East Palo Alto City Council
March 3, 2026

49.Provide an updated Expected Sanitary Sewer Load analysis that incorporates the peaking factor into the sewer calculations to determine peak flow impacts on the internal sewer system and the existing downstream system.

50.Provide an updated “Expected Sanitary Sewer Load Analysis” that incorporates the peaking factor into the sewer calculations to determine peak flow impacts on the internal sewer system and the existing downstream system.

51.Provide a sewer capacity analysis of the downstream system (using peak flows) from the project, with any required upgrades determined by the City following review of the capacity analysis.

52.Prior to approval of improvement plans or final map, or issuance of any permits, a plan shall be submitted clarifying the ownership and maintenance of the onsite water system.
a. If the line is intended to be public, approval by the Director of Public Works will be required. A public water easement shall be dedicated over the water lines, water meters, detector checks, and fire hydrants. A separate meter shall be provided for each unit. Water meter locations shall be shown on the exhibit. A separate meter shall be provided for irrigation.
b. If the line will be private, separate domestic and fire lines will be needed, with the domestic line isolated by a backflow valve and the fire line isolated by a detector check. Water meters shall provided at the public right-of-way, with a separate on-site submeter provided for each unit.

Water meter locations shall be shown on the exhibit. A separate meter shall be provided for irrigation.

53.The existing conditions survey and the title report show the townhome and mixed use developments located on a single parcel. A parcel map will need to be filed to separate the phases, or the first phase will need to include the second phase as a parcel for future development.

Menlo Park Fire Protection District

54.Buildings shall be referenced throughout plans with a R2 Occupancy Grouping for buildings with more than two dwelling units, as per CBC Section 310.3 & CFC Section 202. The project is to comply with the 2022 CA Building/ Fire Codes and local amendments.
167
DR25-004 – 1675 Bay Road Town Home Project
Conditions of Approval
February 9, 2026

55.Owner’s responsibility for Fire Protection. 3303.1 CFC: program development and maintenance. The owner or owner's authorized agent shall be responsible for the development implementation and maintenance of an approved, written site safety plan establishing a fire prevention program at the project site applicable at all phases of construction, repair, demolition, or alteration work.

The plan shall address the requirements of this chapter and other applicable portions of this code, the duties of staff and staff training requirements. The plan shall be submitted and approved prior to Building Permit Issued. Any changes to the plan or these Menlo Park Fire Protection District Conditions shall be submitted to Menlo Park Fire Protection District for approval.

56.3305.5 CFC: Fire safety requirements for buildings of Types IV-A IV-8 and IVC construction. Shall be met.

Access: Fire Apparatus Access is to be provided from University Ave and Bay Road with onsite roadways providing access to 10 Multi-Family Buildings, these to meet public access for covered and open parking. Aerial Ladder Access will not be required for the 10 multi-family buildings, but aerial ladder truck shall have access to 10 buildings site for manual fighting equipment. CFC Appendix D105. The following are general access requirements that apply to subject project:

57.Overhead Electrical Obstruction - Overhead Electrical Utility power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building.

58.All Emergency Vehicle Access (EVA) Roadways shall be “Publicly Recorded with the County of San Mateo Accessors Office”.

59.Fire apparatus roadways, including public and private streets and in some cases, driveways used for vehicle access, shall be capable of supporting the imposed weight of a 75,000-pound fire apparatus and shall be provided with an all-weather driving surface. Only paved or concrete surfaces are_ considered to be all weather driving surfaces. CFC 2022, Appendix D.

60.NOTE ON FIELD PLAN: All curbing located within the complex that has not been assigned as onsite parking shall be designated as “No Parking Fire Lane”.

All fire lanes to comply with MPFD standard for “Designation and Marking of Fire Lane” no parking fire lane striping to include area fronting each residential units garage, "Entrance Sign B" is to be used at the point of access to complex.

Provide a complete no parking-fire lane striping plan with no parking signage in accordance to MPFD standard on subsequent submittal:
a. Roadway width for project illustrated at 20 feet and up to 25 feet, roadway shall require curb striping with no parking signage as per MPFD 168
DR25-004 – 1675 Bay Road Town Home Project
Conditions of Approval
February 9, 2026

Standard.
b. Onsite parking shall be assigned to garages only, it appears there are a few guest onsite parking is assigned to site.

61.The proposed new building's meets "Access Point" requirements as outlined in "MPFD Guideline Water Supplies, Fire Hydrants".

62.NOTE ON FIELD PLAN: Fire apparatus roadways, including public or private streets or roads used for vehicle access shall be installed and in service prior to construction. Fire protection water serving all hydrants shall be provided as soon as combustible material arrives on the site:
a. PRIOR TO COMBUSTIBLE MATERIAL ARRIVING ON THE SITE,

CONTACT THE MENLO PARK FIRE PROTECTION DISTRICT TO

SCHEDULE AN INSPECTION OF ROADWAYS AND FIRE
HYDRANTS. CFC 2022.

63.For buildings 30 feet (9144 mm) and over the required fire apparatus access roadway shall be a minimum of 26 feet (7925 mm) in width, and shall be positioned parallel to at least one entire side of the building, and the fire lane shall be located within a minimum of 15-feet (4572 mm) and a maximum of 30- feet (9144 mm) from

64.the building. CFC 2022, Appendix D105:
a. Plans are illustrating a building's height under 29'1 O", with fire apparatus roadway less than 26-foot and over 20-foot width. MPFD shall require if building height to remain as so illustrated on provided plans the roadway width may remain as illustrated, if building height changes to 30 feet or greater the roadway width would then be required to be increased to 26- foot minimum width.

65.Traffic Opticom Signal Preemption System required for all traffic intersections controlled with a traffic signal. An encroachment permit shall accompany these installations.

Water Supply

66.Applicant/developer to provide fire flow information through a separate engineered plan showing how this is to be achieved. This document shall be submitted to Menlo Park Fire Protection District for review and approval prior to issuance of grading and building permits. CFC 2019, Sec. 507.5.1 Appendix B Section 105.2 & Table 105.1:
a. Fire Flow for largest building (12 Plex):

Total Building Area.
i. Building – 24,416 sq ft
169
DR25-004 – 1675 Bay Road Town Home Project
Conditions of Approval
February 9, 2026

Type VB Construction – 4,500 gpm @ residual pressure at 20 psi.

Building total Fire Flow.
ii. 4,500 gpm / 2 =2,250 gpm @ 20 psi residual pressure with a flow duration of 2 hours.
b. Underground fire main serving this property is supplied by a 10” on University avenue and Bay Rd. The pipe serving this site shall be minimally sized to an 8” pipe size per MPFD standards or as per the waterflow engineering analysis modeling report, or Water Purveyors report, whichever is greater.
c. Number of Hydrants – The number of Hydrants is based on use/occupancy type, required fire flow, distance and access considerations. Hydrant to hydrant Maximum distance to not exceed 300-feet. See CFC Appendix C.

67. A Public hydrant is required at 300-foot distance from hydrant to hydrant. All onsite hydrants illustrated on Civil Utility Sheet C5.0 meets MPFD requirements and shall comply to the following:
a. Provide Private Underground Fire Service Main after each Double Detector Check Valve Assembly serving all fire suppression systems for the R2 Occupancies, shall be designed and installed in accordance to NFPA 24 Construction Standard (2019 edition), and "MPFD Standard and Guideline for Underground Piping" & "MPFD Standard and Guideline for Water Supply, Fire Hydrants".
b. All fire hydrants shall be wet barrel standard steamer type with 1-4 1/2" (114.3 mm) and 2-2 1/2" (63.5 mm) outlets. MPFPD CFC Sec. 507.5.1 Appendix C
Corrective Action - Provide a public fire hydrant for each of the two University Ave entrances serving this project. Two public fire hydrants required.

68.The proposed new public fire hydrant shall be required at the driveway on the North side of entrance. All hydrants to comply to the following:
a. All fire hydrants shall be wet barrel standard steamer type with 1-4 1/2" (114.3 mm) and 2-2 1/2" (63.5 mm) outlets. MPFPD CFC Sec. 507.5.1 Appendix C

69.Fire hydrants and fire appliances (fire department connections and post indicator valves) shall be clearly accessible and free from obstruction. 170
DR25-004 – 1675 Bay Road Town Home Project
Conditions of Approval
February 9, 2026

Fire Protection Systems

70.For Multi-Family buildings assigned with an Occupancy Classification of R2 Occupancy Grouping the following shall be required:
a. Fire Sprinkler System shall be designed and installed in accordance to NFPA 13 Construction Standard (2022 edition) and "MPFD Standard and Guideline for Installation of Commercial Fire Sprinkler System". b. Fire Alarm System required for each multi-family building shall be designed and installed in accordance to NFPA 72 Construction Standard (2022 edition) and "MPFD Standard and Guideline for Installation of Fire Alarm and Detection System".
c. Private Underground Fire Service Main serving all fire suppression systems for R2 Occupancies to be designed and installed in accordance to NFPA 24 Construction Standard (2019 edition), and "MPFD Standard and Guideline for Underground Piping" & "MPFD Standard and Guideline for Water Supply, Fire Hydrants".

71.Provide HOA language for project site that outlines the required "Testing and Maintenance for all WaterBased Fire Protection Systems" as per California NFPA 25 2013 CA edition, and Fire Alarm System Inspection, Testing and Maintenance requirements to comply with CFC Section 907.8 and NFPA 72 2022 edition. Meet with MPFD to review HOA language for required fire protection systems.

D. Tribal Monitoring and Tribal Cultural Resources
Tribal Monitoring

1. The Tamien Nation shall designate the monitor.

2. The tribal monitor shall comply with applicant’s site access and workplace safety requirements.

3. The applicant shall compensate the tribal monitor at a reasonable rate, determined in good faith, that aligns with customary compensation for cultural resource monitoring, taking into account factors such as the scope and duration of the project.
171
DR25-004 – 1675 Bay Road Town Home Project
Conditions of Approval
February 9, 2026

During Construction or Upon the Discovery of Tribal Cultural Resources

4. Tribal cultural resources shall be avoided where feasible, in accordance with subdivision (a) of Section 21084.3. In furtherance of this requirement, where feasible, the project applicant shall provide deference to tribal preferences regarding access to spiritual, ceremonial, and burial sites, and incorporate tribal traditional knowledge in the protection and sustainable use of tribal cultural resources and landscapes.

5. All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner, consistent with Section 21083.9.

6. A California Historical Resources Information System archaeological records search and a tribal cultural records search shall be completed for the project site.

7. A Sacred Lands Inventory request shall be submitted to the Native American Heritage Commission.

8. The project shall comply with Section 7050.5 of the Health and Safety Code and Section 5097.98, including immediate work stoppage upon discovery of human remains or burial grounds, and treatment in accordance with applicable law and in consultation with the affected California Native American tribe. If remains or suspected burial grounds are encountered:
a. All work within a 50 foot radius from the remains or suspected burial grounds shall be temporarily stopped and the area shall be secured. b. The San Mateo County Coroner shall be notified to evaluate the discovery.
c. If remains are Native American, the California Native American Heritage Commission (NAHC) shall be notified and the Project Archaeologist shall request for the NAHC to designate a Most Likely Descendant (MLD). d. The applicant and MLD shall make all reasonable efforts to enter into a treatment agreement incorporating NAHC best practices to address the methods, measures and conditions for tribal cultural resources discovered.
e. A final report shall be prepared in consultation with the MLD and approved by the City prior to presumption of work.
172
DR25-004 – 1675 Bay Road Town Home Project
Conditions of Approval
February 9, 2026

Tribal Knowledge, Avoidance and memorialization

9. An application of tribal ecological knowledge into habitat restoration efforts undertaken by the project as applicable to the specific environmental context and conditions of the project.

10.The applicant shall work with the Tamien Nation to acknowledge and memorialize the inhabitants of the area past and present, onsite, with content, placement, and interpretation subject to the Tamien Nation’s review. The acknowledgement shall strive to recognize people who have indigenous ancestry to the land. The Tamien Nation shall review and provide comments for consideration in writing via email within 21 days of receipt of the proposed acknowledgement and memorialization. If comments are not provided to the applicant within 21 days, the acknowledgement and memorialization shall be deemed to have no comments.
173
1675 BAY ROAD

EAST PALO ALTO, CA

GENERAL PLANNING APPLICATION
11/25/2025
DR25-004 - Townhome Project
174
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A0.2

PROJECT TEAM INFO

OWNER / APPLICANT

SAND HILL PROPERTY COMPANY
2600 El Camino Real, Suite 410
Palo Alto, CA 94306
Contact: Michael Kramer
Tel: 650.772.4319
[email protected]

ARCHITECT
DAHLIN
5865 Owens Drive
Pleasanton, CA 94588
Tel: 925.251.7200
Contact : Justin Doull
[email protected]
CIVIL

BKF ENGINEERS
1730 N. First Street, Suite 600
San Jose, CA 95112
Tel: 408.467.9154
Contact : Doug Petersen
[email protected]

LANDSCAPE
THE GUZZARDO PARTNERSHIP INC.

Pier 9, The Embarcadero, Suite 115
San Francisco, CA 94111
Tel: 415.317.6224
Contact : Morgan Burke
[email protected]

PROJECT DESCRIPTION
A. Location and Site Description:
1675 Bay Road
East Palo Alto, CA 94303
Site Area: 4.61 acres
Existing General Plan Designation: Mixed Use High
Existing Zoning: 4 Corners; Ravenswood
Business District / 4 Corners Specific Plan
B. General Project Description:

A new townhouse development consisting of
106 dwelling units.

LOCATION MAP (NTS)
PROJECT DATA:

APN: 063-111-250
SITE: +/- 4.61 AC
GENERAL PLAN: Mixed Use High
ZONING: 4 Corners; Ravenswood Business District /
4 Corners Specific Plan
MAX. DENSITY: 25 DU/ACRE MAX. (PER GENERAL
PLAN)
PROPOSED UNITS: 106 UNITS
PROPOSED DENSITY: 23.0 DU/ACRE
REQUIRED PARKING: 188 SPACES
PROPOSED PARKING: 229 SPACES

PROJECT TEAM & INFO
N
109

PROJECT
SITE
101

WILLOW RD

TITLE SHEET

SHEET LIST , PROJECT TEAM & INFO

ZONING & DEVELOPMENT SUMMARY

GENERAL NOTES

CALGREEN MANDATORY MEASURES

CALGREEN MANDATORY MEASURES
3D PERSPECTIVE RENDERING
3D PERSPECTIVE RENDERING
3D PERSPECTIVE RENDERING
3D PERSPECTIVE RENDERING
3D PERSPECTIVE RENDERING

ILLUSTRATIVE SITE PLAN

CONTEXT PHOTOS

EXISTING SITE PLAN

ARCHITECTURAL SITE PLAN

ASSUMED PROPERTY LINES AND BUILDING

SEPARATION DIAGRAM

ALLOWABLE BUILDING CALCULATIONS

PROJECT SITE DIAGRAMS

TOWNHOUSE UNIT A PLANS

TOWNHOUSE UNIT B PLANS

TOWNHOUSE UNIT C PLANS

TOWNHOUSE UNIT D PLANS

TOWNHOUSE UNIT E PLANS

TOWNHOUSE UNIT F PLANS

TOWNHOUSE UNIT FY PLANS

TOWNHOUSE UNIT G PLANS
(ACCESSIBLE OR ADAPTABLE UNIT)
11-PLEX BUILDING PLANS
11-PLEX BUILDING PLAN & ROOF PLAN
11-PLEX TYPICAL BUILDING ELEVATIONS
11-PLEX BUILDING SECTIONS
12-PLEX BUILDING PLAN
12-PLEX BUILDING PLAN
12-PLEX BUILDING PLAN
12-PLEX BUILDING ROOF PLAN
12-PLEX TYPICAL BUILDING ELEVATIONS
12-PLEX TYPICAL BUILDING ELEVATIONS
12-PLEX BUILDING SECTIONS
6-PLEX BUILDING PLANS
6-PLEX BUILDING PLAN & ROOF PLAN
6-PLEX TYPICAL BUILDING ELEVATIONS
6-PLEX BUILDING SECTIONS

MATERIALS & FINISHES BOARD

ILLUSTRATIVE LANDSCAPE PLAN

PLANTING PLAN

HYDROZONE PLAN

TREE DISPOSITION PLAN

LIGHTING PLAN

TREE SHADE DIAGRAM

EXISTING CONDTIONS

PRELIMINARY SITE PLAN

SITE SECTIONS

PRELIMINARY FIRE ACCESS PLAN

PRELIMINARY GRADING PLAN

PRELIMINARY UTILITY PLAN

PRELIMINARY DEMAND CALCULATIONS

PRELIMINARY STORMWATER MANAGEMENT PLAN

PRELIMINARY STORMWATER MANAGEMENT

NOTES AND DETAILS

VESTING TENTATIVE MAP - TITLE SHEET

VESTING TENTATIVE MAP - MAPPING SHEET
A 0.1
A 0.2
A 0.3
A 0.4
A 0.5
A 0.6
A 0.7
A 0.8
A 0.9
A 0.10
A 0.11
A 0.12
A 0.13
A 0.14
A 0.15
A 0.16
A 0.17
A 0.18
A 1.0.1
A 1.0.2
A 1.0.3
A 1.0.4
A 1.0.5
A 1.0.6
A 1.0.7
A 1.0.8
A 1.1.1
A 1.1.2
A 1.1.3
A 1.1.4
A 1.2.1
A 1.2.2
A 1.2.3
A 1.2.4
A 1.2.5
A 1.2.6
A 1.2.7
A 1.3.1
A 1.3.2
A 1.3.3
A 1.3.4
A 1.3.5
L-1.0
L-2.0
L-3.0
L-4.0
L-5.0
L-6.0
C 1.0
C 2.0
C 2.1
C 3.0
C 4.0
C 5.0
C 5.1
C 6.0
C 6.1
TM-1
TM-2

SHEET LIST LANDSCAPE
CIVIL

BAY ROAD
DR25-004 - Townhome Project
175
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A0.3

SITE AND ZONING SUMMARY ARCHITECTURAL SUMMARY
OCCUPANCY: R-2
SPRINKLERS: YES (NFPA 13)
CONSTRUCTION TYPE: TYPE V-B
NOTE:

1. The project is subject to the City of East Palo Alto’s local reach codes. Full compliance details for all-electric buildings, electric vehicle (EV) charging infrastructure, and any other applicable local amendments have been provided in the permit submittal.

2. Each dwelling unit in the project meet the requirement of CRC R327 for Aging-In-Place design and fall protection.

3. This project meets the applicable California Building Standards Code that is in effect at the time of building permit application. CBC 1.1.9

4. The conditions of approval on the plans submitted for building permits has been imprinted.

5. The Construction Best Management Practices into the plans submitted for building permits has been imprinted.

6. The project is designed to be an all-electric building in accordance with the City Municipal Code Section 15.25 and include electric vehicle infrastructure in the garage per City Municipal Code Section 15.11.

7. The applicant has properly complete and incorporate the CalGreen Mandatory Measures on the plans submitted for submittal.

ZONING & DEVELOPMENT SUMMARY
Site Information
Current General Plan Designation: Mixed Use High
Current Zoning Designation: 4 Corners
APN: 063-111-250 Other Regulations: Ravenswood / Four Corners TOD Specific Plan Lot Area: 4.61 acre
200,861 sf
Proposed Notes
Site Calculations
Density 23.0
Total Units 106
FAR 1.15
Building Coverage 73,990 sf

36.8%
Hardscape Coverage 68,464 sf

34.1%
Setbacks
Principal Structures
Front 16'-32.79'
Side None
Exterior Side Setback 10'
Rear 30'
Max. Setback
along Bay Road 16'-32.79' Waiver
Open Area
31,574 sf
4,816 sf
Height
Max. Building Height Three stories above
grade; 39'-0" max.

Min. Ground Floor Height 9'-4'' floor to floor
Parking
Vehicular
1BD units - 1 space per du

0.5 spaces for each
additional bedroom
188 spaces 229 spaces
212 spaces provided
in private garages*
17 surface spaces provided
Bicycle
Long-Term: 1 per unit
Goal: 1 per bedroom
Short-Term: 1 per 20 units
Long-Term: 106
Short-Term: 6
Long-Term: 106
Short-Term: 6
Long-Term provided in private
garages, Short-Term provided in
common open space via bike
racks
Other Requirements
Ground Floor Uses Ground Floor
Residential provided
*Note: 106 Level 2 (dryer plug/220 volt) + 106 Level 1 (110 volt) None
351 du max.

1.5 for non-residential & commercial components
in mixed-use projects (None for residential)
6' Dedicated to landscaping or sidewalk
None
Project Name: Four Corners Townhomes
Requirement
86 du/ac max. density per General Plan
Address: 1675 Bay Road, East Palo Alto, CA 94303
University Avenue frontage: 174'
One pedestrian access point provided
Bay Road frontage: 304'
Two pedestrian access points provided
None
Common Open Space None
16' floor to floor
Six stories above grade, plus an additional
15 feet for equipment and elevator penthouses
Parking Access
One pedestrian access point per 300 linear feet
of street frontage shall be provided from the street to parking lots located in the rear of buildings. A maximum of two curb cuts per street frontage may be provided.
10'
30'
At least 65% of a building shall be
built to within 16 feet of the P.L.

Active ground floor uses must be located
in mixed-use buildings
Private Open Space None
Net Square Footage
Description Configuration Net Living Count Unit Mix Total Net Living Unit A Carriage Unit A (corner unit) 2 bd / 2.5 ba 1,308 12 11% 15,696 Unit B Carriage Unit B (bridge unit) 3 bd / 2.5 ba 1,620 12 11% 19,440 Unit C 15' Tandem 3 bd / 3 ba 1,269 36 34% 45,684
Unit D Interlock Tandem 2 bd / 2.5 ba 1,305 12 11% 15,660 Unit E Interlock Side-by-side 3 bd + den / 2.5 ba 1,690 12 11% 20,280 Unit F Standard Side-by-side (end unit) 4 bd / 3.5 ba 1,953 8 8% 15,624 Unit FY Standard Side-by-side 4 bd / 3.5 ba 1,889 2 2% 3,778 Unit G Standard Side-by-side 4 bd / 3.5 ba 2,011 12 11% 24,132 Total: 106 Units 160,294 net sf
Gross Square Footage
Description Configuration First Floor Garage Second Floor Third Floor Gross Unit
(incl. garage)
Unit A Carriage Unit A (corner unit) 2 bd / 2.5 ba 130 525 685 614 1,954 Unit B Carriage Unit B (bridge unit) 3 bd / 2.5 ba 105 520 824 830 2,279 Unit C 15' Tandem 3 bd / 3 ba 76 541 683 644 1,944
Unit D Interlock Tandem 2 bd / 2.5 ba 109 542 683 655 1,989 Unit E Interlock Side-by-side 3 bd + den / 2.5 ba 276 502 809 784 2,371 Unit F Standard Side-by-side (end unit) 4 bd / 3.5 ba 338 494 868 909 2,609 Unit FY Standard Side-by-side 4 bd / 3.5 ba 339 496 850 862 2,547 Unit G Standard Side-by-side (end unit) 4 bd / 3.5 ba 337 495 912 918 2,662 Gross Square Footage by Building
Description Configuration
Gross Building SF
(incl. garage) Count
Total Gross Building SF
(incl. garage)
BLDG 1-2 11-plex F-C-C-C-C-C-C-C-C-FY-F 23,377 2 46,754 First Floor 7,495
Second Floor 8,050
Third Floor 7,832
BLDG 3-8 12-plex G-C-D-E-A-B-B-A-E-D-C-G 26,518 6 159,108 First Floor 8,436
Second Floor 9,192
Third Floor 8,890
BLDG 9-10 6-plex F-C-C-C-C-F 13,054 2 26,108
First Floor 4,192
Second Floor 4,468
Third Floor 4,394
Total: 10 Buildings 231,970 gross (sf)
200,861 site area (sf)

1.15 FAR
DR25-004 - Townhome Project
176
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A0.4

CONDITIONS OF APPROVAL

CONSTRUCTION BEST MANAGEMENT PRACTICES

CALIFORNIA REACH CODES

GENERAL NOTES
(a) The approval of an application pursuant to this Title may be conditioned by the City in order to protect and preserve the health, safety, and welfare of the community and to secure the purposes of this Title. Unless otherwise provided, the conditions imposed shall run with the land and are binding on the successors, heirs, and assignees of the applicant. The City may require that any or all of the conditions imposed be recorded. (b) As a condition of approval of an application or otherwise, a property owner may create an easement for the benefit of the City, another governmental agency, or any other person for the purpose of ensuring ingress, egress, emergency access, light and air access, landscaping, parking, or open-space. A document creating such an easement shall comply with the requirements of Government Code Sections 65871 and 65873. (c) Any person may petition for the release of a condition or easement that has been recorded pursuant to this Section by filing an application for such a release with the Department of Community Development. An application for release of a recorded condition may be approved and a release recorded by the City if, after hearing, the Planning Commission determines that the condition is no longer reasonably related to the protection and preservation of the health, safety, and welfare of the community or the purposes of this Title. An application for release of a recorded easement may be approved and a release recorded if, after hearing, the Planning Commission determines that the easement is no longer necessary to accomplish the land use goals of the City. (d) Nothing contained in this Section shall be construed in any way to limit the City in its exercise of the powers the City derives from the State Constitution, State law, and the Charter, nor shall it be construed to supersede any provision of State or City law that requires additional procedural steps and decisions before an easement or right-of-way may be abandoned or vacated.

Reach Codes are amendments to the California Building Code, typically Title 24 Part 6 or Title 24 Part 11, that go beyond the state’s minimum requirements to reduce greenhouse gas (GHG) emissions, enhance equity, and meet climate action goals. Reach Codes require new construction buildings to implement measures that mitigate climate change by lowering carbon emissions, in conjunction with EPA’s Climate Action Plan. Reach Codes can also prepare buildings for upcoming state and regional regulations, such as the Bay Area Air Quality Management District (BAAQMD) adopted Rule Rule 9-4 and Rule 9-6.

Follow these best practices to prevent pollution, protect public health, and avoid fines or other enforcement action.

Cleaning & Preventing Spills: Use a drip pan and funnel when draining or pouring fluids. Sweep up dry spills instead of hosing. Be ready for spills by preparing and using spill containment and cleanup kits that include safety equipment and dry cleanup materials such as kitty litter or sawdust. To report serious spills, call 911.

Concrete & Mortar Application: Never dispose of cement washout into driveways, streets, gutters, or drainage ditches. Wash concrete mixers and equipment only in specified washout areas, where the water flows into lined containment ponds. Cement wash water can be recycled by pumping it back into cement mixers for reuse.

Maintaining Vehicles & Equipment: Maintain and refuel vehicles and equipment at a single location on-site, away from the street, gutter, and storm drains.

Perform major equipment repairs and washings off-site. Inspect vehicles and equipment frequently for leaks, and prevent leaks from stored vehicles by draining gas, hydraulic oil, transmission, and brake and radiator fluids. View this Mobile Fueling Best Management Practices Factsheet for more information.

Preventing Erosion: Avoid excavation or grading during wet weather. Plant temporary vegetation or add hydro mulch on slopes where construction is not immediately planned. Plant permanent vegetation once excavation and grading are complete. Construct diversion dikes to channel runoff to a detention basin and around the construction site. Use gravel approaches where truck traffic is frequent to reduce soil compaction and limit the tracking of sediment into the streets. View this Riparian Erosion and Sediment Control brochure for more information.

Ordering Materials & Recycling Waste: Reduce waste by ordering only the amounts of materials needed for the job. Use recycled or recyclable materials whenever possible. You can recycle broken asphalt, concrete, wood, and cleared vegetation. Dispose of hazardous materials through a hazardous waste hauler or other means in accordance with the construction permit. Non-recyclable materials should be taken to a landfill or disposed of as hazardous waste.

Storing Materials Safely: Keep construction materials and debris away from the street, gutter, and storm drains. Cover exposed stockpiles of soil, sand or gravel, and excavated material with plastic sheeting, protected from rain, wind, and runoff. 2023 Reach Code Requirements
Building Electrification EV Infrastructure
Single Family
Homes and
Townhouses
with Private
Garages
All electric.

Exceptions:
• No prescriptive compliance
path
• Physical constraints
One Level 2 (dryer plug/220volt)
+ One Level 1 (110volt)
Single space garages to have
one Level 2 charging.

Exception for ADUs.

Exception allowed if utility
infrastructure installation cost
exceeds $400/dwelling for tax
credit-financed affordable
housing
Multifamily All electric.

Exceptions:
• No prescriptive compliance
path
• Central water heating in
entirely affordable building
• Domestic water heating
projects granted
entitlements
• Physical constraints
• 40% of units with parking
spaces, Level 2 EV Charging
Stations (EVCS);
• 60% of units with parking
spaces, Level 1 EV Ready.

Exceptions:
• Planning entitlements if
installation cost exceed
$4,500/space for market rate
or $400 /space for affordable
Nonresidential All electric.

Exceptions:
• No prescriptive compliance
path
• Restaurants, cafeterias
• Emergency operation
centers
• Physical constraints
Offices:
• 20% Level 2 EVCS
• 30% Level 2 EV Capable
Other non-res:
• 10% Level 2 EVCS
• 10% Level 2 EV Capable

Exceptions:
• If installation cost exceeds
$4,500 /space
• Automated mechanical car
parking systems
DR25-004 - Townhome Project
177
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A0.5

CALGREEN

MANDATORY MEASURES
CHAPTER 4

RESIDENTIAL MANDATORY MEASURES
DIVISION 4.1 PLANNING AND DESIGN
DIVISION 4.3 WATER EFFICIENCY AND CONSERVATION

4.406 ENHANCED DURABILITY AND REDUCED MAINTENANCE

4.406.1 RODENT PROOFING. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or a similar method acceptable to the enforcing agency.

4.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING

4.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65 percent of the non-hazardous construction and demolition waste in accordance with either Section

4.408.2, 4.408.3 or 4.408.4, or meet a more stringent local construction and demolition waste management ordinance.

Exceptions:

1. Excavated soil and land-clearing debris.

2. Alternate waste reduction methods developed by working with local agencies if diversion or recycle facilities capable of compliance with this item do not exist or are not located reasonably close to the jobsite.

3. The enforcing agency may make exceptions to the requirements of this section when isolated jobsites are located in areas beyond the haul boundaries of the diversion facility.

4.408.2 CONSTRUCTION WASTE MANAGEMENT PLAN. Submit a construction waste management plan in conformance with Items 1 through 5. The construction waste management plan shall be updated as necessary and shall be available during construction for examination by the enforcing agency.

1. Identify the construction and demolition waste materials to be diverted from disposal by recycling, reuse on the project or salvage for future use or sale.

2. Specify if construction and demolition waste materials will be sorted on-site (source separated) or bulk mixed (single stream).

3. Identify diversion facilities where the construction and demolition waste material collected will be taken.

4. Identify construction methods employed to reduce the amount of construction and demolition waste generated.

5. Specify that the amount of construction and demolition waste materials diverted shall be calculated by weight or volume, but not by both.

4.408.3 WASTE MANAGEMENT COMPANY. Utilize a waste management company, approved by the enforcing agency, which can provide verifiable documentation that the percentage of construction and demolition waste material diverted from the landfill complies with Section 4.408.1.

Note: The owner or contractor may make the determination if the construction and demolition waste materials will be diverted by a waste management company.

4.408.4 WASTE STREAM REDUCTION ALTERNATIVE [LR]. Projects that generate a total combined weight of construction and demolition waste disposed of in landfills, which do not exceed 3.4 lbs./sq.ft. of the building area shall meet the minimum 65% construction waste reduction requirement in Section 4.408.1

4.408.4.1 WASTE STREAM REDUCTION ALTERNATIVE. Projects that generate a total combined weight of construction and demolition waste disposed of in landfills, which do not exceed 2 pounds per square foot of the building area, shall meet the minimum 65% construction waste reduction requirement in Section 4.408.1

4.408.5 DOCUMENTATION. Documentation shall be provided to the enforcing agency which demonstrates compliance with Section 4.408.2, items 1 through 5, Section 4.408.3 or Section 4.408.4..

Notes:

1. Sample forms found in "A Guide to the California Green Building Standards Code (Residential)" located at www.hcd.ca.gov/CALGreen.html may be used to assist in documenting compliance with this section.

2. Mixed construction and demolition debris (C & D) processors can be located at the California Department of Resources Recycling and Recovery (CalRecycle).

4.410 BUILDING MAINTENANCE AND OPERATION

4.410.1 OPERATION AND MAINTENANCE MANUAL. At the time of final inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency which includes all of the following shall be placed in the building:

1. Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure.

2. Operation and maintenance instructions for the following:
a. Equipment and appliances, including water-saving devices and systems, HVAC systems, photovoltaic systems, electric vehicle chargers, water-heating systems and other major appliances and equipment.
b. Roof and yard drainage, including gutters and downspouts. c. Space conditioning systems, including condensers and air filters. d. Landscape irrigation systems.
e. Water reuse systems.

3. Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations.

4. Public transportation and/or carpool options available in the area.

5. Educational material on the positive impacts of an interior relative humidity between 30-60 percent and what methods an occupant may use to maintain the relative humidity level in that range.

6. Information about water-conserving landscape and irrigation design and controllers which conserve water.

7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from the foundation.

8. Information on required routine maintenance measures, including, but not limited to, caulking, painting, grading around the building, etc.

9. Information about state solar energy and incentive programs available.

10. A copy of all special inspections verifications required by the enforcing agency or this code.

11. Information from the Department of Forestry and Fire Protection on maintenance of defensible space around residential structures.

12. Information and/or drawings identifying the location of grab bar reinforcements.

4.410.2 RECYCLING BY OCCUPANTS. Where 5 or more multifamily dwelling units are constructed on a building site, provide readily accessible area(s) that serves all buildings on the site and are identified for the depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waster, and metals, or meet a lawfully enacted local recycling ordinance, if more restrictive.

Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources Code Section 42649.82 (a)(2)(A) et seq. are note required to comply with the organic waste portion of this section.

DIVISION 4.4 MATERIAL CONSERVATION AND RESOURCE

EFFICIENCY
DIVISION 4.5 ENVIRONMENTAL QUALITY

4.303 INDOOR WATER USE

4.303.1 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the sections 4.303.1.1, 4.303.1.2, 4.303.1.3, and 4.303.4.4.

Note: All noncompliant plumbing fixtures in any residential real property shall be replaced with water-conserving plumbing fixtures. Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificate of occupancy, or final permit approval by the local building department. See Civil Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and other important enactment dates.

4.303.1.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-type Toilets.

Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume of two reduced flushes and one full flush.

4.303.1.2 Urinals. The effective flush volume of wall mounted urinals shall not exceed 0.125 gallons per flush.

The effective flush volume of all other urinals shall not exceed 0.5 gallons per flush.

4.303.1.3 Showerheads.

4.303.1.3.1 Single Showerhead. Showerheads shall have a maximum flow rate of not more than 1.8 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Showerheads.

4.303.1.3.2 Multiple showerheads serving one shower. When a shower is served by more than one showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to only allow one shower outlet to be in operation at a time.

Note: A hand-held shower shall be considered a showerhead.

4.303.1.4 Faucets.

4.303.1.4.1 Residential Lavatory Faucets. The maximum flow rate of residential lavatory faucets shall not exceed 1.2 gallons per minute at 60 psi. The minimum flow rate of residential lavatory faucets shall not be less than 0.8 gallons per minute at 20 psi.

4.303.1.4.2 Lavatory Faucets in Common and Public Use Areas. The maximum flow rate of lavatory faucets installed in common and public use areas (outside of dwellings or sleeping units) in residential buildings shall not exceed 0.5 gallons per minute at 60 psi.

4.303.1.4.3 Metering Faucets. Metering faucets when installed in residential buildings shall not deliver more than 0.2 gallons per cycle.

4.303.1.4.4 Kitchen Faucets. The maximum flow rate of kitchen faucets shall not exceed 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per minute at 60 psi.

Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction.

4.303.1.4.5 Pre-rinse spray valves.

When installed, shall meet the requirements in the California Code of Regulations, Title 20 (Appliance Efficiency Regulations), Sections 1605.1 (h)(4) Table H-2, Section 1605.3 (h)(4)(A), and Section 1607 (d)(7) and shall be equipped with an integral automatic shutoff.

FOR REFERENCE ONLY: The following table and code section have been reprinted from the California Code of Regulations, Title 20 (Appliance Efficiency Regulations),Section 1605.1 (h)(4) and Section 1605.3 (h)(4)(A).

Title 20 Section 1605.3 (h)(4)(A): Commercial prerinse spray values manufactured on or after January 1, 2006, shall have a minimum spray force of not less than 4.0 ounces-force (ozf)[113 grams-force(gf)]

4.303.2 Submeters for multifamily buildings and dwelling units in mixed-used residential/commercial buildings.

Submeters shall be installed to measure water usage of individual rental dwelling units in accordance with the California Plumbing Code.

4.303.3 Standards for plumbing fixtures and fittings. Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1 of the California Plumbing Code.

TABLE - MAXIMUM FIXTURE WATER USE

FIXTURE TYPE FLOW RATE
SHOWER HEADS (RESIDENTIAL) 1.8 GMP @ 80 PSI
LAVATORY FAUCETS (RESIDENTIAL) MAX. 1.2 GPM @ 60 PSI MIN. 0.8 GPM @ 20 PSI

LAVATORY FAUCETS IN COMMON & PUBLIC
USE AREAS 0.5 GPM @ 60 PSI
KITCHEN FAUCETS 1.8 GPM @ 60 PSI
METERING FAUCETS 0.2 GAL/CYCLE
WATER CLOSET 1.28 GAL/FLUSH
URINALS 0.125 GAL/FLUSH

4.304 OUTDOOR WATER USE

4.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Residential developments shall comply with a local water efficient landscape ordinance or the current California Department of Water Resources' Model Water Efficient Landscape Ordinance (MWELO), whichever is more stringent.

NOTES:

1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code Regulations, Title 23, Chapter 2.7, Division 2. MWELO and supporting documents, including water budget calculator, are available at: https://www.water.ca.gov/
ABBREVIATION DEFINITIONS:

HCD Department of Housing and Community Development
BSC California Building Standards Commission
DSA-SS Division of the State Architect, Structural Safety OSHPD Office of Statewide Health Planning and Development LR Low Rise
HR High Rise
AA Additions and Alterations
N New
NOTE:

THIS TABLE COMPILES THE DATA IN SECTION 4.303.1, AND IS INCLUDED AS A CONVENIENCE FOR THE USER.

SECTION 4.102 DEFINITIONS

4.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference) FRENCH DRAIN. A trench, hole or other depressed area loosely filled with rock, gravel, fragments of brick or similar pervious material used to collect or channel drainage or runoff water.

WATTLES. Wattles are used to reduce sediment in runoff. Wattles are often constructed of natural plant materials such as hay, straw or similar material shaped in the form of tubes and placed on a downflow slope. Wattles are also used for perimeter and inlet controls.

4.106 SITE DEVELOPMENT

4.106.1 GENERAL. Preservation and use of available natural resources shall be accomplished through evaluation and careful planning to minimize negative effects on the site and adjacent areas. Preservation of slopes, management of storm water drainage and erosion controls shall comply with this section.

4.106.2 STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION. Projects which disturb less than one acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site.

1. Retention basins of sufficient size shall be utilized to retain storm water on the site.

2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency.

3. Compliance with a lawfully enacted storm water management ordinance.

Note: Refer to the State Water Resources Control Board for projects which disturb one acre or more of soil, or are part of a larger common plan of development which in total disturbs one acre or more of soil. (Website: https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html)

4.106.3 GRADING AND PAVING. Construction plans shall indicate how the site grading or drainage system will manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface water include, but are not limited to, the following:

1. Swales

2. Water collection and disposal systems

3. French drains

4. Water retention gardens

5. Other water measures which keep surface water away from buildings and aid in groundwater recharge.

Exception: Additions and alterations not altering the drainage path.

4.106.4 Electric vehicle (EV) charging for new construction. New construction shall comply with Section 4.106.4.1 or 4.106.4.2. Electric vehicle supply equipment (EVSE) shall comply with the California Electrical Code.

Exceptions:

1. On a case-by-case basis, where the local enforcing agency has determined EV charging and infrastructure are not feasible based upon one or more of the following conditions:

1.1 Where there is no local utility power supply or the local utility is unable to supply adequate power.

1.2 Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section

4.106.4, may adversely impact the construction cost of the project.

2. Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) without additional parking facilities.

4.106.4.1 New one- and two-family dwellings and townhouses with attached private garages. For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger. Raceways are required to be continuous at enclosed, inaccessible or concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40-ampere 208/240-volt minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device.

Exemption: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is installed in close proximity to the proposed location of an EV charger at the time of original construction in accordance with the California Electrical Code.

4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as "EV CAPABLE". The raceway termination location shall be permanently and visibly marked as "EV CAPABLE".

CHAPTER 3

GREEN BUILDING
SECTION 301 GENERAL
301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory in the application checklists contained in this code. Voluntary green building measures are also included in the application checklists and may be included in the design and construction of structures covered by this code, but are not required unless adopted by a city, county, or city and county as specified in Section 101.7. 301.1.1 Additions and alterations. [HCD] The mandatory provisions of Chapter 4 shall be applied to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration.

The mandatory provision of Section 4.106.4.2 may apply to additions or alterations of existing parking facilities or the addition of new parking facilities serving existing multifamily buildings. See Section

4.106.4.3 for application.

Note: Repairs including, but not limited to, resurfacing, restriping and repairing or maintaining existing lighting fixtures are not considered alterations for the purpose of this section.

Note: On and after January 1, 2014, residential buildings undergoing permitted alterations, additions, or improvements shall replace noncompliant plumbing fixtures with water-conserving plumbing fixtures.

Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificate of occupancy or final permit approval by the local building department. See Civil Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and other important enactment dates.
301.2 LOW-RISE AND HIGH-RISE RESIDENTIAL BUILDINGS. [HCD] The provisions of individual sections of CALGreen may apply to either low-rise residential buildings high-rise residential buildings, or both. Individual sections will be designated by banners to indicate where the section applies specifically to low-rise only (LR) or high-rise only (HR). When the section applies to both low-rise and high-rise buildings, no banner will be used.

SECTION 302 MIXED OCCUPANCY BUILDINGS
302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy.

Exceptions:

1. [HCD] Accessory structures and accessory occupancies serving residential buildings shall comply with Chapter 4 and Appendix A4, as applicable.

2. [HCD] For purposes of CALGreen, live/work units, complying with Section 419 of the California Building Code, shall not be considered mixed occupancies. Live/Work units shall comply with Chapter 4 and Appendix A4, as applicable.

4.106.4.2 New multifamily dwellings, hotels and motels and new residential parking facilities.

When parking is provided, parking spaces for new multifamily dwellings, hotels and motels shall meet the requirements of Section 4.106.4.2.2. Calculations for spaces shall be rounded up to the nearest whole number. A parking space served by electric vehicle supply equipment or designed as an EV charging space shall count as at least one standard automobile parking space only for the purpose of complying with any applicable minimum parking space requirements established by a local jurisdiction. See Vehicle Code Section 22511.2 for further details.

4.106.4.2.1 Reserved.

4.106.4.2.2 Multifamily dwellings, hotels and motels

1. EV ready parking spaces with receptacles.
a. Hotels and motels. Forty (40) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles.
b. Multifamily parking facilities. Forty (40) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles. EV charging receptacles required by this section shall be located in at least one assigned parking space per dwelling unit where assigned parking is provided but need not exceed forty (40) percent of the total number of assigned parking spaces provided on the site.

Exception: Areas of parking facilities served by parking lifts, including but not limited to automated mechanical-access open parking garages as defined in the California Building Code; or parking facilities otherwise incapable of supporting electric vehicle charging. c. Receptacle power source. EV charging receptacles in multifamily parking facilities shall be provided with a dedicated branch circuit connected to the dwelling unit’s electrical panel, unless determined as infeasible by the project builder or designer and subject to concurrence of the local enforcing agency.

Exception: Areas of parking facilities served by parking lifts, including but not limited to automated mechanical-access open parking garages as defined in the California Building Code; or parking facilities otherwise incapable of supporting electric vehicle charging. d. Receptacle configurations. 208/240V EV charging receptacles shall comply with one of the following configurations:

1. For 20-ampere receptacles, NEMA 6-20R

2. For 30-ampere receptacles, NEMA 14-30R

3. For 50-ampere receptacles, NEMA 14-50R

2. EV ready parking spaces with EV chargers.
a. Hotels and motels. Ten (10) percent of the total number of parking spaces shall be equipped with Level 2 EV chargers. At least fifty (50) percent of the required EV chargers shall be equipped with J1772 connectors.
b. Multifamily parking facilities. Ten (10) percent of the total number of parking spaces shall be equipped with Level 2 EV chargers. At least fifty (50) percent of the required EV chargers shall be equipped with J1772 connectors. Where common use parking or unassigned parking is provided, EV chargers shall be located in common use or unassigned parking areas and shall be available for use by all residents or guests.

Where low power Level 2 EV charging receptacles or Level 2 EV chargers are installed beyond the minimum required, an automatic load management system (ALMS) may be used to reduce the maximum required electrical capacity to each space served by the ALMS. The electrical system and any on-site distribution transformers shall have sufficient capacity to deliver at least 3.3 kW simultaneously to each EV charging station (EVCS) served by the ALMS. The branch circuit shall have a minimum capacity of 40 amperes, and installed EV chargers shall have a capacity of not less than 30 amperes.

4.106.4.2.2.1 Electric vehicle charging stations (EVCS).

Electric vehicle charging stations required by Section 4.106.4.2.2, Item 2, with EV chargers installed shall comply with Section 4.106.4.2.2.1.1.

Exception: Electric vehicle charging stations serving public accommodations, public housing, motels and hotels shall not be required to comply with this section. See California Building Code, Chapter 11B, for applicable requirements.

4.106.4.2.2.1.1 Electric vehicle charging stations (EVCS) spaces with EV chargers installed; dimensions and location.

EVCS spaces shall be designed to comply with the following:

1. The minimum length of each EVCS space shall be 18 feet (5486 mm).

2. The minimum width of each EVCS space shall be 9 feet (2743 mm).

3. One in every 25 EVCS spaces, but not less than one, shall also have an 8-foot (2438 mm) wide minimum aisle. A 5-foot (1524 mm) wide minimum aisle shall be permitted provided the minimum width of the EVCS space is 12 feet (3658 mm). Surface slope for this EVCS space and the aisle shall not exceed 1 unit vertical in 48 units horizontal (2.083 percent slope) in any direction. These EVCS spaces shall also comply with at least one of the following:
a. The EVCS space shall be located adjacent to an accessible parking space meeting the requirements of the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space.
b. The EVCS space shall be located on an accessible route, as defined in the California Building Code, Chapter 2, to the building.

Exception: Electric vehicle charging stations designed and constructed in compliance with the California Building Code, Chapter 11B, are not required to comply with Section 4.106.4.2.2.1.1.

4.106.4.2.2.1.2 Accessible electric vehicle charging station spaces.

In addition to the requirements in Section 4.106.4.2.2.1.1, all EV chargers, where installed, shall comply with the accessibility provisions for EV chargers in the California Building Code, Chapter 11B. EV ready spaces and EVCS in multifamily developments shall comply with California Building Code, Chapter 11A, Section 1109A.

4.106.4.2.3 Reserved.

4.106.4.2.4 Reserved.

4.106.4.2.5 Electric vehicle ready space signage.

Electric vehicle ready spaces shall be identified by signage or pavement markings, in compliance with Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s).

4.106.4.3 Electric vehicle charging for additions and alterations of parking facilities serving existing multi-family buildings.

Where new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or altered and the work requires a building permit, ten (10) percent of the total number of parking spaces added or altered shall be EV capable spaces to support future Level 2 electric vehicle supply equipment. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging purposes as “EV CAPABLE.”
Notes:

1.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating future EV charging.

2.There is no requirement for EV spaces to be constructed or available until EV chargers are installed for use.

SECTION 4.501 GENERAL

4.501.1 Scope
The provisions of this chapter shall outline means of reducing the quality of air contaminants that are odorous, irritating and/or harmful to the comfort and well being of a building's installers, occupants and neighbors.

SECTION 4.502 DEFINITIONS

5.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference) AGRIFIBER PRODUCTS. Agrifiber products include wheatboard, strawboard, panel substrates and door cores, not including furniture, fixtures and equipment (FF&E) not considered base building elements.

COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard and medium density fiberboard. "Composite wood products" does not include hardboard, structural plywood, structural panels, structural composite lumber, oriented strand board, glued laminated timber, prefabricated wood I-joists or finger-jointed lumber, all as specified in California Code of regulations (CCR), title 17, Section 93120.1.

DIRECT-VENT APPLIANCE. A fuel-burning appliance with a sealed combustion system that draws all air for combustion from the outside atmosphere and discharges all flue gases to the outside atmosphere.

DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.

Y N/A RESPON. Y N/A Y N/A Y N/A
PARTY
RESPON.

PARTY
RESPON.

PARTY
RESPON.

PARTY
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES, SHEET 1 (July 2024 Supplement) Y = YES N/A = NOT APPLICABLE
RESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.)

4.201 GENERAL

4.201.1 SCOPE. For the purposes of mandatory energy efficiency standards in this code, the California Energy Commission will continue to adopt mandatory standards.

DIVISION 4.2 ENERGY EFFICIENCY
TABLE H-2

STANDARDS FOR COMMERCIAL PRE-RINSE SPRAY
VALUES MANUFACTURED ON OR AFTER JANUARY 28, 2019

PRODUCT CLASS
[spray force in ounce force (ozf)] MAXIMUM FLOW RATE (gpm) Product Class 1 (≤ 1.00
Product Class 2 (> 5.0 ozf and ≤ 1.20
Product Class 3 (> 8.0 ozf) 1.28
DR25-004 - Townhome Project
178
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A0.6

CALGREEN

MANDATORY MEASURES
MAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding a compound to the "Base Reactive Organic Gas (ROG) Mixture" per weight of compound added, expressed to hundredths of a gram (g O³/g ROC).

Note: MIR values for individual compounds and hydrocarbon solvents are specified in CCR, Title 17, Sections 94700 and 94701.

MOISTURE CONTENT. The weight of the water in wood expressed in percentage of the weight of the oven-dry wood.

PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to this article. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram of product (excluding container and packaging).

Note: PWMIR is calculated according to equations found in CCR, Title 17, Section 94521 (a).

REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute to ozone formation in the troposphere.

VOC. A volatile organic compound (VOC) broadly defined as a chemical compound based on carbon chains or rings with vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically contain hydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a).

4.503 FIREPLACES

4.503.1 GENERAL. Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed woodstove or pellet stove shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits as applicable, and shall have a permanent label indicating they are certified to meet the emission limits. Woodstoves, pellet stoves and fireplaces shall also comply with applicable local ordinances.

4.504 POLLUTANT CONTROL

4.504.1 COVERING OF DUCT OPENINGS & PROTECTION OF MECHANICAL EQUIPMENT DURING CONSTRUCTION. At the time of rough installation, during storage on the construction site and until final startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the enforcing agency to reduce the amount of water, dust or debris which may enter the system.

4.504.2 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with this section.

4.504.2.1 Adhesives, Sealants and Caulks. Adhesives, sealant and caulks used on the project shall meet the requirements of the following standards unless more stringent local or regional air pollution or air quality management district rules apply:

1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable or SCAQMD Rule 1168 VOC limits, as shown in Table 4.504.1 or 4.504.2, as applicable.

Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and tricloroethylene), except for aerosol products, as specified in Subsection 2 below.

2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with section 94507.

4.504.2.2 Paints and Coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of the ARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories listed in Table 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-High Gloss coating, based on its gloss, as defined in subsections 4.21, 4.36, and 4.37 of the 2007 California Air Resources Board, Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-High Gloss VOC limit in Table 4.504.3 shall apply.

4.504.2.3 Aerosol Paints and Coatings. Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC in Section 94522(a)(2) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522(e)(1) and (f)(1) of California Code of Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation 8, Rule 49.

4.504.2.4 Verification. Verification of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following:

1. Manufacturer's product specification.

2. Field verification of on-site product containers.

CHAPTER 7

INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS
702 QUALIFICATIONS
702.1 INSTALLER TRAINING. HVAC system installers shall be trained and certified in the proper installation of HVAC systems including ducts and equipment by a nationally or regionally recognized training or certification program. Uncertified persons may perform HVAC installations when under the direct supervision and responsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems.

Examples of acceptable HVAC training and certification programs include but are not limited to the following:

1. State certified apprenticeship programs.

2. Public utility training programs.

3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations.

4. Programs sponsored by manufacturing organizations.

5. Other programs acceptable to the enforcing agency.
702.2 SPECIAL INSPECTION [HCD]. When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition to other certifications or qualifications acceptable to the enforcing agency, the following certifications or education may be considered by the enforcing agency when evaluating the qualifications of a special inspector:

1. Certification by a national or regional green building program or standard publisher.

2. Certification by a statewide energy consulting or verification organization, such as HERS raters, building performance contractors, and home energy auditors.

3. Successful completion of a third party apprentice training program in the appropriate trade.

4. Other programs acceptable to the enforcing agency.

Notes:

1. Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code.

2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate homes in California according to the Home Energy Rating System (HERS). [BSC] When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition, the special inspector shall have a certification from a recognized state, national or international association, as determined by the local agency. The area of certification shall be closely related to the primary job function, as determined by the local agency.

Note: Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code. 703 VERIFICATIONS
703.1 DOCUMENTATION. Documentation used to show compliance with this code shall include but is not limited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which demonstrate substantial conformance. When specific documentation or special inspection is necessary to verify compliance, that method of compliance will be specified in the appropriate section or identified applicable checklist.

4.505 INTERIOR MOISTURE CONTROL

4.505.1 General. Buildings shall meet or exceed the provisions of the California Building Standards Code.

4.505.2 CONCRETE SLAB FOUNDATIONS. Concrete slab foundations required to have a vapor retarder by California Building Code, Chapter 19, or concrete slab-on-ground floors required to have a vapor retarder by the California Residential Code, Chapter 5, shall also comply with this section.

4.505.2.1 Capillary break. A capillary break shall be installed in compliance with at least one of the following:

1. A 4-inch (101.6 mm) thick base of 1/2 inch (12.7mm) or larger clean aggregate shall be provided with a vapor barrier in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06.

2. Other equivalent methods approved by the enforcing agency.

3. A slab design specified by a licensed design professional.

4.505.3 MOISTURE CONTENT OF BUILDING MATERIALS. Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19 percent moisture content. Moisture content shall be verified in compliance with the following:

1. Moisture content shall be determined with either a probe-type or contact-type moisture meter.Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code.

2. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece verified.

3. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing.

Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior to enclosure in wall or floor cavities. Wet-applied insulation products shall follow the manufacturers' drying recommendations prior to enclosure.

4.506 INDOOR AIR QUALITY AND EXHAUST

4.506.1 Bathroom exhaust fans. Each bathroom shall be mechanically ventilated and shall comply with the following:

1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.

2. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a humidity control.
a. Humidity controls shall be capable of adjustment between a relative humidity range less than or equal to 50% to a maximum of 80%. A humidity control may utilize manual or automatic means of adjustment.
b. A humidity control may be a separate component to the exhaust fan and is not required to be integral (i.e., built-in)
Notes:

1. For the purposes of this section, a bathroom is a room which contains a bathtub, shower or tub/shower combination.

2. Lighting integral to bathroom exhaust fans shall comply with the California Energy Code.

4.507 ENVIRONMENTAL COMFORT

4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN. Heating and air conditioning systems shall be sized, designed and have their equipment selected using the following methods:

1. The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J - 2011 (Residential Load Calculation), ASHRAE handbooks or other equivalent design software or methods.

2. Duct systems are sized according to ANSI/ACCA 1 Manual D - 2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods.

3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S - 2014 (Residential Equipment Selection), or other equivalent design software or methods.

Exception: Use of alternate design temperatures necessary to ensure the system functions are acceptable.

TABLE 4.504.1 - ADHESIVE VOC LIMIT1,2
(Less Water and Less Exempt Compounds in Grams per Liter)

ARCHITECTURAL APPLICATIONS VOC LIMIT
INDOOR CARPET ADHESIVES 50
CARPET PAD ADHESIVES 50
OUTDOOR CARPET ADHESIVES 150
WOOD FLOORING ADHESIVES 100
RUBBER FLOOR ADHESIVES 60
SUBFLOOR ADHESIVES 50
CERAMIC TILE ADHESIVES 65
VCT & ASPHALT TILE ADHESIVES 50
DRYWALL & PANEL ADHESIVES 50
COVE BASE ADHESIVES 50
MULTIPURPOSE CONSTRUCTION ADHESIVE 70
STRUCTURAL GLAZING ADHESIVES 100
SINGLE-PLY ROOF MEMBRANE ADHESIVES 250
OTHER ADHESIVES NOT LISTED 50

SPECIALTY APPLICATIONS
PVC WELDING 510
CPVC WELDING 490
ABS WELDING 325
PLASTIC CEMENT WELDING 250
ADHESIVE PRIMER FOR PLASTIC 550
CONTACT ADHESIVE 80
SPECIAL PURPOSE CONTACT ADHESIVE 250
STRUCTURAL WOOD MEMBER ADHESIVE 140
TOP & TRIM ADHESIVE 250

SUBSTRATE SPECIFIC APPLICATIONS
METAL TO METAL 30
PLASTIC FOAMS 50
POROUS MATERIAL (EXCEPT WOOD) 50
WOOD 30
FIBERGLASS 80

1. IF AN ADHESIVE IS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER, THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED.

2. FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE

THE VOC CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168.

TABLE 4.504.2 - SEALANT VOC LIMIT
(Less Water and Less Exempt Compounds in Grams per Liter)

SEALANTS VOC LIMIT
ARCHITECTURAL 250
MARINE DECK 760
NONMEMBRANE ROOF 300
ROADWAY 250
SINGLE-PLY ROOF MEMBRANE 450
OTHER 420

SEALANT PRIMERS

ARCHITECTURAL
NON-POROUS 250
POROUS 775
MODIFIED BITUMINOUS 500
MARINE DECK 760
OTHER 750
TABLE 4.504.5 - FORMALDEHYDE LIMITS1

MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION

PRODUCT CURRENT LIMIT
HARDWOOD PLYWOOD VENEER CORE 0.05
HARDWOOD PLYWOOD COMPOSITE CORE 0.05
PARTICLE BOARD 0.09
MEDIUM DENSITY FIBERBOARD 0.11
THIN MEDIUM DENSITY FIBERBOARD2 0.13

1. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIF. AIR RESOURCES BOARD, AIR TOXICS CONTROL

MEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCE
WITH ASTM E 1333. FOR ADDITIONAL INFORMATION, SEE CALIF.

CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH
93120.12.

2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM
THICKNESS OF 5/16" (8 MM).

TABLE 4.504.3 - VOC CONTENT LIMITS FOR
ARCHITECTURAL COATINGS2,3

GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPT

COMPOUNDS

COATING CATEGORY VOC LIMIT
FLAT COATINGS 50
NON-FLAT COATINGS 100
NONFLAT-HIGH GLOSS COATINGS 150

SPECIALTY COATINGS
ALUMINUM ROOF COATINGS 400
BASEMENT SPECIALTY COATINGS 400
BITUMINOUS ROOF COATINGS 50
BITUMINOUS ROOF PRIMERS 350
BOND BREAKERS 350
CONCRETE CURING COMPOUNDS 350
CONCRETE/MASONRY SEALERS 100
DRIVEWAY SEALERS 50
DRY FOG COATINGS 150
FAUX FINISHING COATINGS 350
FIRE RESISTIVE COATINGS 350
FLOOR COATINGS 100
FORM-RELEASE COMPOUNDS 250
GRAPHIC ARTS COATINGS (SIGN PAINTS) 500
HIGH TEMPERATURE COATINGS 420
INDUSTRIAL MAINTENANCE COATINGS 250
LOW SOLIDS COATINGS1 120
MAGNESITE CEMENT COATINGS 450
MASTIC TEXTURE COATINGS 100
METALLIC PIGMENTED COATINGS 500
MULTICOLOR COATINGS 250
PRETREATMENT WASH PRIMERS 420
PRIMERS, SEALERS, & UNDERCOATERS 100
REACTIVE PENETRATING SEALERS 350
RECYCLED COATINGS 250
ROOF COATINGS 50
RUST PREVENTATIVE COATINGS 250

SHELLACS
CLEAR 730
OPAQUE 550

SPECIALTY PRIMERS, SEALERS &
UNDERCOATERS 100
STAINS 250
STONE CONSOLIDANTS 450
SWIMMING POOL COATINGS 340
TRAFFIC MARKING COATINGS 100
TUB & TILE REFINISH COATINGS 420
WATERPROOFING MEMBRANES 250
WOOD COATINGS 275
WOOD PRESERVATIVES 350
ZINC-RICH PRIMERS 340

1. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER &

EXEMPT COMPOUNDS

2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITS ARE LISTED IN SUBSEQUENT COLUMNS IN THE TABLE.

3. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY

THE CALIFORNIA AIR RESOURCES BOARD, ARCHITECTURAL COATINGS SUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFORMATION IS AVAILABLE FROM THE AIR RESOURCES BOARD.

DIVISION 4.5 ENVIRONMENTAL QUALITY (continued)

4.504.3 CARPET SYSTEMS. All carpet installed in the building interior shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specification 01350)
See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.

4.504.3.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specification 01350) See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.

4.504.3.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 4.504.1.

4.504.4 RESILIENT FLOORING SYSTEMS. Where resilient flooring is installed , at least 80% of floor area receiving resilient flooring shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specification 01350) See California Department of Public Health's website for certification programs and testing labs. hhtps://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.

4.504.5 COMPOSITE WOOD PRODUCTS. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the buildings shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table 4.504.5

4.504.5.1 Documentation. Verification of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following:

1. Product certifications and specifications.

2. Chain of custody certifications.

3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title 17, Section 93120, et seq.).

4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered Wood Association, the Australian AS/NZS 2269, European 636 3S standards, and Canadian CSA 0121, CSA 0151, CSA 0153 and CSA 0325 standards.

5. Other methods acceptable to the enforcing agency.

DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.

Y N/A RESPON. Y N/A Y N/A Y N/A
PARTY
RESPON.

PARTY
RESPON.

PARTY
RESPON.

PARTY
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES, SHEET 2 (July 2024 Supplement) Y = YES N/A = NOT APPLICABLE
RESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.)
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3D PERSPECTIVE RENDERING
1 4
6 2
3 5

FOUR CORNERS
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BAY ROAD

MICHIGAN AVENUE

UNIVERSITY AVENUE
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DATE
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A0.8
3D PERSPECTIVE RENDERING
1 4
6 2
3 5

FOUR CORNERS
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BAY ROAD

MICHIGAN AVENUE

UNIVERSITY AVENUE
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DATE
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A0.9
3D PERSPECTIVE RENDERING
1 4
6 2
3 5

FOUR CORNERS
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BAY ROAD

MICHIGAN AVENUE

UNIVERSITY AVENUE
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1 4
6 2
3 5

FOUR CORNERS
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BAY ROAD

MICHIGAN AVENUE

UNIVERSITY AVENUE
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
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A0.10
3D PERSPECTIVE RENDERING
DR25-004 - Townhome Project
183
11/25/2025
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DATE
FOUR CORNERS 638.005
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A0.11
3D PERSPECTIVE RENDERING
1 4
6 2
3 5

FOUR CORNERS
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BAY ROAD

MICHIGAN AVENUE

UNIVERSITY AVENUE
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A0.12

ILLUSTRATIVE SITE PLAN
0 30 60 90 FEET
N

SEE CIVIL SHEET FOR EXTENT
BLDG 2
11-PLEX
BLDG 1
11-PLEX
BLDG 3
12-PLEX
BLDG 5
12-PLEX
BLDG 7
12-PLEX
BLDG 9
6-PLEX
BLDG 4
12-PLEX
BLDG 6
12-PLEX
BLDG 8
12-PLEX
BLDG 10
6-PLEX

PEDESTRIAN-ONLY

CONNECTION TO NEIGHBORHOOD

PRIMARY

PROJECT ENTRY

SECONDARY

PROJECT ENTRY

EVA ONLY

NOT PART OF SCOPE

OPEN SPACE
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CONTEXT PHOTOS
1 3
9 4
12 11
2 5
6 7
1 2 3 456
10 9 8 7
11 12
8 10
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PROJECT AREA

EXISTING SITE PLAN
0 30 60 90 FEET
N
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187

OPEN SPACE
AU
11/25/2025
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DATE
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A0.15

ARCHITECTURAL SITE PLAN

PROJECT AREA
0 30 60 90 FEET
N

SEE CIVIL SHEET FOR EXTENT

NOT PART OF SCOPE
AU
AU
AU
AU
AU
AU AU
AU
AU
AU
AU
AU

ACCESSIBLE PATH

PROPERTY LINE

STREET CENTER LINE

SETBACK LINE

ACCESSIBLE / ADAPTABLE UNITS REQUIRED
106 UNITS x 10% = 11 UNITS

PROVIDED
12 UNITS
(SEE SHEET A1.0.8 FOR UNIT PLANS)

ACCESSIBLE /

ADAPTABLE UNIT

PRIMARY ENTRY
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ASSUMED PROPERTY LINES AND BUILDING SEPARATION DIAGRAM

PROPERTY LINE

ASSUMED PROPERTY LINE
0 30 60 90 FEET
N
2-HR RATED

FIRE WALL
PER CBC 706 (TYP.)
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ALLOWABLE BUILDING CALCULATIONS
ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.1964 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.1964 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 8,375 Aa = 16,750
Second Floor Third Floor Total Building Area U + R-2
Aa = 8,375 sq. ft. allowed Aa = 8,375 sq. ft. allowed Aa = 8,375 sq. ft. allowed Aa = 16,750 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 2,224 sq. ft. U Occupancy: 2,224 sq. ft.

R-2 Occupancy: 894 sq. ft. R-2 Occupancy: 3,214 sq. ft. R-2 Occupancy: 2,986 sq. ft. R-2 Occupancy: 7,094 sq. ft.

Totals:

First floor: 3,118 sq. ft. Second Floor: 3,214 sq. ft. Third Floor: 2,986 sq. ft. Total Floor Area: 9,318 sq. ft. must be less than or equal to 8,375 must be less than or equal to 8,375 must be less than or equal to 8,375 must be less than or equal to 16,750 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 3-4,5-6,7-8 ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.4819 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.4819 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 10,374 Aa = 20,747
Second Floor Third Floor Total Building Area U + R-2
Aa = 10,374 sq. ft. allowed Aa = 10,374 sq. ft. allowed Aa = 10,374 sq. ft. allowed Aa = 20,747 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 4,336 sq. ft. U Occupancy: 4,336 sq. ft.

R-2 Occupancy: 1,049 sq. ft. R-2 Occupancy: 5,778 sq. ft. R-2 Occupancy: 5,417 sq. ft. R-2 Occupancy: 12,244 sq. ft.

Totals:

First floor: 5,385 sq. ft. Second Floor: 5,778 sq. ft. Third Floor: 5,417 sq. ft. Total Floor Area: 16,580 sq. ft. must be less than or equal to 10,374 must be less than or equal to 10,374 must be less than or equal to 10,374 must be less than or equal to 20,747 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 1A ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.4936 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.4936 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 10,455 Aa = 20,911
Second Floor Third Floor Total Building Area U + R-2
Aa = 10,455 sq. ft. allowed Aa = 10,455 sq. ft. allowed Aa = 10,455 sq. ft. allowed Aa = 20,911 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 3,207 sq. ft. U Occupancy: 3,207 sq. ft.

R-2 Occupancy: 1,158 sq. ft. R-2 Occupancy: 4,726 sq. ft. R-2 Occupancy: 4,394 sq. ft. R-2 Occupancy: 10,278 sq. ft.

Totals:

First floor: 4,365 sq. ft. Second Floor: 4,726 sq. ft. Third Floor: 4,394 sq. ft. Total Floor Area: 13,485 sq. ft. must be less than or equal to 10,455 must be less than or equal to 10,455 must be less than or equal to 10,455 must be less than or equal to 20,911 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 10
ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.7252 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.7252 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 12,077 Aa = 24,153
Second Floor Third Floor Total Building Area U + R-2
Aa = 12,077 sq. ft. allowed Aa = 12,077 sq. ft. allowed Aa = 12,077 sq. ft. allowed Aa = 24,153 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 4,043 sq. ft. U Occupancy: 4,043 sq. ft.

R-2 Occupancy: 1,424 sq. ft. R-2 Occupancy: 6,092 sq. ft. R-2 Occupancy: 6,094 sq. ft. R-2 Occupancy: 13,610 sq. ft.

Totals:

First floor: 5,467 sq. ft. Second Floor: 6,092 sq. ft. Third Floor: 6,094 sq. ft. Total Floor Area: 17,653 sq. ft. must be less than or equal to 12,077 must be less than or equal to 12,077 must be less than or equal to 12,077 must be less than or equal to 24,153 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 4 ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.6680 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.6680 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 11,676 Aa = 23,352
Second Floor Third Floor Total Building Area U + R-2
Aa = 11,676 sq. ft. allowed Aa = 11,676 sq. ft. allowed Aa = 11,676 sq. ft. allowed Aa = 23,352 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 1,586 sq. ft. U Occupancy: 1,586 sq. ft.

R-2 Occupancy: 901 sq. ft. R-2 Occupancy: 2,596 sq. ft. R-2 Occupancy: 2,415 sq. ft. R-2 Occupancy: 5,912 sq. ft.

Totals:

First floor: 2,487 sq. ft. Second Floor: 2,596 sq. ft. Third Floor: 2,415 sq. ft. Total Floor Area: 7,498 sq. ft. must be less than or equal to 11,676 must be less than or equal to 11,676 must be less than or equal to 11,676 must be less than or equal to 23,352 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 1B
ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.7017 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.7017 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 11,912 Aa = 23,824
Second Floor Third Floor Total Building Area U + R-2
Aa = 11,912 sq. ft. allowed Aa = 11,912 sq. ft. allowed Aa = 11,912 sq. ft. allowed Aa = 23,824 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 4,043 sq. ft. U Occupancy: 4,043 sq. ft.

R-2 Occupancy: 1,424 sq. ft. R-2 Occupancy: 6,092 sq. ft. R-2 Occupancy: 6,094 sq. ft. R-2 Occupancy: 13,610 sq. ft.

Totals:

First floor: 5,467 sq. ft. Second Floor: 6,092 sq. ft. Third Floor: 6,094 sq. ft. Total Floor Area: 17,653 sq. ft. must be less than or equal to 11,912 must be less than or equal to 11,912 must be less than or equal to 11,912 must be less than or equal to 23,824 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 5,7 ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.4061 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.4061 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 9,843 Aa = 19,686
Second Floor Third Floor Total Building Area U + R-2
Aa = 9,843 sq. ft. allowed Aa = 9,843 sq. ft. allowed Aa = 9,843 sq. ft. allowed Aa = 19,686 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 4,336 sq. ft. U Occupancy: 4,336 sq. ft.

R-2 Occupancy: 1,049 sq. ft. R-2 Occupancy: 5,778 sq. ft. R-2 Occupancy: 5,417 sq. ft. R-2 Occupancy: 12,244 sq. ft.

Totals:

First floor: 5,385 sq. ft. Second Floor: 5,778 sq. ft. Third Floor: 5,417 sq. ft. Total Floor Area: 16,580 sq. ft. must be less than or equal to 9,843 must be less than or equal to 9,843 must be less than or equal to 9,843 must be less than or equal to 19,686 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 2A
ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.7017 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.7017 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 11,912 Aa = 23,824
Second Floor Third Floor Total Building Area U + R-2
Aa = 11,912 sq. ft. allowed Aa = 11,912 sq. ft. allowed Aa = 11,912 sq. ft. allowed Aa = 23,824 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 4,043 sq. ft. U Occupancy: 4,043 sq. ft.

R-2 Occupancy: 1,424 sq. ft. R-2 Occupancy: 6,092 sq. ft. R-2 Occupancy: 6,094 sq. ft. R-2 Occupancy: 13,610 sq. ft.

Totals:

First floor: 5,467 sq. ft. Second Floor: 6,092 sq. ft. Third Floor: 6,094 sq. ft. Total Floor Area: 17,653 sq. ft. must be less than or equal to 11,912 must be less than or equal to 11,912 must be less than or equal to 11,912 must be less than or equal to 23,824 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 6,8 ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.6599 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.6599 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 11,619 Aa = 23,239
Second Floor Third Floor Total Building Area U + R-2
Aa = 11,619 sq. ft. allowed Aa = 11,619 sq. ft. allowed Aa = 11,619 sq. ft. allowed Aa = 23,239 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 1,586 sq. ft. U Occupancy: 1,586 sq. ft.

R-2 Occupancy: 901 sq. ft. R-2 Occupancy: 2,596 sq. ft. R-2 Occupancy: 2,415 sq. ft. R-2 Occupancy: 5,912 sq. ft.

Totals:

First floor: 2,487 sq. ft. Second Floor: 2,596 sq. ft. Third Floor: 2,415 sq. ft. Total Floor Area: 7,498 sq. ft. must be less than or equal to 11,619 must be less than or equal to 11,619 must be less than or equal to 11,619 must be less than or equal to 23,239 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 2B
ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.2267 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.2267 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 8,587 Aa = 17,174
Second Floor Third Floor Total Building Area U + R-2
Aa = 8,587 sq. ft. allowed Aa = 8,587 sq. ft. allowed Aa = 8,587 sq. ft. allowed Aa = 17,174 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 3,207 sq. ft. U Occupancy: 3,207 sq. ft.

R-2 Occupancy: 1,158 sq. ft. R-2 Occupancy: 4,726 sq. ft. R-2 Occupancy: 4,394 sq. ft. R-2 Occupancy: 10,278 sq. ft.

Totals:

First floor: 4,365 sq. ft. Second Floor: 4,726 sq. ft. Third Floor: 4,394 sq. ft. Total Floor Area: 13,485 sq. ft. must be less than or equal to 8,587 must be less than or equal to 8,587 must be less than or equal to 8,587 must be less than or equal to 17,174 First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
Includes living, volume, stairs, covered decks
Building: 9 ALLOWABLE AREA CALCULATION: 3-STORY R-2 BUILDING TYPE VB Non-Rated WITH FRONTAGE INCREASE NFPA 13 sprinklers are used for an increase in the number of stories

2. Allowable Areas:

Allowable Area per Story: Allowable Area per Building:

Aa = [ At + ( NS x If ) ] x Sa Aa = [ At + ( NS x If ) ] x Sa At = 7,000 tabular allowable area factor per Table 506.2 At = 7,000 tabular allowable area factor per Table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 NS = 7,000 tabular allowable area factor for a non-sprinklered building per table 506.2 If = 0.7258 area factor increase due to frontaqe calculation (see Frontage Increase below) If = 0.7258 area factor increase due to frontaqe calculation (see Frontage Increase below) Sa = 1 actual story (not to exceed 1) Sa = 2 actual number of building stories (not to exceed 2) Aa = 12,081 Aa = 24,162
Second Floor Third Floor Total Building Area U + R-2
Aa = 12,081 sq. ft. allowed Aa = 12,081 sq. ft. allowed Aa = 12,081 sq. ft. allowed Aa = 24,162 sq. ft. allowed

3. Acutal Areas:
1st Floor Areas 2nd Floor Area 3rd Floor Area Total Floor Area U Occupancy: 4,043 sq. ft. U Occupancy: 4,043 sq. ft.

R-2 Occupancy: 1,424 sq. ft. R-2 Occupancy: 6,092 sq. ft. R-2 Occupancy: 6,094 sq. ft. R-2 Occupancy: 13,610 sq. ft.

Totals:

First floor: 5,467 sq. ft. Second Floor: 6,092 sq. ft. Third Floor: 6,094 sq. ft. Total Floor Area: 17,653 sq. ft. must be less than or equal to 12,081 must be less than or equal to 12,081 must be less than or equal to 12,081 must be less than or equal to 24,162 Includes living, volume, stairs, covered decks
Building: 3
First Floor Garage (U) + First Floor Residential (R-2)
Includes garages and utility closets
Includes living, stairs, covered porches, areas below
cantilevers
Includes living, volume, stairs, covered decks, areas below cantilevers
DR25-004 - Townhome Project
190

PARKING AND VEHICULAR CIRCULATION OPEN SPACE AND PEDESTRIAN CIRCULATION

UNIT TYPE DISTRIBUTION BUILDING TYPE DISTRIBUTION

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
0 30 60 NORTH 120
UNIT A (12DU)
UNIT B (12DU)
UNIT C (36DU)
UNIT D (12DU)
UNIT E (12DU)
UNIT F (8DU)
UNIT FY (2DU)
UNIT G (12DU)

ENTRY/EXIT

ENTRY/EXIT

ENTRY/EXIT

VEHICULAR CIRCULATION ENTRY/EXIT

ENTRY/EXIT
EVA
GUEST PARKING (1 )
RESIDENTIAL PARKING (212)
7 FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
0 30 60 NORTH 120
BUILDING A: 11-PLEX (2)
BUILDING B: 12-PLEX (6)
BUILDING C: 6-PLEX (2)

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
0 30 60 NORTH 120

URBAN PLAZA

COMMON OPEN SPACE

PRIVATE OPEN SPACE

LANDSCAPING

PEDESTRIAN CIRCULATION
AU
AU
AU
AU
AU
AU
AU
AU
AU
AU
AU
*AU INDICATES

ACCESSIBLE / ADAPTABLE UNITS

BAY ROAD BAY ROAD

BAY ROAD BAY ROAD

UNIVERSITY AVENUEUNIVERSITY AVENUE

UNIVERSITY AVENUE

UNIVERSITY AVENUE
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A0.18

PROJECT SITE DIAGRAMS
DR25-004 - Townhome Project
191
10'-3" x 10'-8"
BEDROOM 2
9'-1" CLG.
11'-7" x 13'-0"

PRIMARY

BEDROOM
9'-1" CLG.

DN
7'-11" x 5'-6"
BATH
9'-1" CLG.
7'-3" x 5'-1"
W.I.C
9'-1" CLG.

LINEN
12'-10" x 5'-1"

PRIMARY
BATH
9'-1" CLG.

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
25'-3" 5'-0"
30'-3"
25'-0"
10'-11 1/2" 14'-0 1/2"
7'-9 1/2"
25'-0"
PL
PL
1"
25'-1"
1"
30'-4"
1"
30'-4"
1"
25'-1"
DN
2650 FX
6050 SL E
6050 SL E
2650 FX O/
2620 FX
2650 FX O/
2620 FX
LAU
UP
DN
PTRY
POWDER
14'-6" x 11'-0"
LIVING
9'-6" CLG.

DECK
9'-11" x 12'-7"
DINING
9'-6" CLG.
14'-6" x 13'-2"

KITCHEN
9'-6" CLG.

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
10'-4" 14'-11" 5'-0"
30'-3"
2'-0" 23'-0"
4'-5 1/2" 6'-6" 14'-0 1/2"
25'-0"
30'-3"
25'-0"
30'-3"
PL
PL
1"
25'-1"
1"
30'-4"
1"
30'-4"
1"
25'-1"
2650 FX O/
2620 FX
2650 FX O/
2620 FX
2650 FX O/
2620 FX
2650 FX O/
2620 FX
2650 FX O/
2620 FX
6050 SL
20'-2" x 22'-1"
2 CAR
GARAGE
8'-1" CLG.

UP
COAT
ENTRY

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
25'-3"
8'-11 1/2" 14'-0 1/2"
23'-0"23'-0"
5'-0"
30'-3"
30'-3"
PORCH
PL
PL
1"
23'-1"
1"
30'-4"
1"
30'-4"
2640 FX
2640 FX
1650 FX
WH
SLOPED
CLG.
8'-1" CLG SLOPED
CLG.
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING

NET BUILDING AREA
UNIT A - 2 BR/ 2.5 BA*
FIRST FLOOR 113 SQ. FT.

SECOND FLOOR 631 SQ. FT.

THIRD FLOOR 563 SQ. FT.

TOTAL LIVING 1308 SQ. FT.

GARAGE 490 SQ. FT.

PORCH 32 SQ. FT.

DECK 32 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

GROSS BUILDING AREA
UNIT A - 2 BR/ 2.5 BA*
FIRST FLOOR 130 SQ. FT.

SECOND FLOOR 685 SQ. FT.

THIRD FLOOR 614 SQ. FT.

TOTAL LIVING 1430 SQ. FT.

GARAGE 525 SQ. FT.

PORCH 32 SQ. FT.

DECK 32 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT A
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.1

TOWNHOUSE UNIT A PLANS
DR25-004 - Townhome Project
192
12'-0" x 12'-8"

PRIMARY

BEDROOM
9'-1" CLG.

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
29'-10"
23'-0" 6'-10"
24'-9 1/2" 6'-11 1/2"
31'-9"
11'-9" x 10'-0"
BEDROOM 2
9'-1" CLG.
11'-8" x 9'-8"
BEDROOM 3
9'-1" CLG.

DN
LINEN
SEAT
5'-4" x 8'-11"
W.I.C
9'-1" CLG.
5'-8" x 5'-8"
W.I.C
9'-1" CLG.
5'-0" x 8'-11"
BATH
9'-1" CLG.
9'-10" x 9'-2"

PRIMARY
BATH
9'-1" CLG.
31'-9"
29'-11"
PL PL
PL PL1" 1" 1" 1" 30'-0"
1"
31'-10"
PL
PL
1"
31'-10"
3050 CM E O/
3020 FX
4020 SL
5020 FX 6050 SL E
5050 SL E

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
23'-0" 6'-10"
2'-0" 22'-7" 7'-8"
13'-7" 9'-5" 6'-10"
UP

KITCHEN
9'-6" CLG.
12'-2" x 10'-2"
POWDER
9'-6" CLG.

DN
DECK
LIVING
ROOM
9'-6" CLG.
14'-0" x 9'-6"
COAT
PANTRY
DINING
9'-6" CLG.
14'-0" x 9'-6"
31'-9"
29'-10"
31'-9"
29'-10"
PL
1"
32'-4"
1" 1"
30'-0"
1"
PL
PL
PL
PL
PL
1"
PL
1"
31'-10"
6046 SL
6046 SL TEMP. O/
6020 FX TEMP.
3050 FX O/
3020 FX
3050 FX O/
3020 FX
20'-1" x 22'-1"
2 CAR
GARAGE
8'-1" CLG.

UP
ENTRY
8'-1" CLG.

PORCH
8'-1" CLG.

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
23'-0"
7'-11" 22'-4"
30'-3"
5'-6" 17'-6"
29'-3"
23'-0"
PL
PL
1"
23'-1"
1"
30'-4"
1"
29'-4"
PL
1"
PL
1650 FX
WH
10'-0" X 20'-0"

CLEAR PARKING
SLOPED
CLG.
10'-0" X 20'-0"

CLEAR PARKING

NET BUILDING AREA
UNIT B - 3 BR/ 2.5 BA*
FIRST FLOOR 89 SQ. FT.

SECOND FLOOR 754 SQ. FT.

THIRD FLOOR 776 SQ. FT.

TOTAL LIVING 1620 SQ. FT.

GARAGE 485 SQ. FT.

PORCH 47 SQ. FT.

DECK 67 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

GROSS BUILDING AREA
UNIT B - 3 BR/ 2.5 BA*
FIRST FLOOR 105 SQ. FT.

SECOND FLOOR 824 SQ. FT.

THIRD FLOOR 830 SQ. FT.

TOTAL LIVING 1758 SQ. FT.

GARAGE 520 SQ. FT.

PORCH 47 SQ. FT.

DECK 67 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT B
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.2

TOWNHOUSE UNIT B PLANS
DR25-004 - Townhome Project
193
11'-8" x 9'-6"
BEDROOM 2
9'-1" CLG.
15'-0"
10'-2" x 12'-0"

PRIMARY BEDROOM
9'-1" CLG.
6'-2" x 11'-3"

PRIMARY
BATH
9'-1" CLG.
9'-4" x 5'-0"
BATH 2
9'-6" CLG.
6'-4" x 5'-0"
W.I.C.
9'-1" CLG.
46'-6"
1"
14'-10"
1"
PL PL
1" 1" 15'-0"
PL PL
46'-6"

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
14'-10"
3'-6" x 10'-9"
W.I.C.
9'-1" CLG.
6050 SL E
LNDRY
DN
LINEN
3050 FX O/
3020FX
3050 CM E
O/ 3020FX
5S
DN
UP
11'-8" x 9'-6"
BEDROOM 3
9'-6" CLG.
8'-2" x 5'-0"
BATH 3
9'-6" CLG.
10'-2" x 8'-6"

KITCHEN
9'-6" CLG.
10'-0" x 20'-4"
LIVING
9'-6" CLG.
1"
14'-10"
1"
15'-0"
PL PL
1"
14'-10"
1"
15'-0"
PL PL

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
COAT
6050 SL E
2040 SH
3050 FX O/
3020FX
46'-6"
3050 CM
O/ 3020FX

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
PL
UP
ENTRY
14'-10"
PORCH
15'-0"
40'-6" 1'-0"
41'-6" 3'-0"
6'-4 1/2" 6'-7 1/2"
15'-0"
PL
PL PL
1" 1"
14'-10"
1" 1"
44'-6"
10'-0" x 36'-4"
TANDEM
GARAGE
8'-1" CLG.
5040 SL
WH 9'-0" X 18'-0"***

PARKING SPACE
8'-1" CLG
20'-0"
10'-0"

GROSS BUILDING AREA
UNIT C - 3 BR/ 3 BA*
FIRST FLOOR 81 SQ. FT.

SECOND FLOOR 683 SQ. FT.

THIRD FLOOR 644 SQ. FT.

TOTAL LIVING 1409 SQ. FT.

GARAGE (TANDEM) 535 SQ. FT.

PORCH 30 SQ. FT.
*GROSS SQUARE FOOTAGE

NET BUILDING AREA
UNIT C - 3 BR/ 3 BA**
FIRST FLOOR 68 SQ. FT.

SECOND FLOOR 619 SQ. FT.

THIRD FLOOR 585 SQ. FT.

TOTAL LIVING 1272 SQ. FT.

GARAGE(TANDEM) 489 SQ. FT.

PORCH 30 SQ. FT.
**NET SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
***9'x18' PARKING SPACE DIMENSION

ALLOWED IN RESIDENTIAL GARAGE IF
MINIMUM CLEAR SPACE OF 10'X20' IS
PROVIDED PER EPADC 18.30.090.B.

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT C
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.3

TOWNHOUSE UNIT C PLANS
DR25-004 - Townhome Project
194

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
44'-0"
13'-6"
45'-6"
8'-7" 9'-5"
18'-0"
10'-3" x 10'-0"
BEDROOM 2
9'-1" CLG.
8'-10" x 5'-0"
BATH 2
9'-1" CLG.
17'-1" x 11'-0"

PRIMARY

BEDROOM
9'-1" CLG.

DN
8'-10" x 9'-10"

PRIMARY
BATH
9'-1" CLG.

LNDRY
9'-5" x 6'-0"
W.I.C
9'-1" CLG.

LN
1'-6"
22'-1 1/2" 23'-4 1/2"
0"
13'-8"
1"
PL PL
1"
1" 1"
18'-2"
PL PL
3050 SH E
6050 SL O/
6020 FX
6050 SL E
12'-7" x 13'-5"

KITCHEN
9'-6" CLG.
12'-7" x 14'-10"
LIVING
9'-6" CLG.
12'-7" x 12'-4"
DINING
9'-6" CLG.

POWDER
DECK
DN
UP

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
13'-6"
41'-5 1/2" 4'-0 1/2"
23'-4 1/2" 22'-1 1/2"
45'-6"
8'-7" 9'-5"
18'-0"
45'-6"
13'-8"
1"
PL
1"
1" 1"
18'-2"
PL PL
PL
8046 XOX
3040 SH
10'-0" x 40'-7"
TANDEM
GARAGE
8'-1" CLG.

UP
ENTRY
C.CL

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
41'-6"
13'-6"
21'-4 1/2" 1'-0"
7'-1" 10'-11"
18'-0"
43'-6"
2'-0"2'-0"
43'-6"
13'-8"
PORCH
8'-1" CLG.

PL
1"
PL PL
1"
1" 1"
18'-2"
PL
19'-1 1/2"
6040SL
1650 FX
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
8'-1" CLG

GROSS BUILDING AREA
UNIT D - 2 BR/ 2.5 BA*
FIRST FLOOR 109 SQ. FT.

SECOND FLOOR 683 SQ. FT.

THIRD FLOOR 655 SQ. FT.

TOTAL LIVING 1447 SQ. FT.

GARAGE (TANDEM) 542 SQ. FT.

PORCH 23 SQ. FT.

DECK 38 SQ. FT.
*GROSS SQUARE FOOTAGE

NET BUILDING AREA
UNIT D - 2 BR/ 2.5 BA*
FIRST FLOOR 93 SQ. FT.

SECOND FLOOR 618 SQ. FT.

THIRD FLOOR 594 SQ. FT.

TOTAL LIVING 1305 SQ. FT.

GARAGE(TANDEM) 497 SQ. FT.

PORCH 23 SQ. FT.

DECK 38 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT D
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.4

TOWNHOUSE UNIT D PLANS
DR25-004 - Townhome Project
195
LINEN
DN
11'-0" x 14'-8"

PRIMARY

BEDROOM
9'-1" CLG.
8'-3" x 12'-1"

PRIMARY
BATH
9'-1" CLG.
10'-1" x 10'-6"
BEDROOM 2
9'-1" CLG.
10'-2" x 10'-6"
BEDROOM 3
9'-1" CLG.
6'-0" x 8'-6"
BATH
9'-1" CLG.
4'-8" x 9'-4"
W.I.C
9'-1" CLG.

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
21'-5"
23'-2 1/2" 22'-3 1/2"
45'-6"
2'-0" 41'-0" 2'-6"
9'-11"
10'-4 1/2" 11'-0 1/2"
45'-6"
16'-11"
PL
1" 1"
21'-7"
1" 1" 17'-1"
PL
PL
7'-0"
PL
6050 SL E O/
6020FX
6050 SL E
6050 SL E
ZOOM
ROOM
PANTRY
C.CL
DN
UP
DECK
POWDER
6'-4" x 7'-7"

LAUNDRY
9'-6" CLG.
12'-6" x 14'-0"
LIVING
9'-6" CLG.
12'-6" x 13'-3"
DINING
9'-6" CLG.
13'-11" x 10'-2"

KITCHEN
9'-6" CLG.

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
10'-5 1/2" 10'-11 1/2"
38'-3 1/2" 5'-2 1/2"
21'-5"
23'-2 1/2" 22'-3 1/2"
9'-11" 7'-0"
16'-11"
2'-0"
45'-6"45'-6"
PL
1" 1"
21'-7"
1" 1" 17'-1"
PL
PL
PL
3040 SH
2040 SH
6046 SL
7'-9" CLG.

UP
ENTRY
20'-6" x 20'-4"
2 CAR
GARAGE
8'-1" CLG.
8'-4" x 14'-10"
DEN
8'-1" CLG.

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
21'-5"
39'-6" 3'-0"
21'-2 1/2" 19'-3 1/2"
43'-6"
9'-11" 7'-0"
16'-11"
1'-0"
43'-6"
3'-0"
PORCH
8'-1" CLG.

PL
PL
1" 1"
21'-7"
1" 1" 17'-1"
PL
PL
6040SL
1650 FX
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
8'-1" CLG

GROSS BUILDING AREA
UNIT E - 3 BR + DEN /

2.5 BA*
FIRST FLOOR 276 SQ. FT.

SECOND FLOOR 809 SQ. FT.

THIRD FLOOR 784 SQ. FT.

TOTAL LIVING 1869 SQ. FT.

GARAGE 502 SQ. FT.

PORCH 21 SQ. FT.

DECK 52 SQ. FT.
*GROSS SQUARE FOOTAGE

NET BUILDING AREA
UNIT E - 3 BR + DEN /

2.5 BA*
FIRST FLOOR 251 SQ. FT.

SECOND FLOOR 730 SQ. FT.

THIRD FLOOR 709 SQ. FT.

TOTAL LIVING 1690 SQ. FT.

GARAGE 464 SQ. FT.

PORCH 21 SQ. FT.

DECK 52 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT E
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.5

TOWNHOUSE UNIT E PLANS
DR25-004 - Townhome Project
196
7'-2" x 10'-4"
W.I.C
9'-1" CLG.
10'-6" x 12'-8"
BEDROOM 2
9'-1" CLG.
10'-10" x 9'-6"
BEDROOM 3
9'-1" CLG.
9'-0" x 5'-0"
BATH 2
9'-1" CLG.
14'-2" x 12'-6"

PRIMARY

BEDROOM
9'-1" CLG.
10'-6" x 6'-0"

PRIMARY
BATH
9'-1" CLG.

DN
LINEN

LAUNDRY

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
14'-10 1/2" 7'-7 1/2"
22'-6"
13'-8 1/2" 10'-7" 19'-8 1/2"
2'-0" 42'-0"
44'-0"
22'-6"
SEAT
44'-0"
PL
PL
1"
1"
22'-7"
22'-7"
3050 FX E 3020FX
O/
3020 FX
6050 SL E O/
6020 FX 5020 FX
2020 SH TEMP. 4020 SL
6020 FX
6050 SL E
6050 SL E
9'-1" CLG.
16'-2" x 12'-10"

KITCHEN
9'-6" CLG.
16'-2" x 13'-2"
LIVING
9'-6" CLG.
5'-2" x 6'-9"
PANTRY
9'-6" CLG.
12'-8" x 12'-2"
DINING
9'-6" CLG.

DECK
DN
UP
COAT CL.

POWDER
DECK

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
14'-10 1/2" 7'-7 1/2"
13'-8 1/2" 10'-7" 14'-8 1/2" 4'-6"
22'-6"
44'-0"
22'-6"
44'-0"
1"
1"
22'-7"
22'-7"
PL
PL
6046 SL
2646 SH
3040 SH
2040 FX
3050 FX O/
3020 FX
3050 FX O/
3020 FX
3050 FX O/
3020 FX
9'-1" CLG.
20'-1" x 20'-3"
2 CAR
GARAGE
8'-1" CLG.

UP
ENTRY

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
21'-0"
40'-0"
13'-4 1/2" 7'-7 1/2"
21'-0"
1'-6" 38'-6"
42'-0"
7'-6" x 5'-0"
BATH
8'-1" CLG.
2'-0"
42'-0"
2'-0"
PORCH
8'-1" CLG.

PL
PL
1"
1"
21'-1"
21'-1"
6040 SL
1650 FX
5016 FX 2020 FX
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
8'-1" CLG
12'-6" x 13'-1"
(OPT.DEN)
8'-1" CLG.

BEDROOM 4

GROSS BUILDING AREA
UNIT F - 4 BR/ 3.5 BA*
FIRST FLOOR 338 SQ. FT.

SECOND FLOOR 868 SQ. FT.

THIRD FLOOR 909 SQ. FT.

TOTAL LIVING 2115 SQ. FT.

GARAGE 494 SQ. FT.

PORCH 29 SQ. FT.

DECK 56 SQ. FT.

DECK 73 SQ. FT.
*GROSS SQUARE FOOTAGE

NET BUILDING AREA
UNIT F - 4 BR/ 3.5 BA*
FIRST FLOOR 312 SQ. FT.

SECOND FLOOR 801 SQ. FT.

THIRD FLOOR 839 SQ. FT.

TOTAL LIVING 1953 SQ. FT.

GARAGE 461 SQ. FT.

PORCH 29 SQ. FT.

DECK 73 SQ. FT.

DECK 56 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
UNIT F

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
2 11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.6

TOWNHOUSE UNIT F PLANS
1 1
2 DR25-004 - Townhome Project
197
7'-2" x 10'-4"
W.I.C
9'-1" CLG.
9'-11" x 12'-8"
BEDROOM 2
9'-1" CLG.
9'-11" x 9'-6"
BEDROOM 3
9'-1" CLG.
9'-6" x 5'-0"
BATH 2
9'-1" CLG.
12'-8" x 12'-6"

PRIMARY

BEDROOM
9'-1" CLG.
9'-2" x 6'-0"

PRIMARY
BATH
9'-1" CLG.

DN
LINEN
LAU

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
13'-4 1/2" 7'-7 1/2"
21'-0"
2'-0" 42'-0"
44'-0"
21'-0"
SEAT
44'-0"
PL
PL PL
PL
1" 1"
21'-2"
1" 1"
21'-2"
3050 SH E 3020 FX
O/
3020 FX
3050 SH O/
3020 FX
6050 SL E
6050 SL E
9'-1" CLG.
14'-8" x 13'-0"

KITCHEN
9'-6" CLG.
16'-2" x 13'-2"
LIVING
9'-6" CLG.
5'-2" x 6'-9"
PANTRY
9'-6" CLG.
14'-8" x 12'-0"
DINING
9'-6" CLG.

DECK
DN
UP
COAT CL.

POWDER

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
13'-4 1/2" 7'-7 1/2"
39'-0" 5'-0"
21'-0"
44'-0"
21'-0"
44'-0"
12'-1" 9'-5"
2'-0" 42'-0"
PL
PL PL
PL
1" 1"
21'-2"
1" 1"
21'-2"
3040 SH
2040 FX
6046 SL
9'-6" CLG.
20'-1" x 20'-3"
2 CAR
GARAGE
8'-1" CLG.

UP
ENTRY

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
21'-0"
40'-0"
13'-4 1/2" 7'-7 1/2"
21'-0"
1'-6" 38'-6"
42'-0"
2'-0"
42'-0"
2'-0"
PORCH
8'-1" CLG.

PL
PL
PL
PL
1" 1"
21'-2"
1" 1"
21'-2"
6040 SL
1650 FX
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
8'-1" CLG
12'-6" x 13'-1"
(OPT.DEN)
8'-1" CLG.

BEDROOM 4
7'-6" x 5'-0"
BATH
8'-1" CLG.

GROSS BUILDING AREA
UNIT FY - 3 BR/ 3.5 BA*
FIRST FLOOR 339 SQ. FT.

SECOND FLOOR 850 SQ. FT.

THIRD FLOOR 862 SQ. FT.

TOTAL LIVING 2052 SQ. FT.

GARAGE 496 SQ. FT.

PORCH 29 SQ. FT.

DECK 66 SQ. FT.
*GROSS SQUARE FOOTAGE

NET BUILDING AREA
UNIT FY - 3 BR/ 3.5 BA*
FIRST FLOOR 312 SQ. FT.

SECOND FLOOR 785 SQ. FT.

THIRD FLOOR 792 SQ. FT.

TOTAL LIVING 1889 SQ. FT.

GARAGE 461 SQ. FT.

PORCH 29 SQ. FT.

DECK 66 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

UNIT FY

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-720011/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.7

TOWNHOUSE UNIT FY PLANS
DR25-004 - Townhome Project
198
7'-2"
x 9'-4"
W.I.C
9'-1" CLG.
10'-6"
x 12'-8"
BEDROOM 2
9'-1" CLG.
10'-10"
x 9'-6"
BEDROOM 3
9'-1" CLG.
10'-3"
x 5'-0"
BATH 2
9'-1" CLG.
14'-2"
x 12'-6"

PRIMARY

BEDROOM
9'-1" CLG.
10'-3"
x 6'-0"

PRIMARY
BATH
9'-1" CLG.

DN
LINEN
LAU

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
7'-7 1/2" 14'-10 1/2"
22'-6"
2'-0"
43'-0"
22'-6"
SEAT
1"
1"
22'-7"
22'-7"
3020FX
6050 SL E
O/
6020 FX
6050 SL E
6050 SL E
2650 SL 2650 SL 2650 SL 2650 SL 2040 SH
41'-0"
1'-0"
7'-5 1/2" 15'-0 1/2"
9'-1" CLG.
16'-2"
x 12'-10"

KITCHEN
9'-6" CLG.
5'-2"
x 8'-9"
PANTRY
9'-6" CLG.

COAT CL.

POWDER

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
22'-6"
1" 22'-7"
6046 SL
2646 FX
16'-2"
x 16'-8"
LIVING
9'-6" CLG.

DECK
DN
UP
3040 SH
2646 FX
2040 FX
16'-2"
x 8'-8"
DINING
9'-6" CLG.
2646 FX
2646 FX
22'-6"
1"
22'-7"
44'-0"
2646 FX 2646 FX
43'-0"
7'-7" 12'-4" 2'-7"
9'-6" CLG.
20'-1"
x 20'-3"
2 CAR
GARAGE
8'-1" CLG.
10'-2"
x 11'-7"
(OPT. DEN)
8'-1" CLG. UP
ENTRY

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
21'-0"
40'-0"
7'-7 1/2" 13'-4 1/2"
21'-0"
1'-6" 38'-6"
42'-0"
2'-0"
42'-0"
2'-0"
PORCH
8'-1" CLG.
21'-1"
21'-1"
6040 SL
1650 FX
PLPL
1"
1"
1650 FX
FLUSH
FLUSH
1'-0"
10'-0"
x 5'-0"
BATH 4
8'-1" CLG.
1'-6"
1'-0"
2'-0"
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
BEDROOM 4

GROSS BUILDING AREA
UNIT F - 4 BR/ 3.5 BA*
FIRST FLOOR 337 SQ. FT.

SECOND FLOOR 912 SQ. FT.

THIRD FLOOR 918 SQ. FT.

TOTAL LIVING 2168 SQ. FT.

GARAGE 495 SQ. FT.

PORCH 29 SQ. FT.

DECK 74 SQ. FT.
*GROSS SQUARE FOOTAGE

NET BUILDING AREA
UNIT G - 4 BR/ 3.5 BA*
FIRST FLOOR 311 SQ. FT.

SECOND FLOOR 850 SQ. FT.

THIRD FLOOR 849 SQ. FT.

TOTAL LIVING 2010 SQ. FT.

GARAGE 462 SQ. FT.

PORCH 29 SQ. FT.

DECK 74 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
48"
48"
54"
42"
54"
42"
48"
36"
48"
48"
48"
36"
48"
60"
48"
36"
7'-2"
x 9'-4"
W.I.C
9'-1" CLG.
10'-6"
x 12'-8"
BEDROOM 2
9'-1" CLG.
10'-10"
x 9'-6"
BEDROOM 3
9'-1" CLG.
10'-3"
x 5'-0"
BATH 2
9'-1" CLG.
14'-2"
x 12'-6"

PRIMARY

BEDROOM
9'-1" CLG.
10'-3"
x 6'-0"

PRIMARY
BATH
9'-1" CLG.

DN
LINEN
LAU

THIRD FLOOR PLAN
SCALE : 1/4" = 1'-0"
7'-7 1/2" 14'-10 1/2"
22'-6"
2'-0"
43'-0"
22'-6"
SEAT
1"
1"
22'-7"
22'-7"
3020FX
6050 SL E
O/
6020 FX
6050 SL E
6050 SL E
2650 SL 2650 SL 2650 SL 2650 SL 2040 SH
41'-0"
1'-0"
7'-5 1/2" 15'-0 1/2"
9'-1" CLG.
16'-2"
x 12'-10"

KITCHEN
9'-6" CLG.
5'-2"
x 8'-9"
PANTRY
9'-6" CLG.

COAT CL.

POWDER

SECOND FLOOR PLAN
SCALE : 1/4" = 1'-0"
22'-6"
1" 22'-7"
6046 SL
2646 FX
16'-2"
x 16'-8"
LIVING
9'-6" CLG.

DECK
DN
UP
3040 SH
2646 FX
2040 FX
16'-2"
x 8'-8"
DINING
9'-6" CLG.
2646 FX
2646 FX
22'-6"
1"
22'-7"
44'-0"
2646 FX 2646 FX
43'-0"
7'-7" 12'-4" 2'-7"
9'-6" CLG.
20'-1"
x 20'-3"
2 CAR
GARAGE
8'-1" CLG.
10'-2"
x 11'-7"
(OPT. DEN)
8'-1" CLG. UP
ENTRY

FIRST FLOOR PLAN
SCALE : 1/4" = 1'-0"
21'-0"
40'-0"
7'-7 1/2" 13'-4 1/2"
21'-0"
1'-6" 38'-6"
42'-0"
2'-0"
42'-0"
2'-0"
PORCH
8'-1" CLG.
21'-1"
21'-1"
6040 SL
1650 FX
PLPL
1"
1"
1650 FX
FLUSH
FLUSH
1'-0"
10'-0"
x 5'-0"
BATH 4
8'-1" CLG.
1'-6"
1'-0"
2'-0"
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
BEDROOM 4

GROSS BUILDING AREA
UNIT F - 4 BR/ 3.5 BA*
FIRST FLOOR 337 SQ. FT.

SECOND FLOOR 912 SQ. FT.

THIRD FLOOR 918 SQ. FT.

TOTAL LIVING 2168 SQ. FT.

GARAGE 495 SQ. FT.

PORCH 29 SQ. FT.

DECK 74 SQ. FT.
*GROSS SQUARE FOOTAGE

NET BUILDING AREA
UNIT G - 4 BR/ 3.5 BA*
FIRST FLOOR 311 SQ. FT.

SECOND FLOOR 850 SQ. FT.

THIRD FLOOR 849 SQ. FT.

TOTAL LIVING 2010 SQ. FT.

GARAGE 462 SQ. FT.

PORCH 29 SQ. FT.

DECK 74 SQ. FT.
*NET SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD

MEASURED TO INTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT G
48"
48"
54"
42"
54"
42"
48"
36"
48"
48"
48"
36"
48"
60"
48"
36"
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.0.8

TOWNHOUSE UNIT G PLANS (ACCESSIBLE OR ADAPTABLE UNIT)

ADAPTABLE PLAN NOTES

1. ADAPTABLE UNITS TO COMPLY WITH 2022 CBC 1134A.2

2.THE UNIT PLANS BELOW SHALL COMPLY WITH CBC 1102A.3

ACCESSIBLE PATH

PRIMARY ENTRY
DR25-004 - Townhome Project
199

FIRST FLOOR PLAN
SCALE : 1/8" = 1'-0"
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"
CLEAR PARKING WH 9'-0" X 18'-0"***
PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE 10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
2-CAR GARAGE
ENTRY
PORCH
BEDROOM 4
BATH
UP
2-CAR GARAGE
ENTRY
PORCH
BATH

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP
2-CAR GARAGE
ENTRY
PORCH
BATH
UP

TANDEM GARAGE TANDEM GARAGE TANDEM GARAGE

PL PL PL PL PL PL PL PL PL PL
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
21'-0"
21'-1" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 21'-1" 183'-4"
40'-0"
1'-6"
41'-6"
40'-0"
1'-6"
41'-6"
21'-0"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
21'-0"
21'-1" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 21'-1" 183'-4"

PL PL PL PL PL PL PL PL PL PL
21'-1"

UNIT F UNIT C UNIT C UNIT C UNIT C UNIT C-R UNIT FY UNIT F-R 10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"
WH CLEAR PARKING 9'-0" X 18'-0"***WH PARKING SPACE
9'-0" X 18'-0"***
PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE

UNIT C UNIT C UNIT C
ENTRY
PORCH
UP
ENTRY
PORCH
UP
ENTRY
PORCH
UP

RISER METER CLOSET
OPT. DEN
UP BEDROOM 4
OPT. DEN
BEDROOM 4
OPT. DEN

SECOND FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN
UP
DN
UP

PL PL PL PL PL PL PL PL PL PL
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"
46'-6"
44'-0"
46'-6"
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"

PL PL PL PL PL PL PL PL PL PL

DN DN DN DN
2'-6"
2'-6"
46'-6"

KITCHEN
DECK
POWDER
PANTRY
COAT CL.

DINING
LIVING
DECK

UP UP UP UP

KITCHEN
PANTRY
POWDER
COAT CL.

DINING
LIVING
DECK
DECK
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING

UNIT F UNIT C UNIT C UNIT C UNIT C UNIT FY UNIT F-R
DN
BEDROOM 3
BATH 3

KITCHEN
LIVING
UP
DINING

UNIT C-R
DN
UP
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
UNIT C
DN
UP
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
UNIT C
DN
UP
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
UNIT C
DN
UP
POWDER
PANTRY
COAT CL.

KITCHEN
DINING
DECK
LIVING
2'-0"
2'-0"
11-PLEX BUILDING
FIRST FLOOR 7433 SQ. FT.

SECOND FLOOR 8044 SQ. FT.

THIRD FLOOR 7823 SQ. FT.

TOTAL LIVING W/
GARAGE 23300 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG A

FIRST FLOOR PLAN
SCALE : 1/8" = 1'-0"
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"
CLEAR PARKING WH 9'-0" X 18'-0"***
PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE 10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
2-CAR GARAGE
ENTRY
PORCH
BEDROOM 4
BATH
UP
2-CAR GARAGE
ENTRY
PORCH
BATH

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

TANDEM GARAGE
ENTRY
PORCH
UP
2-CAR GARAGE
ENTRY
PORCH
BATH
UP

TANDEM GARAGE TANDEM GARAGE TANDEM GARAGE

PL PL PL PL PL PL PL PL PL PL
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
21'-0"
21'-1" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 21'-1" 183'-4"
40'-0"
1'-6"
41'-6"
40'-0"
1'-6"
41'-6"
21'-0"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
21'-0"
21'-1" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 21'-1" 183'-4"

PL PL PL PL PL PL PL PL PL PL
21'-1"

UNIT F UNIT C UNIT C UNIT C UNIT C UNIT C-R UNIT FY UNIT F-R 10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"
WH CLEAR PARKING 9'-0" X 18'-0"***WH PARKING SPACE
9'-0" X 18'-0"***
PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE WH 9'-0" X 18'-0"***PARKING SPACE

UNIT C UNIT C UNIT C
ENTRY
PORCH
UP
ENTRY
PORCH
UP
ENTRY
PORCH
UP

RISER METER CLOSET
OPT. DEN
UP BEDROOM 4
OPT. DEN
BEDROOM 4
OPT. DEN

SECOND FLOOR PLAN
SCALE : 1/8" = 1'-0"
22'-6"14'-10"14'-10"14'-10"14'-10"14'-10"14'-10"14'-10"14'-10"21'-0"22'-6" 22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"

PL PL PL PL PL PL PL PL PL PL
11-PLEX BUILDING
FIRST FLOOR 7433 SQ. FT.

SECOND FLOOR 8044 SQ. FT.

THIRD FLOOR 7823 SQ. FT.

TOTAL LIVING W/
GARAGE 23300 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG A
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.1.1
11-PLEX BUILDING PLANS
DR25-004 - Townhome Project
200

THIRD FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN

UNIT F-R
DN

UNIT F UNIT C-R UNIT FY

PL PL PL PL PL PL PL PL PL PL
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"
45'-6"
44'-0"
46'-6"
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"

PL PL PL PL PL PL PL PL PL PL
DN
5S
DN
5S
DN
5S
DN
5S
2'-6"
2'-6"

PRIMARY

BEDROOM
W.I.C.

BEDROOM 2
BEDROOM 3

LAUNDRY

PRIMARY
BATH
LINEN
BATH 2
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2
BEDROOM 3
BEDROOM 2

LAUNDRY
BATH 2LINEN

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.
2'-0"
46'-6"
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2

UNIT C UNIT C UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
BEDROOM 3
BEDROOM 2
BATH 2

LAUNDRY
LINEN

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
2'-0"

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

ROOF PLAN
SCALE : 1/8" = 1'-0"

UNIT F UNIT C-R UNIT C UNIT FY-R UNIT F-R

PL PL PL PL PL PL PL PL PL PL
23'-0" 134'-0"
187'-2"
44'-3"
49'-4"
23'-0" 15'-0"
187'-2"

PL PL PL PL PL PL PL PL PL PL
3'-8"

UNIT C-R UNIT C-R UNIT C UNIT C UNIT C UNIT C
30'-2"
2'-5 1/2" 1'-1 1/2" 1'-5" 44'-3" 49'-4" 3'-8" 1'-5"
15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 23'-0"

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG A

THIRD FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN

UNIT F-R
DN

UNIT F UNIT C-R UNIT FY

PL PL PL PL PL PL PL PL PL PL
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"
45'-6"
44'-0"
46'-6"
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"

PL PL PL PL PL PL PL PL PL PL
DN
5S
DN
5S
DN
5S
DN
5S
2'-6"
2'-6"

PRIMARY

BEDROOM
W.I.C.

BEDROOM 2
BEDROOM 3

LAUNDRY

PRIMARY
BATH
LINEN
BATH 2
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2
BEDROOM 3
BEDROOM 2

LAUNDRY
BATH 2LINEN

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.
2'-0"
46'-6"
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2

UNIT C UNIT C UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
BEDROOM 3
BEDROOM 2
BATH 2

LAUNDRY
LINEN

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
2'-0"

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

ROOF PLAN
SCALE : 1/8" = 1'-0"

UNIT F UNIT C-R UNIT C UNIT FY-R UNIT F-R

PL PL PL PL PL PL PL PL PL PL
23'-0" 134'-0"
187'-2"
44'-3"
49'-4"
23'-0" 15'-0"
187'-2"

PL PL PL PL PL PL PL PL PL PL
3'-8"

UNIT C-R UNIT C-R UNIT C UNIT C UNIT C UNIT C
30'-2"
2'-5 1/2" 1'-1 1/2" 1'-5" 44'-3" 49'-4" 3'-8" 1'-5"
15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 23'-0"

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 04-23-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG A
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.1.2
11-PLEX BUILDING PLAN & ROOF PLAN
LEGEND

SOLAR READY ZONE
DR25-004 - Townhome Project
201
12 5
12 5
12 5
12 5
12 7
12 7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING

FINISHED FLOOR
GRADE +18.7'
EXISTING GRADE +18.0' 0.7'
EXISTING GRADE +18.1'

FINISHED FLOOR
GRADE +18.0'
EXISTING GRADE +18.1'

0.1'
EXISTING GRADE +18.0'

FINISHED FLOOR
GRADE +18.7'
EXISTING GRADE +18.2'

0.5'

0.7'

FINISHED FLOOR
GRADE +18.0'
EXISTING GRADE +18.1'
EXISTING GRADE +18.2'
FRONT ELEVATION 1/8” = 1’-0”
RIGHT ELEVATION 1/8” = 1’-0” LEFT ELEVATION 1/8” = 1’-0” REAR ELEVATION 1/8” = 1’-0”
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.1.3
TYPICAL 11-PLEX BUILDING ELEVATIONS
DR25-004 - Townhome Project
202
12 5
12 5
12 7
12 7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 12
7 TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM
2 CAR GARAGE

LIVING ROOM

PRIMARY BEDROOM
TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM
TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM
TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM
TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM
TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM
TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM

LIVING ROOM

PRIMARY

BEDROOM
TANDEM
GARAGE

LIVING ROOM

PRIMARY

BEDROOM
2 CAR GARAGE 2 CAR GARAGE

LIVING ROOM

PRIMARY

BEDROOM

TANDEM GARAGE
LIVING ROOM KITCHEN BEDROOM 3
PRIMARY BEDROOM BEDROOM 2
B
A
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
SECTION A 1/8” = 1’-0”
SECTION B 1/8” = 1’-0”
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.1.4
11-PLEX BUILDING SECTIONS
DR25-004 - Townhome Project
203
12-PLEX BUILDING PLAN
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING

FIRST FLOOR PLAN
SCALE : 1/8" = 1'-0"

UNIT G-R
WH 9'-0" X 18'-0"***

PARKING SPACE
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH 9'-0" X 18'-0"***

PARKING SPACE
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
2-CAR GARAGE
PORCH
ENTRY
DEN
2-CAR GARAGE
2-CAR GARAGE 2-CAR GARAGE

TANDEM GARAGE TANDEM GARAGE
ENTRY

ENTRY ENTRY
ENTRY
ENTRY
ENTRY
ENTRY
ENTRY
ENTRY 2-CAR GARAGE
2-CAR GARAGE
2-CAR GARAGE 2-CAR GARAGE

TANDEM GARAGE TANDEM GARAGE

PORCH PORCH PORCH
PORCH
PORCH

PORCH PORCH PORCH
PORCH
DEN
C.CL
C.CL
BATH
BATH
UP UP
UP
UP
UP
UP
UP UP
UP
UP

UNIT E UNIT D UNIT C

UNIT A-R

UNIT B-R
UNIT B
UNIT A

UNIT E-R UNIT D-R UNIT C-R UNIT G
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
14'-10"
1" 1"
21'-0"
30'-4" 21'-7" 13'-8" 15'-0" 21'-1"
101'-8"

PL PL PL PL
23'-0"
1" 1"
29'-10" 29'-10" 23'-0"
2'-0" 23'-1" 30'-0" 30'-0" 23'-1"
110'-2"
PL
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
14'-10"
1" 1"
21'-0"
30'-4" 21'-7" 13'-8" 15'-0" 21'-1"
101'-8"

PL PL PL PL
40'-0"
1'-6"
6'-8"
13'-8"
8'-4"
1'-6"
40'-0"
48'-2" 48'-4"
110'-2"
18'-0" 14'-11" 21'-0"
1" 1" 1" 1"
30'-3"
30'-4" 17'-1" 18'-2" 15'-0" 21'-1"
101'-8"
16'-11"
1" 1" 1" 1"

PL PL PL PL
UP
UP
PORCH
PORCH
PL
2'-0"
1" 1"
PL
1" 1"
PL
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING

RISER METER CLOSET

RISER METER CLOSET
BEDROOM 4
OPT. DEN
ENTRY
BEDROOM 4
OPT. DEN
DN
8046 XOX

KITCHEN
POWDER
13'-6"
1" 1"
14'-10"
1" 1"
22'-6"
13'-8" 15'-0" 22'-7"
PL PL
13'-6"
1" 1"
14'-10"
1" 1"
22'-6"
13'-8" 15'-0" 22'-7"
PL PL
44'-0" 11'-6"
1'-6"
44'-0"
114'-2"
-0" 14'-11" 22'-6"
-2" 15'-0" 22'-7"
1" 1" 1" 1"
PL PL
DN
8046 XOX
1'-6"
1" 1"
11'-6"
11'-7" 11'-7" 45'-6" 45'-6"
PANTRY
COAT CL.

DECK
LIVING
COAT CL.

DINING

KITCHEN
PANTRY
POWDER
BEDROOM 3
BATH 3

KITCHEN
LIVING
BEDROOM 3
BATH 3

KITCHEN
LIVING
UP
UP
TCHEN
LIVING
DECK
DINING
DECK
LIVING
DINING
TCHEN

D UNIT C UNIT G-R

D-R UNIT C-R UNIT G
DINING
DINING
DN
UP
DN
UP
DECK
LIVING
DINING
1'-0"
1'-0"
12-PLEX BUILDING
FIRST FLOOR 8330 SQ. FT.

SECOND FLOOR 9196 SQ. FT.

THIRD FLOOR 8890 SQ. FT.

TOTAL LIVING
W/GARAGE 26416 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

FIRST FLOOR PLAN
SCALE : 1/8" = 1'-0"
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
30'-4" 21'-7" 13'-8"
101'-8"

PL PL PL

SECOND FLOOR PLAN
SCALE : 1/8" = 1'-0"
2'-2"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
14'-10"
1" 1"
22'-6"
30'-4" 21'-7" 13'-8" 15'-0" 22'-7"
105'-4"

PL PL PL PL
30'-3"
12-PLEX BUILDING
FIRST FLOOR 8330 SQ. FT.

SECOND FLOOR 9196 SQ. FT.

THIRD FLOOR 8890 SQ. FT.

TOTAL LIVING
W/GARAGE 26416 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
BLDG B
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.2.1
DR25-004 - Townhome Project
204
12-PLEX BUILDING PLAN

FIRST FLOOR PLAN
SCALE : 1/8" = 1'-0"
WH
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
10'-0" X 20'-0"

CLEAR PARKING
2-CAR GARAGE
PORCH
ENTRY
DEN
2-CAR GARAGE
2-CAR GARAGE

TANDEM GARAGE TANDE
ENTRY

ENTRY ENTRY
ENTRY
ENTRY
ENTRY
ENTRY
2-CAR GARAGE
2-CAR GARAGE
2-CAR GARAGE

TANDEM GARAGE TANDE

PORCH PORCH PORCH

PORCH PORCH PORCH
PORCH
DEN
C.CL
C.CL
UP UP
UP
UP
UP UP
UP
UP

UNIT E UNIT D UN

UNIT A-R

UNIT B-R
UNIT B
UNIT A

UNIT E-R UNIT D-R UN
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
1 30'-4" 21'-7" 13'-8"
101'-8"

PL PL PL
23'-0"
1" 1"
29'-10" 29'-10" 23'-0"
2'-0" 23'-1" 30'-0" 30'-0" 23'-1"
110'-2"
PL
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
1 30'-4" 21'-7" 13'-8"
101'-8"

PL PL PL
18'-0" 1
1" 1" 1" 1"
30'-3"
30'-4" 17'-1" 18'-2"
101'-8"
16'-11"
1" 1"

PL PL PL
UP
UP
PORCH
PORCH
PL
2'-0"
1" 1"
PL
1" 1"
PL

RISER METER CLOSET
ENTRY

SECOND FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN
DN
UP
8046 XOX
3040 SH
DN
UP
UP
DN

KITCHEN
POWDER
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
14'-10"
1" 1"
22'-6"
30'-4" 21'-7" 13'-8" 15'-0" 22'-7"
105'-4"

PL PL PL PL
25'-0"
1" 1"
29'-10"
1"
25'-0"
2'-0" 25'-1" 30'-0" 30'-0" 25'-1"
114'-2"
PL
PL
2'-2"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
14'-10"
1" 1"
22'-6"
30'-4" 21'-7" 13'-8" 15'-0" 22'-7"
105'-4"

PL PL PL PL
44'-0" 11'-6"
1'-6"
44'-0"
114'-2"
18'-0" 14'-11" 22'-6"
1" 1" 1" 1"
17'-1" 18'-2" 15'-0" 22'-7"
16'-11"
1" 1" 1" 1"

PL PL PL PL
UP
DN
DN
UP
8046 XOX
3040 SH
DN
UP
UP
DN
PL
1'-6"
2'-0"
1" 1"
29'-10"
30'-3"
PL
2'-0"
1"
1" 1"
11'-6"
11'-7" 11'-7" 45'-6" 45'-6"
PANTRY
COAT CL.

DECK
LIVING
COAT CL.

DINING

KITCHEN
PANTRY
POWDER
BEDROOM 3
BATH 3

KITCHEN
LIVING
BEDROOM 3
BATH 3

KITCHEN
LIVING
UP
UP

KITCHEN
LIVING

DECK POWDER
DINING

DECK POWDER
LIVING
DINING

KITCHEN

KITCHEN

LAUNDRY
PANTRY

POWDER DINING
LIVING

DECK ZOOM
ROOM
ZOOM

DECK ROOM
LIVING

DINING POWDER
POWDER

LAUNDRY

KITCHEN
C. CL C. CL
DECK

KITCHEN
LIVING
DINING
POWDER
DECK
2'-2"

KITCHEN
POWDER
DINING
LIVING
DN
DECK

KITCHEN
PANTRY
UP
DN
POWDER
COAT
DINING
LIVING
LIVING
DINING
DECK

KITCHEN
PANTRY
POWDER
COAT
UP
DN

UNIT E UNIT D UNIT C UNIT G-R

UNIT A-R

UNIT B-R
UNIT B
UNIT A

UNIT E-R UNIT D-R UNIT C-R UNIT G
DINING
DINING
DN
UP
DN
UP
DECK
LIVING
DINING
1'-0"
1'-0"
12-PLEX BUILDING
FIRST FLOOR 8330 SQ. FT.

SECOND FLOOR 9196 SQ. FT.

THIRD FLOOR 8890 SQ. FT.

TOTAL LIVING
W/GARAGE 26416 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
BLDG B
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.2.2
DR25-004 - Townhome Project
205
12-PLEX BUILDING PLAN

THIRD FLOOR PLAN
SCALE : 1/8" = 1'-0"
LNDRY
DN
LINEN
5S
DN
LNDRY
LN
LINEN
DN
DN
DN
LINEN
SEAT
BEDROOM 2
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
14'-10"
1" 1"
22'-6"
30'-4" 21'-7" 13'-8" 15'-0" 22'-7"
104'-8"

PLPLPLPL
25'-0"
1" 1"
29'-10"
1"
25'-0"
2'-0" 25'-1" 30'-0" 30'-0" 25'-1"
114'-2"
PL PL
1'-6"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
14'-10"
1" 1"
22'-6"
30'-4" 21'-7" 13'-8" 15'-0" 22'-7"
104'-8"

PLPLPLPL
11'-6" 41'-0"
114'-2"
18'-0" 14'-11" 22'-6"
1" 1" 1"
17'-1" 18'-2" 15'-0" 22'-7"
16'-11"
1" 1" 1" 1"

PLPLPLPL
PL
1'-6"
1" 1"
29'-10"
30'-3"
PL
2'-0"
1"
1" 1"
11'-6"
11'-7" 11'-7" 45'-6" 45'-6"
BEDROOM 3

LAUNDRY
BATH 2
BEDROOM 2
LNDRY
1'-6"
LNDRY
DN
LINEN
5S
DN
LNDRY
LN
LINEN
DN
DN
DN
LINEN
SEAT
1"
BATH 2

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
BEDROOM 2
BATH 2
LNDRY

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
LN

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
LINEN
BEDROOM 2
BEDROOM 3

PRIMARY

BEDROOM
BEDROOM 2
W.I.C.

PRIMARY
BATH BATH 2
LNDRY
LINEN
DN
DN

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.

W.I.C.

BEDROOM 2 BEDROOM 3
LNDRY
BATH 2
DN
BEDROOM 2 BEDROOM 3

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.

W.I.C.

LNDRY
BATH 2
DN

PRIMARY
BATH BATH 2

PRIMARY

BEDROOM
BEDROOM 2
W.I.C. LNDRY

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
LINEN
BEDROOM 2
BEDROOM 3

PRIMARY

BEDROOM
LN DN
W.I.C.

PRIMARY
BATH
LNDRY

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
BEDROOM 2
BATH 2

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.

LINEN
DN
LINEN
LINEN
BEDROOM 2
BATH 2
LNDRY

UNIT E UNIT D UNIT C UNIT G-R

UNIT A-R

UNIT B-R
UNIT B
UNIT A

UNIT E-R UNIT D-R UNIT C-R UNIT G
W.I.C
W.I.C.

DN
1'-0" 1'-6" 2'-0"
BEDROOM 2
BEDROOM 3

LAUNDRY
BATH 2

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.

LINEN
DN
1'-0"
41'-0"
2'-0"
40'-9 1/2" 23'-0"
PLPL
PLPL
117'-2"
-2" 15'-0" 23'-0"
PLPL
44'-0"
1'-6"

D UNIT C UNIT G-R
UNIT G

D-R UNIT C-R
40'-9 1/2" 23'-0"
2'-11"
44'-0"
1'-6" 2'-11"
20'-4"
JOB NO. 638.005
DATE 05-07-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.2.3
DR25-004 - Townhome Project
206
12-PLEX BUILDING ROOF PLAN

THIRD FLOOR PLAN
SCALE : 1/8" = 1'-0"
LND
DN
LINE
DN
LNDRY
LN
LINEN
DN
DN
DN
LINEN
SEAT
30'-3"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
1 30'-4" 21'-7" 13'-8"
104'-8"

PL PL PL
25'-0"
1" 1"
29'-10"
1"
25'-0"
2'-0" 25'-1" 30'-0" 30'-0" 25'-1"
114'-2"
PL
PL
1'-6"
1" 1"
21'-5"
1" 1"
13'-6"
1" 1"
1 30'-4" 21'-7" 13'-8"
104'-8"

PL PL PL
18'-0" 1
1" 1" 1"
17'-1" 18'-2"
16'-11"
1" 1"

PL PL PL
PL
1" 1"
29'-10"
30'-3"
PL
2'-0"
1"
BEDR
LNDR
1'-6"
LND
DN
LINE
DN
LNDRY
LN
LINEN
DN
DN
DN
LINEN
SEAT
1"
W.I.C.

BEDROOM 2
BATH 2
LNDRY

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
LN

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
LINEN
BEDROOM 2
BEDROOM 3

PRIMARY

BEDROOM
BEDROOM 2
W.I.C.

PRIMARY
BATH BATH 2
LNDRY
LINEN
DN
DN

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.

W.I.C.

BEDROOM 2 BEDROOM 3
LNDRY
BATH 2
DN
BEDROOM 2 BEDROOM 3

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.

W.I.C.

LNDRY
BATH 2
DN

PRIMARY
BATH BATH 2

PRIMARY

BEDROOM
BEDROOM 2
W.I.C. LNDRY

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
LINEN
BEDROOM 2
BEDROOM 3

PRIMARY

BEDROOM
LN DN
W.I.C.

PRIMARY
BATH
W.I.C.

BE
DN
LINEN
LINEN
BEDROOM 2
BATH 2
LNDRY

UNIT E UNIT D UNIT

UNIT A-R

UNIT B-R
UNIT B
UNIT A

UNIT E-R UNIT D-R UNIT
30'-4" 9'-5 1/2" 40'-9 1/2" 23'-0"
105'-2"

PL PL PL PL
14'-10" 10'-6"
117'-0"
PL
PL
1'-7"
30'-4"
105'-2"

PL PL PL PL
117'-2"
17'-1" 18'-2" 15'-0" 23'-0"

PL PL PL PL
PL
PL
1'-8"
44'-0"
1'-6"
1'-7"

UNIT E UNIT D UNIT C UNIT G-R

UNIT A-R

UNIT B-R
UNIT B
UNIT A

UNIT G UNIT D-R UNIT C-R UNIT E-R
9'-5 1/2" 40'-9 1/2" 23'-0"
1'-6"
23'-6" 14'-10" 10'-6" 1'-8"
1'-6"
23'-6" 13'-0"
2'-11"
44'-0"
1'-6" 2'-11"
20'-4"

ROOF PLAN
SCALE : 1/8" = 1'-0"

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
BLDG B
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.2.4

THIRD FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN

UNIT F-R
DN

UNIT F UNIT C-R UNIT FY

PL PL PL PL PL PL PL PL PL PL
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"
45'-6"
44'-0"
46'-6"
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"

PL PL PL PL PL PL PL PL PL PL
DN
5S
DN
5S
DN
5S
DN
5S
2'-6"
2'-6"

PRIMARY

BEDROOM
W.I.C.

BEDROOM 2
BEDROOM 3

LAUNDRY

PRIMARY
BATH
LINEN
BATH 2
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2
BEDROOM 3
BEDROOM 2

LAUNDRY
BATH 2LINEN

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.
2'-0"
46'-6"
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2

UNIT C UNIT C UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
BEDROOM 3
BEDROOM 2
BATH 2

LAUNDRY
LINEN

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
2'-0"

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

ROOF PLAN
SCALE : 1/8" = 1'-0"

UNIT F UNIT C-R UNIT C UNIT FY-R UNIT F-R

PL PL PL PL PL PL PL PL PL PL
23'-0" 134'-0"
187'-2"
44'-3"
49'-4"
23'-0" 15'-0"
187'-2"

PL PL PL PL PL PL PL PL PL PL
3'-8"

UNIT C-R UNIT C-R UNIT C UNIT C UNIT C UNIT C
30'-2"
2'-5 1/2" 1'-1 1/2" 1'-5" 44'-3" 49'-4" 3'-8" 1'-5"
15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 23'-0"

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 04-23-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG A
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
LEGEND

SOLAR-READY ZONE
DR25-004 - Townhome Project
207
TYPICAL 12-PLEX BUILDING ELEVATIONS
12 5
12 5
12 5
12 5
12 5
12 5
12 5
12 5
12 5
12 5
12 7
12 7
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING

FINISHED FLOOR
GRADE +18.1'
EXISTING GRADE +18.3' EXISTING GRADE +18.3'

FINISHED FLOOR
GRADE +18.6'
EXISTING GRADE +18.3'
EXISTING GRADE +18.4'

FINISHED FLOOR
GRADE +18.6'
EXISTING GRADE +18.5'
EXISTING GRADE +17.9'
FRONT ELEVATION 1/8” = 1’-0”
REAR ELEVATION 1/8” = 1’-0”
RIGHT ELEVATION 1/8” = 1’-0”
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.2.5
DR25-004 - Townhome Project
208
A B
12 7
12 7
12 5
12 5
12 5
12 5
12 5
12 5
12 7
12 7
12 7
12 7
12 7
12 7
12 7
12 7
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING

FINISHED FLOOR
GRADE +18.6'
EXISTING GRADE +18.4' EXISTING GRADE +18.3'

FINISHED FLOOR
GRADE +18.6'
EXISTING GRADE +18.6'
EXISTING GRADE +17.9'

FINISHED FLOOR
GRADE +17.9'
EXISTING GRADE +17.9' EXISTING GRADE +18.3'
TYPICAL 12-PLEX BUILDING ELEVATIONS
INTERIOR ELEVATION A 1/8” = 1’-0”
INTERIOR ELEVATION B 1/8” = 1’-0”
LEFT ELEVATION 1/8” = 1’-0”
A B
12 7
12 7
12 5
12 5
12 5
12 5
12 5
12 5
12 7
12 7
12 7
12 7
12 7
12 7
12 7
12 7
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING

FINISHED FLOOR
GRADE +18.6'
EXISTING GRADE +18.4' EXISTING GRADE +18.3'

FINISHED FLOOR
GRADE +18.6'
EXISTING GRADE +18.6'
EXISTING GRADE +17.9'

FINISHED FLOOR
GRADE +17.9'
EXISTING GRADE +17.9' EXISTING GRADE +18.3'
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.2.6
DR25-004 - Townhome Project
209
12-PLEX BUILDING SECTIONS
12 5
12 5
12 5
12 5
12 7
12 7
12 5
12 5
12 7
12 7
12 7
12 7

TANDEM GARAGE
LIVING ROOM KITCHEN BEDROOM 3
BEDROOM 2 PRIMARY BEDROOM PRIMARY BEDROOM BEDROOM 2
BEDROOM 3 KITCHEN LIVING ROOM

TANDEM GARAGE
TANDEM
GARAGE
2 CAR GARAGE 2 CAR GARAGE TANDEM
GARAGE
2 CAR GARAGE

PRIMARY
BEDROOM W.I.C BATH

KITCHEN POWDER

PRIMARY

BEDROOM
LIVING
ROOM

PRIMARY

BEDROOM
LIVING
ROOM

PRIMARY
BEDROOM W.I.C
LIVING
ROOM
A
B

PRIMARY

BEDROOM
LIVING
ROOM
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
12 5
12 5
12 5
12 5
12 7
12 7
12 5
12 5
12 7
12 7
12 7
12 7

TANDEM GARAGE
LIVING ROOM KITCHEN BEDROOM 3
BEDROOM 2 PRIMARY BEDROOM PRIMARY BEDROOM BEDROOM 2
BEDROOM 3 KITCHEN LIVING ROOM

TANDEM GARAGE
TANDEM
GARAGE
2 CAR GARAGE 2 CAR GARAGE TANDEM
GARAGE
2 CAR GARAGE

PRIMARY
BEDROOM W.I.C BATH

KITCHEN POWDER

PRIMARY

BEDROOM
LIVING
ROOM

PRIMARY

BEDROOM
LIVING
ROOM

PRIMARY
BEDROOM W.I.C
LIVING
ROOM
A
B

PRIMARY

BEDROOM
LIVING
ROOM
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
T.O.P
T.O.S.F.

T.O.SLAB
8' 1" 1' 2 3/4" 9' 6" 1' 2 3/4" 9' 1"
29'10''
T.O.RIDGE
39' 0''
T.O.P
T.O.P
T.O.S.F.

FROM PROPOSED GRADE

HIGHEST POINT OF BUILDING
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.2.7
SECTION B 1/8” = 1’-0”
SECTION A 1/8” = 1’-0”
DR25-004 - Townhome Project
210
6-PLEX BUILDING PLANS

FIRST FLOOR PLAN
SCALE : 1/8" = 1'-0"
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"
CLEAR PARKING WH 9'-0" X 18'-0"***

PARKING SPACE
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
UNIT F
2-CAR GARAGE
ENTRY
PORCH
BATH
UP
2-CAR GARAGE
ENTRY
PORCH
BATH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

PL PL PL PL PL
21'-0" 14'-10"
1" 1"
21'-0"
21'-2" 15'-0" 15'-0" 15'-0" 15'-0" 21'-1"
102'-2"
40'-0"
1'-6"
41'-6"
40'-0"
1'-6"
41'-6"
1" 1"
21'-0"
21'-1" 15'-0" 15'-0" 15'-0" 15'-0" 21'-1"
102'-2"

PL PL PL PL PL
WH 9'-0" X 18'-0"***

PARKING SPACE

TANDEM GARAGE
ENTRY
PORCH
UP
WH 9'-0" X 18'-0"***

PARKING SPACE

TANDEM GARAGE
PORCH
UP
WH 9'-0" X 18'-0"***

PARKING SPACE

TANDEM GARAGE
PORCH
UP
1" 1"
14'-10" 14'-10" 14'-10"
1" 1" 1" 1" 1" 1"
1" 1" 1" 1" 1" 1" 1" 1"
21'-0" 14'-10" 14'-10" 14'-10" 14'-10"

UNIT C-R UNIT C-R UNIT C-R UNIT C-R UNIT F-R

RISER METER CLOSET
BEDROOM 4
OPT. DEN
BEDROOM 4
OPT. DEN

SECOND FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN
UP
DN DN
UP

PL PL PL PL PL
22'-6" 14'-10"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 22'-7"
105'-2"
44'-0"
1'-6"
45'-6"
44'-0"
1'-6"
45'-6"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 22'-7"
105'-2"

PL PL PL PL PL

DN DN DN
1" 1"
14'-10" 14'-10" 14'-10"
1" 1" 1" 1" 1" 1"
1" 1" 1" 1" 1" 1" 1" 1"
22'-6" 14'-10" 14'-10" 14'-10" 14'-10"
2'-0"

KITCHEN
DECK
POWDER
PANTRY
COAT CL.

DINING
LIVING
DECK

KITCHEN
PANTRY
POWDER
COAT CL.

DINING
LIVING
DECK
DECK
BEDROOM 3
BATH 3

KITCHEN
LIVING
UP UP
BEDROOM 3
UP UP
DINING
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING
BEDROOM 3
BATH 3

KITCHEN
LIVING
DINING

UNIT F UNIT C-R UNIT C-R UNIT C-R UNIT C-R UNIT F-R
6-PLEX BUILDING
FIRST FLOOR 4128 SQ. FT.

SECOND FLOOR 4474 SQ. FT.

THIRD FLOOR 4402 SQ. FT.

TOTAL LIVING W/
GARAGE 13004 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 05-07-20
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG C

FIRST FLOOR PLAN
SCALE : 1/8" = 1'-0"
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"
CLEAR PARKING WH 9'-0" X 18'-0"***

PARKING SPACE
10'-0" X 20'-0"

CLEAR PARKING
WH
10'-0" X 20'-0"

CLEAR PARKING
UNIT F
2-CAR GARAGE
ENTRY
PORCH
BATH
UP
2-CAR GARAGE
ENTRY
PORCH
BATH
UP

TANDEM GARAGE
ENTRY
PORCH
UP

PL PL PL PL PL
21'-0" 14'-10"
1" 1"
21'-0"
21'-2" 15'-0" 15'-0" 15'-0" 15'-0" 21'-1"
102'-2"
40'-0"
1'-6"
41'-6"
40'-0"
1'-6"
41'-6"
1" 1"
21'-0"
21'-1" 15'-0" 15'-0" 15'-0" 15'-0" 21'-1"
102'-2"

PL PL PL PL PL
WH 9'-0" X 18'-0"***

PARKING SPACE

TANDEM GARAGE
ENTRY
PORCH
UP
WH 9'-0" X 18'-0"***

PARKING SPACE

TANDEM GARAGE
PORCH
UP
WH 9'-0" X 18'-0"***

PARKING SPACE

TANDEM GARAGE
PORCH
UP
1" 1"
14'-10" 14'-10" 14'-10"
1" 1" 1" 1" 1" 1"
1" 1" 1" 1" 1" 1" 1" 1"
21'-0" 14'-10" 14'-10" 14'-10" 14'-10"

UNIT C-R UNIT C-R UNIT C-R UNIT C-R UNIT F-R

RISER METER CLOSET
BEDROOM 4
OPT. DEN
BEDROOM 4
OPT. DEN
SCALE : 1/8" = 1'-0"
6-PLEX BUILDING
FIRST FLOOR 4128 SQ. FT.

SECOND FLOOR 4474 SQ. FT.

THIRD FLOOR 4402 SQ. FT.

TOTAL LIVING W/
GARAGE 13004 SQ. FT.
*GROSS SQUARE FOOTAGE

MEASURED TO EXTERIOR STUD
AREAS EXCLUDED: 3RD FLR.

STAIRCASE/ OPEN TO BELOW

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
BLDG C
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.3.1
DR25-004 - Townhome Project
211
6-PLEX BUILDING PLAN & ROOF PLAN

THIRD FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN
DN
5S
DN

PL PL PL PL PL
22'-6" 14'-10"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 22'-7"
105'-2"
44'-0"
1'-6"
45'-6"
44'-0"
1'-6"
45'-6"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 22'-7"
105'-2"

PL PL PL PL PL
DN
5S
DN
5S
DN
5S
1" 1"
14'-10" 14'-10" 14'-10"
1" 1" 1" 1" 1" 1"
1" 1" 1" 1" 1" 1" 1" 1"
22'-6" 14'-10" 14'-10" 14'-10" 14'-10"
2'-0"

PRIMARY

BEDROOM
W.I.C.

BEDROOM 2
BEDROOM 3

LAUNDRY

PRIMARY
BATH
LINEN
BATH 2

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2
BEDROOM 3
BEDROOM 2

LAUNDRY
BATH 2LINEN

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.

UNIT F UNIT C-R UNIT C-R UNIT C-R UNIT C-R UNIT F-R

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2

ROOF PLAN
SCALE : 1/8" = 1'-0"

PL PL PL PL PL
23'-0"
108'-5 1/2"
44'-6"
3'-6"
49'-4"
23'-0" 15'-2" 29'-10" 15'-2" 22'-10"
106'-0"

PL PL PL PL PL

UNIT F UNIT C-R UNIT C-R UNIT C-R UNIT C-R UNIT F-R
1'-4"
60'-0" 23'-0"
2'-5 1/2" 44'-6"
3'-6"
49'-4"
1'-4"

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 04-23-20
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG C
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
SLOPE
5:12
SLOPE
5:12
SLOPE
5:12
SLOPE
5:12
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.3.2

THIRD FLOOR PLAN
SCALE : 1/8" = 1'-0"
DN

UNIT F-R
DN

UNIT F UNIT C-R UNIT FY

PL PL PL PL PL PL PL PL PL PL
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"
45'-6"
44'-0"
46'-6"
22'-6"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
14'-10"
1" 1"
21'-0"
1" 1"
22'-6"
22'-7" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 22'-7" 186'-4"

PL PL PL PL PL PL PL PL PL PL
DN
5S
DN
5S
DN
5S
DN
5S
2'-6"
2'-6"

PRIMARY

BEDROOM
W.I.C.

BEDROOM 2
BEDROOM 3

LAUNDRY

PRIMARY
BATH
LINEN
BATH 2
W.I.C.

PRIMARY
BATH
LNDRY
BATH 2
BEDROOM 2
BEDROOM 3
BEDROOM 2

LAUNDRY
BATH 2LINEN

PRIMARY
BATH

PRIMARY

BEDROOM
W.I.C.
2'-0"
46'-6"
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2

UNIT C UNIT C UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
5S

PRIMARY

BEDROOM
W.I.C.

PRIMARY
BATH
BATH 2
BEDROOM 2
UNIT C
DN
BEDROOM 3
BEDROOM 2
BATH 2

LAUNDRY
LINEN

PRIMARY
BATH
W.I.C.

PRIMARY

BEDROOM
2'-0"

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

PRIMARY

BEDROOM

ROOF PLAN
SCALE : 1/8" = 1'-0"

UNIT F UNIT C-R UNIT C UNIT FY-R UNIT F-R

PL PL PL PL PL PL PL PL PL PL
23'-0" 134'-0"
187'-2"
44'-3"
49'-4"
23'-0" 15'-0"
187'-2"

PL PL PL PL PL PL PL PL PL PL
3'-8"

UNIT C-R UNIT C-R UNIT C UNIT C UNIT C UNIT C
30'-2"
2'-5 1/2" 1'-1 1/2" 1'-5" 44'-3" 49'-4" 3'-8" 1'-5"
15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 21'-2" 23'-0"

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 04-23-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
BLDG A
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
7:12
SLOPE
5:12
SLOPE
5:12
LEGEND

SOLAR READY ZONE
DR25-004 - Townhome Project
212
TYPICAL 6-PLEX BUILDING ELEVATIONS
FRONT ELEVATION 1/8” = 1’-0”
REAR ELEVATION 1/8” = 1’-0”
RIGHT ELEVATION 1/8” = 1’-0”
LEFT ELEVATION 1/8” = 1’-0”
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.3.3
DR25-004 - Townhome Project
213
6-PLEX BUILDING SECTIONS
SECTION A 1/8” = 1’-0”
SECTION B 1/8” = 1’-0”
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.3.4
DR25-004 - Townhome Project
214

DERBYSHIRE

ENTRY DOOR
SW 6741

IRON ORE

GARAGE DOOR &

WINDOW / DOOR TRIM
SW 7069

HEARTFELT

ENTRY DOOR
SW 6586

BLUE BLOOD

ENTRY DOOR
SW 6966

D A G F D A D
F C 4 H 1 2 3
STUCCO

CHARCOAL
SW 3063
ROOF MATERIAL 1

ASPHALT SHINGLE
GRAY
STUCCO

URBAN JUNGLE
SW 9117

BOARD & BATT
SIDING

URBAN JUNGLE
SW 9117

ADHERED BRICK
VENEER

LIGHT GRAY
STUCCO

WHITE SNOW
SW 9541

BOARD & BATT
SIDING

AZURE TILE
SW 9684

BOARD & BATT
SIDING

WHITE SNOW
SW 9541
A B C
1 2 3 4

D E F G H
B E
11/25/2025
JOB NO.

DATE
FOUR CORNERS 638.005
1675 BAY ROAD - EAST PALO ALTO, CA
A1.3.5

MATERIALS & FINISHES BOARD
DR25-004 - Townhome Project
215
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BLDG 2 BLDG 3 BLDG 4
BLDG 5 BLDG 6
BLDG 5 BLDG 6
BLDG 7 BLDG 8
BLDG 7 BLDG 8
BLDG 9 BLDG 10

BAY ROAD
FUTURE

MULTIFAMILY UNIVERSITY AVE

CITY OF EAST

PALO ALTO

MICHIGAN AVE FORDHAM ST
T

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588 ILLUSTRATIVE LANDSCAPE PLAN 925-251-7200 L-1.0
1 2
3B
3B
3A
3A
14 3A
3B
5 4
4 4
5 5
5 LEGEND:
1 STANDARD STREETSCAPE:

PLANTING STRIP W/ STREET TREES, CONCRETE

SIDEWALK
2 FRONTAGE DRIVE-IN:

SIGNAGE, CONCRETE SIDEWALK, TREE PROMENADE
3A ACCENT PERMEABLE VEHICULAR PAVING
3B ACCENT VEHICULAR PAVING
4 GARAGE DRIVE IN
5 PEDESTRIAN CONNECTORS:

CONCRETE PAVING, ACCENT TREE / SHRUB PLANTING
6 CENTRAL PLAZA:

ARTIFICIAL TURF W/ LOUNGE CHAIRS,

OVERSIZED PLANTER POTS W/ ACCENT TREES,

CONCRETE PATHWAY CONNECTIONS
7 PLAY / DINE PLAZA:

ACCENT PAVERS, BBQ COUNTER, SEATING
8 UNITS ACCESS:

TREE PROMENADE, CONCRETE PATHWAY CONNECTIONS
9 BIKE PARKING
6 BIKE RACKS = 6 BIKE PARKING SPACES
10 SCREENING

FENCE, SCREEN PLANTING
11 INTERNAL ACCESS

NEW ROAD, TREE PROMENADE
12 EXISTING TREES TO REMAIN
13 FIRE LADDER PAD, TYP.
14 MULTIFAMILY PLAZA PAVING EXTENSION
15 STORMWATER TREATMENT
16 PARKLET

PEDESTRIAN ACCESS CONNECTION FROM ADJACENT

NEIGHBORHOOD, SEATING,

LAWN (PET RELIEF ZONE)
6 9
8 8
8 8
6 7
7 6
9 8 7 8
7 6
9 8 7 8
7 7 7
10 10 10
11 16
11 12
8 13
0 40 80 NORTH 160
1 3A
3B
3A
3A
EVA
15 15
15 15
15 10
3A
3A
3A
1 DR25-004 - Townhome Project
216
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CLEAR CLEAR
BLDG 1 BLDG 3 BLDG 4
BLDG 2 BLDG 3 BLDG 4
BLDG 5 BLDG 6
BLDG 5 BLDG 6
BLDG 7 BLDG 8
BLDG 7 BLDG 8
BLDG 9 BLDG 10

BAY ROAD
FUTURE

MULTIFAMILY UNIVERSITY AVE

CITY OF EAST

PALO ALTO

MICHIGAN AVE FORDHAM ST
T

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588 PLANTING PLAN 925-251-7200
L-2.0
4 LYO FLO
24" BOX
0 40 80 NORTH 160
TREES
KEY

ARB MAR

BOTANICAL NAME
Arbutus 'Marina' Strawberry Tree 'Marina'

SIZE COMMON NAME COMMENTS
ACI
CTE
LAV
LSG
LBB
MCA
Sarcococca hookeriana Sweet Sarcoccoca
Rhaphiolepis indica 'Clara' India Hawthorn
Leucodendron 'Safari Goldstrike' Yellow Conebush
Muhlenbergia cap. 'Regal Mist' Pink Muhly

KEY SIZE BOTANICAL NAME
5 gal
5 gal
5 gal
5 gal

COMMON NAME COMMENTS

KEY SIZE BOTANICAL NAME COMMON NAME COMMENTS
SHRUBS
* 24" Box Standards Unless Noted Otherwise on Plans
VINES

KEY SIZE BOTANICAL NAME COMMON NAME COMMENTS
BCG 5 Gal Bougainvillea 'California Gold' Bougainvillea 'California Gold'

PLANT PALETTE
ACE PAL Acer palmatum 'Bloodgood' Bloodgood Japanese Maple ROP 5 gal Rosmarinus officinalis prostrata Creeping Rosemary 30" O.C.

OLE 5 gal Olea e. 'Little Ollie' Dwarf Olive
SAR
3 gal
PRQ
5 gal Acacia 'Cousin Itt' Cousin Itt Acacia
30" o.c.

SBB
*
*
PTR
Lavandula x i. 'Provence' Hedge Lavender 24" o.c.

RIC
Parthenocissus tricuspidata Boston Ivy
24" o.c.
36" o.c.

FIC Ficus pumila Creeping Fig
1 gal Liriope muscari 'Big Blue' Lily Turf 18" o.c.
36" o.c.
5 gal Salvia 'Bees Bliss' Mexican Sage
5 Gal
5 Gal
5 gal Phormium 'Rainbow Queen' New Zealand Flax cvs
3 gal Chondropetalum tectorum Cape Rush 30" o.c.
36" o.c.
30" o.c.
36" o.c.

WUCOLS
WUCOLS
WUCOLS
low
low
low
low
low
low
low
low
low
low
low
low
DIE 5 gal Dietes grandiflora 'Sunstripe' Yellow Striped Fortnight Lily 30" o.c. low AKS 5 gal Agave 'Kara Stripes' Kara Stripes Agave 36" o.c. low 36" o.c.

PERENNIALS & GRASSES
RIB 5 gal Ribes sanguineum Red flowering Currant 48" o.c. low
CDI 1 gal Carex divulsa Berkeley Sedge 12" o.c. low
CSP 1 gal Calandrinia sp. 'Shining Pink' 'Shining Pink' Rock Purslane 12" o.c. low low
low
multi
LIB 1 gal Libertia peregrinans Orange Libertia 11" o.c. low LBE 1 gal Lothus berthelotii Parrots Beak x low
LJE 5 gal Leucodendron 'Jester' Jester Conebush 36" o.c. low MRI 5 gal Muhlenbergia rigens Deer Grass 36" o.c. low
PXO 15 gal Philodendron 'Xanadu' Philodendron x
multi
LLT 1 gal Lomandra longifolia 'Lime Tough' Matt Rush 18" o.c. low medium
medium
medium
AMI 1 gal Achillea millefolium 'Moonshine' Yellow Yarrow 24" o.c. low GIN BIL * Gingko biloba 'Sky Tower' Sky Tower Maidenhair Tree standard medium LAG NAT * Lagestroemia 'Natchez' Natchez Crepe Myrtle standard LYO FLO * Lyonothamnus floribundus Ironwood standard
MAG GRA * Magnolia grandiflora 'Little Gem' Little Gem Magnolia standard medium PIS CHI * Pistachia chinensis 'Red Push' Chinese Pistache standard CER OCC * Cercis occidentalis Western Redbud multi medium QUE TOM * Quercus tomentella Island Oak standard
JAC MIM * Jacaranda mimisifolia Jacaranda standard medium ULM PAR * Ulmus parvifolia 'Drake' Drake Evergreen Elm standard medium
low
low
low
low
low
QUE SUB * Quercus suber Cork Oak standard low
PRU ILI * Prunus ilicifolia Hollyleaf Cherry standard low SPREAD
20'Tx15'W
MATURE
30'Tx25'W
15'Tx15'W
20'Tx10'W
30'Tx20'W
20'Tx15'W
40'Tx20'W
15'Tx10'W
30'Tx20'W
20'Tx15'W
40'Tx30'W
35'Tx30'W
35'Tx35'W
OLE EUR * Olea europaea 'Skylark' Skylark Fruitless Olive standard low 10'Tx8'W 7 PRU ILI
24" BOX
4 ARB MAR
24" BOX
14 PRU ILI
24" BOX
8 LYO FLO
24" BOX
6 LAG NAT
24" BOX
6 LYO FLO
24" BOX
15 PRU ILI
24" BOX
4 ULM PAR
24" BOX
6 ARB MAR
24" BOX
2 ULM PAR
24" BOX
4 QUE TOM
24" BOX
3 OLE EUR
24" BOX
6 PIS CHI
24" BOX
1 JAC MIM
48" BOX
1 JAC MIM
48" BOX
4 QUE TOM
24" BOX
2 ULM PAR
24" BOX
1 ULM PAR
24" BOX
1 ULM PAR
24" BOX
1 ULM PAR
24" BOX
4 QUE SUB
36" BOX
3 CER OCC
24" BOX
4 LAG NAT
24" BOX
6 OLE EUR
24" BOX
4 GIN BIL
24" BOX
4 LAG NAT
24" BOX
3 CER OCC
24" BOX
4 ARB MAR
24" BOX
8 LAG NAT
24" BOX
4 OLE EUR
24" BOX
2 ACE PAL
24" BOX
2 MAG GRA
24" BOX
2 MAG GRA
24" BOX
4 OLE EUR
24" BOX
8 LAG NAT
24" BOX
4 GIN BIL
24" BOX
2 CER OCC
24" BOX
2 MAG GRA
24" BOX
2 MAG GRA
24" BOX
4 GIN BIL
24" BOX
8 LAG NAT
24" BOX
4 OLE EUR
24" BOX
2 MAG GRA
24" BOX
2 MAG GRA
24" BOX
4 OLE EUR
24" BOX
2 ACE PAL
24" BOX

EXISTING TREE
TO REMAIN, TYP.

SEE TREE DISPOSITION PLAN
2 LAG NAT
24" BOX
3 LAG NAT
24" BOX
4 OLE EUR
24" BOX
1 DR25-004 - Townhome Project
217
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BLDG 1 BLDG 3 BLDG 4
BLDG 2 BLDG 3 BLDG 4
BLDG 5 BLDG 6
BLDG 5 BLDG 6
BLDG 7 BLDG 8
BLDG 7 BLDG 8
BLDG 9 BLDG 10

BAY ROAD
FUTURE

MULTIFAMILY UNIVERSITY AVE

CITY OF EAST

PALO ALTO

MICHIGAN AVE FORDHAM ST
T

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588 HYDROZONE PLAN 925-251-7200
L-3.0
0 40 80 NORTH 160
KEY
Low Water Use
Moderate Water Use
High Water Use

HYDROZONE LEGEND
WUCOLS Category
34036 SF
5366 SF
0 SF
AREA (sf)
Total SITE Landscape Area 39402 SF
DR25-004 - Townhome Project
218
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CLEAR CLEAR
BLDG 1 BLDG 3 BLDG 4
BLDG 2 BLDG 3 BLDG 4
BLDG 5 BLDG 6
BLDG 5 BLDG 6
BLDG 7 BLDG 8
BLDG 7 BLDG 8
BLDG 9 BLDG 10

BAY ROAD
FUTURE

MULTIFAMILY UNIVERSITY AVE

CITY OF EAST

PALO ALTO
179

OFFSITE
176
OFFSITE 177

OFFSITE
178
OFFSITE 180

OFFSITE
182
181
183
184
185
186
190

OFFSITE
189
DEAD
187
188
189
191
192
193
194

OFFSITE
195

OFFSITE
196

OFFSITE
198

OFFSITE
197

OFFSITE
199

OFFSITE
200

OFFSITE
173

OFFSITE
174

OFFSITE
175

REMOVED IN
JULY 2023

MICHIGAN AVE FORDHAM ST
T

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588 TREE DISPOSITION PLAN 925-251-7200 L-4.0
0 40 80 NORTH 160

SYMBOL DESCRIPTION

EXISTING TREES TO BE REMOVED
NO. OF TREES
4 TOTAL NO. OF TREES TO EXIST ON SITE
AT PROJECT COMPLETION *
207*
207* NEW TREES TO BE PLANTED * (min 24" box)

EXISTING TREES TO REMAIN
7 *Tree protection fencing per Arborist Report & City
requirements
PROTECTED TREES TO REMAIN 8
9 PROTECTED TREES TO BE REMOVED

PROTECTED TREES MAY NOT BE REMOVED, UNLESS A BUILDING PERMIT HAS BEEN ISSUED FOR CONSTRUCTION.
0 TREES TO BE RELOCATED

TREE DISPOSITION LEGEND

TREE SIZE

REPLACEMENT

REQUIREMENT
15 GAL / 24" BOX**

TREE SIZE
DBH @ 54"

MAJOR TRUNK IN

MULI-STEM
0 / 0
# OF TREES

ON SITE TO

BE REMOVED
0 ** (2) 15 gal = (1) 24" box
Over 38"
Protected
Species
DBH @ 54
9 12"- 38"
Protected
Species
DBH @ 54
18 / 9

TREE DISPOSITION SUMMARY
NOTE: Existing trees info per Hort Science, Arborist Report dated August, 2020 *SEE SHEET L-2.0 FOR NEW TREES TO BE PLANTED
0"-38"
Not Protected
Species
DBH @ 54
4 4 / 2
TOTAL
15 GAL / 24" BOX
22 / 11
1:1 mitigation
1:2 mitigation
1:4 mitigation
offsite trees only
offsite trees only
NOTE: Final tree mitigation qty
per East Palo Alto Arborist.

DR25-004 - Townhome Project
219
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KEEP KEEP

CLEAR CLEAR
BLDG 1 BLDG 3 BLDG 4
BLDG 2 BLDG 3 BLDG 4
BLDG 5 BLDG 6
BLDG 5 BLDG 6
BLDG 7 BLDG 8
BLDG 7 BLDG 8
BLDG 9 BLDG 10

BAY ROAD
FUTURE

MULTIFAMILY UNIVERSITY AVE

CITY OF EAST

PALO ALTO

MICHIGAN AVE FORDHAM ST
T

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588 LIGHTING PLAN 925-251-7200
L-5.0
0 40 80 NORTH 160

LIGHTING LEGEND

PEDESTRIAN SCALE POLE LIGHT

BOLLARD LIGHT

CATENARY / STRING LIGHT

STREET SCALE POLE LIGHT &
NOTE:

Lighting for the project to be at the IES (Illuminating Society or North America) standards and include the details listed below:

White light source, Pedestrian Scale, Full cut-off or shoebox design, Unbreakable exterior, Tamperproof Housings, Wall mounted lights/ 10' high. These features increase natural surveillance, support and/ or enhance security camera
capabilities, and increase Police Patrol effectiveness.

BLDG WALL LIGHT - SEE ARCH BLDG PLANS

MOMENT POLE LIGHT BY LANDSCAPE FORMS

TORRES PATH LIGHT BY LANDSCAPE FORMS

MOMENT CATENARY LIGHT BY LANDSCAPE FORMS
+- 100' Typ.
+-35'Typ
+-20'Typ.
+- 100' Typ.
+-35'Typ
+-20'Typ. +-35'Typ

CITY STANDARD LIGHTING

PER CIVIL
DR25-004 - Townhome Project
220
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CLEAR CLEAR
BLDG 1 BLDG 3 BLDG 4
BLDG 2 BLDG 3 BLDG 4
BLDG 5 BLDG 6
BLDG 5 BLDG 6
BLDG 7 BLDG 8
BLDG 7 BLDG 8
BLDG 9 BLDG 10

BAY ROAD
FUTURE

MULTIFAMILY UNIVERSITY AVE

CITY OF EAST

PALO ALTO

MICHIGAN AVE FORDHAM ST
T

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
0 40 80 NORTH 160

TREE SHADE LEGEND

TREE SHADE DIAGRAM
L-6.0
site not covered by bldg footprint and upper floor overhang 79,882 sq ft
tree canopy cover over the site within 15years of final bldg permit issuance 42,023 sq ft
52% TREE CANOPY COVERAGE
DR25-004 - Townhome Project
221

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

EXISTING

CONDITIONS

MATCH LINE - SEE LEFT
DR25-004 - Townhome Project

MATCH LINE - SEE RIGHT
222

KEEP KEEP

CLEAR CLEAR

TRUE NORTH

SITE PLAN NOTES
LEGEND

KEY NOTES ABBREVIATIONS

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

MATCH LINE - SEE LEFT

MATCH LINE - SEE RIGHT

PRELIMINARY

SITE PLAN
C2.0
DR25-004 - Townhome Project
223

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

SITE SECTIONS
C2.1
DR25-004 - Townhome Project
224

KEEP KEEP

CLEAR CLEAR

TRUE NORTH

FIRE ACCESS PLAN NOTES

LEGEND ABBREVIATIONS

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

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FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

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ABBREVIATIONS

FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

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FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

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FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

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FOUR CORNERS
1675 BAY ROAD - EAST PALO ALTO
JOB NO. 638.005
DATE 11-25-2025
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200

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MANAGEMENT NOTES AND

DETAILS
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SELF RETAINING AREA

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PERMEABLE PAVEMENT
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FOUR CORNERS EPA PROPERTY OWNER, LLC
A PORTION OF LOT 20
TRACT NO. 644
(34 M 5 & 6)
APN: PORTION OF 063-111-250
(4.61± ACRES)
(1.45± ACRES)

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1 RESOLUTION NO. CC 2026-xx

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO FINDING THAT THE UNIVERSITY AND BAY AT 4 CORNERS MIXED-USE PROJECT

IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE 21080.66 AND APPROVING A DESIGN REVIEW, TENTATIVE MAP AND TREE REMOVAL PERMIT (DR25-007) FOR THE CONSTRUCTION OF THE UNIVERSITY AND BAY AT 4 CORNERS – MIXED-USE PROJECT CONSISTING OF 168 UNITS, RETAIL, AND ASSOCIATED IMPROVEMENTS LOCATED AT 1675 BAY ROAD
WHEREAS, in May 2025, the East Palo Alto Planning Division received an application from Sand Hill Property Company for Site Plan and Design Review (“Design Review”), Tentative Map and Tree Removal Permit (DR25-007) for the construction of the University and Bay at 4 Corners – Mixed-Use (“Project”), a mixed-use development consisting of 168-residential units and approximately 5,500 square feet of retail, located at 1675 Bay Road in East Palo Alto; and
WHEREAS, Sand Hill Property Company submitted on December 2, 2024 a preliminary application consistent with Senate Bill 330 (Government Code 65589.5) application requirements; and
WHEREAS, in accordance with Government Code 65589.5, the project is subject to the ordinances, policies and standards adopted and in effect at the time of preliminary application submittal; and
WHEREAS, for the purposes of Government Code 65589.5, “ordinances, policies, and standards” includes development impact fees, capacity or connection fees or charges, permit or processing fees, and other exactions; and WHEREAS, the State of California passed Assembly Bill 130 on June 30, 2025, which went into effect immediately to exempt certain housing projects from further environmental review under California Environmental Quality Act (“CEQA”) if the housing development project meets certain conditions relating to, for example, size density, location and use; and
WHEREAS, the City of East Palo Alto (“City”) has conducted an evaluation of Project pursuant to AB 130 (Public Resources Code 21080.66) and determined the Project meets the criteria for exemption from further environmental review under CEQA; and
WHEREAS, on February 9, 2026, the East Palo Alto Planning Commission held a duly noticed public hearing to consider the applicant’s request for Design Review, Tentative Map and Tree Removal Permit approval and the analysis for CEQA exemption; and
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2 WHEREAS, on February 9, 2026, the East Palo Alto Planning Commission voted to not approve the project; and
WHEREAS, on February 24, 2026, the applicant submitted an application to the City to appeal the Planning Commission’s decision; and
WHEREAS, on March 3, 2026, the East Palo Alto City Council held a duly noticed public hearing to review the applicant’s request for appeal and to approve the Design Review, Tentative Map and Tree Removal Permit approval.

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO HEREBY:

1. Finds that the proposed residential project is exempt from the California Environmental Quality Act pursuant to Public Resources Code Section 21080.66, as demonstrated in Exhibit A.

2. Approves the Design Review, Tentative Map and Tree Removal Permit for this proposed residential project based on the findings contained in Exhibit B and Subject to the Conditions of Approval in Exhibit C.

PASSED and ADOPTED on this 3rd day of March 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

SIGNED:

Webster Lincoln, Mayor
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3 ATTEST:
________________________
APPROVED AS TO FORM:
_______________________________
James Colin, City Clerk John Lê, City Attorney
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 1

TECHNICAL MEMORANDUM
To: Christopher Dacumos
Community & Economic Development
City of East Palo Alto
From: Kimley-Horn and Associates
Date: February 2, 2026
Subject: 4 Corners Mixed-Use Project – AB 130 Statutory Exemption

1.0 INTRODUCTION & PURPOSE
On June 30, 2025, Governor Newsom signed Assembly Bill (AB) 130 into law, which, among other changes, enacted a new statutory exemption for certain classes of residential developments.

Where a housing development project qualifies for the new exemption, no further environmental review document is required under CEQA. AB 130 took effect immediately on June 30, 2025.

The City of East Palo Alto has conducted an evaluation of the 4 Corners Mixed-Use Project (Project) pursuant to the California Environmental Quality Act (CEQA) and AB 130. As described below, this Technical Memorandum establishes that the Project meets the criteria for the new statutory housing project exemption, meaning that no further environmental review of the Project is required under CEQA.

2.0 STATUTORY AUTHORITY & REQUIREMENTS
AB 130’s new statutory housing exemption is codified in new Public Resources Code (PRC) Section 21080.66; see Appendix A: PRC Section 21080.66.
1 To qualify for the new exemption, a housing
development project must meet all the following conditions:
(1) The project site is not more than 20 acres unless it is a builder’s remedy project2 and then the builder’s remedy project size or parcel is not more than four acres. 1 California Legislative Information, Public Resources Code Section 21080.66. Available at:
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC&sectionNum=21080.66. Accessed November 2025.
2 “Builder’s remedy” can be used to avoid certain local zoning requirements when a locality’s housing element does not substantially comply with State law and is codified in the Housing Accountability Act (HAA) (CGC Section 65589.5).

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 2 (2) The project site is either located within the boundaries of an incorporated municipality or is located within an urban area as defined by the United States Census Bureau. (3) The project site meets any of the following criteria:

A. Has been previously developed with an urban use.

B. At least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses.

C. At least 75 percent of the area within a one-quarter mile radius of the site is developed with urban uses.

D. For sites with four sides, at least three out of four sides are developed with urban uses and at least two-thirds of the perimeter of the site adjoins parcels that are developed with urban uses.
(4) The project is consistent with the applicable general plan and zoning ordinance, as well as any applicable local coastal program as defined in California Government Code (CGC) Section 30108.6. If the zoning and general plan are not consistent with one another, a project shall be deemed consistent with both if the project is consistent with one. The approval of a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to Section 65915 of the CGC shall not be grounds for determining that the Project is inconsistent with the applicable general plan, zoning ordinance, or local coastal program.
(5) Within the County of San Mateo, the project density must be at least 15 dwelling units per acre (DU/acre).
(6) The project satisfies the requirements specified in paragraph (6) of subdivision (a) of CGC Section 65913.4 (see Appendix B: CGC Section 65913.4), meaning that it:

A. Is not located within certain coastal zone areas;
B. Is not located on prime farmland or farmland of statewide importance; C. Does not include wetlands;
D. Is not located within a very high fire hazard severity zone (HFHSZ); E. Is not located on a site included on the Cortese List pursuant to CGC Section 65962.5; F. Is not located on a delineated earthquake fault zone; G. Is not located within a special flood hazard area;
H. Is not located within a regulatory floodway;
I. Is not located on lands identified for conservation within an adopted Natural Community Conservation Plan (NCCP) or Habitat Conservation Plan (HCP); J. Does not include habitat for protected species;
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 3 K. Does not include lands under conservation easement.
(7) The project does not require the demolition of a historic structure that was placed on a national, State, or local historic register before the date a preliminary application was submitted for the project pursuant to CGC Section 65941.1. (8) No portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging.

To qualify for the new statutory exemption, a project must also:
• Meet specific tribal consultation requirements and include mitigation for tribal cultural resources, pursuant to PRC Section 21080.66(b);
• Include a condition of approval requiring the development proponent to complete a phase I environmental assessment, as defined in Section 78090 of the California Health and Safety Code, pursuant to PRC Section 21080.66(c)(1);
• Comply with specific environmental hazard and air filtration standards if within 500 feet of a freeway, pursuant to PRC Section 21080.66(c)(2); and • Comply with labor requirements, including payment of prevailing wage for 100 percent affordable projects and use of a skilled and trained workforce for buildings exceeding 85 feet in height, pursuant to PRC Section 21080.66(d).

3.0 PROJECT DESCRIPTION
Project Location and Components
The Project applicant, Sand Hill Property Company, proposes to construct and operate a mixed-use housing and retail development on a 1.45-acre portion of an approximately six-acre parcel (Project Site) (Assessor Parcel Number [APN] 063-11-1250) located at 2400 University Avenue in the City of East Palo Alto (City), California; see Figure 1: Regional Location Map. The Project Site is bounded by Michigan Avenue to the north, Fordham Avenue to the east, Bay Road to the south, and University Avenue to the west;see Figure 2: Local Vicinity Map. Presently, the Project Site consists of dirt and gravel with no vegetation, surrounded by single and multi-family residential uses to the north and east; community services (United States Postal Service Post Office) and residential uses to the south; and community services and commercial uses to the west of the Project Site.

The Project would construct 168 new dwelling units (DU) and approximately 5,555 square feet of ground floor retail space, including three flex retail/commercial work/live lofts in one, six-story building (75 feet). Of the 168 DU, 25 DU would be affordable units at a “low income” level, which qualifies the Project for density bonus as allowed under CGC Section 65915, the State Density DR25-007 - Mixed Use Project
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 4 Bonus Law (SDBL). Additionally, under the SDBL, the Project is eligible to use an unlimited number of waivers and two concessions/incentives for deviation from development standards. The Project is not considered a builder’s remedy project.

The Project would include a unit mix of 42 one-bedroom units, 58 junior one-bedroom units, 52 two-bedroom units and 16 studio units. Project parking is supported by a five-story parking garage, including a total of 256 spaces (218 residential and 38 retail). The vehicle parking provided exceeds the required 20 spaces for retail use and the required 194 spaces for residential use. In addition, the Project would provide a total of 77 bicycle parking spaces, including one Class I and one Class II bicycle parking spaces for the retail use and 63 Class I and 12 Class II bicycle parking spaces for residential use. Additionally, the Project amenities include approximately 3,368 square feet of private open spaces and approximately 16,937 square feet of common open space. Primary access to the Project would be provided via a driveway off Bay Road.

Land Use Designation and Zoning
The City’s General Plan designates the Project Site as Mixed Use High (MUH). The Housing Element identifies the Project Site for a total of 180 DU (36 DU at a “very low” income level and 144 DU at a “above-moderate” income level) and designates the Project as “Projects Not Approved, but High Probability of Development.” The MUH designation allows for the development of up to 86 DU per acre, up to 2.5 floor area ratio (FAR), with a maximum of eight stories (or 100 feet, whichever is greater), allowing up to 260 persons per acre.

The Project Site is located within the Ravenswood Business/4 Corners Transit-Oriented Development (TOD) Specific Plan (2013 Specific Plan), which was originally adopted by the City in 2013, and subsequently updated and an amendment adopted in December 2024. However, because a complete preliminary application for the Project was submitted in December of 2024, this Technical Memorandum evaluates the Project under the ordinances, policies, and standards that were in effect at the time of that submission, including the 2013 Specific Plan, pursuant to the requirements of SB 330. Under the 2013 Specific Plan, the Project Site is zoned as 4 Corners Gateway (4C).

The City’s zoning ordinance identifies the Project Site as being within the Ravenswood Specific Plan Overlay District. The project is within the 4C zoning district, a district characterized as an area for multi-level mixed-use buildings that integrate retail shops or community spaces at street level, with residential units, such as apartments or condominiums, situated on the upper floors.

The 4C zoning district is consistent with the MUH General Plan land use designation as both the zoning district and land use designation allow mixed-use development incorporating residential uses. While the General Plan allows higher residential densities, the 4C zoning district establishes DR25-007 - Mixed Use Project
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 5 a more restrictive maximum base density of 60 dwelling units per acre; the minimum density is not specified.

The Project’s residential density would be approximately 116 DU per acre, which exceeds the 60 DU per acre maximum allowed under the 4C zoning district within the 2013 Specific Plan area.

However, the General Plan permits a maximum residential density of up to 86 DU per acre, resulting in an inconsistency between the General Plan Mixed Use High land use designation and the 4 Corners Gateway zoning district regulations. Pursuant to the Housing Accountability Act and SDBL where the General Plan and zoning are inconsistent, the Project may use the higher base density.

For this project, the General Plan base density of 86 DU per acre (125 units) is higher than allowed in the zoning district. As such, with the application of the density bonus and SDBL provisions, the Project would be consistent with the General Plan Mixed Use High land use designation and the 4 Corners Gateway zoning district.

Inclusionary Housing Ordinance
The City’s Development Code requires that developments with residential components include contributions to affordable housing. Developments that propose five or more residential DUs must provide 20 percent of the DUs as inclusionary units pursuant to Municipal Code Section

18.37.050(A). Subsection 2 of Section 18.37.050(A) specifies that one quarter of the required affordable units must be priced for households earning 35 percent of the Area Median Income (AMI), half must be priced for households earning 50 percent of AMI (very-low income), and one quarter must be priced for households earning 60 percent of AMI (low-income).

Alternatively, the City allows developers to provide an alternative compliance method for the inclusion of affordable housing. The Project applicant has determined that the provision outlined in Municipal Code Section 18.37.050(A)(2) affordable housing is economically infeasible. Instead, the Project applicant proposes to include 20 percent affordable housing, resulting in 25 DU at the “low income” level and requested the City’s consideration of this alternative compliance. On September 2, 2025, the City Council approved the Project’s request for approval of an Inclusionary Housing Alternative Compliance Option for the Project.

As described above, the Project is eligible to use an unlimited number of waivers and two concessions/incentives for development standards that impede the project’s ability to utilize the density bonus or increase feasibility. The Project would require waivers to development standards related to front and rear setbacks. The Project would also require a concession for residential uses on the ground floor. Table 1, Waivers and Concessions/Incentives to Accommodate Density Bonus, outlines the types of modifications to development standards that facilitate the construction of the proposed Project.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 6 Table 1: Waivers and Concessions/Incentives to Accommodate Density Bonus Standard
Proposed
SDBL Waiver or
Concession/Incentive
Ground floor uses. At least 35% of the
ground floor space of building shall be
retail space (General Plan p. 4-8)
The Project provides 20% groundfloor retail; a waiver is required to allow the Project to proceed without
meeting this standard.

Waiver
Ground floor uses. Multi-family housing
not permitted on ground floor (2013
Specific Plan Table 6-1, p. 92)
The Project includes ground-floor
dwelling units; a concession is
required to allow this use.

Concession
Minimum front setback. University Ave
10 feet
(University Ave) 9'-6", sidewalk
proposed in ROW
Waiver
Minimum rear setback. Must be 30 feet
(2013 Specific Plan p. 97)
The Project provides a 0-foot setback;
a waiver is required to allow this
deviation.

Waiver
Discretionary Approvals
The Project applicant has requested the following discretionary approvals from the City:
• Design Review. Approval of the site plan and the design review application. • Subdivision for a Tentative Parcel Map. Approval of the tentative parcel map for a one lot subdivision for condominium purposes consisting of up to 168 residential DU. • Tree Removal Permit. Approval to remove one protected, off-site existing tree and plant 11 new trees and preserve one off-site protected tree.

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N.T.S.

SOURCE: Google Earth, 2025
FIGURE 1: Regional Location

FOUR CORNERS MIXED USE PROJECT
Project Site
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N.T.S.

SOURCE: Google Earth, 2025
FIGURE 2: Local Vicinity Map

FOUR CORNERS MIXED USE PROJECT
Bay Road
University Avenue
Michigan Avenue
Fordham Avenue
Project Site
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 9

4.0 FINDINGS CONCERNING CEQA COMPLIANCE
The Project meets the criteria for the new statutory housing project exemption, meaning that no further environmental review of the Project is required under CEQA. Each criterion for applicability of the new statutory housing exemption is addressed below.

Exemption Justification Under AB 130 – Infill Housing Criterion (a) The Project is located on a site of up to 20 acres (or up to four acres for builder’s remedy projects).

The Project Site is approximately 1.45 acres and is not considered a builder’s remedy project.

Therefore, the Project Site is fewer than 20 acres and would be consistent with this criterion. (b) The Project Site is located within the boundaries of an incorporated municipality or within an urban area as defined by the United States Census Bureau.

The Project Site is located entirely within the boundaries of the City of East Palo Alto. Therefore, the Project would be consistent with this criterion.
(c) The Project Site has been previously developed with an urban use, at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses, at least 75 percent of the area within one quarter mile radius of the site is developed with urban uses, or with sites with four sites, at least three out of the four are developed with urban uses, or at least two-thirds of the perimeter of the site adjoins parcels that are developed with urban uses.

While the Project Site is currently vacant and undeveloped, it meets the criterion for urban development based on its context and history. The Project Site was previously developed with the Nairobi Village Shopping Center, an established urban use before it burned down in the 1980s and was demolished. The Project Site is surrounded by residential development on the north, east, and south sides, and by commercial and community-serving uses to the west. Therefore, the Project would be consistent with this criterion.
(d) The Project is consistent with the applicable general plan and zoning ordinance, as well as any applicable local coastal program.
(i) General Plan Consistency
As identified above, the Project Site is designated as MUH by the City’s General Plan. The MUH land use designation allows for the following uses: multi-family residential, attached single-family residential, retail, services, office, and research and development. It allows a density of up to 86 units per acre and up to 2.5 FAR. MUH allows for up to eight stories (or 100 feet, whichever is greater) and allows for up to 260 people per acre. The MUH land use designation requires that at DR25-007 - Mixed Use Project
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 10 least 35 percent of the ground floor space of the building be used for retail space. In areas where retail is removed for the construction of new buildings, the new retail space shall be greater than 85 percent of the previously existing retail space. The Project would include a multi-family residential development consisting of 168 dwelling units and 5,555 square feet of ground floor retail within one building, with a maximum building height of approximately 75 feet. However, as discussed above, with 20 percent of the base units affordable at the low-income level , the Project qualifies for a 35 percent density bonus under SDBL. The 35 percent increase in density allows up to 116.1 dwelling units per acre, which accommodates 168.4 units on the 1.45-acre Project site.

The Project has a FAR of 0.09 for commercial use. The maximum height is six stories (75 feet).

As shown in Table 2, Project Consistency with Applicable Policies of the General Plan, the Project would also be consistent with the applicable General Plan policies.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 11 Table 2: Project Consistency with Applicable Policies of General Plan Objective/Policy Analysis of Project Consistency
LU-4.1 Diversity of building types: Encourage a diversity of building types and styles in areas designated for multi-family housing. These building types should range from duplex/triplex/fourplex to courtyard housing to multi-family housing developments. The diversity of building types will respond to the diversity of the City of East Palo Alto’s population and the desire to create interesting and varied neighborhoods.

Consistent: The Project would provide apartment style multi-family housing; however, the Project would include a number of design elements that would help provide diversity in appearance along the Project’s frontages and introduce complementary styles into the surrounding neighborhood. These design elements include a mixture of different colors and materials in the exterior façades of the Project’s residential building and its parking garage. The Project would also include a courtyard at the Project’s frontage on Bay Road, adding a unique feature to the overall design.

LU-4.6 Building orientation: Wherever feasible, orient multi-family buildings to face streets, public spaces, or shared private spaces.

Consistent: The multi-family building included in the Project is oriented toward Bay Road and University Avenue with active frontages, building entries, and pedestrian walkways facing public sidewalks.

LU-5.8 Streetscape beautification: Proactively beautify existing streetscapes with pedestrian-scaled lighting, drought-tolerant street trees, and landscaping.

Consistent: The Project includes pedestrian-scale and area pole lighting, street trees, and drought-tolerant landscaping along both University Avenue and Bay Road frontages.

LU-6.1 New construction: New construction should provide adequate on-site parking for new residents.

Consistent: Parking requirements for the residential portion of the Project require the inclusion of one vehicle parking space per one-bedroom unit and 0.5 spaces for each additional bedroom. As such, 168 spaces are required for each unit and 26 units for the additional 52 bedrooms, totaling 194 parking spaces. The Project would provide 218 parking spaces for residents within a five-story parking garage, which exceeds the parking requirements. Additionally, 38 additional parking spaces are provided for the retail uses included in the Project, consistent with the 2013 Specific Plan’s requirement of 1 parking space per 400 square feet of floor area.

LU-9.2 Parking frontage: Continue to implement parking strategies and standards that ensure parking areas do not dominate street frontage and are screened from public views whenever possible.

Consistent: The Project’s proposed five-story parking garage is located away from the street frontage and would be screened from public views, ensuring that parking facilities do not visually dominate the public views.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 12 LU-9.7 Commercial requirements. Require development projects in non-residential and mixed-use areas to provide for enhanced pedestrian activity and viable commercial spaces through the following techniques:
• Minimizing vehicle intrusions across the sidewalk.
• Locating the majority of a building’s frontages in close proximity to the sidewalk edge.
• Requiring that the first level of the building occupy a majority of the lot’s frontage, with exceptions for vehicle access. • Requiring that the first level of building where retail uses are allowed have a minimum 15 feet floor to floor height for nonresidential uses. • Allowing for the development of outdoor plazas and dining areas. Requiring that the majority of the linear ground floor retail frontage (where it occurs) be visually and physically “penetrable,” incorporating windows and other design
treatments to create an attractive street frontage.
• Discouraging new surface parking lots.
• Locating parking (surface or structured) behind buildings, wherever feasible.

Consistent: The Project includes ground-floor retail uses, places the building close to the sidewalk to support pedestrian activity, and limits vehicle crossings along the frontage. Pedestrian access points are provided along the adjacent arterial and park areas to encourage walkability. The design includes transparent storefront windows to create an active and visually engaging street edge. In addition, all parking is located within a structured garage behind the building, ensuring that parking does not dominate the street frontage or interrupt pedestrian circulation.

LU-10.1 Mixed use residential. Encourage mixed use development with an emphasis on residential development on upper floors.

Consistent: The Project provides a mixed-use building with ground-floor commercial space and residential units located on the upper floors, directly supporting the City’s intent to prioritize residential development within mixed-use areas.

LU-10.14 Ground floor retail. Require that ground floor retail space be included in new projects along the entirety of the University Avenue Corridor. This should be done in a way that creates nodes of pedestrianoriented retail activity at key intersections (such as Bay Road, Bell Street, and Donohoe Street). Exceptions to requiring retail space within Consistent: The Project includes approximately 5,555 square feet of ground floor retail space, including three flex retail/commercial work/live lofts, along the University Avenue frontage. The proposed retail frontage is designed to activate the street, enhance walkability, and align with the City’s vision for a vibrant mixed-use corridor.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 13 a project may be made when projects provide community benefits or meet other community goals.

LU-12.2 Vacant parcel: Prioritize the development of the vacant parcel at the intersection of Bay Road and University Avenue as a catalyst project for the City.

Consistent: The Project would develop a currently vacant and highly visible parcel at the intersection of University Avenue and Bay Road. The proposed mixed-use development would activate this key gateway location and serve as a catalyst for future reinvestment.

ED-3.1 New development: Require new development to pay its fair share of required improvements to public facilities and services through impact fees or other financial and regulatory mechanism.

Consistent: The Project would pay development impact fees and other applicable fees to ensure its fair share contribution toward public services, infrastructure, and community facilities.

POC-3.2 Park incentives: Encourage developers to include open space and recreational amenities such as outdoor play areas, rooftop gardens, and family gathering spaces, in new multifamily developments Consistent: The Project incorporates approximately 16,937 square feet of common open space areas, including landscaped plazas, seating, and pedestrian walkways.

ISF-1.1 NPDES compliance: Ensure compliance with all NPDES requirements for litter control, dumping, pollutants of control, business operations, and new/re- development
Consistent: The Project would include the implementation of both flow-through planters and bioretention basins as well as self-retaining landscaped areas on the Project Site. The planters and bioretention basins are sized to meet the stormwater drainage requirements on the Project Site. After the stormwater is collected and treated, the water will flow into a detention chamber at the northern end of the Project Site prior to entering the City’s public storm drain system. The Project would be required to implement Low Impact Development measures and comply with Provision C.3 of the Regional Municipal National Pollutant Discharge Elimination System (NPDES) Permit to ensure that post-development runoff does not exceed pre-development conditions
ISF-1.12: Ravenswood stormwater management. All new projects in the Ravenswood TOD Specific Plan Area must follow the stormwater policies established in Goal LU-9: Hydrological Context in the plan.

Guidance in the Specific Plan supersedes policies from this General Plan.

Consistent: Please refer to the analysis of Project consistency with ISF-1.1 DR25-007 - Mixed Use Project
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 14 (ii) 2013 Specific Plan Consistency
As identified above, the Project Site is in the 4C zoning district of the 2013 Specific Plan area. The 4C zoning district permits multifamily dwellings, which are defined as residential structures that contain three or more dwelling units within the 4C zoning district, residential uses are only allowed on upper floors, and only non-residential uses are allowed on ground floors. The Project therefore requests a concession to override this land use restriction under the SDBL, allowing the Project to include both retail and residential development on the ground floor. The requirements for the 4C zoning district and the Project’s compliance with those requirements are included in Table 3, Project Compliance with 2013 Specific Plan Requirements, below.

Table 3: Project Compliance with 2013 Specific Plan Requirements 2013 Specific Plan Requirement Project Compliance
Multiple-Family Dwellings: permitted use in the 4
Corners Gateway on upper levels and not
permitted on the ground floor.

Complies with SDBL concession. With a concession
under SDBL, the Project would be able to provide
both retail and residential development on the
ground floor.

Maximum non-residential FAR: is 1.5. Complies. The non-residential FAR is 0.09.

Maximum residential density: 60 du/acre. Complies with density bonus pursuant to SDBL.

With 20% of the base units affordable at the lowincome level (80% AMI), the project qualifies for a 35% density bonus under SDBL. The 35% increase
in intensity allows up to 116.1 dwelling units per
acre. This allows 168.4 units on the 1.45-acre
project site.

Maximum height: six stories above grade, plus an
additional 15 feet for equipment and elevator
penthouses
Complies. The Project would be six stories (up to
75 feet from grade).

Minimum ground floor height: 16 feet floor-tofloorComplies. The Project’s minimum ground floor height is 17 feet floor-to-floor.

Minimum front setback: six feet dedicated to
landscaping or publicly accessible sidewalk
Complies. The Project includes an approximately
10-foot front setback, but sidewalks provided in
the public right-of-way.

Minimum side setback: None required Complies. None required.

Minimum exterior side setback: 10 feet setback
along University Avenue.

Complies. The Project would include a 10-foot
exterior side setback along University Avenue.

Minimum rear: 30 feet Complies with SDBL waiver. With a waiver under SDBL, the Project would be permitted to provide no
rear setback.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 15 Maximum setback along Bay Road and University
Avenue: at least 65% of building built to within 16
feet of property line.

Complies. The Project’s building would be built
within 16 feet of property line.

Minimum parking - residential: one space per
dwelling unit for one-bedrooms and studios; 0.5
additional spaces for each additional bedroom.

Complies. The Project would provide 193 spaces
for the 168 units, including an additional 0.5 spaces
for the 52 two-bedroom units for a total of 218
parking spaces, which exceeds the requirement.

Minimum parking - non-residential: one space per
400 square feet
Complies. The Project includes 5,555 square feet of
non-residential, retail space. As such, the Project
would require 14 spaces, but 38 are proposed,
which exceeds the requirement.

Bicycle parking: for the residential uses, one Class
I bicycle parking space per three units and one
Class II parking space per 15 units are required. For
the non-residential uses, one Class 1 bicycle
parking space per 30 employees and one Class II
per 6,000 square feet of retail are required.

Complies. For the residential uses, the Project
would be required to provide 56 Class I and 12 Class
II bicycle parking spaces but would provide 63 Class
I and 12 Class II bicycle parking spaces, meeting this
requirement. For the non-residential uses, one
Class I and one Class II bicycle parking spaces are
required for the Project’s retail uses, which is what
the Project proposes. In total, the Project would
provide 77 bicycle parking spaces.

Parking location: parking structures or surface
parking lots cannot be within front or exterior side
setbacks
Complies. All parking is located within a five-story,
structured garage behind the building, ensuring
that parking does not dominate the street frontage
or interrupt pedestrian circulation.

Loading areas: loading areas located in the rear or
interior side yard areas
Not applicable. Not required for retail spaces less
than 10,000 square feet.

Access: one pedestrian access point per 300 linear
feet off street frontage from the street to parking
lots in the rear of buildings. A maximum of two
curb cuts per street frontage may be provided
Complies. There are three total pedestrian access
points, one along Bay Road and two along
University Avenue.

As shown above, the Project would comply with the requirements of the 4 Corners Gateway zoning district. Additionally, as shown in Table 4, Project Consistency with Applicable Policies of the 2013 Specific Plan, the Project would also be consistent with the applicable 2013 Specific Plan policies.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 16 Table 4: Project Consistency with Applicable Policies of the 2013 Specific Plan Objective/Policy Analysis of Project Consistency
Policy LU-1.1: Provide a variety of housing types, including mixed-use buildings with apartments or condominiums; standalone multifamily housing; townhomes; small-lot single-family homes; and affordable housing.

Consistent. The Project would construct 168 for-rent units within a mixed-use development, of which 25 units would be affordable at the “low income” level. The Project would include a number of design elements that would help provide diversity in appearance along the Project’s frontages and introduce complementary styles into the surrounding neighborhood.

Policy LU-2.1- On all parcels with frontage on the intersection of University Avenue and Bay Road, encourage new development that exhibits a high quality and character, and that supports this intersection’s identity as the heart of East Palo Alto.

Consistent. The Project site is bound by University Avenue to the east and Bay Road to the south. With the Project’s requested waivers and concessions under the SDBL, the Project complies with the 2013 Specific Plan’s key development standards, including density, height, setbacks, parking, bicycle parking, access, and loading requirements, and maintains a high-quality, pedestrian-oriented frontage consistent with the corridor’s intended character. The architectural features utilize high-quality materials and design including corten steel panels, wood panels, glazed brick tiles, perforated metal screening, and vertical wood screening. The Project would also include common open space and pedestrian walkways.

Policy LU-2.3: Ensure that all development in the Plan Area along University Avenue and Bay Road adheres to the Specific Plan’s design standards and guidelines.

Consistent. Please refer to the analysis of Project consistency with Policy LU-2.1.

Policy LU-2.5: Require active ground-floor uses in mixed-use buildings. Consistent. The Project includes 5,555 square feet of ground floor retail space, providing active ground floor uses within a mixed-use building.

Policy LU-4.5: Require landscaping and ground cover as a component of all projects to prevent soil erosion.

Consistent. The Project includes a comprehensive landscape plan that provides ground cover and planted areas throughout the site, which will prevent soil erosion.

Landscaping on the Project site includes six tree varieties, 12 shrub varieties, 12 perennial and grass varieties, and three vine varieties.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 17 Policy LU-4.7: Ensure that all new development adheres to this Specific Plan’s development standards, as well as its design standards and guidelines.

Consistent. Please refer to the analysis of Project consistency with Policy LU-2.1 Policy LU-4.10 Development should provide the minimum number of parking spaces necessary to avoid excessive parking lots, which impair community character. Ensure that building forms face onto streets and sidewalks to enhance the pedestrian environment and that parking areas are concentrated toward the inner core of parcels.

Consistent. A total of 193 residential parking spaces is required, and 218 residential parking spaces are proposed. Similarly, 14 non-residential parking spaces are required, and 38 non-residential parking spaces are proposed by the Project. All parking areas are internal to the site and are located behind the building frontages, which face onto University Avenue and Bay Road with active residential entries and landscaping that promote walkability. Pedestrian access points are provided at intervals not exceeding 300 linear feet along the street frontage, connecting sidewalks to the rear parking areas, and each frontage includes no more than two curb cuts to maintain sidewalk continuity. A minimum six-foot-wide setback zone is dedicated to landscaping or sidewalk improvements, and the Project complies with the required 19-foot front setback, ensuring a consistent and pedestrian-friendly streetscape.

Policy LU-7.1: For all new development, or substantial renovation or redevelopment (greater than 20 percent of assessed valuation) of sites in Subareas II and III (as defined by Figure 4.8-3 in the Specific Plan EIR), in the 4 Corners area, or on the south side of Bay Road, require a Phase I Environmental Site Assessment (ESA), and, if recommended by the Phase I ESA, a Phase II ESA to include soil and groundwater sampling and analysis. Share the results of the Phase I/II ESA with appropriate regulatory agencies to enable an appropriate remediation plan is to be developed. The remediation plan may include soil and groundwater cleanup, engineering controls such as vapor barriers or venting systems, and institutional controls such as deed restrictions or activity use restrictions.

Consistent. A Phase I Environmental Site Assessment (ESA) was prepared by WSP USA inc. on December 4, 2025, for the Project; see Appendix C: Phase I ESA. The Phase I ESA did not reveal evidence of potential environmental concerns, and no further investigation was warranted at the time.

Policy LU-9.1: Ensure that new development in the Specific Plan area maximizes the amount of area available for groundwater recharge by Consistent. The Project would include both flow-through planters and bioretention basins, as well as self-retaining landscaped areas on the Project site. The planters and DR25-007 - Mixed Use Project
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 18 requiring features such as roof catchment systems, irrigated landscaping, and permeable pavements (where feasible), or other means to enhance on-site infiltration of stormwater runoff or landscape irrigation water. Ensure all applicable projects under the Specific Plan comply with Provision C.3 of the Regional Municipal NPDES Permit and incorporate Low Impact Development measures to ensure that runoff is not increased.
bioretention basins would be sized to meet the stormwater drainage requirements on the Project Site. After the stormwater is collected and treated, the water would flow into a detention chamber at the northern end of the Project Site prior to entering the City’s public storm drain system. The Project would be required to implement Low Impact Development measures and comply with Provision C.3 of the Regional Municipal NPDES Permit to ensure that post-development runoff does not exceed predevelopment conditions.

Policy UTIL-5.1: Ensure that new development does not adversely affect the Ravenswood Open Space Preserve and Palo Alto Baylands Natural Preserve.

Consistent. Project is located outside the boundaries of the Ravenswood Open Space Preserve and the Palo Alto Baylands Natural Preserve, and it does not encroach on any environmentally sensitive areas. Additionally, the Project adheres to all applicable design standards and development guidelines, ensuring that it would not adversely affect the ecological functions, visual character, or public access of these preserves.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 19 As supported by the tables above, the Project would be consistent with the General Plan and 2013 Specific Plan land use, density, and design requirements as well as the applicable land use policies, designed to support the City’s overall vision for land use development. (iii) Permitted Uses
The Project Site is zoned as “4 Corners Gateway (4C)”. The 4C zoning district is addressed in the City’s Development Code, Section 18.18, which identifies Specific Plan zones including zoning districts of the Ravenswood Specific Plan. The 4C zoning district is intended to create a vibrant downtown at University Avenue and Bay Road with multi-story mixed-use buildings featuring ground-floor retail or community spaces and upper-floor residential units. The 4C zoning district is also consistent with the MUH land use designation of the General Plan. With approval of the requested SDBL waivers and concessions, the proposed Project would be consistent with adopted land use and zoning. Therefore, the Project would be consistent with this criterion. (iv) Local Coastal Program
Local Coastal Programs (LCPs) are required under the California Coastal Act for cities and counties that have jurisdiction within a coastal zone, as defined in Division 20 (commencing with Section 30000) of the PRC. The nearest Coastal Zone is the San Mateo Costal Zone, located approximately 12 miles west of the Project Site. As such, the Project Site is not located within a coastal zone and is not subject to an LCP. Therefore, the Project would be consistent with this criterion. (e) The Project will be at least one-half of the applicable density specified in subparagraph (B) of paragraph (3) of subdivision (c) of 65583.2 of the CGC. Section 65583.2(c)(3)(B) establishes the following densities:

The Project would be located within San Mateo County, which is part of the San Francisco-OaklandBerkeley, California Metropolitan Statistical Area and the San Franciso-Redwood City-South San Francisco Metropolitan Division as classified by the United States Office of Management and Budget (OMB).3
As such, San Mateo County is considered a
metropolitan county under Section 65583 of the CGC, which is associated with sites of 30 DU per acre. Therefore, because the Project would have a density of 116 DU per acre, it would be greater than the suburban jurisdiction density requirement (15 DU per acre). Therefore, the Project would be consistent with this criterion.
3 United States Bureau of Labor Statistics. Available at:
https://www.bls.gov/sae/additional-resources/metropolitan-and-necta-divisions-published-by-ces.htm. Accessed November 2025.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 20 (f) The Project satisfies the requirements specified in paragraph (6) of subdivision (a) of Section 65913.4 of the CGC. Pursuant to CGC Section 65913.4(a)(6), the development is not located on a site that is in any of the following:

Table 5, Project Consistency with CGC 659413.4(a)(6), below, provides a consistency analysis between the project and the applicable provisions of this requirement.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 21 Table 5: Project Consistency with CGC 659413.4(a)(6)
Site Location Analysis of Project Consistency
The development is not located on a site that is in any of the following:
(a) Coastal Zones. A coastal zone, as defined in Division 20 (commencing with Section 30000) of the PRC.

The nearest Coastal Zone is the San Mateo Costal Zone located approximately 12 miles west of the Project Site. As such, the Project would not be in a coastal zone. 4 (b) Protected Farmland. Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program (FMMP) of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.

Based on the California Department of Conservation’s FMMP, the Project site is designated as Urban and Built-up Land.
5 As such, the Project is not located on
Prime Farmland or Farmland of Statewide Importance.
(c) Wetlands. Wetlands, as defined in the United States Fish and Wildlife Service (USFWS) Manual, Part 660 FW 2 (June 21, 1993).

Based on the USFWS National Wetlands Inventory Mapping Tool, there are no wetlands on the Project Site.6 Therefore, the Project would not be developed on a wetland.
(d) Very High Fire Hazard Severity Zone. Within a very high fire hazard severity zone, as determined by the California Department of Forestry and Fire Protection (CAL FIRE) pursuant to Section 51178, or within a Based on the CAL FIRE Fire Hazard Severity Zones Viewer, the Project Site is not located in a CAL FIRE-designated State Responsibility Area (SRA) or Local Responsibility Area (LRA).7 The nearest FHSZ is an LRA designated as a Moderate 4 California Coastal Commission, Coastal Zone Boundary: San Mateo County. Available at: https://www.coastal.ca.gov/maps/czb/. Accessed November 2025. 5 California Department of Conservation (DOC), California Important Farmland Finder. Available at: https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed November 2025. 6 United States Fish and Wildlife Service, National Wetlands Inventory, Wetlands Mapper. Available at https://www.fws.gov/program/national-wetlands-inventory/wetlands-mapper. Accessed November 2025. 7 California Department of Forestry and Fire Protection, FHSZ Viewer. Available at:
https://calfire-forestry.maps.arcgis.com/apps/webappviewer/index.html?id=988d431a42b242b29d89597ab693d008. Accessed November 2025.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 22 high or very high fire hazard severity zone (FHSZ) as indicated on maps adopted by CAL FIRE pursuant to Section 4202 of the PRC. This subparagraph does not apply to sites excluded from the specified hazard zones by a local agency, pursuant to subdivision (b) of Section 51179, or sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development.

FHSZ located approximately four miles southeast of the Project Site. Therefore, the Project would not be developed within a very high FHSZ. (e) Hazardous Waste Site. A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control (DTSC) pursuant to Section 25356 of the Health and Safety Code, unless the DTSC has cleared the site for residential use or mixed uses.

The Project Site is not located on any of the lists which have been compiled pursuant to CGC Section 65962.5.8,9 Additionally, review of the California State Water Resources Control Board (SWRCB) GeoTracker database and the DTSC Cortese database did not identify any sites on or adjacent to the Project Site.

Therefore, the Project would not be developed on a hazardous waste site that is listed pursuant to Section 65962.5 and would be consistent with this criterion. (f) Earthquake Fault Zone. Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.

Based on the California Geologic Survey (CGS) Alquist-Priolo Site Investigation Application, the nearest potentially active fault is the Woodside Quadrangle, which is an Alquist-Priolo Earthquake Fault Zone, located approximately 9.3 miles east of the Project Site.10 Therefore, the Project would not be developed within a delineated earthquake fault zone.
8 California State Water Resources Board, Geotracker. Available at: https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=5730+uplander+way. Accessed November 2025.
9 United Stated Department of Toxic Substances Control (DTSC), EnviroStor. Available at: https://www.envirostor.dtsc.ca.gov/public/map/. Accessed November 2025. 10 California Geologic Survey, Alquist-Priolo Site Investigation Reports, https://maps.conservation.ca.gov/cgs/informationwarehouse/apreports/. Accessed November 2025.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 23 (g) Special Flood Hazard. Within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA.

The Project Site and immediate surrounding areas are designated as Flood Zone Z, which is designated for areas of minimal flood hazard by FEMA. 11 Therefore,
the Project would not be developed within a special flood hazard area subject to inundation by a one percent annual change flood.
(h) Regulatory Floodway. Within a regulatory floodway as determined by FEMA in any official maps published by the FEMA, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations.

The Project Site and immediate surrounding areas are not located within a known floodway. The nearest known regulatory floodway is located approximately 15 miles southeast of the Project site. 13
(i) Adopted Natural Community Conservation Plan. Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan.

No portions of the City are located within the boundaries of a Natural Community Conservation Plan (NCCP), Habitat Conservation Plan Programs (HCP) or other approved local, regional, or State habitat conservation plans. 12 Therefore, the
Project would not be located on land identified for conservation. (j) Critical Habitat. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) The potential for the presence of critical habitat for listed and endangered species was assessed using the USFWS Informational for Planning and Consultation (IPaC) map tool and reports and the California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CNDDB). 13 The Project
Site does not overlap with any of the critical habitats for the species listed in the 11 Federal Emergency Management Agency, National Flood Hazard Layer, Flood Insurance Rate Maps https://msc.fema.gov/portal/search?AddressQuery=2400%20university%20ave%20east%20palo%20alto%20 Accessed November 2025. 12 CDFW, NCCP Plan Map, 2023, https://wildlife.ca.gov/conservation/planning/nccp/plans, Accessed November 2025. 13 U.S. Fish and Wildlife Service, IPaC database, https://ipac.ecosphere.fws.gov/location/MQBD2Z5P2VEAPINFKQDHY454T4/resources. Accessed November 2025.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 24 of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
databases. As the Project Site does not overlap with critical habitat for the species protected in the regulatory framework identified for this criterion, there is a low probability that the Project would interfere with these species’ habitats and activities.

The IPaC mapping tool indicated that migratory birds have the potential to occur on-site near or on the Project Site. However, construction of the Project would be subject to compliance with the Migratory Bird Treaty Act to reduce potential impacts to migratory birds. Therefore, the Project would not be developed within habitat for protected species identified as candidate, sensitive, or species of special status by State or federal agencies, fully protected species, or species protected by the regulations listed above. Additionally, as concluded in the Burrowing Owl Habitat Assessment (see Appendix D: Burrowing Owl Habitat Assessment), the Project site does not provide suitable habitat for burrowing owls.
(k) Land under conservation easement. The Project is not located on land under a conservation easement.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 25 Therefore, the Project would satisfy the requirement specified in paragraph (6) of subdivision (a) of Section 65913.4 of the CGC.
(l) The Project does not require demolition of a historic structure.

There are no structures present on the Project Site, which would require demolition. Based on the National Register of Historic Places, there are no known historical/cultural resources listed (or eligible for listing) located on or adjacent to the Project Site.14 Additionally, there are no known historical structures identified by the California Register of Historic Resources (CRHR) on or adjacent to the Project Site.15 The Project Site is not located within the City’s designated historic districts. 16 Therefore, the Project would not require demolition of a historic structure. The Project would meet these criteria.
(m) The Project does not include any transient lodging.

The Project would develop 168 DUs as part of a for-rent mixed-use development and would not provide transient lodging. Therefore, the Project would meet this criterion. (n) Consultation with Native American Tribes Pursuant to PRC Section 21080.66(b) Under this statutory exemption, the City, as the Lead Agency, is required to provide formal notification via certified mail or email to each California Native American Tribe that is traditionally and culturally affiliated with the Project site. The tribal consultation requirements applicable to the statutory exemption differ from those required under Assembly Bill 52 with respect to timing and procedural requirements. Accordingly, the City is required to coordinate with the applicable Native American Tribes to ensure that the consultation requirements of Public Resources Code Section 21080.66 are implemented appropriately.

The Lead Agency received a request from the Applicant for an AB 130 CEQA Exemption on October 14, 2025. Notices of Invitation for Consultation were provided to tribes traditionally and culturally affiliated with the Project site on October 24, 2025, including the Muwekma Ohlone Tribe of the San Francisco Bay Area, the Tamien Nation, and the Indian Canyon Band of Costanoan Ohlone People.
14 United States Department of the Interior, National Register of Historic Places. Available at:
https://www.nps.gov/maps/full.html?mapId=7ad17cc9-b808-4ff8-a2f9-a99909164466. Accessed November 2025. 15 California Register of Historic Places, https://ohp.parks.ca.gov/ListedResources/?view=county&criteria=41. Accessed November 2025.
16 City of East Palo Alto, 2013 Ravenswood / 4 Corners TOD Specific Plan EIR. Accessed November 2025.

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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 26 Muwekma Ohlone Tribe of the San Francisco Bay Area
A request for consultation was received from the Tribe on October 25, 2025, and consultation was initiated on October 28, 2025. Consultation concluded on December 27, 2025. A meeting could not be scheduled within the permitted consultation timelines, and the Applicant declined an additional extension request.

Tamien Nation
A request for consultation was received on November 4, 2025, and consultation was initiated on November 18, 2025. Consultation occurred on December 12, 2025, and concluded on January 2, 2026.

Indian Canyon Band of Costanoan Ohlone People
A request for consultation was received on November 18, 2025, and consultation was initiated on December 4, 2025. Consultation concluded on January 18, 2026, following non-responsiveness to follow-up emails and phone calls after requesting consultation.

The outcomes of Tribal consultation require the implementation of Tribal Monitoring and Tribal Cultural Resources measures, as outlined in Appendix E: Tribal Monitoring and Tribal Cultural Resources, which shall be fully implemented and enforced as conditions of project approval. (o) Hazards and Hazardous Materials Pursuant to PRC Section 21080.66(c)(1) A Phase I Environmental Site Assessment (ESA) was prepared by WSP USA Inc. on December 4, 2025, for the Project; see Appendix C: Phase I ESA. The Phase I ESA did not identify any Recognized Environmental Conditions or Controlled Recognized Environmental Conditions requiring further investigation. One Historical Recognized Environmental Condition associated with a former drycleaning operation was identified and determined to have naturally attenuated to levels suitable for unrestricted use, with no evidence of soil vapor impacts. Accordingly, no Phase II investigation was recommended. Based on these findings, the Project would not expose people or structures to a significant risk involving hazardous materials and would meet the requirements of PRC Section 21080.66(c)(1).
(p) Environmental Hazard and Air Filtration Standards Pursuant to PRC Section 21080.66(c)(2) PRC Section 21080.66(c)(2) mandates building specifications for projects within 500 feet of a freeway. The Project Site is bound by University Avenue to the west and Bay Road to the south.

The City’s General Plan identifies University Avenue and Bay Road as major arterials, which are generally designed to facilitate two or more lanes of moving vehicles in each direction and rarely contain on-street parking and are not considered freeways. The nearest freeway is located DR25-007 - Mixed Use Project
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kimley-horn.com 2121 South El Camino Real Suite 550, San Mateo, CA 94403 27 approximately 3,767 feet (0.7-mile) from the Project Site and is identified as State Route 101.

Therefore, this criterion does not apply.
(q) Labor Requirements Pursuant to PRC Section 21080.66(d) PRC Section 21080.66(d) imposes labor requirements only on housing development projects that are 100 percent affordable and exceed 85 feet in height above grade. The Project would have a maximum building height of approximately 75 feet, which is below the 85-foot threshold, and the Project is not a 100 percent affordable housing development. Because the Project does not meet the eligibility criteria that would trigger the labor requirements under PRC Section 21080.66(d), these labor requirements do not apply.

5.0 CONCLUSION
As is evidenced by the discussions presented above, the Project would meet all the criteria listed by PRC Section 21080.66. Because the Project satisfies all eligibility criteria for the new statutory exemption for housing development projects, no further environmental review is required under CEQA.

Figures:

Figure 1: Regional Location Map
Figure 2: Local Vicinity Map
Appendices:

Appendix A: PRC Section 21080.66
Appendix B: CGC Section 65913.4
Appendix C: Phase I ESA
Appendix D: Burrowing Owl Habitat Assessment
Appendix E: Tribal Monitoring and Tribal Cultural Resources DR25-007 - Mixed Use Project
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The appendices described above can be accessed through the City’s webpage on the
University & Bay at 4 Corners – Mixed-Use Project
(https://www.cityofepa.org/planning/project/four-cornerstownhome-project-dr25-004-pre24-003-1675-bay-road) DR25-007 - Mixed Use Project
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DR25-007 – 1675 Bay Road Mixed-Use Project
Exhibit B – Findings for Project Approval
February 9, 2026

EXHIBIT B

CITY OF EAST PALO ALTO

PLANNING COMMISSION

DESIGN REVIEW AND TENTATIVE MAP
DR25-007 – MIXED USE PROJECT

REQUIRED FINDINGS FOR APPROVAL
The Review Authority may approve, conditionally approve, or deny the Design Review and Tentative Map only after first making all of the following findings.

SITE PLAN AND DESIGN REVIEW FINDINGS
The proposed development is consistent with the General Plan and any applicable specific plan and is in compliance with all applicable provisions of the Development Code and all other City ordinances and regulations;
The proposed development is consistent with the following General Plan and 2013 Ravenswood / 4 Corners TOD Specific Plan goals and policies:

General Plan Goals and Policies
Housing
Goal LU-3. Expand the number, types and diversity of housing within East Palo Alto.

3.1 Infill housing. Encourage new infill housing in residential and mixed use areas of the City in order to expand the amount and diversity of housing.

3.2 Balanced housing. Over time, establish a balance of market rate and affordable housing in East Palo Alto. To achieve this policy, encourage both market rate and affordable housing.

Goal LU-4. Expand multi-family housing.
264
DR25-007 – 1675 Bay Road Mixed-Use Project
Exhibit B – Findings for Project Approval
February 9, 2026

4.1 Diversity of building types. Encourage a diversity of building types and styles in areas designated for multi-family housing. These building types should range from duplex/triplex/fourplex to courtyard housing to multi-family housing developments. The diversity of building types will respond to the diversity of the City of East Palo Alto’s population and the desire to create interesting and varied neighborhoods.

4.2 Intensification. Require that development projects maximize the number of residential units in the redevelopment of parcels in areas designated for Medium Density, High Density and Urban Residential.

4.3 Building orientation. Wherever feasible, orient multi-family buildings to face streets, public spaces or shared private spaces.

Analysis
The proposed Four Corners Mixed-Use Project advances Goal LU-3 by introducing a 168 new residential units on an underutilized infill site within a designated mixeduse area. The project adds a mix of studio, junior one-bedroom, one-bedroom, and two-bedroom units, thereby expanding the range of housing types available in the City and supporting a more diverse housing stock. The development is located in a transit-oriented, urbanized setting at the northeastern corner of University Avenue and Bay Road with existing infrastructure, consistent with Policy 3.1’s emphasis on infill housing as a means of increasing housing supply without expanding the City’s footprint.

The project also supports Policy 3.2 by contributing to the City’s overall housing production through a mixed-use, multi-family development that includes both marketrate housing and low-income affordable units in compliance with State Density Bonus Law and local inclusionary requirements. By delivering new housing at 116 units per acre, the project helps advance a balanced housing supply over time while supporting Citywide housing goals.

The project is consistent with Goal LU-4 by developing a 168-unit multi-family residential building with approximately 5,500 square feet of retail in an area designated for higher-intensity residential and mixed-use development. Consistent with Policy 4.1, the project introduces a contemporary podium-style building organized around a central courtyard, adding to the diversity of residential building types within the Ravenswood Business District / 4 Corners Specific Plan area which includes single family residence, townhomes, and lower density multi-family housing.

In accordance with Policy 4.2, the project maximizes residential unit yield on the site through efficient building design, structured parking, and utilization of allowable height and density standards, including applicable State density bonus provisions. 265
DR25-007 – 1675 Bay Road Mixed-Use Project
Exhibit B – Findings for Project Approval
February 9, 2026

This approach ensures that the redevelopment of a prominent infill parcel achieves a high level of residential intensification consistent with General Plan objectives for high-density and urban residential areas.

Consistent with Policy 4.3, the building is oriented to address University Avenue and Bay Road with active ground-floor uses, residential entries, and transparent façades, while upper-story residential units are organized around a shared internal courtyard that functions as a common open space. This orientation reinforces the public realm, promotes pedestrian activity, and provides shared private space for residents, thereby supporting both urban design and livability goals.

Infrastructure and Public Safety
Goal ISF-1. Manage stormwater safely, efficiently, and sustainably.

1.2 On-site stormwater management. Encourage development projects to manage stormwater on site to reduce burdens on the City’s stormwater system. Whenever possible, stormwater should be infiltrated, evapotranspirated, reused or treated on-site in other ways that improve stormwater quality and reduce flows into the storm drain system.

1.3 Stormwater infrastructure for new development. Require development projects to pay for their share of new stormwater infrastructure or improvements necessitated by that development.

Analysis
The project is consistent with Policy 1.2 because it incorporates multiple on-site stormwater treatment and retention measures, including structural bioretention basins integrated into site landscape areas to capture and filter stormwater runoff and flow-through planters and raised treatment planters located along retail and residential frontages to treat runoff from paved pedestrian and plaza areas among other measures to improve stormwater quality and reduce flows into the storm drain.

The project is consistent with Policy 1.3 because it will construct all required on-site stormwater treatment and conveyance infrastructure and implement engineered stormwater treatment facilities (bioretention basins, treatment planters, and selfretaining areas) sized to meet regulatory requirements.

Goal ISF-2. Ensure a sustainable, clean, long-term water supply.

2.6 Water infrastructure for new development. Require development projects to pay for their share of new water infrastructure or improvements 266
DR25-007 – 1675 Bay Road Mixed-Use Project
Exhibit B – Findings for Project Approval
February 9, 2026