Agenda packet, first session — East Palo Alto City Council, March 3, 2026 (part 3 of 4)

necessitated by that development, including but not limited to water supply, storage, and conservation: and recycled water.

2.7 Water supply for new development. Require new or intensified development to demonstrate that adequate water is available before project approval.
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Analysis
The proposed Four Corners Mixed-Use Project is consistent with Goal ISF-2 because it includes technical analysis of potable water demand, identification of existing system connection points, and will be required to construct or fund infrastructure improvements necessary to serve the project. The project will need to demonstrate that the project’s water de The project includes project-level water demand and fire flow analysis prepared by the project civil engineer and coordinated with City and utility provider standards to confirm the long-term feasibility of serving the development.

The project is consistent with Policy 2.7 because it includes a project-level water demand analysis demonstrating that water supply and system capacity are available to serve the development. The project is estimated to generate approximately 27,915 gallons per day (approximately 19.4 gallons per minute) of domestic water demand based on 171 residential units which exceeds the proposed 168 residential units.

Goal SN-1. Reduce the risk to people and property from earthquakes and other geologic hazards.

1.3 Licensed geologist. Require that a state licensed engineering geologist prepare and/or review development proposals involving grading, unstable soils, and other hazardous conditions. Incorporate recommendations of the geologist into design plans, potentially including building modifications and open space easements.

Analysis
The project is consistent with Goal SN-1 and Policy 1.3 by incorporating recommendations from project-specific geotechnical and soils reports prepared and reviewed by Atlas-Geosphere Consultants on July 29, 2019 and confirmed by Atlas Technical Consultants on December 4, 2025. The project design incorporates grading, foundation, and site design measures to address site-specific soil conditions and seismic considerations, thereby reducing risk to people and property from geologic hazards.

Goal T-3. Create a complete, safe, and comfortable pedestrian network for people of all ages and abilities.

3.3 Pedestrian network. Create a safe, comfortable, and convenient pedestrian network that focuses on a) safe travel; b) improving connections between neighborhoods and commercial areas, and across existing barriers; c) providing places to sit or gather, pedestrian-scaled street lighting, and 268
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buffers from moving vehicle traffic; and d) includes amenities that attract people of all ages and abilities.
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Analysis
The project is consistent with Policy 3.3 because it incorporates specific design features supporting safe travel, improved connectivity, pedestrian comfort, and inclusive amenities. The project would construct new sidewalk and frontage improvements consistent with City streetscape standards on University Avenue and Bay Road. The pedestrian access points and building entries facing Bay Road, University Avenue, and internal pedestrian paths are clearly defined. The project includes pedestrian scale pole lighting and building-mounted lighting to provide nighttime visibility to sidewalks, pedestrian paths, and building entrances.

Ravenswood / 4 Corners TOD Specific Plan Goals and Policies Housing
Goal LU-1 A balanced land use pattern that meets community needs for residential, commercial, industrial and public uses.

Policy LU-1.1Provide 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.

Analysis
The proposed mixed-use project is consistent with Goal LU-1 and Policy LU-1.1 because it introduces a residential housing with neighborhood-serving commercial uses in a location designated for mixed-use, transit-oriented development. The project provides 168-new housing units, approximately 5,500 square feet of groundfloor retail space, and common open space which is primarily accessible through Bay Road, helping meet community needs for housing, services, and employment opportunities while supporting the City’s broader land use pattern. The project also activates a long vacant lot at a prominent intersection and supports walkable access to nearby civic uses, like City Hall and the library, and commercial services. The project includes a range of unit types, including studios, junior one-bedroom, onebedroom, and two-bedroom units, supporting housing diversity and accommodating a variety of household sizes and income levels.

Design
Goal LU-3 Strengthened residential neighborhoods.
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Policy LU-3.2Ensure that new development throughout the Plan Area maintains or improves the character of any adjacent residential neighborhoods.

Goal LU-4 Development projects that improve the quality of life in the Plan Area and draw residents and visitors to Ravenswood/4 Corners.

Policy LU-4.4Ensure that new development respects existing public view corridors within the Plan Area and also allows for the pro-posed east-west view corridor through Ravenswood north of Bay Road.

Policy LU-4.7Ensure that all new development adheres to this Specific Plan’s development standards, as well as its design standards and guidelines.

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.

Analysis
The proposed Mixed-Use Project is consistent with Goal LU-3 because it replaces a vacant parcel with a high-quality mixed-use residential development that provides new housing, active street frontages, and landscaped open space while integrating with the surrounding neighborhood pattern. The project incorporates residential units organized around a central courtyard and common open space, which supports neighborhood livability and creates a transition between public street activity and private residential areas.

The project is consistent with Policy LU-3.2 because it incorporates design, massing, and site planning features that reinforce the character and livability of adjacent residential areas. The internal courtyard provides common open space that creates a quieter residential environment away from street activity. The landscaped setbacks along University Avenue and Bay Road enhance the streetscape and buffer residential uses from roadway activity. The building scale and massing consistent with Specific Plan height and intensity allowances for the area.

Streetscape and Mobility
Goal TRA-6 Attractive streetscapes that contribute to a positive image for East Palo Alto.
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Policy TRA-6.1 As development occurs, ensure that developers implement the Streetscape Standards contained in this Specific Plan. 272
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Analysis
The project would construct sidewalks, planting zones, street trees, pedestrian lighting, and incorporate active ground-floor uses consistent with the Specific Plan vision for an urban, pedestrian-oriented corridor. The proposed project includes ground level residential stoops that face towards the street or internal driveways, accent pedestrian paving, sidewalk entries, shade trees, and landscaped planting buffers.

Summary
The proposed Mixed-Use Project is consistent with the General Plan because it supports the City’s goals to expand housing supply, promote mixed-use infill development, strengthen residential neighborhoods, and create walkable, transit-supportive urban corridors. The project redevelops a vacant infill parcel with a mixed-use building containing multi-family housing above neighborhood-serving commercial space, contributing to the City’s housing diversity and balanced land use pattern. The project also supports General Plan policies related to pedestrian-oriented design, infrastructure capacity, and environmental sustainability through the provision of new streetscape improvements, onsite stormwater treatment features, utility infrastructure upgrades, and pedestrian-focused site planning that enhances connectivity along University Avenue and Bay Road.

The project is also consistent with the 2013 Ravenswood / 4 Corners TOD Specific Plan because it implements the Plan’s vision for compact, mixed-use, transit-oriented development that activates the University Avenue-Bay Road corridor. The project incorporates Specific Plan development and design standards through building placement along the street frontage, active ground-floor uses, structured parking located internal to the site, pedestrian paseo connections, plaza and courtyard open space, and City-standard streetscape improvements including sidewalks, street trees, lighting, and landscaping. By providing new housing, retail activity, public-facing open space, and pedestrian-oriented design. The project advances the Specific Plan’s objectives to improve quality of life, support economic vitality, and create a vibrant, walkable mixed-use district in the Ravenswood / 4 Corners Specific Plan area.

The proposed development is to be constructed on a suitable site, adequate in shape, size, topography, and other circumstances to accommodate the proposed development;
Analysis
The proposed project site is 1.45 acres and is a regular four-sided polygon that is in shape, size, and physical characteristics to accommodate the proposed 168-unit development. The project located at the northeast corner of University Avenue and Bay Road, is currently vacant and is on a generally flat surface, but is surrounded by existing infrastructure that 273
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supports the neighboring University Village, commercial buildings, City Hall, and library.

There are no significant constraints on the site, which was previously occupied by the Nairobi Village. The project site layout would accommodate the six-story building and parking garage and is accessible to fire services and pedestrians from University Avenue and Bay Road. Onsite stormwater treatment features, including the internal courtyard open space, landscaped setbacks, and on-site utility connections help in reducing flows into the City’s storm system
The proposed development complies with the applicable standards of review; Analysis
The proposed development complies with the applicable standards of review established by the City’s General Plan, Specific Plan, and Zoning Ordinance. The project meets required development standards related to land use, building height, massing, site planning, circulation, and parking, and is consistent with the applicable design standards and guidelines of the Specific Plan. The proposed architectural design, site layout, and landscape treatment have been evaluated for consistency with adopted policies and standards governing neighborhood compatibility and pedestrian orientation. With implementation of the recommended conditions of approval, the project satisfies all applicable standards of review.

General Plan Evaluation
Category Allowed Mixed-Use Project
Density 86 units per acre (max) 116 units per acre
Intensity (FAR) 2.5 max 0.09
Height 100’ or 8 stories, whichever
is higher (max)
6 stories above grade; 75'
Ground Floor Retail 35% (required) 20%
Specific Plan Consistency Evaluation
Category Allowed Mixed-Use Project
Density 60 dwelling units per acre (max); 120 total units for the project
116 units per acre
Intensity
(FAR)

1.5 (max) for non-residential units and
commercial components in mixed use projects

0.09 Height 6 stories above grade, plus an additional 15’ for equipment
6 stories above
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Specific Plan Consistency Evaluation
Category Allowed Mixed-Use Project
Ground
Floor
Height1
16’ (min)
grade; 75'
The proposed development is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property
Analysis
The proposed development is designed and arranged to protect the public health, safety, and general welfare through compliance with applicable building, fire, and accessibility standards, City policies governing site design and circulation, and Conditions of Approval.

The site layout provides clear separation between pedestrian and vehicular areas, adequate emergency access, and internalized parking to reduce potential conflicts and safety hazards. The project would utilize waivers allowed under State Density Bonus Law to allow reductions in setback from the frontage along University Avenue and the rear. However, the front set back is shy of the required 10’ set back by a manner of inches. While the rear setback would be 0’ it would be buffered by the driveway aisles that provide vehicular access to the parking garage. Shade trees also help to provide a buffer along University Avenue and Bay Road.

Tentative Map Findings
The proposed map, subdivision design, and improvements are consistent with the General Plan, any applicable specific plan, and this Article.

Analysis
The subdivision creates an approximately 1.45-acre development parcel from a larger approximately 6.06-acre parent parcel, allowing the site to be developed with a mixed-use project containing multi-family residential units and ground-floor commercial uses in a location designated for mixed-use, transit-oriented development. The subdivision configuration supports implementation of General Plan goals related to infill development,

1 State density bonus regulations permit the use of waivers from development standards to encourage the construction off additional housing. The applicant would be requesting a waiver from the General Plan ground floor retail percentage requirement.
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housing production, and efficient use of existing urban infrastructure, and aligns with the Specific Plan vision for compact, pedestrian-oriented development along the University Avenue and Bay Road corridors.

The subdivision design and required improvements are also consistent with applicable plans and subdivision standards because they support construction of new public and onsite infrastructure, including utility connections, streetscape frontage improvements, pedestrian circulation, stormwater treatment facilities, and internal access and circulation improvements.
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The site is physically suitable for the type and proposed density of development.

Analysis
Though the proposed 116 unit per acre density exceed the 86 unit per acre max allowed under the General Plan, State Density Bonus Law permits certain projects to exceed standards if affordable housing is provided. The project would provide 25 affordable units at the median income level. The project site is physically suitable to accommodate the mixed-use development, given the State Density Bonus Law allowance, the site configuration, and existing infrastructure. The site provides sufficient area to support the number of residential units, building footprints, required parking, internal circulation, and open space in compliance with applicable standards. The site is generally flat and free of physical constraints that would limit development at the proposed density. Existing and planned public infrastructure and access are adequate to serve the intensity of development proposed. Accordingly, the physical characteristics of the site support the type and density of development contemplated by the project.

The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

Analysis
The proposed subdivision design and associated improvements are not likely to cause substantial environmental damage, as the project is located on an urbanized site that does not contain sensitive biological resources. The project incorporates compliance with applicable environmental regulations, including stormwater management and erosion control measures, to minimize construction- and operation-related impacts. Landscaping and site design are intended to avoid unnecessary disturbance and to incorporate best management practices that protect water quality. With implementation of standard conditions of approval and any required environmental mitigation measures, the project would not substantially or avoidably injure fish or wildlife or their habitat.

The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems.

Analysis
The design of the subdivision and the proposed improvements are not likely to cause serious public health or safety problems, as the project complies with applicable building, fire, and public works standards. The subdivision layout provides adequate vehicular access, emergency access, and internal circulation, while separating pedestrian and vehicular movements to reduce potential conflicts consistent with City and State 277
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requirements. The project will be served by existing and planned public utilities and infrastructure designed to accommodate the proposed development. With implementation of required conditions of approval and adherence to applicable codes and standards, the project would not create hazards or adverse public health or safety conditions.

The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of, property within the proposed subdivision.
 This finding may also be made if the Review Authority finds that alternate easements for access or use will be provided, and that they will be substantially equivalent to ones previously acquired by the public.
 This finding shall apply only to easements of record, or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Review Authority to determine that the public at large has acquired easements of access through or use of property within the proposed subdivision.

Analysis
The design of the subdivision and the proposed improvements are not in conflict with existing easements acquired by the public for access or use of property within the subdivision. The subdivision map identifies and respects all existing utility, access, and drainage easements, and proposed improvements are designed to avoid encroachment into those areas. Where easements are present, building placement and infrastructure improvements maintain required clearances to ensure continued function and access.

Accordingly, the subdivision design preserves public easement rights and does not interfere with their intended purpose.

The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements specified by the California Regional Water Quality Control Board.

Analysis
The proposed subdivision will discharge sewage to the community sewer system in a manner that will not result in a violation of requirements established by the California Regional Water Quality Control Board. A sanitary sewer capacity analysis prepared by BKF Engineers estimates the project’s wastewater generation at approximately 25,440 gallons per day based on East Palo Alto Sanitary District (EPASD) standard design factors, and identifies existing public sewer mains in Bay Road and Fordham Street available to serve the project
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The project will connect to the existing EPASD system in accordance with District standards and subject to EPASD review and approval. With compliance with EPASD requirements and applicable permits, the project’s sewer discharge will be adequately accommodated without exceeding system capacity or violating Regional Water Quality Control Board regulations.

The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities. and
Analysis
The design of the subdivision and project site plan provide passive heating and cooling opportunities through building orientation, spacing, and site planning that maximize access to natural light and ventilation. Buildings are arranged to allow solar exposure and cross-ventilation while minimizing excessive heat gain, supported by articulated massing and landscaped open areas. Primary building entrances are oriented University Avenue and Bay Road. Open circulation areas, including internal walkways and courtyards, are designed to facilitate air movement, daylight access, and shaded pedestrian routes, contributing to occupant comfort and reduced reliance on mechanical heating and cooling systems.

The proposed subdivision, its design, density, and type of development and improvements conforms to the regulations of the Development Code and the regulations of any public agency having jurisdiction by law.

Analysis
The proposed subdivision’s design, density, land use, and associated improvements conform to the applicable regulations of the City’s Development Code and the requirements of all public agencies with jurisdiction over the project. The project complies with zoning and site development standards, and has been reviewed for consistency with applicable Specific Plan regulations and adopted design standards. Infrastructure systems, including stormwater management and sanitary sewer service, have been evaluated and designed in accordance with the standards of the San Mateo Countywide Water Pollution Prevention Program, Menlo Park Fire Protection District, and the East Palo Alto Sanitary District. With approval of the required entitlements and implementation of applicable conditions of approval, the project conforms to applicable City ordinances and the regulations of other responsible agencies.
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Exhibit C - Conditions of Approval
University & Bay at 4 Corners
- Mixed-Use Project
DR25-007
Contents
Contents.......................................................................................................................................... 1 A. General Conditions of Approval.............................................................................................. 2 B. Standard Conditions of Approval............................................................................................ 3 Air Quality ................................................................................................................................... 3 Noise and Vibration..................................................................................................................... 5 Public Works and Utilities........................................................................................................... 6 C. Project Specific Conditions of Approval................................................................................ 11 Planning Division....................................................................................................................... 11 Building Division........................................................................................................................ 14 City Attorney ............................................................................................................................. 15 Housing Division........................................................................................................................ 16 Police Department .................................................................................................................... 16 Public Works Department......................................................................................................... 18 Menlo Park Fire Protection District........................................................................................... 20 D. Tribal Monitoring and Tribal Cultural Resources................................................................... 22 Tribal Monitoring ...................................................................................................................... 22 During Construction or Upon the Discovery of Tribal Cultural Resources................................ 23 Tribal Knowledge, Avoidance and memorialization.................................................................. 23 280
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A. General Conditions of Approval

1. Prior to the issuance of any building permits, the property owner and/or developer shall acknowledge in writing all the conditions of approval and must accept these conditions with full awareness of the responsibilities associated with each requirement. The conditions of approval shall be reproduced on the first page of the plan set to the Building Division.

2. Prior to the issuance of Building Permits, the project applicant/developer must obtain all required approvals including the will serve letter and be in compliance with all the conditions of the East Palo Alto Sanitary District.

3. The following Conditions of Approval may be superseded by future State regulations or outside regulatory agency requirements and guidelines. The project must comply with any conditions superseded by State regulations or outside regulatory agency requirements.

4. Prior to issuance of building permits, the property owners shall file with the Director of Community Development, on forms provided by the City, an acknowledgment that they have read, understand and agree to these conditions of approval.

5. All applicable mitigation measures specific to development projects included in the East Palo Alto General Plan Mitigation Monitoring and Reporting Program (MMRP) and the 2013 Ravenswood Business District / 4 Corners Specific Plan shall be implemented.

6. Regulatory and Development Fees
a) The applicant agrees to pay all applicable regulatory fees in effect at the time of Building Permit and Plan Check application submittal, including but not limited to General Plan Surcharge, Plan Check, Building Permit, etc., as specified by each respective City Ordinance or the City's Master Fee Schedule. b) Pursuant to Government Code Section 65589.5(o), the project is subject to development fees, as defined by Government Code Section 65941.1(b)(3)(B)(i), in effect when a complete application was submitted to the City, which are the development fees that were effective on July 1, 2024 and attached to these conditions as Attachment A.
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B. Standard Conditions of Approval
Air Quality
Construction & Operations

1. The project shall implement the following best management practices to ensure that the project’s air quality impacts are less than significant:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. • All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
• All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
• All driveways, and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
• Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.
• All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. • Post a publicly visible sign with the telephone number and person to contact at the City of East Palo Alto regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.

2. The project shall implement the following standard control measure to ensure potential impacts from increased cancer risk and annual PM2.5 concentrations from project construction are minimized. The use of TAC emission controls is a standard measure for urban development throughout the Bay Area that is located in close proximity to sensitive receptors. With these measures the project would have a less than significant impact on air quality:
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• All construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet U.S. EPA Tier 4 emission standards for particulate matter (PM10 and PM2.5) if feasible, otherwise:
o If use of Tier 4 equipment is not available, alternatively use equipment that meets U.S. EPA emission standards for Tier 2 or 3 engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices that altogether achieve an 85-percent reduction in particulate matter exhaust in comparison to uncontrolled equipment; alternatively (or in combination).
o Use of alternatively fueled equipment with lower NOx emissions that meet the NOx and PM reduction requirements above.
o Special equipment that cannot meet the above requirements must be approved as exempt by the City after considering reasons for requesting an exemption.
o Use portable electrical equipment where commercially available and practicable to complete construction. Construction contractors shall utilize electrical grid power instead of diesel generators when (1) grid power is available at the construction site; (2) when construction of temporary power lines is not necessary in order to provide power to portions of the site distant from existing utility lines; (3) when use of portable extension lines is practicable given construction safety and operational limitations; and (4) when use of electrical grid power does not significantly compromise construction schedules.
• Diesel engines, whether for off road equipment or on road vehicles, shall not be left idling for more than two minutes, except as provided in exceptions to the applicable state regulations (e.g., traffic conditions, safe operating conditions). The construction sites shall have posted legible and visible signs in designated queuing areas and at the construction site to clearly notify operators of idling limit. • Provide line power to the site during the early phases of construction to minimize the use of diesel-powered stationary equipment.
• Utilize low volatile organic compound (VOC) (i.e., ROG emitting) coatings, that are below current BAAQMD requirements (i.e., Regulation 8, Rule 3; Architectural Coatings), for at least 80 percent of all residential and nonresidential interior paints and 80 percent of exterior paints. This includes all architectural coatings applied during both construction and reapplications throughout the project's operational lifetime. At least 80 percent of coatings applied must meet a "super-compliant" VOC standard of less than 10 grams of VOC per liter of paint. For reapplication of coatings during the project's operational lifetime, the Declaration of Covenants, Conditions, and Restrictions shall contain a 283
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stipulation for low VOC coatings to be used. Examples of "super-compliant" coatings are contained in the South Coast Air Quality Management District's website. • Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage shall be posted for construction workers at all access points.

Noise and Vibration

37. Construction Noise. The applicant shall implement the following standard noise control measures during project construction to ensure that the construction noise impacts are less than significant:
• Limit construction activity to weekdays between 7:00 AM and 6:00 PM and Saturdays between 9:00 AM and 5:00 PM, with no construction on Sundays or holidays;
• Utilize "quiet" models of air compressors and other stationary noise sources where such technology exists;
• Equip all internal combustion engine-driven equipment with mufflers, which are in good condition and appropriate for the equipment;
• Locate all stationary noise-generating equipment, such as air compressors and portable power generators, as far away as possible from adjacent land uses; • Locate staging areas and construction material areas as far away as possible from adjacent land uses;
• Prohibit all unnecessary idling of internal combustion engines; • Designate a “disturbance coordinator” who would be responsible for responding to any local complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and will require that reasonable measures warranted to correct the problem are implemented.
• Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction.

38. Operational Noise. The project would implement the following mitigation measures:
• Prior to issuance of building permits, project mechanical equipment shall be selected 284
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and designed to reduce impacts on surrounding uses and meet the City’s exterior and interior noise level requirements. A qualified acoustical consultant shall be retained by the project applicant to review mechanical noise as the equipment systems are selected in order to determine specific noise reduction measures necessary to reduce noise to comply with the City’s 55 dBA L50 daytime exterior limit and 50 dBA L50 nighttime exterior limit at the nearest residential property lines.

39. The project would implement the following control measures to ensure the project’s construction vibration impacts are less than significant:
• Operating equipment on the construction site shall be placed as far as possible from vibration-sensitive receptors.
• Smaller equipment shall be used along shared property boundaries to minimize vibration levels below the limits.
• The use of vibratory rollers or tampers shall be avoided within 20 feet of sensitive uses.
• Dropping heavy objects or materials within 20 feet of sensitive uses shall be avoided.

Public Works and Utilities

6. Grading Permit. Prior to building permit approval, a grading permit shall be obtained from the Engineering Division with payment of fees per EPAMC 15.48. See the following link for an application. https://www.cityofepa.org/publicworks/page/grading-permit.

7. Encroachment Permit. The developer shall obtain an encroachment permit from the Engineering Division prior to performing any work in the public right-of-way. See the link below for an application.
https://www.cityofepa.org/publicworks/page/encroachment-permit.

8. Public Improvements. The developer shall provide public street improvements along the project frontage where existing streets (vehicle and/or pedestrian paths) do not meet current City standards. These improvements may include sidewalk, curb and gutter, driveway approach, and curb ramp and any right-of-way identified in the scaled and dimensioned drawing required under Public Works Department project specific condition #10. See EPAMC 15.04.040.

9. Construction Vehicles, Equipment and Materials. All construction related vehicles, equipment, and materials shall be managed on-site. At no time shall such items be parked or stored in the public right-of-way without an encroachment permit or written 285
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approval by the City Engineer.

10. Traffic Control. Activities that require temporary closures of sidewalks, vehicle and/or bike lanes, or other public paths shall require review and approval by the Engineering Division through an encroachment permit.

11. Construction Best Management Practices. This project is required to implement stormwater best management practices (BMP) as described by the San Mateo Countywide Water Pollution Prevention Program. The following sheet in the link below shall be included in the plans. https://www.flowstobay.org/wpcontent/uploads/2020/04/Countywide-Program-BMP-Plan-Sheet-June-2014- Update.pdf.

12. Fences/Walls. No new or existing fence and/or wall shall be permitted outside of the property boundary lines. No new or existing concrete (or similar) wall and/or fence is permitted where there is a public easement. The removal of such existing structures shall be required prior to the issuance of any permits.

13. Water Meters: Water meters shall be purchased by the developer, maintained privately, and stored onsite.

14. Sewer Cleanout. If one does not already exist, the developer shall install a sanitary sewer cleanout at the front property line per East Palo Alto Sanitary District standards.

15. Off-site Improvement Plans. Submit off-site improvement plans separate from the Building on-site improvement plans as the off-site improvement plans are approved through a Public Works Encroachment Permit process.

16. Potholing. An encroachment permit shall be obtained for potholing purposes. The information should be used during design and construction to prevent utility conflicts related to new service laterals, tree installations, and so on.

17. Construction Material and Staging. All construction related materials, equipment, and construction workers parking need to be managed on-site and not located in the public right-of-way or public easements.

18. Upgrade of Existing Public Improvements. As part of the off-site improvement plan review and approval, any existing public improvements to be re-used by the project, which are not in accordance with current City standards and are not specifically identified in the herein project conditions (such as backflow preventers, sign posts, etc.), shall be upgraded to current City standards and as required by the Department 286
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of Public Works.

19. Benchmarks. The improvement plans shall be prepared by using City's latest benchmarks (NAVD88) available on City's website.

20. Utility Connection. This project requires connection to all public utilities or private utilities operating under a City or State franchise which provide adequate levels of service, will-serve letters must be obtained before Building Permit Approval.

21. Storm Manhole. Install a storm manhole at the front property line along the new storm lateral.

22. Existing Utility Abandonment Relocation. Developer is responsible for research on all existing utility lines to ensure that there are no conflicts with the project. All existing utility lines (public or private) and/or their appurtenances not serving the project and/or have conflicts with the project, shall be capped, abandoned, removed, relocated and/or disposed of to the satisfaction of the City. Existing public facilities within the street right-of-way shall be abandoned per City’s Abandonment Notes and procedures, including abandonment by other utility owners.

23. Modifications to Existing Public Utilities. Developer is required to pay for all changes or modifications, required by the project, to existing City utilities, streets and other public utilities within or adjacent to the project site, including but not limited to utility facilities/conduits/vaults relocation due to grade change in the sidewalk area, caused by the development.

24. Wet Utilities. All wet utilities (water, sanitary sewer, storm drain) on private property shall be privately owned and maintained. The fire and domestic water systems shall be privately owned and maintained beyond the meter.

25. Re-use of Existing City Utility Service Lines. The re-use of deficient City water service lines on the project site is not allowed. Developer’s contractor shall replace any deficient facilities as deemed necessary by the Department of Public Works.

26. Sanitary Sewer and Storm Drain Tributary Pattern. This project is required to follow the existing sanitary sewer and storm drain tributary pattern. Any deviations would require additional analysis and subject to approval by the Public Works Department as part of the off-site improvement plan review process. This project shall not cause any negative impact on the drainage pattern for adjacent properties.

27. Stormwater Drainage. The project shall not create any negative impacts to adjacent properties such as cross-lot drainage. The project shall also mitigate any impacts to the 287
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public stormwater system through the installation of rain gardens, bubblers or other infiltration devices, swales, increasing of pervious areas, or other methods. Any excess stormwater beyond a 10-year storm event or the site’s retention capacity may be drained to the public right-of-way via sheetflow. This shall be confirmed thru submittal of a hydrologic/hydraulic study and a final Stormwater Control Plan and stormwater sizing calculations. Post-construction flows shall not exceed pre-construction flows, up to the 100-year storm,

28. Utility Meter/Vault. No existing or new utility meters or vaults shall be located within the new driveway approach. All existing or new utility vaults serving the project site shall be located on-site and not within the public utility easement, if any.

29. Driveway Approaches. Install a new driveway approach along the project frontage to comply with Americans with Disabilities Act (ADA) requirements and City standard details and specifications.

30. Decorative Pavement. Any and all proposed decorative pavement and vertical curb pertaining to on-site development shall not be located within the City right-of-way.

31. Traffic Control Plan. Submit a traffic control plan with the off-site improvement plans for review and approval. The traffic control plan shall include a summary of the traffic control types, dates, times and blocks affected. All construction related materials, equipment, and construction workers parking need to be stored on-site and the public streets need to be kept free and clear of construction debris.

32. Damage to Existing Public Improvements. Developer shall be responsible to rectify any damage to the existing public improvements fronting and adjacent to the project site as a result of project construction, to City’s satisfaction by the Public Works Department. All existing traffic detector loops and conduits shall be protected in place during construction. Any damaged detector loops shall be replaced within 7 days at the expense of the developer.

33. Reservation/Abandonment of Easements. Reservation of new and/or abandonment of existing public/private utility easement(s), ingress/egress easement(s) necessary for the project shall be delineated on the map or recorded concurrently with the map with a separate instrument. Subdivision Map Act §66475 and §66499.20-1/2 for public easements) Quitclaim deed is required for abandonment of private easements prior to map recordation. All easements shall be kept open and free from buildings and structures of any kind except those appurtenances associated with the defined easements.

34. Utility Company Approval. Obtain map approval letters from the utility companies in 288
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regard to any existing or new easements associated with their facilities.

35. Completion of Public Improvements. Developer shall complete all required public improvements as required and in accordance with City approved plans, prior to any building occupancy.

36. Final Map Dedications. Parcel Map must be approved by the City and recorded with the County. The map must include a 5’ Public Utility Easement along the project frontage and a 5’ Sidewalk Easement along Bay Road. A recent (within six months) title report shall be provided with the map. The parcel map shall be recorded prior to building permit issuance.

37. A Homeowner’s Association shall be formed at the time the Final Map is filed. The HOA shall be responsible for maintaining all onsite improvements unless those improvements that are specifically maintained by the City or a private utility company.

38. Streetscape. The developer shall install new sidewalk and curb & gutter along the entire project. Existing pavement shall be repaired as needed, and the pavement shall have a grind and overlay along the project frontage to the street centerline or as determined by the City Engineer based on utility trenching.

39. The new driveway shall be ADA compliant.

40. New streetlights shall be installed on the project frontages.

41. Red Curbs. Red curbs shall not be used to designate parking/stopping restricted zones, except as required for public fire hydrants.

42. Joint Trench. Joint trench plans shall be included in the improvement plan submittal.

43. Water System. Provide an analysis confirming adequate domestic and fire flow and pressure.

44. Sewer Capacity. The developer shall obtain approval from the East Palo Alto Sanitary District (EPASD). Any improvements or cash contributions required to accommodate sewer impacts shall be the sole responsibility of the developer.

45. Root Barrier. Install a continuous root barrier along the new sidewalk per City standard details and specifications.

Stormwater Environmental Division Conditions
Prior to Grading Permit Issuance
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46. Applicant shall provide a post-construction stormwater site management plan (Site Plan) that includes, at a minimum, exhibit(s) showing drainage areas and location of Low Impact Development (LID) treatment measures; project watershed; total project site area and total area of land disturbed; total new and/or replaced impervious area; treatment measures and hydraulic sizing calculations; a listing of source control and site design measures to be implemented at the site; NRCS soil type; saturated hydraulic conductivity rate(s) at relevant locations or hydrologic soil type (A, B, C or D) and source of information; elevation of high seasonal groundwater table; a brief summary of how the project is complying with Provision C.3 of the MRP; and detailed Maintenance Plans for each site design, source control and treatment measure requiring maintenance.

47. Applicant shall pay most current NPDES fees prior to Grading Permit being issued.

48. LID treatment measures to be shown on final improvement or grading plans shall not differ materially from the LID treatment measures presented on the project’s Planning Application, without written approval from the Planning Department.

C. Project Specific Conditions of Approval
Planning Division

1. The project shall be developed in substantial compliance with the drawings submitted as part of the East Palo Alto planning application DR25-004 dated November 11, 2025, to be revised pursuant to the conditions of this staff report as may be amended by the Planning Commission. The permit shall be effective 15 days following the date of the decision unless an appeal is filed prior to the effective date.

2. This approval is valid for a period of two (2) years from the effective date, if the applicant/developer has not yet secured building permits and started construction. If the applicant/developer is unable to secure building permits before two years from the effective date, the applicant/developer must submit an application for an extension at least thirty (30) days before expiration in order to extend the term of the permit.

3. Any modifications to the approved plans and related information must be submitted to the Planning Division for review and approval and may be subject to review during a public hearing.

4. The Tentative Map approval shall expire within two (2) years of the effective date of its approval unless the approval is extended pursuant to the provisions in the Subdivision Regulations or unless a Final Map has been approved for recordation 290
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by the City Council.

5. The cover page of the one lot Condominium Tentative Map shall indicate that the Planning Manager has certified that all the conditions of approval of this Tentative Map have been complied with.

6. Prior to the approval of the Final Map, the developer shall enter into a Subdivision Improvement Agreement (SIA) in accordance with the Subdivision Regulation.

The developer shall cover all costs associated with the preparation of the subdivision agreement as determined by the Planning Manager and the Public Works Director.

7. A Final Map shall be submitted for review and approval by the City Council. The One-Lot Condominium Tentative Map shall comply with the regulations of the East Palo Alto Subdivision Ordinance, the Subdivision Map Act, and these conditions of approval. The Final Map shall be drawn in substantial compliance with the approved Tentative Map.

8. Prior to the submittal of a building permit, the plans must meet all minimum requirements for the driveway and parking per Menlo Park Fire Protection District and City requirements.

9. All appeals of discretionary decisions required as part of these conditions of approval are required to be appealed to the City Council unless otherwise stated herein or in the Development Code Regulations.

10.Exterior colors, materials, design elements, lighting and landscaping shall be consistent with the plans dated October 15, 2025. Plans submitted for Building Permit issuance are subject to final review and must be approved by the Planning Manager prior to the issuance of a building permit.

11.The lighting plan for the common areas, parking areas, and pedestrian easement walkways shall operate independently from the individual residences. All fixtures shall be located within the common areas and designated easements. Lighting shall be in full compliance with EPAMC Chapter 18.34.110.

12.C.C.&R.’s shall be reviewed by the Planning Division and the City Attorney prior to the submittal of the Final Map. The C.C.&R’s and Conditions of Approval shall be recorded in the office of the County Recorder concurrently with the Final Map or prior to Temporary Certificate of Occupancy per the requirements of the State Department of Real Estate.

13.The applicant/developer is responsible for applying for an address assignment with the Building Division for the subdivision and works directly with the Menlo Park Fire Protection District to review potential addresses. 291
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14.Prior to issuance of building permits, the Applicant shall obtain, record, and provide proof of recordation to the City Planning Division an easement allowing portions of any balcony, deck, or architectural projection that encroaches into or over an adjacent parcel or easement area.

Trees and Landscaping

14. Off-site trees, as identified in the plans dated November 11, 2025, shall be preserved in accordance with the recommendations and preservation guidelines identified in the Arborist Report dated August 2025 and prepared by Hort Science Bartlett Consulting.

15. If the applicant does not provide documentation demonstrating removal of the approved tree and planting of the replacement tree prior to issuance of Certificate of Occupancy, the applicant shall be required to deposit a surety in the amount of the Hort Science Bartlett Consulting estimated value of removed tree (Tree 174 - $18,000) in accordance with Section 18.28.080 of the East Palo Alto Municipal Code to guarantee removal and replacement

16. Replacement trees shall comply with the standards and recommendations set forth in the City of East Palo Alto Urban Forest Master Plan related to species diversity. A maximum of twenty percent (20%) of any one general and ten percent (10%) of any one species may be used to meet planting requirements within the city.

17. The applicantshall inform the Planning Division when the replacement trees have been planted. Planting is subject to review and approval by the Planning Division.

18. Off-site tree canopies shall be protected to the extent possible. If pruning is necessary, it shall be done in accordance with standards identified in the in the Arborist Report dated August 2025 and prepared by Hort Science Bartlett Consulting. Pruning shall not extend beyond the subject property lines without the notification of and written consent from the property owner of the offsite tree.

19. All contractors hired to remove trees or to perform on the project shall possess an active business license with the City of East Palo Alto.

20. The applicant/developer or his or her contractor shall contact the City by phone or email at least 48 hours prior to the removal of the existing trees.

21. Tree and debrisremovalshall only occur between the hours of 8:00 a.m. and 5:00 p.m. on weekdays, or between 9:30 a.m. and 5:00 p.m. on Saturdays. 292
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22. Approval from the Engineering Division (650-853-3119) is required for any encroachment into the public right-of-way or for partial road closures required for the removal of the trees.

23. All tree stumps shall be removed by digging the stump out and grinding a minimum of 16” below grade.

24. The applicant shall hold harmless the City, its officers, agents, and employees from any liability or claims for damages due to the injury of any person, loss of life, or damage to property caused by, or arising out of activities authorized by these approvals. The applicant shall employ legal counsel approved by the City and/or indemnify the City for the cost of legal counsel and legal services.

25. Project landscaping shall comply with the City of East Palo Alto and State regulations for water-efficient landscaping.

26. The private and dedicated open space and trees shall be preserved and maintained by the owner/occupant and Homeowner’s Association, as appropriate, per the approved plans of this report. If there are any modifications to the current trees and landscaping or if the tree needs to be replaced by something comparable, the applicant/developer will need to get approvals from the Planning Division in order to be permitted to do so. The approval may require, but is not limited to, separate permit fees, arborist reports, and other necessary documents. For common hardscapes areas, the use of previous pavers such as grasscrete or similar types of pavers shall be implemented to expand the open space on site.

Building Division

27. A digital copy of the plans must be submitted for building review; including the digital submittal of all relevant supporting documents; structural calculations, energy compliance forms, soil reports etc.

28. The Plans submitted for building review must be designed to the 2025 California Building Codes. Projects submitted after January 1, 2029, will have to be designed to the 2028 California Building Codes.

29. Please imprint the Conditions of Approval on the plans submitted for building permits.

30. Please imprint on the submitted plans, the Construction Best Management Practices.

To access the standard plan, please visit: http://www.flowstobay.org/construction. 293
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31. The applicant shall properly complete and incorporate the 2019 CAL Green Residential Mandatory Measures on the plans submitted for building permits. The link to access the form: http://www.ci.east-palo-alto.ca.us/ArchiveCenter/ViewFile/Item/443.

32. Properly complete and submit the EPA Special Inspection form for any proposed work requiring special inspections as per CBC 1705. Link to access form:
http://www.ci.east-palo-alto.ca.us/ArchiveCenter/ViewFile/Item/458.

33. Provide a note on the plans submitted for building permits: “At a minimum, 65% of the project waste stream shall be recycled; prior to final project approval, a receipt shall be provided to the building inspector to verify 65% recycling has occurred. Self-hauling is prohibited in the City of East Palo Alto; an authorized hauler shall be utilized.

34. “All construction and demolition debris shall be contained on-site (not in the public right-of-way) in constantly covered bins, which include adequate service.”

35. Please note on plan: The City of East Palo Alto Municipal Code Section 15.04.125 limits construction activity to the following hours:
a. Monday through Friday: 7:00 AM to 6:00 PM
b. Saturday: 9:00 AM to 5:00 PM
c. Sundays and national holidays: No activity allowed.

City Attorney

36. To the maximum extent permitted by law, the applicant (or its successor in interest) shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City of East Palo Alto, its City Council, Planning Commission, officials, employees, agents and volunteers (collectively, “Indemnitees”) from and against any and all claims, actions, or proceedings against Indemnitees to attack, set aside, void or annul an approval by Indemnitees relating to this project. This indemnification shall include, but is not limited to, all damages, losses, and expenses (including, without limitation, legal costs and attorney’s fees) that may be awarded to the prevailing party arising out of or in connection with an approval by the Indemnitees relating to this project. The City shall promptly notify the applicant of any claim, action or proceeding and the City shall cooperate in the defense. The City may elect, in its sole discretion, to participate in the defense of said claim, action, or proceeding and the applicant (or its successor in interest) shall reimburse the City for its reasonable legal costs and attorneys’ fees. 294
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Housing Division
Actions Prior to Issuance of a Building Permit. Prior to approval of Building Permits, the applicant is responsible for the following:

37. An executed Inclusionary Housing Agreement with the City of East Palo Alto codifying the project’s inclusionary obligation, pursuant to Section 18.37.090(B) of the Development Code of the City of East Palo Alto, which shall be recorded against the residential development prior to the approval of any final or parcel map or issuance of a building permit, whichever comes first.

Actions Required for Housing Division’s Clearance of Final Inspection and Issuance of Certificate of Occupancy

38. No Final Inspection Approval, Temporary Certificate of Occupancy, Certificate of Occupancy, or Notice of Completion for any units will be issued until all requirements of the Inclusionary Housing obligations pursuant to Chapter 18.37 of the Development Code of the City of East Palo Alto are met.

Police Department
Addressing

39. When there are multiple structures, an address monument and/or complex map should be erected which incorporates an elevated view of the complex buildings and addresses. It would be illuminated during the hours of darkness and positioned to be readily readable from main vehicular or pedestrian access points.

40. Each individual building and unit should be clearly marked with the appropriate building number and address and should be positioned to be easily viewed from vehicular and pedestrian pathways throughout the complex. Main building numbers should be a minimum height of 12-inches.

Lighting

41. Adequate lighting of parking lots and associated carports, driveways, circulation areas, aisles, passageways, recesses and grounds contiguous to buildings should have enough lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness and to provide a safe and secure environment for all persons, property and vehicles on site.
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Landscaping

42. Landscaping should be situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along the fence and property lines and under vulnerable windows.

Garage and Parking Lot

43. “No Trespassing/Loitering” signs are recommended to be posted at the entrances of parking lots and located in other appropriate places. Signs should be at least 2’by1’ in overall size, with white background and black 2” lettering. a. §9.08.010 of the East Palo Alto Municipal Code should be included as a reference on the no loitering signs.
b. All entrances to parking areas should be posted with the appropriate signs per 22658(a) of the California Vehicle Code to assist in the removal of vehicles at the owner/manager’s request.

Fencing/Access Control

44. Adequate pedestrian and vehicular access control to the development can mitigate many potentially problematic safety issues about surveillance and unwanted entry. It can also help alleviate the need for full-time security in larger developments, notwithstanding factors such as site location, projected growth contiguous to the development, prior crimes in the area, etc.. It can be recessed enough so the development will not take on the appearance of a “fortress” but not so far away from the opening that a possible entrapment/ambush area is created. To further enhance safety a digital keypad entry system is recommended for apartment residence access, (over keycards, scanners, etc). This type of entry provides quick and unhampered emergency personnel access to the interior of the development in the event of a critical incident or medical emergency. This is because emergency personnel en route to an event can confidentially access the entry code via a mobile computer. a. When applicable, perimeter fencing of open design, such as wrought iron, tubular steel, or densely meshed and heavy-posted chain link, should be installed to establish territoriality and defensible space, while maintaining natural surveillance.

Line of Sight/Natural Surveillance

45. If they exist, common use facility rooms such as conference, laundry, TV rooms, etc. should have doors that contain transparent material for surveillance. Designing a 296
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window contiguous to the door would serve the same purpose. Designing doors to these types of rooms so that they can be locked open during hours of use is another recommendation.
a. Wide angled peepholes should be incorporated into all dwelling front doors and to all solid doors where visual scrutiny to the door from public or private space is compromised.
b. Stairwells and elevator lobbies should be of open design whenever structurally possible.
c. It is highly recommended to have an elevator shaft that can be transparent, making occupants of the cab visible from the outside.
d. Convex mirrors should be installed in elevator cabs and at stairwell landings. e. Trash enclosures should not hinder needed surveillance. f. Other line of sight obstructions including recessed doorways, alcoves, etc. should be avoided on building exterior walls and interior hallways.

Public Works Department

46. Provide a scaled and dimensioned drawing to confirm that the proposed street improvements fit within the existing right of way. Improvements include a second southbound left turn lane on University Avenue at Bay Road and a second westbound left turn lane on Bay Road at University. Improvements shall also include a new eastbound left turn lane on Bay Road at the project entrance. The left turn lane median island break and the Bay Road driveway shall be designed to physically prevent left turns out of the driveway. The eastbound left turn lane shall be designed to conform to the aforementioned scaled and dimensioned drawing and shall be constructed in a manner that accommodates the additional westbound left turn lane. If parking needs to be removed on the south side of Bay Road to accommodate the Developer’s proposed improvements, a separate request to remove parking shall be submitted to the City Council for their consideration. If the City Council declines to approve the parking removal, the Developer must submit updated plans that do not remove parking subject to review and approval by the City Engineer.

47. Improvements shall include installation of a traffic signal at the University Avenue entrance opposite the County property driveway. The improvements shall include modification of the County driveway to accommodate the signal phasing/ timing, 297
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48. The removal of the off-site tree is subject to East Palo Alto Municipal Code Section

12.16.080. The applicant shall obtain a permit for removal from the public works director prior to building permit issuance.

49. Provide a solid waste management/ collection plan and forward to Recology for review. Show location of trash dumpster enclosures or interior trash collection areas, and location of container staging for pickup.

50. Improvement and grading plans shall conform to the Geotechnical Desktop Review, Four Corners Townhomes and Mulit-Use Apartments, by Atlas-Geosphere Consultant, dated December 4, 2025.

51. 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.

52. 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.

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. Access and utility easement in favor of the Mixed-Use parcel shall be dedicated over the Townhome parcel.

54. Prior to approval of improvement plans or final map, or issuance of any permits, a plan shall be submitted showing how the project will have access and utilities in the event it precedes development of the Townhome project. The plan will provide circulation improvements and emergency vehicle access in conformance with Sheets G004 and G005 of the Entitlement Set. Uitlities shall be in conformance with Sheets C5.0, C5.1, and C6.0, and shall include adequate offsite drainage improvements to convey flows across the Townhome project to a connection to the existing system. Detention shall be provided in the form of the permanent detention basin in the Townhome project or a smaller temporary facility.

55. Prior to approval of improvement plans or final map, or issuance of any permits, the existing access easement in favor of the City shall be quitclaimed. 298
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Menlo Park Fire Protection District
Access: Aerial Ladder Access to be established along University Ave fronting subject property, the aerial ladder placement appears to meet the prescriptive distance requirements outlined in CFC Appendix D105. The following are general Access requirements that apply to subject project and shall be addressed as part of the
Building Permit Review:

56. CFC Section D105.4 (2022 edition) - Obstructions. 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.

Other obstructions shall be permitted to be placed with the approval of the fire code official.

57. All Emergency Vehicle Access (EV A) Roadways shall be "Publicly Recorded with the County of San Mateo Recorder’s Office".

58. Access Point - An approved access is required for all new buildings and shall reach to a point (Access Point) within 150-feet of all exterior areas of each building. See also the 2022 CFC, Appendix C OCCUPANCY TYPE: The purpose for which a building or part thereof is used or intended to be used.

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. Private roadways shall have a minimum width of 26 feet and a clear height of 13 feet 6 inches. Roadways shall be designed to accommodate the weight of the fire apparatus and the minimum turning radii of 36 feet for fire apparatus. Dead end roads in excess of 150 feet in length shall be provided with a turn-a-round.

60. Fire Control Room -An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. Fire control rooms shall meet the following requirements:
a. Fire control rooms shall contain only fire system control valves, fire alarm control panels and other related fire system equipment. b. The location of the fire control room shall be approved by the fire code official. c. Fire control rooms shall have minimum dimensions of five feet by seven feet. d. Fire control rooms shall be constructed with a one-hour fire rating. e. Fire control rooms shall be provided with an exterior access door approved by the fire code official.
f. Durable signage shall be provided on the exterior side of the access door. g. Storage of materials in fire control rooms is prohibited. 299
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61. 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" Provide a complete no parking-fire lane striping plan with no parking signage in accordance to MPFD standard on subsequent submittal:
a. Required no parking signage installed at an approved location at entrances.

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:

63. 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.

Aerial Ladder Truck Fire Access Roadways

64. CFC Section D105.2 (edition 2022)- Width. Aerial Ladder Truck Fire Access Roadways shall have a minimum unobstructed width of26-feet, exclusive of shoulders, In the immediate vicinity of the building or portion thereof.

65. CFC Section D105.3 (2022 edition) -Proximity to Building. For buildings 30 feet (9144 mm) and over in height above natural grade, the required fire apparatus access roadway shall be a minimum of26 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 the building. The side of the building on which the aerial ladder truck is positioned shall be approved by the fire code official. CFC 2022, Appendix D 105:
a. Fire District staging areas to be determined for Aerial Ladder Truck Minimum and Maximum climbing angles, if a climbing angle is less than 50 degrees the roadway shall be adjusted to comply to the charging condition listed above.

Note Aerial Ladder requires minimum 4' setback on any side to allow for outriggers.
b. Aerial Ladder Access shall meet CFC requirements as per MPFD Fire Marshal's discretion.

Water Supply

66. Applicant 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 & able 105.1:
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Fire Flow for building is as follows per CFC Appendix B Table B 105.1 (2):
a. a. Total Building Area.
i. Building - 271 ,886 sq ft
Type IA Construction - 5,750 gpm
Type IIIA Construction - 6,000 gpm
b. Percentage of Building- Building fire flow.
i. Type IA = l 19.776/271 ,886 x 100 = 44.0%
ii. Type IIIA = 152,110/271.886 x 100 = 55.9%
c. c. Therefore - Building total Fire Flow.
i. 0.440 (2,530) + 0.559 (3,354) = 5,884 gpm / 2 = 2,942 gpm @20 psi residual pressure with a flow duration of 3 hours.

67. 3 Public hydrant will be required, pursuant to CFC Section Appendix C Table Cl 02.1.

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. b. Public Fire Hydrant shall be located within 50-foot distance from fire suppression systems – Fire Department Connection (FDC) located along a fire apparatus access roadway. Location of FDC shall be approved by MPFD Fire Marshal.
c. Specific location for fire hydrants may be positioned as part of Building Permit Review.

68. Fire hydrants and fire appliances (fire department connections and post indicator valves) shall be clearly accessible and free from obstruction.

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. 301
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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.

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.
302
DR25-007 – 1675 Bay Road Mixed-Use Project
Conditions of Approval
February 9, 2026

Page 24 of 24 ends

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. 303

UNIVERSITY AVE
SITE
63,189 SF

1.45 ACRES

BAY ROAD

FORDHAM ST

MICHIGAN AVE

URSULA WAY
209'
340'
108'
77' 100'
263'
setback
6'
10'
setback
10'
s
e
t
b
a
c
k
6'
easement
25'
easement
10'

CITY HALL & PUBLIC LIBRARYCOVERED PARKING
MCDS
1 STORY COMMERCIAL 1 STORY COMMERCIAL
4 STORY RESIDENTIAL 1-2 STORY RESIDENTIAL
1 STORY RESIDENTIAL
1 STORY RESIDENTIAL
1 STORY RESIDENTIAL
1 STORY RESIDENTIAL
1 STORY RESIDENTIAL

NOT IN SCOPE

NOT IN SCOPE
CIRCULATIONRESIDENTIAL - COMMONGARAGERESIDENTIAL RETAIL/FLEX LOFTSMECHANICAL SERVICE (IE ELECTRICAL RM ETC) + TRASH ROOM

AREA LEGEND

BAY ROAD

UNIVERSITY
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/20252 ENTITLEMENT SET 10/15/2025 FOUR

CORNERS

MIXED-USE
G001

TITLESHEET
22237
2025-10-15
PROJECT DIRECTORYDEVELOPER:SAND HILL PROPERTY COMPANY2600 EL CAMINO REAL, SUITE 410PALO ALTO, CALIFORNIA, 94306T. 650.772.4319 ATTN: MICHAEL KRAMER
[email protected]:DAVID BAKER ARCHITECTS461 2ND ST, LOFT C-127SAN FRANCISCO, CA 94107T. 415.896.6700 ATTN: DANIEL SIMONS
[email protected] ARCHITECT:THE GUZZARDO PARTNERSHIPPIER 9, SUITE 115SAN FRANCISCO, CA 94110 T. 415.433.4672 ATTN: MORGAN BURKE
[email protected] ENGINEER:BKF150 CALIFORNIA ST, SUITE 600SAN FRANCISCO, CA 94111T. 415.930.7900 ATTN: JACOB [email protected]

FOUR CORNERS MIXED-USE

ENTITLEMENT SET
PROJECT SITEADDRESS2400 UNIVERSITY AVE, EAST PALO ALTO, CA 94303PARCEL APN#063111250ZONINGFOUR CORNERS MIXED-USE TOTAL SITE AREA:63,189 SF = 1.45 ACRES THE FOUR CORNERS MIXED-USE PROJECT IS LOCATED AT 2400 UNIVERSITY AVE, EAST PALO ALTO. A CITY OWNED CORNER PARCEL AT UNIVERSITY AND BAY IS NOT PART OF THE PROJECT SITE. THE PROJECT FRONTS ONTO UNIVERSITY AVE & BAY ROAD, WITH THE MAJORITY OF FRONTAGE ALONG UNIVERSITY. THE PROJECT CONSISTS OF ONE MIXED-USE RESIDENTIAL BUILDING AND A WRAP-GARAGE STRUCTURE INCLUDING 168 UNITS. THE PROJECT FEATURES LANDSCAPED SETBACKS, A PUBLIC LANDSCAPED COURTYARD OPEN SPACE, AND AN ACTIVE GROUND FLOOR INCLUDING USES SUCH AS APPROXIMATELY 5,000 SF OF RETAIL AND 8,400 SF OF RESIDENTIAL COMMON AREAS. THE GARAGE STRUCTURE IS WRAPPED ON THREE SIDES BY RESIDENTIAL USES AND CONTAINS APPROXIMATELY 256 SPACES.

BUILDING TYPE:(5) LEVELS OF TYPE IIIA OVER (1) LEVEL TYPE IA 01_GENERALG001 TITLESHEETG002 PROJECT DATA AND BUILDING AREASG003 ZONING COMPLIANCE TABLE & DIAGRAMSG004 CIRCULATION / OPEN SPACE DIAGRAMSG005 FIRE ACCESS DIAGRAMG100 CONTEXTG101 RENDERINGSG102 RENDERINGS802_CIVILC1.0 EXISITING CONDITIONSC2.0 PRELIMINARY SITE PLANC2.1 PRELIMINARY SITE SECTIONSC3.0 PRELIMINARY FIRE ACCESS PLANC4.0 PRELIMINARY GRADING PLANC5.0 PRELIMINARY UTILITY PLANC5.1 PRELIMINARY DEMAND CALCULATIONSC6.0 PRELIMINARY STORMWATER MANAGEMENT PLANC6.1 PRELIMINARY STORMWATER NOTES AND DETAILSTM-1 VESTING TENTATIVE MAP - TITLE SHEETTM-2 VESTING TENTATIVE MAP - MAPPING SHEET1103_LANDSCAPEL-1.0 ILLUSTRATIVE LANDSCAPE PLANL-2.0 PLANTING PLANL-3.0 HYDROZONE PLANL-4.0 TREE DISPOSITION PLANL-5.0 LIGHTING PLANL-5.0. TREE SHADE DIAGRAM604_ARCHITECTURE A100 SITE PLAN - EXISTINGA101 SITE PLAN - PROPOSEDA110 FLOOR PLAN - LEVEL 1A120 FLOOR PLAN - LEVEL 2A130 FLOOR PLAN - LEVELS 3-6A170 FLOOR PLAN - ROOFA200 ELEVATIONS - NORTH/EASTA201 ELEVATIONS - SOUTH/WESTA202 ELEVATIONS - COURTYARDA300 BUILDING SECTIONS 1035
1" = 100'-0"
VICINITY MAP-SITE 1

AERIAL VIEW AT THE CORNER OF UNIVERSITY AVENUE AND BAY ROAD

PROJECT DESCRIPTION
VICINITY MAP: REQUIRED SETBACKS

SHEET INDEX

PROJECT DATA

UNIT COUNT
UNIT TYPE COUNT AREA RANGE %
1BR 42 620-700 SF 25.02BR 52 880-1117 SF 31.0JR1BR 58 500-700 SF 34.5STUDIO 16 405-520 SF 9.5 168

RESIDENT PARKING SCHEDULE

PARKING TYPE COUNT
ADA GARAGE 9
COMPACT GARAGE 85STANDARD GARAGE 124
218
*FOR AFFORDABILITY AMOUNTS PLEASE SEE THE INCLUSIONARY HOUSING COMPLIANCE STATEMENT

RETAIL PARKING SCHEDULE

PARKING TYPE COUNT
ADA VAN TUCK UNDER 1
COMPACT GARAGE 14STANDARD GARAGE 20STANDARD TUCK UNDER 3 38 PROJECT AREA

AREA SCHEDULE (GSF)
CIRCULATION 29947 SFCOMMON 8410 SFGARAGE 112794 SFRESIDENTIAL 124111 SFRETAIL 5555 SFSERVICE 5397 SF 286214 SF
TOTAL PARKING: 256 STALLS
FLOOR PLAN - LEVEL 2 AREA LEGEND
FLOOR PLAN - LEVEL 1 AREA LEGEND

BAY ROAD

UNIVERSITY AVENUE
Atachment 2 - DR25-007
304
17350 SF
AREA 2
18677 SF
AREA 1
2699 SF
AREA 1
6123 SF
AREA 1
9993 SF
AREA 4
19482 SF
AREA 2
12190 SF
AREA 3
7228 SF
AREA 5
7084 SF
AREA 5
12190 SF
AREA 3
19482 SF
AREA 2
11401 SF
AREA 4
LEVEL 1
0' - 0"
ROOF
69' - 0"
LEVEL 2
17' - 0"
LEVEL 3
27' - 0"
LEVEL 4
37' - 0"
LEVEL 5
47' - 0"
LEVEL 6
57' - 0"

PARAPET
75' - 0"
6' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0" TYPE IIIA 5 STORIES TYPE IIIA 5 STORIES TYPE IA 5 STORIES TYPE IA 1 STORY TYPE IA 1 STORY 10' - 0" ELEVATOR STAIR
10' - 0"
3-HR

FIREWALL
3-HR HORIZ. PODIUM

SEPARATION
(CBC SEC. 510.2)
3-HR

FIREWALL
3-HR HORIZ. PODIUM

SEPARATION
(CBC SEC. 510.2)
52' - 0" 17' - 0"
7084 SF
AREA 5
12190 SF
AREA 3
19482 SF
AREA 2
11401 SF
AREA 4
LEVEL 1
0' - 0"
ROOF
69' - 0"
LEVEL 2
17' - 0"
LEVEL 3
27' - 0"
LEVEL 4
37' - 0"
LEVEL 5
47' - 0"
LEVEL 6
57' - 0"

PARAPET
75' - 0"
6' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 17' - 0" TYPE IIIA 5 STORIES TYPE IA 5 STORIES TYPE IA 1 STORY 3-HR

FIREWALL
3-HR HORIZ. PODIUM

SEPARATION
(CBC SEC. 510.2)

BUILDING
AREA: 50,150 SF
SITE AREA: 63,189 SF
SITE COVERAGE: 79%

UNIVERSITY AVE

BAY ROAD

BUILDING
AREA: 44,980 SF

LANDSCAPING
AREA: 5,050 SF

HARDSCAPING
AREA: 13,160 SF

UNIVERSITY AVE
BAY ROAD SITE AREA: 63,189 SF
BUILDING AREA: 72%HARDSCAPING AREA: 20%LANDSCAPING PLANT AREA: 8%

PROPOSED TREES

UNIVERSITY AVE

BAY ROAD
PROPOSED TREES (within site) : 13EXISTING TREES: 1 removed with site improvementsPROPOSED TREES (site improvements): 6

EXISTING TREES
* See Sheet L4.0 "Tree Disposition Plan"
EXISTING TREES (not in scope; to remain)
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/20252 ENTITLEMENT SET 10/15/2025 FOUR

CORNERS

MIXED-USE
G002

PROJECT DATA

AND BUILDING
AREAS
22237
2025-10-15
BUILDING AREA 1 (TYPE I-A):

ALLOWABLE BUILDING AREA IS UNLIMITED
TOTAL AREA:

ALLOWABLE BUILDING AREA IS UNLIMITED FOR TYPE I-A CONSTRUCTION,

THEREFORE COMPLIES
BUILDING AREA 2 (TYPE I-A):

ALLOWABLE BUILDING AREA IS UNLIMITED
TOTAL AREA:

ALLOWABLE BUILDING AREA IS UNLIMITED FOR TYPE I-A CONSTRUCTION,

THEREFORE COMPLIES
BUILDING AREA 3 (TYPE III-A):

ALLOWABLE AREA OF PER STORY At + (ns x if) = Aa
24,000 + (24,000 x.5) = 36,000 SF
TOTAL ALLOWABLE AREA [At + (NS x If)] x Sa = Aa
[24,000 + (24,000 x 0.5)] x 2 = 72,000 SF
TOTAL AREA:BUILDING AREA 5: < 72,000 SF THEREFORE COMPLIES THE HORIZONTAL ASSEMBLY AT LEVEL 2 SEPARATES THE TYPE IA PORTION OF THE BUILDING FROM THE TYPE IIIA BUILDING ABOVE WITH A 3-HOUR FIRE RESISTANCE RATING IN ACCORDANCE WITH CBC SECTION 510.2.

ABOVE THE HORIZONTAL SEPARATION, FIREWALLS WITH A FIRE RESISTANCE RATING OF NOT LESS THAN 3-HR SEPARATE THE BUILDING INTO DISTINCT AND SEPARATE BUILDING AREAS PER CBC 503.1 AND BETWEEN SEPARATE USES PER TABLE 706.4.PER CBC SECTION 706.1, FIRE WALLS SHALL BE CONSTRUCTED IN ACCORDANCE WITH CBC SECTIONS 706.2 THROUGH 706.11.

AREA CALCULATIONS:

ALLOWABLE AREA OF EACH
STORY OF A SINGLE-OCCUPANCY, MULTISTORY BUILDING FROM EQUATION 5-2 (CBC 506.2.1):

Aa = At + (ns x if)

TOTAL ALLOWABLE AREA OF A SINGLE-OCCUPANCY BUILDING MORE THAN THREE STORIES ABOVE GRADE PLANE:

EQUATION 5-2 (CBC 506.2.1):

Aa = [At + (NS x If)] x Sa

SEE PLAN DIAGRAMS ON THIS SHEET FOR COMPLIANCE OF

ALLOWABLE AREA PER STORY
1" = 80'-0"
LEVEL 1 3
1" = 80'-0"
LEVEL 2 4
1" = 80'-0"
LEVEL 3 5
1" = 30'-0"
N-S SECTION 1
1" = 80'-0"
LEVELS 4-6 6
1" = 30'-0"
E-W SECTION 2
AREA 1 27499 SFAREA 2 95277 SFAREA 3 48759 SF

BUILDING AREA
AREA 4 67788 SFAREA 5 35563 SF
1" = 80'-0"
FLOOR PLAN - SITE COVERAGE 7
1" = 80'-0"
FLOOR PLAN - LEVEL 1 LANDSCAPE 8
1" = 80'-0"
FLOOR PLAN - LEVEL 1 TREES DIAGRAM 9
Atachment 2 - DR25-007
305

REQUIREMENT REFERENCE PROPOSED STATUS

MAXIMUM HEIGHT (SPECIFIC PLAN) (FT)
4C
6 STORIES MAX. ADDITIONAL 15' FOR EQUIPMENT
MULTI-FAMILY HOUSING ON UPPER FLOORS ONLY;
AT LEAST 35% OF THE GROUND FLOOR SPACE OF

EACH STRUCTURE SHALL BE RETAIL
MULTI-FAMILY HOUSING ON UPPER FLOORS; UNITS
ON GROUND FLOOR ONLY FACING LOT INTERIOR;
20% OF GROUND FLOOR STRUCTURE RETAIL (EXCL.

PARKING)

USES PERMITTED
6 STORIES (75 FT)
STREETWALL ALONG UNIVERSITY & BAY AT LEAST 65% OF BUILDING SHALL BE BUILT TO WITHIN 16 FEET OF PROPERTY LINE
10 FT (AT PROPERTY LINE)

OFF-STREET PARKING

REQUIREMENTS - RESIDENTIAL
RESIDENTIAL: 1 PER DU (1BR, S) + .5 ADDITONAL SPACES

FOR EACH ADDITIONAL BEDROOM
193 REQUIRED,
218 PROVIDED
ITEM
REFERENCE: EAST PALO ALTO, CALIFORNIA MUNICIPAL CODE ; CHAPTER 6 ZONES, ALLOWABLE USES AND DEVELOPMENT STANDARDS CITY OF EAST PALO ALTO GENERAL PLAN; RAVENSWOOD/4 CORNERS TOD SPECIFIC PLAN CALIFORNIA GOVERNMENT CODE, SECTION 65915

ZONING USE DISTRICT
MINIMUM FRONT SETBACK (FT) 10-13 FT

BICYCLE PARKING - RESIDENTIAL

MINIMUM GROUND FLOOR HEIGHT
(NON RESIDENTIAL)
16 FT
EPA GENERAL PLAN (4-8)

MAXIMUM FAR (SPECIFIC PLAN)

1.5 FOR NON-RESIDENTIAL AND COMMERCIAL

COMPONENTS IN MIXED-USE PROJECTS
17 FT
CH. 6 OF 2013 SPECIFIC PLAN
CH. 6 OF 2013 SPECIFIC PLAN
CH. 6 OF 2013 SPECIFIC PLAN
6' LANDSCAPE OR PUBLIC SIDEWALK
.09 FAR = GENERAL RETAIL
EPA MUNICIPAL CODE - TITLE 18

DEVELOPMENT CODE

COMPLIES
SPECIFIC PLAN RAVENSWOOD/4 CORNERS TOD 2013 SPECIFIC PLAN CH. 1 OF 2013 SPECIFIC PLAN COMPLIES

COMPLIES

SIDE SETBACK (FT)

COMPLIES
NONE REQUIRED 0 FT

COMPLIES
REAR SETBACK (FT) 30 FT 0 FT
CH. 6 OF 2013 SPECIFIC PLAN

OFF-STREET PARKING

REQUIREMENTS - NON-RESIDENTIAL
ALL OTHER NON-RESIDENTIAL USES: 1 PER 400 SF

FLOOR AREA
GENERAL RETAIL = 5,554 SF
14 SPACES REQUIRED, 38 PROVIDED

COMPLIES

COMPLIES
SIDEWALK WIDTH 10 FT MIN (6 FT WALK, 4 FT PLANTING ZONE) CH. 6 OF 2013 SPECIFIC PLAN
CH. 6 OF 2013 SPECIFIC PLAN
CH. 7 OF 2013 SPECIFIC PLAN
RESIDENTIAL: 1 CLASS I PER 3 UNITS + 1 CLASS II PER
15 UNITS
RETAIL: 1 CLASS I PER 30 EMPLOYEES + 1 CLASS II
PER 6,000 SF RETAIL
CH. 6 OF 2013 SPECIFIC PLAN 56 CLASS I REQUIRED, 63 PROVIDED 12 CLASS II REQUIRED, 12 PROVIDED
1 CLASS I REQUIRED, 1 PROVIDED
1 CLASS II REQUIRED, 1 PROVIDED

COMPLIES
13 FT INCL. MIN PLANTING ZONE COMPLIES

COMPLIES

COMPLIES WITH STATE

DENSITY BONUS WAIVER

GENERAL PLAN LAND USE DESIGNATION MIXED-USE HIGH (MUH)
MAXIMUM DENSITY (GENERAL PLAN) 86 DU/ACRE EPA GENERAL PLAN 115.9 DU/ACRE CH.18.12.030 (TABLE 2-4)
CA GOV. CODE SEC. 65915(O)(6)
CH. 6 OF 2013 SPECIFIC PLAN
CH. 6 OF 2013 SPECIFIC PLAN
CH. 6 OF 2013 SPECIFIC PLAN
BICYCLE PARKING - RETAIL CH. 6 OF 2013 SPECIFIC PLAN COMPLIES EPA GENERAL PLAN (4-8) COMPLIES

COMPLIES WITH STATE

DENSITY BONUS WAIVER
MAXIMUM FAR (GENERAL PLAN) 2.5 FOR NON-RESIDENTIAL EPA GENERAL PLAN .09 FAR = GENERAL RETAIL COMPLIES CH.18.12.030 (TABLE 2-4)
MAXIMUM HEIGHT (GENERAL PLAN) (FT) 8 STORIES MAX OR 100', WHICHEVER GREATER 6 STORIES (75 FT) COMPLIES PARKING ACCESS ONE PEDESTRIAN ACCESS POINT PER 300 FT OF STREET FRONTAGE (LOCATED IN REAR). MAX 2 CURB

CUTS PER STREET FRONTAGE
CH. 6 OF 2013 SPECIFIC PLAN PROVIDED COMPLIES

COMPLIES WITH STATE
DENSITY BONUS*

EPA GENERAL PLAN
CH.18.12.030 (TABLE 2-4)
EXTERIOR SIDE SETBACK (FT) 10 FT CH. 6 OF 2013 SPECIFIC PLAN 10 FT COMPLIES *“MAXIMUM ALLOWABLE RESIDENTIAL DENSITY” OR “BASE DENSITY” MEANS THE GREATEST NUMBER OF UNITS ALLOWED UNDER THE ZONING ORDINANCE, SPECIFIC PLAN, OR LAND USE ELEMENT OF THE GENERAL PLAN, OR, IF A RANGE OF DENSITY IS PERMITTED, MEANS THE GREATEST NUMBER OF UNITS ALLOWED BY THE SPECIFIC ZONING RANGE, SPECIFIC PLAN, OR LAND USE ELEMENT OF THE GENERAL PLAN APPLICABLE TO THE PROJECT. DENSITY SHALL BE DETERMINED USING DWELLING UNITS PER ACRE. (CA GOV. CODE SEC. 65915(O)(6)) San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
G003
ZONING

COMPLIANCE

TABLE &

DIAGRAMS
22237
2025-08-01
Atachment 2 - DR25-007
306
16937 SF

COMMON OPEN
SPACE
6' - 0"
6' - 0"
10' - 0"
10' - 0"

COMMON OPEN SPACE

PRIVATE OPEN SPACE
6' - 0"
6' - 0"
10' - 0" 10' - 0" 6' - 0" 10' - 0"
6' - 0"

PRIVATE OPEN SPACE
10' - 0"
6' - 0"
6' - 0"
10' - 0"
GARAGE
CARS

BICYCLES

PEDESTRIANS

BAY ROAD

UNIVERSITY AVENUE

NOT IN SCOPE

NOT IN SCOPE
ROAD NOT IN SCOPE; TO BE FURTHER COORDINATED AT FUTURE PHASE &

ADJACENT PARCEL

BIKE ROOM
LOBBY

DRIVE AISLE
24' - 0" GARAGE ENTRANCE/EXIT
24' - 0"

VEHICULAR ENTRANCE/EXIT

DRIVE AISLE
24' - 0"
4' - 8"DESIGNATED BIKE LANE

CONCEPTUAL BIKE ROUTE

CROSS WALK
*TRAFFIC

ANALYISIS AT
FUTURE PHASE.

S
E
T
B
A
C
K
16' - 0"

BAY ROAD

UNIVERSITY
FLOOR 1 OFFSET FROM UPPER FLOORS

BUILDING
17' - 5"
108' - 5"

BAY ROAD
FLOORS 2-6 100% WITHIN 16FT SETBACK
S
E
T
B
A
C
K
16' - 0" 108' - 5"
69' - 7"
B
UIL
DIN
G
S
E
T
B
A
C
K
13' - 2"
15' - 6"
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
G004

CIRCULATION /

OPEN SPACE

DIAGRAMS
22237
2025-08-01
OPEN SPACE DEFINITIONCommon Open Space. The land area within a residential or nonresidential development not individually owned or dedicated for public use and designed, intended, and reserved exclusively for the shared enjoyment or use by all the residents and their guests. Does not include enclosed spaces/facilities (e.g., community center, meeting rooms, etc.)Private Open Space. An outdoor or unenclosed area directly adjoining and accessible to a dwelling unit, reserved for the exclusive private enjoyment and use of residents of the dwelling unit and their guests (e.g., balcony, deck, porch, terrace, etc.). Boundaries are evident through the use of fences, gates, hedges, walls, or other similar methods of controlling access and maintaining privacy.Publicly Accessible / Usable Open Space. An outdoor or unenclosed area within a residential development on the ground, or on a roof, balcony, deck, porch or terrace, designed and accessible for outdoor living, active or passive recreation, pedestrian access, or landscaping. Parking facilities, driveways,utility or service areas and submerged land do not constitute usable open space.

OPEN SPACE - PROVIDEDCOMMONPRIVATE (INC. BALCONIES)USABLE/PUBLIC 1" = 60'-0"
LEVEL 1 1
PRIVATE OPEN SPACE 3368 SF
1" = 60'-0"
LEVELS 4 & 6 TYP. 4
1" = 60'-0"
LEVELS 3 & 5 TYP. 3
COMMON OPEN SPACE 16937 SF
20306 SF
USABLE PUBLIC 0 SF
1" = 60'-0"
LEVEL 2 2
1" = 60'-0"
CIRCULATION DIAGRAM 5
1" = 60'-0"
FLOOR PLAN - LEVEL 1 SETBACK 6
1" = 60'-0"
FLOOR PLAN - LEVEL 2 SETBACK 8
Atachment 2 - DR25-007
307
1 G005

UNIVERSITY AVE

CITY HALL & PUBLIC LIBRARY

COVERED PARKING
MCDS
FDC

AERIAL ACCESS PROVIDED
26' - 0"

NOT IN SCOPE

CITY PARCEL

NOT IN SCOPE

FIRE HYDRANT,

EXISTING

FIRE HYDRANT,

EXISTING

FIRE HYDRANT,

EXISTING
NOTE: NEW FH LOCATIONS WILL BE COORDINATED WITH MPFPD
R 100' - 0"
R 100' - 0"
R 100' - 0"
95' - 0"
55' - 0"
15' < X < 30'
22' - 0"
143' - 0"
22' - 0"
5' - 0"
6"
15' < X < 30'
22' - 0"
25' - 0"
9' - 6"
5' - 0"
6"

BAY ROAD

FIRE HYDRANT,
(NEW)
LEVEL 1
0' - 0"
ROOF
69' - 0"
LEVEL 2
17' - 0"
LEVEL 3
27' - 0"
LEVEL 4
37' - 0"
LEVEL 5
47' - 0"
LEVEL 6
57' - 0"

PARAPET
75' - 0"
32' - 8 1/2" 6' - 6"
7' - 0"
10' - 0"

75.00°
MAX

50.00° MIN.

62.72° PL
SIDE
WALK
26' - 0" 23' - 6"
71' - 8"
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
G005

FIRE ACCESS

DIAGRAM
22237
2025-09-15
1" = 40'-0"
FIRE DIAGRAM 2
1" = 30'-0"
FIRE DIAGRAM - SECTION AT UNIVERSITY 1
**Note: Aerial Ladder Truck Access
to the Roof/Parapet; dimensioning
and further coordination will be
addressed during design
development and provided for
building permit
Atachment 2 - DR25-007
308
BAY RD

UNIVERSITY AVE
5 1
7 6
2 3
4 8
9 San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
G100

CONTEXT
22237
2025-08-01

3. LOOKING SOUTH ON UNIVERSITY AVE

ALONG THE SITE

2. LOOKING AT CITY HALL ON UNIVERSITY

AVE FROM THE SITE

1. LOOKING NORTH ON UNIVERSITY AND BAY

ROAD AT THE SITE

7. LOOKING EAST ON BAY ROAD ALONG THE
SITE

4. LOOKING NORTH TOWARDS UNIVERSITY AVE 5. EXISTING SITE CONDITIONS

ON BAY ROAD TOWARDS THE SITE

8. LOOKING WEST ON BAY ROAD ALONG THE
SITE

COOLEY LANDING PARK VIEWS

6. LOOKING WEST ON BAY ROAD TOWARDS

THE SITE

9. LOOKING NORTH ON UNIVERSITY AVE

TOWARDS THE SITE
Atachment 2 - DR25-007
309
BAY RD

UNIVERSITY AVE
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
G101

RENDERINGS
22237
2025-08-01
A. AERIAL VIEW LOOKING NORTH ON UNIVERSITY AVENUE AND BAY ROAD B. VIEW OF ICON CORNER AT CROSSWALK OF UNIVERSITY AVE AND BAY ROAD KEY PLAN B
A

BAY ROAD

UNIVERSITY AVENUE

BAY ROAD

UNIVERSITY AVENUE
Atachment 2 - DR25-007
310
BAY RD

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
G102

RENDERINGS
22237
2025-08-01

KEY PLAN
D. VIEW LOOKING INTO ENTRY PORTAL
C. VIEW LOOKING INTO COURTYARD AND PUBLIC SPACE
D
C
Atachment 2 - DR25-007
311

TRUE NORTH

SURVEY NOTES LEGEND

ABBREVIATIONS

FOUR CORNERS EPA PROPERTY OWNER, LLC
A PORTION OF LOT 20
TRACT NO. 644
(34 M 5 & 6) APN: 063-111-250

CITY OF EAST

PALO ALTO
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

EXISTING

CONDITIONS
C1.0
Atachment 2 - DR25-007
312

KEEP KEEP

CLEAR CLEAR

TRUE NORTH

SITE PLAN NOTES
LEGEND

KEY NOTES ABBREVIATIONS
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET 1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

PRELIMINARY

SITE PLAN
C2.0
Atachment 2 - DR25-007
313
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com
SITE

SECTIONS
C2.1
Atachment 2 - DR25-007
314

KEEP KEEP

CLEAR CLEAR

TRUE NORTH

FIRE ACCESS PLAN NOTES

LEGEND ABBREVIATIONS
FIRE
TRUCK
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

PRELIMINARY FIRE

ACCESS PLAN
C3.0
Atachment 2 - DR25-007
315

KEEP KEEP

CLEAR CLEAR
FF19.95
FF20.50 FF20.50
FF18.0 FF18.4 FF18.7
FF17.2 FF17.5 FF17.9 FF18.2
FF20.75
FF20.50
FF20.75
FF20.6 FF20.9 FF20.9
FF19.70 FF19.95
FF19.70 FF19.70
FF18.85 FF19.10 FF19.10
FF18.85 FF18.85
FF19.0
FF21.0 FF19.0
FF21.0
FF22.0
FF21.0
FF20.0
FF21.0
FF21.0

GRADING PLAN NOTES

LEGEND ABBREVIATIONS
FF14.0
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

PRELIMINARY

GRADING PLAN
C4.0
Atachment 2 - DR25-007
316

KEEP KEEP

CLEAR CLEAR

UTILITY PLAN NOTES

LEGEND KEY NOTES

ABBREVIATIONS
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

PRELIMINARY

UTILITY PLAN
C5.0
Atachment 2 - DR25-007
317
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

PRELIMINARY
DEMAND

CALCULATIONS
C5.1
Atachment 2 - DR25-007
318

STORMWATER MANAGEMENT PLAN NOTES

TRUE NORTH

LEGEND ABBREVIATIONS

KEEP KEEP

CLEAR CLEAR
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

PRELIMINARY

STORMWATER

MANAGEMENT PLAN
C6.0
Atachment 2 - DR25-007
319
“ ”
”

STORMWATER MANAGEMENT PLAN NOTES

SELF RETAINING AREA

STRUCTURAL BIORETENTION BASIN

TYPICAL FLOW THRU PLANTER/

BIORETENTION BASIN
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
22237
2025-08-01

BKF ENGINEERS
1730 N. FIRST STREET
SUITE 600
SAN JOSE, CA 95112
(408) 467-9100
www.bkf.com

PRELIMINARY

STORMWATER

MANAGEMENT

NOTES AND DETAILS
C6.1
Atachment 2 - DR25-007
320

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)

NOT INCLUDED WITH SCOPE
(1.45± ACRES)
Atachment 2 - DR25-007
321

NOT INCLUDED WITH SCOPE
Atachment 2 - DR25-007
322
AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) MULTIFAMILY UNIVERSITY AVE TOWNHOMES BAY RD RETAIL COMMON COMMON RETAIL MECH RETAIL RETAIL RETAIL LOBBY CITY PARCEL Date Issuances Description License Stamp ENTITLEMENT SET 05/20/2025 Date Revisions Description Drawing Title Sheet No. Project No. Date Set Title Rev. THE INC. Guzzardo Partnership, Landscape Architects Land Planners Pier 9, The Embarcadero, Suite 115 San Francisco, CA 94111 www.tgp-inc.com FOUR CORNERS MIXED-USE ENTITLEMENT SET 08/01/2025 Rev. 1 0Scale: 1" = 20'-0" 10' 20' 40' ILLUSTRATIVE LANDSCAPE PLAN L-1.0 LEGEND: 1 CITY STANDARD STREETSCAPE: PLANTING STRIP W/ STREET TREES, CONCRETE SIDEWALK 2 CITY PARCEL: FUTURE PARK DESIGN IDEA - NOT IN SCOPE 3 RETAIL FRONTAGE ACCENT PAVING, RAISED PLANTERS FOR STORMWATER TREATMENT, SEATING 4 RESIDENTIAL FRONTAGE CONCRETE SIDEWALK, UNITS ACCESS W/ STOOPS, RAISED PLANTERS FOR STORMWATER TREATMENT 5 MULTIFAMILY PLAZA PAVING EXTENSION PLAZA PAVING CONTINUATION - NOT IN SCOPE 6 PASEO BLDG ACCESS, PLAZA PAVING, IN GRADE PLANTING FOR STORMWATER TREATMENT, ACCENT SEATING ELEMENTS 7 RESIDENTIAL COMMON SPACE LOUNGE AREA, PLANTING BUFFER (IN GRADE PLANTING FOR STORMWATER TREATMENT), PLAZA PAVING CONTINUATION 8 PUBLIC/PRIVATE CENTRAL SPACE CENTRAL "BAY SALT MARSH" TREATMENT PLANTER W/ BRIDGE CROSSING, SPECIMEN TREES, PERIMETER SEATING, ART LIGHTING; GAME / LOUNGE PLAZA, PLAZA PAVING, FENCE + GATES + SLIDING FENCE PANELS SECURITY SYSTEM, AREA LIGHTING 9 PUBLIC SHADE PLAZA PLAZA PAVING CONTINUATION, TREE GROVE W/ SEATING, PEDESTRIAN SCALE POLE LIGHTING, BIKE PARKING (4 BIKE RACKS = 8 BIKE PARKING SPACES) 1 1 4 4 5 3 7 6 7 8 9 3 2 3 3 Atachment 2 - DR25-007
323
2 Atachment 2 - DR25-007
324
AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) MULTIFAMILY UNIVERSITY AVE TOWNHOMES BAY RD RETAIL COMMON COMMON RETAIL MECH RETAIL RETAIL RETAIL LOBBY CITY PARCEL Date Issuances Description License Stamp ENTITLEMENT SET 05/20/2025 Date Revisions Description Drawing Title Sheet No. Project No. Date Set Title Rev. THE INC. Guzzardo Partnership, Landscape Architects Land Planners Pier 9, The Embarcadero, Suite 115 San Francisco, CA 94111 www.tgp-inc.com FOUR CORNERS MIXED-USE ENTITLEMENT SET 08/01/2025 Rev. 1 HYDROZONE PLAN L-3.0 KEY Low Water Use Moderate Water Use High Water Use HYDROZONE LEGEND WUCOLS Category 5967 SF 950 SF 0 SF AREA (sf) Total SITE Landscape Area 6917 SF 0Scale: 1" = 20'-0" 10' 20' 40' Atachment 2 - DR25-007
325
AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) MULTIFAMILY UNIVERSITY AVE TOWNHOMES BAY RD RETAIL COMMON COMMON RETAIL MECH RETAIL RETAIL RETAIL LOBBY CITY PARCEL 173 OFFSITE 174 OFFSITE Date Issuances Description License Stamp ENTITLEMENT SET 05/20/2025 Date Revisions Description Drawing Title Sheet No. Project No. Date Set Title Rev. THE INC. Guzzardo Partnership, Landscape Architects Land Planners Pier 9, The Embarcadero, Suite 115 San Francisco, CA 94111 www.tgp-inc.com FOUR CORNERS MIXED-USE ENTITLEMENT SET 08/01/2025 Rev. 1 TREE DISPOSITION PLAN L-4.0 SYMBOL DESCRIPTION EXISTING TREES TO BE REMOVED NO. OF TREES 0 TOTAL NO. OF TREES TO EXIST ON SITE AT PROJECT COMPLETION * 1111 NEW TREES TO BE PLANTED * (min 24" box) EXISTING TREES TO REMAIN 0 *Tree protection fencing per Arborist Report & City requirements PROTECTED TREES TO REMAIN 11 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 1 12"- 38" Protected Species DBH @ 54 2 / 1 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, excluding street trees 0"-38" Not Protected Species DBH @ 54 0 0 / 0 TOTAL 15 GAL / 24" BOX 2 / 1 1:1 mitigation 1:2 mitigation 1:4 mitigation *offsite tree *offsite tree 0Scale: 1" = 20'-0" 10' 20' 40' Atachment 2 - DR25-007
326
AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) MULTIFAMILY UNIVERSITY AVE TOWNHOMES BAY RD RETAIL COMMON COMMON RETAIL MECH RETAIL RETAIL RETAIL LOBBY CITY PARCEL Date Issuances Description License Stamp ENTITLEMENT SET 05/20/2025 Date Revisions Description Drawing Title Sheet No. Project No. Date Set Title Rev. THE INC. Guzzardo Partnership, Landscape Architects Land Planners Pier 9, The Embarcadero, Suite 115 San Francisco, CA 94111 www.tgp-inc.com FOUR CORNERS MIXED-USE ENTITLEMENT SET 08/01/2025 Rev. 1 LIGHTING PLAN L-5.0 LIGHTING LEGEND PEDESTRIAN SCALE POLE 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 per EAST PALO ALTO PUBLIC WORKS DEPT AREA POLE LIGHT SEAT WALL COVE LIGHT 0Scale: 1" = 20'-0" 10' 20' 40' REED ACCENT LIGHT +- 100' Typ. +-35'Typ CITY STANDARD LIGHTING PER CIVIL SINGULAR LIGHT POLE CITY STANDARD LIGHTING PER CIVIL LIGHTING PROVIDED BY ARCHITECT (BLDG MOUNTED FIXTURES). STREET LIGHTS AT ROADWAYS PROVIDED AS PART OF TOWNHOMES PLANS +-35'Typ
Atachment 2 - DR25-007
327
AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) AeccDbGeneralLabel (AeccLand120) MULTIFAMILY UNIVERSITY AVE TOWNHOMES BAY RD RETAIL COMMON COMMON RETAIL MECH RETAIL RETAIL RETAIL LOBBY CITY PARCEL Date Issuances Description License Stamp ENTITLEMENT SET 05/20/2025 Date Revisions Description Drawing Title Sheet No. Project No. Date Set Title Rev. THE INC. Guzzardo Partnership, Landscape Architects Land Planners Pier 9, The Embarcadero, Suite 115 San Francisco, CA 94111 www.tgp-inc.com FOUR CORNERS MIXED-USE ENTITLEMENT SET 08/01/2025 Rev. 1 TREE SHADE DIAGRAM L-5.0 TREE SHADE LEGEND SITE NOT COVERED BY BLDG FOOTPRINT 0Scale: 1" = 20'-0" 10' 20' 40' PROPERTY LINE BLDG UPPER FLOOR OVERHANG, TYP. AND UPPER FLOOOR OVERHANG AREA: 12,088 SQ FT AREA: 6,232 SQ FT TREE CANOPY COVER OVER THE SITE WITHIN 15 YEARS OF FINAL BUILDING PERMIT ISSUANCE PROPERTY LINE BLDG UPPER FLOOR OVERHANG, TYP. BLDG UPPER FLOOR OVERHANG, TYP. MATURE TREE CANOPY SIZE, TYP. 51.5% TREE COVERAGE Atachment 2 - DR25-007
328

BAY ROAD (E) FIRE HYDRANT
(E) FIRE HYDRANT UNIVERSITY AVENUE

NOT IN SCOPE

PROJECT SITE

NOT IN SCOPE
FUTURE

TOWNHOUSE

DEVELOPMENT

NOT IN SCOPE
263' - 2"
100' - 0"
77' - 0"
208' - 7"
10' - 0"
(E) UTILITY EASEMENT
10' - 0"
25' - 0" 83' - 5"
(E)
ACCESS
EASEMENT
340' - 0"
SINGLE FAMILY RESIDENTIAL - 1 STORY
SINGLE FAMILY RESIDENTIAL - 1 STORY
160' - 0" 30' - 0" 320' - 0"

FORDHAM STREET
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A100

SITE PLAN -

EXISTING
22237
2025-08-01
1" = 30'-0"
SITE PLAN - EXISTING 1
(E) TREE TO REMAIN
(E) TREE TO BE REMOVED
0' 7.5' 15' 30'
Atachment 2 - DR25-007
329

BAY ROAD
(E) FIRE HYDRANT
(E) FIRE HYDRANT UNIVERSITY AVENUE

CITY PARCEL

NOT IN SCOPE

NOT IN SCOPE
FUTURE

TOWNHOUSE

DEVELOPMENT

ACTIVE RETAIL

FRONTAGE

COURTYARD
FUTURE
ACCESS

EASEMENT
GARAGE
5 STORIES
263' - 2"
100' - 0"
77' - 0"

UTILITY EASEMENT
10' - 0"
(E) UTILITY EASEMENT
10' - 0"

ACCESS EASEMENT
25' - 0" 83' - 5"
S
E
T
B
A
C
K
6' - 0"
6 STORIES
208' - 7"
340' - 0"

FORDHAM STREET

TO MICHIGAN AVENUE
STAIR
STAIR
STAIR
STAIR
STAIR
ELEV
ELEV
BALCONIES TYP.

BALCONIES TYP.

NOT IN SCOPE

NOT IN SCOPE
SINGLE FAMILY RESIDENTIAL - 1 STORY
SINGLE FAMILY RESIDENTIAL - 1 STORY

ACTIVE RETAIL FRONTAGE

NOT IN SCOPE

NOT IN SCOPE
6 STORIES
(E) STREET
LIGHT
(E) TRAFFIC LIGHT
(E) STREET LIGHT
(E) STREET
LIGHT
(E) STREET
LIGHT
(E) STREET
LIGHT
(E) STREET
LIGHT
(E) STREET
LIGHT 60' - 0" 60' - 0" 60' - 0" 60' - 0"

SETBACK
6' - 0"
61' - 6" 60' - 0"
13' - 2"
11' - 3"
13' - 3"
9' - 6"
18' - 0"
12' - 8"
15' - 6"
10' - 0"
13' - 10"
GARAGE

ENTRY/EXIT

PORTAL TO LOBBY &

COURTYARD

BIKE LANE
69' - 0"
52' - 0"
69' - 0"
79' - 0"

TRASH LOCATION

SOLAR PANELS
SOLAR
PANELS
10' - 0"
8' - 0"
4' - 8"

SETBACK
10' - 0"
(N) FIRE

HYDRANT

SETBACK
10' - 0"
5' - 0" 6' - 6"
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A101

SITE PLAN -

PROPOSED
22237
2025-08-01
1" = 30'-0"
SITE PLAN - ROOF 1
0' 7.5' 15' 30'
Atachment 2 - DR25-007
330
186' - 6" 6' - 11"
191' - 5" 4' - 0"

UNIVERSITY AVE

BAY ROAD

CITY OWNED

NOT PART OF
SCOPE

FLEX LOFT

FLEX LOFT
691 SF
1BR
555 SF
JR1BR
701 SF
1BR
555 SF
JR1BR
555 SF
JR1BR
701 SF
1BR
543 SF
JR1BR
931 SF
2BR
455 SF
STUDIO
1024 SF
2BR
863 SF

TRASH RM
772 SF

BIKES / PET SPA
1574 SF

RESIDENT AMENITY
1893 SF

RESIDENT AMENITY
620 SF

MECHANICAL

SERVICE
241 SF
STAIR
1802 SF
RETAIL
1226 SF

MECHANICAL &
ELECTRICAL EQ.
269 SF
STAIR
156 SF

CORRIDOR
196 SF
ELEV
253 SF
STAIR
241 SF
STAIR
99 SF
ELEV
245 SF
STAIR
1869 SF
RETAIL
14' - 0" 32' - 5" 9' - 1" 18' - 0"
24' - 8" 38' - 5" 34' - 10"

NOT IN SCOPE
36' - 0" 20' - 2" 97' - 2" 17' - 7" 76' - 11"
1' - 1" 247' - 11"
30' - 0" 10' - 0" 10' - 3" 0' - 0" 31' - 10" 32' - 0" 33' - 5" 10' - 7" 7' - 0" 45' - 0" 31' - 11" 17' - 5" 315' - 5" 7' - 0"
102' - 9" 19' - 4" 59' - 4" 24' - 0" 110' - 0"
30' - 9" 9' - 2" 11' - 5" 49' - 10" 1' - 6" 19' - 4" 36' - 7" 22' - 9"

DRIVE AISLE
24' - 0" 29' - 0" 35' - 0" 16' - 0" 30' - 0"
67' - 7" 60' - 11"
1145 SF

RESIDENT AMENITY
1440 SF
LOBBY
559 SF

LEASING
30' - 5" 72' - 4"
102' - 9"
FRONT S.B.
7' - 5"
(E) 25' ACCESS

EASEMENT
16 16 16
16 1027 SF

RESIDENT AMENITY
24' - 5 3/8" 19' - 0" 24' - 0" 19' - 0" 19' - 0" 24' - 0" 18' - 7 1/4" 6' - 3 1/2" 32' - 1 1/2" 17472 SF
GARAGE
18' - 0"

DRIVE AISLE
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 24' - 0" 18' - 0"
9' - 0" 8' - 0"
9' - 0" 8' - 0"
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0"18' - 0"
18' - 0" 24' - 0" 16' - 0"
9' - 0"

SETBACK
S
10' - 0"
E
T
B
A
C
K
6' - 0"

SETBACK
6' - 0"
10' - 0"
GARAGE

ENTRANCE/EXIT
Street Light
(E) Hydrant
Street Light
Street Light
Street Light
Street Light
Traffic Light
Street Light Street Light
Street Light Street Light
TRASH

COLLECTION

LOCATION
PORTAL
UP
25' - 0"
5' - 1"6' - 6"
9' - 0" 9' - 0" 9' - 0" 9' - 0" 8' - 0"
18' - 0"
17' - 5"

LOBBY ENTRY

SETBACK
10' - 0"
14' - 0"
c c c
c c c
c
c

DRIVE AISLE
24' - 0"
(N) Fire
Hydrant
Conceptual Fire Control
Room Location (per further
coordination at design
development )
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
ENTITLEMENT SET 05/20/2025
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A110

FLOOR PLAN -
LEVEL 1
22237
2025-09-15
0' 8' 16'
1/16" = 1'-0"
FLOOR PLAN - LEVEL 1 1
**Note:EVA or fire access roadways
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.

CFC 2022, Appendix D; further
coordination will be addressed
during design development and
provided for building permit
Atachment 2 - DR25-007
331
36' - 5" 20' - 0" 96' - 3" 12' - 7" 85' - 6"
1' - 1" 250' - 8" 11' - 5"
1107 SF
2BR 445 SF
STUDIO
670 SF
1BR
540 SF
JR1BR
539 SF
JR1BR
540 SF
JR1BR
540 SF
JR1BR
701 SF
1BR
437 SF
STUDIO
993 SF
2BR
540 SF
JR1BR
683 SF
1BR
683 SF
1BR
994 SF
2BR
678 SF
1BR
216 SF
STAIR
1039 SF
2BR
1138 SF
2BR
555 SF
JR1BR
1077 SF
2BR
542 SF
JR1BR
216 SF
STAIR
196 SF
ELEV
210 SF

SERVICE
540 SF
JR1BR
681 SF
1BR
588 SF
JR1BR
210 SF
STAIR
1117 SF
2BR
1115 SF
2BR
454 SF
STUDIO
1094 SF
2BR
239 SF
STAIR
217 SF
STAIR
99 SF
ELEV
18823 SF
GARAGE
232 SF
TRASH
671 SF
1BR
10' - 0" 197' - 0" 1' - 7"
32' - 0" 16' - 0" 24' - 0" 19' - 0" 19' - 0" 24' - 0" 19' - 0" 19' - 0" 25' - 0" 36' - 5" 9' - 7" 10' - 5" 96' - 3" 11' - 5" 36' - 0" 16' - 0" 34' - 8" 13' - 2" 325' - 8" 1' - 0"
30' - 0" 5' - 8" 51' - 4" 9' - 8" 102' - 8" 19' - 3" 62' - 10" 9' - 3" 35' - 1"30' - 0" 5' - 8" 16' - 4" 35' - 0" 9' - 8" 19' - 4" 24' - 0" 24' - 0" 35' - 4" 19' - 3" 24' - 5" 38' - 5" 9' - 3" 35' - 1" 10' - 0" 72' - 6" 17' - 6" 37' - 6" 69' - 6" 1' - 5"
36' - 0" 36' - 6"
16' - 11" 9' - 1" 34' - 11"
18' - 10" 24' - 2" 19' - 4" 7' - 8" 22' - 0"
92' - 0" 19' - 5" 35' - 0" 19' - 0" 34' - 11" 108' - 4" 13' - 0" 96 SF

SERVICE
(E) 25' ACCESS

EASEMENT
PORTAL

NOT IN SCOPE
707 SF
JR1BR
1083 SF
2BR
TYP.
18' - 0"
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0"
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 18' - 0" 24' - 0" 16' - 0" 18' - 0" 24' - 0" 18' - 0" 24' - 0" 26' - 0"
9' - 0" 8' - 0"
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" SETBACK MIN.
6' - 0"
17' - 10"
13' - 3"
18' - 0"
10' - 0"
10' - 2"
SETBACK MIN.
11' - 4"
10' - 0"
13' - 10"
11' - 3"
SETBACK MIN.
6' - 0"
SETBACK MIN.
10' - 0"
25' - 0"
37' - 0" 32' - 7"
12' - 10"
15' - 6"
ccc
cccc
ccc
cc
ccccc
ccc
18' - 0"
c
c
18' - 0"
9' - 0" 9' - 0" 8' - 0" 8' - 0" 8' - 0" 8' - 0" 9' - 0" 9' - 0" 9' - 0" 10' - 0"
12' - 8"
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A120

FLOOR PLAN -
LEVEL 2
22237
2025-08-01
1/16" = 1'-0"
FLOOR PLAN - LEVEL 2
1 0' 8' 16'
Atachment 2 - DR25-007
332

COURTYARD
1107 SF
2BR
445 SF
STUDIO
670 SF
1BR
540 SF
JR1BR
539 SF
JR1BR
672 SF
1BR
540 SF
JR1BR
540 SF
JR1BR
701 SF
1BR
993 SF
2BR
437 SF
STUDIO
540 SF
JR1BR
683 SF
1BR
683 SF
1BR
984 SF
2BR
663 SF
1BR
1083 SF
2BR
216 SF
STAIR
1039 SF
2BR
1138 SF
2BR
555 SF
JR1BR
1077 SF
2BR
539 SF
JR1BR
216 SF
STAIR
196 SF
ELEV
540 SF
JR1BR
681 SF
1BR
707 SF
JR1BR
1117 SF
2BR
1115 SF
2BR
454 SF
STUDIO
1094 SF
2BR
239 SF
STAIR
18823 SF
GARAGE
217 SF
STAIR
99 SF
ELEV
232 SF
TRASH
209 SF

SERVICE
590 SF
JR1BR
675 SF
1BR
36' - 0" 20' - 4" 96' - 3" 12' - 7" 85' - 6"
1' - 1" 250' - 7" 11' - 5"
36' - 5" 9' - 7" 10' - 5" 96' - 3" 11' - 5" 36' - 0" 16' - 0" 34' - 8" 10' - 0" 197' - 0" 1' - 7"
32' - 0" 16' - 0" 24' - 0" 19' - 0" 19' - 0" 24' - 0" 19' - 0" 19' - 0" 25' - 0" 13' - 2" 325' - 8" 1' - 0"
30' - 0" 5' - 8" 51' - 4" 9' - 8" 102' - 4" 20' - 0" 62' - 0" 9' - 7" 35' - 1"30' - 0" 5' - 8" 16' - 4" 35' - 0" 9' - 8" 19' - 4" 24' - 0" 24' - 0" 35' - 0" 20' - 0" 24' - 0" 38' - 0" 9' - 7" 35' - 1" 10' - 0" 72' - 6" 17' - 6" 37' - 6" 69' - 6" 1' - 5"
36' - 0" 36' - 6"
18' - 10" 24' - 2" 16' - 11" 9' - 1" 34' - 11"
19' - 0" 35' - 0" 19' - 0" 34' - 11"
107' - 11" 13' - 0"
92' - 0"
96 SF

SERVICE
210 SF
STAIR

NOT IN SCOPE
588 SF
JR1BR
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0"
9' - 0" 9' - 0" 8' - 0" 9' - 0"
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 18' - 0" 24' - 0" 16' - 0" 18' - 0" 24' - 0" 18' - 0" 26' - 0"
9' - 0" 8' - 0"
9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0"
8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0" 9' - 0" 8' - 0"
37' - 0" 32' - 7"
12' - 10"
15' - 6"
ccc
cccc
ccc
cc
ccccc
ccc
c
c
8' - 0" 8' - 0" 8' - 0" 9' - 0" 9' - 0"
18' - 0"
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A130

FLOOR PLAN -
LEVELS 3-6
22237
2025-08-01
1/16" = 1'-0"
FLOOR PLAN - LEVELS 3-6
1 0' 8' 16'
Atachment 2 - DR25-007
333
(E) UTILITY EASEMENT
10' - 0"
25' - 0" 83' - 5"
SIDE S.B.
10' - 0"
FRONT S.B.
6' - 0"
F
R
O
N
T
S
E
T
B
A
C
K
6' - 0"
(E) ACCESS

EASEMENT
ENTRY

PARKING GARAGE
5 STORIES
STAIR
STAIR
STAIR
STAIR
STAIR
ELEV
ELEV
BALCONIES TYP.

BALCONIES TYP.

COURTYARD
MECH
MECH
30' - 0" 5' - 8" 51' - 4" 9' - 8" 184' - 9" 9' - 3" 35' - 1" 1' - 0" 325' - 8" 13' - 2"
10' - 0" 197' - 0" 1' - 7"
36' - 0" 20' - 4" 96' - 3" 12' - 7" 86' - 9"
1' - 1" 251' - 11" 10' - 1"
10' - 0" 72' - 6" 17' - 6" 37' - 6" 69' - 7" 1' - 5"
18' - 10" 24' - 2" 19' - 0" 16' - 11" 9' - 1" 34' - 11" 92' - 0" 36' - 8" 89' - 3"
MECH
MECH

NOT IN SCOPE

SOLAR PV

SOLAR PVSOLAR PV

CITY PARCEL

NOT IN SCOPE
(E) STREET LIGHT
(E) STREET LIGHT
(E) STREET LIGHT
(E) STREET LIGHT
Existing Hydrant
GARAGE

ENTRY/EXIT

PORTAL TO LOBBY & AT GRADE

COURTYARD
13' - 0"
15' - 6"
12' - 1"
14' - 7"
18' - 0"
10' - 0"
17' - 10"
13' - 3"
69' - 0"
69' - 0"
52' - 0"
69' - 0"
(E) STREET LIGHTSETBACK 10' - 0"
(E) TRAFFIC LIGHT
(E) STREET LIGHT
79' - 0"
TRASH

LOCATION
(N) Fire
Hydrant
San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A170

FLOOR PLAN -
ROOF
22237
2025-08-01
1/16" = 1'-0"
FLOOR PLAN - ROOF 1
0' 8' 16'
Atachment 2 - DR25-007
334
BAY RD

UNIVERSITY AVE
A. CORTEN STEEL PANELS
B. VERTICAL RANDOM BATTEN SIDING COLOR 1

CLADDING
C. WOOD PANELS
D. VERTICAL RANDOM BATTEN SIDING COLOR 2
E. GLAZED BRICK TILES (COLORS TBD)
F. TEXTURED CONCRETE
G. PERFORATED METAL SCREENING
H. VINYL STOREFRONT
I. VINYL WINDOWS
J. STEEL GUARDRAIL
K. VERTICAL WOOD SCREENING
A. B. C. D. E.

G. H. I. J.

EXTERIOR MATERIAL PALETTE:

San Francisco, CA 94107
dbarchitect.com
David Baker Architects
461 Second St, Loft c127
Date
Issuances
Description
415.896.6700
License Stamp
05/20/2025ENTITLEMENT SET
Date
Revisions
Description
Drawing Title
Sheet No.

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A200

ELEVATIONS -

NORTH/EAST
22237
2025-08-01

KEY PLAN
EAST ELEVATION 2
1" = 20'-0"
NORTH ELEVATION 1
1" = 20'-0"
Atachment 2 - DR25-007
335
BAY RD

UNIVERSITY AVE
A. CORTEN STEEL PANELS
B. VERTICAL RANDOM BATTEN SIDING COLOR 1

G. H. I. J.

EXTERIOR MATERIAL PALETTE:

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A201

ELEVATIONS -

SOUTH/WEST
22237
2025-08-01

KEY PLAN
SOUTH ELEVATION - BAY RD 1
1" = 20'-0"
WEST ELEVATION - UNIVERSITY AVE 2
1" = 20'-0"
Atachment 2 - DR25-007
336
BAY RD

UNIVERSITY AVE
A. CORTEN STEEL PANELS
B. VERTICAL RANDOM BATTEN SIDING COLOR 1

G. H. I. J.

EXTERIOR MATERIAL PALETTE:

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A202

ELEVATIONS -

COURTYARD
22237
2025-08-01

KEY PLAN
COURTYARD AND PORTAL SOUTH ELEVATION 4
1" = 20'-0"
COURTYARD WEST ELEVATION 1
1" = 20'-0"
COURTYARD EAST ELEVATION 2
1" = 20'-0"
PORTAL SOUTH ELEVATION 3
1" = 20'-0"
Atachment 2 - DR25-007
337
LEVEL 1
0' - 0"
ROOF
69' - 0"
LEVEL 2
17' - 0"
LEVEL 3
27' - 0"
LEVEL 4
37' - 0"
LEVEL 5
47' - 0"
LEVEL 6
57' - 0"
12' 10' 10' 10' 10' 17'

PROEPRTY LINE

COURTYARD

UNIVERSITY AVE

PROEPRTY LINE

RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL

RETAIL COMMON

SOLAR PANELS/MECH EQUIPMENT SOLAR PANELS/MECH EQUIPMENT LEVEL 1
0' - 0"
ROOF
69' - 0"
LEVEL 2
17' - 0"
LEVEL 3
27' - 0"
LEVEL 4
37' - 0"
LEVEL 5
47' - 0"
LEVEL 6

PROPERTY LINE

PROPERTY LINE
57' - 0"

UNIVERSITY AVE
12' 10' 10' 10' 10' 17'
TRASH

RESIDENTIAL
FLEX
LOFT
LEVEL 1
0' - 0"
ROOF
69' - 0"
LEVEL 1B
2' - 6"
LEVEL 2
17' - 0"
LEVEL 3
27' - 0"
LEVEL 4
37' - 0"
LEVEL 5
47' - 0"
LEVEL 6

PROPERTY LINE
57' - 0"

PROPERTY LINE
BAY RD

RESIDENTIAL

RESIDENTIAL
COMMON

NOT IN SCOPE NOT IN SCOPE

COMMON RETAIL
PORTAL

RESIDENTIAL RESIDENTIAL
25'
10' - 0"
12' 10' 10' 10' 10' 17'

CONCEPTUAL STREET

LIGHT SECTION

ELEVATOR/STAIR OVERRUN (PENDING FURTHER COORDINATION AT BUILDING PERMIT) BAY RD

Project No.

Date
Set Title
Rev.

ENTITLEMENT SET
1 ENTITLEMENT SET 08/01/2025
FOUR

CORNERS

MIXED-USE
A300

BUILDING

SECTIONS
22237
2025-08-01
1" = 20'-0"
E/W SECTION - COURTYARD 3
1" = 20'-0"
E/W SECTION - GARAGE 2
1" = 20'-0"
N/S SECTION 1

KEY PLAN
1 2
3 Atachment 2 - DR25-007
338
Public Hearing 8.1 – Townhome Residential Project
v

EAST PALO ALTO

PLANNING COMMISSION

STAFF REPORT
DATE: February 9, 2026
TO: Honorable Chair and Members of the Planning Commission VIA: Amy Chen, Community and Economic Development Director BY: Chris Dacumos, Contract Senior Planner
Elena Lee, Planning Manager
SUBJECT: Proposed Projects at 1675 Bay Road:

University and Bay at 4 Corners Townhomes Residential Project University and Bay at 4 Corners Mixed-Use Project
Recommendation

1. Adopt a Resolution Approving Design Review, Tentative Map, and Tree Removal Permit for the University and Bay at 4 Corners Townhomes Residential Project (Design Review Permit: DR25-004);

2. Finding that the University and Bay at 4 Corners Townhomes Residential Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66

3. Adopt a Resolution Approving Design Review, Tentative Map, and Tree Removal Permit for the University and Bay at 4 Corners – Mixed-Use Project (Design Review Permit:

DR25-007); and

4. Finding that the University and Bay at 4 Corners – Mixed-Use Project is exempt from CEQA pursuant to Public Resources Code Section 21080.66 Alignment with City Council Strategic Plan
This recommendation is primarily aligned with:

Priority: Promote Housing, Economic and Workforce Development 339
Public Hearing 8.1 – Townhome Residential Project
*Note. Staff have prepared one staff report for both projects in order to reduce redundant narrative and to highlight that there is one owner and applicant and one site that would be subdivided to allow for the separate projects. Two items are listed on the Planning Commission Agenda since the applicant submitted two separate projects which requires separate approvals for each project. Additionally, listing the report as separate agenda items allows for easer review and organization of each project’s attachments, which can be both technical and lengthy.

Background
Sand Hill Property Company (“Applicant”) submitted
applications for two separate projects on one existing
parcel located at 1675 Bay Road (Accessor Parcel
Number (“APN”): 063-111-250) (Figure 1). The property is within the Ravenswood Business District/4 Corners
Specific Plan (RBD) overlay district. The two projects are the Townhomes Residential Project (“Townhomes
Project”) consisting of 106 for sale units and the MixedUse Project consisting of 168 for rent units (“Mixed-Use Project”). This staff report discusses both of the
Applicant’s projects and requests for Planning
Commission approval.

Project History
The Applicant submitted Preliminary Application (PRE) 24-003 on November 22, 2024 for the Townhomes Project and Pre-24-004 on December 2, 2024 for the Mixed-Use Project. The applicant sought to vest rights under Government Code Section 65589.5(o)(1), also known as Senate Bill (SB) 330 or the Housing Crisis Act1. The rights vested under SB 330 include subjecting the proposed developments only to the ordinances, policies and standards adopted and in effect at the time a complete SB 330 preliminary application was submitted. Both of the Applicant’s SB 330 preliminary applications satisfied the City’s SB 330 completeness checklist.

That means that the two projects are subject to the 2013 Ravenswood /4Corners Transit Oriented Development Specific Plan2(2013 Specific Plan) and not the Ravenswood Business District/ 4 Corners Specific Plan3 which was adopted on December 17, 2024. Additionally, development impact fees applicable to the project are those with the effective date of July 1, 2024.

Additionally, in compliance with the City’s Preliminary Application Community Outreach policy, the Applicant:
 Published a website4 providing general information on the project.

1 https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB330 2 https://www.ci.east-palo-alto.ca.us/planning/page/archived-2013-ravenswood4-corners-specific-plansuperseded-2024-rbd-update 3 https://www.ci.east-palo-alto.ca.us/planning/page/ravenswood4-corners-specific-plan-adopted-12172024 4 www.universityandbay.com
Figure 1: Existing Parcel
340
Public Hearing 8.1 – Townhome Residential Project
 Provided notice of the project and an invitation to a community meeting to addresses within a 600-foot radius of the project.
 Held a community meeting on February 27, 2025 on both projects at the Lewis & Joan Platt East Palo Alto Family YMCA in which 30 community members attended.  Presented the project and received feedback to the:
o Planning Commission on March 24, 2025; and the
o City Council on April 1, 2025 from 6:30 PM to 8:30 PM The outreach event started with a project introduction and objectives.

The community, Planning Commission, and City Council provided feedback to the applicant on the following topics:
 Inclusionary Housing, including unit type, affordability, and amenities  Expanding commercial uses
 Parking
 Breaking up massing along University Avenue
 Public/private open space
 Impacts to surrounding areas.

Following the conclusion of the Applicant’s community outreach obligations, the Applicant submitted formal applications for each project in May 2025 meeting SB 330 timeline requirements for formal submittal in order to retain the vested rights. The Townhome Project’s formal application permit number is Design Review (DR) 25-004 and the permit number for the Mixed-Use Project is DR25-007. The Applicant submitted two requests for alternative compliance with the City’s Inclusionary Housing Ordinance in July 2025. On September 2, 2025, the City Council held a public hearing to consider the Applicant’s requests. The City Council subsequently adopted resolutions finding the Applicant’s two Alternative Compliance Plans met the City’s Inclusionary Housing Ordinance requirements.

The Applicant conducted additional outreach on the formal proposed projects on Tuesday, January 27, 2026. The meeting was also held at the YMCA with fifteen attendants. Comments were provided verbally and in writing, centering on the design, activating the site, adding housing, incorporating public art onsite, and parking. With regard to parking, those who attended felt comfortable after receiving more information on the availability of parking onsite.

Project Description
Table 1. Project Data
Project Element Detail/Description
Applicant / Owner Sand Hill Property Company / Four Corners EPA Property Owner, LLC
Location 1675 Bay Road
341
Public Hearing 8.1 – Townhome Residential Project
Table 1. Project Data
APN 063-111-250
Size of Existing Site 6.06 acres
Existing Use Undeveloped, vacant lot
Surrounding Uses
North: Existing single-family residential
South: Medium family residential,
Government
West: Commercial, Government, Single
family residential
East: Existing single-family residential
General Plan Designation Mixed Use High
Existing Zoning Ravenswood Specific Plan Overlay District - 4 Corners Gateway
Surrounding Zoning University Village to the north and east, 4 Corners Gateway to the south and west
Townhome Project Mixed-Use Project
Proposed Acreage 4.61 1.45
Total Number of Units 106 168
Number of Affordable Units 11 (10 % of total units) 25 (20% of base units) Number of Stories / Height (6 stories
max) 3 (39’) 6 (75’)
Maximum Floor Area Ratio (1.5) Not Applicable 0.09
Required / Provided Required / Provided
Number of Parking Spaces 211 / 229 168 / 256
Number of Short-Term Bicycle Spaces 8 / 8 12 /13
Number of Long-Term Bicycle Spaces 36 / 106 56 / 64
The applicant is seeking to subdivide the existing vacant parcel (Figure 1) into two separate parcels: one for the Townhome Project (Figure 2) and the other for the Mixed-Use Project (Figure 3).
342
Public Hearing 8.1 – Townhome Residential Project
The Townhome Project (Figure 2) consists of 106
townhome units between approximately 1,200 and
2,000 square feet (sf) of net living area. The
bedroom mix includes 2, 3 and 4 bedroom units.

Each unit includes a garage with up to two spaces
for vehicular parking. Seventeen additional
surface parking spaces are provided on site. Each
unit also includes 1 long-term bicycle space, with
8 additional short-term spaces provided onsite.

Primary frontage is provided via Bay Road, with
secondary frontage along University Avenue.

Additional site access is provided from Michigan
Avenue and Fordham Street. Common open
space of approximately 31,000 sf is provided.

The Mixed-Use Project (Figure 3) consists of 168
for rent units between approximately 400 and
1,100 sf of net living area. The bedroom mix
includes studios, 1, and 2 bedroom units. Vehicle
parking is provided entirely in a central parking
garage with the residential units wrapped around.

The Mixed-Use Project provides 218 spaces for
residential units and 38 spaces for non-residential
units. Bicycle parking is composed of 63 long-term
spaces for residential units, and one long-term
space for non-residential uses; 12 short-term
spaces for residential uses and one space for nonresidential uses. The Project would provide approximately 17,000 sf of common open space
for tenants. The project also proposes to include a
pet washing station. Primary access is provided
from Bay Road through the Townhome Project.

Secondary access is provided from University Avenue. The primary frontage is along University Avenue.

Analysis
The applicant is requesting the Planning Commission’s approval of Site Plan and Design Review, Tentative Map, and Tree Removal for both Projects.

General Plan
The project site has a General Plan5land use designation of Mixed-Use High (MUH) based on the General Plan provisions in place on the date a complete SB 330 preliminary application was

5 https://www.cityofepa.org/planning/page/vista-2035-general-plan Figure 1: Townhome Project Area
Figure 3: Mixed-Use Project Area
343
Public Hearing 8.1 – Townhome Residential Project
submitted. As noted above, Sand Hill has satisfied the SB 330 preliminary application requirements and the MUH density standard in the Vista 2035 General Plan must be used for the mixed use project because the Housing Accountability Act allows developers to utilize either the General Plan or zoning standards to identify the maximum allowable density for base units.

This MUH designation is meant to support new enlivened, thriving districts for East Palo Alto, by accommodating multi-story mixed use buildings. This designation provides for vertical and horizontal mixed-use development at key locations within the City, including the Ravenswood 101 Shopping Center, and 4 Corners/Bay Road specific plan area. Residential-only projects are not allowed. At least 35% of the ground floor space of building shall be retail space in those areas. Allowed land uses include multi-family residential, attached single family residential, retail, services, office and research and development (R&D). As will be discussed in the State Density Bonus Law (SDBL) section, the applicant requests a concession to allow for residential uses and a waiver requiring that at least 35% of the ground floor space be retail.

For the Mixed-Use Project, given the percentage of affordable housing provided (20% of base units), the project qualifies for a 35% density bonus under SDBL as shown in Table 2. The 35% increase allows up to 116.1 dwelling units per acre.

Table 2. General Plan Evaluation
Category Allowed Townhome Project Mixed Use Project
Density 86 units per acre
(max) 23 units per acre 116 units per acre
Intensity
(FAR) 2.5 max Not Applicable 0.09
Height
100’ or 8 stories,
whichever is higher
(max)
3 stories above
grade; 39'
6 stories above
grade; 75'
Ground
Floor Retail 35% (required) None Proposed 20%
Zoning
Under the 2013 RBD Specific Plan, the project site would fall under the “4 Corners Gateway” zoning district, which is intended to support an enlivened, thriving "downtown" for East Palo Alto, focused around the intersection of University Avenue and Bay Road. This zoning district also accommodates multi-story mixed use buildings that have retail stores or community facilities on the ground floor, with apartments or condominiums on upper floors. 344
Public Hearing 8.1 – Townhome Residential Project
Table 3. Specific Plan Consistency Evaluation
Category Allowed Townhome Project Mixed Use Project
Density
60 dwelling units per
acre (max); 120 total
units for the project
23 units per acre 116 units per acre
Intensity
(FAR)

1.5 (max) for nonresidential units and
commercial
components in mixed
use projects
Not Applicable 0.09
Height
6 stories above grade,
plus an additional 15’
for equipment
3 stories above
grade; 39'
6 stories above
grade; 75'
Ground
Floor
Height6
16’ (min) 8’1” 17’
State Density Bonus Law
California’s Density Bonus Law7(Government Code Section 65915) allows a developer to increase density on a property above the maximum set under a jurisdiction’s General Plan and zoning. In exchange for the increased density, a certain number of the new affordable dwelling units must be reserved at below market rate (BMR) rents. Qualifying projects can also receive reductions in required development standards via waivers and/or concessions.

Alongside the State Density Bonus, requirements of the City’s Inclusionary Housing Ordinance (IHO) would need to be met. As noted above, the City Council approved Alternative Compliance Plans for each of the projects. More details regarding the IHO can be found on the City’s website8.

As described in the Project Description, the Townhome Project proposes 10 percent of the units (11 units) at the moderate -income level (120% of Area Median Income). The Mixed-Use Project proposes twenty percent of the base units (25 units) at the City-defined median income level (80% of Area Median Income). The Area Median Income for San Mateo County for the current fiscal year is available on page 17 of the State’s document: “2025 State Income Limits”
9 . The 2025 State Income Limits documents provides the income levels for households of certain sizes and include Acutely Low, Extremely Low, Very Low Income, Low Income, Median Income, and Moderate Income Levels.

6 State density bonus regulations permit the use of waivers from development standards to encourage the construction off additional housing. The applicant would be requesting a waiver from the General Plan ground floor retail percentage requirement.
7 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV 8 Inclusionary Housing Ordinance webpage: https://www.cityofepa.org/housing/page/inclusionary-housing 9 https://www.hcd.ca.gov/funding/income-limits/state-federal-income-limits 345
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The state density bonus law requires a city or county to provide a developer who agrees to construct specified percentages of units for lower income, very low income, or senior citizen housing, among others, with a density bonus and other incentives, concessions, and waivers upon their request. Chapter 18.36 of the East Palo Alto Municipal Code implements the state law.

State Density Bonus Law allows qualified projects to request waivers and concessions for reduced development standards, including setbacks, square footage requirements, parking, and open space. The applicant requests to utilize the density bonus for concessions and waivers from use requirements, development standards and other development regulations.

The applicant requests the following concessions and waivers:
 Concessions to allow residential uses on the ground floor of both projects.  Waiver for both projects from the requirement that at least 35% of the ground floor space be retail space.
 Waiver from the maximum setback along Bay Road and University Avenue for the Townhome Project.
 Waiver from the 16’ minimum ground floor height for the Townhome Project.  Waiver from the 30’ rear setback requirement for the Mixed-Use Project. The project’s rear setback is proposed at 0’ from the property line it shares with the Townhome Project.

Assembly Bill 130
On June 30, 2025, Governor Gavin Newsom signed Assembly Bill (AB) 130 into law to further streamline housing development. The legislation was a comprehensive bill making permanent many temporary housing streamlining measures and limits local discretion over housing approvals. AB 130 removed multiple sunset dates from the Housing Crisis Act of 2019 and related statutes, permanently limiting the number of public hearings, strengthening objectivestandards requirements, and enforcing strict timelines for application completeness and project approvals under the Permit Streamlining Act.

The bill also temporarily freezes the adoption of new or more restrictive local residential building standards through mid-2031, with narrow exceptions. In addition, AB 130 expands and modifies California Environmental Quality Act (CEQA) exemptions with a new statutory exemption, which further streamlines the environmental pathway for qualifying housing projects, including large and infill developments, while imposing labor environmental safeguard requirements, and tribal consultations.

Additionally, once a housing application is deemed complete, AB 130 requires the City to approve or disapprove a project within Permit Streamlining Act timelines. However, if the project relies on the AB 130 CEQA statutory exemption, a project is subject to specific AB 130 tribal consultation requirements and timelines. The City is required to approve or disapprove of a project within 30 days of the later of the conclusion of tribal consultation or the date by which the 346
Public Hearing 8.1 – Townhome Residential Project
City must notify a project applicant of project inconsistencies (if any) with City regulations and development standards. The following section describes the tribal consultation process with respect to the Townhome Project and Mixed-Use Project.

AB 130 Tribal Consultation
On October 14, 2025, the Applicant formally requested the City proceed pursuant to the AB 130 CEQA exemption for the two projects. Under AB 130, the City was required to provide timely notice of the proposed project and an invitation to consult to each California Native American tribes that is traditionally and culturally affiliated with the project site. If consultation is requested by a California Native American tribe, the City must engage in good-faith consultation to identify and, where feasible, avoid or mitigate impacts to tribal cultural resources.

AB 130 includes a list of minimum binding conditions for project approval. and requires the City to:

1.) Give deference to the tribal information, tribal knowledge and customs, and the significance of the resource, and

2.) Seek to find measures that would avoid significant impacts to a tribal cultural resource.

After receiving the Applicant’s request to proceed with the AB 130 exemption, the City sent a notice of the proposed projects and an invitation to consult with the City on October 24, 2025 to the following tribes as identified by the Californian native American Heritage Commission as having ties to San Mateo County:
 Amah Mutsun Tribal Band
 Amah Mutsun Tribal Band of Mission
San Juan Bautista
 Costanoan Rumsen Carmel Tribe
 Indian Canyon Mutsun Band of
Costanoan Ohlone People
 Muwekma Ohlone Tribe of the San
Francisco Bay Area
 Tamien Nation
 The Ohlone Indian Tribe
 Wuksachi Indian Tribe / Eshom Vally
Band
Of the tribes listed above, three responded to the City’s invitation and requested consultation:
the Indian Canyon Mutsun Band of Costanoan Ohlone People, the Muwekma Ohlone Tribe of the San Francisco Bay Area, and the Tamien Nation. Of the tribes that requested consultation, the Tamien Nation responded to the City’s scheduling request within the timelines allowed by AB 130.

Additionally, staff conducted a courtesy consultation with the Indian Canyon Mutsun Band of Costanoan Ohlone People since the date of the consultation was outside of the state allowed period for consultation. Many of the measures requested by the Indian Canyon Mutsun Band of Costanoan Ohlone People were consistent with those requested by the Tamien Nation.

After reviewing the proposed conditions, staff determined the City can only include measures consistent with AB 130 and those supported by General Plan and Specific Plan policies. One of 347
Public Hearing 8.1 – Townhome Residential Project
the measures is to include an acknowledgement and memorialization of peoples past and present who inhabit the area, especially those with indigenous ancestry to the land. The other conditions required specific measures if remains are encountered.

Site Plan and Design Review
Townhome Project
The project is composed of three-story townhome buildings arranged around internal drive aisles, pedestrian pathways, and shared open spaces. Buildings are oriented toward Bay Road, University Avenue providing clear ingress and egress. Landscaping, paseos, and open areas are integrated throughout the site to break up building mass and provide visual relief. Overall, the site design reflects its corner location within the Four Corners area.

The buildings are articulated along all elevations to reduce perceived bulk and scale. Elevations incorporate variations in wall planes, roof forms, and fenestration patterns, creating visual interest. The character of the buildings is consistent with University Village by incorporating building forms, varied roof profiles, and materials that reflect the single-family neighborhood.

Exterior materials include a fiber cement siding, stucco, and accent materials used to differentiate building volumes and individual units. Windows, balconies, and entries are placed to provide interest along façades while supporting natural light and ventilation.

Architectural detailing emphasizes a clear base, middle, and top, consistent with the 2013 Specific Plan’s design standards. Building height, massing, and site organization comply with applicable development standards and design guidelines governing scale, articulation, and neighborhood compatibility. The internal parking strategy, street-facing entrances, and pedestrian circulation advance the Plan’s objectives for walkability. Collectively, the site planning and architectural design implement the Specific Plan’s vision for a well-designed, transitsupportive residential development at Four Corners.

Additional analysis reflecting the project’s consistency with the General Plan’s and the 2013 Specific Plan’s goals and policies are provided in Exhibit A to Attachment 1.

Mixed-Use Project
The site plan places active ground-floor retail and residential common areas along University Avenue and Bay Road, establishing a continuous street wall and pedestrian-oriented frontage consistent with the 2013 Specific Plan’s urban design objectives. Vehicular access and garage entry are oriented away from primary pedestrian frontages, while internal circulation emphasizes safe pedestrian and bicycle connections to surrounding sidewalks, transit facilities, and the planned public realm. A landscaped courtyard and paseo provide shared open space and visual relief while maintaining a strong perimeter building form The building consists of six stories, wrapping around an above ground parking garage. Upperstory massing is modulated through setbacks, articulated volumes, and varied façade planes to reduce perceived bulk and reinforce a human-scaled streetscape. Elevations feature a 348
Public Hearing 8.1 – Townhome Residential Project
contemporary architectural expression utilizing masonry or brick cladding, metal panel accents, and window glazing. Balconies, recessed openings, and vertical articulation further break down building massing and align with 2013 Specific Plan design guidance for façade modulation and pedestrian compatibility
Overall, the project is consistent with the General Plan Mixed-Use High land use designation and the 2013 Specific Plan by concentrating residential density near transit, integrating neighborhood-serving retail, and reinforcing an active, walkable streetscape. The site layout, building height, and architectural treatment advance 2013 Specific Plan goals for transit-oriented development, urban design quality, and activation of key corridors. The proposed materials, elevations, and site organization support a mixed-use environment that contributes to the Four Corners district.

Additional analysis reflecting the project’s consistency with the General Plan’s and the 2013 Specific Plan’s goals and policies are provided in Exhibit A to Attachment 2.

Tentative Map
Separate tentative maps were prepared for both the townhome and mixed-use projects. The tentative maps would establish the parcel configuration, access, and common areas necessary to accommodate the 106-unit Townhome Project and the 168-unit Mixed-Use Project, internal drive aisles, pedestrian circulation, and shared infrastructure. The subdivision is designed to provide orderly development, adequate access to public streets, and connections to existing utilities, while reserving common areas for circulation, landscaping, and stormwater facilities.

Additional analysis making required findings for the tentative maps are included in separate Exhibit A’s to each project’s resolution for approval.

Tree Removal Permit
Table 3 below provides information on the total number of trees proposed for removal and to be planted.

Table 4. Tree Details
Removal Townhome Project Mixed-Use Project
Non-Protected Trees 4 0
Protected Trees 9 1
Total Trees to Be Removed 13 1
New Trees Proposed 207 11
The proposed removal of protected trees is consistent with the City’s tree removal criteria, as documented in the project’s arborist evaluation and site design constraints. Several protected trees are located within building footprints, required fire access areas, and essential infrastructure corridors, and their preservation would preclude implementation of a wellintegrated site design that furthers General Plan and Specific Plan objectives for housing, 349
Public Hearing 8.1 – Townhome Residential Project
circulation, and neighborhood compatibility. In these locations, avoidance or preservation would require substantial redesign that would undermine site functionality or eliminate required access and safety improvements.

The mixed-use project proposes to remove one off-site tree within the public right-of-way, which requires a separate permit and will be subject to separate review and approval by the Public Works Director in accordance with East Palo Alto Municipal Code Section 12.16.080.

The Applicant proposes to plant a significant number of trees across both projects. The proposed trees would be distributed along public frontages, internal drive aisles, and pedestrian pathways to reinforce circulation patterns, provide shade, and define common open spaces. The placement and species selection complement the site plan by softening building massing, enhancing walkability, and integrating landscaping with the project’s overall circulation and open space framework.

Fiscal Impact
Pursuant to SB 330 the development and impact fees applicable to the two projects are those that are subject to the Mitigation Fee Act and were in effect when complete SB 330 preliminary applications were submitted to the City. The development and impact fees effective July 1, 2024 but prior to the Impact Fee updates effective on May 5, 2025 are applicable to the project.

The estimated development and impact fees generated by the projects are shown under Table 5:

Table 5. Development and Impact Fees
Estimated Development and Impact Fee Amounts
Development Fee Townhome Project Mixed-Use Project
Parks and Trails Impact Fee $438,098.00 $478,296.00
Public Facilities Impact Fee $768,288.00 $838,824.00
Storm Drain Impact Fee $395,583.33 $161,483.06
Transportation Impact Fee $249,948.00 $298,200.00
Water Capacity $863,582.00 $842,352.00
Total $2,715,499.33 $2,619,155.06
Grand Total $5,334,654.39
Public Notice
The public was provided notice by making the agenda and report available on the City’s website 350
Public Hearing 8.1 – Townhome Residential Project
and on a bulletin board located at City Hall: 2415 University Avenue, East Palo Alto.

Environmental
The projects were determined to be exempt from the California Environmental Quality Act (CEQA) pursuant to the new statutory exemptions enacted by the passage of Assembly Bill 130 and codified under Public Resources Code 21080.66. The analysis of the exemptions are available on the City’s webpages for each of the prospective projects. The analyses identify how the projects qualify for CEQA exemption under AB 130. The analyses also include a listing of appendices after the conclusion of the analysis which includes:
 Relevant sections of Government Code and Public Resources Code governing the evaluation of the project
 Phase I Environmental Site Assessment
 Burrowing owl Habitat Assessment
 Tribal Monitoring and Tribal Cultural Resources Requested Conditions of Approval.

Government Code § 84308
Applicability of Levine Act: Yes.

Analysis of Levine Act Compliance: The project applicant is Sand Hill Property Company and is represented by Michael Kramer. Staff is unaware of any other parties or participants relevant to the Planning Commission’s consideration of this item.

Attachments

1. Resolution approving a Design Review, Tentative Map, and Tree Removal Permit (DR25- 004) for the Construction of the University and Bay at 4 Corners – Townhome Project, a 106- Unit Residential Development and Associated Improvements Located at 1675 Bay Road  Exhibit A – 4 Corners Residential Project – AB 130 Statutory Exemption Analysis  Exhibit B – Findings in Support of Approval of the Site Plan and Design Review Permit and the Tentative Map
 Exhibit C – Conditions of Approval

2. University and Bay at 4 Corners – Townhome Project – Project Plans 351
Public Hearing 8.2 – Mixed-Use Project

EAST PALO ALTO

PLANNING COMMISSION

University and Bay at 4 Corners Townhomes Residential Project University and Bay at 4 Corners Mixed-Use Project
Recommendation

1. Adopt a Resolution Approving Design Review, Tentative Map, and Tree Removal Permit for the University and Bay at 4 Corners Townhomes Residential Project (Design Review Permit: DR25-004);

2. Finding that the University and Bay at 4 Corners Townhomes Residential Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66

3. Adopt a Resolution Approving Design Review, Tentative Map, and Tree Removal Permit for the University and Bay at 4 Corners – Mixed-Use Project (Design Review Permit:

DR25-007); and

Priority: Promote Housing, Economic and Workforce Development 352
Public Hearing 8.2 – Mixed-Use Project
*Note. Staff have prepared one staff report for both projects in order to reduce redundant narrative and to highlight that there is one owner and applicant and one site that would be subdivided to allow for the separate projects. Two items are listed on the Planning Commission Agenda since the applicant submitted two separate projects which requires separate approvals for each project. Additionally, listing the report as separate agenda items allows for easer review and organization of each project’s attachments, which can be both technical and lengthy.

Additionally, in compliance with the City’s Preliminary Application Community Outreach policy, the Applicant:
 Published a website4 providing general information on the project.

1 https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB330 2 https://www.ci.east-palo-alto.ca.us/planning/page/archived-2013-ravenswood4-corners-specific-plansuperseded-2024-rbd-update 3 https://www.ci.east-palo-alto.ca.us/planning/page/ravenswood4-corners-specific-plan-adopted-12172024 4 www.universityandbay.com
Figure 1: Existing Parcel
353
Public Hearing 8.2 – Mixed-Use Project
 Provided notice of the project and an invitation to a community meeting to addresses within a 600-foot radius of the project.
 Held a community meeting on February 27, 2025 on both projects at the Lewis & Joan Platt East Palo Alto Family YMCA in which 30 community members attended.  Presented the project and received feedback to the:
o Planning Commission on March 24, 2025; and the
o City Council on April 1, 2025 from 6:30 PM to 8:30 PM The outreach event started with a project introduction and objectives.

Project Description
Table 1. Project Data
Project Element Detail/Description
Applicant / Owner Sand Hill Property Company / Four Corners EPA Property Owner, LLC
Location 1675 Bay Road
354
Public Hearing 8.2 – Mixed-Use Project
Table 1. Project Data
APN 063-111-250
Size of Existing Site 6.06 acres
Existing Use Undeveloped, vacant lot
Surrounding Uses
North: Existing single-family residential
South: Medium family residential,
Government
West: Commercial, Government, Single
family residential
East: Existing single-family residential
General Plan Designation Mixed Use High
Existing Zoning Ravenswood Specific Plan Overlay District - 4 Corners Gateway
Surrounding Zoning University Village to the north and east, 4 Corners Gateway to the south and west
Townhome Project Mixed-Use Project
Proposed Acreage 4.61 1.45
Total Number of Units 106 168
Number of Affordable Units 11 (10 % of total units) 25 (20% of base units) Number of Stories / Height (6 stories
max) 3 (39’) 6 (75’)
Maximum Floor Area Ratio (1.5) Not Applicable 0.09
Required / Provided Required / Provided
Number of Parking Spaces 211 / 229 168 / 256
Number of Short-Term Bicycle Spaces 8 / 8 12 /13
Number of Long-Term Bicycle Spaces 36 / 106 56 / 64
The applicant is seeking to subdivide the existing vacant parcel (Figure 1) into two separate parcels: one for the Townhome Project (Figure 2) and the other for the Mixed-Use Project (Figure 3).
355
Public Hearing 8.2 – Mixed-Use Project
The Townhome Project (Figure 2) consists of 106
townhome units between approximately 1,200 and
2,000 square feet (sf) of net living area. The
bedroom mix includes 2, 3 and 4 bedroom units.

Primary frontage is provided via Bay Road, with
secondary frontage along University Avenue.

Additional site access is provided from Michigan
Avenue and Fordham Street. Common open
space of approximately 31,000 sf is provided.

Secondary access is provided from University Avenue. The primary frontage is along University Avenue.

Analysis
The applicant is requesting the Planning Commission’s approval of Site Plan and Design Review, Tentative Map, and Tree Removal for both Projects.

General Plan
The project site has a General Plan5land use designation of Mixed-Use High (MUH) based on the General Plan provisions in place on the date a complete SB 330 preliminary application was

5 https://www.cityofepa.org/planning/page/vista-2035-general-plan Figure 1: Townhome Project Area
Figure 3: Mixed-Use Project Area
356
Public Hearing 8.2 – Mixed-Use Project
submitted. As noted above, Sand Hill has satisfied the SB 330 preliminary application requirements and the MUH density standard in the Vista 2035 General Plan must be used for the mixed use project because the Housing Accountability Act allows developers to utilize either the General Plan or zoning standards to identify the maximum allowable density for base units.

Table 2. General Plan Evaluation
Category Allowed Townhome Project Mixed Use Project
Density 86 units per acre
(max) 23 units per acre 116 units per acre
Intensity
(FAR) 2.5 max Not Applicable 0.09
Height
100’ or 8 stories,
whichever is higher
(max)
3 stories above
grade; 39'
6 stories above
grade; 75'
Ground
Floor Retail 35% (required) None Proposed 20%
Zoning
Under the 2013 RBD Specific Plan, the project site would fall under the “4 Corners Gateway” zoning district, which is intended to support an enlivened, thriving "downtown" for East Palo Alto, focused around the intersection of University Avenue and Bay Road. This zoning district also accommodates multi-story mixed use buildings that have retail stores or community facilities on the ground floor, with apartments or condominiums on upper floors. 357
Public Hearing 8.2 – Mixed-Use Project
Table 3. Specific Plan Consistency Evaluation
Category Allowed Townhome Project Mixed Use Project
Density
60 dwelling units per
acre (max); 120 total
units for the project
23 units per acre 116 units per acre
Intensity
(FAR)

6 State density bonus regulations permit the use of waivers from development standards to encourage the construction off additional housing. The applicant would be requesting a waiver from the General Plan ground floor retail percentage requirement.
7 https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GOV 8 Inclusionary Housing Ordinance webpage: https://www.cityofepa.org/housing/page/inclusionary-housing 9 https://www.hcd.ca.gov/funding/income-limits/state-federal-income-limits 358
Public Hearing 8.2 – Mixed-Use Project
The state density bonus law requires a city or county to provide a developer who agrees to construct specified percentages of units for lower income, very low income, or senior citizen housing, among others, with a density bonus and other incentives, concessions, and waivers upon their request. Chapter 18.36 of the East Palo Alto Municipal Code implements the state law.

The bill also temporarily freezes the adoption of new or more restrictive local residential building standards through mid-2031, with narrow exceptions. In addition, AB 130 expands and modifies California Environmental Quality Act (CEQA) exemptions with a new statutory exemption, which further streamlinesthe environmental pathway for qualifying housing projects, including large and infill developments, while imposing labor environmental safeguard requirements, and tribal consultations.

Additionally, once a housing application is deemed complete, AB 130 requires the City to approve or disapprove a project within Permit Streamlining Act timelines. However, if the project relies on the AB 130 CEQA statutory exemption, a project is subject to specific AB 130 tribal consultation requirements and timelines. The City is required to approve or disapprove of a project within 30 days of the later of the conclusion of tribal consultation or the date by which the 359
Public Hearing 8.2 – Mixed-Use Project
City must notify a project applicant of project inconsistencies (if any) with City regulations and development standards. The following section describes the tribal consultation process with respect to the Townhome Project and Mixed-Use Project.

AB 130 includes a list of minimum binding conditions for project approval. and requires the City to:

1.) Give deference to the tribal information, tribal knowledge and customs, and the significance of the resource, and

2.) Seek to find measures that would avoid significant impacts to a tribal cultural resource.

After receiving the Applicant’s request to proceed with the AB 130 exemption, the City sent a notice of the proposed projects and an invitation to consult with the City on October 24, 2025 to the following tribes as identified by the Californian native American Heritage Commission as having ties to San Mateo County:
 Amah Mutsun Tribal Band
 Amah Mutsun Tribal Band of Mission
San Juan Bautista
 Costanoan Rumsen Carmel Tribe
 Indian Canyon Mutsun Band of
Costanoan
 Muwekma Ohlone Tribe of the San
Francisco Bay Area
 Tamien Nation
 The Ohlone Indian Tribe
 Wuksachi Indian Tribe / Eshom Vally
Band
Of the tribes listed above, three responded to the City’s invitation and requested consultation:
the Indian Canyon Mutsun Band of Costanoan Ohlone People, the Muwekma Ohlone Tribe of the San Francisco Bay Area, and the Tamien Nation. Of the tribes that requested consultation, the Tamien Nation responded to the City’s scheduling request within the timelines allowed by AB 130.

After reviewing the proposed conditions, staff determined the City can only include measures consistent with AB 130 and those supported by General Plan and Specific Plan policies. One of 360
Public Hearing 8.2 – Mixed-Use Project
the measures is to include an acknowledgement and memorialization of peoples past and present who inhabit the area, especially those with indigenous ancestry to the land. The other conditions required specific measures if remains are encountered.

Additional analysis reflecting the project’s consistency with the General Plan’s and the 2013 Specific Plan’s goals and policies are provided in Exhibit A to Attachment 1.

Mixed-Use Project
The site plan places active ground-floor retail and residential common areas along University Avenue and Bay Road, establishing a continuous street wall and pedestrian-oriented frontage consistent with the 2013 Specific Plan’s urban design objectives. Vehicular access and garage entry are oriented away from primary pedestrian frontages, while internal circulation emphasizes safe pedestrian and bicycle connections to surrounding sidewalks, transit facilities, and the planned public realm. A landscaped courtyard and paseo provide shared open space and visual relief while maintaining a strong perimeter building form The building consists of six stories, wrapping around an above ground parking garage. Upper361 Public Hearing 8.2 – Mixed-Use Project
story massing is modulated through setbacks, articulated volumes, and varied façade planes to reduce perceived bulk and reinforce a human-scaled streetscape. Elevations feature a contemporary architectural expression utilizing masonry or brick cladding, metal panel accents, and window glazing. Balconies, recessed openings, and vertical articulation further break down building massing and align with 2013 Specific Plan design guidance for façade modulation and pedestrian compatibility
Overall, the project is consistent with the General Plan Mixed-Use High land use designation and the 2013 Specific Plan by concentrating residential density near transit, integrating neighborhood-serving retail, and reinforcing an active, walkable streetscape. The site layout, building height, and architectural treatment advance 2013 Specific Plan goals for transit-oriented development, urban design quality, and activation of key corridors. The proposed materials, elevations, and site organization support a mixed-use environment that contributes to the Four Corners district.

Additional analysis reflecting the project’s consistency with the General Plan’s and the 2013 Specific Plan’s goals and policies are provided in Exhibit A to Attachment 2.

Additional analysis making required findings for the tentative maps are included in separate Exhibit A’s to each project’s resolution for approval.

Tree Removal Permit
Table 3 below provides information on the total number of trees proposed for removal and to be planted.

Table 4. Tree Details
Removal Townhome Project Mixed-Use Project
Non-Protected Trees 4 0
Protected Trees 9 1
Total Trees to Be Removed 13 1
New Trees Proposed 207 11
The proposed removal of protected trees is consistent with the City’s tree removal criteria, as documented in the project’s arborist evaluation and site design constraints. Several protected trees are located within building footprints, required fire access areas, and essential 362
Public Hearing 8.2 – Mixed-Use Project
infrastructure corridors, and their preservation would preclude implementation of a wellintegrated site design that furthers General Plan and Specific Plan objectives for housing, circulation, and neighborhood compatibility. In these locations, avoidance or preservation would require substantial redesign that would undermine site functionality or eliminate required access and safety improvements.

The estimated development and impact fees generated by the projects are shown under Table 5:

Table 5. Development and Impact Fees
Estimated Development and Impact Fee Amounts
Development Fee Townhome Project Mixed-Use Project
Parks and Trails Impact Fee $438,098.00 $478,296.00
Public Facilities Impact Fee $768,288.00 $838,824.00
Storm Drain Impact Fee $395,583.33 $161,483.06
Transportation Impact Fee $249,948.00 $298,200.00
Water Capacity $863,582.00 $842,352.00
Total $2,715,499.33 $2,619,155.06
Grand Total $5,334,654.39
Public Notice
363
Public Hearing 8.2 – Mixed-Use Project
The public was provided notice by making the agenda and report available on the City’s website and on a bulletin board located at City Hall: 2415 University Avenue, East Palo Alto.

Government Code § 84308
Applicability of Levine Act: Yes.

Attachments

1. Resolution approving a Design Review, Tentative Map, and Tree Removal Permit (DR25- 004) for the Construction of the University and Bay at 4 Corners – Mixed-Use Project, a 168- Unit Development and Associated Improvements Located at 1675 Bay Road  Exhibit A – 4 Corners Mixed-Use Project – AB 130 Statutory Exemption Analysis  Exhibit B – Findings in Support of Approval of the Site Plan and Design Review Permit and the Tentative Map
 Exhibit C – Conditions of Approval

2. University and Bay at 4 Corners – Mixed-Use Project – Project Plans 364
PUBLIC HEARING ITEM 8.2

EAST PALO ALTO

CITY COUNCIL

STAFF REPORT
DATE: March 3, 2026
TO: Honorable Mayor and Members of the City Council
VIA: Melvin Gaines, City Manager
BY: John D. Lê, City Attorney
Donald Zhao, Interim Chief Building Official
SUBJECT: Ordinance Adopting 2026 California Building Standards Code, Adopting Reach Codes for Existing Buildings, and Ratifying Ordinance No. 59-2025 of the 2025 District Fire Prevention Code
Recommendation

1. Waive the first reading and introduce an ordinance to amend various sections and provisions of the East Palo Alto Municipal Code, including:
a. Chapters 15.04, 15.08, 15.10, 15.11, 15.12, 15.15, 15.16, 15.20, 15.25, 15.32,

15.58 to adopt by reference the 2025 California Building Standards Code, including the following 2025 California Codes and specified appendices:

Administrative Code; Building Code volumes 1 and 11; Residential Code; Electrical Code; Mechanical Code; Plumbing Code; Energy Code; Historical Building Code; Existing Building Code; Green Building Standards Code; and Fire Code;
b. Chapter 15.58 to adopt and ratify local amendments set forth in Menlo Park Fire Protection District Ordinance No. 59-2025;
c. Chapter 15.32 pertaining to dangerous buildings;
d. Chapter 15.25 (Energy Code) of the East Palo Alto Municipal Code to incorporate local amendments herein referred to as Reach Codes, which mandate cost-effective building requirements, including increasing building efficiency and requiring electric readiness, with findings demonstrating local amendments are reasonably necessary; and
e. Make any necessary conforming amendments, as the Council deems necessary.
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2. Find that the proposed action is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines sections 15061(b)(3), 15308, and 15183.

Alignment with City Council Strategic Plan
This recommendation is primarily aligned with:

Priority: Promote Housing, Economic and Workforce Development Priority: Promote Health & Public Safety
Executive Summary
Each local government is required to adopt new changes proposed by the State to the California Building Standards Code (the “Building Code”) every three years (known as code cycles). Adopting the current code cycle ensures the legal enforceability of updated safety, energy, fire, accessibility, and sustainability standards, and allows jurisdictions to implement state and local updates.

Additionally, the City is ratifying the Menlo Park Fire Protection District Ordinance, which includes significant updates in several areas:
 Requirements for battery energy storage systems including lithium-ion and lithium-metal batteries (EV charging/parking areas);
 Fire detection and alarm system standards (UL certification for new fire alarm systems);  Updated wildfire safety provisions with the creation of a new California Wildland-Urban Interface Code (Part 7 of Title 24); and
 Revised occupancy-specific requirements for evacuation, emergency lighting, and twoway communication systems (in-building two-way emergency responder communication coverage systems (ERCES)).
 Other miscellaneous fire safety and hazardous materials requirements.

This update includes Reach Codes which are proposed for existing single-family and nonresidential buildings. Most buildings that will exist in the coming decades are already built. By focusing on natural intervention points for adding efficiency or electrification, greenhouse gas emissions reductions can be ensured where residents and owners are already investing in their buildings. Reach codes are required to be both energy-saving and cost-effective, helping improve building quality, efficiency, and occupant comfort. In addition, these reach codes help residents prepare for future regulations by reducing long-term costs and burden. The reach codes are associated with work that is already being done and would not require the initiation of work solely for the purpose of implementing the reach codes. Table 1 provides a summary of the reach codes, where they apply, when they are triggered, and what the requirements are if triggered.
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Table 1 Summary Table of Reach Codes
# Reach
Code
Applicable
Buildings
Trigger Requirements
1 Two-Way
AC
Existing Single
Family
When air conditioning is
added or replaced.

Install a heat pump, or
a like-for-like
replacement with
efficiency measures.
2 Two-Way
AC
Existing
Nonresidential
When single zone air
conditioning is added or
replaced.

Install a heat pump, or
a like-for-like
replacement with
efficiency measures.
3 FlexPath Existing Single
Family
During additions and/or
alterations impacting
1,000 square feet or
more.

Install selected energy
efficiency measures,
electrification
measures or Solar PV.
4 Electric
Readiness
Existing Single
Family
When permit applicants
are completing a
relevant alteration.

Install electric
readiness (e.g. outlets,
circuits or conduit).
*New construction and existing multifamily buildings are not included at this time, although reach codes for these building types are expected to be available in Q3 2026.

Background
California Building Standards Code and Reach Codes
Each local government is required by law to adopt new changes proposed by the State to the California Building Standards Code (the “Building Code”) every three years (known as code cycles). The last triennial Building Code amendment was on December 6, 20221 and that new code took effect January 1, 2023.

Consistent with the City’s climate goals, on March 21, 2023, the City Council unanimously adopted an ordinance amending Chapter 15.11 of the East Palo Alto Municipal Code to adopt local amendments to the 2022 edition of the California Green Building Code to adopt a “Reach” Code. This Reach Code was tied to the 2022 California Building Standards Code that was adopted in December 2022 by the City Council. The City Council had previously adopted Reach Codes on October 20, 20202that were tied to the 2019 California Building Standards Code.

1 December 6, 2022 City Council Meeting (Item 8.1):
https://eastpaloalto.iqm2.com/Citizens/Detail_Meeting.aspx?ID=1825 2 October 20, 2020 City Council Meeting (Item 11.2):
https://eastpaloalto.iqm2.com/Citizens/Detail_Meeting.aspx?ID=1285 367
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Subsequently EPA amended the Reach Codes on March 21, 20233 and June 18, 20244.

The most recent reach code adopted on June 18, 2024 was needed to bridge a gap and expired at the end of the current code cycle on December 31, 2025. The Bay Area Reach Codes partnership developed four existing building model reach code options for the 2025 code cycle, which is the cycle for the next three years. None of the reach codes prohibit the installation of gas infrastructure or gas equipment to ensure EPCA conformance.

In the intervening period, the California Legislature adopted and the governor signed Assembly Bill 130 (AB 130), which in part, restricts cities and counties from adopting local amendments to the California Building Standards Code applicable to residential units until June 1, 2031, with certain exceptions. The reach codes discussed in this report are within the exceptions provided in AB 130 and California Health and Safety Code Sections 17958.5, and 17958.7. Specifically, these reach codes are excepted from AB 130 because they “align with a general plan approved on or before June 10, 2025, and that permits mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy.”
The modifications to the Energy Code included in this ordinance align with the City’s General Plan, which was adopted on October 4, 2016. Specifically, the Plan calls for the implementation and regular updating of the City's Climate Action Plan (Policy POC-8.1), which in turn calls for the following subgoals:
 Setting a targeted decrease of GHG emissions by 15% from the 2005 baseline of 140,500 metric tons of CO₂.
 Demands a greenhouse gas emissions reduction strategy (“reduce per capita greenhouse gas emissions by 55% below 2005 levels by 2030, with a goal of achieving carbon neutrality by 2045.”).
 Coordinate with BAAQMD proceeding on rules 9-4 and 9-6 (EW.2).  Prioritize the selection of green building design features that enhance the reduction of greenhouse gas emissions.

Thus, the purpose of this staff report is to initiate the public hearing process on February 24, 2026, and to introduce and waive the first reading of the draft ordinance adopting the code revisions. Staff have provided notice of the public hearing and if approved, the City Council will consider the second reading and adoption of the ordinance during the next available meeting in March. The 2025 California Building Standards Code took effect on January 1, 2026. Upon adoption, this ordinance – which incorporates the State codes by reference along with local Reach Code amendments and Fire Code ratification – will take effect upon the filing of the CECapproved code amendments with the Building Standards Commission.

3 March 21, 2023 City Council Meeting (Item 3.3):
https://eastpaloalto.iqm2.com/Citizens/Detail_Meeting.aspx?ID=1962 4 June 18, 2024 City Council Meeting (Item 3.3):
https://d3n9y02raazwpg.cloudfront.net/cityofepa/483462f6-d802-11ee-98bb-0050569183fa-3408cd31- ecd7-4429-9d91-65986d552499-1718238341.pdf
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Analysis
During this code cycle, City staff recommend local amendments to the codes, as follows:
1) adopting the 2025 California Building Standards Code without local amendments, except as noted below;
2) adopting new existing building Reach Code amendments; 3) carrying forward provisions for streamlined review of small residential rooftop solar energy systems without modifications (see below discussion of EVCS and Solar Permitting).

As part of this code adoption process, staff also proposes revision of the previously adopted Uniform Code for the Abatement of Dangerous Buildings to reflect the correct year of the most recent adoption of that code.

Small Residential Rooftop Solar Review Process
The City previously adopted provisions for a streamlined review process for small residential rooftop solar energy systems under Section 15.12.020 of the Municipal Code, in compliance with state law (e.g., AB 970 and AB 1414). Staff recommends carrying forward this section without modifications as part of the 2025 Electrical Code adoption to continue promoting renewable energy adoption.

Highlights of Significant Changes to 2025 Building Standards Code Notable amendments to the Building Standards Code required due to State mandates (not Reach Codes) include:
 Building Code Update. 2025 California Building Code, based on the 2024 International Building Code, includes revised seismic design criteria aligned with ASCE 7-22 standards, enhanced accessibility provisions for multifamily and public buildings, updated energy efficiency requirements integrating electrification and renewable energy systems, and new mechanical ventilation and air quality standards.  Fire Code Update. The 2025 California Fire Code, based on the 2024 International Fire Code, includes significant updates in several areas: comprehensive requirements for battery energy storage systems including lithium-ion and lithium-metal batteries; enhanced fire detection and alarm system standards; updated wildfire safety provisions with the creation of a new California Wildland-Urban Interface Code (Part 7 of Title 24); and revised occupancy-specific requirements for evacuation, emergency lighting, and two-way communication systems.

Reach Codes Update
As mentioned, the City adopted Reach Codes in 2020, amended them in 2023 and 2024 to maintain higher standards over the State’s CALGreen and Energy Code for building’s energy 369
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performance and reducing emissions. The 2025 State Codes have further elevated minimum requirements for building electrification and efficiency to support the State’s decarbonization pathway.

To maintain the City’s leadership in promoting clean energy and decarbonization while complying with AB 130 restrictions on new local amendments after October 1, 2025, new reach codes for existing single family and nonresidential buildings are proposed below.

These reach codes do not require whole home electrification, nor do they necessitate a property owner to initiate a project for the sole purpose of meeting the reach code requirements. The reach codes piggyback off of specific project opportunities to encourage building electrification and energy efficiency when work is already voluntarily being completed.

Planning for major renovations and cooling upgrades involves planning for the financing and assembling a contractor team prepared to go through this change. These are major investments and are the ideal time to consider additional measures that benefit the environment and living spaces through improved comfort, health, and safety.

This section of the report includes an overview of proposed reach code requirements and cost impacts. State law requires that local amendments to the Energy Code be both energy-saving and cost-effective relative to the base codes. To make these findings, the City relies on costeffectiveness studies provided by the California Energy Codes and Standards Statewide Utility Program working group, which include the technical basis to justify higher standards. The costeffectiveness studies are lengthy technical documents that include energy modeling and utility rate analysis to demonstrate life cycle system cost-effectiveness. Cost impacts are briefly summarized below and a link to the cost-effectiveness analysis is also provided. It should be noted that all the reach codes associated with work that is already being done on existing buildings and would not require the initiation of work solely for the purpose of implementing the reach codes.

REACH CODE #1: TWO-WAY AC FOR SINGLE FAMILY HOMES
When a property owner opts to install a new or replacement air conditioner unit in a singlefamily home, they may choose between a conventional air conditioner or a heat pump. If the property owner chooses the former, this reach code would require additional requirements to ensure the City meets its energy goals as set forth in its Climate Action Plan and General Plan, including new energy standards for the new and replacement air conditioning installations.

New heat pump installations for space cooling would need to maintain state minimum requirements. The more stringent energy standards are related to attic insulation, duct insulation, air sealing, fan efficacy, and refrigerant charge verification. This reach code would not apply to gas furnace replacements or repairs.

The reach code policy would ensure that property owners consider a heat pump at the time of air conditioning installation. This is an important future proofing opportunity because in 2029 the Bay Area Air District Rule 9-4 will require zero NOx equipment for all furnace replacements. If property owners miss the opportunity to install a heat pump now, it may be more costly and burdensome to transition to a heat pump when Air District rules are in effect. 370
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Heat pumps and electric equipment significantly reduce greenhouse gas emissions as compared to gas equipment. Heat pumps are far more efficient than gas furnaces (and electric resistance heat). Additionally, East Palo Alto residents receive electricity from Peninsula Clean Energy (PCE), which provides 100% clean energy, meaning electricity usage contributes very little to greenhouse gas emissions.

Detailed life cycle system cost analysis can be found in the 2025 Cost-Effectiveness Study:

Single Family AC to Heat Pump Replacement5. To summarize, there is an upfront cost difference between heat pump and air conditioner installation. The cost-effectiveness study, review of California TECH rebate data, and PCE’s recent research shows that the installation of a heat pump on average costs between $12,400 and$ 14,700 and the installation of an air conditioner on average costs between $10,400 to $12,500. Note, East Palo Alto homeowners are eligible for a $1,500 rebate for heat pump systems and $10,000 zero percent interest loan from PCE. While there could be a small up-front installation cost difference, the heat pump saves over $10,000 over 30 years due to on-bill savings compared to an air conditioner.

If a homeowner is a CARE or FERA customer, then they are eligible for additional PCE rebate of $1,000 for a heat pump. If a homeowner is below 80% median income, they are eligible for Peninsula Clean Energy's Full Service Program6, which offers no-cost electrification upgrades; including heat pump space heaters, heat pump water heaters, and whole-home electrification.

This reach code has been adopted by Palo Alto, Menlo Park, Mountain View and Sunnyvale and more Bay Area cities are currently exploring adoption of this reach code approach.

REACH CODE #2: TWO-WAY AC FOR NONRESIDENTIAL BUILDINGS
When a property owner opts to install a new or replacement air conditioner unit between 5 and 20 tons in a nonresidential building, this reach code would require more stringent energy standards for the air conditioner system installation and maintain state minimum requirements for heat pump installations for space cooling. Property owners can either install a single zone heat pump or a single zone air conditioner system with a furnace plus a heat recovery ventilator.

Detailed life cycle system cost analysis can be found in the 2025 Nonresidential Alterations:

Reach Code Study7. Considering a range of building types of different ages, the single zone air conditioner pathway costs an average of $86,600. The single zone heat pump pathway costs an average of $85,500. Santa Cruz has adopted this reach code with more cities expected to follow, as the model reach code and cost-effectiveness study for this reach code was recently made available.

5 2025 Cost-Effectiveness Study: Single Family AC to Heat Pump Replacement:
https://localenergycodes.com/download/2034/file_path/fieldList/2025%20Single%20Family%20AC%20to %20HP%20Cost-eff%20Study.pdf
6 Peninsula Clean Energy's Full Service Program:
https://www.peninsulacleanenergy.com/residential/home-upgrade-services/full-service-homeelectrification/ 7 2025 Nonresidential Alterations: Reach Code Study:
https://localenergycodes.com/download/2049/file_path/fieldList/2025%20NR%20Alterations%20CostEff% 20Report.pdf
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REACH CODE #3: FLEXPATH FOR SINGLE FAMILY HOMES
When a property opts to do a major single family home renovation impacting 1,000 square feet or more, this reach code would require the project to incorporate energy efficiency measures or electrification upgrades selected from a menu to achieve a target score. This reach code is named “FlexPath” because of the flexible nature of the policy. The types of projects that would be applicable to the FlexPath would be elective major residential addition/renovation projects that may include plumbing, electrical and appliance or fixture upgrades. Applicants of these types of projects typically already have an architect, engineer, and energy code compliance expert on their design team who could help facilitate compliance with the FlexPath reach code.

This reach code would not apply to routine repairs and maintenance, hazard mitigation, roof or windows projects, or ADUs. The ordinance language would also include economic hardship and technical infeasibility exceptions. Project applicants would receive points for measures that were already installed prior to the project.

Qualifying projects would be required to complete any combination of energy-related measures from the menu of measures, to reach a point value of 12 or higher. Point values reflect energy savings, determined by the Single-Family Cost-Effectiveness Study analysis:

FlexPath Menu of Measures
Measure Point Value
Induction Cooktop 1
Heat Pump Clothes Dryer 1
Water Heating Package 2
Air Sealing 2
Duct Sealing 3
R-49 Attic Insulation 4
Windows 4
R-15 Wall Insulation 5
New Ducts + Duct Sealing 6
R-19 Floor Insulation 9
R-30 Floor Insulation 10
Heat Pump Water Heater 12
Solar PV + Electric Readiness 13
Heat Pump Space Conditioner 18
A threshold of 1,000 square feet is selected to align with Palo Alto’s FlexPath ordinance, which applies to renovations of 1,000 square feet and greater and projects are required to achieve a target score of 12 points. The City of San Mateo is also bringing a FlexPath ordinance to Council in February 2026 with these parameters. Permit data review shows that setting the threshold at 1,000 square feet and greater would capture approximately 2-5 permits per year.

Lowering the square footage threshold results in capturing a greater number of projects. 372
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The following describes an example project:
 A property owner is adding a second story to their home, adding 1,000 square feet of living space with two bedrooms and a bathroom.
 Construction is estimated to at ~$500,000 (At $500/square foot, this is a conservative estimate).
 To meet a target score of 12, the project includes a heat pump water heater (12 points), which costs an estimated $8,200 or roughly 2% of total project costs.

There is a parallel efficiency pathway that can be met using different combinations of insulation, air sealing, and window measures. The costs of the efficiency measures range from 4-7% of the project cost. Some of these measures may already be included in the project scope due to the scale of projects impacted by this reach code. Detailed cost information can be found in the 2022 Cost-Effectiveness Existing Study: Single Family Building Upgrades8 and the Application of the 2022 Studies to 2025 Energy Code9. More than 10 jurisdictions in California have adopted similar reach codes, including Palo Alto and Menlo Park.

REACH CODE #4: ELECTRIC-READINESS FOR SINGLE FAMILY HOMES The 2025 California Energy Code requires the construction of new mixed-fuel single family buildings to include “electric ready” components, including electric outlets near natural gas appliances (clothes dryers, cooktops, furnaces, and water heaters) and reserved and labeled breakers in the electrical panel for future electric appliances. However, the current code does not require electric-ready components for renovations, remodels, and additions. The proposed policy would require installation of electric-ready components when electrical work that requires a permit is performed near existing gas equipment. These requirements include:
 Gas Range and Gas Clothes Dryer - Installing wiring capable of serving an electric appliance and reserving electrical breaker space for future electric appliance(s).  Gas Water Heater - Installing wiring capable of serving an electric appliance, a pathway for a condensate drain, and reserving physical space reserved for a future heat pump water heater.
 Gas Line Extensions for Outdoor Gas Appliances - Installing electrical conduit in trenches and reserving physical space and electrical breaker space for future electric appliance(s).

Typical electric infrastructure costs include reserving breaker space ($0-$50), and running a new dedicated circuit, or conduit (up to $1,000 per appliance). Intervening at this point, when electric work is already happening at or near the appliance, saves residents time and money as compared to needing to add that electric infrastructure separately in the future. The policy will prepare homes for compliance with Bay Area Air District’s Rules 9-4 and 9-6, which limit

8 2022 Cost-Effectiveness Existing Study: Single Family Building Upgrades:
https://localenergycodes.com/download/1222/file_path/fieldList/Single%20Family%20Retrofits%20CostEff %20Report.pdf
9 2022 Cost-Effectiveness Existing Study: Single Family Building Upgrades and the Application of the 2022 Studies to 2025 Energy Code:
https://localenergycodes.com/download/2081/file_path/fieldList/2022+to+2025+FlexPath+Memo.pdf 373
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the sale of natural gas-fueled building appliances. Menlo Park, Mountain View, Sunnyvale, and others have adopted similar electric-readiness reach codes.

Summary: Applicability and Next Steps
If adopted tonight, staff will return to the City Council on March 3, 2026 for the second reading and final adoption. In general ordinances ordinarily will become effective 30 days after adoption, but this ordinance approving local amendments are effective upon Building Standards Commission and CEC approval and filing with the Secretary of State. In particular there are next steps for each part of the code:
- For the Building Code: The 2025 California Building Standards Code took effect statewide on January 1, 2026. The City is adopting the state codes by reference with local amendments to adopt the Reach Codes and other local amendments. - For the Fire Code: The City is ratifying Menlo Park Fire Protection District Ordinance No. 59-2025 for the Fire Code. No additional steps are required beyond the second reading. - For the Reach Codes: The proposed reach code ordinance applies to existing singlefamily and nonresidential (commercial) buildings. Local amendments to efficiency or conservation standards require approval by the California Energy Commission (CEC).

Staff will file the required documentation with the CEC following adoption.

Fiscal Impact
There is no fiscal impact with the items described in this staff report.

Public Notice
The public was provided notice of this agenda item by posting the City Council agenda on the City's official bulletin board outside City Hall and making the agenda and report available at the City's website and at the San Mateo County Library located at 2415 University Avenue, East Palo Alto. The public also was provided notice of this agenda item by notice published in the San Mateo Daily Journal on February 14, 2026.

Environmental
This action is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) in that the standards set forth in the ordinance are more protective of the environment than the California Energy Code standards, and there is no possibility that the activity in question may have a significant effect on the environment. As a separate and independent basis, this action is exempt from CEQA pursuant to CEQA Guidelines section 15308 in that the standards set forth in the ordinance assure the maintenance, restoration, enhancement or protection of natural resources and the environment. In addition, CEQA Guidelines section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) applies to the project in that the standards set forth in the Ordinance are consistent with the General Plan and the Climate Action Plan. 374
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Government Code § 84308
Applicability of Levine Act: No, as the proposed action does not entail an entitlement.

Analysis of Levine Act Compliance: Not applicable.

Attachments
A. Ordinance - East Palo Alto 2025 Building Code Update (Amendments noted in Blue) B. Ordinance - Menlo Park Fire District Fire Prevention Code 56-2025 (Amendments noted in Red)
C. Ordinance – Reach Code Local Amendments (Amendments noted in Purple)

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ORDINANCE NO. _________

AN ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF EAST PALO ALTO
AMENDING MUNICIPAL CODE CHAPTERS 15.04, 15.08, 15.10, 15.11, 15.12, 15.15,

15.16, 15.20, 15.25, 15.32, 15.58 TO ADOPT BY REFERENCE THE 2025 CALIFORNIA BUILDING STANDARDS CODE, INCLUDING THE FOLLOWING 2025 CALIFORNIA CODES AND SPECIFIED APPENDICES: ADMINISTRATIVE CODE; BUILDING CODE VOLUMES 1 AND 11; RESIDENTIAL CODE; ELECTRICAL CODE; MECHANICAL CODE; PLUMBING CODE; ENERGY CODE; HISTORICAL BUILDING CODE; EXISTING BUILDING CODE; GREEN BUILDING STANDARDS CODE; AND FIRE CODE; INCLUDING RATIFICATION OF THE LOCAL AMENDMENTS SET FORTH IN MENLO PARK FIRE PROTECTION DISTRICT ORDINANCE NO. 59-2025; ADOPTING LOCAL "REACH" CODE AMENDMENTS AND FINDINGS JUSTIFYING LOCAL AMENDMENTS TO THE 2025 CALIFORNIA GREEN BUILDING
STANDARDS CODE AND THE 2025 CALIFORNIA ENERGY CODE; AND AMENDING SECTION 15.32.010 PERTAINING TO DANGEROUS BUILDINGS WHEREAS, each California city is required to adopt the California Building Standards Code and is authorized to do so by reference pursuant to Health and Safety Code section 17922 and Government Code section 50022.2; and WHEREAS, local jurisdictions are responsible for enforcement of the California Building Standards Code and must enact local administrative regulations and amendments in order to implement the California Building Standards Code; and WHEREAS, the City of East Palo Alto is adopting the 2025 California Building Standards Code as provided for and directed by the State of California; and WHEREAS, California Health and Safety Code section 17958 requires that cities adopt building regulations that are substantially the same as those adopted by the California Building Standards Commission and contained in the 2025 California Building Standards Code; and
WHEREAS, the 2025 California Energy Code is Part 6 of the 2025 California Building Standards Code which implements minimum energy efficiency standards in buildings through mandatory requirements, prescriptive standards, and performance standards; and
WHEREAS, California Health and Safety Code Sections 17958.5, 17958.7 and 18941.5 provide that the City of East Palo Alto may make changes or modifications to the building standards for residential buildings contained in the 2025 California Building Standards Code based upon express findings that such changes or modifications are reasonably necessary because of local climatic, geological or topographical conditions, 376
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subject to limitations and exceptions imposed by AB 130 which is effective from 2025 to 2031, as noted below; and
WHEREAS, human activities that release greenhouse gases into the atmosphere contribute to the increase of the worldwide average temperature, drought conditions, and duration of fire seasons; and
WHEREAS, according to the California Department of Forestry and Fire Protection, nine of the ten largest wildfires in California history have occurred since 2017, destroying nearly 10,000 structures and burning of more than 4.5 million acres; and WHEREAS, these amendments are reasonably necessary because of health and safety concerns as City of East Palo Alto residents suffer from asthma and other health conditions associated with poor indoor and outdoor air quality exacerbated by the combustion of methane gas; and
WHEREAS, on or about September 20, 2016, the State of California enacted Senate Bill (SB) 32, which added Health and Safety Code Section 38566 to require greenhouse gas emissions to be reduced to 40 percent below 1990 levels by no later than December 31, 2030; and
WHEREAS, consistent with federal law stated in the Energy Policy and Conservation Act, the standards contained within this ordinance permit mixed fuel residential construction; and
WHEREAS, consistent with AB 130, the standards contained within this ordinance permit mixed fuel residential construction consistent with federal law while also incentivizing all-electric construction; and
WHEREAS, consistent with AB 130, the standards imposed by this ordinance incentivize electric equipment through the cost-effective installation of electric appliances while preserving energy-equivalent pathways for mixed-fuel residential appliances; and WHEREAS, pursuant to Sections 17958.5 and 17958.7 of the Health and Safety Code, the proposed amendments align with the City of East Palo Alto’s General Plan, which was adopted prior to June 10, 2025; and
WHEREAS, pursuant to Sections 17958.5 and 17958.7 of the Health and Safety Code, the proposed amendments are necessary to implement the local code amendment contained in this ordinance, which is adopted to align with General Plan and greenhouse gas emissions reduction strategy goals while permitting mixed-fuel residential construction and incentivizing electric construction; and WHEREAS, the City adopted a greenhouse gas emissions reduction strategy when it completed a Climate Action Plan in 2010 with strategies for GHG reduction; and 377
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WHEREAS, on October 4, 2016, the City Council adopted the City of East Palo Alto’s General Plan that aligns with the emissions reduction goals in the proposed amendments, which includes Policy POC-8.1 calls for implementing and regularly updating the City's Climate Action Plan and Greenhouse Gas Inventory, Policy POC-8.4 directs the City to “prioritize the selection of green building design features that enhance the reduction of greenhouse gas emissions, Policy POC-7.1 calls for promoting citywide energy efficiency through strategies like retrofitting buildings with energy-efficient technology, the Climate Action Plan includes a target to decrease GHG emissions by 15% from the 2005 baseline of 140,500 metric tons of CO₂; and
WHEREAS, since the City of East Palo Alto’s General Plan explicitly called for updating and implementation of the Climate Action Plan (2010) and expressly calls for a greenhouse gas emissions reduction strategy (“reduce per capita greenhouse gas emissions by 55% below 2005 levels by 2030, with a goal of achieving carbon neutrality by 2045.”), on September 5, 2023, the City Council adopted the City of East Palo Alto’s Community Climate Action Plan (2030) which includes various climate goals that align with the emissions reduction goals in the proposed amendments, including:
 Setting a targeted decrease of GHG emissions by 15% from the 2005 baseline of 140,500 metric tons of CO₂.
 Demanding a greenhouse gas emissions reduction strategy (“reduce per capita greenhouse gas emissions by 55% below 2005 levels by 2030, with a goal of achieving carbon neutrality by 2045.”).
 Coordinate with BAAQMD proceeding on rules 9-4 and 9-6 (EW.2).  Prioritize the selection of green building design features that enhance the reduction of greenhouse gas emissions; and
WHEREAS, in alignment with the Community Climate Action Plan, the local amendments to the 2025 California Energy Code establish requirements which will reduce demands for local energy resources, reduce regional pollution, and promote a lower contribution to greenhouse gas emissions; and
WHEREAS, Public Resources Code Section 25402.1(h)2 and Section 10-106 of the 2025 California Administrative Code establish a process which allows local adoption of energy standards that are more stringent than the statewide Standards, provided that a determination that the standards are cost effective is adopted at a public meeting and subsequently filed with the California Energy Commission, and the California Energy Commission finds that the standards will require buildings to be designed to consume less energy than permitted by the 2025 California Energy Code; and WHEREAS, staff has reviewed the cost-effectiveness studies prepared by the California Statewide Codes and Standards Reach Code Program and finds them sufficient to show that the local modifications will comply with the requirements of Public Resources Code section 25402.1(h)(2) and Section 10-106 of the 2025 California Administrative Code; and
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WHEREAS, based on these studies, the City Council finds that the local modifications are cost-effective and will require buildings to be designed to consume no more energy than permitted by the California Energy Code; and WHEREAS, scientific evidence has established that methane gas combustion, procurement and transportation produce significant greenhouse gas emissions that contribute to global warming and climate change; and
WHEREAS, using electric appliances in buildings fueled by less greenhouse gas intensive electricity is linked to significantly lower greenhouse gas emissions; and WHEREAS, the most cost-effective time to improve the energy efficiency and encourage electrification of existing buildings is during alterations and additions, allowing for electrical infrastructure that is installed alongside other relevant improvements; and WHEREAS, the local amendments support the City of East Palo Alto’s compliance with Bay Area Air District’s amendments to Rule 9-4 and Rule 9-6, which limit the sale of nitrous oxide emitting water and space heating appliances, and would support one of the City’s Climate Action Plan (2030) stated goals (EW 2.5: “Coordinate with BAAQMD proceeding on rules 9-4 and 9-6”); and
WHEREAS, because of the City of East Palo Alto’s local climatic, geological and topographic conditions, the City Council finds and determines that amendment and additions to the code are reasonably necessary; and

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO DOES ORDAIN AS FOLLOWS:

SECTION 1. INCORPORATION OF RECITALS
The City Council finds that all the foregoing recitals are true and correct and incorporated herein by reference.

SECTION 2: PURPOSE AND INTENT
It is the purpose and intent of this Ordinance to adopt the local amendments to the 2025 California Energy Code (Title 24, Part 6) that provide local, cost effective standards for new residential, non-residential, and hotel and motel buildings that exceed the minimum standards of the 2025 California Energy Code to achieve energy savings, reduce local pollution, reduce greenhouse gas emissions, and address unique local climatic, geological, and topographical conditions.

SECTION 3: LOCAL CONDITIONS
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The City Council makes the following findings regarding local climatic, geological, topographical, and environmental conditions related to the local amendments to the California Energy Code, as described below:

1. Each of the changes or modifications to measures referred to therein are reasonably necessary because of local climatic, geological, or topographical conditions in the area encompassed by the boundaries of the City of East Palo Alto, and the City Council adopts the following findings in support of local necessity for the changes or modifications:
a. Climatic: The City is located in Climate Zones 3 and 4 as established in the 2025 California Energy Code, Climate Zones 3 and 4 incorporate mostly coastal communities from Marin County to southern Monterey County including San Francisco. The City experiences precipitation ranging from 13 to 20 inches per year with an average of approximately 15 inches per year. Ninety- five percent of precipitation falls during the months of November through April, leaving a dry period of approximately six months each year. Relative humidity remains moderate most of the time. Temperatures in the summer average around 80 degrees Fahrenheit and in the winter in the mid 50 degrees Fahrenheit. Prevailing winds in the area come from the west with velocities generally in the 12 miles per hour range, gusting from 25 to 35 miles per hour.

These climatic conditions along with the greenhouse emissions generated from structures in both the residential and nonresidential sectors requires exceeding the energy standards for building construction established in the 2025 California Buildings Standards Code. The City Council also adopted a Climate Action Plan that has a goal of reducing greenhouse gas emissions. In order to achieve and maintain this goal, the City needs to adopt policies and regulations that reduce the use of fossil fuels that contribute to climate change, such as natural gas in buildings, in new development.

Human activities, such as burning natural gas to heat buildings, releases greenhouse gases into the atmosphere and causes an overall increase in global average temperature. This causes sea levels to rise, affecting the City's shoreline and infrastructure. Roughly 49% of the City remains in a regulatory flood inundation zone associated with the 100 -year sea level rise FEMA maps adopted April, 2019. San Francisquito Creek also runs through the City, which creates an increasing potential flooding risk with climate change as a result of human generated greenhouse gas emissions. East Palo Alto is vulnerable to sea level rise. Buildings that are directly vulnerable to sea level rise should avoid generating additional greenhouse gas emissions.

The proposed Reach Codes would ensure that existing buildings improve efficiency or use cleaner sources of energy that are greenhouse gas free. Failure to address and substantially reduce greenhouse gas emissions creates an increased risk to the health, safety, and welfare of East Palo Alto residents. 380
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b. Seismic/Geologic: The City of East Palo Alto is subject to earthquake hazard caused by its proximity to San Andreas fault. This fault runs from Hollister, through the Santa Cruz Mountains, epicenter of the 1989 Loma Prieta earthquake, then on up the San Francisco Peninsula, then offshore at Daly City near Mussel Rock. This is the approximate location of the epicenter of the 1906 San Francisco earthquake.

The other fault is Hayward Fault. This fault is about 74 miles long, situated mainly along the western base of the hills on the east side of San Francisco Bay. Both of these faults are considered major Northern California earthquake faults which may experience rupture at any time. Thus, because the City is within a seismic area which includes these earthquake faults, the modifications and changes cited herein are designed to better limit property damage as a result of seismic activity and to establish criteria for repair of damaged properties following a local emergency. In the event of a natural disaster such as an earthquake or fire, the natural gas infrastructure in and around the City of East Palo Alto presents a risk to the life and safety of residents and first responders. Moreover, the electric grid system can be brought back online more swiftly than the natural gas pipeline when the community is recovering from such an event.
c. Topographic: The City of East Palo Alto is a low-lying contiguous portion of the San Francisco Bay, resulting in a natural receptor for storm and wastewater runoff. Also, the City is located in an area that has relatively high liquefaction potential given its proximity to the Bay. The surface condition consists mostly of stiff to dense sandy clay, which is highly plastic and expansive in nature. This potential for rupture of natural gas piping during a flooding or a seismic event increases the risk of fire. The aforementioned conditions within the City create hazardous conditions for which departure from the California Building Standards Code is warranted.

2. The modifications to the Energy Code included in this ordinance are consistent with AB 130 (2025) because they are necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10, 2025, and that amendment permits mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy adopted and implemented by a qualifying general plan.

Specifically, :
a. The standards imposed by this ordinance align with a General Plan (2030) approved on or before June 10, 2025 as follows:
i. The General Plan policy passed on October 4, 2016.
ii. The General Plan:

1. Calls for the implementation and regular updating of the City's Climate Action Plan (Policy POC-8.1), which in turn calls for the following subgoals:
a) Setting a targeted decrease of GHG emissions by 15% from the 2005 baseline of 140,500 metric tons of CO₂.
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b) Demands a greenhouse gas emissions reduction strategy (“reduce per capita greenhouse gas emissions by 55% below 2005 levels by 2030, with a goal of achieving carbon neutrality by 2045.”)
c) Coordinate with BAAQMD proceeding on rules 9-4 and 9-6 (EW.2).
b. Directs the City to “prioritize the selection of green building design features that enhance the reduction of greenhouse gas emissions.”The modifications to the Energy Code included in this Ordinance permit mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction. The single family and non-residential standards include cost effective compliance pathways for mixed-fuel and residential construction and do not require equipment efficiencies greater than the federally mandated minimum efficiencies in accordance with the federal standards enacted under the Energy Policy and Conservation Act.

The standards imposed by this Ordinance implement an adopted Greenhouse Gas Emissions Reduction Strategy as noted above.3. Pursuant to the Public Resources Code section 25402.1(h)(2) and Section 10-106 of the 2025 California Administrative Code, the City Council of East Palo Alto finds and determines the following: (1) The locally adopted energy efficiency standards contained in this ordinance are costeffective, and (2) the efficiency standards in this ordinance will require buildings to be designed to consume less energy compared to the 2025 California Energy Code.

The energy standards imposed by this Ordinance are cost-effective, as supported by the “2025 Cost-Effectiveness Study: Single Family AC to Heat Pump Replacement”, and the “2025 Nonresidential Alterations and AC to HP Cost-effectiveness Study” prepared by the California Energy Codes and Standards Statewide Utility Program.

SECTION 4: CHAPTER 15.04 - ADMINISTRATIVE CODE
The existing Chapter 15.04 of the East Palo Alto Municipal Code is hereby amended to read as follows. Sections and subsections that are not amended by this Ordinance are not included below and shall remain in full force and effect.

15.04.010 — Adoption by reference.

The “2025 California Administrative Code” is hereby adopted by reference as the Administrative Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

SECTION 5: CHAPTER 15.08 - BUILDING CODE
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15.08.010 — Adoption by reference.

The “2025 California Building Code” is hereby adopted by reference as the Building Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules, including the following appendices: Chapter 1 Division II; Appendix H: Signs, the 2024 International Property Maintenance Code as referenced in section [A] 101.4.4., F, G, H, I, J, K, L, and M.

SECTION 6: CHAPTER 15.10 - RESIDENTIAL CODE

15.10.010 — Adoption by reference.

The “2025 California Residential Code” is hereby adopted by reference as the Residential Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

SECTION 7: CHAPTER 15.11 - GREEN BUILDING STANDARDS CODE

15.11.010 — Adoption by reference.

The “2025 California Green Building Standards Code” is hereby adopted by reference as the Green Building Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

SECTION 8: CHAPTER 15.12 - ELECTRICAL CODE

15.12.010 — Adoption by reference.

The “2025 California Electrical Code” is hereby adopted by reference as the Electrical Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

SECTION 9: CHAPTER 15.15 - EXISTING BUILDING CODE

15.15.010 — Adoption by reference.

The “2025 California Existing Building Code” is hereby adopted by reference as the Existing Building Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

SECTION 10: CHAPTER 15.16 - PLUMBING CODE
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15.16.010 — Adoption by reference.

The “2025 California Plumbing Code” is hereby adopted by reference as the Plumbing Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

SECTION 11: CHAPTER 15.20 - MECHANICAL CODE

15.20.010 — Adoption by reference.

The “2025 California Mechanical Code” is hereby adopted by reference as the Mechanical Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

SECTION 12: CHAPTER 15.25 - ENERGY CODE
The City Council hereby amends and replaces Chapter 15.25 of the East Palo Alto Municipal Code to read as follows (with text in strikeout indicating deletion and underlined text indicating addition). Sections and subsections that are not amended by this Ordinance are not included below and shall remain in full force and effect.

15.25.010 Adoption by reference.

The City of East Palo Alto (“City”) hereby adopts by reference as the Energy Code of the City of East Palo Alto, the California Building Energy Efficiency Standards, 2025 Edition, Title 24, Part 6 of the California Code of Regulations (“2025 California Energy Code”) in its full form with the following amendments. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

One copy of the 2025 California Energy Code, as amended, is and shall be maintained on file in the office of the building official, for use and examination by the public.

15.25.020 Energy Code amendments. Energy Conservation Measures for Air Conditioner Alterations, Replacements and Installations in Existing Single-Family Buildings.
(a) Energy Code subsection 150.2(b)1C is hereby amended to read:

C. Entirely new or complete replacement space-conditioning systems installed as part of an alteration, shall include all the system heating or cooling equipment, including but not limited to: condensing unit cooling or heating coil, and air handler for split systems; or complete replacement of a packaged unit; plus entirely new or replacement duct system (Section 150.2(b)1Diia). Entirely new or complete 384
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replacement space-conditioning systems shall meet the requirements of Sections 150.0(h), 150.0(i), 150.0(j)1, 150.0(j)2, 150.0(m)1 through 150.0(m)10; 150.0(m)12; 150.0(m)13, 150.1(c)7, 150.2(b)1Fii, 150.2(b)1G, and TABLE 150.2-A. Additionally, where an entirely new or complete replacement space conditioning system includes a new or replacement air-cooled air conditioner in Climate Zones 1 through 14 and 16, it shall meet the applicable requirements of Section 150.2(b)1Fiv. Where an entirely new or complete replacement space conditioning system includes a new or replacement heat pump, it shall meet the applicable requirements of Section 150.2(b)1Fv.
(b) Energy Code subsection 150.2(b)1F is hereby amended to read and add new subsections 150.2(b)1F(iv) and 150.2(b)1F(v):

F. Altered space-conditioning system - mechanical cooling. Alterations which install new or replacement air-cooled air conditioners shall meet the applicable requirements of subsections i and iv. Alterations which install new or replacement heat pumps shall meet the applicable requirements of subsections i, ii, iii, and v. All other alterations to refrigerant containing components such as the compressor, condensing coil, evaporator coil, refrigerant metering device, or refrigerant piping, shall meet the applicable requirements of subsections i, ii, and iii: When a spaceconditioning system is an air conditioner or heat pump that is altered by the installation or replacement of refrigerant-containing system components such as the compressor, condensing coil, evaporator coil, refrigerant metering device or refrigerant piping, the altered system shall comply with the following requirements:
i. All thermostats associated with the system shall be replaced with setback thermostats meeting the requirements of Section 110.2(c). ii. Air-cooled air conditioners in Climate Zones 2 and 8 through 15 and air-source heat pumps in all climate zones, including but not limited to ducted split systems, ducted package systems, small duct high velocity air systems, and minisplit systems, shall comply with Subsections a and b, unless the system is of a type that cannot be verified using the specified procedures. Systems that cannot comply with the requirements of 150.2(b)1Fii shall comply with Section 150.2(b)1Fiii.

Exception to Section 150.2(b)1Fii: Entirely new or complete replacement packaged systems for which the manufacturer has verified correct system refrigerant charge prior to shipment from the factory are not required to have refrigerant charge confirmed through field verification and diagnostic testing. The installer of these packaged systems shall certify on the Certificate of Installation 385
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that the packaged system was pre-charged at the factory and has not been altered in a way that would affect the charge. Ducted systems shall comply with minimum system airflow rate requirement in Section 150.2(b)1Fiia, provided that the system is of a type that can be verified using the procedure specified in RA3.3 or an approved alternative in RA1.
a. Minimum system airflow rate shall comply with the applicable Subsection I or II below as confirmed through field verification and diagnostic testing in accordance with the procedures specified in Reference Residential Appendix Section RA3.3 or an approved alternative procedure as specified in Section RA1.

I. Small duct high velocity systems shall demonstrate a minimum system airflow rate greater than or equal to 250 cfm per ton of nominal cooling capacity; or
II. All other air-cooled air conditioner or air-source heat pump systems shall demonstrate a minimum system airflow rate greater than or equal to 300 cfm per ton of nominal cooling capacity; and
Exception 1 to Section 150.2(b)1Fiia: Systems unable to comply with the minimum airflow rate requirement shall demonstrate compliance using the procedures in Section RA3.3.3.1.5; and the system's thermostat shall conform to the specifications in Section 110.12.

Exception 2 to Section 150.2(b)1Fiia: Entirely new or complete replacement space conditioning systems, as specified by Section 150.2(b)1C, without zoning dampers may comply with the minimum airflow rate by meeting the applicable requirements in Tables-150.0-B or 150.0-C as confirmed by field verification and diagnostic testing in accordance with the procedures in Reference Residential Appendix Section RA3.1.4.4 and RA3.1.4.5. The design clean-filter pressure drop requirements of Section 150.0(m)12C for the system air filter device(s) shall conform to the requirements given in Tables150.0-B and 150.0-C.
b. The installer shall charge the system according to manufacturer’s specifications. Refrigerant charge shall be verified according to one of the following options, as applicable.

I. The installer and rater shall perform the standard charge verification procedure as specified in Reference Residential Appendix Section 386
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RA3.2.2, or an approved alternative procedure as specified in Section RA1; or
II. The installer shall perform the weigh-in charging procedure as specified by Reference Residential Appendix Section RA3.2.3.1 provided the system is of a type that can be verified using the RA3.2.2 standard charge verification procedure and RA3.3 airflow rate verification procedure or approved alternatives in RA1. The ECC-Rater shall verify the charge using RA3.2.2 and RA3.3 or approved alternatives in RA1.

Exception 1 to Section 150.2(b)1Fiib: When the outdoor temperature is less than 55° F and the installer utilizes the weigh-in charging procedure in Reference Residential Appendix Section RA3.2.3.1to demonstrate compliance, the installer may elect to utilize the verification procedure in Reference Residential Appendix Section RA3.2.3.2. If the verification procedure in Section RA3.2.3.2 is used for compliance, the system's thermostat shall conform to the specifications in Section 110.12. Ducted systems shall comply with the minimum system airflow rate requirements in Section 150.2(b)1Fiia.
iii. Air-cooled air conditioners in Climate Zones 2 and 8 through 15 and air-source heat pumps in all climate zones, including but not limited to ducted split systems, ducted package systems, small duct high velocity, and minisplit systems, which are of a type that cannot comply with the requirements of 150.2(b)1Fiib shall comply with subsections a and b, as applicable. a. The installer shall confirm the refrigerant charge using the weigh-in charging procedure specified in Reference Residential Appendix Section RA3.2.3.1, as verified by an ECC-Rater according to the procedures specified in Reference Residential Appendix RA3.2.3.2; and b. Systems that utilize forced air ducts shall comply with the minimum system airflow rate requirement in Section 150.2(b)1Fiia provided the system is of a type that can be verified using the procedures in Section RA3.3 or an approved alternative procedure in Section RA1.

Exception to Section 150.2(b)1Fiii: Entirely new or complete replacement packaged systems for which the manufacturer has verified correct system refrigerant charge prior to shipment from the factory are not required to have refrigerant charge confirmed through field verification and diagnostic testing. The installer of these packaged systems shall certify on the Certificate of Installation that the packaged system was pre-charged at the factory and has not been altered in a way that would affect the charge. Ducted systems shall comply with minimum 387
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system airflow rate requirement in Section 150.2(b)1Fiiib, provided that the system is of a type that can be verified using the procedure specified in Section RA3.3 or an approved alternative in Section RA1. (c) Energy Code subsection 150.2(b)1F is hereby amended to add new subsection 150.2(b)1F(iv):
iv. New or replacement air-cooled air conditioners in Climate Zones 1 through 14 and 16 shall meet the requirements of Section 150.2(b)1Fiva or 150.2(b)1Fivb. a. Systems with existing duct distribution systems shall meet the following requirements
I. In all climate zones, meet the airflow and fan efficacy requirements of Section 150.0(m)13B, 150.0(m)13C, or 150.0(m)13D.

Exception 1 to Section 150.2(b)1FivaI: Single zone central forced air systems and zonally controlled central forced air systems may demonstrate compliance with an airflow greater than or equal to 300 CFM per ton of nominal cooling capacity.

II. In all climate zones, meet the refrigerant charge verification requirements of Section 150.2(b)1Fii; and
III. In all climate zones, vented attics shall have insulation installed to achieve a U-factor of 0.020 or insulation installed at the ceiling level shall result in an insulated thermal resistance of R-49 or greater for the insulation alone; luminaires not rated for insulation contact must be replaced or retrofitted with a fireproof cover that allows for insulation to be installed directly over the cover; and Exception 1 to Section 150.2(b)1FivaIII: Dwelling units with at least R-38 existing insulation installed at the ceiling level.

Exception 2 to Section 150.2(b)1FivaIII: Dwelling units where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.

Exception 3 to Section 150.2(b)1FivaIII: Dwelling units with knob and tube wiring located in the vented attic.

Exception 4 to Section 150.2(b)1FivaIII: Where the accessible space in the attic is not large enough to accommodate the required R-value, the entire accessible space shall be filled with insulation provided such installation does not violate Section 806.3 of Title 24, Part 2.5.

Exception 5 to Section 150.2(b)1FivaIII: Where the attic space above the altered dwelling unit is shared with other dwelling units and the requirements of Section 150.2(b)1FivaIII are not triggered for the other dwelling units.
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IV. In all climate zones, air seal all accessible areas of the ceiling plane between the attic and the conditioned space in accordance with Section 110.7.

Exception 1 to Section 150.2(b)1FivaIV: Dwelling units with at least R-38 existing insulation installed at the ceiling level.

Exception 2 to Section 150.2(b)1FivaIV: Dwelling units where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.

Exception 3 to Section 150.2(b)1FivaIV: Dwelling units with atmospherically vented space heating or water heating combustion appliances located inside the pressure boundary of the dwelling unit.
b. Systems with entirely new or complete replacement duct systems shall meet the following:

I. R-8 duct insulation shall be installed for all new ducts located in unconditioned space; and
II. In all climate zones, meet the airflow requirements of Section 150.0(m)13B, 150.0(m)13C, or 150.0(m)13D and demonstrate an air-handling unit fan efficacy of less than or equal to 0.35 W/CFM.

III. In all climate zones, meet the refrigerant charge verification requirements of Section 150.2(b)1Fii;
Exception 1 to Section 150.2(b)1Fiv: Where the capacity of the existing main electrical service panel is insufficient to supply the electrical capacity of a heat pump and where the existing main electrical service panel is sufficient to supply a new or replacement air conditioner, as calculated according to the requirements of California Electrical Code Article 220.83 or Article 220.87, systems shall comply with the applicable requirements of Sections 150.2(b)1Fi, 150.2(b)1Fii, and 150.2(b)1Fiii. Documentation of electrical load calculations in accordance with Article 220 must be submitted to the enforcement agency prior to permitting for both the heat pump and proposed air conditioner.

Exception 2 Section 150.2(b)1Fiv: Where the capacity of the existing main electrical service panel is insufficient to supply the electrical capacity of a heat pump and where the existing main electrical service panel is sufficient to supply a new or replacement air conditioner, as calculated according to the requirements of California Electrical Code Article 220.83 or Article 220.87, systems shall comply with the applicable requirements of Sections 150.2(b)1Fi, 150.2(b)1Fii, and 150.2(b)1Fiii. Documentation of electrical load calculations in accordance with Article 220 must be submitted to the enforcement agency prior to permitting for both the heat pump and proposed air conditioner.
(d) Energy Code subsection 150.2(b)1F is hereby amended to add new subsections 150.2(b)1F(v):
v. In all climate zones, heat pumps with supplementary heat, including, but not limited to, electric resistance heaters or gas furnace supplementary heating, shall 389
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comply with Section 150.0(h)7 and shall lock out supplementary heating above an outdoor air temperature of no greater than 35°F.
(e) Energy Code subsection 150.2(b)2 is hereby amended to read as follows:

2. Performance approach.

The energy budget for alterations is expressed in terms of Long-term System Cost (LSC), and the altered component(s) and any newly installed equipment serving the alteration shall meet the applicable requirements of Subsections A, B, and C below.

A. The altered components shall meet the applicable requirements of Sections 110.0 through 110.9, Sections 150.0(a) through (l), Sections 150.0(m)1 through 150.0 (m)10, and Sections 150.0(p) through (q). Entirely new or complete replacement mechanical ventilation systems as these terms are used in Section 150.2(b)1L, shall comply with the requirements in Section 150.2(b)1L. Altered mechanical ventilation systems shall comply with the requirements of Section 150.2(b)1M. Entirely new or complete replacement space-conditioning systems, and entirely new or complete replacement duct systems, as these terms are used in Sections 150.2(b)1C and 150.2(b)1Diia, shall comply with the requirements of Sections 150.0(m)12 and 150.0(m)13.

B. The standard design for an altered component shall be the higher efficiency of existing conditions or the requirements stated in Table 150.2-G. For components not being altered, the standard design shall be based on the existing conditions. When the third party verification option is specified as a requirement, all components proposed for alteration for which the additional credit is taken, must be verified by a certified ECC-rater. (f) Energy Code 150.2 Table 150.2-G is hereby amended to read as follows:

Table 150.2-G Standard Design for an Altered Component
Altered
Component
Standard Design Without Third
Party Verification of Existing
Conditions Shall be Based On
Standard Design With Third
Party Verification of Existing
Conditions Shall be Based
On
Ceiling
Insulation,
Wall
Insulation,
and Raisedfloor
Insulation
The requirements of Sections
150.0(a), (c), and (d).

The requirements of Section
150.2(b)1J for altered ceilings and for
entirely new or complete replacement
duct systems where the air handler
and ducts are located within a vented
attic.

The existing insulation R-value
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The requirements of Section
150.2(b)1Fiv for alterations which
include new or replacement air-cooled
air conditioners.

Fenestration The requirements of Section
150.1(c)3A.

The existing fenestration Ufactor and
SHGC values as verified.

Window
Film
The requirements of Section
150.1(c)3A.

The existing fenestration in the
alteration shall be based on
TABLE 110.6-A and TABLE
110.6-B.

Doors The U-factor of 0.20. The door area
shall be the door area of the existing
building.

If the proposed U-factor is <

0.20, the standard design shall
be based on the existing Ufactor value as verified.

Otherwise, the standard
design shall be based on the
U-factor of 0.20. The door
area shall be the door area of
the existing building.

SpaceHeating and
SpaceCooling
Equipment
Table 150.1-A for equipment
efficiency requirements;
Section 150.2(b)1C for entirely new
or complete replacement systems;
Section 150.2(b)1F for refrigerant
charge verification, airflow, and fan
efficacy requirements.

Section 150.2(b)1Fiv for new or
replacement air-cooled air
conditioners
The existing efficiency levels.

Air
Distribution
System –
Duct
Sealing
The requirements of Sections
150.2(b)1D and 150.2(b)1E
The requirements of Sections
150.2(b)1D and 150.2(b)1E
Air
Distribution
System –
The proposed efficiency levels.

The requirements of Sections
150.2(b)1D, and for new or
The existing efficiency levels.
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Duct
Insulation
replacement air-cooled air
conditioners, Section 150.2(b)1Fiv.

Water
Heating
Systems
The requirements of Section
150.2(b)1Hii
The existing efficiency level.

Roofing
Products
The requirements of Section
150.2(b)1I.

The requirements of Section
150.2(b)1I
All Other
Measures
The proposed efficiency levels. The existing efficiency levels.

C. The proposed design shall be based on the actual values of the altered components.

15.25.030 Energy Code amendments. Energy Conservation Measures for Heating, Ventilation and Air Conditioner Replacements and Installations in Existing Nonresidential Buildings
(a) Energy Code subsection 141.0(b)2C is amended to add a new subsection iii to read as follows:
iii. In addition to the requirements in Section 141.0(b)2Cii above, new or replacement single zone packaged rooftop systems with direct expansion cooling with rated cooling capacity of 65,000 Btu/hr or more and less than 240,000 Btu/hr serving Financial Institution, Grocery, Library, Office, School, or Retail occupancies shall meet the applicable requirements specified in Table 141.0-E-1A or shall meet the performance compliance requirements of Section 141.0(b)3.

Table 141.0-E-1A – REQUIREMENTS FOR NEW OR REPLACMENT SZAC or SZHP, GREATER THAN 65,000 BTU/HR AND LESS THAN 240,000 BTU/HR System Size System Options
65,000 to 240,000 Btu/hr SZHP or SZAC3
Notes to Table 141.0-E-1A
SZHP – Single Zone Heat Pump
SZAC3 – Single Zone Air Conditioner with Furnace + Heat Recovery Ventilator
Exception 1 to Section 141.0(b)2Ciii: Where the capacity of the existing main electrical service panel is insufficient to supply the electrical capacity of a heat pump and where the existing main electrical service panel is sufficient to supply a new or replacement air conditioner, as calculated according to the requirements of California Electrical Code Article 220. Documentation of electrical load calculations in accordance with Article 220 must be submitted to the enforcement agency prior to permitting for both the heat pump and proposed air conditioner. 392
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Exception 2 to Section 141.0(b)2Ciii: Where a licensed structural engineer determines that the roof would need a structural upgrade to support the additional weight of an appropriately sized SZHP but would not need a structural upgrade to support an equivalent SZAC.

15.25.040 Energy Code amendments. Increased Energy Performance and Electric Readiness Requirements for Additions and Alterations in Single Family Buildings (a) Energy Code subsection 100.0 is amended to add a new subsection (i) to read as follows:
(i) Single Family Building Remodel Energy Reach Code - Purpose and Intent.

In addition to all requirements of the California Energy Code applicable to Single Family building additions and alterations, the energy efficiency, renewable energy, and electric readiness measures specified in Sections 150.0(w) and 150.0(x) shall be required for certain single family additions and alterations. (b) Energy Code subsection 100.1(b) is amended to include the following definitions:

COVERED SINGLE FAMILY PROJECT shall mean any project in a Single Family residential building originally permitted for construction before 1992 that includes an alteration, addition or combined alteration and addition, that has an affected floor area that covers 1,000 square feet or greater.

LOW POWER LEVEL 2 ELECTRIC VEHICLE (EV) CHARGING RECEPTACLE is a 208/240-volt 20-ampere minimum branch circuit and a receptacle. (c) Energy Code Section 150.0 Mandatory Features and Devices is amended as follows:

Single-family residential buildings shall comply with the applicable requirements of Sections 150.0(a) through 150.0(vx).

NOTE: The requirements of Sections 150.0(a) through 150.0(v) apply to newly constructed buildings. Sections 150.2(a) and 150.2(b) specify which requirements of Sections 150.0(a) through 150.0(vx) also apply to additions or alterations. (a) Energy Code subsections 150.0(a) through 150.0(v) remain in full effect. (b) Energy Code Section 150.0 is amended to add a new section 150.0(w) as follows:
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(w)A Covered Single Family Project shall install a set of measures from the Measure Menu Table, Table 150.0-J, to achieve a total Measure Point Score that is equal to or greater than the Target Score in Table 150.0-I. In addition, all mandatory measures listed in Table 150.0-J shall be installed. Measure verification shall be explicitly included as an addendum to the Certificate of Compliance to be filed pursuant to 2025 Title 24, Part 6, Section 10-103.

Installed measures shall meet the specifications in Table 150.0-K. Unless otherwise specified, the requirements shall apply to the entire dwelling unit, not just the additional or altered portion. Measures from the Measure Menu table that are to be installed to satisfy requirements under the California Energy Code, Title 24, Part 6, may not count towards compliance with these requirements. Where these requirements conflict with other California Energy Code requirements, the stricter requirements shall prevail.

Exception 1 to 150.0(w): Creation of a new accessory dwelling unit or junior accessory dwelling unit that is within the existing space of a single family dwelling or accessory structure and includes an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure.

An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. Or, if the project would not otherwise be a Covered Single Family Project were it not for the inclusion of an accessory dwelling unit or junior accessory dwelling unit that meets the criteria above.

Exception 2 to 150.0(w): Mobile Homes, Manufactured Housing, or Factory-built Housing as defined in Division 13 of the California Health and Safety 12 Code (commencing with Section 17000 of the Health and Safety Code).

Exception 3 to Section 150.0(w): The project is solely related to any of the following: a repair as defined by Title 24 Part 2 Section 202; medically necessary improvements; seismic safety improvements; safety improvement to remove a known hazard; roofing projects; fenestration projects; or Emergency Housing pursuant to Appendix P of the California Building Code.

Exception 4 to 150.0(w): If the applicant demonstrates, using Commissioncertified compliance software as specified by Section 10-109(c) and Section 10- 116, that the Energy Budget of the Proposed Building Design would be less than or equal to the Energy Budget of the building under the project if it included any set of measures that would achieve compliance under this Section 150.0(w).

Exception 5 to 150.0(w): A Covered Single Family Project, other than an addition, that would not otherwise be subject to this section 150.0(w) but for 394
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installation of solar PV, solar water heating, EV charging, electrical upgrades for solar PV or EV charging, or energy storage.

Exception 6 to 150.0(w): If the dwelling unit has previously installed measures from the Measure Menu, Table 150.0-I, and compliance can be demonstrated to the Planning Manager or designee, then these measures shall not be required to be newly installed, and appropriate credit shall be included in the applicable compliance calculations.

Exception 7 to 150.0(w): A measure that is necessary for compliance is prohibited because of a covenant or other deed restriction on the property, such as a homeowners association covenant.

Exception 8 to 150.0(w): The applicant may request an exemption to any requirements of this chapter which would impair the historic integrity of any building listed on a local, state, or federal register of historic structures, as determined by the Planning Manager or designee and as regulated by the California Historic Building Code (Title 24, Part 8). In making a determination of exemption, the Planning Manager or designee may require the submittal of an evaluation by an architectural historian or similar expert.

Exception 9 to 150.0(w): Due to conditions specific to the project, it is technically or economically infeasible to achieve compliance, the City Manager or designee may reduce the Target Score and/or waive some or all of the mandatory requirements.

Exception 10 to 150.0(w):

If the project includes circumstances which constitute hardship or infeasibility, the applicant may request an exemption. In applying for an exemption, the burden is on the applicant to show hardship or infeasibility. Circumstances that constitute hardship or infeasibility shall include one or more of the following:
a. That the cost of achieving compliance exceeds 20% of the valuation of the cost of the project;
b. That it is technically infeasible to achieve compliance through all packages due to conditions specific to the project;
c. That strict compliance with these standards would create or maintain a hazardous condition(s) and present a life safety risk to the occupants.

1. Application. Based on the following, the applicant shall identify in writing the specific requirements of the standards for compliance that 395
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the project is unable to achieve and the circumstances that make it a hardship or infeasible for the project to comply with this chapter. The applicant may not petition for relief from any requirement of the 2025 California Energy Code (Title 24, Part 6) and referenced standards, or the 2025 California Green Building Standards (Title 24, Part 11) of the California Building Standards Code. Granting of exemption. If the City Manager or designee determines that it is a hardship or infeasible for the applicant to fully meet the requirements of this chapter and that granting the requested exemption will not cause the building to fail to comply with the 2025 California Energy Code (Title 24, Part 6) and referenced standards, or the 2025 California Green Building Standards (Title 24, Part 11) of the California Building Standards Code, the authority having jurisdiction shall determine the minimum feasible threshold of compliance reasonably achievable for the project. If an exemption is granted, the applicant shall be required to comply with this chapter in all other respects and shall be required to achieve the threshold of compliance determined to be achievable by the Planning Manager or designee.

2. Denial of exemption. If the Planning Manager or designee determines that it is reasonably possible for the applicant to fully meet the requirements of this chapter, the request shall be denied, and the applicant shall be notified of the decision in writing. The project and compliance documentation shall be modified to comply with the standards for compliance.

3. Appeal. Any aggrieved applicant or person may appeal the determination of the chief building official regarding the granting or denial of an exemption or compliance with any other provision of this chapter. An appeal of a determination of the Planning Manager or designee shall be filed in writing with the Planning Manager. 396
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Table 150.0-I: TARGET SCORES
Target Score
Climate Zone 3 12
Table 150.0-J: MEASURE MENU
ID Measures Measure Points
E1 Lighting Measures Mandatory
E2 Water Heating Package 2
E3 Air Sealing 2
E4 R-49 Attic Insulation 4
E5 Duct Sealing 3
E6 New Ducts, R-8 Insulation + Duct Sealing 6
E7 Windows 4
E8 Wall Insulation 5
E9 R-19 Raised floor insulation 9
E10 R-30 Raised floor insulation 10
FS1 Heat Pump Water Heater Replacing Gas 12
FS2 High Eff. Heat Pump Water Heater Replacing Gas 13
FS3 Heat Pump Water Heater Replacing Electric 5
FS4 High Eff. Heat Pump Water Heater Replacing
Electric
6 FS5 Heat Pump Space Conditioning System 18
FS6 High Eff. Heat Pump Space Conditioning System 19
FS7 Dual Fuel Heat Pump Space Conditioning System 18
FS8 Heat Pump Clothes Dryer 1
FS9 Induction Cooktop 1
PV Solar PV and Electric Readiness 13
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Table 150.0-K: MEASURE SPECIFICATIONS
ID Measure Specification
Energy Efficiency Measures
E1 Lighting Measures – Install lighting with an efficiency of 45 lumens per watt or greater in all interior and exterior screw-in fixtures. Install photocell, occupancy sensor or energy management system controls that meet the requirements of 150.0(k)3 in all outdoor lighting permanently mounted to a residential building or to other buildings on the same lot.

E2 Water Heating Package: Insulate all accessible hot water pipes with pipe insulation a minimum of ¾ inch thick.

This includes insulating the supply pipe leaving the water heater, piping to faucets underneath sinks, and accessible pipes in attic spaces or crawlspaces. Upgrade fittings in sinks and showers to meet current California Green Building Standards Code (Title 24, Part 11) Section 4.303 water efficiency requirements.

Exception: Upgraded fixtures are not required if existing fixtures have rated or measured flow rates of no more than ten percent greater than 2025 California Green Building Standards Code (Title 24, Part 11) Section 4.303 water efficiency requirements.

E3 Air Sealing: Seal all accessible cracks, holes, and gaps in the building envelope at walls, floors, and ceilings.

Pay special attention to penetrations including plumbing, electrical, and mechanical vents, recessed can light luminaires, and windows. Weather-strip doors if not already present. Verification shall be conducted following a prescriptive checklist that outlines which building aspects need to be addressed by the permit applicant and verified by an inspector. Compliance can also be demonstrated with blower door testing conducted by a certified ECC Rater no more than three years prior to the permit application date that either: a) shows at least a 30 percent reduction from pre-retrofit conditions; or b) shows that the number of air changes per hour at 50 Pascals pressure difference (ACH50) does not exceed ten for Pre-1978 vintage buildings and seven for 1978 to 1991 vintage buildings. If combustion appliances are located within the pressure boundary of the building, conduct a combustion safety test by a certified ECC Rater or a professional certified by the Building Performance Institute, in accordance with the BPI Technical Standards for the Building Analyst Professional.

E4 R-49 Attic Insulation: Attic insulation shall be installed to achieve a weighted assembly U-factor of 0.020 or insulation installed at the ceiling level shall have a thermal resistance of R-49 or greater for the insulation alone.

Recessed downlight luminaires in the ceiling shall be covered with insulation to the same depth as the rest of the ceiling. Luminaires not rated for insulation contact must be replaced or fitted with a fire-proof cover that allows for insulation to be installed directly over the cover.

Exception: In buildings where existing R-30 is present and existing recessed downlight luminaires are not rated for insulation contact, insulation is not required to be installed over the luminaires. 398
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E5 Duct Sealing: Air seal all space conditioning ductwork to meet the requirements of the 2025 Title 24, Part 6, Section 150.2(b)1E. The duct system must be tested by a ECC Rater no more than three years prior to the Covered Single Family Project permit application date to verify the duct sealing and confirm that the requirements have been met. This measure may not be combined with the New Ducts and Duct Sealing measure in this Table.

Exception: Buildings without ductwork or where the ducts are in conditioned space.

E6 New Ducts, R-8 insulation + Duct Sealing: Replace existing space conditioning ductwork with new R-8 ducts that meet the requirements of 2025 Title 24 Section 150.0(m)11. This measure may not be combined with the Duct Sealing measure in this Table. To qualify, a preexisting measure must have been installed no more than three years before the Covered Single Family Project permit application date.

E7 Windows: Replace at least 50% of existing windows with high performance windows with an area-weighted average U-factor no greater than 0.27.

E8 R-15 Wall Insulation: Install wall insulation in all exterior walls to achieve a weighted U-factor of 0.095 or install wall insulation in all exterior wall cavities that shall result in an installed thermal resistance of R-15 or greater for the insulation alone.

E9 R-19 Floor Insulation: Raised-floors shall be insulated such that the floor assembly has an assembly Ufactor equal to or less than U-0.037 or shall be insulated between wood framing with insulation having an Rvalue equal to or greater than R-19.

E10 R-30 Floor Insulation: Raised-floors shall be insulated such that the floor assembly has an assembly Ufactor equal to or less than U-0.028 or shall be insulated between wood framing with insulation having an Rvalue equal to or greater than R-30.

Fuel Substitution and Solar PV Measures
FS1 Heat Pump Water Heater (HPWH) Replacing Gas: Replace existing natural gas water heater with a heat pump water heater that meets the requirements of Sections 110.3 and 150.2(b)1.H.iii.b.

FS2 High Efficiency Heat Pump Water Heater (HPWH) Replacing Gas: Replace existing natural gas water heater with heat pump water heater with a Northwest Energy Efficiency Alliance (NEEA) Tier 3 or higher rating that also meets the requirements of Sections 110.3 and 150.2(b)1.H.iii.c.

FS3 Heat Pump Water Heater (HPWH) Replacing Electric: Replace existing electric resistance water heater with a heat pump water heater that meets the requirements of Sections 110.3 and 150.2(b)1.H.iii.b.

FS4 High Efficiency Heat Pump Water Heater (HPWH) Replacing Electric: Replace existing electric resistance water heater with heat pump water heater with a Northwest Energy Efficiency Alliance (NEEA) Tier 3 or higher rating that also meets the requirements of Sections 110.3, and 150.2(b)1.H.iii.c. 399
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FS5 Heat Pump Space Conditioning System: Replace all existing gas and electric resistance primary space heating systems with a heat pump system that meets the requirements of Sections 110.2, 150.2(b)1.C, 150.2(b)1.E, 150.2(b)1.F, and 150.2(b)1.G.

FS6 High Efficiency Heat Pump Space Conditioning System: Replace all existing gas and electric resistance primary space heating systems with an electric-only heat pump system that meets the requirements of Sections 110.2 and 150.2(b)1.C, 150.2(b)1.E, 150.2(b)1.F, and 150.2(b)1.G and one of the following:

A. A ducted heat pump system with a SEER2 rating of 16.5 or greater, an EER2 rating of 12.48 or greater and an HSPF2 rating of 9.5 or greater; or
B. A ductless mini-split heat pump system with a SEER2 rating of 16.0 or greater, an EER2 rating of 12.0 or greater and an HSPF2 rating of 9.0 or greater
FS7 Dual Fuel Heat Pump Space Conditioning System: Install a heat pump space conditioning system that meets the requirements of Sections 110.2 and 150.2(b)1.C, 150.2(b)1.E, 150.2(b)1.F, and 150.2(b)1.G and either:

A. Replaces all existing gas and electric resistance primary heating systems with a hybrid gas and electric heat pump system, or
B. Is an electric-heat pump system in tandem with a gas furnace and controls to use the gas furnace for backup heat only.

FS8 Heat Pump Clothes Dryer: Replace existing electric resistance or gas clothes dryer with heat pump dryer with no resistance element and cap gas line.

FS9 Induction Cooktop: Replace all existing gas and electric resistance stove tops with induction stove top and cap the gas line.

PV Solar PV + Electric Readiness: Install a solar PV system that meets the requirements of Section 150.1(c)14. In addition, for existing PV systems that had been installed prior to the application date of the current project, meet at least two of the electric readiness requirements in Section 150.0(x)1-6, regardless of whether they are otherwise required and regardless of the exceptions to Section 150.0(x). 400
(d) Energy Code Section 150.0 is amended to add 150.0(x) to read as follows:
(x) Electric Readiness for Alterations and for Electric Readiness Credit for Solar PV Measure in Table 150.0-K

1. Electric range. Where branch circuits or receptacles are added or altered in a kitchen and the work requires an electrical permit, install electrical components in accordance with the California Electrical Code. The electrical components shall include either of the following:

A. A 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor branch circuit rated at 50 amps minimum, within 3 feet from the appliance and accessible to the appliance with no obstructions. Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated. Space shall be reserved for a single pole circuit breaker in the electrical panel adjacent to the circuit breaker for the branch circuit and labeled with the words “Future Use”.

B. A pathway for a future 240 volt 50 amp minimum branch circuit that shall consist of either conductors or raceway from the main electrical service panel. The main electric panel shall have space reserved to allow for the installation of a double pole circuit breaker for a future electric range installation. The reserved space shall be permanently marked as “For Future 240V use”. The raceway or conductors shall terminate at a junction box within 3 feet of the appliance. The blank cover shall be identified as “240V ready”.

2. Electric dryer. Where a branch circuit is added or altered within 3 feet of a gas or propane clothes dryer and the work requires an electrical permit, install electrical components in accordance with the California Electrical Code. The electrical components shall include either of the following:

A. A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor branch circuit rated at 30 amps minimum, within 3 feet from the appliance and accessible to the appliance with no obstructions. Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated. Space shall be reserved for a single pole circuit breaker in the electrical panel adjacent to the circuit breaker for the branch circuit and labeled with the words “Future Use”; or,
B. A pathway for a future 240 volt 30 amp minimum branch circuit that shall consist of either conductors or raceway from the main electrical service panel. The main electric panel shall have space reserved to allow for the installation of a double pole circuit breaker for a future heat pump dryer 401
installation. The reserved space shall be permanently marked as “For Future 240V use”. The raceway or conductors shall terminate at a junction box within 3 feet of the appliance. The blank cover shall be identified as “240V ready”.

3. Heat pump water heater.

A. If wall framing is removed or replaced within 3 feet of a gas or propane water heating appliance, space suitable for the future installation of a heat pump water heater (HPWH) shall be provided. The space shall be at least

2.5 feet by 2.5 feet wide and 7 feet tall and shall include a condensate drain that is no more than 2 inches higher than the base of an installed water heater and allows natural draining without pump assistance or installed piping or tubing within 3 feet of the water heater location to a condensate drain or exterior location. If pump assistance is needed, a receptacle on a 120 volt, minimum 15 amp branch circuit for a condensate pump must be available within 3 feet of the water heater location.

B. Where branch circuits are altered or added within 3 feet of an existing gas or propane water heater or within 10 feet of the designated future location of a heat pump water heater as required under Section 150.0(x)3A, and the work requires an electrical permit, install electrical components in accordance with the California Electrical Code. The electrical components shall include either of the following:
i. A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit rated at 30 amps minimum, within 3 feet from the water heater and accessible to the water heater with no obstructions. Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated. Space shall be reserved for a single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit and labeled with the words “Future 240V Use”; or
ii. A pathway for a future 240 volt 30 amp minimum branch circuit that shall consist of either conductors or raceway from the main electrical service panel. The main electric panel shall have space reserved to allow for the installation of a double pole circuit breaker for a future HPWH installation. The reserved space shall be permanently marked as “For Future 240V use”. The pathway shall terminate at a junction box within 3 feet of the appliance. The blank cover shall be identified as “240V ready”.

4. Outdoor gas appliances. Where a gas line is added or extended to any pool water heater, spa water heater, sauna, fireplace, outdoor cooking appliance, 402
or outdoor heating system, install infrastructure and reserve physical space to accommodate future installation of an electric equivalent of that system that serves the same function, as certified by a registered design professional or licensed electrical contractor.

A. Install conduit designed to serve a future electric appliance(s) with the same function, including the appropriate voltage, phase, minimum amperage, and an electrical receptacle or junction box within five feet of the appliance that is accessible with no obstructions, in accordance with manufacturer requirements and the California Electrical Code. In lieu of or in addition to conduit, electrically isolated branch circuit wiring may be installed; and
B. Label both ends of the unused conduit or conductors “For Future Electrical Appliance”; and
C. Reserve circuit breakers in the electrical panel(s) for each branch circuit, appropriately labeled; and
D. Designate physical space for future electric appliances, including equipment footprint, on the construction drawings. The footprint necessary for future electric appliances may overlap with the location of currently designed combustion equipment.

Exception to Section 150.0(x)4: Generator systems used for emergency power generation.

5. Battery Storage. As a measure qualifying the Solar PV credit under 150.0(w), meet the requirements A through D below.

A. At least one of the following shall be provided:
i. ESS ready interconnection equipment with a minimum backed up capacity of 60 amps and a minimum of four ESS supplied branch circuits, or
ii. A dedicated raceway from the main service to a panelboard (subpanel) that supplies the branch circuits in 150.0(s)2. All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than one inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed-up load circuits.”
B. A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress, and at least one circuit shall supply a sleeping room receptacle outlet.
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C. The main panelboard shall have a minimum busbar rating of 225 amps or sufficient capacity a battery storage system and circuits in paragraphs A and B above.

D. Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard.

Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of backup power source.

6. All-Electric Plan. As a measure qualifying the Solar PV credit under 150.0(w), provide a plan including single line diagrams and calculations for electrification of the equipment below. Calculations shall be in accordance with California Electrical Code Article 220.83 or 220.87.

A. All appliances with gas stub outs including space conditioning, water heating, range, and clothes dryer;
B. Low Power Level 2 EV charger; and
C. Battery storage system rated at 240 volts, 60 amp minimum.

Exception 1 to Section 150.0(x): The project is solely related to any of the following: a repair as defined by Title 24 Part 2 Section 202; medically necessary improvements; seismic safety improvements; safety improvement to remove a known hazard; or Emergency Housing pursuant to Appendix P of the California Building Code.

Exception 2 to Section 150.0(x): If an electrical permit is not otherwise required for the project other than compliance with this section.

Exception 3 to Section 150.0(x): Where upgrades to the existing electrical panel or utility service are not proposed, electrical panel capacity shall not be required to exceed the existing utility electrical service to the building to meet compliance with this section. Capacity and overcurrent protection spaces shall be reserved to the extent allowable under the existing electrical panel capacity.

Tandem overcurrent protection devices shall be used to the extent permissible under the California Electrical Code.

Exception 4 to Section 150.0(x): Mobile Homes, Manufactured Housing, or Factory-built Housing as defined in Division 13 of the California Health and Safety 12 Code (commencing with Section 17000 of the Health and Safety Code).

Exception 5 to Section 150.0(x): Creation of a new accessory dwelling unit or junior accessory dwelling unit that is within the existing space of a single family dwelling or accessory structure and includes an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing 404
accessory structure shall be limited to accommodating ingress and egress. Or, if the project would not otherwise be a Covered Single Family Project were it not for the inclusion of an accessory dwelling unit or junior accessory dwelling unit that meets the criteria above.
(e) Energy Code subsection 150.2(a) is amended to read as follows:
(a) Additions. Additions to existing single-family residential buildings shall meet the requirements of Sections 110.0 through 110.9, Sections 150.0(a) through (n), (p), (q), (w), (x), and either Section 150.2(a)1 or 2.

Exception 1 to Section 150.2(a): Additions of 300 square feet or less are not required to comply with the roofing requirements of Section 150.1(c)11.

Exception 2 to Section 150.2(a): Existing inaccessible piping shall not require insulation as defined under Section 150.0(j)1.

Exception 3 to Section 150.2(a): Space-conditioning system. When heating or cooling will be extended to an addition from the existing system(s), the existing heating and cooling equipment need not comply with Part 6. The heating system capacity must be adequate to meet the minimum requirements of CRC 303.10.

Exception 4 to Section 150.2(a): Space-conditioning system ducts. When any length of duct is extended from an existing duct system to serve the addition, the existing duct system and the extended duct shall meet the applicable requirements specified in Section 150.2(b)1Di and 150.2(b)1Dii.

Exception 5 to Section 150.2(a): Additions 1,000 square feet or less are not required to comply with the ventilation cooling requirements of Section 150.1(c)12.

Exception 6 to Section 150.2(a): Photovoltaic systems, as specified in Section 150.1(c)14, are not required for additions.
(f) Energy Code subsections 150.2(a)1-150.2(a)2 remain in full effect. (g) Energy Code subsection 150.2(b) is amended to read as follows:
(b) Alterations. Alterations to existing single-family residential buildings or alterations in conjunction with a change in building occupancy to a single-family residential occupancy shall meet the requirements of Sections 150.0(w) and (x), and either Item 1 or 2 below.
(h) Energy Code subsections 150.2(b)1-150.2(b)2 remain in full effect as amended by this ordinance.
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SECTION 14: CHAPTER 15.32 - DANGEROUS BUILDINGS
Section 15.32.010 of the East Palo Alto Municipal Code is hereby amended to read as follows.

15.32.010 - Uniform Code for the Abatement of Dangerous Buildings.

The code of rules and regulations known and designated as the “Uniform Code for Abatement of Dangerous Buildings,” 1997 Edition, published by the International Conference of Building Officials, to provide a just, equitable and practical method, to be cumulative to, with and in addition to, any other remedy provided by the building code, housing code, or otherwise available at law, whereby buildings or structures which from any cause endanger the life, limb, health, morals, property, safety or welfare of the general public or their occupant, may be required to repair, vacate or abate, and applies to all dangerous buildings, as defined in this chapter, which are now in existence or which may hereafter become dangerous in the city, printed in book form and filed in the office of the clerk of the city council of the city, is adopted and by reference incorporated in this chapter as if fully set forth, as the abatement code of the city.

SECTION 15: CHAPTER 15.58 - FIRE CODE

15.58.010 — Adoption by reference.

The "2025 California Fire Code" is hereby adopted by reference as the Fire Code of the City of East Palo Alto. All references to jurisdictional requirements are found in the East Palo Alto Municipal Code or other appropriate schedules.

15.58.020 — Ratification.

Menlo Park Fire Protection District Ordinance No. 59-2025 is hereby ratified and adopted by reference as a local amendment to the “2025 California Fire Code.” SECTION 16: CALIFORNIA ENVIRONMENTAL QUALITY ACT
The City Council finds that adoption of this Ordinance is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) in that the standards set forth in the ordinance are more protective of the environment than the California Energy Code standards, and there is no possibility that the activity in question may have a significant effect on the environment. As a separate and independent basis, this action is exempt from CEQA pursuant to CEQA Guidelines section 15308 in that the standards set forth in the ordinance assure the maintenance, restoration, enhancement or protection of natural resources and the environment. In addition, CEQA Guidelines section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) applies to the project in that 406
the standards set forth in the Ordnance are consistent with the General Plan and the Climate Action Plan.

SECTION 17: IMPLIED REPEAL.

Any provision of the East Palo Alto Municipal Code inconsistent with this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to the extent necessary to effectuate this Ordinance.

SECTION 18: REFERENCES TO PRIOR CODE
Unless superseded and repealed (express or implied), references in City forms, documents and regulation to the chapters and sections of the former City codes, shall be construed to apply to the corresponding provisions contained within this Ordinance.

SECTION 19: SEVERABILITY
If any section, subsection, sentence, clause, phrase, or word of this Ordinance is for any reason held to be invalid by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares it would have passed and adopted this Ordinance, and each and all provisions hereof, irrespective of the fact that one or more provisions may be declared invalid.

SECTION 20: EFFECTIVE DATE
This Ordinance shall become effective 30 days after the second public hearing, or as provided for by applicable law.

SECTION 21: PUBLICATION
Within fifteen (15) days of tis adoption, the Ordinance shall be posted in three (3) public places within the City of East Palo Alto, and the Ordinance, or summary of the Ordinance prepared by the City Attorney, shall be published in a local newspaper used to publish official notice for the City of East Palo Alto prior to the effective date. 407
This Ordinance was introduced at the March 3, 2026 meeting of the City Council of the City of East Palo Alto.

PASSED AND ADOPTED this _____ day of ______________, 202[ ] by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Webster Lincoln, Mayor
ATTEST: APPROVED AS TO FORM:

James Colin, City Clerk John D. Lê, City Attorney
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POLICY AND ACTION 9.1

EAST PALO ALTO

CITY COUNCIL

STAFF REPORT
DATE: March 3, 2026
TO: Honorable Mayor and Members of the City Council
VIA: Melvin E. Gaines, City Manager
BY: Batool Zaro, Senior Engineer
Humza Javed, Public Works Director
SUBJECT: University Avenue Grand Corridor Project Corridor Vision Recommendation
Receive a presentation on the University Avenue Grand Corridor Project and provide feedback on a preferred University Avenue Grand Corridor concept.

Alignment with City Council Strategic Plan
This recommendation is primarily aligned with:

Priority: Public Health, Safety, and Quality of Life
Priority: Public Infrastructure and Utilities
Executive Summary
The University Avenue Grand Corridor Project is a Council-directed, community-driven planning and conceptual design initiative to transform East Palo Alto’s primary transportation spine into a safer, more equitable, and locally serving corridor.

University Avenue is the City’s most significant transportation corridor, connecting neighborhoods, civic destinations, and regional routes It also carries substantial regional cutthrough traffic traveling between Dumbarton Bridge and U.S. Highway 101. Despite its central role, the City does not currently have an adopted c orridor-specific plan to guide its long-term evolution.

In September 2023, the City secured Measure A/W funding from the San Mateo County Transportation Authority to develop the University Avenue Grand Corridor project, which covers 409
POLICY AND ACTION 9.1
the 1.2-mile segment from Donohoe Street to Kavanaugh Drive. The project’s purpose is to establish a community-driven vision and advance design concepts that improve safety, support all modes of travel, enhance local businesses, and transform University Avenue into a street that better serves East Palo Alto residents.

Following Council authorization in March 2025, the City initiated the project with an engineering consulting firm, CSWST2 in October 2025. Over four months, the City conducted an extensive multilingual community engagement process and reviewed existing conditions, adopted City plans, and local priorities to shape the Corridor Vision and roadway concepts. Engagement consistently emphasized improving pedestrian and bicycle safety, reducing the corridor’s function as a cut-through route, supporting emergency response and transit reliability, and reflecting East Palo Alto’s culture and identity through placemaking and streetscape improvements.

The resulting University Avenue Grand Corridor Concept includes protected bikeways, continuous sidewalks, landscape buffers, enhanced lighting, and opportunities for gateway features and public art throughout the corridor. Two roadway configuration alternatives are presented for Council consideration. Alternative A introduces a context-sensitive approach with a mobility-focused segment north of Bay Road and a local-focus segment between Bay Road and Bell Street Park that includes a targeted road diet and restricted median lanes for emergency vehicles and transit. Alternative B maintains the existing four-lane configuration along the entire corridor while adding multimodal and streetscape enhancements but does not include measures to deter cut-through traffic or improve emergency and transit operations.

Staff is seeking clear Council direction on a preferred corridor alternative in order to proceed into detailed design and meet grant funding requirements mandating substantial completion by June 2026.

Background
University Avenue is the primary transportation spine for drivers, bicyclists, and transit riders in the City of East Palo Alto. The corridor connects neighborhoods with cultural, recreational, and civic destinations and is lined with a diverse mix of land uses, including single- and multi-family residential neighborhoods, retail and commercial businesses, public and institutional uses, and undeveloped parcels with future development potential. University Avenue also functions as a regional cut-through route for traffic accessing the Dumbarton Bridge to the north and U.S.

Highway 101 to the south. At present, the City does not have an adopted corridor-specific plan for University Avenue.

In September 2023, the City of East Palo Alto Public Works Department applied for and was awarded Measure A/W funding through the San Mateo County Transportation Authority (SMCTA) for the University Avenue Grand Corridor Project. The project includes community engagement, planning, and conceptual design for the 1.2-mile segment of University Avenue extending from Donohoe Street to Kavanaugh Drive, entirely within the City’s jurisdiction.

The purpose of the project is to engage the community in developing a shared vision for the 410
POLICY AND ACTION 9.1
corridor and to advance design concepts that encourage walking, bicycling, transit use, carpooling, and shared-ride options; improve parking management; incorporate placemaking elements; and apply complete streets principles to create a safer, more efficient, and more welcoming corridor for all users and residents.

On March 18, 2025, the City Council awarded the project to CSWST2 through Resolution No. 22-2025, and the project was initiated on October 1, 2025. A four-month community engagement process resulted in the development of a Corridor Vision informed by adopted City plans, existing conditions, and extensive community input. Staff is now seeking Council direction on the preferred University Avenue Grand Corridor concept in order to advance the project into the design phase. Grant funding requires that all project-related tasks be substantially complete by June 2026.

Analysis
The University Avenue Grand Corridor Project is focused on shaping a community-supported Corridor Vision and developing conceptual engineering drawings for a streetscape design that prioritizes safety, multimodal access, and local character. The project seeks to rebalance the corridor to better support walking, bicycling, transit, emergency access, and local businesses while addressing congestion and cut-through traffic.

Existing Conditions
The project area encompasses approximately 1.2 miles of University Avenue between Donohoe Street and Kavanaugh Drive. Land uses along the corridor include single- and multifamily housing, one-story retail buildings with surface parking, and several public and institutional uses, including the San Mateo County Civic Center, East Palo Alto City Hall, Menlo Park Fire Station No. 2, the Senior Center, YMCA, and Bell Street Park.

University Avenue currently functions as a physical and psychological barrier within the city, particularly for people walking and bicycling. Peak-period congestion affects all modes of travel and contributes to delayed emergency response times. The corridor is heavily used by regional commuters traveling between US 101 and the Dumbarton Bridge, with the City’s General Plan estimating that more than 80 percent of vehicle traffic is cut-through traffic that neither begins nor ends within East Palo Alto. Traffic counts conducted in October 2025 show average daily traffic volumes ranging from approximately 19,000 to 24,000 vehicles along the corridor.

University Avenue is currently configured as a four-lane major arterial with two travel lanes in each direction, Class II painted bike lanes, and sidewalks along most of the corridor. The rightof-way generally measures approximately 100 feet in width, narrowing to approximately 90 feet between Cooley Avenue and Runnymede Street. Travel lane widths range from 12 to 15 feet, with a landscaped center median and dedicated left-turn pockets at most intersections. While sidewalks are present along much of the corridor, gaps exist north of Bay Road and sidewalk widths vary.

Safety data further underscores the need for corridor improvements. The 2024 San Mateo County Countywide Local Road Safety Plan identifies University Avenue as part of the regional 411
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High Injury Network for crashes involving motor vehicles and bicycles. All intersections along the project corridor are identified as priority locations for safety improvements, with the intersection of University Avenue and Bay Road identified as a high-priority location for pedestrian, bicycle, and vehicle safety.

Planning Guidance
The University Avenue Grand Corridor Project is informed by and consistent with multiple adopted City plans and policies.

General Plan (VISTA 2035). East Palo Alto’s General Plan establishes a citywide mandate to transform University Avenue as a key strategy supporting long-term identity, equity, and economic vitality. Vista 2035 identifies distinct objectives for different segments of the corridor:
 Kavanaugh Drive to Bay Road: Preserve and enhance neighborhood character and identity by buffering adjacent residential areas from traffic along University Avenue.  Bay Road to Donohoe Street: Transform University Avenue into a walkable, mixeduse corridor that supports residential growth, neighborhood-serving retail, and a more pedestrian-oriented urban environment.

Bicycle Transportation Plan (2017). The Bicycle Transportation Plan identifies University Avenue as the organizing spine of the city’s bikeway network and a critical connection between neighborhoods, local destinations, and regional bicycle routes.

East Palo Alto Mobility Study (2020). In 2017, as part of Strategic Priorities sessions, the City Council of East Palo Alto identified a citywide transportation and mobility plan as a top item priority and directed City staff to develop a comprehensive, citywide transportation and mobility study that responds to the congestion problems of the local community. The East Palo Alto Mobility Study (Mobility Study) dated June 25, 2020, presents the findings and recommendations of this study.

The Mobility Study recommendations for University Avenue focus on traffic management strategies, separate from strategies for fostering a local-serving mixed-use corridor or improving safety and comfort for people walking and biking. The Mobility Study short term strategies identified in the plan have been completed and the following table summarizes the Mobility Study’s medium-term and long-term recommendations for University Avenue along with their applicability to the stated purpose of the University Avenue Grand Corridor project.

Mobility Study Recommendations Relationship to the University Avenue Grand Corridor Project Purpose Medium-Term Recommendations
Close median and eliminate leftturn traffic at Michigan AvenueLeft turn removals limit access for East Palo Alto residents. However, the Grand Corridor project would consider the applicability of left-turn closures/restrictions as an added deterrent to cut-through traffic in combination with the adopted concept.
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Road pricing Road pricing is a strategy that requires State-level legislation. As such, it is a strategy that is out of the scope of the Grand Corridor project. However, economic, equity, and access impacts to local businesses and residents should be carefully studied in further considering this tool.

Enhanced transit services Enhanced transit services would greatly benefit the local community and could relieve some cut-through commute traffic. During conversations related to the Grand Corridor project, SamTrans has identified congestion as a barrier to enhanced service. Grand Corridor Roadway Concept Alternative A identifies restricted access lanes for emergency services and transit vehicles that may support the potential for enhance transit service.

Long-Term Recommendations
Reversible Lane – Option A (5
lanes)
Three Lanes Peak Direction, One
Turn Lane, One Lane Off-Peak
Direction
Reversible lanes are a traffic management strategy that prioritizes pushing traffic through an area. This strategy has been shown to decrease safety for people walking, biking and driving, with the odds of a crash occurring being up to 30% higher with reversible lanes than without. This approach hardens the corridor as a commute corridor and is likely to decrease the economic success of local businesses.

Reversible lanes do not support the stated purpose of Grand Corridor project or the community’s preference for a local-friendly University Avenue.

Reversible Lane – Option B (3
lanes)
On-street Parking on Both Sides,
Two Lanes Peak Direction, One
Lane Off-Peak Direction
Reversible lanes are a traffic management strategy that prioritizes pushing traffic through an area. This strategy has been shown to decrease safety for people walking, biking and driving, with the odds of a crash occurring being up to 30% higher with reversible lanes than without. This approach hardens the corridor as a commute corridor and is likely to decrease the economic success of local businesses.

Reversible lanes do not support the stated purpose of Grand Corridor project or the community’s preference for a local-friendly University Avenue.

Transit Priority Lane As noted above, enhanced transit services would greatly benefit the local community and could relieve some cut-through commute traffic.

During conversations related to the Grand Corridor project, SamTrans has identified congestion as a barrier to enhanced service. Grand Corridor Roadway Concept Alternative A identifies restricted access lanes for emergency services and transit vehicles that may support the potential for enhance transit service.

Ravenswood Business District / Four Corners Specific Plan (2024). This Specific Plan identifies University Avenue as a key corridor linking the Ravenswood Business District to the broader city and region. Design guidance for the University Avenue and Bay Road intersection is coordinated with street typologies and recommendations in the Specific Plan and adjacent development projects.
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Economic Development Strategic Plan (2026). The City’s Economic Development Strategic Plan identifies public realm investment and commercial corridor revitalization as key strategies for supporting local businesses and preventing displacement. The Plan highlights University Avenue between Bay Road and Donohoe Street as an area where high traffic volumes, poor pedestrian conditions, and limited street-level vibrancy constrain economic activity. During outreach, community members identified University Avenue—particularly near Bell Street Park—as an important business area and expressed strong support for corridor redesign.

Community Engagement
The University Avenue Grand Corridor concepts were developed through a three-phase, inclusive community engagement process that combined in-person workshops with online surveys. Outreach was conducted through the project website, direct mailers, hand-delivered flyers, City social media, and email and print newsletters. Engagement materials and activities were provided in both English and Spanish.

During the initial Values and Goals phase, participants consistently emphasized the need to improve safety and comfort for people walking and bicycling and to shift University Avenue from a cut-through route to a corridor that better serves East Palo Alto residents and businesses. Community members also stressed the importance of reflecting the City’s culture, history, and identity in future improvements.

Subsequent Vision Concepts and Preferred Concept phases confirmed broad support for continuous sidewalks, protected bikeways, safer crossings, improved lighting, and streetscape enhancements. Participants provided feedback on roadway configurations, emphasizing the need to balance congestion management with traffic calming, emergency access, and transit reliability, while supporting local businesses through walkable environments and thoughtful parking strategies. Overall, community input demonstrated general support for the direction of the preferred Grand Corridor Concept, alongside continued concern about regional traffic impacts and the importance of prioritizing local needs.

University Avenue Grand Corridor Concept
The University Avenue Grand Corridor Concept proposes a comprehensive streetscape upgrade that enhances safety, comfort, and connectivity for all users.

Pedestrian Concept. The concept also includes continuous, widened sidewalks on both sides of the corridor; landscaped buffer zones between travel modes; street trees; pedestrian-scale lighting; and opportunities for gateway features and public art to reinforce corridor identity.

Bicycling Concept. The concept replaces existing painted Class II bike lanes with separated bikeways, including one-way Class IV bikeways from Kavanaugh Drive to Runnymede Street and a separated two-way bikeway on the west side of the corridor from Runnymede Street to Donohoe Street. At Runnymede Street, the bikeway transitions to the Bell Street side of the corridor, reducing driveway conflicts, improving access to civic and recreational destinations, and aligning with the newly constructed University Avenue U.S. Highway 101 Pedestrian Overcrossing. Protected intersections are proposed at Bay Road and at Runnymede Street. 414
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Transit Concept. In both proposed Roadway concepts, curbside bus stops are formalized providing direct connection between the waiting area and the bus loading door. In Roadway Concept Alternative A, in service buses have access to the restricted median lane to support consistent schedules and potential future service expansion.

Two roadway configuration alternatives are presented for Council consideration.

Roadway Concept – Alternative A
Alternative A applies a context-sensitive approach with two complementary corridor segments:
a Mobility Focus segment north of Bay Road and a Local Focus segment within the community core between Bay Road and Bell Street Park.
 Mobility Focus Segment (Kavanaugh Drive to Bay Road): Maintains two 11-foot travel lanes in each direction, refining the existing roadway configuration while incorporating multimodal and streetscape improvements.
 Local Focus Segment (Bay Road to Bell Street Park): Reconfigures the roadway to provide one general-purpose travel lane and one median lane in each direction. The median lanes are separated by a low rolled curb and restricted for use by Fire, Police, and SamTrans buses.

The Local Focus segment functions as a targeted road diet intended to reduce speeds, improve safety, and create a more neighborhood-serving environment that supports local businesses. Average daily traffic volumes in this segment range from approximately 19,000 to 21,000 vehicles. Federal Highway Administration guidance indicates that road diets are typically feasible on corridors carrying up to 25,000 vehicles per day, suggesting that this configuration can operate effectively with appropriate signal timing and corridor management.

Alternative A Considerations:
 Initial adjustment period as regional cut-through traffic shifts to alternate routes, with long-term reduction in cut-through volumes on University Avenue.  Improved emergency response times through dedicated, restricted median lanes.  Improved transit reliability by allowing buses to bypass congestion, with potential to support enhanced SamTrans service.
 Enhanced safety and comfort for people walking and bicycling through lane reductions and traffic calming.

A preliminary evaluation of a University Avenue Road Diet, is attached as Attachment 2.

Roadway Concept – Alternative B
Alternative B applies a consistent roadway configuration along the entire corridor from Kavanaugh Drive to Donohoe Street. This alternative maintains two 11-foot travel lanes in 415
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each direction while incorporating protected bikeways, continuous sidewalks, and landscaped buffers between travel modes and adjacent land uses.

Alternative B Considerations:
 Minimal transition period due to consistency with the existing roadway configuration.  Does not include measures to deter cut-through traffic or to address conflicts between congestion and emergency or transit operations.

Staff is seeking Council direction on the preferred corridor alternative in order to proceed with detailed design and remain on schedule to meet the June 2026 grant deadline.

Next Steps
 Preparation of 50% and 100% engineering drawings
 Finalization of the Design package and presentation of the 100% package to City Council
The project webpage, with additional information on the project timeline, can be found here:
tinyurl.com/epagrandcorridorproject
Fiscal Impact
There is no fiscal impact for this item.

Public Notice
The public was provided notice by making the agenda and report available on the City’s website and on a bulletin board located at City Hall: 2415 University Avenue, East Palo Alto.

Environmental
The action being considered—receiving a presentation and providing feedback on a preferred concept –does not constitute a “Project” within the meaning of the California Environmental Quality Act (CEQA), pursuant to CEQA Guideline section 15378 (b)(5), in that it is a government administrative activity that will not result in direct or indirect changes in the environment.

Government Code § 84308
Applicability of Levine Act: No, as the proposed action does not entail an entitlement within the meaning of the Levine Act.

Analysis of Levine Act Compliance: Not applicable.
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Attachments

1. University Avenue Grand Corridor Concepts

2. University Avenue Road Diet Preliminary Evaluation Memo

3. Community Engagement Summary
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University Avenue is the primary transportation spine
for the community of East Palo Alto. The corridor
connects neighborhoods with cultural, recreational,
and civic destinations and is lined with a diverse mix of land uses, including single- and multi-family residential neighborhoods, retail and commercial businesses,
public and institutional uses, and undeveloped parcels
with future development potential. University Avenue
also functions as a regional cut-through route for traffic accessing the Dumbarton Bridge to the north and U.S.

Highway 101 to the south.

CORRIDOR CONCEPT OVERVIEW
DRAFT | FEBRUARY 24, 2026 | EAST PALO ALTO CITY COUNCIL At present, the City does not have an adopted corridorspecific plan for University Avenue. The purpose of the project is to engage the community in developing a shared vision for the corridor that transforms University Avenue from a cut-through corridor into a beautiful mixed-use
boulevard designed for all modes of travel. The Grand
Corridor Concept should:
· Encourage pedestrian, bicycle, transit, carpooling,
shared-ride options, and improved parking over
automobile usage
· Provide place-making for new and existing
developments
· Incorporate complete streets principles that serve all modes of transportation and make the corridor safer
and more efficient for all users and residents.

In partnership with:
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Engagement
The University Avenue Grand Corridor Concept
was developed through a three-phase community
engagement process that combined in-person
workshops with online surveys. Outreach was
conducted through the project website, direct mailers,
hand-delivered flyers, City social media, and email and print newsletters. Engagement materials and activities
were provided in both English and Spanish.

VALUES & GOALS
During the initial Values and Goals phase, participants consistently emphasized the need to improve safety
and comfort for people walking and bicycling and to
shift University Avenue from a cut-through route to a
corridor that better serves East Palo Alto residents and businesses. Values and goals are detailed to the right.

GRAND CORRIDOR CONCEPT
Subsequent Vision and Concept phases of engagement
confirmed broad support for continuous sidewalks,
protected bikeways, safer crossings, improved lighting, and streetscape enhancements.

Participant feedback on two proposed roadway
configurations emphasized the need to manage
congestion, calm traffic, support emergency access
and transit reliability, while supporting local businesses through walkable environments. At the same time,
participants expressed concern about the potential
impacts of any changes to existing conditions.

Overall, community input demonstrated general
support for the direction of the preferred Grand Corridor Concept outlined in this plan, alongside continued
concern about regional traffic impacts.
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The University Avenue Grand Corridor Concept
reimagines University Avenue as a community place—
one that balances movement with neighborhood
character, supports walking and biking, and signals that this is a cared-for place. The University Avenue Corridor Concept is about more than lane geometry, it is about
changing what the street communicates. This is East
Palo Alto, people live here. This is a place to slow
down, to walk, to bike, to gather, and to belong.

PLACEMAKING
A consistent palette of lighting, furnishings, and
materials is proposed to support safety and, through a
banner program, community identity. Street trees and
linear landscape planters create a sense of enclosure
for the roadway, psychologically cueing slower speeds
and establishing a sense of place. Landscaped planting
zones create buffers between all users—people
walking, biking & driving. While East Palo Alto does not yet have a public art program, the Corridor Concept
also anticipates long-term placemaking investments,
including gateway features and public art.

WALKING
The Corridor Concept prioritizes a beautiful, generous, and accessible pedestrian environment including:
· Continuous sidewalks on both sides of the corridor.
· Linear planting buffers between travel lanes and
bikeways and between bikeways and sidewalks.
· Increased shade canopy through consistent street
tree planting.
· Opportunities for seating, rest areas, and enhanced
pedestrian amenities.

PARKING POCKETS
Short-term, easily accessible parking pockets of 2 to 5 stalls can be located in front of businesses to encourage quick, convenient stops and adjacent to cultural and
recreational destinations, such as Bell Street Park.

ART & GATEWAY OPPORTUNITIES

PARKING POCKETS

BUFFERS BETWEEN MODES CITYWIDE LIGHTING STANDARDS

CONTINUOUS WIDE SIDEWALKS WITH PLACES TO REST
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BIKING CONCEPT
A continuous, protected bicycle network along the full length of the corridor creates a safer and more comfortable environment for cyclists of all ages and abilities. Bikeways are separated from travel lanes by landscaped buffers and from pedestrian sidewalks by landscaped buffers, street trees, or pavement changes.

This protected system reduces conflicts between users—improving safety and encouraging more residents to consider biking for everyday trips.

RUNNYMEDE STREET TO DONOHOE STREET

KANAUGH DRIVE TO RUNNYMEDE STREET BAY ROAD EXAMPLE

PROTECTED BIKEWAYS
Protected one-way bikeways on each side from
Kavanaugh Drive to Runnymede Street connect to
existing on-street bike lanes north of East Palo Alto.

Protected two-way bikeway on the west side from
Runnymede Street to Donohoe Street.
· Avoids conflicts with Fire Station and eastside
residential driveways.
· Provides direct connection to YMCA, Bell Street Park, and the Highway 101 overcrossing.

PROTECTED INTERSECTIONS
Protected intersection at Bay Road reduces
conflicts between all users and allows
bicyclists to safely navigate the intersection.

Protected intersection
at Runnymede safely
transitions riders
between one-way
protected bikeways
and two-way westside
bikeway.

RUNNYMEDE ST

EXAMPLE
NACTO
NACTO
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DRIVING CONCEPTS
Two concepts for roadway configuration are being
considered for the University Avenue Grand Corridor.

Local Focus Mobility Focus

ALTERNATIVE B
Alternative B applies a consistent mobility-focus
roadway configuration along the entire corridor from
Kavanaugh Drive to Donohoe Street.

Alternative B considerations include:
· Minimal transition period post-implementation
due to consistency with the existing roadway
configuration.
· Does not include measures to deter cut-through
traffic or to address conflicts between congestion
and emergency or transit operations.

ALTERNATIVE A
Alternative A is organized around two complementary
streetscape functions along the corridor. North of Bay Road, the corridor passes along the backs of residential neighborhoods, with few active frontages. South of Bay Road, the street transitions into the community core, serving diverse residential, retail, religious, and social service uses. Alternative A applies a context-sensitive approach to the corridor segments:
· Mobility-Focus Segment (Kavanaugh Drive to Bay Road).

Maintains two travel lanes in each direction.
· Local-Focus Segment (Bay Road to Bell Street Park).

Reconfigures the roadway to provide one general-purpose travel lane and one dedicated emergency access throughzone in each direction.

Alternative A considerations include:
· Initial adjustment period as regional cut-through traffic shifts to alternate routes, with anticipated long-term reduction in cut-through volumes on University Avenue.
· Improved emergency response times through dedicated,
restricted median lanes in the local-focus segment.
· Improved transit reliability by allowing buses to bypass congestion, with potential to support enhanced SamTrans service.
· Enhanced safety and comfort for people walking and
bicycling through lane reductions and traffic calming.
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MOBILITY-FOCUS SEGMENTS
In the Mobility focus segments, Corridor Concept
Alternative A prioritizes efficient travel while adding continuous sidewalks, protected bikeways, street trees, and buffering to improve safety and corridor identity.

The roadway is configured with:
· (2) 11-foot travel lanes in each direction
· Refurbished center median with roadway lighting
fixtures to match City standard
· Left-turn pockets at intersections to match existing
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LOCAL-FOCUS SEGMENT
In the Alternative A local-focus segment, the roadway
is configured with one travel lane in each direction and enhanced center medians pairing a landscaped spine
with dedicated emergency access through zones. These
zones provide dedicated routes for Fire, Police, and
emergency services vehicles. This approach responds
to community and staff concerns about delays in call
response times due to traffic congestion. These throughzones may also be used by SamTrans buses to maintain consistent schedules. Dedicated through-zones are
separated from travel lanes by a rolled curb and
distinctive paving.

Within the local-focus segment, the concept includes
additional pedestrian-oriented features, including:
· Raised mid-block crossings
· Targeted on-street parking pockets
· Potential outdoor seating and gathering spaces
adjacent to activity areas
· Curbside bus islands providing direct access
between the bus waiting area and the bus loading
door.

MID-BLOCK CROSSINGS

DEDICATED EMERGENCY ACCESS ZONES
COOLEY AVENUE to RUNNYMEDE STREET
RUNNYMEDE STREET to BELL STREET
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Memo
Date: February 3, 2026
To: City of East Palo Alto
From: Fehr š Peers
Subject: University Avenue Road Diet Preliminary Evaluation Introduction
The University Avenue Grand Corridor project is planned to transform the corridor to a mixed-use boulevard designed for all modes of travel. The project aims to encourage non-driving options, provide place-making for new and existing land uses, and incorporate “complete streets” principles that make the corridor safer and more efficient. University Avenue is a four-lane major thoroughfare with Class II bike lanes and nearly continuous sidewalks on both sides. The project area is defined as the 1.2 mile stretch from Donohoe Street to Kavanaugh Drive.

This memorandum qualitatively describes the anticipated effects on vehicular traffic flow, as well as bicycle, pedestrian, transit, and emergency vehicle considerations. Further study, such as a detailed traffic operations analysis, may be conducted in future phases of the project to provide a more indepth understanding of project effects.

Project Description and Purpose
The proposed project would maintain two travel lanes in each direction north of the Bay Road intersection and at the Donahoe Gateway to support connections to destinations outside the city. The project proposes a “road diet” between Bay Road and Donohoe Street as shown in Figure 1 to improve safety, reduce speeds, and create a corridor that serves local businesses. A road diet is a transportation strategy that reduces or reallocates vehicle travel lanes on a roadway to slow traffic, reduce crashes, and improve comfort for people biking and walking. The project would upgrade existing Class II bike lanes to one-way Class IV bikeways from Kavanaugh Drive to Runnymede Street and bidirectional bikeways on the west side from Runnymede Street to Donohoe Street. The project also includes wide continuous sidewalks along both sides of the corridor.

The project builds on previous City efforts to transform the University Avenue Corridor. The project’s vision supports the City’s General Plan vision for the corridor including enhancing gateways, calming traffic and narrowing roadways, including pedestrian amenities and signage, and not significantly impacting emergency response routes. The Economic Development Strategic Plan (2026) identifies University Avenue south of Bay Road as a link to strategic development sites and acknowledges that high traffic volumes and unfriendly pedestrian experiences are barriers to business success. 426
University Avenue Road Diet Preliminary Evaluation | 2
Figure 1: Project Location
Source: CSWST2, 2026.

Road Diet Alternative Comparison
The following section describes anticipated effects on vehicular traffic flow, as well as bicycle, pedestrian, transit, and emergency vehicle considerations.

Traffic Operations
Fehr š Peers collected typical weekday traffic counts at multiple locations along the corridor in October 2025. The average daily traffic (ADT) varies between 19,000 and 24,000 vehicles along the entire project corridor from Donahoe Street to Kavanaugh Drive. The ADT along the road diet section between Bay Road and Donahoe Street is between 19,000 and 21,000. FHWA1 states that road diets are typically implemented on streets with average daily trips of up to 25,000 vehicles. The proposed road diet location along University Avenue is within the recommended ADT to implement a road diet, indicating that existing operations may be maintained with appropriate signal timing and corridor management.

Basic Level of Service (LOS) for urban street segments was considered using the methodologies presented in the Highway Capacity Manual (HCM), 7th Edition. However, these methods are based on steady-state traffic conditions and are not well suited for analyzing unsteady operations such as recurring congestion and queue spillback to upstream intersections. Both conditions have been 1 FHWA Proven Safety Countermeasures: Road Diets (Roadway Reconfiguration); https://highways.dot.gov/safety/proven-safety-countermeasures/road-diets-roadway-reconfiguration 427
University Avenue Road Diet Preliminary Evaluation | 3
observed in the field along University Avenue. As a result, basic HCM urban street segment methodologies are not expected to provide reliable LOS estimates for this corridor.

To more accurately assess operational performance, a microsimulation analysis will be conducted in a future phase of the project to evaluate peak period traffic operations, including LOS, for University Avenue under the road diet alternative. The microsimulation analysis will be conducted using SimTraffic, a traffic simulation software that replicates the movement and interaction of individual vehicles. This approach provides a more realistic representation of complex traffic conditions, including congestion, queue formation, and the effects of signal timing and coordination along a street corridor.

Traffic Diversion
Changes to roadway design can influence how and when people travel. While increased roadway capacity can lead to induced traffic, where additional capacity encourages more driving, the opposite effect can also occur with road diets. Road diets may reduce overall vehicle demand on a corridor as some trips shift to other nearby arterials or regional routes, shift to other modes such as walking, bicycling, or transit due to improved facilities that encourage mode shift, adjust travel to off-peak periods. Traffic management strategies may be considered to prevent traffic from cutting through neighborhood streets if traffic diverts due to the road diet, including signal timing adjustments, turn restrictions at key intersections, and targeted traffic calming measures such as narrowing lanes, raising crosswalks, extending curbs, and installing speed humps.

A substantial share of traffic on University Avenue appears to serve regional travel between U.S. 101 and the Dumbarton Bridge, connecting the Peninsula to the East Bay. However, the proportion of trips originating from East Palo Alto and nearby cities such as Palo Alto or Menlo Park, compared to trips originating elsewhere on the Peninsula or in the South Bay, remains uncertain without additional data collection. While some traffic may divert to nearby arterial roadways such as Willow Road, other regional traffic may shift to alternate bay crossings such as the San Mateo–Hayward Bridge. This could potentially reduce demand on University Avenue and adjacent arterial roadways.

To better understand potential traffic diversion under the road diet alternative, an traffic origin-destination study could be conducted in the future phase of the project. This analysis would help identify where trips using University Avenue originate and end, as well as which routes traffic may shift to following roadway changes. Fehr š Peers has applied this approach to evaluate traffic patterns following the closure of the Great Highway in San Francisco, using “big-data” sources to identify key travel patterns and diversion routes.

Bicycle Travel
The bicycle performance along the University Avenue corridor under the road diet alternative can be qualitatively studied using the Level of Traffic Stress (LTS).

LTS is a bicycle performance metric that measures the bicycle comfort of a street. The comfort of the bicycle and pedestrian experience is an important consideration for where people choose to walk and bike and can affect a user’s willingness to travel by bike or foot. LTS is measured from high stress (LTS 4) to low stress (LTS 1). LTS 4 is a high stress environment without physical bicycle infrastructure that is generally suitable for more confident cyclists. LTS 1 is low traffic stress with protected bike lanes and slower vehicle speeds, that is generally suitable for all cyclists. Figure 2 defines the LTS categories.
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University Avenue Road Diet Preliminary Evaluation | 4
Figure 2: Level of Traffic Stress
Source: Mineta Transportation Institute, 2022.

There are various factors that can influence LTS. These include the presence (or lack) of bicycle facilities, the type of bicycle facility, posted and observed speeds, the number of travel lanes, and presence of on-street parking near bicycle facilities.

Under existing conditions, the University Avenue study corridor is generally LTS 3 due to the presence of Class II bike lanes, the four vehicle travel lanes, lack of separation from vehicles, and high traffic volumes. The Mineta Institute Low Stress Bicycling Network Connectivity Report2 describes traffic stress criteria for segments including physically separated bikeways and street width (number of lanes). Bicycle facilities that are physically separated from vehicle traffic have the lowest level of traffic stress. Examples of physically separated bicycle facilities include cycle tracks or paths, and physical separation includes bollards, curbs, landscaping, and parking lanes. Additionally, the number of traffic lanes directly affects traffic stress. According to the Mineta Institute, streets with 4-5 lanes and a speed limit of 25 mph are considered LTS 3. As a result of separated bicycle facilities and vehicle lane reduction, under the road diet alternative, the University Avenue study corridor would likely become LTS 1 or 2, a substantially lower stress bicycle facility.

This preliminary LTS analysis is based on high-level corridor concepts. Further study may be considered in a future phase of the project to evaluate LTS conditions for the road diet alternative based on detailed corridor design.
2 Low Stress Bicycling Network Connectivity Mineta Institute 429
University Avenue Road Diet Preliminary Evaluation | 5
Pedestrian Travel
The project introduces continuous sidewalks along both sides of the road filling in gaps near the Bay Road intersection. The project proposes elements to enhance pedestrian experience including places to rest, street trees, art, and mid-block crossings. Pedestrian improvements can be evaluated by continuous sidewalk mileage, crossing opportunities, and pedestrian conflict points. Filling sidewalk gaps provides more continuous sidewalk mileage along the corridor. The addition of mid-block crossings improves connectivity and creates crossing opportunities. Lastly, the reduction of vehicle travel lanes may reduce pedestrian conflict points. While the number of lanes remain the same under the road diet alternative, fewer congested passenger vehicle lanes reduce levels of pedestrian exposure to vehicles.

Transit Operations
Under existing conditions, there are 5 SamTrans buses per hour per direction. The total peak transit vehicle frequency is 7 to 8 vehicles per hour per direction including school buses and private employer shuttle buses. The project proposes improved lighting and seating along the corridor to provide well-lit spaces to wait for transit. The addition of separate bicycle facilities may reduce conflict between buses and bikes by physically separating travel modes and minimizing interactions at bus stops.

The proposed road diet may introduce delays or queues at bus stops from the lane reduction. Bus stop treatments such as bus bays may reduce the effects on traffic and reduce conflicts with other vehicles. Currently, there are not sufficient buses to justify a dedicated transit lane. However, if additional transit service is added in the future, improvements such as transit priority signals or transit lanes can be considered.

Emergency Vehicles
The addition of dedicated emergency service lanes may enhance efficiency and offer better access for emergency vehicles along the corridor. Emergency service lanes improve emergency response times, increase access, and enhance safety by providing designated space for emergency vehicles.

To evaluate the effectiveness of emergency service lanes, a response time study can be conducted to assess whether the addition of dedicated emergency service lanes improves emergency vehicle travel speeds and reduces response times.
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University Avenue Road Diet Preliminary Evaluation | 6
Conclusion
The preliminary evaluation of the effectiveness of the road diet can be summarized in Table 1 below for traffic operations, traffic diversion, bicycle and pedestrian travel, and transit and emergency vehicle access. The road diet evaluations are qualitative and may require further study.

Table 1: Evaluation Summary
Corridor Evaluation Metric Existing Conditions Conditions with Road Diet Traffic Operations High levels of peak hour
congestion
High levels of peak hour
congestion
Traffic Diversion High levels of traffic diversion
due to corridor congestion
Continued diversion, potential
for additional countermeasures
to be incorporated into project
Bicycle Travel
High bicycle traffic stress level
due to traffic congestion and
lack of separation from vehicles
Protected bicycle facilities
reduce bicycle traffic stress
level
Pedestrian Travel
Sidewalk gaps, limited crossing
opportunities, and high
exposure to vehicle traffic
Continuous sidewalk, addition
of mid-block crossings, and
reduced exposure to vehicle
traffic improve pedestrian
walking environment
Transit Operations Conflict between cyclists and
transit vehicles at transit stops
Protected bicycle facilities
minimize conflicts between
cyclists and transit vehicles
Emergency Vehicles
Congestion affects emergency
response time and access to
neighborhoods along the
corridor
Dedicated emergency service
lanes improve emergency
vehicle travel speeds and
response time
Source: Fehr š Peers, 2026.
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Community Engagement Summary
This memorandum summarizes community input received through the Preferred Corridor Vision engagement for the University Avenue Grand Corridor Project. including feedback from the inperson workshop held on January 29, 2026, and a concurrent online survey. The summary describes the project background and outreach approach, summarizes community feedback on the proposed Corridor Vision, and provides an overall synthesis of community perspectives.

About the Project
The City of East Palo Alto is undertaking the University Avenue Grand Corridor project to develop a long-term planning vision for the city's central corridor. The project is guided by the City’s General Plan, which envisions the transformation of University Avenue from a cut-through corridor into a beautiful mixed-use corridor.

The University Avenue Grand Corridor project engaged the community to shape that vision and develop a plan for a University Avenue streetscape design that:
• Encourages pedestrian, bicycle, transit, carpooling, shared-ride options, and improved parking over automobile usage,
• Provides place-making for new and existing developments, and • Incorporates complete streets principles that serve all modes of transportation and make the corridor safer and more efficient for all users and residents.

Engagement Process
During the development of the
corridor visioning and concept
development phases of the
project, the community was
invited to participate in three
engagement touchpoints.

1. Values and Goals

2. Vision Concepts/Options

3. Preferred Vision/Corridor Concept
Each touchpoint included both an in-person workshop and an online survey. Parallel content and questions were shared in both in-person and virtual formats in order to allow community members to participate regardless of schedule. Approximately 65 community members participated in the events across the three touch points. All materials were provided in both English and Spanish.

The in-person workshops were held on October 29, 2025; December 18th, 2025, and January 29, 2026 from 5:30–7:30 PM at the Lewis and Joan Platt East Palo YMCA City Room. Each workshop included a catered meal and raffle of two $50 gift cards. In addition to the three public engagement touchpoints, the project team presented to the Public Works and Transportation Commission on December 17th, 2025.
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East Palo Alto City CouncilMarch 3, 2026

East Palo Alto City Council
March 3, 2026