclosed amenity space is no more than 30 percent of building roof area.

A.6 Street Frontage
The Precise Plan utilizes build-to lines to define urban street and park frontages for buildings.

Figure 3.4 Street Frontages indicates the location and percentage of building walls required to be located at a build-to line. A build-to line sets the location of the primary building wall. Table 3.4

9 Location of Build-to Line for Parcels specifies the distance in feet of the build-to line from a parcel boundary. Together, these standards set the location and street wall for buildings throughout the neighborhood.

Table 3.4: Location of Build-to-Line for Parcels

PARCEL FRONTAGE BUILD-TO LINE
Parcel A Entry Drive
Access Drive West
N/A
N/A
Parcel B Entry Drive
North Drive/Access Drive North
Varies from 7.5 feet to 28 feet from north to south
43 feet
Parcel C East Drive
Access Drive South
2 feet
25 feet 9 inches
Parcel D
East Drive
Access Drive North
Access Drive South
6 feet
40 feet
40 feet
Parcel E
East Drive
West Drive
West Drive (southside)
Central Green
14 feet
10 feet
15 feet (setback measured from Public Access
Easement)
10 feet (setback measured from Public Access
Easement)
Parcel F West Drive
Access Drive West
10 feet
40 feet
Building

10 Building frontage standards are:

A.6.1 The building frontage on all parcels shall comply with the percentage of building that is required to be aligned along the build-to-line, as shown in Figure 3.4.

A.6.2 The primary wall of a building shall align with the build-to line. The primary wall can be located up to 6 feet from a build-to-line. Ground floor building frontages may be recessed from the build-to line.

A.6.3 Balconies and other projections above 16’ from ground level may encroach across the build-to line up to 6 feet, provided such projections meeting Building and Fire Codes, and do not interfere with underground infrastructure.

A.6.4 Building entry canopies, arcades, and galleries are permitted to encroach up to 15 feet across the build-to-line.

A.6.5 Stairs to podium level courtyards overlooking parks, stoops, and appropriate fencing can encroach up to 10’ on the park side of a build-to line.

A.7 Ground Floor Use
The distribution of ground floor uses is essential to creating an active pedestrian environment.

Figure 3.5 Ground Floor Use identifies the location, type and orientation of ground floor uses by parcel for the Plan Area. Five types of ground floor uses are defined as follows:

A.7.1 Mixed- Use. This requires a ground floor use of one or more of: retail, café, restaurant uses with outdoor dining, building entries, residential lobbies, commercial, or community uses that attract pedestrian activity with physical access and visibility to and from the adjacent sidewalk.

A.7.2 Active Residential Use. Ground floors shall have one or more of the following:
commercial or community uses; main building entry, residential lobby, residential amenity spaces, and individual ground floor residential unit entrances. Ground floor residential unit entrances shall be accessible units at grade or elevated ground floor units with transitional space such as a stoop or porch not greater than five feet in height above grade.

A.7.3 Residential Use. This requires ground floor residential use, such as residential units without individual unit entries accessible from the street (which can have a back porch, garden, or patio), or other residential use, and excludes parking, loading and services areas.

A.7.4 Parking, Loading and Service Use. The location for parking, loading and service uses fronting streets, yards and accessways.

A.7.5 Required Street Frontages. Where Mixed-Use, Active Residential Use, and Residential Use frontages are required:
• No more than one 24’ wide vehicle access driveway or two 12’ wide vehicle access driveways are permitted. Loading docks are not permitted at active ground floor use frontages.

11 • Blank walls are limited to a length of 30’ maximum. Walls opening to structured parking areas at the ground floor are limited to 60’ maximum.

A.8 Setbacks
The perimeter of the Plan Area shall have the following setbacks along neighboring properties or street right-of-way. These are minimum setback dimensions. For build-to lines, see Table 3.4.

12 Table 3.5: Setbacks

LOCATION SETBACK
North Perimeter Property Line 20 feet from Serramonte Boulevard East Perimeter Property Line 75 feet from Callan Boulevard South Perimeter Property Line
Parcel C: 7.5 feet
Parcel E: 10 feet from pedestrian public access easement Parcel F: 40 feet
West Perimeter Property Line 30 feet
Within a parcel Minimum separation between buildings shall comply with local and state building codes.

Side yard 6 feet up to 90 feet in height, 10 feet above 90 feet in height.

B. ARCHITECTURAL DESIGN
Buildings conforming to the architectural design standards will visually and functionally fit and contribute to the pedestrian-oriented urban realm of the Plan Area. Architectural design standards define the architectural character, form and function of buildings including building massing, façade composition, architectural details, materials, color, and sustainability features.

B.1 Architectural Character
Architectural character is the appearance of a building created by its form, function, construction technology and visual features.

B.1.1 Buildings shall be of high quality, contemporary architectural design. Contemporary architectural design is 21st century design: it reflects current trends in architecture.

Contemporary architectural design does not adhere to a particular style of set of standards; rather, it seeks to distinguish itself from the past by incorporating the latest innovations in building technology and design.

B.1.2 Buildings shall not directly reference historic architectural styles or use materials associated with specific periods or styles.

B.1.3 Building shall not use terracotta tile roofing, mansard roofs, asphalt roof tiles or shingles.

B.1.4 Ribbon windows and flat building facades shall not be permitted.

13 B.1.5 Auto-oriented ground floor building design, such as continuous, open to the street, at grade covered parking spaces and extended curb cuts, shall not be permitted.

Proportion
Proportion is the correspondence of the size of building elements to human scale, to each other and to the whole building, thus creating a balanced, harmonious composition of elements that achieve a visually coherent architectural aesthetic related to scale of human experience.

B.1.6 The size of the pedestrian, podium, and tower levels shall be in proportion to one another.

B.1.7 Visual discord due to the mixing of too many differently shaped and sized building elements, forms, colors, or textures, shall not be permitted.

B.1.8 Random, oversized building elements shall not be permitted.

B.2 Building Massing
Building massing is the three-dimensional configuration of a building’s size and shape. Vertically organized massing standards for pedestrian, podium and skyline levels are:

Pedestrian Level
B.2.1 To create a pedestrian level setback for active uses with occupied floor above, pedestrian level façade setbacks from the build-to-line shall not exceed 10 feet.

B.2.2 Where Active Uses or Required Building Entry, Lobby or Residential Amenity Space uses are required, the minimum floor-to-floor height for the ground floor shall be no less than 14 feet where there is amenity space.

Podium Level
Podium level building massing shapes the spatial definition of the public realm. Building street walls up to 90 feet are considered the podium level.

B.2.3 The first one to three levels of all buildings shall be differentiated from the upper floors to provide a visual support for the floors above. They shall have high quality materials appropriate for a pedestrian environment.

B.2.4 Stepbacks are required as shown on Figure 3.3, Building Heights. Where required, stepbacks shall be no higher than 65 feet above grade with the building set back no less than six feet from the street wall.

Tower Level
The tower, or skyline level consists of all building levels above 90 feet from grade. The skyline level contributes to the visual identity of the Plan Area.

B.2.5 Tower massing shall extend to ground level to visually anchor the tower to the ground.

B.2.6 Towers extending to ground shall be set back 10 feet minimum from the build-to line.

B.2.7 Towers shall be oriented in an east-west direction to minimize impacts to views from residences along Saint Francis Boulevard.

14 B.2.8 Each tower shall not exceed a massing envelope of 240 feet long by 150 feet wide.

B.2.9 A minimum separation of 60 feet shall be provided between any two towers or portions of skyline level building massing.

B.2.10 Towers are not permitted adjacent to the central open space.

B.3 Façade Composition
Façade composition is the organization of horizontal massing of the overall shape of a building to be relation to human scale experience.

Façade Modulation
B.3.1 Long continuous facades that extend the length of a parcel or city block shall not be permitted. Buildings over 100 feet in width shall provide vertical breaks in building massing in the form of projections and recesses to reduce the overall scale of the building.

B.3.2 Occupiable projections, such as balconies or bay windows, are permitted to project up to six feet from building face above streets and open spaces above the pedestrian level, in accordance with the City’s building and fire codes. The recess or projection shall be a minimum of 3 feet in depth..

B.3.3 The façade shall be divided into segments of 30 to 60 feet in width using one or more of the design approaches below:
o Vertical shifts
o Balconies or bay windows
o Corner expression
o Volumetric recesses (including balconies)
o Volumetric projections
o Change of Material: to achieve modulation by a change of material, the material change must occur for at least 20% of the façade and must change in plane at least 18 inches in depth from the facade.

Fenestration
Fenestration is the arrangement of the location, grouping and scale of windows and doors as part of the wall system that comprises the façade of a building.

B.3.4 Building fenestration shall incorporate recessed and/or projecting window bays, balconies, canopies, and architectural elements, contrasting surfaces, and/or a rhythm to the building’s light and shadow.

B.3.5 Avoid featureless expanses of fenestration that eliminate a sense of human scale.

15 Blank Facades
A blank façade is a building wall without any windows or doors, and is a featureless expanse with no variation in plane in terms of horizontal and vertical projections, openings or change in materials.

B.3.6 Ground floor blank facades at building walls facing public spaces or streets greater than 50 feet are not to be permitted.

B.3.7 At the ground floor, blank facades longer than 50 feet shall provide landscaping, public art or architectural relief with design interest to the satisfaction of the Planning Division.

Ground Floor Design
B.3.8 Transparent windows, storefronts, show windows, building entries, dwelling entries, and/or other active uses shall be placed along street and public open space frontages, as required in the Ground Floor Active Frontage standards.

B.3.9 Doors or sliding windows shall be used by ground-floor restaurants, eating and beverage services to enable outdoor dining along sidewalks and plazas.

Windows and Doors
The selection, design and proportion of windows and doors highly influence the appearance of a building.

Entries
B.4.1 Buildings shall have identifiable main entrances that are directly visible and accessible from public rights-of-way. An entry canopy, recessed building volume, a sculptural volume, change in scale or identifiable architectural treatments are acceptable features.

B.4.2 In mixed-use buildings, residential entries are to be differentiated from commercial entries.

B.4.3 Pedestrian seating and bicycle parking shall be located near building entrances.

Windows
B.4.4 Upper story windows shall provide architectural details, such as sills, or lintels, that recess or project from the facade.

B.4.5 Reflective glazing is not permitted.

B.4.6 Non-reflective coatings, low-emissivity glass, external shade devices and other elements shall be used.

Materials and Color
Materials and color play a powerful role in creating the visual experience of a building. For the exterior of buildings:

B.5.1 Building materials, colors and finishes shall be coordinated to create a visually harmonious color palette appropriate for a family-oriented residential neighborhood, consistent with contemporary building design.

16 B. 5.2 High quality building materials and architectural detailing, with a preference for natural materials at the ground level, shall be used where people directly experience buildings.

B.5.3 Changes in color, texture or materials shall be used to differentiate architectural elements and building massing.

B.5.4 Avoid monolithic use of color, where an entire building is one color or tone.

B.5.5 Avoid garish, or discordant use of color.

C. PARKING AND LOADING
C.1 Parking Ratios6
C.1.1 The following parking ratios are currently anticipated for Parcels B through F:
• The parking ratio for residential units is zero7 to 1.5 spaces per dwelling unit8. • The Applicant may increase parking above the foregoing ratio if supported by a parking analysis prepared by a qualified traffic engineer. 9
• By way of example, at Parcel C, if the parking ratio for the affordable housing is 0.5 parking space per dwelling unit, such is permissible because it falls within the foregoing range of parking ratios. Development of Parcel C may provide parking at a parking ratio up to 1.5 spaces/unit, To the extent parking is provided, the parking ratio will be included in the documents submitted to the City for review and approval of Parcel C.

C.1.2 Parking for pick-up and drop-off for the Head Start Program at Parcel C may be accommodated by on-street parking marked by appropriate signage, with such signage reserving parking spaces for this use during the appropriate hours.

C.1.3 Overflow parking for Parcel A may be accommodated within the Plan Area with surface parking, on-street parking, or within future parking podiums or structures on Parcels B through F. To the extent that JUHSD demonstrates that overflow parking is not needed for a particular development, it will be eliminated as a requirement in the future.

C.1.4 Residential parking can be accommodated in mechanical puzzle lifts. 6 The City finds that all parking standards that differ from the Daly City municipal code are designed and necessary to maintain the unity or livability of the Project.
7 Per AB-2097, cities can no longer impose minimum parking requirements on new developments within a half-mile of major public transit stops, for which the Serramonte Del Rey Neighborhood qualifies. The state legislation does not prevent property owners from building parking and JUHSD anticipates providing the appropriate amount of parking that balances the supply and demand generated for the proposed project, based upon JUHSD analysis. These regulations shall explicitly not require a maximum number of parking spaces for any use.
8This may vary, based on AB-2097, see C.1.3.
9 Parking ratios are based on current conditions and assumptions. The City and JUHSD acknowledge that future parking demand will be in considerable flux over the lifetime of the Development Agreement, and may increase or decrease significantly. The intent of this approach is to provide adequate parking within the Precise Plan area based on demand as determined by a parking analysis study provided at the Applicant’s discretion that will be based on objective analysis by a qualified traffic engineer demonstrating reductions to parking impacts to on-street parking in the surrounding neighborhood.

17 C.1.5 No more that 10% of residential parking can be tandem, and tandem spaces may only be assigned to users of the same dwelling unit. Tandem units may be designed as either front to rear spaces or mechanical puzzle lift spaces.

C.1.6 Parking Enforcement: JUHSD or a delegee will be responsible for enforcement of any parking rules on JUHSD property. If private parking restrictions for on-street parking are put in place, parking spaces available for public use will be designated to access publicly accessible parkland, trails, and open space during time periods of private parking restrictions.

C.1.7 One bicycle parking stall per unit shall be provided and accessible from street level, unless otherwise mandated by the building code. Bicycle parking, if in excess of one stall per unit, can be located anywhere on site.

C.2 Design of Off-Street Parking and Loading
C.2.1 Parking shall be located behind, within, or under buildings, or within separate structures.

Surface parking areas are prohibited between any building and Entry Drive, North Drive, East Drive and West Drive street frontages.

C.2.2 Parking stall and drive aisle dimensions for each parcel may comply with either approach below, or a combination of both approaches:
• The current City standards for off-street parking (including the ratio of standard spaces to compact spaces) at the time of the Applicant’s submittal for conformance review, and/or
• A “Uni-stall” standard size parking space which is based upon a stall dimension of 8’– 6” x 18’–0”, unless constrained by a wall on one or both sides, in which case the minimum stall width will be 9’–0” minimum. The drive aisle shall maintain a minimum of 24’ clear.

C.2.3 For mixed-use projects, shared parking is encouraged to allow uses with different peak hours of operation to utilize off-street parking facilities of other buildings in the Precise Plan.

C.2.4 Loading docks and service areas shall be located at the rear of the development or inside parking structures for parcels deeper than 80 feet, separate from parking areas. For smaller parcels, loading docks and service areas must be located on the side street, wherever possible. Loading zones should not disrupt the flow of traffic within a given project area.

C.2.5 Loading docks shall be located on Access Drives North, South, and West. If this is not possible, loading docks may be provided on East, North or West Drive, if enclosed within a building.

C.3 Vehicle and Bicycle Access
C.3.1 Location of vehicular parking entrances shall be as follows:
• Parcel A shall be accessed from Access Drive West.

18 • Parcel B shall be accessed from Entry Drive or Access Drive North; or any combination of these.
• Parcel C shall be accessed from Access Drive South, or any combination of these. • Parcel D shall be accessed from Access Drive North, Access Drive South; or both. • Parcel E shall be accessed from East Drive or West Drive; or both. • Parcel F shall be accessed from West Drive or Access Drive West; or both.

C.3.2 Vehicular entries shall be located a minimum of 100 feet from intersections and crosswalks except for driveways located along access ways.

C.3.3 Bicycle access shall be from street level, and not required through garage entrances.

Bicycle storage for each building shall be accessible from ground level, as close to the driveway entry as practicable, and clearly signed. Bicycles in excess of one per unit can be stored anywhere on site.

C.4 Vehicle Access Design
C.4.1 Two-way vehicular entrances designed as a single driveway shall have a maximum width of 24’.

C.4.2 Where a driveway crosses a sidewalk, clearly demarcate the sidewalk across the entire width of the driveway by using colored paving or materials.

C.4.3 On-street parking may be provided in the form of parallel parking or angled parking.

C.5 Parking Structures
Parking for mixed-use and residential buildings can be in underground, partially above-ground, or above-ground garages.

C.5.1 Above-ground garages not screened by residential uses shall include façade treatments or screening.

C.5.2 Parking garages shall be lined with ground floor active uses or residential entries where indicated per street frontage requirements, and designed with building façades that screen structural elements of the garage where not required by street frontage requirements.

C.5.3 The design of entries to parking garages shall not be more prominent on the building façade than the primary pedestrian entry.

C.5.4 Above-ground parking garages shall be designed with human scale design elements that complement and do not contrast with buildings and public spaces of the Precise Plan.

C.5.5 Parcels B, C, D, E, and F may contain above-ground parking garages.

C.5.6 Parking structure lighting shall be designed to avoid direct glare towards adjacent residential buildings.

19 C.6 Bicycle Facilities
C.6.1 Bicycle parking should be near building entrances and bicycle routes for user convenience.

C.6.2 Bicycle parking shall accommodate a range of bicycle types, including standard bicycles, E-bikes, tandem bicycles, and trailers.

C.6.3 On-street bicycle parking shall be separated from automobile parking by use of a landscaped buffer or curb.

C.6.4 Off-street bicycle parking shall be in secure locations in each building in the Precise Plan area.

D. OPEN SPACE
Open Space Requirement
Projects within the Plan Area shall provide a minimum of 150 sq. ft. of open space per dwelling unit10. The requirement for open space is to be met parcel-by-parcel through a combination of the following:
• Publicly accessible private open space, which are public spaces, such as park, trails, and open space areas, which are publicly accessible to residents, visitors, and public. Such spaces may have limited hours of availability.
• Private open space such as balconies, patios, or other open spaces for the exclusive use of an individual unit.
• Common open space such as communal open spaces or recreational areas with access limited to tenants of a residential or mixed-use development. Examples include at grade open space or plazas, podium level courtyards, rooftop terraces, and similar areas that can provide communal amenities, such as swimming pools, play areas, and cabanas.

Allocation of open space can be off-site of the specific parcel and within the Plan Area, including the areas designated by easement, such as allocation to Overlook Park, Central Green, South Point Park and the Recreation Trail at parcels B, C and D.

The Recreation Trail, Overlook Park, Central Green, and South Point Park will be counted towards satisfaction of the Open Space requirements for individual parcels as designated by the JUHSD.

The allotted Open Space will be assigned to a specific parcel at the time the parcel is submitted for conformance review. The Community Garden to be constructed as part of Overlook Park shall be constructed with the parcel B development.

The open space at the Retail Plaza at Entry Drive is allocated to Parcel B exclusively.

Land that does not meet the City’s gradient criteria for usable space (e.g., excessive slopes in the Hillside Area) will not be counted toward satisfaction of open space required for any parcel. 10Per Daly City zoning code section 17.38.020 requirement for 150 sq. ft. of usable open space.

20 D.1 Common Open Space
D.1.1 Buildings shall provide spatial enclosure for common open spaces to create privacy, limit views from streets, and wind protection.

D.1.2 Common open space shall be visible and accessible to and from building amenity areas.

D.2 Private Open Space
D.2.1 Private open spaces shall be directly accessible from the unit and large enough to permit outdoor activities with a minimum of five feet width and depth.

D.2.2 Private open space shall be constructed with high quality durable materials.

D.2.3 Fencing or screening between ground floor private open spaces shall permit visibility in and out of the open space for the top 18 inches.

E. LANDSCAPE DESIGN
E.1 Hillside Woodlands
To care for the hillside wooded areas to reduce fire hazards, enhance existing vegetation and promote urban forestry, the Precise Plan requires:

E.1.1 A tree succession operations plan for aging mature trees prepared by a qualified arborist will guide the replacement of existing trees over time due to age or fire vulnerability.

E.1.2 Removed trees shall be replaced with a diverse plant ecology governed by the area’s unique coastal/Mediterranean climate including evergreen and deciduous species as recommended by an arborist.

E.1.3 The project’s wooded hillside perimeter to the west and east shall be cleaned of surface and ladder fuels. Replacement trees shall include evergreen and deciduous species as described in the Project Tree List.

E.2 Planting
E.2.1 Plant material shall be comprised of at least 75% drought tolerant plant species. Planting plans shall comply with Daly City’s Water Conservation in Landscaping regulations and the Water Use Classification of Landscape Species (WUCOLS).

E.2.2 Where turf grass is used, low water use hybrids and/ or no mow varieties shall be used. A variety of shrubs and ground covers should be used to create layering around building foundations, keeping shrubs at or below windowsills. Plant selections should be such that sightlines remain open and clear, and places of concealment are not fostered. Plants should be used to screen above-ground utilities. Along streets and sidewalks, plants shall be used in planters within the right of way to create spatial separation between sidewalk and vehicular traffic.

E.2.3 Pollinator plants that attract native birds and insects should be used strategically in locations well-suited to attract and sustain native populations. Use of fruiting plant material

21 should occur away from hardscape areas to prevent staining of pavements and to minimize maintenance.

E.3 Planters
E.3.1 Landscape planters within any private street shall be a minimum of four feet wide.

E.3.2 Tree wells shall be 4’x 4’ minimum. Tree grates shall be cast iron with a baked oil finish in plaza areas and be an ADA accessible design consistent with the neighborhood.

E.3.3 Where landscape planting is provided under trees, planters shall be 4’ W x 6’ L minimum.

E.3.4 Planted medians shall provide at least a five feet wide planting area in addition to a minimum 12 inches wide maintenance band at the back of curb consisting of concrete, pavers, or fixed cobbles.

E.4 Site Irrigation
E.4.1 Site Irrigation systems shall comply with all local and state requirements as of time of project approval, and shall meet the City’s water efficiency regulations.

E.4.2 All irrigation equipment shall be controlled with weather-based controllers located in easily accessible, locked stainless steel pedestal boxes. The equipment shall include flow sensors and automatic shut off valve capability with a wi-fi based alarm system to alert maintenance controller team(s).

E.4.3 Irrigation systems shall provide quick couplers or hose bibbs in lockable wall boxes in all common use areas.

E.5 Soil & Drainage
E.5.1 On-grade planting areas shall be comprised of amended topsoil import or amended native soil as required, based on a soil analysis report and soil laboratory recommendations.

Excavation, clearing and grubbing, or soil preparation shall occur within established tree protection zones as per the advice of a landscape architect or arborist.

E.5.2 Planting areas shall by dressed with a 3-inch layer of mulch.

E.5.3 Cast iron or similar drain grates shall be used in turf and pedestrian circulation areas.

Landscape planters shall be drained with cast iron, decorative metal, plastic or similar flat or atrium-style grates and factory-fabricated bodies.

E.6 Site Furnishings
E.6.1 Site furnishings shall be comprised of materials designed to withstand outdoor conditions.

E.6.2 Short term bicycle parking shall be dispersed throughout the Plan Area, as required to meet project requirements, city standards, and bicycle parking standards. Bicycle racks shall be galvanized, vinyl covered, or stainless steel, and meet all City requirements. In ground- or surface-mounted attachment is acceptable.

E.6.3 Seating shall be provided at retail, parks, open spaces, adjacent to the trails, and in front of primary building lobbies. Benches shall be made of metal and/or wood. Where wood is

22 used, it should be thermally modified, or a suitable hardwood built to withstand weather and heavy public usage.

E.6.4 Café tables with chairs shall be movable with a variety of sizes for public use in gathering spaces and shall be constructed of materials suitable for outdoor public usage.

E.6.5 At least one drinking fountain shall be provided at each of the following: Overlook Park, Central Green, and the Recreation Trail. Dog bowl and water bottle filling attachments are recommended but not required.

E.6.6 Within Overlook Park, Applicant shall provide play equipment for children ages two through twelve. Play areas will be designated for children between the ages of two to five and for ages five to twelve years old.

Any community garden shall provide raised beds and a regular water service connection with water spigot at 100-foot intervals.

E.7 Trees
E.7.1 Trees within the street right of way, in plazas, and high-visibility open space areas shall be provided in 24-inch box size or larger and be secured with at least three tree stakes or below-grade root ball guying systems appropriate for the windy conditions found in Daly City. Above-ground cabling guying shall not be used in public spaces. Trees shall be pruned up to 6 feet to 8 feet clear off the ground or as required by ADA or City guidelines.

E.7.2 Individual developments within the Plan Area shall use trees that are provided in minimum 15-gallon size or larger for no greater than 50 percent of the trees planted. All other trees shall be box-specimen.

E.7.3 Entries at the north and south shall have unique tree plantings, and the design of these planting shall be approved by the Planning Division.

E.7.4 Seasonal interest shall be created with deciduous trees providing spring flowers and fall color.

E.7.5 Driveway entries, curb cuts, and curb ramps shall be constructed of concrete and shall match sidewalks to provide a consistent look and feel for hardscape along vehicular and pedestrian circulation routes.

E.7.6 Enhanced finishes and/or striping shall be used at the master plan entry, at all driveway entries, and at all crosswalks.

E.8 Trail and Paths
E.8.1 Trail surfaces shall be asphalt or concrete, provide for adequate clearances along the edges and overhead, and be suitable for their intended use. Refer to trail sections in Chapter 5 for trail dimensions.

E.8.2 Signage, ornamental landscaping, and trees shall be provided along the trail system to enhance user experience.

23 E.9 Stormwater Management
E.9.1 Project submittals shall comply with the Precise Plan’s phased, performance-based approach to stormwater management, consistent with the San Mateo County Municipal Regional Stormwater Permit, and Daly City’s municipal code pertaining to stormwater management. Projects shall minimize the amount of paved area. Where feasible, paved areas shall include “green” stormwater collection and treatment, and employ Low Impact Development (LID) features that minimize surface water runoff. LID features may include bioretention systems, swales, green roofs, and permeable pavers.

E.9.2 Stormwater retention features that minimize runoff into streets, parking lots, landscaped areas, and open spaces shall be incorporated, where feasible. Stormwater retention features include drainage swales and rain gardens.

E.10 Open Space Landscaping Standards
E.10.1 Landscaping shall define the edges of paths, plazas, and seating areas.

E.10.2 Trees shall be planted to shade walkways, gathering areas, parking, and other larger expanses of pavement.

E.10.3 Landscaping in setback areas shall create a transition zone between the sidewalk and streetlevel residential units and entries.

E.10.4 Landscaped areas shall be regularly maintained to keep them aesthetically pleasing, and to remove dead and dying plants.

E.10.5 Gateway or entry points shall be emphasized with distinctive trees and plants.

E.10.6 Existing trees, to the extent feasible, and healthy, are to be preserved and integrated into site designs.

E.10.7 To reduce water usage, all development shall employ water-efficient irrigation techniques, including micro–irrigation, drip systems, and weather-based irrigation controllers, instead of conventional sprinklers.

E.10.8 Native, drought-tolerant, or well-adapted tree and plant species shall be used.

E.10.9 Seasonal and year-round flowering shrubs and trees shall be located where they can be most appreciated by site users and passersby, such as adjacent to walks and open space areas, or as frames for building entrances and stairs.

E.10.10 All landscaped areas shall be designed by a landscape professional to the satisfaction of the Planning Division.

F. SIGNAGE
Where this section does not set standards, the Applicant and City staff shall use the Daly City Municipal Code. City review and approval of wayfinding signage shall be part of Conformance Review Where there is a conflict with the Daly City sign ordinance, this Precise Plan governs.

24 F.1 Signage Standards
F.1.1 Signs within the Plan Area shall comply with all regulations stated in the City’s Zoning Ordinance (Chapter 17.32) unless otherwise specified in the Precise Plan.

F.1.2 Signs shall be made of high-quality, durable, and environmentally friendly materials.

F.1.3 Multi-tenant development anchor-identity signs should be complementary to any Plan Area signage or established by the Master Developer. Individual property owners will be allowed to use letter styles, but the overall sign should have one consistent material for letters and background.

F.2 Monument/Gateway Signage
F.2.1 The Precise Plan shall include up to two freestanding monument/gateway signs: at the Serramonte Boulevard and Entry Drive intersection and at the West Drive and Campus Drive intersection, which form major entry points to the Plan Area.

F.2.2 If provided, a single gateway or monument sign at the southern portion of the Plan Area near the round‐about shall be located at Parcel E and be less than 4 feet high. The sign shall not obstruct sightlines for drivers to the extent safety is compromised.

F.2.3 If provided, a single gateway or monument sign at the northern portion of the Plan Area near the Retail Plaza shall be located at Parcel B. It may either be less than 4 feet high and no longer than 20 feet, or may be a tower structure‐‐either integrated with the Parcel B building corner or separate from the building. If an integrated tower structure, the structure shall not project more than five feet beyond the face of the building in any direction. If an independent tower structure, it may not be greater than 32 feet in height and not more than 64 sq. ft. in area. The maximum face area of signage of the tower structure shall not exceed 200 sq. ft.

F.2.4 Gateway or monument signs shall not have internal illumination but will be lighted with externally mounted luminaires.

F.3 Building Signage
F.3.1 The physical design of signage shall conform to the architectural detailing of the associated building and shall be in proportion to the surface onto which such signage is mounted, as determined by the Planning Division.

F.3.2 Signage shall not obstruct architectural details such as recesses, structural bays, or windows.

F.3.3 Externally illuminated or halo lit signsshall be required. The use of internally lighted or box type signs are prohibited. Internally lighted signs measuring 2 sq. ft. or less are allowed.

F.3.4 No more than three (3) building residential signs shall be provided per building. These shall be limited to address number, street name, and/or a building name if desired. If only one is provided, it shall be placed close to the main entry to the building. If signage is provided at more than one location, a minimum of one shall be placed close to the main

25 entry. The second and third can be located such that the top of the signage is not greater than 25’ feet from grade. The aggregate sign area shall not exceed 150 sq. ft.

F.3.5 Durable, vandal-resistant materials and finishes shall be utilized for address signs.

F.3.6 Conduit, tubing, or raceways shall be concealed. Transformers and other equipment for the signage shall also be concealed.

F.4 Storefront Signage
F.4.1 Signage for multi‐tenant retail buildings shall be developed to minimize potential visual conflict, clutter, and competition.

F.4.2 Maximum size for sign area per retail tenant is 30 sq. ft. on the face of a building. A second sign per retail tenant, not exceeding 20 sq. ft., may be hung as either a banner or a rigid sign perpendicular to the building face. Either of these two sign types may be attached to a building’s architectural canopy.

F.4.3 For ground floor retail uses, hanging or projecting signs should be located near the front entry of a store. Coordinate with the overall design of the street wall. Hanging or projecting signs shall meet Americans with Disabilities Act (ADA) clearance requirements.

F.4.4 Ancillary retail space or leasing offices shall be signed in a manner consistent with the storefront signage standards in this section.

F.5 Prohibited Signs
Prohibited signs include:

F.5.1. Signs which rotate, move mechanically or by the wind, flash, blink or reflect light by means of a polished or mirrored surface.

F.5.2 Open flames, balloons, loudspeakers used to call attention to a product, service, or a property.

F.5.3 Signs which identify or advertise a product or service not available on the premises.

F.5.4 Externally illuminated signs where the source of light is directly visible or cause glare or reflections that are a traffic hazard or nuisance.

F.5.5 Signs which emit or reflect light by means of direct fluorescence, phosphorescence, or “day‐glow” colors.

F.5.6 Any sign illumination which exhibits undue glare.

F.5.7 Any sign placed or displayed on vehicles parked primarily for the purpose of displaying the sign. (This does not apply to food trucks that are parked while they provide service.) F.5.8 Internally lit signs where the entire face of the sign is illuminated, rather than just the graphics.

F.5.9 Advertising bench signs, unless required by SamTrans at Serramonte Blvd.

F.5.10 Off‐site directional signs.

26 F.5.11 Roof signs.

F.5.12 Outdoor advertising billboard signs.

F.5.13 Abandoned signs.

G. LIGHTING
See Figure 3.8 Lighting Diagram. A uniform lighting approach will contribute to overall community aesthetic and ensure safety for walkways, bikeways, and roadways11.

G.1 General Lighting Standards
G.1.1 Lighting shall incorporate dark sky principles by shielding fixtures to prevent light from emitting above a 90-degree angle. Any lighting source located on parking or rooftop parking shall be a full cutoff type.

G.1.2 Light shall be designed to minimize glare and light trespass into neighboring buildings and properties.

G.1.3 High-efficiency technology such as LED lighting with advanced controls shall be utilized to minimize energy consumption.

G.1.4 The use of energy–efficient, long-life LEDs with light color rendered as a warm white (maximum K 3000) is encouraged.

G.2 Street Lighting
G.2.1 Provide streetlights in general locations shown on Figure 3.8, Lighting Diagram for Locations.

G.2.2 Streetlights shall comply with Daly City standards.

G.3 Pedestrian Lighting
G.3.1 Provide pedestrian lighting in general locations shown on Figure 3.8, Lighting Diagram.

Additional locations for pedestrian lighting are along pedestrian pathways in open spaces and in surface parking areas.

G.3.2 Pedestrian lighting shall not be taller than 25 feet in height.

G.3.3 Pedestrian lighting may be integrated with streetlighting by providing additional luminaires facing the sidewalk on streetlight poles, installed at a lower height than street luminaries.

G.3.4 Lighting in surface parking lots and service areas shall be directed away from surrounding buildings and properties using fixtures that minimize light trespass and glare.

G.4 Lower Illumination Pedestrian Lighting
G.4.1 Commercial grade bollards, step lights, and path lights shall be used as appropriate along pedestrian walkways and plazas.
11For Parcel A, no additional lighting is required to what is installed.

27 G.4.2 Nighttime lighting for recreational uses in parks and public spaces should be unobtrusive and control glare.

G.5 Building Lights
G.5.1 Lighting should be integrated into the design of buildings and building architecture to highlight significant architectural features such as signs, entrances, walkways, or storefront displays.

G.5.2 Building facades may be illuminated using shielded fixtures to highlight architectural features.

H.1 Definitions
Active Ground Floor Use: Active ground floor uses are land 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.

Amenity Space: Residential amenity space may include co-working space, health, and wellness, grab and go snack items, pet amenities and other shared or community uses that can be visible to the street.

Building Envelope: The building envelope defines the spatial area within which permitted density can be configured. The Precise Plan defines the allowable building envelope horizontally by block size and required street frontage and vertically by building height, massing, and guidance for pedestrian, podium, and skyline levels of architectural design.

Build-to Line: The build-to line for a parcel is the line where the façade of the building, or the podium street wall, is located, parallel to and measured perpendicular from the property line.

Corner Expression: Corner expression is accentuating building massing at the joining of two facades with a projected, recessed, or vertical change in building massing.

Face of Curb: The face of curb is the vertical sloping surface of the side of a roadway curb, not including bulb-outs, curb extensions, curb-cuts, or pull-outs for drop off and loading zones.

Height: The height for a building is calculated from the building’s Average Finished Grade to the top of the parapet at the building’s primary roof. The Average Finished Grade is the average of the high and low elevations at the building’s exterior adjacent to North Drive, West Drive, East Drive, or Entry Drive, or the three access drives leading from East Drive or West Drive.

Massing: Massing is the three-dimensional bulk of a building in terms of general shape, form, height, width, and depth.

Pedestrian Level: Pedestrian level is the design of the ground floor public experience shaped by active ground floor use, diversity of use, and street frontage design.

Podium Level: The podium level is the portion of the building above the ground floor and below the skyline level that provides spatial definition to the adjacent street or public space.

28 Primary Building Wall: The primary building wall is the building façade. Window or wall recesses or projections are not counted as primary building wall or façade of the building.

Privately-Owned, Public Open Space: Privately-owned outdoor space that functions as public space but may have limited hours of availability.

Property Line locations: Property line locations to measure Build-to lines are 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.

Public Realm: The public realm is exterior urban space shaped by buildings comprised of publicly accessible streets, parks, open spaces, pathways, and civic facilities.

Street Wall: The street wall is the continuous façade of a building that establishes the edge of the public realm for a street or public space.

Skyline Level: The Skyline level is the uppermost occupiable portion of the building above the podium level. The Skyline level contributes to the overall urban form and skyline of the plan area.

Setback: The required minimum distance for the placement of a building measured from a property line, face of curb or another feature.

Streetscape: The visual character of a street comprised of the travel way, bike facilities, sidewalk, site access, landscape, paving, street furniture, building frontage, open space, views, and other perceptible urban features.

Stepback: Stepback is a horizontal recess applied to the upper floor or floors of a building to reduce shadow area on the adjacent street or open space.

Transparency: Pedestrian level building design that creates visibility and permeability between the building and the adjacent sidewalk or public space.

Vertical Shift: Vertical shift is variation in the roof line or vertical massing of the building or building elements.

III. IMPLEMENTATION
I. MAINTENANCE
Subject to the provisions of any applicable State law, the following shall apply:

I.1.1 Master Association. Prior to the issuance of any building permit to construct any marketrate residential unit in the project, the Jefferson Union High School District (District) shall formand perpetually maintain a Master Association for the Serramonte Del Rey Neighborhood (“Master Association”). The Master Association shall be self-governing and govern common areas for the term of the Precise Plan uses are in operation. The purpose of the Master Association, among other responsibilities, shall be to maintain all common areas within the Precise Plan area including streets, parks, and other areas not maintained by individual parcel developers that are not dedicated or otherwise conveyed to a public agency in a neat, safe and healthful condition, including the ongoing removal of litter

29 throughout. Until the Master Association is formed, the District is responsible for the foregoing.

I.1.2 Maintenance Plan. A maintenance plan for roadway, park, and utility maintenance shall be submitted by the applicant and approved by the City prior to the issuance of any building permit to implement the project. A litter control maintenance plan shall be submitted that includes provision for on-goingletter and garbage control. The maintenance plan shall be incorporated into the CC&R’s in connection with the creation of the Master Association at the discretion of the District and recorded at such time.

Minimum Requirements for Trash and Litter Disposal shall be as follows:
• All trash shall be confined in approved receptacles and enclosures. Any building permit application submitted to the City for review shall be accompanied by a letter from the trash hauler indicating that the proposed trash receptacles provided in the building for which the permit is sought to meet the hauler’s requirements for quantity, size, and accessibility.
• All unenclosed materials, equipment and/or supplies of any kind shall be maintained within approved enclosure areas. Any stacked or stored items shall not exceed the height of the enclosure.
• All trash and storage enclosures shall be properly maintained in accordance with approved plans.
• All waste materials generated by the development, such as cardboard boxes, skids, garbage, litter, etc., must be stored in the enclosure for disposal. • No waste material shall be visible at any time.
• All enclosures shall be designed to conceal the contents. • All enclosures should be kept clean and free of odor.

I.1.3 Maintenance and Repair - Master Association. The Master Association shall develop a maintenance plan (including a street sweeping, street surface repair and replacement, and garbage disposal plan approved by the Planning Division and the Department sof Public Works) for the upkeep of common areas, private streets, and infrastructure. The Master Association will be responsible for the maintenance, litter removal and repairs of publicly accessible common areas that are not part of individual parcel development, including streets, sidewalks, bicycle lanes, parks, open spaces, trails and paths, utilities and improvements in streets including temporary and permanent storm water features, street lighting, landscaping, planter strips, street furniture and the fixtures, furniture and equipment located in the parks.

I.1.4 Maintenance and Repair - Parcel Specific Responsibilities. Parcel Developers or, if the property interests of such Developers are conveyed, their successors in interest, are responsible the maintenance, replacement, repairs and litter removal for on-site improvements on their respective parcels, including exterior equipment, fixtures, walls, roofs, windows, doors and other architectural, landscaping and publicly accessible

30 common areas on private parcels in a clean, sanitary and attractive condition. The Developer of a parcel shall be responsible for the maintenance, replacement, repairs and cleaning of improvements within exclusive easements on their parcel.

I.1.5 Budget. The Master Association shall prepare an annual budget to fund the costs incurred in maintaining the publicly accessible common facilities. The Master Association shall undertake an inventory of publicly accessible common area improvements requiring maintenance, litter removal and repairs, such that each phase of development is adequately budgeted for maintenance and operations of improvements. Landscape maintenance budget shall include consideration of level of maintenance and operation expenses commensurate to the anticipated level of use of park and recreational facilities. The Master Association may employ or contract out to perform maintenance, litter removal and repairs.

J. PHASING
J.1 Timing. The sequence and timeline of development will ultimately depend on market conditions. The pace of development will fluctuate with the regional economy, capital expectations and availability, costs for development and the conditions of the Daly City housing market.

J.2 Public Improvements. For each phase of development there are corresponding street, park, open space improvements and utilities necessary to support development of individual parcels per Table 7.1 and as shown in Figure 7.1.

31 Table 7.1: Parcel Phasing and Public Improvements

PHASE PARCEL STREETS PARKS AND

OPEN SPACE
1 B
• Entry Drive
• North Drive
• North Access Way
• Callan Boulevard improvements within
parcel
• Entry Drive Plaza
• Overlook Park
• Eastside Recreation Trail
within parcel
C
• South Access Way
• Callan Boulevard improvements within
parcel
• If Parcel C before Parcel D: East Drive
from Campus Drive to South Access
Way
• Eastside Recreation Trail
within parcel
2 D
• East Drive from North Access Way to
South Access Way
• North Access Way
• South Access Way
• Callan Boulevard improvements within
parcel
• Eastside Recreation Trail
within parcel
E
• West Drive from North Drive to Campus
Drive
• Central Green
• South Point Park
3 F
• West Drive from North Drive to Campus
Drive • Westside Walking Trail
Notes:

1. If Parcel E is built before Parcels C and D, then East Drive and North Drive will be constructed including the roundabout.

2. If Parcel F is built before Parcels C. D and E, then West Drive and the roundabout will be constructed.

3. Serramonte Boulevard and Highway 1 ramp intersection improvements will be constructed with the first market rate development per the Development Agreement.

4. Bike lanes on Campus Drive to Hickey Blvd will be constructed concurrent with the roundabout.

5. See Development Agreement for timing of additional off-site improvements.

6. A Storm Drain Memo shall be submitted for conformance review for each phase in accordance with the Master Plan Drainage Memo. At Building Permit submittal: a Hydrology & Hydraulics report based on final design will be provided with the Building Permit submittal in accordance with the Master Plan Drainage Memo.

32 7. The first parcel of Parcel B and Parcel D to develop is required to build North Access Way from their building to the curb across the access way, so there is a two-way paved travel way.

The subsequent parcel is required to complete the sidewalk, landscaping and storm water treatment facilities between their building and the curb on their side of the North Access Way.

8. The first parcel of Parcel C and Parcel D to develop is required to build South Access Way from their building to the curb across the access way, so there is a two-way paved travel way.

The subsequent parcel is required to complete the sidewalk, landscaping and storm water treatment facilities between their building and the curb on their side of the South Access Way.

9. The Head Start facility may be located on other parcels.

10. See the Tentative Map for utility improvements associated with each parcel. On and off parcel utility improvements in the Precise Plan Area shall be sized to support buildout of the Precise Plan.

11. The chronology of phasing in Table 7.1 is not intended to be binding, and the number of phases, number of units, and timeline for the project build-out will ultimately depend on market conditions. The rate of the buildout of housing will fluctuate with the regional economy, capital expectations and availability, costs for development and the conditions of the Daly City housing market. For the purposes of assessing consistency with the Table 7.1 for conformance review, a reviewer shall assess whether development of a listed parcel includes the streets, park, open space utilities needed to support the development of the parcel and future phases of development.

K. CONFORMANCE REVIEW
K.1.1 Purpose. Conformance Review is the Precise Plan’s ministerial, streamlined process to approve proposed projects “as-of-right” that demonstrate Plan Consistency with the Precise Plan and Entitlement Documents and Compliance with the Objective Development Standards of the Precise Plan, as defined below. Design Review is not required for projects ministerially approved “as-of-right.”
K.1.2 Plan Consistency. Plan Consistency is the review of project submittal documents for conformance to:

1. Serramonte Del Rey Precise Plan (Attachment “A”) requirements for the scope and phasing of park, open space, street, accessway, storm water, water, wastewater, utility, emergency access, and on and off-site transportation improvements associated with each parcel per Precise Plan Figure 7.1 Phasing, Table 7.1 Development Phasing and Appendix C: Civil Engineering Exhibits, and

2. Entitlement Document requirements of the Development Agreement, Tentative Map, Conditions of Approval, Inclusionary Housing Agreement and the Mitigation and Monitoring program.

K.1.3 Compliance with Objective Development Standards ("Compliance"). Compliance with objective development standards is the review of project submittal documents for conformance with the Precise Plan’s Objective Development Standards as listed in Section II above.

33 K.1.4 Variance from Numerical Standards and Precise Plan.

Deviations from the numerical standards in Section II above may be permitted by up to 20 percent for any parcel, upon approval by the Planning Division. Deviations from the minimum and maximum densities prescribed in Table 3.3, the requisite amount of private open space (150 square feet per dwelling unit), and the quantity and general location of common open space shall not be permitted.

Modification or reconfiguation of the Precise Plan pattern of streets and blocks, shape of open space areas, site layout, orientation or location of buildings, architectural or landscape elements may be permitted provided all other Objective Design Standard can be met Deviations from the approved roadway configurations, including lane provision and width, shall not be permitted unless approved by the Department of Public Works.K.1.5 K.1.5 Submittal Requirements. Submittal requirements shall include documentation as set forth in the 2023 Daly City Municipal Code Section 17.28.030 C. 2. (a) – (f), Procedure for Application for Planned Development of the Daly City Zoning Ordinance, and shall include a completed Conformance Review Check List, as attached to the Precise Plan as Appendix A, and any additional information requested by the Planning Manager.

Submittal requirements for minor modifications to approved and constructed projects to be per Planning Manager request.

K.1.6 Review Process and Timing.

1. Pre-submittal conference. Upon request of the Applicant, the Planning Manager shall convene a pre-submittal conference to review the scope of the project, submittal requirements, conformance review process, timeline, and staff availability. It is an opportunity for the Applicant and the design team to ask technical questions to prepare a submittal. The Planning Manager, City Engineer, and Development Coordinating Committee members shall attend upon request.

2. Submittal. The Applicant shall submit documentation as described under "Submittal Requirements" above.

3. Conformance Review. The Planning Manager, designated staff or third-party consultants shall conduct the Conformance Review per the responsibilities described in Table 7.2. The Planning Manager shall coordinate reviewer comments and provide them to the Applicant no later than 45 business days after filing a project submittal.12

4. Determination. The Planning Manager shall review the project submittal and reviewer comments to determine whether the submittal is plan consistent and standards compliant and therefore approved as-of-right. 12 Notwithstanding anything in this chapter, to the extent the Permit Streamlining Act or other State Law applies for shorter deadlines, the regulations in such laws shall govern.

34 If the Planning Manager deems a project application inconsistent with the Precise Plan or Entitlement Documents, and/or non-compliant with the Objective Development Standards in Section II, prior to a decision to deny approval of the proposed project, the Planning Manager shall provide the Applicant with written documentation as to what elements of the submittal are not in conformance.13
The Applicant can revise the submittal and resubmit. The Planning Manager, upon receipt of the re-submittal, shall make their determination. Total City Review Time from submittal to determination shall not exceed 90 business days.14
If the City fails to complete Conformance Review per the above timing requirements, the submittal shall be deemed to be conforming with the Precise Plan and Entitlement Documents, planning review shall be complete, and requested permits shall be issued.

5. Notification of Determination. The Planning Manager shall communicate in writing to the Applicant the Planning Manager's determination.

6. Appeal. A Conformance Review determination may be appealed within 20 business days to the City Manager by the Applicant. City Manager shall make a determination within 20 business days of receipt of the appeal. The City Manager’s decision on appeal shall be final and not appealable.

K.1.7 Review Criteria. The following criteria shall guide the determination of plan consistency and standards compliance:
• All Figures in the Precise Plan illustrate the general arrangement and relationships among parcels, buildings, streets, accessways, parks and open spaces, and exact compliance or conformance is not required so long as other objective criteria are met. • The final configuration of parcels, buildings, streets, accessways, parks and open spaces are subject to refinement, and exact compliance or conformance is not required so long as other objective criteria are met.
• Consistency and conformance with the Precise Plan shall be construed rationally and shall accommodate unforeseen solutions or innovation that can occur over the extended build-out of the Precise Plan. Notwithstanding the above, no deviations are permitted to minimum residential densities and minimum open space area requirements. 13 This process is separate and independent from the Planning Manager's coordination and provision of any reviewer comments on the Applicant's initial project submittal, as required under the "Review Process and Timing" section of this Chapter.
14 For this paragraph, "City Review Time" shall mean the time, measured in business days, taken by the City to review a project submittal and provide comments to the applicant or render a Conformance Review decision. City Review Time does not include the Applicant’s time from the date of receiving comments to the date of resubmitting a revised project submittal responsive to comments.

35 K.1.8 Standards Interpretation. The nature of the Objective Standards is such that consistency determinations are ministerial, without the exercise of discretion. Accordingly, it is not anticipated there will be cause for interpretation of these standards by the City. In the unforeseen event that interpretation is required, the Planning Manager shall make any interpretation of the Precise Plan’s development standards required to evaluate the proposed project and shall inform the reviewer of any interpretations as needed. The Planning Manager shall include any interpretations as part of its written determination of consistency with the objective development standards of the Precise Plan.

K.1.9 Staffing. The Planning Manager shall check on staff availability prior to the pre-submittal conference to meet the conformance review timeline. If staffing is not available, the City can designate a third-party consultant to be paid for by Applicant. Consultants shall have professional planning experience on similar projects. The Applicant shall pay all reasonable staff coordination and third-party consultant costs.

K.2.0 Staff or Consultant Review Responsibilities. Staff or consultant review responsibilities are per Table 7.2, Reviewer Responsibilities.
• The Planning Manager shall provide oversight and make all Conformance Review determinations.
• Staff of consultant shall compare the project submittal, Conformance Check List, and applicable plan elements, standards and requirements of the Precise Plan and the Entitlement Documents.
• Reviewers are to provide written comments on plan consistency to the Planning Manager. In the case where the reviewer concludes inconsistency with plan elements, or non-compliance to objective development standards, the reviewer shall identify specific objective standards to be addressed to achieve a consistency. • If requested by the Applicant, the Planning Manager and any reviewers shall meet with the Applicant to discuss steps to resolve any comments.

The Planning Manager shall consider the recommendations of the reviewers, and shall make the final determination for approval, approval with conditions, or denial of the submittal based on objective criteria as set forth herein.

36 Table 7.2: Reviewer Responsibilities

RESPONSIBILITY REVIEWER
PLAN

CONSISTENCY

STANDARDS

COMPLIANCE

PLANNING

MANAGER

STAFF OR

THIRD-PARTY

CONSULTANT
(IF RETAINED)
CITY

ENGINEER

DEVELOPMENT

COORDINATING
COMMITTEE15

HOUSING AND

COMMUNITY

DEVELOPMENT

MANAGER
Phasing X X
Parks X X
Streets X X X
Utilities, off-site
transportation
Improvements
X X X
Development
Agreement X
Final Map X

MMRP X X X
Inclusionary
Housing
Agreement
X
Tentative Map and
Conditions of
Approval
X X
Land use and urban
design X X
New Buildings X X
Parks X X
Streetscapes X X
Exceptional
Projects16 X X X X X
Minor
modifications to
existing buildings
& facilities
X X X
15 Development Coordinating Committee includes Planning Division, Building Division, Engineering Division, Department of Water and Wastewater Resources, North County Fire Authority and other committee members as deemed appropriate by the Planning Manager.
16 For exceptional projects, Planning Manager to determine at pre-application conference what type of review and staffing is required.

37 IV. PLAN AMENDMENTS
Amending the Precise Plan shall follow the requirements of the Daly City Municipal Code section

17.28.020 (I) as of the date of approval of the Precise Plan. This Municipal Code section is included as a part of Supporting Documents provided with this Precise Plan.

V. SUBDIVISIONS
Subdivision of parcels shall conform to the requirements of the Precise Plan and the Daly City Municipal Code Title 16 Subdivisions.

VI. INCLUSIONARY HOUSING
The following requirements are subject to the terms and exceptions provided in the affordable housing agreement:

A. Construction of inclusionary units is required within the Planned Development Zone PD31 area pursuant to an Affordable Housing Plan.

B. This Precise Plan authorizes flexibility in timing of construction and geographic distribution of inclusionary units throughout the PD-31 area to allow for a greater number of inclusionary units and deeper level of affordability than the minimum levels required by the City Ordinance.

C. The Precise Plan requires, for Parcels B-F, not less than 20 percent of the total number of total residential units completed at final build-out to be affordable housing, consisting of

13.5% low-income units at no greater than 60% AMI and 6.5% moderate income units at no greater than 120% AMI. One market rate residential building can be constructed prior to construction of affordable units. 150 low-income affordable units are planned to be located on Parcel C. The subsequent phases after the first market rate building and the first residential structure built on Parcel C have been constructed can be phased and include unit counts proposed by the developer in any way such that the overall percentage of affordable units does not drop below 20% of all constructed residential units at Parcels B-F at any time consisting of 13.5% low-income units and 6.5% moderate income units.

VII. CALIFORNIA ENVIRONMENTAL QUALITY ACT
All proposals for development shall be subject to the mitigation measures specified in the Environmental Impact Report (EIR) certified by the City Council as part of this Precise Plan.

VIII. ENTITLEMENT DOCUMENTS
The term "Entitlement Documents" shall refer to all the below except the Precise Plan.

38 • General Plan Amendment. By Resolution No. [], City Council approved text and map amendments to the General Plan to enable high density residential and mixed-use residential development.
• Precise Plan. By Resolution No. [], City Council approved the Serramonte Del Rey Precise Plan, which modified land use designations and created a new street and open space network. • Development Agreement. The District and the City of Daly City entered into a Development Agreement to secure vested development rights and terms. • Affordable Housing Agreement. The District and the City of Daly City entered into an Affordable Housing Agreement to secure rights and terms for the Project’s Affordable Housing Plan.
• Tentative Map and Conditions of Approval. The City Council approved a Tentative Map indicating the subdivision of the District lands into parcels with infrastructure and open space improvements, including Conditions of Approval.
• Mitigation and Monitoring and Reporting Program. The City of Daly City, as the lead agency under the California Environmental Quality Act (CEQA) prepared the project’s Environmental Impact Report (EIR) to disclose to the City, public and other agencies the environmental impacts of the project. By Resolution No. [] the City certified the EIR for the project, adopted findings, statement of overriding considerations [if needed] and a Mitigation Monitoring and Reporting Program (MMRP). The Precise Plan is consistent with and will implement the MMRP as approved by the City Council.

39 SECTION 5. Effective Date. This ordinance is an urgency ordinance enacted under California Government Code sections 36934 and 36937(b). This urgency ordinance is effective upon adoption by a four-fifths (4/5) vote of the City Council.

SECTION 6. Environmental Assessment. The City Council has reviewed the proposal under the requirements of the California Environmental Quality Act (CEQA) and has determined, that a Final Environmental Impact Report (FEIR). Pursuant to Section 21081.6 of the Public Resources Code and Section 15097 of the CEQA Guidelines, the Project requires adoption of a Mitigation and Monitoring Program (MMRP). The City Council hereby approves the Mitigation Monitoring and Reporting Program (MMRP) for this project and hereinafter finds that the Final Environmental Impact Report and the MMRP complies and conforms with the California Environmental Quality Act and the Guidelines implementing the Act.

SECTION 8. Severability. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Counci1 of the City of Daly City declares that it would have adopted each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, clauses, phrases or portions be declared invalid or unconstitutional.

SECTION 8. Publication. The Mayor shall sign this ordinance and the City Clerk shall attest and certify to the passage and adoption of it, and within fifteen (15) days, publish once in a newspaper of general circulation circulated within the City of Daly City. The City Clerk shall post at City Hall a copy of the full text of this Ordinance in accordance with Government Code Section 65858 and 75090.

The foregoing urgency ordinance was introduced and duly adopted by a four-fifths vote of the City Council of the City of Daly City at a regular meeting of the City Council, held on the day of , 2024, 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

ORDINANCE NO.

AN UNCODIFIED URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

DALY CITY APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF

DALY CITY AND THE JEFFERSON UNION HIGH SCHOOL DISTRICT

DECLARING THE URGENCY THEREOF

THE CITY COUNCIL OF THE CITY OF DALY CITY HEREBY ORDAINS AS FOLLOWS:

SECTION 1. Authority. This Ordinance is adopted pursuant to the provisions set forth in Government Code Section 36937(b), Government Code Sections 65864 et seq., and pursuant to other applicable law.

SECTION 2. Findings.

A. Pursuant to the police powers delegated to it by Article XI, Section 7 of the California Constitution, the City of Daly City (“City”) may make and enforce laws that promote the public health, safety and general welfare of its residents.

B. California Government Code Section 65864 et seq. authorizes the City to enter into binding, long-term agreements (“Development Agreements”) with persons or entities having legal or equitable interests in real property, for the development of the property that will provide certainty, definition, and commitment to developers as well as necessary public improvements required by development.

C. It is mutually beneficial to the City and the District to enter into a Development Agreement for the Project located at the Serramonte Del Rey campus in order to provide certainty and commitment to developers as well as to set forth the obligations of both Parties for the construction of the public improvements required by the development.

D. The Development Agreement provides for the redevelopment of campus to include up to 1,234 units of affordable and market-rate housing, up to 14,000 square feet of neighborhood-serving retail/commercial uses, and a Head Start Childcare facility. The site would be divided into six development parcels and additional street parcels with public access easements. Build-out of the site is anticipated to be over a ten-year period.

E. The Development Agreement provides deeper level of affordability than the City’s Inclusionary Housing Ordinance, with the construction of 150 affordable housing units ranging from 23% Area Median Income (“AMI”) and includes 24 units set aside for residents with Intellectual and Development Disabilities.

F. The Affordable Housing construction under the Development Agreement exceeds the City’s Inclusionary Housing Ordinance by thirty-five percent.

G. City and Developer have reached mutual agreement and desire voluntarily to enter into the Development Agreement.

2 H. On December 5,2023, the Planning Commission, held a duly noticed public hearing to consider the proposed Development Agreement and recommended that the City Council approve the Development Agreement.

I. The City Council considered the adoption of this urgency ordinance in accordance with Government Code § 36937 at a duly noticed public hearing on January 22, 2024, at which time it received and considered testimony from members of the public.

J. Government Code section 36937(b) authorizes the adoption of an urgency ordinance to protect the public health, safety and welfare and to ensure the City is in compliance with state law and certification of the Housing Element.

K. The City Council hereby determines that the proposed Development is necessary to protect the public against potential negative health, safety, and welfare impacts and to address the shortage of safe and affordable housing options for all income groups in the City.

BE IT ORDAINED by the City Council of the City of Daly City as follows:

Approval of the Development Agreement between the City and the District to develop the Project at Serramonte Del Rey campus is hereby granted, subject to the terms, time, limits, conditions and requirements of the “Development Agreement Between the City of Daly City and Jefferson Union High School District.”
SECTION 3, Urgency Declared. In accordance with the authority granted the City under Government Code section 36937(b), and pursuant to the findings stated herein, the City Council hereby finds (1) that there exists a current and immediate threat to the public health, safety, and welfare requiring this change in the City’s regulations governing loud and unruly gatherings, (2) that this ordinance is necessary for the immediate preservation of the public peace, health, and safety as set forth herein, and (3) that, therefore, this ordinance shall take effect immediately.

SECTION 4. General Plan Consistency. The Development Agreement is consistent with the General Plan of the City of Daly City.

SECTION 5. Severability. If any provision of this Ordinance is held by any court or by any Federal or State agency of competent jurisdiction, to be invalid as conflicting with any Federal or State law, rule or regulation now or hereafter in effect, or is held by such court or agency to be modified in any way in order to conform to the requirements of any such law, rule or regulation, such provision shall be considered a separate, distinct, and independent part of this Ordinance, and such holding shall not affect the validity and enforceability of all other provisions hereof. In the event that such law, rule or regulation is subsequently repealed, rescinded, amended or otherwise changed, so that the provision thereof which had previously been held invalid or modified is no longer in conflict with such law, rule or regulation, said provision shall thereupon return to full force and effect and shall thereafter be binding.

SECTION 6. Effective Date. This ordinance is an urgency ordinance enacted under California Government Code sections 36934 and 36937(b). This urgency ordinance is effective upon adoption by a four-fifths (4/5) vote of the City Council.

3 SECTION 7. Publication. This Mayor shall sign this ordinance and the City Clerk shall attest and certify to the passage and adoption of it, and within fifteen (15) days, publish once in a newspaper of general circulation circulated within the City of Daly City. The City Clerk shall post at City Hall a copy of the full text of this Ordinance in accordance with Government Code Section 65858 and 75090.

SECTION 8. Recordation of Development Agreement Within ten (10) days after the date upon which the City Manager executes the Development Agreement on behalf of the City, the City Clerk shall record the Development Agreement and this Ordinance with the County Recorder of the County of San Mateo.

The foregoing urgency ordinance was introduced and duly adopted by a four-fifths vote of the City Council of the City of Daly City at a regular meeting of the City Council, held on the day of , 2024, 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

Serramonte Del Rey Campus
699 Serramonte Blvd, Daly City

Serramonte Del Rey Precise Plan
01-11-2024

Serramonte Del Rey Precise Plan

Serramonte Del Rey Precise Plan Table of Contents
A

1. Introduction1
A. Overview1
B. District Intent3
C. Physical Setting4
D. Planning Context7

2. Vision and Goals9
A. Vision9
B. Plan Goals 15

3. Objective Development Standards 19
A. Land Use and Urban Design 19
B. Architectural Design 37
C. Parking and Loading 43
D. Open Space 47
E. Landscape Design 49
F. Signage 53
G. Lighting 57
H. Definitions 60

4. Circulation 63
A. Street Network 63
B. Mobility 68
Table of Contents

B Table of Contents Serramonte Del Rey Precise Plan

5. Parks and Open Space 73
A. Landscape Design Concept 73
B. Neighborhood Park and Open Spaces 75
C. Planting Plan 80

6. Utilities 83
A. Stormwater 83
B. Sanitary Sewer 86
C. Water Supply 87
D. Dry Utilities 87

7. Implementation 89
A. Maintenance 89
B. Phasing 91
C. Conformance Review 94
D. Plan Amendments 99
E. Subdivisions 99
F. Inclusionary Housing 99
G. California Environmental Quality Act 100
H. Entitlement Documents 100
Appendices
Appendix A: Conformance Review Checklist 103
Appendix B: Compliance Review - Example Projects 129
Appendix C: See separately attached “Appendix C: Precise Plan Civil Engineering Exhibits” Acknowledgements 135

Serramonte Del Rey Precise Plan Table of Contents
C
Figure 1.1 Existing and Updated Plan Area Boundaries3
Figure 1.2 Regional Location (looking north)5
Figure 1.3 Context Map (looking south)5
Figure 1.4 Existing Conditions and Topography6
Figure 2.1 Illustrative Plan 13
Figure 3.1 Parcelization Plan 21
Figure 3.2 Precise Plan Land Uses 22
Figure 3.3 Building Heights 30
Figure 3.4 Street Frontage 32
Figure 3.5 Ground Floor Use 35
Figure 3.6 Podium Level and Skyline Level Massing 39
Figure 3.7 Façade Modulation 40
Figure 3.8 Lighting Diagram 58
Figure 4.1 Street Hierarchy 64
Figure 4.2 Entry Drive and Retail Plaza 65
Figure 4.3 Plaza/Park Entry at North Drive 66
Figure 4.4 East Drive 66
Figure 4.5 West Drive 67
Figure 4.6 Vehicle Circulation 69
Figure 4.7 Bicycle Circulation 71
Figure 5.1 Urban Forest Concept Plan 74
List of Figures and Tables

D Table of Contents Serramonte Del Rey Precise Plan
Table 3.1 - Permitted Uses 23
Table 3.2 - Uses Permitted with a Use Permit 25
Table 3.3 - Prohibited Uses 25
Table 3.4 - Permitted Density By Parcel 27
Table 3.5 - Anticipated Development 28
Table 3.6 - Location of Build-to-Line for Parcels 33
Table 3.7 - Setbacks 37
Table 5.1 - Recommended Tree Species for Public Streets and Open Spaces within the Precise Plan 82 Table 7.1 - Anticipated Phasing of Private Streets and Private and Publicly Accessible Park and Open Space Improvements Required by Development Parcel 93 Table 7.2 - Reviewer Responsibilities 98
Central Green Plan 75
Overlook Park Rendering 76
Overlook Park Plan 76
Entry Drive Plaza Plan 77
South Point Park Plan 78
Westside Walking Trail Section 79
Eastside Recreational Trail Section 79
Figure 5.2 Planting Plan 81
Figure 7.1 Phasing 92
Figure 7.2 Conformance Review and Approval Process 96

Serramonte Del Rey Precise Plan Chapter 1: Introduction 1 A. OVERVIEW
The Serramonte Del Rey Precise Plan (Precise Plan) will enable the Jefferson Union High School District (JUHSD) to transform their existing outdated high school facilities into a new walkable, bikeable and family-friendly residential neighborhood with retail, park, Head Start, and surrounding recreational trail improvements. In addition to the 122 units of faculty and staff housing already completed, the Precise Plan envisions development of up to 1,113 units of affordable and market rate rental housing on leased District lands to be built-out over a multi-year period. The Serramonte Del Rey neighborhood will be an inviting and family friendly place to walk, shop, connect with friends, meet for coffee, or stroll through the park and hillside open spaces.

An example of an open space similar to the proposed Central Green in the Serramonte Del Rey neighborhood.

1. Introduction

2 Chapter 1: Introduction Serramonte Del Rey Precise Plan The Precise Plan update focuses on the 22-acre
Phase II area of the 1985 Serramonte Del Rey Precise Plan (PD-31). The Phase II area is the location of the existing JUHSD school facilities currently
used for District office space, as well as 122 units
of multi-family faculty and staff rental housing
approved as PD- 31A which was completed in
2022. Phase I of the 1985 Precise Plan is already
built-out with multi-family rental housing, office,
and educational uses. See Figure 1.1.

The Precise Plan identifies the vision, goals,
and objective design standards for individual
development proposals on a parcel basis, as
well as park, open space, street, and utility
infrastructure improvements associated with
development by phase. The development of the
neighborhood is guided by a parcelization plan,
comprised of streets, development parcels and
access easements, that set the walkable scale
of the neighborhood. The administration and
implementation section provides guidance to
developers and Daly City staff on the Precise Plan
conformance review and design review approval
process consistent with the City’s General Plan,
ordinances, and procedures.

The entry to the neighborhood will be a lively and welcoming place.

Serramonte Del Rey Precise Plan Chapter 1: Introduction 3 B. DISTRICT INTENT
The JUHSD School Board seeks to build upon their
past success and advance an innovative plan to stabilize District finances and fund the future of student education. To accomplish this the District plans to
attract investment and leverage the development
of rental housing through long-term ground leases
and/or joint venture agreements on District lands in
the Precise Plan Area. The District’s key intent is to
stabilize education funding and improve the quality
of life for students, neighbors, and the City. Improving the quality of education at District schools will boost neighborhood property values, as will the development of new neighborhood character that will serve retail, community, park, and recreation facilities. New housing will increase City tax revenues.

The Faculty and Staff Housing project along Serramonte Boulevard, completed in 2022, is the first step to build-out the Serramonte Del Rey neighborhood.

This project provides affordable housing for teachers
and staff members, which helps attract and retain
highly qualified teachers and staff, as well as build
collaborative relationships among teachers, students,
and the broader community they serve.

Figure 1.1 Existing and Updated Plan Area Boundaries

280
Callan Blvd.

Cam
pus Dr.

Hickey Blvd.

Highgate Dr.

Gellert Blvd.

Callan Blvd. Serramonte Blvd.

South Gate Ave.

Serramonte Blvd. Serramonte Blvd.

St. Francis Blvd. St. Francis Blvd.
0 400’ 800’
NORTH

4 Chapter 1: Introduction Serramonte Del Rey Precise Plan View of Faculty and Staff Housing from Serramaonte Boulevard.

C. PHYSICAL SETTING
The Serramonte Del Rey site (referred to as the Plan Area in this document) is owned by the Jefferson Union High School District (JUHSD). The 22-acre Plan Area is in the southern portion of Daly City with significant frontage along Serramonte Boulevard and Callan Boulevard with access to Highway 1 along the northern edge of the site. This unique location is a gateway into Daly City. Figure 1.2 shows the regional location and Figure 1.3 shows the surrounding context of the Plan Area.

Adjacent Land Uses
A variety of residential and retail uses are located within a quarter mile (five-minute walking distance) from the
Plan Area. Direct access to Serramonte Boulevard and
Hickey Boulevard connects the Plan Area to many existing community destinations that surround the project site.

Destinations include the Serramonte Shopping Center,
Serramonte Plaza, Gellert Park, and Serramonte Library, as well as adjacent neighborhoods and schools. The existing site is surrounded by high density rental apartments on the north and south sides, low density residential on
the west side, Chinese Cemetery and Gellert Park on the east side. The project site is centrally located within the Jefferson Union High School District with JUHSD schools located north and south of the site.

Site Access
As seen in Figure 1.3, the Plan Area is connected to major arterials, including Highway 1, Interstate 280, and State Route 35 (Skyline Boulevard). The site is also accessible by public transit: the Colma and South San Francisco BART
stations are both approximately two miles away from the project site, and there is an existing SamTrans bus stop serving Route 120 at the project entry along Serramonte Boulevard. In addition, many surrounding streets have
bicycle facilities, including Class II bicycle lanes on SerPage 182 of 1358 Serramonte Del Rey Precise Plan Chapter 1: Introduction 5 Figure 1.2 Regional Location (looking north)
Figure 1.3 Context Map (looking south)
ramonte Boulevard south of Callan Boulevard, Callan Boulevard south of Serramonte Boulevard, and Class III bicycle facilities on Serramonte Boulevard west of Callan Boulevard.

Plan Area Character
As shown in Figure 1.4, the existing Plan Area site is a level plateau on an east-facing slope. It is at a higher elevation than the land to the east of Callan Boulevard, and at a lower elevation than the residential neighborhood to the west along St. Francis Boulevard. Because of the site’s orientation and high elevation, there are expansive views of the San Bruno Mountains and city skyline to the east and north. Farther to the west is a ridge separating the Plan Area from the Pacific Ocean, providing a temperate marine climate to the Plan Area and surroundings. The site is framed on its eastern and western sides by sloping hillsides with dense evergreen trees. These forested areas, along with the change in grade, create a buffer from developed areas on the west, north and east sides of the Plan Area.

The Plan Area is occupied by 122 units of faculty and staff housing at Parcel A and a decommissioned high school building, partially used as administrative offices. The former high school facility is a large, contiguous single-story building with mostly blank walls facing its surroundings. It needs significant seismic upgrades to the structure. The site itself is clean, flat and of a sufficient size to accommodate a new neighborhood.

6 Chapter 1: Introduction Serramonte Del Rey Precise Plan Figure 1.4 Existing Conditions and Topography
St. Francis Blv
d.

Callan Blvd.

Serramonte Blvd.

Campus Dr.

Campus Dr.

Jefferson Union High
School District
Parcel A
(65 M 68-69)
APN 091-211-230
Acreage: 22.3 acres
Serramonte Ridge
Apartments
Summit Shasta
Charter High School
JUHSD Faculty &
Staff Housing
Izzi Early
Education
SamTrans Bus Stop (Typ.)
Bus Line
Bus Line
Bus Line
Bus Line
120 24
121
121
120 24

Serramonte Del Rey Precise Plan Chapter 1: Introduction 7 D. PLANNING CONTEXT
Daly City General Plan 2030
The Precise Plan update is consistent with the goals and policies of the 2030 Daly City General Plan (amended with the 2015 Housing Element) and the latest draft of the
2023-2031 Housing Element.

Faculty and Staff Housing
On Parcel A is a 122-unit housing project built for and occupied by JUHSD faculty and staff, completed in 2022
and zoned Planned Development PD-31A. The Faculty
and Staff housing was entitled under the PD-31 Precise
Plan by General Plan Amendment GPA-9-18-13666 and
Zone Change ZC-9-18-13662.

Inclusionary Housing Ordinance
One of the City’s housing goals is to encourage the
development of housing that is affordable to both renters and owners, and for households of all income levels. The Inclusionary Housing Ordinance identifies requirements
for the provision of affordable housing as part of new
housing development in the City. The residential development within the Plan Area will provide affordable housing as required by ordinance and per the Serramonte Del Rey Precise Plan Development Agreement and Affordable
Housing Agreement.

Municipal Ordinance
The Daly City Municipal Code designates the Plan Area as a “Planned Development District (PD-31B)”. A Planned Development district allows various types of development such as neighborhood shopping centers, professional and administrative areas, commercial service centers, industrial parks, single-family, multi-family residential, or a combination of any of the above-mentioned uses.

Uses in a planned development district shall be permitted based on the general category of uses identified in the Precise Plan. General provisions for a planned development that apply to the Precise Plan are established in Section 17.28.020 of the Municipal Code.
1985 Precise Plan (PD-31)
The 1985 Precise Plan extends from Hickey Boulevard at the south to Serramonte Boulevard at the north. The 1985 Precise Plan envisioned two phases of development with the closure of the Jefferson Union High School. The first phase of housing, office and Summit Shasta Charter High School was developed south of the existing high school. The remainder of the 22-acre second phase of permitted development of the 1985 Precise Plan has not been realized and is the subject of this Precise Plan Update.

The provisions of the 1985 Precise Plan continue to govern the southern part of the PD31 Precise Plan.

8 Chapter 1: Introduction Serramonte Del Rey Precise Plan This page intentionally left blank.

Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 9 A. VISION
Experience
The Serramonte Del Rey Precise Plan enables the transformation of a 22-acre, former high school site with outdated facilities and surface parking to become the home of
future residents who will experience:
● A new walkable, bikeable and family-friendly residential neighborhood with tree-lined streets; ● The convenience and activity of local retail and café life;
● A collection of parks, open spaces and recreational
trails for use by all ages;
● Architecture for modern living, with amenities and
contemporary, sustainable design;
Walkable tree-lined streets will enhance the neighborhood.

2. Vision and Goals

10 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan ● A diverse residential neighborhood that includes units affordable to low and very low income levels;
● Access “a moment away” to Daly City’s coastal bluffs
overlooking the Pacific Ocean from Highway 1 and
Skyline Boulevard;
● Scenic views to San Bruno Mountain and the San
Francisco Bay;
● A highly accessible location with direct transportation and transit access to major job centers in San Francisco and along the San Mateo Peninsula; ● Regional shopping and Gellert Park within walking
distance
● One of the world’s best climates, with the beautiful, diverse ecology of a coastal zone and a Mediterranean
climate with mild, wet, frostless winters and cool
summers.

Illustrative Plan
Figure 2.1 is an illustrative plan of the build-out of the plan area, featuring neighborhood-serving retail, public gathering spaces and residential development linked together by a network of pedestrian-scale tree-lined streets. Main features of the plan are:

Aerial view of the Plan Area showing proximity to Pacific Ocean.

Open space and recreation areas will serve all age groups.

Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 11 Mixed-Use Main Street. Entry Drive is the plan area’s
Main Street and entrance to the neighborhood, extending from the intersection of Serramonte Boulevard and Highway 1 ramps to the Central Green on North Drive.

On the east side of the street is a mixed-use commercial and residential development with ground floor retail
uses. This lively area features uses such as a café and retail shops opening onto tree-lined gathering spaces with
outdoor seating. The activity generated during the days and evenings will provide an attractive and welcoming
environment for residents, visitors, and surrounding
neighbors, visible along Serramonte Boulevard and from
travelers entering and exiting from Highway 1.

Housing Shapes Public Spaces. The streets are lined
with residential buildings organized around the Central Green, an urban park at the heart of the neighborhood.

Buildings vary from four to seven stories around the
Central Green. Up to two 14-story towers are permitted.

The buildings are to be of contemporary, high quality
architectural design. Design standards shape an attractive pedestrian oriented streetscape experience, with attention to ground floor, podium, and tower building massing.

Buildings are designed as courtyard housing, each with an internal landscaped courtyard at grade or above a parking podium. Where a building is adjacent to public Hillside Area open space, the courtyard space opens to connect
to the surrounding open space visually and physically.

Pedestrian-Scale Neighborhood. The Plan Area is
organized into walkable, pedestrian-scale streets and
city blocks, each with a different character. Entry Drive provides a transition from the higher vehicle volumes
on Serramonte Boulevard to quieter neighborhood
streets. North Drive extends east and west along the
Central Green with East Drive and West Drive wrapping
around the Central Green so every street in the plan
is accessible to this neighborhood park. North Drive
and East Drive are local connector streets that prioritize pedestrians and cyclists with protected bike lanes and
large street trees. West Drive is a narrower neighborhood Entry Drive will provide a landscaped entry into the neighborhood.

12 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan street with individual ground floor unit entries or residential stoops. Three access ways provide access to residential parking, Overlook Park, wooded hillside areas, the eastside recreational pedestrian/bike trail and westside walking path. At the south entrance to the Plan Area is a landscaped roundabout providing a traffic-calmed entrance to the neighborhood.

Bike and Transit Access. The neighborhood is safe and convenient for bicycling with connections to existing and planned Daly City bicycle routes to local destinations such as Serramonte Main Branch library, Gellert Park and Serramonte Shopping Center. Transit users have direct access to frequent SamTrans bus service to BART, Skyline College and other city and regional destinations with SamTrans bus stops at the intersection of Serramonte Boulevard and Entry Drive.

Diversity of Housing. Affordable and market rate rental housing are mixed throughout the site. Parcel A’s 122
units of affordable housing for JUHSD Faculty and Staff is approved and constructed, at the corner of Serramonte
Boulevard and Entry Drive. Parcel C proposes up to
1501 units of affordable housing development serving
households with low and very low incomes, including the intellectually disabled.
1 The Plan proposes to build a total of 152 units, including 150 affordable units and 2 units that are manager units in two buildings on Parcel C.

A landscaped roundabout at the south entry will provide a gateway to the neighborhood.

Parking-protected buffered bike lane.

Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 13 Figure 2.1 Illustrative Plan
Illustrative Vision
Figure 2.1
St. Fran
cis Blvd.

Cal al n
B
vl d.

Serramonte Blvd.

14 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan Urban Parking. Parking for residential and retail uses is “right-sized” based on actual demand. Parking is in secure garages and screened from view from neighborhood
streets by building frontages or landscape. On-street parking on private streets and accessways serves residents, retail customers, visitors and neighborhood public spaces.

Curbside pick-up and drop-off for Head Start is located along South Access Way.

Together, these features shape a walkable, bikeable, safe, family-friendly neighborhood with a shopping street,
parks, and nature trails, with several venues for outdoor gatherings and recreational activities. Development will be built out over time and may not match the illustrative plan precisely.

The Central Green will have a variety of spaces from active to contemplative.

Neighborhood Parks, Trails and Open Space. The plan
features three publicly accessible parks and a loop trail, with walking and biking along the east hillside and walking along the west hillside. The Central Green features a tree-shaded plaza at Entry Drive and a crescent shaped meadow enclosed with oak and evergreen trees. The park is visible and accessible to residents and visitors, with active and contemplative spaces.

Overlook Park, in the northeast corner of the Plan Area, is a children-friendly park with community garden, terraced seating, play, and turf areas for family use. Overlook Park will have filtered views through hillside trees of Daly City, San Bruno Mountain, and the San Francisco Bay. South Point Park, at the southern entrance to the plan area, provides a passive recreational landscape and trail linking the western and eastern hillsides together.

Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 15 B. PLAN GOALS
The following goals shaped the master plan and are to
guide development in the Plan Area:

B.1 Create an Active Neighborhood
Redevelop the existing underutilized site into a familyfriendly, cohesive neighborhood with activities that all ages can enjoy, from cafes and retail to recreational trails and parks that can accommodate a range of play and
other activities.

B.2 Promote Housing Equity
Address the housing shortage in Daly City by exceeding
the number of units and depth of affordability required by the City’s below market rate (BMR) rental housing
requirement. At final build-out of the dwelling units
within the Plan Area, not less than 20% of all dwelling units constructed within the Plan Area shall be Affordable Units, with approximately 6.5% of dwelling units leased to Moderate Income households, and 13.5% of all dwelling
units leased to Low Income households. Twelve (12) of
the Low Income household Affordable Units shall be
leased to households with not more than 23% of AMI.

The balance of units will be market rate rental housing on parcels B, D, E and F.

Residential buildings with nearby parks create a family-friendly neighborhood.

Walkable tree-lined streets will enhance the neighborhood.

16 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan The Head Start facility will provide dedicated outdoor activity space.

B.3 Preserve Head Start
Provide a place to relocate the existing Head Start facility currently on the site, to ensure a long-term home on-site for the preschool. Accommodate Head Start’s program
needs for a facility with two classrooms, outdoor play
areas, and parking. The District is committed to supporting Head Start’s effort to fundraise for the buildout of their new facilities.

B.4 Provide Innovative Housing Design
Drawing upon successful projects elsewhere in San Mateo County, accommodate different “types” of buildings,
varying in efficiency, parking configuration, ground floor activity and construction technology. Wrap housing
around courtyards for efficiency and livability to create attractive urban living.

B.5 Promote Sustainability
Ensure a green and healthy environment for families and our community by planning for green buildings with
sustainable, energy efficient and resource conserving
operations and performance. Design and construct
buildings to reduce our carbon footprint and ensure
healthy indoor air quality. Buildings will have roof top solar panels, electric vehicle charging stations, water conservation, waste management, alternative transportation options and green materials that meet or exceed state
and local green building requirements. Landscapes will
feature storm water treatment gardens, drought tolerant landscapes, street trees to reduce heat island effects, and pedestrian-oriented design.

B.6 Fit Hillside Context
Buildings are located in a hillside setting with existing mature trees and supplemental tree planting that will
screen views from Serramonte Boulevard and Callan
Boulevard. Residential towers are set back from Serramonte Boulevard and oriented east-west to reduce visual prominence for uphill neighbors.

Serramonte Del Rey Precise Plan Chapter 2: Vision and Goals 17 B.7 Provide Active Transportation
Design for active transportation and healthy living.

The Precise Plan’s streets2 are designed for daily
exercise as walkable and bikeable streets. These
“complete streets” advance Daly City’s Vision Zero
program to reduce pedestrian traffic fatalities to
zero.

B.8 Right-size Parking
“Right-size” the supply of parking in relation to
parking demand, based on best planning and
engineering practices used in places similar to Daly
City. Parking can be provided on-site for residents,
guests, and retail customers to avoid “overflow”
parking in nearby neighborhoods. Use Transportation Demand Management (TDM) strategies to ensure adequate parking for all users.
2 See Development Agreement for off-site improvements,
including pedestrian and bike improvements to the Serramonte Boulevard and Highway 1 ramps intersection.

Before view from intersection of Callan Boulevard and Serramonte Boulevard.

After view with trees shown transparent to show new development.

18 Chapter 2: Vision and Goals Serramonte Del Rey Precise Plan The open space network will include a recreational trail.

B.9 Connect to Nature
Provide diverse, accessible neighborhood park and open
spaces for residents and visitors to connect to nature. Create recreational trails open to the public, as well as a series of private and common open spaces available to residents.

B.10 Ensure Long-term Financial Stability for
the School District
Plan, design, construct and maintain residential development, park spaces and infrastructure for long-term lease revenues to ensure financial stability of the District.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 19 This chapter establishes Objective Development Standards for the Plan Area. All development planned within the Plan Area are required to adhere to standards for
Planned Development Zone PD-31B as contained in this
chapter. When these Objective Development Standards
conflict with other sections of the Zoning Ordinance,
these standards shall prevail only to the extent of the conflict. Where these planned development standards do
not provide regulations, the Zoning Ordinance1 shall apply as to the most similar land use or standard. Definitions of terms are located at the end of this chapter.
1 The Zoning Ordinance provisions that apply shall be those consistent with the Development Agreement, including without limitation its covenants concerning vested rights and, notwithstanding anything provision herein, nothing in the PD-31 zoning is intended to supersede the Development Agreement.

A. LAND USE AND URBAN DESIGN
This section establishes objective development standards for land use and urban design comprised of parcelization, permitted land use, use permits, prohibited uses, development density, building heights, street frontages, ground floor uses and setbacks.

3. Objective Development Standards

20 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan A.1 Parcelization
The 22-acre Precise Plan Area is subdivided into six development parcels A through F2 organized by a street grid
into six blocks, per Figure 3.1 Parcelization Plan. Publicly accessible private streets are separate parcels.3 Publicly accessible private access easements are as follows:
● Access Drive West between Parcel A and Parcel F
● Access Drive North between Parcel B and Parcel D
● Access Drive South between Parcel C and Parcel D
Parcels can be further subdivided to create lots so long as uses remain consistent with the land use requirements of the Precise Plan and the provisions of the 2023 Daly City subdivision ordinance.
2 And two zero-square-foot lots, C’ and F’ may be expanded during implementation of the project via a lot line adjustment or other administrative process so long as the expanded parcel complies with all development standards in the Precise Plan, including without limitation minimum lot size requirements.
3 For parcels and access easements please see Tentative Map exhibits.

A.2 Permitted Uses
The General Plan Land Use designation for the Precise
Plan Area is Commercial - Mixed Use (C-MU) as shown in
Figure 3.2 Precise Plan Land Uses.

Table 3.1 Permitted Uses establishes uses permitted by
right as part of Planned Development Zone PD-31B.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 21 Figure 3.1 Parcelization Plan
Plan Area Parcels
Figure 2.2

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F PARCEL E
Easement
E
ntry
Dr vi e
West Drive
East Drive
North Drive
St. Fran
cis Blvd.

Cal al n
B
vl d.

Serramonte Blvd.

Access Drive West Access Drive North
Access Drive South
Campus Drive
Parcel lines
Note: Lot C’ is zero-square-foot lot within Parcel C and Lot F’ is zero-square-foot lot within Parcel F, see note 3, Table 7.1 for implementation of zero-square foot lots.

22 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan Figure 3.2 Precise Plan Land Uses
Plan Area Districts
Figure 3.1

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F PARCEL E
Parcel lines Commercial Mixed Use District (C-MU)
Campus Drive
E
ntry
Dr vi e
West Drive
East Drive
North Drive
St. Fran
cis Blvd.

Cal al n
B
vl d.

Serramonte Blvd.

Access Drive West Access Drive North
Access Drive South
Note: Lot C’ is zero-square-foot lot within Parcel C and Lot F’ is zero-square-foot lot within Parcel F, see note 3, Table 7.1 for implementation of zero-square foot lots.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 23 Table 3.1 - Permitted Uses
Residential Uses
Accessory dwelling units as permitted by the California Government Code Apartment buildings meeting the density prescription contained herein Townhouses4
Live work dwelling units5
Commercial Uses6, 7, 8
Athletic clubs and health studios
Assembly uses, including churches, lodges, and social and meeting halls Business and trade schools
Childcare facilities, day care centers, and play gyms

4. Three story walk-up apartment townhouses are permitted as part of a multi-family residential of at least four stories on any parcel. Up to 15 walk-up apartment townhouses are permitted on a single parcel, not to exceed a maximum number of 40 walk-up apartment townhouses for the plan area.

5. Live-work units combine residential and non-residential uses. Live-work units require business owner occupancy of the unit and that no less than 50 percent of the floor area is workspace.

Live-above is permitted, where residential living space is above the workspace, including a separation between the two uses, so that the commercial section can be independently leased out for limited use. Occupants of a live-work unit are required to maintain either a Daly City business license, or a Home Occupation Permit per City code requirements, and as permitted by San Mateo County, such as a microenterprise home kitchen operation. Live-work uses are not included in retail/commercial floor area limits.

6. The uses prescribed in this list shall be permitted when proposed within a building containing residential uses that meet the density prescription identified in this ordinance. They shall not be permitted in freestanding buildings.

7. Other commercial uses not listed here can be permitted at discretion of the Planning Manager.

8. When a use is not specifically listed, it shall be assumed that when the unlisted use is similar to or less objectionable than a permitted use, such use shall be permitted in the district to the same requirements of the most similarly listed use. Otherwise, the use shall be presumed to be not allowed.

24 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan Table 3.1 - Permitted Uses
Food sales on a temporary basis, including farmer’s markets and food truck sales where such uses are conducted on hardscape surfaces and do not displace any existing parking space
Offices use including professional office, medical and dental office, and medical clinics Veterinarian offices
Personal service uses, including nail and hair salons, massage businesses where employees are licensed by the State of California Restaurants that do not provide a drive-through window
Retail uses, including retail sales of beer, wine and distilled spirits. Where less than 50 percent of the store stock retail value is such products Seasonal temporary uses (e.g. Christmas store)
Community Service Uses
Community center, library
Public Utility and Public Service Uses
Pumping stations, public utility buildings
(Table Continued)

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 25 A.3 Use Permit
Table 3.2 establishes uses that are permitted with a Use Permit in the PD-31B zone.

A.4 Prohibited Uses
Table 3.3 establishes uses that are not permitted in the PD-31B zone.

Table 3.2 - Uses Permitted with a Use Permit
Use Permit
At the Community Garden at Overlook Park on Parcel B, a Use Permit is required to replace the Community Garden
with park and open space uses, including active and
passive recreation, landscaping and structures incidental to such use. The City shall issue a use permit if the applicant demonstrates substantial evidence the Community Garden is not being substantially utilized, is being misused by any members of the community, or has otherwise
become infeasible to operate.

Table 3.3 - Prohibited Uses
Residential Uses
Single-family attached or detached residential uses, and other similar uses, that do not meet the density prescription contained herein.

Commercial Uses
Retailers where more than 10 percent of the retail value of the store stock are firearms, such as handguns and long guns, in an open shopping format, or firearm parts, or any business that engages in the repair of firearms and/or firearm parts.

Retail sales where 50 percent or more of the store stock retail value is products that are beer, wine, and distilled spirits.

Retailer sales where 50 percent or more of the store stock retail value is products containing tobacco, electronic cigarettes, personal vaporizers, or electronic nicotine delivery systems.

Vehicle or equipment rental and vehicle storage.

Car wash and detailing shops.

Manufacturing uses.

Restaurants and any other uses providing a drive-through window.

Service stations, including operational and physical expansions thereto.

26 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan A.5.4 For the purpose of calculating minimum residential density, land area shall include the building and covered parking area of a parcel not including park, open space, private streets, private accessways, paths and trails, setbacks and hillsides with slopes greater than three percent.

Commercial
A.5.5 Parcels may provide retail/commercial square
footage on the ground floor up to the maximum in Table

3.3, however the total retail/commercial square footage for the overall buildout of the Plan Area is limited to 14,000 sq.ft.

Table 3.4 Permitted Density By Parcel presents the
maximum allowed density per parcel and the minimum
residential density per parcel and the minimum density
for the overall plan area. Calculation of minimum density for the plan area is the sum of net land areas of Parcels B, C, D, E, F and excludes Parcel A. These are maximums by parcel, buildout can be up to these limits.

A.5 Development Density
Residential
A.5.1 Maximum residential units permitted on each parcel are shown in Table 3.3 Permitted Residential Density by Parcel. The sum of the total residential units developed on all parcels A-F shall not exceed 1,235 units. Any two of parcels D, E and F may be developed with high-rise
buildings up to 14 stories up to parcel maximums. There is no maximum residential density in dwelling units/acre.

A.5.2 The minimum residential density for any parcel
shall be 45 dwelling units/acre and minimum density
for the Precise Plan area overall shall be no less than 60 dwelling units per acre.

A.5.3 Minimum lot size shall be 10,000 square feet.9
Minimum lot width shall be 25 feet.
9 The Tentative Map includes Parcels A-F. It also includes, and these development standards authorize, two zero-square-foot lots that allow for the subsequent establishment of developable sub-parcels, providing the parcel developers with flexibility during project buildout (e.g., allowing for separate estates in land, buildings, or portions thereof ). The sub-parcels do not expand the site density beyond maximums established in the Precise Plan. The approval of any sub-parcels shall be processed administratively by City staff (unless exempt under applicable law), and any proposed sub-parcel must comply with all objective development standards in the Precise Plan, including without limitation minimum lot size requirements.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 27 Table 3.4 - Permitted Density By Parcel
Parcel Number Maximum Residential Units
Allowed Per Parcel
Maximum Retail/
Commercial Square Footage Per ParcelMinimum Residential Density or Units Parcel A 122 0 122
Parcel B 210 6,000 sq.ft.
45 DU/AC per parcel
60 DU/AC for the plan area
Parcel C 152 8,000 sq.ft.*
Parcel D 270 8,000 sq.ft.

Parcel E 330 8,000 sq.ft.

Parcel F 400 8,000 sq.ft.
*Parcel C is permitted to build up to 2,800 sq. ft of daycare center facilities within its allotment of retail/commercial square footage.

28 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan The Table 3.5 Anticipated Development summarizes the anticipated number of housing units and square feet of floor area at build-out for each parcel within the Plan Area. These numbers may be less than the total capacity of each site.

Table 3.5 - Anticipated Development
Parcels Area (Acres) Housing Units Retail /
Commercial Other
Parcel A 3.68 122 1,000 sq.ft. (existing Comcast facility) Parcel B 4.26 201 6,000 sq.ft.

Parcel C 1.93 152 ** 2,800 sq.ft. (relocated Head Start facility) Parcel D 2.83 188* **
Parcel E 2.99 290* **
Parcel F 3.99 282* **
Total Development 19.59 1,235 14,000 sq. ft.

Street Parcels within Plan Area*** 2.59
Total Development 22.16 1,235 14,000 sq.ft. 3,800 sq.ft. (*) Denotes parcels with high-rise building potential (up to 14 stories). Only two of these three parcels may be developed with high-rise buildings. This table includes an assumption that Parcel D and Parcel F will be developed with high-rise residential buildings, but during implementation the high-rise location may be transferred to Parcel E from either Parcel D or F. In any case, the overall buildout of the Plan Area is limited to 1,235 residential units. (**) Denotes parcels that may provide retail/commercial square footage on the ground floor in addition to 6,000 sq.ft. assumed for Parcel B. Each of these parcels may or may not build commercial square footage on the ground floor; in any case, the total retail/commercial square footage for the overall buildout of the Plan Area is limited to 14,000 sq.ft. (***) Does not include the 2.59 acres of “Lot 3” on the Tentative Map, comprised of West Drive south of Parcel E, the roundabout, and Campus Drive south to Hickey Boulevard.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 29 A.6 Building Height
Permitted building height for the Plan Area is shown in Figure 3.3 Building Heights. For Parcels A, B, C, D, E and F, the height limit for a podium shall be 90 feet, and for Parcels D, E and F the height limit for a tower shall be 150 feet. Buildings can be any height up to these limits, provided the project meets the minimum density standard set forth herein. Townhouses shall be constructed with a minimum three- story building height. Multi-family buildings shall be constructed with a predominant
building height of a four-story minimum. Stepbacks are
required at 65 feet in height, with locations as shown on Figure 3.3 Building Heights. Exceptions to the height limit are:

A.6.1 Ornamental architectural features, such as turrets, parapets, corner towers, or other accentuating features.

A.6.2 Mechanical and roof-mounted elevator core
equipment up to a maximum of 18 feet above maximum
height, provided their combined coverage does not
exceed 30% of building roof area. Equipment less than
four feet above maximum height is exempt from the
coverage calculation.

A.6.3 Architectural and landscape screening designed to conceal mechanical and roof mounted equipment.

A.6.4 Sustainability elements, such as photovoltaic cells, small-scale wind turbines suitable for residential development, storm water catchment / treatment equipment, solar water heating equipment.

A.6.5 Enclosed amenity spaces to a height of 12 feet
where roof is designed as an accessible outdoor common
area if coverage of enclosed amenity space is no more
than 30 percent of building roof area.

30 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan Building Heights Figure 3.3

PARCEL A
90’

PARCEL D
90’/150’

PARCEL C
90’

PARCEL B
90’

PARCEL F
90’/150’

PARCEL E
90’/150’
E
ntry
Dr vi e
W
est Driv
e
East Driv
e
North Drive
St. Fra
n
cis Blvd.

Cal al n
B
vl d.

Serramonte Blvd.

Allowable Height* Step back at 65’
*Allowable height up to 90 feet for podium level and up to 150 feet for residential tower .

Access Drive West Access Drive North
Access Drive South
Parcel lines
Campus Drive

PARCEL A
90’
P

PARCEL F
90’/150’

PARCEL E
90’/150’
Entry
Dr vi e
W
est Driv
e
North Driv
St. Fran
cis Blvd.

Serramonte Blvd.

Allowable Height* Step back at 65’
*Allowable height up to 90 feet for podium level and up to 150 feet for residential tower .

Access Drive West
Parcel lines
Figure 3.3 Building Heights
Building Heights
Figure 3.3

PARCEL A
90’

PARCEL D
90’/150’

PARCEL C
90’

PARCEL B
90’

PARCEL F
90’/150’

PARCEL E
90’/150’
E
ntry
Dr vi e
W
est Driv
e
East Driv
e
North Drive
St. Fran
cis Blvd.

Cal al n
B
vl d.

Serramonte Blvd.

Allowable Height* Step back at 65’
*Allowable height up to 90 feet for podium level and up to 150 feet for residential tower .

Access Drive West Access Drive North
Access Drive South
Parcel lines
Campus Drive

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 31 Building frontage standards are:

A.7.1 The building frontage on all parcels shall comply with the percentage of building that is required to be
aligned along the build-to-line, as shown in Figure 3.4.

A.7.2 The primary wall of a building shall align with the build-to line. The primary wall can be located up to 6 feet from a build-to-line. Ground floor building frontages may be recessed from the build-to line.

A.7.3 Balconies and other projections above 16’ from
ground level may encroach across the build-to line up to 6 feet, provided such projections meet Building and Fire Codes, and do not interfere with underground infrastructure.

A.7.4 Building entry canopies, arcades, and galleries with a height no greater than 16 feet may encroach up to 15
feet across the build-to-line.

A.7.5 Stairs to podium level courtyards overlooking
parks, stoops, and appropriate fencing can encroach up to 10’ on the park side of a build-to line.

A.7 Street Frontage
The Precise Plan utilizes build-to lines to define urban street and park frontages for buildings. Figure 3.4 Street Frontages indicates the location and percentage of
building walls required to be located at a build-to line. A build-to line sets the location of the primary building wall.

Table 3.6 Location of Build-to Line for Parcels specifies the distance in feet of the build-to line from a parcel boundary. Together, these standards set the location and street wall for buildings throughout the neighborhood.

32 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan Figure 3.4 Street Frontage

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F

PARCEL E
Parcel lines Easement 60% of building is required to be build-to-line Street Frontage (Podium Level)
Figure 3.4
St. Fran
cis Blvd.

Cal al n
B
vl d.

Access Drive West Access Drive North
Access Drive South
E
ntry
Dr vi e
Serramonte Blvd.

Campus Drive
West Drive
East Drive
North Drive

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 33 Table 3.6 - Location of Build-to-Line for Parcels
Parcel Frontage Build-to Line
Parcel A
Entry Drive N/A
Access Drive West N/A
Parcel B
Entry Drive Varies from 7.5 feet to 28 feet from north to south North Drive/Access Drive North 43 feet
Parcel C
East Drive 2 feet
Access Drive South 25 feet 9 inches
Parcel D
East Drive 6 feet
Access Drive North 40 feet
Access Drive South 40 feet
Parcel E
East Drive 14 feet
West Drive 10 feet
West Drive (southside) 15 feet (setback measured from Public Access Easement) Central Green 10 feet (setback measured from Public Access Easement) Parcel F
West Drive 10 feet
Access Drive West 40 feet

34 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan A.8 Ground Floor Use
The distribution of ground floor uses is essential to creating an active pedestrian environment. Figure 3.5 Ground Floor Use identifies the location, type and orientation of ground floor uses by parcel for the Plan Area. Five types of ground floor uses are defined as follows:

A.8.1 Mixed Use. This requires retail, café, and restaurant uses with outdoor dining, building entries, residential lobbies, commercial or community uses that attract pedestrian activity with physical and visual access to and from the adjacent sidewalk.

A.8.2 Active Residential Use. Ground floors shall have one or more of the following: commercial or community uses; main building entry, residential lobby, residential amenity spaces, and individual ground floor residential unit entrances.

Ground floor residential unit entrances shall be accessible units at grade or elevated ground floor units with transitional space such as a stoop or porch not greater than five feet in height above grade.

A.8.3 Residential Use. This requires ground floor residential use, such as residential units without individual unit entries accessible from the street (which can have a back porch, garden, or patio), or other residential use, and excludes parking, loading and services areas. Example of Residential Unit Entries at Ground Floor.

Example of Residential Active Use.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 35 Figure 3.5 Ground Floor Use

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F

PARCEL E
Parcel lines
Easement Residential Active Use (including commercial
or community uses, main building entry,
residential lobby, and residential amenity spaces)
Residential Use
Allow Parking and Service
Mixed Use (including retail, cafe, restaurants
with outdoor dining, building entries, and
other commercial or community uses)
St. Fran
cis Blvd.

Cal al n
B
vl d.

E
ntry
Dr vi e
Serramonte Blvd.

West Drive
East Drive
North Drive
Notes:

1. All buildings on Parcels B, C, D, and F are required to provide direct access to adjacent hillside open space from ground oor level and/or podium level.

2. One parking structure is permitted on Parcel F. If a parking structure is provided, the ground oor uses on West Drive shown in this diagram are not required if the parking structure frontage provides ground oor uses such as bicycle parking, bike share stations, information kiosks for transportation options or other active uses.

Access Drive West Access Drive North
Access Drive South
Campus Drive
Notes:

1. All buildings on Parcels B, C, D, and F are required to provide direct access to adjacent hillside open space from ground foor level and/or podium level.

2. One parking structure is permitted on Parcel F. If a parking structure is provided, the ground foor uses on West Drive shown in this diagram are not required if the parking structure frontage provides ground foor uses such as bicycle parking, bike share stations, information kiosks for transportation options or other active uses.

36 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan A.8.4 Parking, Loading and Service Use. The location for parking, loading and service uses fronting streets, yards and accessways which are not permitted elsewhere.

A.8.5 Required Street Frontage. Where Mixed-Use, Active Residential Use, and Residential Use frontages are required:
● No more than one 24’ wide vehicle access driveway or two 12’ wide vehicle access driveways are permitted. Loading docks are not permitted at active ground floor use frontages. ● Blank walls or walls opening to structured parking areas at the ground floor are limited to 30’ maximum.

Example of Active Use.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 37 B. ARCHITECTURAL DESIGN
Buildings conforming to the architectural design
standards will visually and functionally fit and contribute to the pedestrian-oriented urban realm of the Plan Area.

Architectural design standards define the architectural character, form and function of buildings including building massing, façade composition, architectural details, materials, color, and sustainability features.

B.1 Architectural Character
Architectural character is the appearance of a building created by its form, function, construction technology and visual features.

B.1.1 Buildings shall be of high quality, contemporary
architectural design. Contemporary architectural design is 21st century design: it reflects current trends in architecture. Contemporary architectural design does not adhere to a particular style of set of standards; rather, it seeks to distinguish itself from the past by incorporating the latest innovations in building technology and design.

B.1.2 Buildings shall not directly reference historic architectural styles or use materials associated with specific periods or styles.

Table 3.7 - Setbacks
Location Setback
North Perimeter
Property Line 20 feet from Serramonte Boulevard
East Perimeter
Property Line 75 feet from Callan Boulevard
South Perimeter
Property Line
Parcel C: 7.5 feet
Parcel E: 10 feet from pedestrian
public access easement
Parcel F: 40 feet
West Perimeter
Property Line 30 feet
Within a parcel
Minimum separation between
buildings shall comply with local and
state building codes.

Side yard 6 feet up to 90 feet in height, 10 feet
above 90 feet in height.

A.9 Setbacks
The perimeter of the Plan Area shall have the following setbacks along neighboring properties or street right-ofway. These are minimum setback dimensions.

38 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan B.1.3 Building shall not use terracotta tile roofing, mansard roofs, asphalt roof tiles or shingles.

B.1.4 Ribbon windows and flat building facades shall not be permitted.

B.1.5 Auto-oriented ground floor building design, such
as continuous, open to the street, at grade covered
parking spaces and extended curb cuts, shall not be
permitted.

Proportion
Proportion is the correspondence of the size of building elements to human scale, to each other and to the whole building, thus creating a balanced, harmonious composition of elements that achieve a visually coherent architectural aesthetic related to scale of human experience.

B.1.6 The size of the pedestrian, podium and tower levels shall be in proportion to one another.

B.1.7 Visual discord due to the mixing of too many differently shaped and sized building elements, forms, colors, or textures, shall not be permitted.

B.1.8 Random, oversized building elements shall not be
permitted.

B.2 Building Massing
Building massing is the three-dimensional configuration of a building’s size and shape. Vertically organized massing standards for pedestrian, podium and skyline levels are:

Pedestrian Level
B.2.1 To create a pedestrian level setback for active uses with occupied floor above, pedestrian level façade setbacks from the build-to-line shall not exceed 10 feet.

B.2.2 Where Active Uses or Required Building Entry, Lobby or Residential Amenity Space uses are required, the minimum floor-to-floor height for the ground floor shall be no less than 14 feet where there is amenity space.

Tall ground floor level provides differentiation from floors above.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 39 Figure 3.6 Podium Level and Skyline Level Massing
Encroachments
X’ X’ X’
16’
Note: Any projections may
encroach within 15’-0” of
building line
Podium
Courtyard
150’ 240’
Allowable Tower Envelope
Example of Building Mass
within Envelope
Podium Level
B.2.3 Podium level building massing shapes the spatial
definition of the public realm. Building street walls up to 90 feet are considered the podium level.

B.2.4 The first one to three levels of all buildings shall be differentiated from the upper floors to provide a visual support for the floors above. They shall have high quality materials appropriate for a pedestrian environment.

B.2.5 Stepbacks are required as shown on Figure 3.3,
Building Heights. Where required, stepbacks shall be no higher than 65 feet above grade with the building set
back no less than six feet from the street wall.

Tower Level
B.2.6 The tower, or skyline level consists of all building levels above 90 feet from grade. The skyline level contributes to the visual identity of the Plan Area.

B.2.7 Tower massing shall extend to ground level to
visually anchor the tower to the ground.

B.2.8 Towers extending to ground shall be set back 10
feet minimum from the build-to line.

B.2.9 Towers shall be oriented in an east-west direction to minimize impacts to views from residences along Saint Francis Boulevard.

B.2.10 Each tower shall not exceed a massing envelope
of 240 feet long by 150 feet wide, as shown in figure 3.6.

B.2.11 A minimum separation of 60 feet shall be provided between any two towers or portions of skyline level building massing.

B.2.12 Towers are not permitted adjacent to the central open space.

40 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan Figure 3.7 Façade Modulation Horizontal Modulation
30’
60’
16’
Projection
Primary
Building
Recess
Façade modulation provided by vertical shifts and balconies.

B.3 Façade Composition
Facade composition is the arrangement of architectural
elements of the exterior of a building to shape a harmonious, public human scale experience.

Façade Modulation
B.3.1 Long continuous facades that extend the length of a parcel or city block shall not be permitted. Buildings over 100 feet in width shall provide vertical breaks in building massing in the form of projections and recesses to reduce the overall scale of the building.

B.3.2 Occupiable projections, such as balconies or bay
windows, are permitted to project up to six feet from
building face above streets and open spaces above the
pedestrian level, in accordance with the City’s Building and Fire Codes. The recess or projection shall be a minimum of 3 feet in depth.

B.3.3 The façade shall be divided into segments of 30 to 60 feet in width, as shown in figure 3.7, using one or more of the design approaches below:
● Vertical shifts
● Balconies or bay windows
● Corner expression
● Volumetric recesses (including balconies)
● Volumetric projections

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 41 Building showing facade modulation, including vertical shifts and corner expression.

Building lobby with canopy to give the entry prominence. ● Change of Material: to achieve modulation by a change of material, the material change must occur for at least 20% of the façade and must change in plane at least 18
inches in depth from the facade.

Fenestration
Fenestration is the arrangement of the location, grouping and scale of windows and doors as part of the wall system that comprises the façade of a building.

B.3.4 Building fenestration shall incorporate recessed
and/or projecting window bays, balconies, canopies, and architectural elements, contrasting surfaces, and/or a
rhythm to the building’s light and shadow.

B.3.5 Avoid featureless expanses of fenestration that
eliminate a sense of human scale.

Blank Facades
A blank façade is a building wall without any windows
or doors and is a featureless expanse with no variation in plane in terms of horizontal and vertical projections, openings or change in materials.

B.3.6 Ground floor blank facades at building walls facing public spaces or streets greater than 50 feet shall not be permitted.

42 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan B.3.7 At the ground floor, blank facades longer than 50 feet shall provide landscaping, public art, or architectural relief with design interest to the satisfaction of the Planning Division.

Ground Floor Design
B.3.8 Transparent windows, storefronts, show windows,
building entries, dwelling entries, and/or other active uses shall be placed along street and public open space frontages, as required in the Ground Floor Active Frontage standards.

B.3.9 Doors or sliding windows shall be used by groundfloor restaurants, eating and beverage services to enable outdoor dining along sidewalks and plazas.

B.4 Windows and Doors
The selection, design and proportion of windows and
doors highly influence the appearance of a building.

Entries
B.4.1 Buildings shall have identifiable main entrances
that are directly visible and accessible from public rightsof-way. An entry canopy, recessed building volume, a sculptural volume, change in scale or identifiable architectural treatments are acceptable features.

Façade modulation provided by recesses and projections of architectural elements.

B.4.2 In mixed-use buildings, residential entries are to be differentiated from commercial entries.

B.4.3 Pedestrian seating and bicycle parking shall be
located near building entrances.

Windows
B.4.4 Upper story windows shall provide architectural
details, such as sills, or lintels, that recess or project from the facade.

B.4.5 Reflective glazing is not permitted.

B.4.6 Non-reflective coatings, low-emissivity glass,
external shade devices and other elements shall be used.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 43 B.5 Materials and Color
Materials and color play a powerful role in creating the visual experience of a building. For the exterior of buildings:

B.5.1 Building materials, colors and finishes shall be
coordinated to create a visually harmonious color palette appropriate for a family-oriented residential neighborhood, consistent with contemporary building design.

B.5.2 High quality building materials and architectural detailing, with a preference for natural materials at the ground level, shall be used where people directly experience buildings.

B.5.3 Changes in color, texture or materials shall be
used to differentiate architectural elements and building massing.

B.5.4 Monolithic use of color, where an entire building is one color or tone shall not be permitted.

B.5.5 Garish, or discordant use of color shall not be
permitted.

C. PARKING AND LOADING
C.1 Parking Ratios10
C.1.1 The following parking ratios are currently anticipated for Parcels B through F:
● The parking ratio for residential units is zero11 to 1.5 spaces per dwelling unit12. ● The Applicant may increase parking above the foregoing ratio if supported by a parking analysis prepared by a qualified traffic engineer.13 ● By way of example, at Parcel C, if the parking ratio for the affordable housing is 0.5 parking space per dwelling unit, such is permissible because it falls within the foregoing range of parking ratios. Develop10 The City finds that all parking standards that differ from the Daly City municipal code are designed and necessary to maintain the unity or livability of the Project. 11 Per AB-2097, cities can no longer impose minimum parking requirements on new developments within a half-mile of major public transit stops, for which the Serramonte Del Rey Neighborhood qualifies. The state legislation does not prevent property owners from building parking and Applicant anticipates providing the appropriate amount of parking that balances the supply and demand generated for the proposed project, based upon Applicant’s analysis.

These regulations shall explicitly not require a maximum number of parking spaces for any use. 12 This may vary, based on AB-2097, see C.1.3.
13 Parking ratios are based on current conditions and assumptions. The City and JUHSD acknowledge that future parking demand will be in considerable flux over the lifetime of the Development Agreement, and may increase or decrease significantly. The intent of this approach is to provide adequate parking within the Precise Plan area based on demand as determined by a parking analysis study provided at the Applicant’s discretion that will be based on objective analysis by a qualified traffic engineer demonstrating reductions to parking impacts to on-street parking in the surrounding neighborhood.

44 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan ment of Parcel C may provide parking at a parking ratio up to 1.5 spaces/unit. To the extent parking is provided, the parking ratio will be included in the documents
submitted to the City for review and approval of Parcel C.

C.1.2 Parking for pick-up and drop-off for the Head Start Program at Parcel C may be accommodated by on-street
parking marked by appropriate signage, with such
signage reserving parking spaces for this use during the appropriate hours.

C.1.3 Overflow parking for Parcel A may be accommodated within the Plan Area with surface parking, on-street parking, or within future parking podiums or structures on Parcels B through F. To the extent that Applicant demonstrates that overflow parking is not needed for a particular development, it will be eliminated as a requirement in the future.

C.1.4 Residential parking can be accommodated in
mechanical puzzle lifts.

C.1.5 No more that 10% of residential parking can be
tandem, and tandem spaces may only be assigned to
users of the same dwelling unit. Tandem units may be
designed as either front to rear spaces or mechanical
puzzle lift spaces.

C.1.6 Parking Enforcement: Applicant or a delegee will be responsible for enforcement of any parking rules on JUHSD property. If private parking restrictions for on-street parking are put in place, parking spaces available for public use will be designated to access publicly accessible parkland, trails, and open space during time periods of private parking restrictions.

C.1.7 One bicycle parking stall per unit shall be provided and accessible from street level, unless otherwise mandated by the building code. Bicycle parking, if in excess of one stall per unit, can be located anywhere on site.

C.2 Design of Off-Street Parking and Loading
C.2.1 Parking shall be located behind, within, or under buildings, or within separate structures. Surface parking areas are prohibited between any building and Entry Drive, North Drive, East Drive and West Drive street frontages.

C.2.2 Parking stall and drive aisle dimensions for each parcel may comply with either approach 1 or 2 below, or a combination of both approaches:
● The current City standards for off-street parking (including the ratio of standard spaces to compact spaces) at the time of the Applicant’s submittal for conformance review, and/or ● A “Uni-stall” standard size parking space which is based upon a stall dimension of 8’–6” x 18’–0”, unless constrained by a wall on one or both sides, in which case the minimum

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 45 stall width will be 9’–0” minimum. The drive aisle shall maintain a minimum of 24’ clear.

C.2.3 For mixed-use projects, shared parking is encouraged to allow uses with different peak hours of operation to utilize off-street parking facilities of other buildings in the Precise Plan.

C.2.4 Loading docks and service areas shall be located at the rear of the development or inside parking structures for parcels deeper than 80 feet, separate from parking areas.

For smaller parcels, loading docks and service areas must be located on the side street, wherever possible. Loading zones should not disrupt the flow of traffic within a given project area.

C.2.5 Loading docks shall be located on Access Drives North, South, and West. If this is not possible, loading docks may be provided on East, North or West Drive, if enclosed within a building.

C.3 Vehicle and Bicycle Access
C.3.1 Location of vehicular parking entrances shall be as follows:
● Parcel A shall be accessed from Access Drive West.
● Parcel B shall be accessed from Entry Drive or Access Drive North; or any combination of these.
● Parcel C shall be accessed from Access Drive South.
● Parcel D shall be accessed from Access Drive North, Access Drive South; or both.
● Parcel E shall be accessed from East Drive or West Drive; or both.
● Parcel F shall be accessed from West Drive or Access Drive West; or both.

C.3.2 Vehicular entries shall be located a minimum of 100 feet from intersections and crosswalks except for driveways located along access ways.

C.3.3 Bicycle access shall be from street level, and not required through garage entrances. Bicycle storage for each building shall be accessible from ground level, as close to the driveway entry as practicable, and clearly signed. Bicycles in excess of one per unit can be stored anywhere on site.

C.4 Vehicle Access Design
C.4.1 Two-way vehicular entrances designed as a single
driveway shall have a maximum width of 24’.

C.4.2 Where a driveway crosses a sidewalk, clearly demarcate the sidewalk across the entire width of the driveway by using colored paving or materials.

C.4.3 On-street parking may be provided in the form of
parallel parking or angled parking.

46 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan C.5 Parking Structures
Parking for mixed-use and residential buildings can be in underground, partially above-ground, or above-ground
garages.

C.5.1 Above-ground garages not screened by residential
uses shall include façade treatments or screening.

C.5.2 Parking garages shall be lined with ground floor
active uses or residential entries where indicated per
street frontage requirements, and designed with building façades that screen structural elements of the garage
where not required by street frontage requirements.

C.5.3 The design of entries to parking garages shall not be more prominent on the building façade than the
primary pedestrian entry.

C.5.4 Above-ground parking garages shall be designed
with human scale design elements that complement and
do not contrast with buildings and public spaces of the Precise Plan.

C.5.5 Parcels B, C, D, E, and F may contain above-ground parking garages.

C.5.6 Parking structure lighting shall be designed to
avoid direct glare towards adjacent residential buildings.

C.6 Bicycle Facilities
C.6.1 Bicycle parking should be in close proximity to
building entrances and bicycle routes for user convenience.

C.6.2 Bicycle parking shall accommodate a range of
bicycle types, including standard bicycles, E-bikes, tandem bicycles, and trailers.

C.6.3 On-street bicycle parking shall be separated from automobile parking by use of a landscaped buffer or curb.

C.6.4 Off-street bicycle parking shall be in secure locations in each building in the Precise Plan area.

Parking Structure with screening to reduce visual impact.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 47 D. OPEN SPACE
D.1 Open Space Requirement
Projects within the Plan Area shall provide a minimum
of 150 sq. ft. of open space per dwelling unit.14 The
requirement for open space is to be met parcel-by-parcel through a combination of the following:
● Publicly accessible private open space, which are public spaces, such as park, trails, and open space areas, which are publicly accessible to residents, visitors, and public.

Such spaces may have limited hours of availability.
14 Per Daly City zoning code section 17.38.020 requirement for 150 sq. ft. of usable open space.
● Private open space such as balconies, patios, or other open spaces for the exclusive use of an individual unit.
● Common open spaces such as communal open spaces
or recreational areas with access limited to tenants of a residential or mixed-use development. Examples include at grade open space or plazas, podium level courtyards, rooftop terraces, and similar areas that can provide communal amenities, such as swimming pools, play areas, and cabanas.

Allocation of open space can be off-site of the specific parcel and within the Plan Area, including the areas designated by easement, such as allocation to Overlook Park, Central Green, South Point Park and the Recreation Trail at parcels B, C and D.

The Recreation Trail, Overlook Park, Central Green, and South Point Park will be counted towards satisfaction of the Open Space requirements for individual parcels as designated by the Applicant. The allotted Open Space will be assigned to a specific parcel at the time the parcel is submitted for conformance review.

The open space at the Retail Plaza at Entry Drive is allocated to Parcel B exclusively.

Land that does not meet the City’s gradient criteria for usable space (e.g., excessive slopes in the Hillside Area) will not be counted toward satisfaction of open space required for any parcel. Example of a public open space.

48 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan D.2 Common Open Space
D.2.1 Buildings shall provide spatial enclosure for
common open spaces to create privacy, limit views from
streets, and wind protection.

D.2.2 Common open space shall be visible and accessible to and from building amenity areas.

D.3 Private Open Space
D.3.1 Private open spaces shall be directly accessible
from the unit and large enough to permit outdoor activities with a minimum of five feet width and depth.

D.3.2 Private open space shall be constructed with high quality durable materials.

D.3.3 Fencing or screening between ground floor private open spaces shall permit visibility in and out of the open space for the top 18 inches.

Example of common open space with rooftop garden.

Building with balconies as private open space.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 49 E. LANDSCAPE DESIGN
This section establishes landscape standards for park,
open space, street, and development site planting.

E.1 Hillside Woodlands
To care for the hillside wooded areas to reduce fire
hazards, enhance existing vegetation and promote urban
forestry, the Precise Plan requires:

E.1.1 A tree succession operations plan for aging mature trees prepared by a qualified arborist will guide the
replacement of existing trees over time due to age or fire vulnerability.

E.1.2 Removed trees shall be replaced with a diverse
plant ecology governed by the area’s unique coastal/
Mediterranean climate including evergreen and deciduous species as recommended by an arborist.

E.1.3 The project’s wooded hillside perimeter to the
west and east shall be cleaned of surface and ladder fuels.

Replacement trees shall include evergreen and deciduous species as described in the Project Tree List.

E.2 Planting
E.2.1 Plant material shall be comprised of at least 75% drought tolerant plant species. Planting plans shall comply with Daly City’s Water Conservation in Landscaping regulations and the Water Use Classification of Landscape Species (WUCOLS).

E.2.2 Where turf grass is used, low water use hybrids and/ or no mow varieties shall be used. A variety of shrubs and ground covers should be used to create layering around
building foundations, keeping shrubs at or below windowsills. Plant selections should be such that sightlines remain open and clear, and places of concealment are not fostered. Plants should be used to screen above-ground
utilities. Along streets and sidewalks, plants shall be used in planters within the right of way to create spatial separation between sidewalk and vehicular traffic.

E.2.3 Pollinator plants that attract native birds and insects should be used strategically in locations well-suited to attract and sustain native populations. Use of fruiting plant material should occur away from hardscape areas to prevent staining of pavements and to minimize maintenance.

50 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan E.3 Planters
E.3.1 Landscape planters within any private street shall be a minimum of four feet wide.

E.3.2 Tree wells shall be 4’x 4’ minimum. Tree grates shall be cast iron with a baked oil finish in plaza areas and be an ADA accessible design consistent with the neighborhood.

E.3.3 Where landscape planting is provided under trees, planters shall be 4’ W x 6’ L minimum.

E.3.4 Planted medians shall provide at least a five feet wide planting area in addition to a minimum 12 inches
wide maintenance band at the back of curb consisting of concrete, pavers, or fixed cobbles.

E.4 Site Irrigation
E.4.1 Site Irrigation systems shall comply with all local and state requirements as of time of project approval and shall meet the City’s water efficiency regulations.

E.4.2 All irrigation equipment shall be controlled with weather-based controllers located in easily accessible, locked stainless steel pedestal boxes. The equipment shall include flow sensors and automatic shut off valve capability with a wi-fi based alarm system to alert maintenance controller team(s).

E.4.3 Irrigation systems shall provide quick couplers
or hose bibbs in lockable wall boxes in all common use
areas.

E.5 Soil & Drainage
E.5.1 On-grade planting areas shall be comprised of
amended topsoil import or amended native soil as
required, based on a soil analysis report and soil laboratory recommendations. Excavation, clearing and grubbing, or
soil preparation shall occur within established tree protection zones as per the advice of a landscape architect or arborist.

E.5.2 Planting areas shall by dressed with a 3-inch layer of mulch.

E.5.3 Cast iron or similar drain grates shall be used in turf and pedestrian circulation areas. Landscape planters shall be drained with cast iron, decorative metal, plastic or similar flat or atrium-style grates and factory-fabricated bodies.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 51 E.6 Site Furnishings
E.6.1 Site furnishings shall be comprised of materials
designed to withstand outdoor conditions.

E.6.2 Short term bicycle parking shall be dispersed
throughout the Plan Area, as required to meet project
requirements, city standards, and bicycle parking standards. Bicycle racks shall be galvanized, vinyl covered, or stainless steel, and meet all City requirements. In groundor surface-mounted attachment is acceptable.

E.6.3 Seating shall be provided at retail, parks, open
spaces, adjacent to the trails, and in front of primary building lobbies. Benches shall be made of metal and/or wood.

Where wood is used, it should be thermally modified, or a suitable hardwood built to withstand weather and heavy
public usage.

E.6.4 Café tables with chairs shall be movable with a
variety of sizes for public use in gathering spaces and shall be constructed of materials suitable for outdoor public usage.

E.6.5 At least one drinking fountain shall be provided at each of the following: Overlook Park, Central Green, and the Recreation Trail. Dog bowl and water bottle filling attachments are recommended but not required.

E.6.6 Within Overlook Park, Applicant shall provide play equipment for children ages two through twelve. All play areas will be designated for children between the ages
of two to five and for ages five to twelve years old. Any community garden shall provide raised beds and a regular water service connection with water spigot at 100-foot
intervals.

E.7 Trees
E.7.1 Trees within the street right of way, in plazas, and high-visibility open space areas shall be provided in
24-inch box size or larger and be secured with at least three tree stakes or below-grade root ball guying systems appropriate for the windy conditions found in Daly City.

Above-ground cabling guying shall not be used in public spaces. Trees shall be pruned up to 6 feet to 8 feet clear off the ground or as required by ADA or City guidelines.

E.7.2 Individual developments within the Plan Area shall use trees that are provided in minimum 15-gallon size or larger for no greater than 50 percent of the trees planted.

All other trees shall be box-specimen.

E.7.3 Entries at the north and south shall have unique
tree plantings, and the design of these planting shall be approved by the Planning Division.

52 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan E.7.4 Seasonal interest shall be created with deciduous trees providing spring flowers and fall color.

E.7.5 Driveway entries, curb cuts, and curb ramps shall be constructed of concrete and shall match sidewalks to provide a consistent look and feel for hardscape along
vehicular and pedestrian circulation routes.

E.7.6 Enhanced finishes and/or striping shall be used at the master plan entry, at all driveway entries, and at all crosswalks.

E.8 Trail and Paths
E.8.1 Trail surfaces shall be asphalt or concrete, provide for adequate clearances along the edges and overhead,
and be suitable for their intended use. Refer to trail sections in Chapter 5 for trail dimensions.

E.8.2 Signage, ornamental landscaping, and trees shall be provided along the trail system to enhance user experience.

E.9 Stormwater Management
E.9.1 Project submittals shall comply with the Precise
Plan’s phased, performance-based approach to stormwater management, consistent with the San Mateo County Municipal Regional Stormwater Permit, and Daly City’s
municipal code pertaining to stormwater management.

Projects shall minimize the amount of paved area. Where feasible, paved areas shall include “green” stormwater
collection and treatment, and employ Low Impact Development (LID) features that minimize surface water runoff.

LID features may include bioretention systems, swales,
green roofs, and permeable pavers.

E.9.2 Stormwater retention features that minimize runoff into streets, parking lots, landscaped areas, and open
spaces shall be incorporated, where feasible. Stormwater retention features include drainage swales and rain
gardens.

E.10 Open Space Landscaping Standards
E.10.1 Landscaping shall define the edges of paths,
plazas, and seating areas.

E.10.2 Trees shall be planted to shade walkways, gathering areas, parking, and other larger expanses of pavement.

E.10.3 Landscaping in setback areas shall create a
transition zone between the sidewalk and street-level
residential units and entries.

E.10.4 Landscaped areas shall be regularly maintained
to keep them aesthetically pleasing, and to remove dead and dying plants.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 53 E.10.5 Gateway or entry points shall be emphasized with distinctive trees and plants.

E.10.6 Existing trees, to the extent feasible, and healthy, are to be preserved and integrated into site designs.

E.10.7 To reduce water usage, all developments shall
employ water-efficient irrigation techniques, including micro–irrigation, drip systems, and weather-based irrigation controllers, instead of conventional sprinklers.

E.10.8 Native, drought-tolerant, or well-adapted tree and plant species shall be used.

E.10.9 Seasonal and year-round flowering shrubs and
trees shall be located where they can be most appreciated by site users and passersby, such as adjacent to walks and open space areas, or as frames for building entrances and stairs.

E.10.10 All landscaped areas shall be designed by a
landscape professional to the satisfaction of the Planning Division.

F. SIGNAGE
Where this section does not set standards, the Applicant and City staff shall use the Daly City Municipal Code. City review and approval of wayfinding signage shall be part of Conformance Review where there is a conflict with the Daly City sign ordinance, this Precise Plan governs.

F.1 Signage Standards
F.1.1 Signs within the Plan Area shall comply with all regulations stated in the City’s Zoning Ordinance (Chapter 17.32) unless otherwise specified in the Precise Plan.

F.1.2 Signs shall be made of high-quality, durable, and environmentally friendly materials.

F.1.3 Multi-tenant development anchor-identity signs should be complementary to any Plan Area signage or established by the Master Developer. Individual property owners will be allowed to use letter styles, but the overall sign should have one consistent material for letters and background.

F.2 Monument/Gateway Signage
F.2.1 The Precise Plan shall include up to two freestanding monument/gateway signs: at the Serramonte Boulevard and Entry Drive intersection and at the West Drive and Campus Drive intersection, which form major entry points to the Plan Area.

54 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan F.2.2 If provided, a single gateway or monument sign
at the southern portion of the Plan Area near the round‐ about shall be located at Parcel E and be less than 4 feet high. The sign shall not obstruct sightlines for drivers to the extent safety is compromised.

F.2.3 If provided, a single gateway or monument sign at the northern portion of the Plan Area near the Retail Plaza shall be located at Parcel B. It may either be less than 4 feet high and no longer than 20 feet, or may be a tower structure‐‐either integrated with the Parcel B building corner or separate from the building. If an integrated
tower structure, the structure shall not project more than five feet beyond the face of the building in any direction.

If an independent tower structure, it may not be greater than 32 feet in height and not more than 64 sq. ft. in area.

The maximum face area of signage of the tower structure shall not exceed 200 sq. ft.

F.2.4 Gateway or monument signs shall not have internal illumination but will be lighted with externally mounted luminaires.

F.3 Building Signage
F.3.1 The physical design of signage shall conform to the architectural detailing of the associated building and shall be in proportion to the surface onto which such signage is mounted, as determined by the Planning Division.

F.3.2 Signage shall not obstruct architectural details such as recesses, structural bays, or windows.

F.3.3 Externally illuminated or halo lit signs shall be required. The use of internally lighted or box type signs are prohibited. Internally lighted signs measuring 2 sq. ft. or less are allowed.

F.3.4 No more than three (3) building residential signs shall be provided per building. These shall be limited to address number, street name, and/or a building name if
Example of building signage.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 55 desired. If only one is provided, it shall be placed close to the main entry to the building. If signage is provided at more than one location, a minimum of one shall be
placed close to the main entry. The second and third can be located such that the top of the signage is not greater than 25’ feet from grade. The aggregate sign area shall not exceed 150 sq. ft.

F.3.5 Durable, vandal-resistant materials and finishes shall be utilized for address signs.

F.3.6 Conduit, tubing, or raceways shall be concealed.

Transformers and other equipment for the signage shall
also be concealed.

F.4 Storefront Signage
F.4.1 Signage for multi‐tenant retail buildings shall be developed to minimize potential visual conflict, clutter, and competition.

F.4.2 Maximum size for sign area per retail tenant is 30 sq. ft. on the face of a building. A second sign per retail tenant, not exceeding 20 sq. ft., may be hung as either a banner or a rigid sign perpendicular to the building
face. Either of these two sign types may be attached to a building’s architectural canopy.

Blade sign as storefront signage.

F.4.3 For ground floor retail uses, hanging or projecting signs should be located near the front entry of a store.

Coordinate with the overall design of the street wall.

Hanging or projecting signs shall meet Americans with
Disabilities Act (ADA) clearance requirements.

F.4.4 Ancillary retail space or leasing offices shall be signed in a manner consistent with the storefront signage standards in this section.

56 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan F.5 Prohibited Signs
Prohibited signs include:

F.5.1. Signs which rotate, move mechanically or by the
wind, flash, blink or reflect light by means of a polished or mirrored surface.

F.5.2 Open flames, balloons, loudspeakers used to call
attention to a product, service, or a property.

F.5.3 Signs which identify or advertise a product or
service not available on the premises.

F.5.4 Externally illuminated signs where the source of
light is directly visible or cause glare or reflections that are a traffic hazard or nuisance.

F.5.5 Signs which emit or reflect light by means of direct fluorescence, phosphorescence, or “day‐glow” colors.

F.5.6 Any sign illumination which exhibits undue glare.

F.5.7 Any sign placed or displayed on vehicles parked
primarily for the purpose of displaying the sign. (This does not apply to food trucks that are parked while they provide service.)
F.5.8 Internally lit signs where the entire face of the sign is illuminated, rather than just the graphics.

F.5.9 Advertising bench signs, unless required by SamTrans at Serramonte Blvd.

F.5.10 Off‐site directional signs.

F.5.11 Roof signs.

F.5.12 Outdoor advertising billboard signs.

F.5.13 Abandoned signs.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 57 G. LIGHTING
See Figure 3.8 Lighting Diagram. A uniform lighting
approach will contribute to overall community aesthetic and ensure safety for walkways, bikeways, and roadways.15 G.1 General Lighting Standards
G.1.1 Lighting shall incorporate dark sky principles by shielding fixtures to prevent light from emitting above a 90-degree angle. Any lighting source located on parking or rooftop parking shall be a full cutoff type.

G.1.2 Light shall be designed to minimize glare and light trespass into neighboring buildings and properties.

G.1.3 High-efficiency technology such as LED lighting
with advanced controls shall be utilized to minimize
energy consumption.

G.1.4 The use of energy–efficient, long-life LEDs with
light color rendered as a warm white (maximum K 3000) is encouraged.

G.2 Street Lighting
G.2.1 Provide streetlights in general locations shown on Figure 3.8, Lighting Diagram for Locations.
15 For Parcel A, no additional lighting is required to what is installed.

G.2.2 Streetlights shall comply with Daly City standards.

G.3 Pedestrian Lighting
G.3.1 Provide pedestrian lighting in general locations
shown on Figure 3.8, Lighting Diagram. Additional
locations for pedestrian lighting are along pedestrian
pathways in open spaces and in surface parking areas.

G.3.2 Pedestrian lighting shall not be taller than 25 feet in height.

G.3.3 Pedestrian lighting may be integrated with streetlighting by providing additional luminaires facing the sidewalk on streetlight poles, installed at a lower height than street luminaries.

G.3.4 Lighting in surface parking lots and service areas shall be directed away from surrounding buildings and
properties using fixtures that minimize light trespass and glare.

58 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan Figure 3.8 Lighting Diagram

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F

PARCEL E
Bollard lighting Pedestrian lighting Street lighting
Lighting Diagram
Figure 3.7
St. Fran
cis Blvd.

Cal al n
B
vl d.

E
ntry
Dr vi e
Serramonte Blvd.

West Drive
East Drive
North Drive Access Drive West Access Drive North
Access Drive South
Parcel lines
Campus Drive

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 59 G.4 Lower Illumination Pedestrian Lighting
G.4.1 Commercial grade bollards, step lights, and path
lights shall be used as appropriate along pedestrian
walkways and plazas.

G.4.2 Nighttime lighting for recreational uses in parks and public spaces should be unobtrusive and control
glare.

G.5 Building Lights
G.5.1 Lighting should be integrated into the design of
buildings and building architecture to highlight significant architectural features such as signs, entrances, walkways, or storefront displays.

G.5.2 Building facades may be illuminated using shielded fixtures to highlight architectural features.

Pedestrian lighting in a park setting.

Retail lighting. Landscape lighting. Luminaires highlighting a building facade.

60 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan H. DEFINITIONS
Active Ground Floor Use: Active ground floor uses are
land 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.

Amenity Space: Residential amenity space may include
co-working space, health, and wellness, grab and go snack items, pet amenities and other shared or community uses that can be visible to the street.

Building Envelope: The building envelope defines
the spatial area within which permitted density can be
configured. The Precise Plan defines the allowable building envelope horizontally by block size and required street frontage and vertically by building height, massing, and guidance for pedestrian, podium, and skyline levels of
architectural design.

Build-to Line: The build-to line for a parcel is the line where the façade of the building, or the podium street
wall, is located, parallel to and measured perpendicular from the property line.

Corner Expression: Corner expression is accentuating
building massing at the joining of two facades with a
projected, recessed, or vertical change in building massing.

Face of Curb: The face of curb is the vertical sloping
surface of the side of a roadway curb, not including
bulb-outs, curb extensions, curb-cuts, or pull-outs for drop off and loading zones.

Height: The height for a building is calculated from the building’s Average Finished Grade to the top of the parapet at the building’s primary roof. The Average Finished Grade is the average of the high and low elevations at the building’s exterior adjacent to North Drive, West Drive, East Drive, or Entry Drive, or the three access drives leading from East Drive or West Drive.

Massing: Massing is the three-dimensional bulk of a
building in terms of general shape, form, height, width, and depth.

Pedestrian Level: Pedestrian level is the design of the ground floor public experience shaped by active ground
floor use, diversity of use, and street frontage design.

Serramonte Del Rey Precise Plan Chapter 3: Objective Development Standards 61 Podium Level: The podium level is the portion of the
building above the ground floor and below the skyline
level that provides spatial definition to the adjacent street or public space.

Primary Building Wall: The primary building wall is the building façade. Window or wall recesses or projections are not counted as primary building wall or façade of the building.

Privately-Owned, Public Open Space: Privately-owned
outdoor space that functions as public space but may
have limited hours of availability.

Property Line locations: Property line locations to
measure Build-to lines are measured from the face-ofcurb for publicly accessible private streets, a designated property line along an access drive, or back of sidewalk along public streets.

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.

Street Wall: The street wall is the continuous façade of a building that establishes the edge of the public realm for a street or public space.

Skyline Level: The Skyline level is the uppermost occupiable portion of the building above the podium level. The Skyline level contributes to the overall urban form and skyline of the plan area.

Setback: The required minimum distance for the placement of a building measured from a property line, face of curb or another feature.

Streetscape: The visual character of a street comprised of the travel way, bike facilities, sidewalk, site access, landscape, paving, street furniture, building frontage, open space, views, and other perceptible urban features.

Stepback: Stepback is a horizontal recess applied to the upper floor or floors of a building to reduce shadow area on the adjacent street or open space.

Transparency: Pedestrian level building design that
creates visibility and permeability between the building and the adjacent sidewalk or public space.

Vertical Shift: Vertical shift is variation in the roof line or vertical massing of the building or building elements.

62 Chapter 3: Objective Development Standards Serramonte Del Rey Precise Plan This page intentionally left blank.

Serramonte Del Rey Precise Plan Chapter 4: Circulation 63 The Plan Area’s circulation network is a system of “complete streets” to support active transportation for healthy living and advance Daly City’s Vision Zero program to reduce
pedestrian fatalities. Members of the public may park on private streets and access ways to use publicly accessible park, trail and open space areas except as may be reserved for loading, drop-off/pick-up, short term retail parking, spaces accommodating Head Start or during time limits for public use for residential parking
A. STREET NETWORK
As shown in Figure 4.1, the neighborhood circulation
system is a loop of traffic calmed low-speed streets, connected to regional roadway, transit, bicycle, and pedestrian systems. Serramonte Boulevard is a transit, vehicle and bike corridor connecting city neighborhoods to regional shopping and the highway network. The Precise Plan circulation is comprised of the following five street types1:
1 See Development Agreement for scope of Serramonte Boulevard and Highway 1 ramp intersection improvements, including transit, bike lane, and pedestrian crossing improvements.

4. Circulation

64 Chapter 4: Circulation Serramonte Del Rey Precise Plan Figure 4.1 Street Hierarchy
Street Hierarchy
Figure 4.1

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F PARCEL E
Parcel Lines Main Street Local Connector Neighborhood Street Access Ways Campus Drive
E
ntry
Dr vi e
West Drive
East Drive
North Drive
St. Fra
n
cis Blvd.

Cal al n
B
vl d.

Access Drive West Access Drive North
Access Drive South
Serramonte Blvd.

Street Hierarchy
Figure 4.1

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F PARCEL E
Parcel Lines Main Street Local Connector Neighborhood Street Access Ways Campus Drive
E
ntry
Dr vi e
West Drive
East Drive
North Drive
St. Fra
n
cis
Blvd.

Cal al n
B
vl d.

Access Drive West Access Drive North
Access Drive South
Serramonte Blvd.

Serramonte Del Rey Precise Plan Chapter 4: Circulation 65 Entry Drive – Main Street
Entry Drive is the Plan Area’s “pocket” Main
Street with shops spilling outdoors onto
a linear pedestrian plaza extending from
Serramonte Boulevard to the heart of the
plan area, Central Green. The street section,
as shown in Figure 4.2, is comprised of:
● Two 11-foot travel lanes, two 10-foot
continuous through/turn lanes, five-foot
protected bike lanes with a two-foot
buffer, and a six-foot landscape median.
● On the west side, a six-foot sidewalk and
five-foot planting strip.
● On the east side, a wide sidewalk
comprised of three zones: a planting and
street furniture zone, and through zone
for pedestrians and a frontage zone for
active ground floor uses to extend onto
the sidewalk.

LANDSCAPING

SIDEWALK

RETAIL/

VEHICLE LANEVEHICLE LANE

STREETSCAPE

LANDSCAPED MEDIAN

CLASS IV PROTECTED

BIKE LANE

CLASS IV PROTECTED

BIKE LANE

VEHICLE LANEVEHICLE LANE

SIDEWALK

LANDSCAPING
N
6' 5' 10' 11' 6' 11’ 10'
86'-6”
5'
2’ 2'
5'
7’-4” 6'-2”

PARCEL A PARCEL B
Figure 4.2 Entry Drive and Retail Plaza

66 Chapter 4: Circulation Serramonte Del Rey Precise Plan 6’ 11' 11' 7' 5' 5' 5.5'
2' 3'
5'
2'
5'

67.5'

SIDEWALK

OPEN SPACE

BUFFERED

VEHICLE LANE

PARKING LANE

CLASS IV PROTECTED

BIKE LANE

CLASS IV PROTECTED

BIKE LANE

VEHICLE LANE

LANDSCAPING

RETAIL/STREETSCAPE

LANDSCAPING

SIDEWALK
N

PARCEL E PARCEL B
Figure 4.3 Plaza/Park Entry at North Drive Figure 4.4 East Drive 14' 6' 5' 5' 7' 11' 11' 7' 5' 5' 6' 6'
78' 3' 2' 2’ 3’

LANDSCAPING

SIDEWALKSIDEWALK

CLASS IV PROTECTED

BIKE LANE

CLASS IV PROTECTED

BIKE LANE

VEHICLE LANE

BUFFERED

PARKING LANE

BUFFERED

PARKING LANE

VEHICLE LANE

LANDSCAPING

LANDSCAPED

SETBACK

LANDSCAPED

SETBACK
N

PARCEL E PARCEL D
North Drive and East Drive - Local Connector Streets
North Drive and East Drive are connector streets as a through route from Entry Drive to Campus Drive for vehicles and cyclists to travel from Serramonte Boulevard and Highway 1 ramps intersection to Campus Drive and Hickey Boulevard intersection. The street sections, as shown in Figures 4.3 and 4.4, are comprised of:
● Five-foot Class IV protected bike lanes in both directions and two 11-foot travel lanes with buffered on-street parking.
● Five-foot tree-lined planting strips with six-foot sidewalks on both sides of the street
● Existing Campus Drive is to be improved with Class II bike lanes on both sides of the street from East Drive to Hickey Boulevard.

Serramonte Del Rey Precise Plan Chapter 4: Circulation 67 2' 2'

PARCEL F PARCEL E
10' 6' 5' 7' 11' 11' 7' 5' 6' 10'
62'

LANDSCAPINGLANDSCAPING

BUFFERED

SIDEWALK

PARKING LANE

BUFFERED

PARKING LANE

SHARED VEHICLE

LANE W/ BIKES

SHARED VEHICLE

LANE W/ BIKES

LANDSCAPED

SETBACK

LANDSCAPED

SETBACK
N
Figure 4.5 West Drive
● Restripe Campus Drive from roundabout south to Hickey Boulevard for buffered Class II bike lanes with six-foot bike lane and four-foot buffer on both sides of the street.

West Drive - Neighborhood Street
West Drive is a low vehicle speed residential street. West Drive connects with North Drive and Campus Drive to create a loop roadway network. The street section, as shown in Figure 4.5, is comprised of:
● Two 11-foot travel lanes with sharrows and buffered
on-street parking.
● Five-foot tree-lined planting strips with six-foot sidewalks on both sides of the street.

West, North and South Access Ways –
Access Easements
Access ways are two-way, pedestrian-oriented access
easements with on-street parking designed for pedestrian access to park, daycare, retail, parking and hillside open space and trails. North and South Access ways are cul-desac streets with on street parking. ● North Access Way provides access to Overlook Park, the recreational trail and east hillside open space. ● South Access Way provides access to daycare, the recreational trail and east hillside open space. ● West Access Way provides entry to parking for Parcel A and Parcel F.

68 Chapter 4: Circulation Serramonte Del Rey Precise Plan B. MOBILITY
Vehicles
Vehicular access through the Serramonte Del Rey neighborhood is a system of low-speed tree-lined private streets connecting Campus Drive south of the site to Serramonte Boulevard at Entry Drive. Traffic calming measures are
proposed to minimize cut-through vehicle traffic. Entry Drive has direct access to State Route 1. Interstate 280 is approximately one-half mile east of the site, with full-movement interchanges provided via Serramonte Boulevard and Hickey Boulevard. From State Route 1 and Interstate 280, vehicles can access the regional roadway network of the Bay Area. See Figure 4.6.

Transit
The Plan Area is well served by local and regional transit systems. This stop is served by SamTrans Route 120 with direct service to the Colma and Daly City BART Stations. This route operates on frequent, 15-minute headways during
weekday commute hours. Located approximately one mile
from the Daly City BART Station and in close proximity to the Colma BART station, SamTrans bus service links the
site to the regional transit system serving the Bay Area, including downtown San Francisco, Oakland, and the East Bay. Connections to Caltrain, and eventually California’s high-speed rail, are available at the Millbrae Transit Center just south of the City. SamTrans Route 121 connects to
Skyline College.

Serramonte Del Rey Precise Plan Chapter 4: Circulation 69 Figure 4.6 Vehicle Circulation
Vehicular Circulation
Figure 4.1
Street Circulation Illustrative Parking Entry
St. Fra
n
cis Blvd.

Campus Drive
Serramonte Blvd.

Cal al n
B
vl d.

STOP

STOPSTOP
STOP
STOP
STOP
STOP
STOP

70 Chapter 4: Circulation Serramonte Del Rey Precise Plan Bicycles
Existing bicycle facilities include Class II on-street bike lanes on Callan Boulevard south of Serramonte Boulevard and a Class III bike route on Callan Boulevard north of Serramonte Boulevard. A Class II on-street bike lane is striped on St.

Francis Boulevard north of Serramonte Boulevard. Daly
City’s Walk Bike Daly City Plan envisions pedestrian and bicycle improvements adjacent to the Plan Area. One
priority improvement in the Walk Bike Daly City Plan is the construction of Class IV on-street protected bicycle lanes on Serramonte Boulevard.

Planned bicycle facilities in the Plan Area are Class II buffered bike lanes, Class IV protected bike lanes, a dedicated Class I pedestrian/bike path and Class III bike “sharrows.” With short block lengths, low traffic volumes, and narrow cross sections, the site’s roadways will provide bicyclists with a comfortable on-street experience. For younger and more recreational riders, the off-street trail provides a safe route from the SamTrans bus stop on Serramonte Boulevard and Entry Drive to Summit Shasta Charter High School.

Pedestrians
Residents can walk through the site and access on-site
recreation and retail amenities. Sidewalks are provided on every street within the Plan Area, with curbside planting strips for street trees and storm water filtration. The trail loop will also serve to provide pedestrian access around the site that is separated from vehicles and in a more natural setting. Sidewalk and trails offer unimpeded access to walk between the Plan Area’s parks, open spaces, residences, and retail shops.

Source: https://nacto.org/wp-content/uploads/gallery/2012_bufferedbikelane/bufferedbikelane_austin02.jpg Street with buffered Class II bike lanes.

Serramonte Del Rey Precise Plan Chapter 4: Circulation 71 Figure 4.7 Bicycle Circulation

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F PARCEL E
E
ntry
Dr vi e
Campus Drive
West Drive
East Drive
North Drive
St. Fra
n
cis Blvd.

Cal al n
B
vl d.

Serramonte Blvd.

Access Drive West Access Drive North
Access Drive South
Existing Bicycle Lanes Shared Bicycle and Pedestrian Path City’s Proposed Bike Lanes per Walk Bike Daly City Class IV Protected Bike Lane Class II On-Street Buered Bike Lane
Class III Facility with Sharrows
Bicycle Circulation
Figure 4.7

72 Chapter 4: Circulation Serramonte Del Rey Precise Plan This page intentionally left blank.

Serramonte Del Rey Precise Plan Chapter 5: Open Space 73 This section describes the landscape design concept,
design objectives, neighborhood park and open spaces,
tree planting plan, and landscape design standards.

A. LANDSCAPE DESIGN CONCEPT
The Precise Plan’s landscape design concept is to shape a diverse urban landscape as shown in Figure 5.1. A
distinguishing feature of the Precise Plan are the wooded hillsides to the west and east of the plan area. Trees
vary in health, ranging from young to mature and were
planted by the District with the development of the high school. A rectangular street and block pattern of buildings is organized around a central neighborhood park, the
Central Green. Along the east hillside is a recreational trail featuring Overlook Park, to the south is South Point Park and to the west is a walking trail along western hillside wooded open space. The combination of park and open
spaces with recreational and walking trail access offers residents and visitors diverse opportunities to connect to nature, restore human well-being, socialize with
neighbors, and satisfy needs for outdoor recreation for families and people of all ages. A variety of street and park tree species, suitable for the climate and context of the area are selected to create identity and sense of place.

Seasonal interest is created with deciduous trees providing spring flowers and fall color at public gathering places, streets, and access drives.

5. Parks and Open Space

74 Chapter 5: Open Space Serramonte Del Rey Precise Plan Figure 5.1 Urban Forest Concept Plan
Urban Forest Concept Plan
Figure 5.1
St. Fra
n
cis Blvd.

Cal al n
B
vl d.

Serramonte Blvd.

South Point Park
Trees provide transition
from urban to forested
North Entry
Trees provide transition from urban to forested
Overlook Park
Forest meadow character
Central Green
Formal planting with seasonal
color at public gathering place
Access Ways
Formal tree planting with
seasonal color
Streets
Formal tree planting
Streets
Formal tree planting
Public Gathering Places
Spring owers and fall color
Wooded Hillside Area
Manage and enhance the
urban forest
Wooded Hillside Area
Manage and enhance the
urban forest
Access Ways
Formal tree planting with
seasonal color

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F

PARCEL E
E
ntry
Dr vi e
West Drive
East Drive
North Drive

Serramonte Del Rey Precise Plan Chapter 5: Open Space 75 Objectives
The parks and open spaces shown here are concept
level design plans, to guide buildout of the parks, streets, and landscape. The purpose of the landscape design
concept is to improve physical and psychological health, strengthen community relationships, and create an
attractive urban setting for family living. Landscape design objectives are as follows:
● Create safe, attractive outdoor places for healthy living to foster physical activity, meet resident and visitor
needs for recreation and play for people of all ages, as well as encourage walking and biking.
● Design public places to encourage social interaction
and community life with social gathering places that
are family-oriented, active places.
● Shape environments that visually and physically
connect people to nature, neighborhood parks, green
spaces, and recreational trails.
● Preserve and enhance the aesthetic and ecological
quality of the hillside open space areas and expand the diversity of street trees and park plantings to cultivate an urban forest for the plan area.
● Enhance community sustainability and resilience
through climate-positive environmental design.

B. NEIGHBORHOOD PARK AND OPEN
SPACES
Central Green
Central Green is the heart of the neighborhood – a park extending an entire city block greeting residents and
visitors into the site from Entry Drive. Organized by a tree-lined crescent shaped walk, the park features an entry plaza with tree-shaded seating, an open meadow, and
a backdrop of evergreen woodlands with social spaces
nestled under the tree canopy and along the park edges
for community enjoyment. This open lawn is a flexible
open space for recreation and enjoyment of nature to
picnic, walk a dog, or enjoy the sunshine.

Central Green Plan

76 Chapter 5: Open Space Serramonte Del Rey Precise Plan Overlook Park Rendering Overlook Park Plan
Overlook Park looking from the Eastside Recreation Trail.

Overlook Park
Overlook Park is designed as a family-friendly open space.

Gently sloped lawns provide ample space for a wide range of activities: dining and gathering, outdoor fitness classes, community events, and an opportunity to sit and enjoy the views.

A community garden with raised beds is at the pedestrian and bicycle path along the east hillside. A large playground provides inclusive play opportunities on interpretive play structures for young children, while a small plaza at the park edge provides a connection to the multi-use loop trail and reinforces the viewer’s sense of place. Viewsheds look towards regional landmarks including Daly City, San Bruno Mountain, and beyond.

Serramonte Del Rey Precise Plan Chapter 5: Open Space 77 Entry Drive Plaza
Entry Drive Plaza is a “pocket” Main Street with plazawidth sidewalk space for retail activity to bring life outdoors to the street. The Plaza provides a building frontage zone for access to retail uses and sidewalk seating; a
pedestrian through zone for pedestrian movement; and
a zone for street furniture, lighting, benches, street trees, bicycle parking, fixed and movable seating. Together
these zones create an attractive and comfortable setting for neighborhood shopping and social life. The plaza
sidewalk space will have enhanced pavement treatments
with color and/or pavers to high- light active public
spaces.

Hillside Open Spaces
Hillside Open Spaces are existing east and west hillsides of the plan area with mature trees planted as part of
the landscape development of District property. These
areas offer residents an opportunity to connect to nature and provide a visual screen of the planned buildings for residents of the surrounding community.

Entry Drive Plaza Plan

78 Chapter 5: Open Space Serramonte Del Rey Precise Plan South Point Park Plan South Point Park
South Point Park on Parcel E is a landscape area that
provides entrance identity to the plan area, landscape
continuity for the “urban forest,” and social space for residents. Enhancements to South Point Park include passive open space, a pedestrian path, and lighting, sitting area or water feature with unique landscaping and plantings.

Eastside Recreational Trail
Eastside Recreational Trail is a pedestrian-bicycle trail for strolling and recreation extending from Serramonte
Boulevard to the roundabout along Campus Drive to the
south. This 8 to 10-foot-wide multi-use trail provides an off-street connection for pedestrians and bicyclists to access Overlook Park and access to the westside hillside open space.

Westside Walking Trail
Westside Walking Trail is a six-foot-wide trail around
the west side of Parcel F, weaving along the base of the wooded hillside slope. Together the east and westside
trails create an off-road half-mile loop trail system. This trail system connects each parcel, every street, and all members of the community to direct access to the wooded hillside open space.

Serramonte Del Rey Precise Plan Chapter 5: Open Space 79 0 Scale (Feet)
6 Westside Walking Trail Section
0 Scale (Feet)
6 Eastside Recreational Trail Section

80 Chapter 5: Open Space Serramonte Del Rey Precise Plan C. PLANTING PLAN
The type and arrangement of street trees and park
plantings will contribute to a healthy and attractive urban neighborhood. The trees used throughout the Plan Area
shall be carefully selected to work within the Urban
Forest framework while allowing expression of individual character. The tree species list in Table 5.1 shall be used for specifying tree species for parks, streets and open spaces located per the street tree planting plan in the Appendix and as shown in Figure 5.2.

A diversity of tree species, suitable for the climate and context of the plan area are selected to create identity and sense of place. Seasonal interest will be created with deciduous trees providing spring flowers and fall color at public gathering places along Entry Drive, Central Green, and access drives. Continuous planter strips separating streets from sidewalks are along all internal streets and drives, and are planted with broad canopy trees, low
shrubs, and groundcovers.

The north and south entries to the plan area will be visible locations of tree plantings selected and arranged to transition from the informality of a forest to a more ordered urban setting. Entering the neighborhood from the north on Entry Drive from Serramonte Boulevard, residents and visitors are greeted by a tree-lined gateway of flowering trees in a planted median and along the sidewalk, while a vibrant public plaza welcomes pedestrians. The south
entrance at Campus Drive features a landscaped roundabout marking the entry into the new neighborhood.

Serramonte Del Rey Precise Plan Chapter 5: Open Space 81

PARCEL A

PARCEL D

PARCEL C

PARCEL B

PARCEL F

PARCEL E
KEY/
SYMBOL
TREES

PRELIMINARY PLANT PALETTE

ACER BUERGERIANUM TRIDENT MAPLE CERCIS OCCIDENTALIS WESTERN REBUD PISTACIA CHINENSIS CHINESE

PISTACHE

QUERCUS SUBER CORK OAK

SEQUOIA

SEMPERVIRENS COAST REDWOOD

TRISTANIOPSIS LAURINA WATER GUM

QUERCUS AGRIFOLIA EVERGREEN

OAK TREE

LAGUNARIA PATERSONII NORFOLK ISLAND

HIBISCUS

OLEA EUROPEA
‘SWAN HILL’ OLIVE TREE

MELALEUCA

QUINQUENERVIA SEJEPUT TREE

LYONOTHAMNUS

FLORIBUNDUS

CATALINA

IRONWOOD

LOPHOSTEMON

CONFERTUS BRISBANE BOX

KOELREUTERIA
PANICULATA ‘FASTIGIATA’

GOLDENRAIN
TREE

HYMENOSPORUM

FLAVUM SWEETSHADE
GINKGO ‘PRINCETON
SENTRY

MAIDERNHAIR
TREE

CUPRESSUS

MACROCARPA

MONTEREY

CYPRESS
24” BOX M 10
31 6
14 17
M
M
L
M
M 3
13 16
16 1
L
M
L
L
M 13
34 6
4 10
L
L
M
L
L 2
13 3
13 19
L
L
L
L
PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
24” BOX
24” BOX
24” BOX
24” BOX
24” BOX PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
24” BOX
24” BOX
24” BOX
24” BOX
24” BOX PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
24” BOX
24” BOX
24” BOX
24” BOX
24” BOX PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
PER
PLAN
24” BOX
24” BOX
24” BOX
24” BOX

AUTUMN BLAZE

FREEMAN MAPLE

BIG LEAF MAPLE
MARINA

STRAWBERRY
TREE

FOREST PANSY
REBUD

ACER X FREEMANII

AUTUMN BLAZE

ACER MACROPHYLLUM
ARBUTUS ‘MARINA’
CERCIS
‘FOREST PANSY’

BOTANICAL
NAME
COMMON

NAME SIZE SPACING QYT WTR USE
KEY/
SYMBOL
TREES

BOTANICAL
NAME
COMMON

NAME SIZE SPACING QYT WTR USE
KEY/
SYMBOL
TREES

BOTANICAL
NAME
COMMON

NAME SIZE SPACING QYT WTR USE
KEY/
SYMBOL
TREES

BOTANICAL
NAME
COMMON

NAME SIZE SPACING QYT WTR USE
Figure 5.2 Planting Plan

82 Chapter 5: Open Space Serramonte Del Rey Precise Plan Table 5.1 - Recommended Tree Species for Public Streets and Open Spaces within the Precise Plan Forested Hillsides (Tree Succession Species) Streets & Parks Species Common Name Species Common Name
Aesculus californica California Buckeye Acer buergeranum Trident Maple Acer macrophyllum Big Leaf Maple Acer x freemanii ‘Autumn Blaze’ Autumn Blaze Maple Arbutus menziesii Pacific Madrone Acer Macrophyllum Big Leaf Maple Calocedrus decurrens Incense Cedar Arbutus ‘Marina’ Strawberry Tree Ceanothus ‘Ray Hartman’ Wild Lilac Cercis ‘Forest Pansy’ Forest Pansy Rebud Hesperocyparis macrocarpa Monterey Cypress Cercis occidentalis Western Redbud Fremontodendron californicum Fremontia Cupressus macrocarpa Monterey Cypress Ginkgo ‘Princeton Sentry Maidenhair Tree
Hymenosporum flavum Sweetshade
Koelreuteria paniculata ‘Fastigiata’ Goldenrain Tree
Lagunaria pattersonii Primrose Tree
Lophostemon confertus Brisbane Box
Lyonothamnus floribundus Catalina Ironwood
Melaleuca quinquenervia Cajeput Tree
Olea europea ‘Swan Hill’ Fruitless Olive
Pistacia chinensis Chinese Pistache
Quercus agrifolia Coast Live Oak
Quercus suber Cork Oak
Sequoia sempervirens Coast Redwood
Tristaniopsis laurina ‘Elegant’ Water Gum

Serramonte Del Rey Precise Plan Chapter 6: Utilities 83 Plan Area utility infrastructure is for stormwater, sanitary sewage and water supply and distribution. Dry utilities systems are for power, natural gas, and communications.

A. STORMWATER
Existing and planned stormwater system flows are for
the 18.4-acre Plan Area not including Parcel A. Refer to Appendix C for Precise Plan storm water plans.

Existing Conditions
The site is bound by Serramonte Boulevard to the north, Callan Boulevard to the east, Campus Drive to the south and residential buildings to the west. Post school closure uses on the campus include a bus yard, district offices, churches, child day care facilities, a Comcast building, and the recently completed Faculty and Staff housing.

Faculty and Staff Housing (including the apartments, car barn, and surface parking lot located west of the apartments) and the Comcast building will remain operational throughout and after construction of the Precise Plan. The Faculty and Staff Housing was approved separately and
storm water improvements for the building, surface parking lot and area immediately adjacent to the building will not be modified as part of this Precise Plan. The driveway

6. Utilities

84 Chapter 6: Utilities Serramonte Del Rey Precise Plan just to the south of the Faculty and Staff Housing will be replaced and is included in the plan.

Existing ground coverage consists of approximately
410,035 sq. ft. impervious and 236,194 sq. ft. pervious surfaces (63.5% impervious). Site elevations vary from approximately elevation 495 feet to the west and 480 at the main parking lot near the entrance to the site. Stormwater onsite is collected in area drains or inlets and conveyed in below grade pipes to two storm drain outfalls located around the perimeter of the project. The first outfall is located in the existing parking lot near the main vehicular entrance at Serramonte Boulevard. The outfall discharges to an existing 24” storm drain main in Serramonte Boulevard that flows to the east. The second outfall is located near the southeast corner of the plan area and discharges to an existing 27” storm drain main in Callan Boulevard.

Planned System
The Plan Area’s stormwater drainage system generally
maintains existing drainage patterns and replaces the
existing drainage system on site. The system is designed to not increase the peak flow rate of stormwater leaving the site to the City’s storm drainage system during the design rainfall event to a level greater than existing, pre-construction conditions.

The proposed changes in the Plan Area consist of open
space, parks, landscape areas, concrete paths, private
roadways, asphalt drives, asphalt parking lots, and multistory residential buildings.

The proposed drainage system will consist of area drains, drop inlets, manholes, stormwater treatment areas with
overflow structures, and below grade pipes. The drainage system will convey runoff to the existing outfalls located near the main vehicular entrance and the southwest
corner of the site.

The proposed ground coverage consists of approximately
516,185 sq. ft. impervious and 130,044 sq. ft. pervious surfaces (79.9% impervious). The Plan Area will increase the amount of impervious surface from the existing
condition and will require retention to control the peak flow and volume leaving the site. Overall, the proposed condition will increase the site’s impervious footprint by approximately 106,150 sq. ft. and will therefore require stormwater retention.

The Plan Area proposes to satisfy the retention requirement with a Master Plan approach that will allow one parcel to overcompensate and accrue credits that can
be applied to other parcels that will have more difficulty meeting the requirement.

Serramonte Del Rey Precise Plan Chapter 6: Utilities 85 Although the sequence of the development is flexible,
at no time in the development process will the Plan Area increase the peak rate of stormwater runoff leaving the site at any phase of the project to a level greater than pre-construction conditions.

For each phase of development, pre- and post-construction areas of impervious surfaces will be calculated within the phase limits to determine if there will be an increase in the peak runoff rate. If there is a calculated increase in peak runoff rate, a temporary stormwater detention
system such as a detention basin or below-grade
detention pipe would be located within the footprint of undeveloped parcels, to be replaced with the project’s
on-site, below grade stormwater detention system at
Overlook Park. The Overlook Park system is designed
to satisfy detaining peak flows for new development in
excess of existing conditions.

Stormwater Requirements
The Plan Area will not increase the flow or volume leaving the site for the design storm. If a development project proposes to increase the impervious area of a development parcel, stormwater retention will be required to retain the increased flow and volume. Each phase of
development will conform to stormwater treatment
requirements. Stormwater treatment requirements for the buildings will be met on each individual lot. Stormwater treatment requirements for the streets will be met with best management practices (BMPs) located in the private roadways or in temporary stormwater treatment facilities located within the footprint of undeveloped parcels, to be replaced with on-street BMP as streets are built out in the Precise Plan area.

86 Chapter 6: Utilities Serramonte Del Rey Precise Plan B. SANITARY SEWER
Existing Condition
The existing City sewer system in the vicinity of the Plan Area consists of a 10-inch sewer main in Serramonte Boulevard, 8-inch and 10-inch sewer mains that run through the Plan Area, an 8-inch sewer main in Campus Drive
south of the school site, and a 6-inch sewer main in Callan Boulevard. A portion of the existing sewer system that
runs through the District’s property connects the 8-inch main in Campus Drive to the 10-inch main in Serramonte
Boulevard. Sewer generated by Faculty and Staff housing and the existing school site discharge into the main that runs through the Plan Area, which ultimately connects to the 10-inch main in Serramonte Boulevard. Elevations and sizes of the existing system are from field and record data.

Rim and invert elevations are obtained from field data
with elevations based on North American Vertical Datum
(NAVD 88).

Planned System
The Precise Plan will construct a public sewer system in the private street (to be located in an easement) and an on-site (within each development parcel) sewer system
to connect the buildings to the public sewer system. The planned sewer system will consist of manholes and pipes.

The onsite sewer system consists of pipes, cleanouts,
and manholes. The Plan Area will connect to the 10-inch sanitary sewer main in Serramonte Blvd at Entry Drive and the new sewer connection on Callan Boulevard. Refer to
Appendix C for Precise Plan sewer system plans.

Sewage Generation Calculations
The City of Daly City establishes sewage demand numbers for different types of building uses based on the demands provided in the City’s 2009 Master Sewer Study. The Plan area will replace the existing buildings, including an
existing school building and modular units. The sewage
generation flows from the buildings to be removed will
be applied as a credit to the project. This information will be used by the City to determine the impacts the
proposed project will have on the City’s sewer system
and determine if the existing sewer system has sufficient capacity to serve the project. Despite the credit, the City is anticipated to experience an increase of sewer flows of 173,468 gpd. A detailed sewer study is included in the entitlement documents.

Serramonte Del Rey Precise Plan Chapter 6: Utilities 87 C. WATER SUPPLY
Existing Condition
The existing City water system in the vicinity of the project consists of a 6-inch AC water main in Serramonte Boulevard and a 10-inch water main in Entry Drive constructed with the high school project. The existing domestic water system for the school campus is fed by a 3-inch service near the main entrance off Serramonte Boulevard while
the existing fire service for the site is served from an 8-inch line from Callan Boulevard. The existing Faculty & Staff Housing project is served from the existing 10-inch main.

Planned System
The Precise Plan will construct a new public water main within a public easement within the new streets and
provide new domestic water, fire water, and irrigation
water services to the proposed buildings. Planned services are to be fed from a portion of the existing 10-inch main constructed as part of the Faculty and Staff Housing and a new 10-inch water main constructed with the new private streets. The on-site (within each development parcel)
domestic water system will consist of service lines from the public main to each building. Refer to Appendix C for Precise Plan water system plans.

D. DRY UTILITIES
Dry utility infrastructure modifications and additions will be required and will be built in phases to accommodate
the development. Utility providers serving the Plan Area include PG&E, Comcast, and AT&T. PG&E recently installed infrastructure to serve Parcel A and maintains service to the existing Comcast Building and high school building.

Data/Telecom services were also extended to serve the
Faculty & Staff Housing project. A joint trench will be provided in the private streets to extend the utility providers’ infrastructure throughout the development to serve the development parcels. Dry utilities will be coordinated with the appropriate utility provider to establish new
service routes to support the Plan Area. Refer to Appendix C for Precise Plan dry utility plans.

88 Chapter 6: Utilities Serramonte Del Rey Precise Plan This page intentionally left blank.

Serramonte Del Rey Precise Plan Chapter 7: Implementation 89 A. MAINTENANCE
Public and private improvements in the Plan Area shall
abide by the maintenance requirements of this section.

Subject to the provisions of any applicable State law, the following shall apply:

A.1.1 Master Association. Prior to the issuance of any
building permit to construct any market-rate residential unit in the project, the Jefferson Union High School District (District) shall form and perpetually maintain a Master Association for the Serramonte Del Rey Neighborhood
(“Master Association”). The Master Association shall be self-governing and govern common areas for the term of
the Precise Plan uses are in operation. The purpose of the Master Association, among other responsibilities, shall be to maintain all common areas within the Precise Plan area in a neat, safe and healthful condition, including the ongoing removal of litter throughout and including streets, parks, and other areas not maintained by individual parcel developers that are not dedicated or otherwise conveyed to a public agency. Until the Master Association is formed, the District is responsible for the foregoing.

A.1.2 Maintenance Plan. A maintenance plan for
roadway, parks, and private utilities shall be submitted by the applicant and approved by the City prior to the
issuance of any building permit to implement the project.

A litter control maintenance plan shall be submitted
that includes provision for on-going letter and garbage control. The maintenance plan shall be incorporated into the CC&R’s in connection with the creation of the Master

7. Implementation

90 Chapter 7: Implementation Serramonte Del Rey Precise Plan Association at the discretion of the District and recorded at such time.

Minimum Requirements for Trash and Litter Disposal shall be as follows:
● All trash shall be confined in approved receptacles and enclosures. Any building permit application submitted
to the City for review shall be accompanied by a letter from the trash hauler indicating that the proposed
trash receptacles provided in the building for which the permit is sought to meet the hauler’s requirements for
quantity, size, and accessibility.
● All unenclosed materials, equipment and/or supplies
of any kind shall be maintained within approved
enclosure areas. Any stacked or stored items shall not
exceed the height of the enclosure.
● All trash and storage enclosures shall be properly
maintained in accordance with approved plans.
● All waste materials generated by the development,
such as cardboard boxes, skids, garbage, litter, etc.,
must be stored in the enclosure for disposal.
● No waste material shall be visible at any time.
● All enclosures shall be designed to conceal the
contents.
● All enclosures should be kept clean and free of odor.

A.1.3 Maintenance and Repair - Master Association.

The Master Association shall develop a maintenance plan (including a street sweeping, street surface repair and replacement, and garbage disposal plan approved by the
Planning Division and the Department of Public Works) for the upkeep of common areas, private streets, and private infrastructure. The Master Association will be responsible for the maintenance, litter removal and repairs of privately owned, but publicly accessible1 common areas that are
not part of individual parcel development, including
privately owned streets, sidewalks, bicycle lanes, parks, open spaces, trails and paths, utilities and improvements in streets including temporary and permanent storm
water infrastructure, stormwater retention system and
stormwater treatment areas located in park, open space, private streets and accessways, street lighting, landscaping, planter strips, street furniture and the fixtures, furniture and equipment located in the parks. The Master Association is responsible for maintenance of storm water infrastructure in private utility easements on development parcels.
1 References to publicly accessible spaces and infrastructure, as used below, shall refer to spaces and infrastructure that is privately owned, but publicly accessible, to be distinguished from spaces and infrastructure that are dedicated or otherwise conveyed to a public agency, including without limitation the City.

Serramonte Del Rey Precise Plan Chapter 7: Implementation 91 A.1.4 Maintenance and Repair - Parcel Specific
Responsibilities. Parcel Developers or, if the property interests of such Developers are conveyed, their successors in interest, are responsible for the maintenance, replacement, repairs and litter removal for on-site improvements on their respective parcels, including exterior equipment, fixtures, walls, roofs, windows, doors and other architectural, landscaping and publicly accessible common areas on private parcels in a clean, sanitary and attractive condition. The Developer of a parcel shall be responsible for the maintenance, replacement, repairs, and cleaning of improvements on the development parcel, including
private storm water improvements and stormwater treatment areas serving the parcel. This excludes stormwater infrastructure in private utility easements and stormwater retention facilities serving other parcels and the plan area.

A.1.5 Maintenance and Repair – Facilities Owned
by City. The City of Daly City is responsible for the
maintenance and repair of water mains and sewer mains
owned by the City located in water easements and sewer
easements granted to the City.

A.1.6 Maintenance and Repair – Utility Providers. In
any joint trench, public utility easements, maintenance, and repair responsibility for improvements within such
easements is by the specific utility owner that owns or is otherwise legally responsible for such improvements (i.e. PG&E, Comcast, AT&T, others).

A.1.7 Budget. The Master Association shall prepare an annual budget to fund the costs incurred in maintaining the publicly accessible common facilities. The Master Association shall undertake an inventory of publicly accessible common area improvements requiring maintenance, litter removal and repairs, such that each phase of development is adequately budgeted for maintenance and operations of improvements. Landscape maintenance budget shall include consideration of level of maintenance and operation expenses commensurate to the anticipated level of use of park and recreational facilities. The Master Association may employ or contract out to perform maintenance, litter removal and repairs.

B. PHASING
B.1 Timing. The sequence and timeline of development will ultimately depend on market conditions. The pace of development will fluctuate with the regional economy, capital expectations and availability, costs for development and the conditions of the Daly City housing market.

B.2 Public Improvements. For each phase of development
there are corresponding street, park, open space improvements and utilities necessary to support development of individual parcels per Table 7.1 and as shown in Figure 7.1.

92 Chapter 7: Implementation Serramonte Del Rey Precise Plan Figure 7.1 Phasing

PARCEL A PARCEL B

PARCEL D

PARCEL C

PARCEL F

PARCEL E
Parcel lines
Easement
Phasing
Figure 7.1
Phase III
St. Fra
n
cis Blvd.

Cal al n
B
vl d.

Access Drive West Access Drive North
Access Drive South
E
ntry
Dr vi e
Serramonte Blvd.

Campus Drive
West Drive
East Drive
North Drive
Phase II
Phase I

PARCEL F
Parcel lines
Easement
Phase III
St. Fra
n
cis
Blvd.

Access D
Parcel lines
Easement
Pha
St. Fra
n
cis
Blvd.

Serramonte Del Rey Precise Plan Chapter 7: Implementation 93 Table 7.1 - Anticipated Phasing of Private Streets and Private and Publicly Accessible Park and Open Space Improvements Required by Development Parcel
Phase Parcels Private Streets and Accessways Private and Publicly Accessible Park and Open Space 1 B
 Entry Drive
 North Drive
 North Access Way
 Entry Drive Plaza
 Overlook Park
 Eastside Recreation Trail within parcel
2 C and C’  East Drive from South Access Way to Campus Drive  South Access Way  Eastside Recreation Trail within parcel D  East Drive from North Access Way to South Access Way  North Access Way  Eastside Recreation Trail within parcel 3 E  West Drive from North Drive to Campus Drive  Central Green  South Point Park
F and F’  West Drive from North Drive to Campus Drive  Westside Walking Trail Notes:

1. The chronology of phasing in Table 7.1 is not intended to be binding, and the number of phases, number of units, and timeline for the project build-out will ultimately depend on market conditions.

The rate of the buildout of housing will fluctuate with the regional economy, capital expectations and availability, costs for development and the conditions of the Daly City housing market. For the purposes of assessing consistency with the Table 7.1 for conformance review, a reviewer shall assess whether development of a listed parcel includes the streets, park, open space, and utilities needed to support the development of the parcel.

2. Off-site public circulation improvements are to be implemented per Exhibit C Public Circulation Improvements in the Development Agreement, which are: sidewalk and retaining wall improvements along Callan Boulevard within each parcel B, C and D; Serramonte Blvd. and Highway 1 intersection and traffic signal improvements; Serramonte Blvd./Entry Drive intersection pavement reconstruction; contribution to City park, bicycle and pedestrian improvements; and off-site intersection improvements.2

3. Tentative Map lots C’ and Lot F’ are zero-square-foot lots contained within Parcel C and Parcel F respectively. These lots may not be developed until the time a lot line adjustment is approved which creates a lot that is at least 10,000 square feet in area, and which complies with the other objective standards of the Precise Plan. The purpose of lot line adjustments to a zero-square foot lot is to streamline ministerial review to facilitate affordable housing financing and/or the buildout of the plan area consistent with the objective development standards of the Precise Plan. Corresponding street, park, open space and utility improvements for Parcel C and F are required with development of Parcels C’ and F’.

4. See the Tentative Map for utility improvements associated with each parcel. On and off parcel utility improvements in the Precise Plan Area shall be sized to support buildout of the Precise Plan, unless identified as interim and to be replaced when future parcels are built out.

5. The extent of street improvements will vary depending on the sequence of parcel development as follows:
a. If Parcel C is developed first, East Drive shall be constructed from Campus Drive to South Access Way. b. If Parcel D is developed first, East Drive shall be constructed from Campus Drive to North Access Way (with a temporary EVA on South Access Way) or alternatively, Entry Drive, North Drive and North Access Way shall be constructed.
c. If Parcel E is built before Parcels C and D, East Drive and North Drive will be constructed including the roundabout and/or West Drive and North Drive will be constructed including the roundabout. d. If Parcel F is built before Parcels C, D and E, then West Drive and the roundabout will be constructed. e. When the first of either Parcel B or Parcel D is developed, North Access Way from their building to the curb across the access way shall be built such that there is a two-way paved travel way. The subsequent parcel B or D is required to complete the sidewalk, landscaping and storm water treatment facilities between their building and the curb on their side of North Access Way. f. If Parcel C is developed before Parcel D, Parcel C p is required to build South Access Way from their building to the curb across the access way, so there is a two-way paved travel way. Parcel D, when developed, is required to complete the sidewalk, landscaping and storm water treatment facilities between their building and the curb on their side of the South Access Way.
g. Serramonte Boulevard and Highway 1 ramp intersection improvements will be constructed with the first market rate development per the Development Agreement.
h. Bike lanes on Campus Drive to Hickey Blvd will be striped concurrent with the roundabout construction.

6. A Storm Drain Memo shall be submitted for conformance review for each phase in accordance with the Master Plan Drainage Memo. At Building Permit submittal: a Hydrology & Hydraulics report based on final design will be provided with the Building Permit submittal in accordance with the Master Plan Drainage Memo.

7. The Head Start facility may be located on other parcels. 2 Improvements in public right of way to be maintained by the City, with the exception of the Parcel B, C and D sidewalk and retaining wall improvements on Callan Blvd, which will be subject to the City’s standard landscape maintenance agreement, mutually acceptable to the City and applicant’s civil engineers, as addressed in the project’s Development Agreement.

94 Chapter 7: Implementation Serramonte Del Rey Precise Plan C. CONFORMANCE REVIEW
C.1.1 Purpose. Conformance Review is the Precise Plan’s ministerial, streamlined process to approve proposed
projects “as-of-right” that demonstrate Plan Consistency with the Precise Plan and Entitlement Documents and
Compliance with the Objective Development Standards
of the Precise Plan, as defined below. Design Review is not required for projects ministerially approved “as-of-right.” C.1.2 Plan Consistency. Plan Consistency is the review
of project submittal documents for conformance to:

1. Precise Plan requirements for the scope and phasing
of park, open space, street, accessway, storm water,
water, wastewater, utility, emergency access, and on
and off-site transportation improvements associated
with each parcel per Precise Plan Figure 7.1 Phasing,
Table 7.1 Development Phasing and Appendix C:

Civil Engineering Exhibits, and

2. Entitlement Document requirements of the Development Agreement, Tentative Map, Conditions of Approval, Inclusionary Housing Agreement and the
Mitigation and Monitoring program.

C.1.3 Compliance with Objective Development
Standards (“Compliance”). Compliance with objective
development standards is the review of project submittal documents for conformance with the Precise Plan’s Objective Development Standards as listed in Section II above.

C.1.4 Variance from Numerical Standards and
Precise Plan. Deviations from the numerical standards
in Section II above may be permitted by up to 20 percent for any parcel, upon approval by the Planning Division.

Deviations from the minimum and maximum densities
prescribed in Table 3.3, the requisite amount of private open space (150 square feet per dwelling unit), and the quantity and general location of common open space
shall not be permitted.

Modification or reconfiguration of the Precise Plan pattern of streets and blocks, shape of open space areas, site
layout, orientation, or location of buildings, architectural or landscape elements may be permitted provided all
other Objective Design Standard can be met. Deviations
from the approved roadway configurations, including
lane provision and width, shall not be permitted unless approved by the Department of Public Works.

Serramonte Del Rey Precise Plan Chapter 7: Implementation 95 C.1.5 Submittal Requirements. Submittal requirements shall include documentation as set forth in the 2023 Daly City Municipal Code Section 17.28.030 C. 2. (a) – (f ), Procedure for Application for Planned Development of the Daly City Zoning Ordinance, and shall include a
completed Conformance Review Check List, as attached
to the Precise Plan as Appendix A, and any additional
information requested by the Planning Manager. Submittal requirements for minor modifications to approved and constructed projects to be per Planning Manager request.

C.1.6 Review Process and Timing.

1. Pre-submittal conference. Upon request of the
Applicant, the Planning Manager shall convene a
pre-submittal conference to review the scope of
the project, submittal requirements, conformance
review process, timeline, and staff availability. It is an opportunity for the Applicant and the design team
to ask technical questions to prepare a submittal. The
Planning Manager, City Engineer, and Development
Coordinating Committee members shall attend upon
request.

2. Submittal. The Applicant shall submit documentation as described under “Submittal Requirements” above.

3. Conformance Review. The Planning Manager,
designated staff or third-party consultants shall
conduct the Conformance Review per the responsibilities described in Table 7.2. The Planning Manager shall coordinate reviewer comments and provide
them to the Applicant no later than 45 business days
after filing a project submittal.3

4. Determination. The Planning Manager shall review
the project submittal and reviewer comments to
determine whether the submittal is plan consistent
and standards compliant and therefore approved
as-of-right.

If the Planning Manager deems a project application
inconsistent with the Precise Plan or Entitlement
Documents, and/or non-compliant with the Objective Development Standards in Section II, prior to a decision to deny approval of the proposed project,
the Planning Manager shall provide the Applicant
with written documentation as to what elements of
the submittal are not in conformance.4
3 Notwithstanding anything in this chapter, to the extent the Permit Streamlining Act or other State Law applies for shorter deadlines, the regulations in such laws shall govern.
4 This process is separate and independent from the Planning Manager’s coordination and provision of any reviewer comments on the Applicant’s initial project submittal, as required under the “Review Process and Timing” section of this Chapter.

96 Chapter 7: Implementation Serramonte Del Rey Precise Plan The Applicant can revise the submittal and resubmit.

The Planning Manager, upon receipt of the resubmittal, shall make their determination. Total City Review Time from submittal to determination shall
not exceed 90 business days.5
If the City fails to complete Conformance Review per
the above timing requirements, the submittal shall be
deemed to be conforming with the Precise Plan and
Entitlement Documents, planning review shall be
complete, and requested permits shall be issued.

5. Notification of Determination. The Planning
Manager shall communicate in writing to the Applicant the Planning Manager’s determination.

6. Appeal. A Conformance Review determination may
be appealed within 20 business days to the City
Manager by the Applicant. City Manager shall make
a determination within 20 business days of receipt of
the appeal. The City Manager’s decision on appeal
shall be final and not appealable.
5 For this paragraph, “City Review Time” shall mean the time, measured in business days, taken by the City to review a project submittal and provide comments to the applicant or render a Conformance Review decision.

City Review Time does not include the Applicant’s time from the date of receiving comments to the date of resubmitting a revised project submittal responsive to comments.

Figure 7.2 Conformance Review and Approval Process

PROPOSED PROJECT
Pre-submittal 1 Conference
Documents 2 Submittal
Conformance 3 Review
Plan Consistency
Standards
Compliance
Determination
4 Project Approval
Appeal to City
Manager
Notice of 5 Determination

Serramonte Del Rey Precise Plan Chapter 7: Implementation 97 C.1.7 Review Criteria. The following criteria shall guide the determination of plan consistency and standards
compliance:
● All Figures in the Precise Plan illustrate the general arrangement and relationships among parcels, buildings, streets, accessways, parks and open spaces, and exact
compliance or conformance is not required so long as
other objective criteria are met.
● The final configuration of parcels, buildings, streets, accessways, parks and open spaces are subject to
refinement, and exact compliance or conformance is
not required so long as other objective criteria are met. ● Consistency and conformance with the Precise Plan
shall be construed rationally and shall accommodate
unforeseen solutions or innovation that can occur
over the extended build-out of the Precise Plan. Notwithstanding the above, no deviations are permitted to minimum residential densities and minimum open
space area requirements.

C.1.8 Standards Interpretation. The nature of the
Objective Standards is such that consistency determinations are ministerial, without the exercise of discretion.

Accordingly, it is not anticipated there will be cause
for interpretation of these standards by the City. In the unforeseen event that interpretation is required, the
Planning Manager shall make any interpretation of the
Precise Plan’s development standards required to evaluate the proposed project and shall inform the reviewer of any interpretations as needed. The Planning Manager shall
include any interpretations as part of its written determination of consistency with the objective development standards of the Precise Plan.

C.1.9 Staffing. The Planning Manager shall check staff
availability prior to the pre-submittal conference to
meet the conformance review timeline. If staffing is not available, the City can designate a third-party consultant to be paid for by the Applicant. Consultants shall have professional planning experience on similar projects. The Applicant shall pay all reasonable staff coordination and third-party consultant costs.

C.1.10 Staff or Consultant Review Responsibilities.

Staff or consultant review responsibilities are per Table 7.2, Reviewer Responsibilities.
● The Planning Manager shall provide oversight and
make all Conformance Review determinations.
● Staff of consultant shall compare the project submittal, Conformance Check List, and applicable plan elements,
standards and requirements of the Precise Plan and the
Entitlement Documents.

98 Chapter 7: Implementation Serramonte Del Rey Precise Plan Responsibility Reviewer
Plan
Consistency
Standards
Compliance Planning Manager City Engineer
Development
Coordinating Committee6
Housing And Community
Development Manager
Phasing X X
Parks X
Streets X X
Utilities, Off-Site Transportation
Improvements X X X
Development Agreement X X X
Final Map X X

MMRP X X X
Inclusionary Housing
Agreement X X
Tentative Map and
Conditions of Approval X X
Land Use and Urban Design X
New Buildings X
Parks X
Streetscapes X
Table 7.2 - Reviewer Responsibilities
6 Development Coordinating Committee includes Planning Division, Building Division, Engineering Division, Department of Water and Wastewater Resources, North County Fire Authority and other committee members as deemed appropriate by the Planning Manager.

Serramonte Del Rey Precise Plan Chapter 7: Implementation 99 ● Reviewers are to provide written comments on plan
consistency to the Planning Manager. In the case
where the reviewer concludes inconsistency with plan
elements, or non-compliance to objective development standards, the reviewer shall identify specific objective standards to be addressed to achieve a
consistency.
● If requested by the Applicant, the Planning Manager
and any reviewers shall meet with the Applicant to
discuss steps to resolve any comments.

The Planning Manager shall consider the recommendations of the reviewers, and shall make the final determination for approval, approval with conditions, or denial of the submittal based on objective criteria as set forth herein.

D. PLAN AMENDMENTS
Amending the Precise Plan shall follow the requirements of the Daly City Municipal Code section 17.28.020 (I) as of the date of approval of the Precise Plan. This Municipal Code section is included as a part of Supporting Documents provided with this Precise Plan.

E. SUBDIVISIONS
The subdivision of parcels shall conform to the requirements of the Precise Plan and the Daly City Municipal Code Title 16 Subdivisions.

F. INCLUSIONARY HOUSING
The following requirements are subject to the terms and exceptions provided in the affordable housing agreement:

F.1 Units Required. Construction of inclusionary units
is required within the Planned Development Zone PD-31
area pursuant to an Affordable Housing Plan.

100 Chapter 7: Implementation Serramonte Del Rey Precise Plan F.2 Timing. This Precise Plan authorizes flexibility in timing of construction and geographic distribution of
inclusionary units throughout the PD-31 area to allow for a greater number of inclusionary units and deeper level of affordability than the minimum levels required by the City Ordinance.

F.3 Percentage of Total Residential Units. The Precise
Plan requires, for Parcels B-F, not less than 20 percent of the total number of total residential units completed
at final build-out to be affordable housing, consisting of 13.5% low-income units at no greater than 60% AMI
and 6.5% moderate income units at no greater than
120% AMI. One market rate residential building can be
constructed prior to construction of affordable units. 150 low-income affordable units are planned to be located on Parcel C. The subsequent phases after the first market rate building and the first residential structure built on Parcel C have been constructed can be phased and include unit
counts proposed by the developer in any way such that
the overall percentage of affordable units does not drop below 20% of all constructed residential units at Parcels B-F at any time consisting of 13.5% low-income units and

6.5% moderate income units.

G. CALIFORNIA ENVIRONMENTAL

QUALITY ACT
All proposals for development shall be subject to the
mitigation measures specified in the Environmental
Impact Report (EIR) certified by the City Council as part of this Precise Plan.

H. ENTITLEMENT DOCUMENTS
The term “Entitlement Documents” shall refer to all the below except the Precise Plan.
● General Plan Amendment. By Resolution No. [], City
Council approved text and map amendments to the
General Plan to enable high density residential and
mixed-use residential development.
● Precise Plan. By Resolution No. [], City Council approved the Serramonte Del Rey Precise Plan, which modified land use designations and created a new
street and open space network.
● Development Agreement. The District and the City
of Daly City entered into a Development Agreement to
secure vested development rights and terms.

Serramonte Del Rey Precise Plan Chapter 7: Implementation 101 ● Affordable Housing Agreement. The District and the City of Daly City entered into an Affordable Housing
Agreement to secure rights and terms for the Project’s
Affordable Housing Plan.
● Tentative Map and Conditions of Approval. The
City Council approved a Tentative Map indicating
the subdivision of the District lands into parcels with infrastructure and open space improvements, including
Conditions of Approval.
● Mitigation Monitoring and Reporting Program.

The City of Daly City, as the lead agency under the
California Environmental Quality Act (CEQA) prepared
the project’s Environmental Impact Report (EIR) to
disclose to the City, public and other agencies the
environmental impacts of the project. By Resolution
No. [] the City certified the EIR for the project, adopted findings, statement of overriding considerations [if
needed] and a Mitigation Monitoring and Reporting
Program (MMRP). The Precise Plan is consistent with
and will implement the MMRP as approved by the City
Council.

102 Chapter 7: Implementation Serramonte Del Rey Precise Plan This page intentionally left blank.

Serramonte Del Rey Precise Plan Appendix A 103
Appendix A:

Conformance Review Checklist

104 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Land Use and
Urban Design
A 2 See Table 3.1  Permitted Uses
Land Use and
Urban Design
A 3 See Table 3.2 Uses Permitted with a Use Permit
Land Use and
Urban Design
A 4 See Table 3.3 Prohibited Uses
Land Use and
Urban Design
A 5 See Table 3.4 Permitted Density By Parcel
Land Use and
Urban Design
A 5 See Table 3.5 Anticipated Development
Height A 6 See Figure 3.3 Building Heights
Height A 6.1 Ornamental architectural features, such as turrets, parapets, corner towers, or other accentuating features.

Height A 6.2 Mechanical and roof‐mounted elevator core equipment up to a maximum of 18 feet above maximum height,
provided their combined coverage does not exceed 30%
of building roof area. Equipment less than four feet
above maximum height is exempt from the coverage
calculation.

Height A 6.3 Architectural and landscape screening designed to conceal mechanical and roof mounted equipment.

Height A 6.4 Sustainability elements, such as photovoltaic cells, small‐ scale wind turbines suitable for residential
development, storm water catchment / treatment
equipment, solar water heating equipment.

Serramonte Del Rey Precise Plan Appendix A 105
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Height A 6.5 Enclosed amenity spaces to a height of 12 feet where roof is designed as an accessible outdoor common area
if coverage of enclosed amenity space is no more than
30 percent of building roof area.

Building Frontage/
Build‐to‐line
A 7.1 The building frontage on all parcels shall comply with the percentage of building that is required to be aligned along the build‐to‐line, as shown in Figure 3.4.

Building Frontage/
Build‐to‐line
A 7.2 The primary wall of a building shall align with the build‐ to line. The primary wall can be located up to 6 feet
from a build‐to‐line. Ground floor building frontages
may be recessed from the build‐to line.

Building Frontage/
Build‐to‐line
A 7.3 Balconies and other projections above 16’ from ground level may encroach across the build‐to line up to 6 feet, provided such projections meet Building and Fire Codes, and do not interfere with underground infrastructure.

Building Frontage/
Build‐to‐line
A 7.4 Building entry canopies, arcades, and galleries with a height no greater than 16 feet may encroach up to 15
feet across the build‐to‐line.

Building Frontage/
Build‐to‐line
A 7.5 Stairs to podium level courtyards overlooking parks, stoops, and appropriate fencing can encroach up to 10’
on the park side of a build‐to line.

Ground Floor Use A 8 Figure 3.5 Ground Floor Use identifies the location, type and orientation of ground floor uses by parcel for the
Plan Area.

Ground Floor Use A 8.1 Mixed Use. This requires retail, café, and restaurant uses with outdoor dining, building entries, residential lobbies, commercial or community uses that attract
pedestrian activity with physical and visual access to
and from the adjacent sidewalk.

106 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Ground Floor Use A 8.2 Active Residential Use. Ground floors shall have one or more of the following: commercial or community uses;
main building entry, residential lobby, residential
amenity spaces, and individual ground floor residential unit entrances. Ground floor residential unit entrances shall be accessible units at grade or elevated ground
floor units with transitional space such as a stoop or
porch not greater than five feet in height above grade.

Ground Floor Use A 8.3 Residential Use. This requires ground floor residential use, such as residential units without individual unit
entries accessible from the street (which can have a
back porch, garden, or patio), or other residential use, and excludes parking, loading and services areas.

Ground Floor Use A 8.4 Parking, Loading and Service Use. The location for parking, loading and service uses fronting streets, yards and accessways which are not permitted elsewhere.

Ground Flor Use A 8.5 Required Street Frontage. Where Mixed‐Use, Active Residential Use, and Residential Use frontages are
required:
‐ No more than one 24’ wide vehicle access driveway or
two 12’ wide vehicle access driveways are permitted.

Loading docks are not permitted at active ground floor
use frontages.
‐ Blank walls or walls opening to structured parking
areas at the ground floor are limited to 30’ maximum.

Serramonte Del Rey Precise Plan Appendix A 107
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Setbacks A 9 The perimeter of the Plan Area shall have minimum setback dimensions that comply with Table 3.7.

Architectural
Character
B 1.1 Buildings shall be of high quality, contemporary
architectural design. Contemporary architectural design is 21st century design: it reflects current trends in
architecture. Contemporary architectural design does
not adhere to a particular style of set of standards;
rather, it seeks to distinguish itself from the past by incorporating the latest innovations in building
technology and design.

Architectural
Character
B 1.2 Buildings shall not directly reference historic
architectural styles or use materials associated with
specific periods or styles.

Architectural
Character
B 1.3 Building shall not use terracotta tile roofing, mansard roofs, asphalt roof tiles or shingles.

Architectural
Character
B 1.4 Ribbon windows and flat building facades shall not be permitted.

Architectural
Character
B 1.5 Auto‐oriented ground floor building design, such as continuous, open to the street, at grade covered
parking spaces and extended curb cuts, shall not be
permitted.

Proportion B 1.6 The size of the pedestrian, podium and tower levels shall be in proportion to one another.

Proportion B 1.7 Visual discord due to the mixing of too many differently shaped and sized building elements, forms, colors, or
textures, shall not be permitted.

Proportion B 1.8 Random, oversized building elements shall not be permitted.

Pedestrian level
massing
B 2.1 To create a pedestrian level setback for active uses with occupied floor above, pedestrian level façade setbacks
from the build‐to‐line shall not exceed 10 feet.

108 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Pedestrian level
massing
B 2.2 Where Active Uses or Required Building Entry, Lobby or Residential Amenity Space uses are required, the
minimum floor‐to‐floor height for the ground floor shall be no less than 14 feet where there is amenity space.

Podium level
massing
B 2.3 Podium level building massing shapes the spatial
definition of the public realm. Building street walls up to 90 feet are considered the podium level.

Podium level
massing
B 2.4 The first one to three levels of all buildings shall be differentiated from the upper floors to provide a visual support for the floors above. They shall have high
quality materials appropriate for a pedestrian
environment.

Podium level
massing
B 2.5 Stepbacks are required as shown on Figure 3.3, Building Heights. Where required, stepbacks shall be no higher
than 65 feet above grade with the building set back no
less than six feet from the street wall.

Tower level
massing
B 2.6 The tower, or skyline level consists of all building levels above 90 feet from grade. The skyline level contributes to the visual identity of the Plan Area.

Tower level
massing
B 2.7 Tower massing shall extend to ground level to visually anchor the tower to the ground.

Tower level
massing
B 2.8 Towers extending to ground shall be set back 10 feet minimum from the build‐to line.

Tower level
massing
B 2.9 Towers shall be oriented in an east‐west direction to minimize impacts to views from residences along Saint
Francis Boulevard.

Tower level
massing
B 2.1 Each tower shall not exceed a massing envelope of 240 feet long by 150 feet wide, as shown in figure 3.6.

Serramonte Del Rey Precise Plan Appendix A 109
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Tower level
massing
B 2.11 A minimum separation of 60 feet shall be provided between any two towers or portions of skyline level
building massing.

Tower level
massing
B 2.12 Towers are not permitted adjacent to the central open space.

Façade modulation B 3.1 Long continuous facades that extend the length of a parcel or city block shall not be permitted. Buildings
over 100 feet in width shall provide vertical breaks in building massing in the form of projections and recesses to reduce the overall scale of the building.

Façade modulation B 3.2 Occupiable projections, such as balconies or bay windows, are permitted to project up to six feet from
building face above streets and open spaces above the
pedestrian level, in accordance with the City’s Building and Fire Codes. The recess or projection shall be a
minimum of 3 feet in depth.

Façade modulation B 3.3 The façade shall be divided into segments of 30 to 60 feet in width, as shown in figure 3.7, using one or more of the design approaches below:
‐Ver�cal shi�s
‐Balconies or bay windows
‐Corner expression
‐Volumetric recesses (including balconies)
‐Volumetric projec�ons
‐Change of Material: to achieve modula�on by a
change of material, the material change must occur for
at least 20% of the façade and must change in plane at
least 18 inches in depth from the facade.

110 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Fenestration B 3.4 Building fenestration shall incorporate recessed and/or projecting window bays, balconies, canopies, and
architectural elements, contrasting surfaces, and/or a
rhythm to the building’s light and shadow.

Fenestration B 3.5 Avoid featureless expanses of fenestration that eliminate a sense of human scale.

Blank facades B 3.6 Ground floor blank facades at building walls facing public spaces or streets greater than 50 feet shall not be permitted.

Blank facades B 3.7 At the ground floor, blank facades longer than 50 feet shall provide landscaping, public art, or architectural relief with design interest to the satisfaction of the
Planning Division.

Ground floor
design
B 3.8 Transparent windows, storefronts, show windows,
building entries, dwelling entries, and/or other active uses shall be placed along street and public open space frontages, as required in the Ground Floor Active
Frontage standards.

Ground floor
design
B 3.9 Doors or sliding windows shall be used by ground‐floor restaurants, eating and beverage services to enable
outdoor dining along sidewalks and plazas.

Entries B 4.1 Buildings shall have identifiable main entrances that are directly visible and accessible from public rights‐of‐way.

An entry canopy, recessed building volume, a sculptural volume, change in scale or identifiable architectural
treatments are acceptable features.

Entries B 4.2 In mixed‐use buildings, residential entries are to be differentiated from commercial entries.

Entries B 4.3 Pedestrian seating and bicycle parking shall be located near building entrances.

Serramonte Del Rey Precise Plan Appendix A 111
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Windows B 4.4 Upper story windows shall provide architectural details, such as sills, or lintels, that recess or project from the facade.

Windows B 4.5 Reflective glazing is not permitted.

Windows B 4.6 Non‐reflective coatings, low‐emissivity glass, external shade devices and other elements shall be used.

Materials and
color
B 5.1 Building materials, colors and finishes shall be
coordinated to create a visually harmonious color
palette appropriate for a family‐oriented residential
neighborhood, consistent with contemporary building
design.

Materials and
color
B 5.2 High quality building materials and architectural detailing, with a preference for natural materials at the ground level, shall be used where people directly
experience buildings.

Materials and
color
B 5.3 Changes in color, texture or materials shall be used to differentiate architectural elements and building
massing.

Materials and
color
B 5.4 Monolithic use of color, where an entire building is one color or tone shall not be permitted.

Materials and
color
B 5.5 Garish, or discordant use of color shall not be
permitted.

112 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Parking ratios C 1.1 The following parking ratios are currently anticipated for Parcels B through F:
‐ The parking ra�o for residen�al units is zero  to 1.5 spaces per dwelling unit .
‐ The Applicant may increase parking above the
foregoing ratio if supported by a parking analysis
prepared by a qualified traffic engineer.
‐ By way of example, at Parcel C, if the parking ra�o for the affordable housing is 0.5 parking space per dwelling unit, such is permissible because it falls within the
foregoing range of parking ratios.  Development of
Parcel C may provide parking at a parking ratio up to 1.5 spaces/unit. To the extent parking is provided, the
parking ratio will be included in the documents
submitted to the City for review and approval of Parcel C.

Parking ratios C 1.2 Parking for pick‐up and drop‐off for the Head Start Program at Parcel C may be accommodated by on‐
street parking marked by appropriate signage, with such signage reserving parking spaces for this use during the appropriate hours.

Parking ratios C 1.3 Overflow parking for Parcel A may be accommodated within the Plan Area with surface parking, on‐street
parking, or within future parking podiums or structures on Parcels B through F. To the extent that Applicant
demonstrates that overflow parking is not needed for a
particular development, it will be eliminated as a
requirement in the future.

Parking ratios C 1.4 Residential parking can be accommodated in mechanical puzzle lifts.

Serramonte Del Rey Precise Plan Appendix A 113
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Parking ratios C 1.5 No more than 10% of residential parking can be tandem, and tandem spaces may only be assigned to
users of the same dwelling unit.  Tandem units may be
designed as either front to rear spaces or mechanical
puzzle lift spaces.

Parking ratios C 1.6 Parking Enforcement: Applicant or a delegee will be responsible for enforcement of any parking rules on
JUHSD property. If private parking restrictions for on‐ street parking are put in place, parking spaces available for public use will be designated to access publicly
accessible parkland, trails, and open space during time periods of private parking restrictions.

Parking ratios C 1.7 One bicycle parking stall per unit shall be provided and accessible from street level, unless otherwise mandated by the building code. Bicycle parking, if in excess of one stall per unit, can be located anywhere on site.

Design of Off‐
street parking and
loading
C 2.1 Parking shall be located behind, within, or under buildings, or within separate structures. Surface parking areas are prohibited between any building and Entry
Drive, North Drive, East Drive and West Drive street
frontages.

114 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Design of Off‐
street parking and
loading
C 2.2 Parking stall and drive aisle dimensions for each parcel may comply with either approach 1 or 2 below, or a
combination of both approaches:
‐ The current City standards for off‐street parking
(including the ratio of standard spaces to compact
spaces) at the time of the Applicant’s submittal for
conformance review, and/or
‐ A “Uni‐stall” standard size parking space which is based upon a stall dimension of 8’–6” x 18’–0”, unless
constrained by a wall on one or both sides, in which
case the minimum stall width will be 9’–0” minimum.

The drive aisle shall maintain a minimum of 24’ clear.

Design of Off‐
street parking and
loading
C 2.3 For mixed‐use projects, shared parking is encouraged to allow uses with different peak hours of operation to
utilize off‐street parking facilities of other buildings in the Precise Plan.

Design of Off‐
street parking and
loading
C 2.4 Loading docks and service areas shall be located at the rear of the development or inside parking structures for parcels deeper than 80 feet, separate from parking
areas. For smaller parcels, loading docks and service
areas must be located on the side street, wherever
possible. Loading zones should not disrupt the flow of
traffic within a given project area.

Design of Off‐
street parking and
loading
C 2.5 Loading docks shall be located on Access Drives North, South, and West. If this is not possible, loading docks may be provided on East, North or West Drive, if
enclosed within a building.

Serramonte Del Rey Precise Plan Appendix A 115
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Vehicle and bicycle
access
C 3.1 Location of vehicular parking entrances shall be as follows:
‐ Parcel A shall be accessed from Access Drive West.
‐ Parcel B shall be accessed from Entry Drive or Access Drive North; or any combination of these.
‐ Parcel C shall be accessed from Access Drive South.
‐ Parcel D shall be accessed from Access Drive North,
Access Drive South; or both.
‐ Parcel E shall be accessed from East Drive or West
Drive; or both.
‐ Parcel F shall be accessed from West Drive or Access
Drive West; or both.

Vehicle and bicycle
access
C 3.2 Vehicular entries shall be located a minimum of 100 feet from intersections and crosswalks except for driveways
located along access ways.

Vehicle and bicycle
access
C 3.3 Bicycle access shall be from street level, and not required through garage entrances. Bicycle storage for
each building shall be accessible from ground level, as close to the driveway entry as practicable, and clearly signed. Bicycles in excess of one per unit can be stored anywhere on site.

Vehicle access
design
C 4.1 Two‐way vehicular entrances designed as a single
driveway shall have a maximum width of 24’.

Vehicle access
design
C 4.2 Where a driveway crosses a sidewalk, clearly demarcate the sidewalk across the entire width of the driveway by using colored paving or materials.

Vehicle access
design
C 4.3 On‐street parking may be provided in the form of
parallel parking or angled parking.

Parking structures C 5.1 Above‐ground garages not screened by residential uses shall include façade treatments or screening.

116 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Parking structures C 5.2 Parking garages shall be lined with ground floor active uses or residential entries where indicated per street
frontage requirements, and designed with building
façades that screen structural elements of the garage
where not required by street frontage requirements.

Parking structures C 5.3 The design of entries to parking garages shall not be more prominent on the building façade than the
primary pedestrian entry.

Parking structures C 5.4 Above‐ground parking garages shall be designed with human scale design elements that complement and do
not contrast with buildings and public spaces of the
Precise Plan.

Parking structures C 5.5 Parcels B, C, D, E, and F may contain above‐ground parking garages.

Parking structures C 5.6 Parking structure lighting shall be designed to avoid direct glare towards adjacent residential buildings.

Bicycle facilities C 6.1 Bicycle parking should be in close proximity to building entrances and bicycle routes for user convenience.

Bicycle facilities C 6.2 Bicycle parking shall accommodate a range of bicycle types, including standard bicycles, E‐bikes, tandem
bicycles, and trailers.

Bicycle facilities C 6.3 On‐street bicycle parking shall be separated from automobile parking by use of a landscaped buffer or
curb.

Bicycle facilities C 6.4 Off‐street bicycle parking shall be in secure locations in each building in the Precise Plan area.

Common open
space
D 2.1 Buildings shall provide spatial enclosure for common open spacesto create privacy, limit views from streets, and wind protection.

Common open
space
D 2.2 Common open space shall be visible and accessible to and from building amenity areas.

Serramonte Del Rey Precise Plan Appendix A 117
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Private open space D 3.1 Private open spaces shall be directly accessible from the unit and large enough to permit outdoor activities with a minimum of five feet width and depth.

Private open space D 3.2 Private open space shall be constructed with high quality durable materials.

Private open space D 3.3 Fencing or screening between ground floor private open spaces shall permit visibility in and out of the open
space for the top 18 inches.

Hillside woodlands E 1.1 A tree succession operations plan for aging mature trees prepared by a qualified arborist will guide the
replacement of existing trees over time due to age or
fire vulnerability.

Landscape design E 1.2 Removed trees shall be replaced with a diverse plant ecology governed by the area’s unique
coastal/Mediterranean climate including evergreen and
deciduous species as recommended by an arborist.

Landscape design E 1.3 The project’s wooded hillside perimeter to the west and east shall be cleaned of surface and ladder fuels.

Replacement trees shall include evergreen and
deciduous species as described in the Project Tree List.

Planting E 2.1 Plant material shall be comprised of at least 75% drought tolerant plant species. Planting plans shall
comply with Daly City’s Water Conservation in
Landscaping regulations and the Water Use
Classification of Landscape Species (WUCOLS).

118 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Planting E 2.2 Where turf grass is used, low water use hybrids and/ or no mow varieties shall be used. A variety of shrubs and ground covers should be used to create layering around
building foundations, keeping shrubs at or below
windowsills. Plant selections should be such that
sightlines remain open and clear, and places of
concealment are not fostered. Plants should be used to
screen above‐ground utilities. Along streets and
sidewalks, plants shall be used in planters within the
right of way to create spatial separation between
sidewalk and vehicular traffic.

Planting E 2.3 Pollinator plants that attract native birds and insects should be used strategically in locations well‐suited to attract and sustain native populations. Use of fruiting plant material should occur away from hardscape areas
to prevent staining of pavements and to minimize
maintenance.

Planters E 3.1 Landscape planters within any private street shall be a minimum of four feet wide.

Planters E 3.2 Tree wells shall be 4’x 4’ minimum. Tree grates shall be cast iron with a baked oil finish in plaza areas and be an ADA accessible design consistent with the
neighborhood.

Planters E 3.3 Where landscape planting is provided under trees, planters shall be 4’ W x 6’ L minimum.

Planters E 3.4 Planted medians shall provide at least a five feet wide planting area in addition to a minimum 12 inches wide
maintenance band at the back of curb consisting of
concrete, pavers, or fixed cobbles.

Serramonte Del Rey Precise Plan Appendix A 119
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Site irrigation E 4.1 Site Irrigation systems shall comply with all local and state requirements as of time of project approval, and
shall meet the City’s water efficiency regulations.

Site irrigation E 4.2 All irrigation equipment shall be controlled with weather‐based controllers located in easily accessible, locked stainless steel pedestal boxes. The equipment
shall include flow sensors and automatic shut off valve capability with a wi‐fi based alarm system to alert
maintenance controller team(s).

Site irrigation E 4.3 Irrigation systems shall provide quick couplers or hose bibbs in lockable wall boxes in all common use areas.

Soils and drainage E 5.1 On‐grade planting areas shall be comprised of amended topsoil import or amended native soil as required,
based on a soil analysis report and soil laboratory
recommendations. Excavation, clearing and grubbing, or
soil preparation shall occur within established tree
protection zones as per the advice of a landscape
architect or arborist.

Soils and drainage E 5.2 Planting areas shall by dressed with a 3‐inch layer of mulch.

Soils and drainage E 5.3 Cast iron or similar drain grates shall be used in turf and pedestrian circulation areas. Landscape planters shall be drained with cast iron, decorative metal, plastic or
similar flat or atrium‐style grates and factory‐fabricated bodies.

Site furnishings E 6.1 Site furnishings shall be comprised of materials designed to withstand outdoor conditions.

120 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Site furnishings E 6.2 Short term bicycle parking shall be dispersed throughout the Plan Area, as required to meet project
requirements, city standards, and bicycle parking
standards. Bicycle racks shall be galvanized, vinyl
covered, or stainless steel, and meet all City
requirements. In ground‐ or surface‐mounted
attachment is acceptable.

Site furnishings E 6.3 Seating shall be provided at retail, parks, open spaces, adjacent to the trails, and in front of primary building lobbies. Benches shall be made of metal and/or wood.

Where wood is used, it should be thermally modified, or a suitable hardwood built to withstand weather and
heavy public usage.

Site furnishings E 6.4 Café tables with chairs shall be movable with a variety of sizes for public use in gathering spaces and shall be constructed of materials suitable for outdoor public
usage.

Site furnishings E 6.5 At least one drinking fountain shall be provided at each of the following: Overlook Park, Central Green, and the Recreation Trail. Dog bowl and water bottle filling
attachments are recommended but not required.

Site furnishings E 6.6 Within Overlook Park, Applicant shall provide play equipment for children ages two through twelve. All
play areas will be designated for children between the
ages of two to five and for ages five to twelve years old.

Any community garden shall provide raised beds and a
regular water service connection with water spigot at
100‐foot intervals.

Serramonte Del Rey Precise Plan Appendix A 121
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Trees E 7.1 Trees within the street right of way, in plazas, and high‐ visibility open space areas shall be provided in 24‐inch box size or larger and be secured with at least three tree stakes or below‐grade root ball guying systems
appropriate for the windy conditions found in Daly City.

Above‐ground cabling guying shall not be used in public spaces. Trees shall be pruned up to 6 feet to 8 feet clear off the ground or as required by ADA or City guidelines.

Trees E 7.2 Individual developments within the Plan Area shall use trees that are provided in minimum 15‐gallon size or
larger for no greater than 50 percent of the trees
planted. All other trees shall be box‐specimen.

Trees E 7.3 Entries at the north and south shall have unique tree plantings, and the design of these planting shall be
approved by the Planning Division.

Trees E 7.4 Seasonal interest shall be created with deciduous trees providing spring flowers and fall color.

Trees E 7.5 Driveway entries, curb cuts, and curb ramps shall be constructed of concrete and shall match sidewalks to
provide a consistent look and feel for hardscape along
vehicular and pedestrian circulation routes.

Trees E 7.6 Enhanced finishes and/or striping shall be used at the master plan entry, at all driveway entries, and at all
crosswalks.

Trails and paths E 8.1 Trail surfaces shall be asphalt or concrete, provide for adequate clearances along the edges and overhead, and
be suitable for their intended use. Refer to trail sections in Chapter 5 for trail dimensions.

122 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Trails and paths E 8.2 Signage, ornamental landscaping, and trees shall be provided along the trail system to enhance user
experience.

Stormwater
management
E 9.1 Project submittals shall comply with the Precise Plan’s phased, performance‐based approach to stormwater
management, consistent with the San Mateo County
Municipal Regional Stormwater Permit, and Daly City’s
municipal code pertaining to stormwater management.

Projects shall minimize the amount of paved area.

Where feasible, paved areas shall include “green”
stormwater collection and treatment, and employ Low
Impact Development (LID) features that minimize
surface water runoff. LID features may include
bioretention systems, swales, green roofs, and
permeable pavers.

Stormwater
management
E 9.2 Stormwater retention features that minimize runoff into streets, parking lots, landscaped areas, and open spaces shall be incorporated, where feasible. Stormwater
retention features include drainage swales and rain
gardens.

Open Space
Landscaping
Standards
E 10.1 Landscaping shall define the edges of paths, plazas, and seating areas.

Open Space
Landscaping
Standards
E 10.2 Trees shall be planted to shade walkways, gathering areas, parking, and other larger expanses of pavement.

Open Space
Landscaping
Standards
E 10.3 Landscaping in setback areas shall create a transition zone between the sidewalk and street‐level residential
units and entries.

Open Space
Landscaping
Standards
E 10.4 Landscaped areas shall be regularly maintained to keep them aesthetically pleasing, and to remove dead and
dying plants.

Serramonte Del Rey Precise Plan Appendix A 123
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Open Space
Landscaping
Standards
E 10.5 Gateway or entry points shall be emphasized with distinctive trees and plants.

Open Space
Landscaping
Standards
E 10.6 Existing trees, to the extent feasible, and healthy, are to be preserved and integrated into site designs.

Open Space
Landscaping
Standards
E 10.7 To reduce water usage, all development shall employ water‐efficient irrigation techniques, including
micro–irrigation, drip systems, and weather‐based
irrigation controllers, instead of conventional sprinklers.

Open Space
Landscaping
Standards
E 10.8 Native, drought‐tolerant, or well‐adapted tree and plant species shall be used.

Open Space
Landscaping
Standards
E 10.9 Seasonal and year‐round flowering shrubs and trees shall be located where they can be most appreciated by
site users and passersby, such as adjacent to walks and open space areas, or as frames for building entrances
and stairs.

Open Space
Landscaping
Standards
E 10.1 All landscaped areas shall be designed by a landscape professional to the satisfaction of the Planning Division.

Signage F 1.1 Signs within the Plan Area shall comply with all regulations stated in the City’s Zoning Ordinance
(Chapter 17.32) unless otherwise specified in the Precise Plan.

Signage F 1.2 Signs shall be made of high‐quality, durable, and environmentally friendly materials.

124 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Signage F 1.3 Multi‐tenant development anchor‐identity signs should be complementary to any Plan Area signage or
established by the Master Developer. Individual
property owners will be allowed to use letter styles, but the overall sign should have one consistent material for letters and background.

Monument &
gateway signage
F 2.1 The Precise Plan shall include up to two freestanding monument/gateway signs: at the Serramonte Boulevard
and Entry Drive intersection and at the West Drive and
Campus Drive intersection, which form major entry
points to the Plan Area.

Monument &
gateway signage
F 2.2 If provided, a single gateway or monument sign at the southern portion of the Plan Area near the round‐about
shall be located at Parcel E and be less than 4 feet high.

The sign shall not obstruct sightlines for drivers to the extent safety is compromised.

Monument &
gateway signage
F 2.3 If provided, a single gateway or monument sign at the northern portion of the Plan Area near the Retail Plaza shall be located at Parcel B. It may either be less than 4 feet high and no longer than 20 feet, or may be a tower structure‐‐either integrated with the Parcel B building corner or separate from the building. If an integrated
towerstructure, the structure shall not project more
than five feet beyond the face of the building in any
direction. If an independent tower structure, it may not be greater than 32 feet in height and not more than 64
sq. ft. in area. The maximum face area of signage of the tower structure shall not exceed 200 sq. ft.

Serramonte Del Rey Precise Plan Appendix A 125
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Monument &
gateway signage
F 2.4 Gateway or monument signs shall not have internal illumination but will be lighted with externally mounted luminaires.

Building signage F 3.1 The physical design of signage shall conform to the architectural detailing of the associated building and
shall be in proportion to the surface onto which such
signage is mounted, as determined by the Planning
Division.

Building signage F 3.2 Signage shall not obstruct architectural details such as recesses, structural bays, or windows.

Building signage F 3.3 Externally illuminated or halo lit signs shall be required.

The use of internally lighted or box type signs are
prohibited. Internally lighted signs measuring 2 sq. ft. or less are allowed.

Building signage F 3.4 No more than three (3) building residential signs shall be provided per building. These shall be limited to
address number, street name, and/or a building name if
desired. If only one is provided, it shall be placed close to the main entry to the building. If signage is provided at more than one location, a minimum of one shall be
placed close to the main entry. The second and third
can be located such that the top of the signage is not
greater than 25’ feet from grade.  The aggregate sign
area shall not exceed 150 sq. ft.

Building signage F 3.5 Durable, vandal‐resistant materials and finishes shall be utilized for address signs.

Building signage F 3.6 Conduit, tubing, or raceways shall be concealed.

Transformers and other equipment for the signage shall
also be concealed.

Storefront signage F 4.1 Signage for multi‐tenant retail buildings shall be developed to minimize potential visual conflict, clutter, and competition.

126 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Storefront signage F 4.2 Maximum size for sign area per retail tenant is 30 sq. ft. on the face of a building. A second sign per retail
tenant, not exceeding 20 sq. ft., may be hung as either a banner or a rigid sign perpendicular to the building face.

Either of these two sign types may be attached to a
building’s architectural canopy.

Storefront signage F 4.3 For ground floor retail uses, hanging or projecting signs should be located near the front entry of a store.

Coordinate with the overall design of the street wall.

Hanging or projecting signs shall meet Americans with
Disabilities Act (ADA) clearance requirements.

Storefront signage F 4.4 Ancillary retail space or leasing offices shall be signed in a manner consistent with the storefront signage
standards in this section.

Prohibited signs F See following standards for Prohibited Signs (F.5.1 to F.5.13)
Prohibited signs F 5.1 Signs which rotate, move mechanically or by the wind, flash, blink or reflect light by means of a polished or mirrored surface.

Prohibited signs F 5.2 Open flames, balloons, loudspeakers used to call attention to a product, service, or a property.

Prohibited signs F 5.3 Signs which identify or advertise a product or service not available on the premises.

Prohibited signs F 5.4 Externally illuminated signs where the source of light is directly visible or cause glare or reflections that are a traffic hazard or nuisance.

Prohibited signs F 5.5 Signs which emit or reflect light by means of direct fluorescence, phosphorescence, or “day‐glow” colors.

Prohibited signs F 5.6 Any sign illumination which exhibits undue glare.

Serramonte Del Rey Precise Plan Appendix A 127
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Prohibited signs F 5.7 Any sign placed or displayed on vehicles parked primarily for the purpose of displaying the sign. (This does not apply to food trucks that are parked while they provide service.)
Prohibited signs F 5.8 Internally lit signs where the entire face of the sign is illuminated, rather than just the graphics.

Prohibited signs F 5.9 Advertising bench signs, unless required by SamTrans at Serramonte Blvd.

Prohibited signs F 5.1 Off‐site directional signs.

Prohibited signs F 5.11 Roof signs.

Prohibited signs F 5.12 Outdoor advertising billboard signs.

Prohibited signs F 5.13 Abandoned signs.

General lighting
standards
G 1.1 Lighting shall incorporate dark sky principles by shielding fixtures to prevent light from emitting above a 90‐degree angle. Any lighting source located on parking or rooftop parking shall be a full cutoff type.

General lighting
standards
G 1.2 Light shall be designed to minimize glare and light trespass into neighboring buildings and properties.

General lighting
standards
G 1.3 High‐efficiency technology such as LED lighting with advanced controls shall be utilized to minimize energy
consumption.

General lighting
standards
G 1.4 The use of energy–efficient, long‐life LEDs with light color rendered as a warm white (maximum K 3000) is
encouraged.

Street lighting G 2.1 Provide streetlights in general locations shown on Figure 3.8, Lighting Diagram for Locations.

Street lighting G 2.2 Streetlights shall comply with Daly City standards.

Pedestrian lighting G 3.1 Provide pedestrian lighting in general locations shown on Figure 3.8, Lighting Diagram. Additional locations for pedestrian lighting are along pedestrian pathways in
open spaces and in surface parking areas.

128 Appendix A Serramonte Del Rey Precise Plan
Conformance Review Checklist Serramonte Del Rey Precise Plan Topic Section Number Standard
Applicant To Fill
Project Compliance (Yes/No/Not
Applicable)
City Staff Comments
Pedestrian lighting G 3.2 Pedestrian lighting shall not be taller than 25 feet in height.

Pedestrian lighting G 3.3 Pedestrian lighting may be integrated with streetlighting by providing additional luminaires facing the sidewalk
on streetlight poles, installed at a lower height than
street luminaries.

Pedestrian lighting G 3.4 Lighting in surface parking lots and service areas shall be directed away from surrounding buildings and
properties using fixtures that minimize light trespass
and glare.

Low illumination
pedestrian lighting
G 4.1 Commercial grade bollards, step lights, and path lights shall be used as appropriate along pedestrian walkways
and plazas.

Low illumination
pedestrian lighting
G 4.2 Nighttime lighting for recreational uses in parks and public spaces should be unobtrusive and control glare.

Building lights G 5.1 Lighting should be integrated into the design of buildings and building architecture to highlight
significant architectural features such as signs,
entrances, walkways, or storefront displays.

Building lights G 5.2 Building facades may be illuminated using shielded fixtures to highlight architectural features.

Serramonte Del Rey Precise Plan Appendix B 129
Appendix B:

Compliance Review - Example Projects

Example Compliant and Non-Compliant Architectural Design 1

URBAN DESIGN STANDARDS
Street Frontage – Mixed-Use Ground Floor Use
Compliant Non-Compliant
Building meets street frontage standards for mixed-use ground floor uses:

A.7.2 Primary elevation aligns with build-to-line
A.7.3 Projections with a height greater than 16 feet can encroach across the build-to-line up to 6 feet.

B.2.2 Ground floor height meets 14-foot minimum
B.3.8 Physical and visual pedestrian access required
Building does not meet street frontage standards for mixed-use ground floor uses:

A.8.5 Exceeds permitted maximum of two 12-foot driveways - loading areas prohibited for active street frontages
B.2.2 Does not meet minimum floor-to-floor ground floor height of 14 feet B.3.8 No physical or visual pedestrian access from sidewalk Street Frontage - Active Residential Ground Floor Use
Compliant Non-Compliant
Building meets street frontage standardsfor active residential ground floor use:

A.7.2 Primary elevation aligns with build-to-line
B.3.8 Residences have physical and visual pedestrian access from sidewalk Building does not meetstreet frontage standardsfor active residential ground floor use:

B.3.8 Lack of ground floor uses with physical and visual pedestrian access from sidewalk 130 Appendix B Serramonte Del Rey Precise Plan

ARCHITECTURAL DESIGN STANDARDS
Example Compliant and Non-Compliant Architectural Design 2 Building Massing - Pedestrian and Podium Level
Compliant Non-Compliant
Building meets building massing standards for pedestrian and podium levels:

B.2.4 First one to three levels of all buildings shall be differentiated from the upper floors to provide a visual support for the floors above; high quality materials at pedestrian level.

B.2.5 Upper levels of building stepback from lower building wall Building does not meet building massing standards for pedestrian and podium levels:

B.2.4 Lack of differentiation between upper and ground floors B.2.5 No upper level building stepbacks
Building Massing - Tower Level
Compliant Non-Compliant
Building meets building massing standards for towers:

B.2.7 Tower massing extends to ground level
B.2.8 Tower massing extending to the ground is setback minimum 10 feet Building does not meet building massing standards for towers:

B.2.7 Tower extending to the ground is not setback minimum 10 feet Serramonte Del Rey Precise Plan Appendix B 131