PUBLIC HEARING
2. D19-0009 and TM19-0004 – Jan Unlu – 376 First Street The applicant requests Design Review Approval and a Tentative Subdivision Map for a new four-story building that includes 15 residential condominium units, one level of underground parking for 23 parking spaces and a common rooftop area. The project is recommended to be categorically exempt from environmental review pursuant to Section 15332 (Class 32), Infill Exemption of the California Environmental Quality Act (CEQA) Guidelines. Project Manager: Golden
Staff Presentation
Interim Planning Services Manager Golden presented the staff report recommending to the City Council approval of design review and subdivision applications D19-0009 and TM19-0004 per the findings and conditions contained in the resolution.
City Attorney Houston noted a typo in condition No. 31 and that this is a Housing Accountability Act project.
Commissioner Questions for Staff
Commissioner Mensinger asked what the justifications/findings are for allowing concessions.
Answer: City Attorney Houston said it is the City’s burden, no longer the applicants. The concession has to result in cost savings for providing affordable housing units, in which we ask for reasonable documentation provided in their density bonus report.
Commissioner Mensinger asked if the extra height waivers for a rooftop deck is necessary.
Answer: City Attorney Houston said that you cannot strip amenities from the project per case law.
Chair Bodner asked about the need for an economic study to lower the plate height of a building.
Answer: City Attorney Houston said the burden is the City’s, but we would have documentation to back it up.
Vice-Chair Doran asked a question about the height of the elevator overrun.
City Attorney Houston said that would be a question for the developer.
Commissioner Steinle asked about the on-menu and off-menu concessions we have.
Answer: City Attorney Houston said the off-menu concession must prove necessary to result in cost savings for the project for providing affordable housing units. Findings have to be made to deny a concession.
Commissioner Ahi asked about the measurement of the roof height for the elevator.
Answer: Interim Planning Services Golden said you add 12 feet to the height of the building and that is where you get your height for the elevator and stair overrun and said that it is difficult to determine the height with the variation in roof features. 172
Agenda Item # 7.
Planning Commission
Thursday, February 17, 2022
Commissioner Ahi asked about the front area landscaping meeting the 60%.
Answer: Interim Planning Services Golden said it is very challenging to provide the landscaping required at 60% and other projects have asked for waivers from this.
Applicant Presentation
Property Owner/Applicant Jan Unlu provided a brief introduction.
Project architect Brett Bailey provided an overview of design objectives and changes made to the design of the project per the Commission’s direction.
Commissioner Questions for the Applicant/Architect
Commissioner Steinle asked what time the restaurant is open during the day.
Answer: Property owner/applicant Jan Unlu said the restaurant opens at 4:30 pm Tuesday through Sunday.
Commissioner Steinle asked about the base density and the height of the building inside the top of the roof deck.
Answer: Project architect Brett Bailey said they have been sensitive to height. The structural roof deck was designed within the 46-foot “on-menu” concession height limit. If they requested the extra 10 feet, he did not know if it would that be acceptable to City staff.
Commissioner Roche asked how the bikes are going to get from the basement to street.
Answer: Project architect Brett Bailey said people would take them down the ramp like the vehicles.
But will need to be careful with the trench drains in the ramp. They could use elevator as well.
Commissioner Steinle asked if the privacy issues to the ground floor unit with the ramp in the front had been addressed.
Answer: Project architect Brett Bailey said he is showing obscured glass on the lower portion of the window for privacy as the peer review architect noted. But he thought the option should be open to the resident because it may not be an issue for them, or they may rather use blinds or shades.
Commissioner Steinle asked a question about the mechanical lift in the parking structure.
Answer: Project architect Brett Bailey said the same system was used for the project at 4880 El Camino Real and described how the system works. Each individual spot is very secured. The sleds specified for this project are the largest on the market and the sled size is the 9 feet by 18 feet as required by the City.
Commissioner Roche asked what the first-floor unit height was above grade.
Answer: Project architect Brett Bailey said the height of finished floor of the first story is 30 inches from grade and it has to do with the grade of the ramp in the garage. 173
Agenda Item # 7.
Planning Commission
Thursday, February 17, 2022
Public Comments
Resident Roberta Phillips
• Concerned about the building height in addition to the zoning code; • The rooftop deck is unnecessary and does not help the downtown vitality; • The planter wall along First Street will make it difficult for pedestrians; and • This project ignores the downtown building committee’s recommendations.
Saleen Damerdji
• Supports the project adding to the downtown and housing; • The bike storage could be designed better, as it is a long way to get to the storage area and there is a blind turn; and
• Cited government code and court case findings to approve the project.
Resident Jeanine Valadez
• Supports increased housing in Los Altos;
• Project stays within the guidelines, waivers, and concessions; • The bicycle situation and electric bike chargers and spaces need to be better addressed; • Asked if a shadow study had been done;
• The roof deck adds recreation space for residents and community, and it is a critical amenity.
This area is also pulled away from the edges of the building and gives the residents and their guests a place to go and relax; and
• These building heights belong in the downtown away from the R1 districts.
PC DISCUSSION
Commissioner Ahi
• There has been an overall improvement in the design, but could be improved even more; • The building could use more articulation to break up the larger masses and vertical planes; • Swap the colors on the south elevation so the stair tower is white and other portion is dark; • Not sure where the elevator and roof top deck heights should be measured from, how much height should be allowed, and could it be lowered;
• Concerned about the single elevator element sticking out and it needs to be softened or blended into the overall roof design;
• Supports the concession and waivers; and
• The Commission should be specific about the direction they give to the applicant.
Commissioner Roche
• Amenities of a rooftop deck are nice, but costly and need to be addressed for the moderate rate affordable units;
• How tall is the wooden screen wall around the rooftop deck? • The finished first floor could be dropped to lower height; • Push the building back to create more space at the front yard for landscaping; • Supports the peer review comments to address massing and vertical planes, but did not agree with everything;
• The landscaping in front while limited in space is attractive; and • Likes what was done with the balconies.
174
Agenda Item # 7.
Planning Commission
Thursday, February 17, 2022
Commissioner Mensinger
• Building appears too tall, elevator tower too big and bulky and the massing of the tall and skinny building is accentuated by the use of materials and needs to be reduced; • Peer review comments were useful and there was a missed opportunity to incorporate them; and
• Apprehensive about moving the project forward and would like to see some concrete changes when it comes back to the Commission to reduce the massing.
Commissioner Steinle
• Agrees with previous Commissioner comments;
• Building is too vertical and bulky and needs further articulation; • Supports Commissioner Ahi’s recommendations to address the elevator tower by softening a and blending it into the roof design;
• The rooftop could be denied because it is separate common area and there is no cost savings to building the affordable units;
• Rooftop should be measured to the roof deck at approximately 46 feet in height; and • Does not support rooftop amenities for maintenance concerns and they do not add to the downtown environment.
City Attorney Houston commented on the density bonus report, concession and waiver requests. No evidence in the record to find that the concession and waiver are not justified.
Vice-Chair Doran
• Understands the density bonus report and financial terms that it addresses to include the affordable units;
• She also struggled with the roof top deck and the height of the elevator tower; • Should be very specific in direction to applicant with regards to changes to be made; • The stair and elevator towers should be adjusted per Commissioner Ahi’s comments to soften the towers with use of materials and other exterior features; and • Head height of elevator cab needs to be shown in the design details.
Commissioner Marek
• Made comments with regards to building height;
• Appreciates the design features and likes the building; • Does not support rooftop decks and do not need the outdoor space because of the park across the street; and
• Mechanical parking structures will need to be replaced in the future.
Commissioner Roche
• Concerned about fire access; and
• No guest parking is included with this project.
Vice-Chair Doran
• Commissioners need to have a better understanding of mechanical parking systems and we need to have a study session or presentation on them and how they work; and • Need some better information on the rooftop deck features and how they work and are built. 175
Agenda Item # 7.
Planning Commission
Thursday, February 17, 2022
City Attorney Houston commented on the density bonus report, the allowance of the rooftop deck for feasibility, that an economic analysis would need to be done to prove otherwise, and the burden would be on the city.
Chair Bodner
• The height comparison that staff included was helpful and she does not think a few feet difference in height will matter;
• Vitality is coming to the downtown and is a great vision for it that she endorses; • Commented with regard on how to account for height measurement and rooftop screening features;
• Is comfortable with the four-story buildings;
• Unrealistic expectations regarding the elevator shaft as it is a small portion of the overall building;
• Appreciates the changes to the architectural design to address their concerns including moving the building entrance, the color, fenestration, materials, window detail, and additional landscaping;
• Do not get hung up on the concessions and waivers because there are case laws that do not support denying the density bonus exceptions;
• Minor aesthetic changes could be supported, but does not support changes to the height; and • The rooftop deck design was already modified to be more centralized and lessen impacts.
Additional Discussion
Project architect Brett Bailey stated that the mechanical screens were the result of previous commissioner concerns; that the jacuzzi could be removed as a feature of the roof deck; and he is open to ideas on improving the stair and elevator towers.
Property Owner/Applicant Jan Unlu made some closing comments in support of the project.
Motion to Approve:
Action: Upon motion by Vice-Chair Doran, seconded by Commissioner Mensinger, the Commission recommended approval to the City Council of design review and subdivision applications D19-0009 and TM19-0004 per the findings and conditions contained in the resolution and with the following direction:
• Provide a horizonal break from the second story finished floor to the roof feature and the same at the stair tower;
• Visually break up the vertical elevator overrun at roof deck; and • Add different exterior materials to soften and break up the vertical massing.
The motion was approved (7-0) by the following vote:
AYES: Ahi, Bodner, Doran, Marek Mensinger, Roche and Steinle NOES: None
SPECIAL ITEM
3. Election of Chair and Vice-Chair
Action: Upon a motion by Chair Bodner, seconded by Commissioner Ahi, the Commission nominated Vice-Chair Doran as the new Chair.
176
Agenda Item # 7.
PLANNING COMMISSION
AGENDA REPORT
Meeting Date: February 17, 2022
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project Prepared by: Steve Golden, Interim Planning Services Manager Reviewed by: Laura Simpson, Community Development Director Erik Ramakrishnan, City Attorney’s Office
Initiated by: Ismail Jan Unlu
Attachments:
A. Draft Resolution with Findings and Conditions
B. Class 32 Infill Development Projects CEQA Exemption Documentation, EMC Planning Group, June 7, 2021
C. Traffic Analysis for 376 First Street, Fehr and Peers (September 8, 2020) D. Planning Commission Study Session Minutes, August 1, 2019 E. Complete Streets Commission Agenda Report, December 1, 2021 F. Applicant submitted materials
• Approved Story Pole Plan and Story Pole Certification • Density Bonus Report
• Mechanical Lift System Schematics
• Design Review Narrative, Dahlin Group
• Waste Hauling Service Review, Mission Trail (email dated May 19, 2020) G. Architectural Design Peer Review, Cannon Design Group H. Santa Clara County Fire Department Comments/Conditions I. Project Vicinity and Notification Maps
J. Public Correspondences
K. Project Design Plans and Tentative Subdivision Map
Recommendation:
Recommend to the City Council approval of design review and subdivision applications D19-0009 and TM19-0004 per the findings and conditions contained in the resolution.
Environmental Review:
This project is recommended to be categorically exempt from environmental review under Section 15332 (Class 32) of the California Environmental Quality Act (“CEQA”) because it is an in-fill development on a site in an urban setting that is under five-acres in size that is substantially surrounded by urban uses and does not contain significant natural habitat for endangered species (in that the project site is already developed with urban uses). The development proposal is consistent with the
PUBLIC HEARING
Agenda Item #3
177
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 2
General Plan and Zoning Ordinance, as set forth in this staff report does not result in any significant effects related to traffic, noise, air or water quality, and is adequately served by all required utilities and public services, and none of the exceptions stated in CEQA Guidelines Section 15300.2 to applicability of the exemption are present. More detailed information regarding the Class 32 exemption is contained in Attachment B.
Project Description:
This is a development proposal that includes Design Review and Subdivision Tentative Map applications for a new multiple-family residential building on a 0.20-acre (8,670 square foot) parcel at 376 First Street. The project site is designated as Downtown Commercial in the General Plan and zoned Commercial Downtown/Multiple Family (CD/R3). The existing site, which is located on the southwest side of First Street between Whitney and Lyell Streets, includes a 3,600 square foot onestory commercial building that is used as a restaurant. The remaining portion of the lot is covered with surface parking and minimal landscaping. The current site obtains access to First Street from two driveways abutting the side property lines. An asphalt walkway exists along the entire lot frontage, but doesn’t conform to a standard public sidewalk. A 15-foot wide parcel owned by the County of Santa Clara abuts the property to the rear and is adjacent to the Foothill Expressway right-of-way.
The Applicant proposes to demolish the existing building and construct a four-story building with 15 for sale residential condominium units, one level of underground parking with 23 parking spaces, 12 bicycle parking spaces, and a common useable rooftop area (Project). The existing driveway located at the northern project boundary will provide access to the underground garage. The Project will install a public sidewalk along First Street that will conform to City standards. The Applicant is offering three affordable units at the moderate-income level (20% affordable); therefore, is eligible for up to two development concessions per State Density Bonus Law and Section 14.28.040 of the Multiple Family Affordable Housing Ordinance. The Applicant is requesting “off-menu” concessions to increase the building height and a reduction in the required landscaping area in the front yard area.
The Applicant is also requesting development waivers to extend the building’s elevator beyond the allowable height exception in the zoning ordinance, an encroachment into the horizontal and vertical clear space required for installing mechanical parking lifts, and an encroachment into the front setback area. Additionally, the applicant is requesting a reduced number of parking spaces pursuant to the State Density Bonus and Affordable Housing Ordinance.
The following information and table summarize the project’s technical details:
GENERAL PLAN DESIGNATION: Downtown Commercial
ZONING: Commercial Downtown/Multiple Family (CD/R3)
PARCEL SIZE: 8,670 square feet (0.2-acres)
MATERIALS: Smooth texture stucco and horizontal wood exterior siding, stone veneer base, metal wall panel accents,
standing seam metal roof, metal railings, metal panel
awning, and aluminum clad windows and doors
178
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 3
Existing Proposed Allowed/Required
FLOOR AREA: 3,600 sq ft 22,168 sq ft1 N/A2
SETBACKS:
Front
Rear
Right side
Left side
23.7 feet
0 feet
32 feet
0 feet
8.4 feet3
10.33 feet5
7 feet
7 feet
10 feet
10 feet
0 feet
0 feet
HEIGHT:
Top of roof deck
Midpoint of gable
Top of rooftop trellis
Top of stair tower
Top of Elevator
Override
15 feet4
-
46.7 feet
50.75 feet
55.1 feet
55.5 feet
62.1 feet
35 feet
PARKING: 10 spaces 23 spaces 23 spaces6
DENSITY: - 75 du/ac N/A2
1 Gross floor area. This does not include the underground garage area. 2 The CD/R3 District does not have a maximum floor area or density requirement. 3 The 2nd
-4
th stories are setback 8.4 feet. The ground story is setback 11 feet to the front property line. 4 Approximate height.
5 The 2nd
-4
th stories are setback 10.33 feet. The ground story is setback 12.2 feet to the rear property line. 6 With the alternative parking ratio pursuant to Density Bonus Laws applied.
Background:
Planning Commission Study Session
On August 1, 2019, the Planning Commission held a study session to review and provide feedback on the Project’s architectural and site design. While there was a variety of concerns expressed, some of the shared concerns included the following: the orientation of the building entrance not facing First Street; the gable design did not appear integrated into the overall design; improve upon the window fenestration details; lack of landscaping in the front yard area; overall concerns regarding the front façade design and having a human scaled entrance; the height of the building and the additional height of the elevator tower; other vertical features of the building that accentuated the height; active roof deck area and potential impact to neighbors; large windows that might have a potential privacy impact towards neighbors; and the lack of a gate on the underground garage. A copy of the Planning Commission study session minutes are included as Attachment D.
SB330
Development project applications submitted after January 1, 2020 are subject to SB-330, the Housing Crisis Act of 2019. The application was submitted on December 18, 2019; therefore, the project is not considered an SB330 project.
179
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 4
Complete Streets Commission
On December 1, 2021, the Complete Streets Commission (CSC) held a public meeting to consider the Project. Pursuant to Section 14.78.090 of the Zoning Code, an application for City Council design review shall be subject to a multimodal transportation review and recommendation to the Planning Commission and City Council by the Complete Streets Commission as part of the approval process in order to assess potential project impacts to various modes of transportation such as but not limited to bicycle, pedestrian, parking, traffic impacts on public streets, and/or public transportation. The CSC members expressed the following concerns regarding the project:
• The use of mechanical lift systems including backup power requirements and other maintenance activities, and resident acceptance/use of mechanical systems; • Queuing of cars on the street at driveway entrance. Requested 18 feet between the garage door and the face of the curb and a maximum garage door opening time of 15 seconds to reduce vehicle and pedestrian conflicts;
• Visibility at the top and bottom of ramp for on-coming cars and pedestrians at street level; • Not enough bike parking spaces for all residents and the inclusion of electrical power to the Class I parking area; and
• Concern regarding the number of vehicle parking spaces and potential spillover onto First Street and other parking areas (however, commission was made aware of the reduced number of parking spaces required imposed by State Housing Density Bonus regulations).
Following the discussion, the CSC voted 4-3 to recommend approval of the Project to the Planning Commission and City Council. The CSC agenda report is contained in Attachment E. At the time of this report publication, minutes from the December 1, 2021 meeting were not available.
Story Pole Installation
Pursuant to the City Council Policy, the Applicant installed story poles per the approved plans as verified by the Applicant’s civil engineer/surveyor on January 24, 2022 as found in the certification letter included in Attachment F.
Discussion/Analysis:
General Plan
The General Plan contains goals and policies for the Downtown in the Land Use Element, Community Design & Historic Resources Element, Economic Development Element and Housing Element. Together these elements emphasize increasing commercial vitality while promoting a pedestrian friendly environment, preserving the small-town village atmosphere, and creating residential opportunities including affordable housing. The General Plan also identifies the Downtown as a Special Planning Area and references the City adopted Downtown Urban Design Plan (1992) in the various elements cited above. On August 28, 2018, the City Council adopted the Downtown Vision Plan, which functionally replaced the Downton Urban Design Plan, but did not amend the General Plan for inclusion. The Downtown Vision Plan was not considered a regulatory document, but as a guidance document to guide public and private investments in the downtown and as a background document for regulatory changes should the City determine to implement. 180
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 5
The Land Use Element combined with the Economic Development Element encourages intensification in the Downtown while also requiring that new development be compatible with the character of the small-town atmosphere serving commercial needs of residents and visitors. The Land Use element encourages retail and commercial services on the first floor with residential on upper stories emphasizing the need for affordable housing. The Economic Development Element also supports this goal with emphasis of increasing the attractiveness of the Downtown area to shoppers and pedestrians to enhance the economic vitality. The Project will provide an additional fifteen residences in the Downtown area that incrementally increases the demand for commercial uses on other remaining commercial properties within the Downtown area. Of the fifteen new residential units, three are proposed to be restricted to moderate income levels. In addition, the Project will improve the pedestrian environment by replacing the non-conforming pedestrian walkway along the frontage of property with a standard public sidewalk, remove existing parking at the front of the property that currently conflicts with the pedestrian environment and overall provide for a more attractive pedestrian setting with landscaping and other improvements.
The Community Design and Historic Resources Element identifies the Downtown as the historic center of commerce and characterizes the Downtown triangular area as a walkable, pedestrian friendly environment with a mix of uses to serve the community. Although First Street has historically had more one and two-story buildings setback away from the street, the proposed Project is more consistent with the height of other recent development projects approved and under construction along First Street. As discussed in the previous paragraph, the Project will improve the visual appearance and pedestrian access along the First Street corridor by removing the surface parking within the front yard area and provide building setbacks closer to the sidewalk, consistent with other recently approved developments.
The Housing Element encourages maximum densities of residential development and mixed-use development projects within the Downtown as well as facilitating affordable housing. While the CD/R3 Zoning District doesn’t have a specific density threshold, but instead relies on the height limit, setbacks and on-site parking requirements to establish a functional density. To determine a theoretical base density, the Applicant provided a theoretical “base” project using an average unit size and within the required building height and setback (see Attachment F). The base project results in 12 units or 60 units per acre. The Applicant is proposing a total of 15 units, which equates to a density of approximately 75 units per acre. The proposed Project, with a density of 75 dwelling units per acre, would be similar to other multiple-family projects in the Downtown Triangle area. For comparison purposes, the residential projects under construction projects at 450 First Street and 425 First Street are each 74 units per acre and the mixed-use project under construction at 385-389 First Street is 46 units per acre. The recently approved residential project at 440 First Street is 31 units per acre.
Downtown Vision Plan
The Downtown Vision Plan (Vision) is a community-based effort to provide the Los Altos community with a vision for the future of the Downtown Triangle to guide growth and development over the next 20 years. The Vision acts as the guiding document for future development of the Downtown, maintaining the community’s history, values, and desired intensity of development, while also allowing for incremental change intended to facilitate a unique, vibrant village that exemplifies the exceptional character and qualities of Los Altos.
181
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 6
As it relates to the proposed project, the Vision provides guidance with regards to land use policies including economic and housing, built environment/development standards, and circulation. The proposed project is within the First Street District which is envisioned to have a variety of uses with enhanced pedestrian and vehicular facilities to attract people towards the Downtown center. It encourages new development to anticipate and design for mixed-use development with ground-floor commercial including high quality facades with residential above. Residences in the Downtown will likely be supportive of increasing affordable units in Los Altos by either directly providing income restricted or units that are more affordable by design (i.e. smaller units). With regards to the built environment, the Vision allows for taller buildings up to three-stories, but encourages upper floors to be stepped back to increase the articulation and massing of the upper story. The Vision identifies pedestrian and bicycle facilities as a key attribute of the Downtown and the community’s expressed concern for further improvements. The First Street corridor was specifically identified as having opportunities to improve the pedestrian, bicycle, and vehicular movements to facilitate movements in the Downtown.
The proposed Project supports the overall goals of the Vision since it seeks to redevelop the site and provide for more intense residential density, which is anticipated and encouraged in the Downtown.
As discussed in other sections of this report, the Project proposes affordable housing, improvements to the pedestrian environment, Class II bicycle parking at the streetscape, and the height of the building is consistent with other approved buildings on First Street that have taken benefit from development concessions of the State Density Bonus Laws and the city’s Multiple Family Affordable Housing Ordinance.
Zoning District and other Development Standards
Objective Development Standards
With regards to objective development standards in the CD/R3 Zoning District, the Project includes a rear yard setback of 10.33 feet, whereas the required minimum setback is 10 feet. The proposed side yard setbacks are seven feet on both the left and right sides, whereas the CD/R3 Zoning District does not have minimum side yard setback. The front yard setback at the ground story is 11 feet, but the upper stories (2nd-4
th) have an 8.4-foot setback, whereas ten feet is required. The front setback is being measured from the property line, however, a one-foot pedestrian access easement along the front of the property will be added to the existing street width consistent with other recent approved projects along First Street to functionally increase the sidewalk width. The 8.4-foot front yard setback does not comply with the Zoning District standards, however the applicant requests a development waiver pursuant to Density Bonus Law (see further discussion below).
Pursuant to Section 14.52.060 of the Municipal Code, the Project is required to provide a minimum 60% of softscape surfaces (plant material) within the front and rear landscaped yard areas. The Applicant is providing approximately 60% of the rear yard area with softscape surfaces, however the front yard has only approximately 20% of the yard area landscaped. The Applicant is requesting a development concession pursuant to State Density Bonus Law and the Affordable Housing Ordinance to reduce the amount of landscaping required as discussed in the Density Bonus Report submitted by the Applicant (Attachment F). According to the report, a substantial increase in the setback would be necessary in order to provide the required the amount of landscaping and to accommodate other elements such as the trash staging area, walkways, and the underground garage 182
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 7
ramp. Staff also notes that on other similar projects along First Street, utility features and clearance requirements from utility services can also conflict with landscaping.
Pursuant to the CD/R3 Zoning District, the maximum allowable building height is 35 feet. With regards to how building height is measured, Section 14.66.230 of the Zoning Code defines building height as the measurement from the grade to the top of the roof deck for a flat roof and the measurement from the grade to the height of the midpoint between the top plate and ridge for a gable roof. Staff has provided a variety of building height measurements according to this definition in the table on page 3. The Zoning Code doesn’t address trellis features proposed on top of a main building structure as a separate accessory structure; therefore, staff determined that the top of the trellis feature should be considered the top roof deck. The measurement from grade to the top of the trellis feature is 55.1 feet. This exceeds the maximum building of 35 feet; however, the Applicant requests to utilize a second development concession pursuant to State Density Bonus Law and the Affordable Housing Ordinance to increase the allowable height (further discussed below).
When considering the trellis feature as the height of the building as outlined above, the stairwell feature is 0.4 feet taller and the elevator override is 6.6 feet taller than the height of the building whereas a 12- foot height exception is allowed (Section 14.66.240(F) of the Municipal Code). The Applicant’s Density Bonus Report includes a development waiver request for an elevator height in excess of the height exception, however the report assumes the building height measurement to the main roof deck at 46.7 feet in height is applicable. In addition, height exceptions are also allowed for mechanical equipment required to operate and maintain the building pursuant to Section 14.66.240(E) and for photovoltaic panels up to 12 feet in height.1 The roof deck plan shows mechanical equipment such as condensers and photovoltaic panels.
CD/R3 District Design Controls
In addition to complying with standard Design Review findings (see below), the project must address the CD/R3 District’s Design Controls (Section 14.52.110), which include design requirements such as reducing the apparent size and bulk, access to the street, relationship to the Downtown and implementing goals and objects of Downtown plans, activating the street frontage and screening rooftop mechanical equipment. Please note that the Design Review application was submitted on December 18, 2019 and went through a variety of iterations and resubmitted design plans to address a variety of code compliance issues. The final set of plans was accepted prior to Ordinance 2021-478 (Design Controls that effectively adopted objective design standards) went into effect and therefore is subject to Ordinance 10-346, which was the effective district design controls. Below is a summary of how the project addresses the Design Controls and are further detailed in the resolution (Attachment A).
• In terms of size and bulk, the building is divided into smaller elements using building articulation with vertical building wall planes being recessed or projected as well as balcony bays being recessed with some balconies elements projecting outward. The articulation provides for visual interest and breaks up the building into 20-25 wide sections. 1 Rooftop mechanical equipment is limited to 4% of the overall rooftop area, whereas photovoltaic panels are excluded from this limitation.
183
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 8
• The first floor is recessed and has a greater front yard setback than the upper stories which creates a horizontal element that separates the first floor from the upper floors. • The primary access to the building is along the front with direct access to the public sidewalk.
The front entry is recessed and designed at a human scale. The front façade, entries, and pedestrian scaled features contributes to the streetscape environment of the Downtown; • The Project includes landscape features at the street level and enhances the pedestrian environment by constructing a public sidewalk that is wider than the minimum required; • A significant portion of the front façade includes window glazing and/or entrances; • On-site parking improvements and parking spaces are provided that exceed the requirements of the State Density Bonus Laws; and
• The rooftop mechanical equipment is screened from public view and from adjacent building located at the same level.
Overall, as discussed above and in the Applicant’s design review narrative, the project appears to have adequately addressed these design controls. However, the Planning Commission may propose changes in the project to enhance the design, provided those changes to do not reduce density or render the project infeasible.
Parking
With regards to parking, the table below shows the required parking per zoning code standards (Section 14.78.080) and the parking reduction provisions pursuant to State Density Bonus Laws2.
The parking spaces normally required in the Zoning Code are shown in the table above are for reference purposes only and should not be used as a basis to recommend denial of the project. The Applicant proposes a total of 23 parking spaces in one level of underground parking accessed from a driveway directly from First Street. Three of the spaces including an accessible parking space are standard at-grade parking stalls and 20 parking spaces are proposed to be on a mechanical parking 2 Chapter 14.28 Multiple Family Affordable Housing references two spaces per each two-bedroom unit, whereas State Law was updated January 1, 2021.
Required Residential Parking
Bedroom Count Units
Required Parking
Ratio per Zoning
Code
Required Parking
Spaces Per
Zoning Code
Density Bonus
Parking Ratio
Required
Parking Spaces
Per Density
Bonus
Two Bedrooms 8 2/unit 16 1.5/unit 12
One Bedroom 7 1.5/unit 11 1/unit 7
Guest Parking 1 per 4 units 4 - -
Total Parking: 31 19
184
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 9
puzzle lift. The mechanical lift system is comprised of a three-level system with one level designed in a sub-grade area (Attachment F). The system always has an empty space that is utilized to shift automobiles around to be able to access an available space at grade level. The Zoning Code requires that parking spaces be a minimum of nine feet in width and 18 feet in length, clear of any encroachments from pillars or structural elements. Since the mechanical lift system encroaches into this clear space, the Applicant is requesting a development waiver pursuant to Chapter 14.28 MultipleFamily Affordable Housing, consistent with State Density Bonus Law to enable the installation of the parking lift system. This is a similar requested development waiver that other recent projects have pursued including the mixed-use project at 389 First Street and the multiple family project at 425 First Street to install mechanical parking lifts.
Design Review
To approve the project as proposed by the applicant, the City Council must make positive design review findings as outlined in Section 14.78.060 of the Municipal Code. These design review findings are summarized as follows:
• The project meets the goals, policies and objectives of the General Plan and complies with any Zoning Code design criteria for the CD/R3 District; • The project has architectural integrity and an appropriate relationship with other structures in the immediate area in terms of height, bulk and design; • The horizontal and vertical building mass is articulated to relate to the human scale; it has variation and depth of building elevations to avoid large blank walls; and the residential elements that signal habitation such as entrances, stairs, porches, bays and balconies; • The exterior materials that convey high quality, integrity, permanence and durability, and materials are used effectively to define building elements such as base, body, parapets, bays, arcades and structural elements; and the materials, finishes, and colors have been used in a manner that serves to reduce the perceived appearance of height, bulk and mass, and are harmonious with other structures in the immediate area; • The landscaping is generous and inviting, the landscape and hardscape complements the building and is well integrated with the building architecture and surrounding streetscape, and the landscape includes substantial street tree canopy;
• Any signage is appropriately designed to complement the building architecture; • Mechanical equipment is screened from public view and the screening is designed to be consistent with the building architecture in form, material and detailing; and • Service, trash and utility areas are screened from public view, or are enclosed in structures that are consistent with the building architecture in materials and detailing.
Overall, the Project reflects a desired and appropriate development intensity for the CD/R3 District and within the First Street District as outlined in the General Plan and the Downtown Vision. The Applicant proposes three moderate rate income restricted units and the one and two-bedroom units are more affordable by design as compared to single-family residences that is the predominant housing type in Los Altos and will be attractive to different types of households and contribute to the commercial vitality of the Downtown. The new building will improve the streetscape and has incorporated design elements that support the residential use. The architectural design uses a variety of elements to break up the bulk of the structure including building articulation, balconies, and a mix 185
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 10
of exterior materials. The private balconies on the upper stories signals habitation and also steps back the mass of the building.
The exterior building materials appropriately define the building elements to convey the Project’s quality, integrity, durability and permanence. The exterior siding used along the front elevation of the first story includes stone veneer and metal panel railing gives the building a base and provides for visual interest at the pedestrian scale. The exterior of the upper stories is a combination of smooth stucco with expansion joints and horizontal wood siding which breaks up the wall plane elements and creates narrower wall planes, and there is a repetition of materials applied at the recessed and projecting walls which further breaks up the building massing. The recessed and projecting bays at the balconies provide for further building articulation and the awning features and projecting exterior window sills breakup the flat wall planes.
The Project includes landscaping at the main building entrance and along the First Street frontage in limited planter areas between the front façade and the back of sidewalk. A development concession is being requested to reduce the required amount of front yard landscaping. A variety of plants are proposed including groundcovers, shrubs, vines, and trees. With regards to trees, five existing trees will be removed abutting the right-side property line. Two of these trees are Palms that are greater than 48 inches in circumference and considered protected trees by Municipal Code; however, criteria allow for the removal of trees for the economic enjoyment of the property. Tree replacement includes six Crape myrtles, three of them proposed as street trees and five Japanese maples. City staff has received feedback from the Santa Clara County Fire Department to restrict trees that grow more than 25 feet at maturity planted in front of buildings over 30 feet in height because taller trees would preclude fire ladder apparatus from being able to effectively gain access to upper portions of the building façade; therefore the trees are consistent with this guideline. Additional planting is proposed along the sides and rear but will be limited because of required Fire Department access. To the rear of the subject site, abutting Foothill Expressway is land owned by the County of Santa Clara and has six trees (one Oak and five Chinese pistache) in proximity to the rear property line. A condition of approval also requires the Applicant to coordinate with Santa Clara County to mitigate stormwater runoff from the landscaped shoulder area of Foothill Expressway that may sheet-flow towards the subject site since other parcels along this corridor have experienced stormwater impacts (Attachment A, Condition 1a).
Since this is a residential building, no signage is needed except for the address number and directional signage as necessary by Code. The rooftop mechanical equipment which includes HVAC condensing units is screened by the gable roof structures and/or is located to the interior of the rooftop; therefore, unlikely to be visible from the street below or by views from adjacent buildings located at the same level. The trash room is located within the underground garage level and a temporary area for trash receptables is located at street level to the right of the driveway to the underground parking garage and behind the solid gate outside the front yard area.
Design Review Findings
Overall, as evidenced in this discussion and as further supported by the findings contained in Exhibit A of the resolution (Attachment A), the project appears to meet the City’s required design review findings. The applicant has also provided a design review narrative (Attachment F) that addresses each design review finding as well as the CD/R3 Design Controls and applicable sections of the 186
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 11
Downtown Design Guidelines. However, based on comments from the Planning Commission during the study session and architectural peer review, there may be opportunity to further enhance the design.
Architectural Design Peer Review and Downtown Design Guidelines Furthermore, the Downtown Design Guidelines (adopted by City Council on December 8, 2009) provide practical design methods for preserving and enhancing the character and quality of the Downtown. They are intended to be used as guidance and assist in applying visual appropriate designs and understanding of community expectations while providing consistency in the City’s downtown development review process. The more recently adopted Downtown Vision, discussed above, establishes present-day expectations while maintaining and preserving Downtown characteristics described in the Downtown Design Guidelines.
In response to Council an adopted recommendation by the Downtown Building Committee, to have an architectural peer review of the Project, the city of Los Altos retained the services of an architectural design professional, Cannon Design Group (Attachment G). The report summarizes the Downtown Design Guidelines for the First Street District where the subject site is located and a critique of the design. The report also includes recommendations to improve the design consistent with the design guidelines. In general, the recommendations include modifying the treatment of some of the exterior features with different siding materials or paint colors to reduce the appearance of bulk and mass.
There were also some comments related to window placement and type that may impact the privacy of the first floor unit. The Applicant elected not to modify the design based on the architectural peer review report. However, the Planning Commission may propose changes in the project to enhance the design, provided those changes to do not reduce density or render the project infeasible.
Affordable Housing – Density Bonus, Development Incentives and Waivers, and Reduced Parking The CD/R3 Zoning District does not establish a maximum density. The Applicant created a theoretical “base” project using an average unit size and designed a theoretical project that fit within the setbacks and building height requirements (Attachment F). The theoretical base project resulted in a 12-unit project. The Applicant is offering three moderate rate income restricted affordable units or 25 percent of the Project’s units which entitles the developer to a density bonus of 20 percent or
2.4 units pursuant to State Density Bonus Law and the Multiple Family Affordable Housing Ordinance. For density bonus calculation this is always rounded up, or a total of 15 units. The three moderate rate income restricted units also complies with the minimum requirements stipulated in Chapter 14.28 Multiple-Family Affordable Housing for development projects greater than ten units which states that the project must provide at least 15 percent affordable with the majority being moderate. The 15-unit project consists of eight one-bedroom units and seven two-bedroom units and the Applicant proposes the moderate rate units to be 2 one-bedroom units and 1 one-bedroom unit consistent with the requirement of offering a similar ratio of affordable units.
Since the Project is providing at least twenty percent of its units restricted at the moderate-income level, it qualifies for two concessions per State Density Bonus Law and Chapter 14.28 Multiple Family Affordable Housing. The Applicant is seeking: 1) a height concession to allow the Project to exceed the maximum height limit of 35 feet by 20.1 feet for a total building height of 55.1 feet, which would be considered “off-menu”; and 2) a reduction to the 60% required landscaping area in the front yard to 20%.
187
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 12
Under state law and city ordinance, the City must grant the requested concessions unless it can make specific negative findings. Since the project is requesting “off-menu” incentives, one of the following findings would need to be made to deny the requests:
• The concession or incentive would have a specific, adverse impact upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households;
• The concession or incentive does not result in identifiable and actual cost reductions, consistent with the definition of “concession” or “incentive,” to provide for affordable housing costs, as defined in Health & Safety Section 50052.5, or for rents for the targeted units to be set as specified in subsection (I); or
• The concession or incentive would be contrary to state or federal law.
The Applicant is also seeking three development waivers that are needed to construct the Project and do not require use of an incentive or concession. The Applicant requests: 1) to extend the height of building’s elevator beyond the allowable height in the zoning ordinance3; 2) an encroachment into the 18 feet by nine-foot horizontal clearance and seven-foot vertical clearance for parking space required pursuant to Section 14.74.200.A for installing mechanical parking lifts; and 3) a front yard setback of
8.4 feet, whereas 10 feet is required.
Pursuant to state law and city ordinance, the City must grant a requested waiver or development standard reduction unless it can make one or more the following findings:
• The waiver or reduced development standard would not have the effect of physically precluding the construction of a development meeting the criteria of this section at the densities or with the incentives permitted under this section. • The waiver or reduced development standard would have a specific, adverse impact upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. • The waiver or reduced development standard would have an adverse impact on any real property that is listed in the California Register of Historical Resources. • The waiver or reduced development standard would be contrary to state or federal law.
In support of the request regarding the development concessions and waivers, the Applicant has included information in their Density Bonus Report, which is included in Attachment F.
Also, as described in the Zoning section above, the Project is eligible for the alternative parking standards specified in Section 14.28.040(G) of the Zoning Code and State Density Bonus Law. Based on these standards, the project is required to provide one parking space for each one-bedroom unit and 1.5 parking spaces for each two-bedroom unit, which results in a minimum of 19 required on-site 3 As discussed above, this waiver is a moot point if the building height is 55.1 feet since the elevator override is within the 12 feet height exception provided under Section 12.66.240 of the Zoning Code. 188
Agenda Item # 7.
Subject: 376 First Street – Proposed Fifteen Unit Multiple-Family Residential Project February 17, 2022 Page 13
parking spaces. The Project is providing a total of 23 parking spaces in one underground parking level that exceeds the minimum parking spaces provided.
Density Bonus Findings
Based on the information provided above and further detailed in the Applicant’s Density Bonus Report, the Project is eligible for two development concessions, development waivers, and alternative parking ratios pursuant to State Density Bonus Laws and the Multiple Family Affordable Housing Ordinance and staff has determined that none of the findings to deny the requests outlined above can be made.
Subdivision
The project includes a Tentative Map to create one lot for further subdivision with a condominium plan. The recording of a subsequent condominium plan would further allow for division of the air space for the 15 residential units as well as assign below grade parking spaces and other common areas. As outlined in the Draft Resolution (Attachment A), positive findings can be made that the subdivision is in compliance with the General Plan, is physically suitable for this type and density of development, is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, is not injurious to public health and safety, and provides proper access easements for ingress, egress, public utilities and public services.
Soil Vapor Contamination
Staff notes a specific condition of approval is contained in the draft resolution to address potential soil and soil vapor contamination that may impact the subject site (Condition #9). The site itself is not the origin of the chemical(s) of concern, however the abutting site at 392 First Street has an “Active” regulatory cleanup site status and has recently come under Local Oversight registered with the County of Santa Clara Department of Environmental Health. Elevated levels of tetrachloroethylene (PCE) among other volatile organic compounds (VOCs) that were collected in soil vapor samples above maximum exposure levels for residential and commercial use were detected in the soil of the subject site. The condition will require that the property owner seek Local Oversight to determine the need for site controls, soil management and disposal, and other protection for construction workers and future residents. This is not considered an issue under the California Environmental Quality Act (CEQA) because the project is not creating the environmental impact, rather the existing environmental concern is impacting the project.
Public Notification and Correspondence:
For this meeting, a public hearing notice was published in the Town Crier and mailed to 266 property owners and current tenants within 1,000 feet of the site (Attachment I). A public notice billboard with color renderings was installed along the project’s First Street frontage and story poles to represent the walls and roof line of the building were installed in conformance with the City Council public notification requirements of the Open Government Policies. A story pole certification letter from the project engineer is included in Attachment F.
At the time of report publication, one public correspondence was received and included as Attachment J. Staff will forward any additional correspondence received to the Commission. 189
Agenda Item # 7.
Class 32, Infill Development Projects
CEQA Exemption Documentation
376 First Street
City of Los Altos
June 7, 2021
Prepared by
EMC Planning Group
190
Agenda Item # 7.
191
Agenda Item # 7.
This document was produced on recycled paper.
CLASS 32, INFILL DEVELOPMENT PROJECTS
CEQA EXEMPTION DOCUMENTATION
376 FIRST STREET
City of Los Altos
PREPARED FOR
City of Los Altos
Steve Golden, Senior Planner
1 N. San Antonio Road
Los Altos, CA 94022
Tel 650.947.2633
PREPARED BY
EMC Planning Group Inc.
301 Lighthouse Avenue, Suite C
Monterey, CA 93940
Tel 831.649.1799 ext. 203
Fax 831.649.8399
Teri Wissler Adam, Senior Principal
[email protected]
www.emcplanning.com
June 7, 2021
192
Agenda Item # 7.
193
Agenda Item # 7.
TABLE OF CONTENTS
1.0 Project Setting................................................................................................ 1
2.0 Project Description ....................................................................................... 1
3.0 CEQA Exemption ......................................................................................... 1 194
Agenda Item # 7.
195
Agenda Item # 7.
EMC Planning Group Inc. 1
1.0 PROJECT SETTING
The project site is located at 376 First Street in Downtown Los Altos. The project site is
0.20 acres (8,670 square feet) and is developed with a single‐story restaurant, Bell Vita Italia Restaurant Bar and Grill. This restaurant is approximately 3,500 square feet with ten surface parking spaces. The project site is surrounded by commercial and residential uses. The project site’s Los Altos General Plan (general plan) designation is Downtown Commercial and zoning is zoned CD/R3 (Commercial Downtown/Multiple Family). The site is located within the First Street District of Downtown.
2.0 PROJECT DESCRIPTION
The proposed project includes demolition of the existing restaurant and development of a 15‐unit multi‐family residential complex. The project includes four above ground stories and a below ground parking garage. The proposed project includes three below market units and two concessions per section 14.28.040 of the Los Altos Municipal Code.
3.0 CEQA EXEMPTION
The California Code of Regulations Section 15332, Infill Development Projects, states Class 32 consists of projects characterized as in‐fill development meeting the following conditions. (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value, as habitat for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.
This memorandum provides documentation that the proposed project meets the standards (c) and (d) for a Class 32 exemption and that none of the exceptions to the exemption apply.
Pursuant to case law (Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1347‐1350), the City of Los Altos can still determine the project is consistent with the General Plan for the 196
Agenda Item # 7.
376 First Street Categorical Exemption Documentation
2 EMC Planning Group Inc.
purposes of deeming the project exempt per Section 15332 of the CEQA Guidelines even with the adoption of density bonus concessions or waivers.
Habitat for Endangered Rare or Threatened Species
According to California Code of Regulations Section 15332, an infill project may be considered exempt if the project site has no value, as habitat for endangered, rare or threatened species. The project is proposed on an existing developed site, and no native plant communities are present. The site is surrounded on three sides by existing development and paved roads, with a narrow strip of vegetated road frontage and Foothill Expressway to the southwest. There is no habitat for endangered, rare or threatened species present.
Five trees located on the project site will be removed, including two palm trees with a circumference of 32” and 28”, respectively. The City of Los Altos Tree Protection Ordinance (Los Altos Municipal Code, Chapter 11.08) requires a Tree Removal Permit with an arborist report from an ISA‐certified arborist if the trees to be removed meet any of the following criteria:
Any tree that is 48‐inches (four feet) or greater in circumference when measured at 48‐inches above the ground;
Any tree designated by the Historical Commission as a Heritage Tree or any tree under official consideration for a Heritage Tree designation. (All Canary Island Palm trees on Rinconada Court are designated as Heritage Trees); Any tree which was required to be either saved or planted in conjunction with a development review approval (i.e. new two‐story house); Any tree located within a public right‐of‐way; or
Any tree, regardless of size, located on property zoned other than single‐family (R1).
According to the preliminary planting plans, ten trees will be planted at the ground level (four Japanese maples, three Chinese pistachios, and three unspecified trees), and three planted in boxes on the roof (species unspecified). Compliance with the tree ordinance requiring a tree removal permit and planting the trees specified in the planting plan will ensure impacts to protected trees are less than significant. 197
Agenda Item # 7.
376 First Street Categorical Exemption Documentation
EMC Planning Group 3
Environmental Impacts Related to Traffic, Noise, Air
Quality, Water Quality
Traffic
The project would not result in any significant traffic impacts. According to the 376 First Street Housing Development Traffic Analysis (traffic analysis) prepared by Fehr & Peers in 2020, the proposed housing development will reduce the volume of traffic on First Street by generating 320 fewer daily trips, 16 fewer AM peak hour trips, and 34 fewer PM peak hour trips than the existing restaurant. See Table 1, Trip Generation Study, of the traffic analysis This project would be screened from further VMT analysis based on the project VMT generated being lower than the VMT threshold, which is 110 vehicle trips per day. The project aligns with the policies in both the Los Altos General Plan and the VTA Traffic Impact Analysis (TIA) Guidelines. Installation of convex mirrors in the corners of the ramp and use of car coming signage, will ensure that vehicles can safely enter and exit the garage and avoid conflicts with other vehicles, pedestrians, or bicycles. According to the traffic analysis, the sight stopping distance on First Street is adequate for a 25‐mph speed limit and the garage door operation will not cause a significant delay on the driveway or on First Street.
Noise
Construction Noise
The City of Los Altos Noise Ordinance establishes interior and exterior noise standards by zoning district for daytime and nighttime hours, and identifies prohibited acts relative to noise, including maximum noise levels at affected properties and hours during which construction is permitted. The noise ordinance allows for increases in noise related to construction activities during permitted construction hours. Compliance with the noise ordinance will ensure construction noise impacts are less than significant.
Operational Noise
Project‐related significant impacts would occur if an increase in traffic noise associated with the project would result in noise levels exceeding the city’s applicable noise level standards at the locations of sensitive receptors (residences). The primary noise generator from the proposed residential project would be traffic noise. Trip generation rates associated with the existing restaurant use and proposed residential complex use should be compared to determine if there would be an increase in traffic trips and therefore traffic noise associated with the project. According to the 376 First Street Housing Development Traffic Analysis (traffic analysis) prepared by Fehr & Peers in 2020, the existing restaurant generates 402 daily trips, 21 AM peak hour trips, and 40 PM peak hour trips. The proposed project will generate 82 daily trips, 5 AM peak hour trips, and 6 PM peak hour trips. Therefore, the proposed project will reduce the number of trips generated on the site, with 320 fewer daily trips, 16 fewer AM peak hour trips, and fewer 34 less PM peak hour trips and therefore will result in a reduction in traffic noise.
198
Agenda Item # 7.
376 First Street Categorical Exemption Documentation
4 EMC Planning Group Inc.
Air Quality
According to the Bay Area Air Quality Management 2017 CEQA Air Quality Guidelines (air quality guidelines) Table 3‐1 Operational‐Related Criteria Air Pollutant and Precursor Screening Level Sizes, the operational criteria pollutant screening size for general condominiums/townhouses is 451 dwelling units, the operational GHG screening size is 78 dwelling units, and the construction related screening size is 240 dwelling units. At 15 dwelling units the proposed project is below all screening thresholds. The air quality guidelines state, if the project meets the screening criteria in Table 3‐1, the project would not result in the generation of construction or operational‐related criteria air pollutants and/or precursors that exceed the Thresholds of Significance. Additionally, as discussed above in the Traffic and Noise sections, the proposed project would result in a decrease of 320 fewer daily vehicle trips. Construction and operation of the proposed project would therefore result in a less‐than‐significant cumulative impact to air quality from criteria air pollutant and precursor emissions.
Water Quality
The proposed project will be required to comply with all City of Los Altos ordinances, policies, and processes regarding the construction and post‐construction treatment of storm water runoff. According to Chapter 10.16.036 ‐ Required site design measures for small projects and detached single‐family home projects‐ any private or public project under the planning and building authority of the city, which creates and/or replaces between 2,500 square feet and 10,000 square feet of impervious surface must install one or more site design measures for the protection of water quality including directing runoff from sidewalks, walkways and/or patios, driveways and parking lots onto vegetated areas, construction of sidewalks, walkways, patios, driveways, bike lanes, and/or uncovered parking lots with permeable surfaces (includes pervious concrete, porous asphalt, permeable concrete unit pavers and granular materials), etc. In accordance with the Santa Clara Valley Urban Runoff Pollution Prevention Program, the proposed project would treat runoff on the site prior to allowing runoff to enter the city’s storm drainage system. Therefore, water quality impacts would be less than significant.
Exceptions
The California Code of Regulations Section 15300.2. Exceptions, lists instances where an exemption would be inapplicable to a project. These include:
(a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.
199
Agenda Item # 7.
376 First Street Categorical Exemption Documentation
EMC Planning Group 5
(b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.
(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
(d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. (e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.
(f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.
Location
The location exception only applies to exemption Classes 3, 4, 5, 6, and 11. The project qualifies for a Class 32 exemption and therefore, the location exception does not apply to the project.
Cumulative Impact
The proposed project does not include planning successive projects of the same type in the same place. There are several residential redevelopment projects proposed in the area; however, these are generally consistent with the general plan and were evaluated in the CEQA document for the general plan. Therefore, there would be no cumulative impact of successive projects of the same type in the same place.
Scenic Highways
According to the California Department of Transportation California Scenic Highway Mapping System, the sole state‐designated scenic highway in Santa Clara County is State Route (SR) 9 from the Santa Cruz County line to the Los Gatos city limit. The proposed project is not located near this state scenic highway and would, therefore, not result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway.
200
Agenda Item # 7.
376 First Street Categorical Exemption Documentation
6 EMC Planning Group Inc.
Hazardous Waste Sites
The proposed project is not located on a site that is included on any list compiled pursuant to Section 65962.5 of the Government Code. The site is not located on the California Environmental Protection Agency’s Cortese List (Health and Safety Code Section 25187.5).
The State Water Resources Control Board’s GeoTracker (Health and Safety Code Section 25295 and Water Code Sections 13273 and 13301) does not indicate any hazardous sites within the project site. The project site is also not listed on the California Environmental Protection Agency’s list of solid waste sites identified by the Water Board with waste constituents above hazardous waste levels outside the waste management unit (Health and Safety Code Section 116395).
Historic Resources
The city adopted a Historical Preservation Ordinance and the Cityʹs Historical Commission is responsible for keeping a current inventory of qualified historic structures. The project site is not identified in the city’s Historic Resources Inventory. The building is within a highly developed and urbanized downtown and is not within a historic district or adjacent to historically significant buildings. The project would not cause a substantial adverse change in the significance of a historical resource.
201
Agenda Item # 7.
160 W. Santa Clara Street | Suite 675 | San José, CA 95113 | (408) 278-1700 | Fax (408) 278-1717 www.fehrandpeers.com
Memorandum
Date: September 8, 2020
To: Jan Unlu, Lab LCC
From: Robert Eckols and Mark Soendjojo, Fehr & Peers
Subject: 376 First Street Housing Development Traffic Analysis SJ20-2019
This memorandum presents the findings of a traffic analysis (TA) for a proposed 15-unit housing development that will replace an existing restaurant located at 376 First Street in Los Altos. Based on comments received from the City of Los Altos, this traffic analysis addresses the following topics:
• trip generation, distribution, and assignment of project trips • vehicle miles traveled (VMT) analysis per SB 743
• review of relevant planning / policy documents
• site circulation and access including the parking ramp, garage door operation, and sight distance
Based on our analysis, Fehr & Peers has reached the following conclusions:
• The proposed housing development will reduce the volume of traffic on First Street by generating 320 fewer daily trips, 16 fewer AM peak hour trips, and 34 fewer PM peak hour trips than the existing restaurant.
• This project would be screened from further VMT analysis based on the project VMT generated being lower than the VMT threshold.
• The project aligns with the policies in both the Los Altos General Plan and the VTA TIA Guidelines.
• Installation of convex mirrors in the corners of the ramp and use of car coming signage will ensure that vehicles can safely enter and exit the garage and avoid conflicts with other vehicles, pedestrians, or bicycles.
• The sight stopping distance on First Street is adequate for a 25 mph design speed. 202
Agenda Item # 7.
Jan Unlu
September 8, 2020
• The garage door operation will not cause a significant delay on the driveway or on First Street.
Project Description
The proposed residential project is located at 376 First Street and replaces an existing 4,800 square foot restaurant with a four story 15-unit housing development. The project is within a commercial area of Downtown Los Altos. The project site fronts on and has access to First Street on the east and is bounded by a parking lot to the north, a commercial building to the south, and Foothill Expressway to the west (without access). The project will provide 23 parking spaces located in an underground parking structure.
Trip Generation Estimates
Fehr & Peers prepared daily, AM peak hour, and PM peak hour vehicle trip generation estimates for the proposed project. The trip generation estimates were prepared using the trip rates from the latest version of the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017) using the rates for quality restaurant (Land Use Code 931) and multifamily housing (Land Use Code 221). Project trip generation was calculated using the average rates based on building square footage for the restaurant and number of dwelling units for the housing.
Table 1 shows the trip generation estimated for the existing restaurant, the proposed multifamily housing, and the net trip generation for the project (project trips minus existing trips). The existing restaurant generates 402 daily trips, 21 AM peak hour trips, and 40 PM peak hour trips.
The proposed project will generate 82 daily trips, 5 AM peak hour trips, and 6 PM peak hour trips.
Therefore, the proposed project will reduce the number of trips generated on the site, with 320 fewer daily trips, 16 fewer AM peak hour trips, and fewer 34 less PM peak hour trips.
Trip Distribution and Assignment
The project site is accessed from First Street, with nearby connections to Foothill Expressway, San Antonio Road, and Main Street. Since the project will generate only a small number of trips, we assumed that the trips would be evenly split between going north and going south on First Street, as can be seen in Figure 1. However, the project will actually lower the number of trips on First Street during the AM and PM peak hours and on a daily basis. 203
Agenda Item # 7.
LOS
ALTOS
LOSALTOS
HILLS
Foothill Ex
p
y
Foothill
Ex
py
Cuesta Dr
S San Antonio Rd
1 s
t St
Main St
Burke Rd
Whitney St
1 s
t St
State St
1 (2) 0 (2)
2 (1) 2 (1)
N:\Projects\_SJ20_Projects\SJ20_2019_376_1st_Street_Traffic_Analysis\Graphics\GIS\SJ20_2019\SJ20_2019.aprx Trip Distribution and Assignment
Project Site Trip Distribution
Figure 1
00.050.1M
iles
AM (PM)
204
Agenda Item # 7.
Jan Unlu
September 8, 2020
Existing Quality Restaurant Trip Generation:
1. ksf = 1,000 square feet
2. Following ITE trip generation equations used (ITE Code 931 – Quality Restaurant, 10th Edition):
Weekday Daily: Average Rate – 83.84 per KSF, Enter = 50%, Exit = 50% AM: Average Rate – 4.47 per KSF; Enter = 80%, Exit = 20% PM: Average Rate – 8.28 per KSF; Enter = 61%, Exit = 39% Proposed Multifamily Housing Trip Generation:
1. DU = dwelling units
2. Following ITE trip generation equations used (ITE Code 221 – Multifamily Housing (Mid-Rise), 10th Edition):
Weekday Daily: Average Rate – 5.44 per DU, Enter = 50%, Exit = 50% AM: Average Rate – .32 per DU; Enter = 27%, Exit = 73%
PM: Average Rate – .41 per DU; Enter = 60%, Exit = 40%
Sources: Trip Generation Manual, 10th Edition, Institute of Transportation Engineers (ITE), 2017; Fehr & Peers 2020.
Project Vehicle Miles Traveled Estimates
The project VMT was calculated based on the project’s new daily trip generation as well as an estimate of average trip lengths related to the project. Using the data from the 2012 California Household Travel Survey (CHTS), the average vehicle trip length for California households is 7.9 miles. As shown in Table 2, the project generates 648 VMT.
Table 2: Project VMT Estimate
Project Daily Trip
Generation
Average Vehicle Trip
Length (miles)1
Project Generated
VMT
Total 82 7.9 648
1. From 2012 California Household Travel Survey (CHTS)
Source: 2012 CHTS; Fehr & Peers 2020.
Small Project Screening for SB 743
The City of Los Altos is in the process of implementing SB 743 and may continue to issue guidance regarding when a full transportation analysis is necessary by, for instance, allowing the screening of small projects from VMT analysis, or requiring only qualitative VMT assessment for small projects. At this time, the small project screening criteria that the City of Los Altos is Table 1: Trip Generation Summary
Land Use Size1
Weekday
Daily AM Peak Hour PM Peak Hour
Total In Out Total In Out Total
Quality Restaurant2(A) 4.8 ksf 402 17 4 21 24 16 40
Multifamily Housing
(Mid-Rise)2(B) 15 DU 82 1 4 5 4 2 6
Total Net New Project Trips (B-A) -320 -16 0 -16 -20 -14 -34 205
Agenda Item # 7.
Jan Unlu
September 8, 2020
considering is based on the OPR Technical Advisory (page 12) to screen projects that generate or attract fewer than 110 trips per day. Rather than using this daily vehicle trip threshold, the City is considering small project screening that is based on the CEQA Statue & Guidelines categorical exemption for existing facilities less than 10,000 square feet (§ 15301, subdivision. (e)(2).) and generate or attract fewer than 836 daily VMT. The 836 daily VMT is based on the small project trigger research presented in Attachment A. The 836 daily VMT small project screening threshold uses OPR’s estimate of 110 daily vehicle trips for screening small non-residential projects of 10,000 square feet or less and average trip length data from the CHTS.
This project meets the CEQA Statue & Guidelines categorical exemption for existing facilities less than 10,000 square feet (§ 15301, subdivision. (e)(2).), and as noted in Table 2, the Project would generate 648 daily VMT, which is lower than the 836 VMT threshold for projects smaller than 10,000 square feet. Therefore, this project would be screened from further VMT analysis.
Review of Planning Documents
Los Altos General Plan (City of Los Altos, 2002)
The circulation element of the Los Altos General Plan outlines the various policies governing transportation within the city. The city at that time had not adopted policies or implementation measures regarding specific TDM measures.
The policies governing this development include the following:
Policy 2.4: Require development project to mitigate their respective traffic and parking impacts by implementing practical and feasible street improvements. - As this project will generate less trips than the current use, no mitigation is necessary.
Policy 2.6: Implement and require developers to implement street improvements that accommodate and encourage the use of non-automobile travel modes including walking, bicycling, and transit. - Currently, the existing site does not include a defined sidewalk in front of the restaurant.
The project will provide a formal sidewalk for pedestrians along First Street and bike parking for eighteen bikes in the underground garage.
Policy 4.4: Provide trails, sidewalks or separated pathways in areas where needed to provide safe bicycle and pedestrian access to schools.
- The sidewalks on First Street continues to Cuesta Drive, which connects to Covington Elementary School through Arboleda Drive per the Los Altos Suggested Routes to School Map for Covington Elementary School.
206
Agenda Item # 7.
Jan Unlu
September 8, 2020
Policy 5.1: Continue to encourage off-street parking in residential areas. - The development provides 23 off-street parking spaces and meets the code requirement of 22 spaces. The code requires 1 space per 1-bedroom unit (8 units) and 2 spaces per 2- bedroom unit (7 units).
VTA TIA Guidelines (Valley Transportation Authority, 2014) The Santa Clara Valley Transportation Authority (VTA) Traffic Impact Analysis (TIA) Guidelines outlines when a TIA is needed for a project in Santa Clara County and what a TIA should include.
Per the VTA TIA Guidelines, a TIA is not required for this project, as it does not generate more than 100 or more net new weekday AM or PM peak hour trips.
Site Circulation and Access
The proposed site plan includes an underground parking structure with a single driveway to access First Street. First Street is a local road with one travel lane in each direction and parallel parking on both sides of the street. Concrete or asphalt sidewalks are provided on both sides of the street for pedestrians. The speed limit is 25 mph.
Underground Garage Circulation and Maneuverability
To assess the underground parking vehicle circulation and maneuverability, Fehr & Peers conducted a turning template analysis for entering and exiting the garage. The analysis showed that only one vehicle can safely enter / exit the car at a time, since a vehicle leaving the garage will encroach on the path of the vehicle entering the garage, as shown in Figure 2.
The mirror at the bottom of the ramp will help both outgoing and incoming cars to see around the corner, as the cars leaving the garage will encroach on the path of the cars entering the garage, as described earlier. The mirror at the top of the ramp will allow drivers to see if any pedestrians are coming from their right side and will allow pedestrians coming from the south to see if any cars are exiting. The mirror near the puzzle lift will allow both drivers exiting and drivers entering to see if any cars are coming around the corner. 207
Agenda Item # 7.
Jan Unlu
September 8, 2020
Figure 2: AutoTurn Analysis for Entering / Exiting Garage Visibility of Vehicles Entering and Exiting Driveway
To determine the visibility of vehicles exiting the garage, we conducted a sight stopping distance analysis. The sight stopping distance analysis tests to see if the drivers traveling north or south on First Street will be able to see vehicles exiting the driveway with sufficient stopping distance to avoid a collision. Using the engineering standards from the Caltrans’ Highway Design Manual, 6 th
Edition (2019), the sight stopping distance for a design speed of 25 mph is 150 feet. The sight stopping distance of 150 feet is achieved for the drivers coming from both the north and south, as shown in Figure 3.
Pedestrian Safety and Safe Routes to School
A car coming sign with a flashing light and audible warning will be provided to alert pedestrians and bicyclists when a car is exiting the parking structure.
Covington Elementary School is the closest school to the project site. To access Covington Elementary School, students and parents can walk or bike on First Street, which turns into Cuesta Drive. Students and parents can proceed down Cuesta Drive to Arboleda Drive and access the school using the connector path as identified in the Los Altos Suggested Routes to School Map for Covington Elementary School. The walking and bicycle route to Covington School is shown in Figure 4 below and the Safe Route to School Map is attached to this memo. 208
Agenda Item # 7.
Jan Unlu
September 8, 2020
Ramp and Garage Door Evaluation
Fehr & Peers evaluated the slope of the ramp to see if there would be any concerns. At the street level, the slope transitions from 5% east of the garage door to 10% west of the garage door and to 20% on the ramp. At the bottom of the ramp, transitions back to 10% and then to 6% as it turns the corner. We do not foresee any issues with the slope of the ramp, even though a portion of the ramp has a 20% slope.
The garage door will take about 12 seconds to either open or close. When a vehicle is waiting to enter it will block traffic on First Street. It should be noted that 12 seconds of delay is the about same amount of delay associated with Level of Service A operation at a stop sign controlled intersection. Therefore, the amount of delay associated with garage door operation will not cause a significant amount of delay to vehicles on the on First Street. In addition, there are less than five peak hour trips which reduces the potential for queuing impacts.
209
Agenda Item # 7.
First St
Foothill Expy
First St
Whitney St
SSD = 150’ SSD = 150’
N:\Projects\_SJ20_Projects\SJ20_2019_376_1st_Street_Traffic_Analysis\Graphics\ADOBE\Fig00_Sight_Distance.ai Sight Stopping Distance
Project Site Stopping Sight Distance (SSD) Triangle
Figure 2
0 75 150
Feet
Figure 3
210
Agenda Item # 7.
1st St
Eleanor Ave
Sherman St
Cuesta Dr
San Antonio Rd
El Monte Ave
El Monte Ave
Rosita Ave
Milverton Rd
University Ave
Edgewood Lane
Anderson Dr
Lee St
Sheridan St
Glen Alto Dr
Gordon
Way
Lassen St
Gabilan St
t Sll adnyT
La Prenda Rd
Palm Ave
Fremont Ave
ya Wa mr aP
Covington Rd
Marvin Ave
Lyell St
San Luis Ave
evAll ebp maC
Lincoln Ave
Benvenue Ave
Arboleda Dr
Orange Ave
Covin gton
Sch ool
0.25 miles bu er
0.5 miles bu
er
W:\San Jose N Drive\Projects\_SJ20_Projects\SJ20_2019_376_1st_Street_Traffic_Analysis\Graphics\GIS\SJ20_2019\SJ20_2019.aprx 0 0.1 0.2
M iles
Project Site
School
Suggested Routes
Connector Path
Suggested Walking & Biking Route
All-Way Stop
Crossing Guard Location
Marked Crosswalk
Traffic Signal
Figure 4
211
Agenda Item # 7.
Jan Unlu
September 8, 2020
Conclusion
Fehr & Peers has reached the following conclusions:
• The proposed housing development will reduce the volume of traffic on First Street by generating 320 fewer daily trips, 16 fewer AM peak hour trips, and 34 fewer PM peak hour trips than the existing restaurant.
• This project would be screened from further VMT analysis based on the project VMT generated being lower than the VMT threshold.
• The project aligns with the policies in both the Los Altos General Plan and the VTA TIA Guidelines.
• Installation of convex mirrors in the corners of the ramp and use of car coming signage, will ensure that vehicles can safely enter and exit the garage and avoid conflicts with other vehicles, pedestrians, or bicycles.
• The sight stopping distance on First Street is adequate for a 25 mph speed limit. • The garage door operation will not cause a significant delay on the driveway or on First Street.
212
Agenda Item # 7.
Los Altos
Suggested
Routes to
School
Obey crossing guards. They are there to help
everyone cross congested intersections safely. Bike Safely Wear your helmet and buckle it
every time. It’s the law. To best
protect your brain, your helmet
must fit properly: snug and level
on your head, just above your
eyebrows.
Be predictable. Obey ALL stop
signs and traffic signals. Always
ride on the right hand side. The
best way to avoid bike crashes as
well as traffic tickets is to follow
the same rules of the road as
apply to car drivers.
Be visible. Wear bright and
reflective clothing. Use headlights
and taillights.
Be alert. Watch out for drivers
turning left or right, or coming
out of driveways. Avoid car doors
opening in front of you by riding
out of the door zone. Yield to
pedestrians.
Walk or Skate Safely
Be alert. Look for cars coming
from all directions before
entering the street - including
behind you.
Cross at corners and crosswalks.
This is where drivers expect
pedestrians.
Don’t assume drivers see you.
Make eye contact before crossing
intersections.
Drive Safely
Slow down and use extra caution in school
zones and along commute routes! Signal your
turns and yield to pedestrians.
Help reduce traffic congestion near your
school by carpooling with a neighbor and
avoiding the last minute rush whenever
possible.
Obey adult crossing guards and “No Right Turn
on Red” signs posted at designated school
intersections. This allows students to cross
safely without cars turning through crosswalks.
Don’t make U-turns and other unsafe
maneuvers that put other road users at risk.
When dropping off or picking up your student,
follow school guidelines and always ensure
that he/she exits or enters the car from the
curb side.
Never double park, block access ramps or stop
where prohibited.
Avoid texting, phone calls and other
distractions when driving.
Half-Mile and Mile Zones
If you live within a half-mile or a mile from school,
commuting on foot or bicycle can be just as
convenient as driving, and much more fun. It can
also be a great way for you and your child to get
regular exercise, and for your child to get to school
ready for to learn.
Pick a day and use the map to find the best route to
school from your home. Even one or two days can
make a big difference - for you, your child, and the
environment. Already walk or bike? Use the map to
help choose the best routes ot to explore new areas
around your school.
Parents: Help your student learn how to share
the road safely with other users. Children who
regularly practice safe walking and biking
skills are more likely to make safer choices as
teenagers.
How to Use this Map
This suggested route to school map helps
parents and students get to and from school in
the safest and most direct way possible.
Covington
Elementary
School
BIKE
LANE
Graphics courtesy of Portland Bureau of Transportation
213
Agenda Item # 7.
The City of Los Altos encourages parents and students to use this map to explore options for commuting between home and school. Parents are responsible for choosing the most appropriate option based on their knowledge of conditions on the different routes and the experience level of their student.
For more Safe Routes to School information, please visit:
!
!
.!
!
!
.!
!
!
.!
!"$
!"$
!"$
!"$
!"$
Fremont Ave
Gabilan St
Foothill Expressway
Covington Rd
Springer Terrace
Lyell St
Gi n Rd
E Edith Ave
University Ave
Eleanor Ave
Campbell Ave
Cuesta Dr
S El Monte Ave
Rosita Ave
La Prenda Rd
Parma Way
S Clark Way
Hawthorne Ave
S Gordon Way
Arboleda Dr
Covington Rd
Rosita Ave
Cuesta Dr
Parma Way
Hawthorne Ave
Pepper Dr
Marvin Ave
Tyndall St
Lassen St
Benvenue Ave
San Luis Ave
Stardust Ln
Giralda Dr
Paco Dr
Harrington Ave
Covington
Elementary
School
Rosita
Park
15 MIN / 4 MIN
29 MIN /
Covington 9 MIN
Elementary School
SUGGESTED ROUTES
Parks and Open
Space
Attendance Area
Marked Crosswalk
Traffic Signal
Suggested Walking &
Biking Route
School
Crossing Guard
Location
& All-Way Stop
Connector Path Bicycle Parking
Sidewalk
Pedestrian & Bicycle
Access
Existing Bikeway
Half-mile and Mile
Zones (Road Network)
!
!
!
.!
Covington
Elementary
School
Covington Road
La Prenda Road
S El Monte Avenue
Fremont Avenue
Arboleda Drive
Shelby Lane
Rosita Avenue
Cuesta Drive Cuesta Drive
Enlargement Map
0 1/4 1/2 Mile
N
*Routes current as of 10/2014
214
Agenda Item # 7.
Attachment A: Small Project Screening for SB 743
215
Agenda Item # 7.
SMALL PROJECT SCREENING FOR SB743
The following document provides substantial evidence to support the screening on ‘small’ projects for SB 743 purposes. The OPR Technical Advisory relies on a trip trigger based on CEQA exemptions.
Two potential limitations of this trigger have been identified. First, the trigger is not tied to a VMT estimate. Second, the trigger does not consider residential land uses. To strengthen the evidence, we used specific CEQA exemptions related to residential projects and 2012 California Household Travel Survey (CHTS) household VMT estimates to develop the following modification to the OPR approach. The CEQA exemption sections are provided below.
15303. NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES Class 3 consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. The numbers of structures described in this section are the maximum allowable on any legal parcel. Examples of this exemption include, but are not limited to:
216
Agenda Item # 7.
(a) One single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three singlefamily residences may be constructed or converted under this exemption. (b) A duplex or similar multi-family residential structure, totaling no more than four dwelling units. In urbanized areas, this exemption applies to apartments, duplexes and similar structures designed for not more than six dwelling units. (c) A store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous substances, and not exceeding 2500 square feet in floor area. In urbanized areas, the exemption also applies to up to four such commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive.
Note: Authority cited: Section 21083, Public Resources Code; Reference: Sections 21084, Public Resources Code. 15315. MINOR LAND DIVISIONS
Class 15 consists of the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent.
Note: Authority cited: Sections Section 21083, Public Resources Code; Reference: Section 21084, Public Resources Code.
Based on the 2012 CHTS, here are a range of VMT estimates for 2, 4, and 6 units based on the CA and SACOG average VMT generation per household.
CA Average – 41.6 VMT per household
- 2 units = 83.2 VMT per day
- 4 units = 166.4 VMT per day
- 6 units = 249.6 VMT per day (urban areas only)
SACOG Average – 42.9 VMT per household
- 2 units = 85.8 VMT per day
- 4 units = 171.6 VMT per day
- 6 units = 257.4 VMT per day (urban areas only)
Another option is to rely on the maximum level of development allowed by CEQA exemptions and convert that value to a ‘dwelling unit equivalent’ measure similar to impact fee programs. OPR estimated that non-residential uses could generate 110-124 daily trips based on a maximum project exemption size of 10,000 square feet (KSF). Using the lower end of the range and CHTS trip lengths produces a VMT equivalent for 10 KSF for CA and SACOG of 836 and 869, respectively. This equates to about 20 residential households.
217
Agenda Item # 7.
Planning Commission
Thursday, August 1, 2019
MINUTES OF A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF LOS ALTOS, HELD ON THURSDAY, AUGUST 1, 2019 BEGINNING AT 7:00 P.M. AT LOS ALTOS CITY HALL, ONE NORTH SAN ANTONIO ROAD,
LOS ALTOS, CALIFORNIA
ESTABLISH QUORUM
PRESENT: Chair Samek, Vice-Chair Lee Commissioners Ahi, Bodner, Bressack, Marek and Meadows
STAFF: Community Development Director Biggs, Senior Planner Golden, Associate Planner Gallegos, and City Attorney Lee
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
STUDY SESSION
1. 19PPR-0002 – Ismail Unlu – 376 First Street
Design Review Study Session for a proposed four-story multiple-family building consisting of 15 residential units and one level of underground parking with a mechanical parking lift system.
Project Planner: Golden
Senior Planner Golden presented the staff report.
Project architect Brett Bailey gave an overview of the project and noted the Klaus Puzzle Lift system is the only system that provides 9’ x 18’ parking platform, explained the trash enclosure location, and the three type of unit designs. He also answered questions posed by the Commission to clarify some of the design details.
Public Comment
Resident Jon Baer said this modern architecture would fit in better on El Camino Real than downtown; the hodge podge of architecture along First Street is not good; expressed concern that the project lacked landscaping and asked if the parking is based on allowances per the density bonus regulations or are if they are asking for a waiver that will exacerbate the parking problem downtown.
Resident and President of the HOA at 396 First Street, Paul Frattini, stated the City is losing a great restaurant at this location; noted his concerns about the roof deck, height of the building, light pollution and noise; claimed the First Street side of the project lacks landscaping; and is concerned with the South elevation of the proposed building.
Resident of 396 First Street, Phil Underwood, stated that parking in the area is a serious issue; discussed the trash and recycling collection location; noted a concern with the height and the common deck use; concerned about short-term rental potential; and said there is a lack of landscaping at First Street.
Resident Eric Steinle stated his concern over the roof top decks, and without the the elevator tower to the roof top deck there would be a decrease in the overall height of the building. 218
Agenda Item # 7.
Planning Commission
Thursday, August 1, 2019
Commission Discussion
The Commission discussed the project and provided the following comments:
• Commissioner Ahi:
o Concerned with the overall height, not consistent with other projects; o The front entrance is not appropriately oriented to the street; o The dark gray stair tower feels heavy –review the project materials as they need to be more dynamic;
o Windows need more ornamentation – trim, awnings, etc and walls need to have some articulation to break up wall plane;
o Gable elements should project more;
o The balcony facing the south on top floor has no awning and could have a feature above it; and
o Study the Foothill elevation and use shorter windows to address privacy concerns. • Vice-Chair Lee:
o Good material palette and use of real wood;
o Loss of opportunity not having entry on First Street; o Garage entrance needs to have a gate or some closure; o Contemporary gables don’t feel integrated into the design; o Color palette could be modified – remove dark grays and add lighter colors; o Expressed a concern of the height with the elevator towers – explore elevator technologies; and
o Needs window articulation and quality fenestration.
• Commissioner Bodner:
o Appreciates the previous projects the architect has designed within the City; o Orientation is awkward with the elevator tower on the side; o Should have a gate on the garage, which should be decorative; o Soften laser cut entry trellis;
o Maybe okay on height to get variation from other projects; o Supportive of the proposed one-bedroom units;
o Supports the projection of the balconies of the upper stories; and o Should be more generous with landscaping on First Street. • Commissioner Meadows:
o Needs more landscaping on First Street and Foothill Expy; o Front of building should be oriented to First Street; o Needs a formal entry lobby;
o Adjacent development will impact the proposed entry;
o Likes the proposed materials;
o Windows are very large and might impact resident’s privacy; o Should show how this project will appear in the context of other projects in process; and o Concerned about large expanse of stucco.
• Commissioner Bressack:
o Orientation of the building and garage is a missed opportunity; o Need to improve the front façade with a human scaled entrance; o Feels big and vertical in design – the gable roofs add verticality, but not well integrated; o The material palette is good, but needs better landscape; o Needs to address relationship of abutting properties; o Plaster joints can be a good addition but needs more articulation; and 219
Agenda Item # 7.
Planning Commission
Thursday, August 1, 2019
o Roof deck should not impact neighboring properties.
• Commissioner Marek:
o Agreed with comments made;
o Concerned about the front entry; and
o Lack of landscaping.
• Chair Samek:
o Need to address the front façade;
o Bike parking design feels too urban;
o Should consider adding a gate to the garage;
o Concerned with pedestrian safety at the garage ramp;
o Elevator tower feels massive and exacerbated because there are no gables to cover the tower on the front elevation;
o Height is a concern and asked about how it’s measured in this zone district; o Concerned about roof decks at the property line and noted they should be put on First like other proposed projects; and
o Foothill and First Street elevations should be the primary elevations.
PUBLIC HEARING
2. D19-0002, CUP19-0001, TM19-0002 – Mircea Voskerician - 4898 El Camino Real Design Review, Use Permit, and Subdivision applications for a new five-story, multiple-family, condominium building with 21 units, two levels of underground parking and a rooftop common area deck. The project includes four affordable units and is requesting a density bonus and development incentives to allow for increased building height and a reduced front yard setback. Project Planner: Gallegos
Associate Planner Gallegos presented the staff report, recommending approval to the City Council of design review, use permit and subdivision applications D19-0002, CUP19-0001 and TM19-0002 per the staff report findings and conditions contained in the resolution.
Project architect Jeff Potts of SDG Architects presented the project stating that the project meets the density bonus ordinance requirements; an extra10 parking spaces have been included in the project for a total of 55 spaces on site, which is more than required by code; and noted the project provides two bike lockers per unit.
Public Comment
Resident Anatol Shmelev stated there was not a substantial amount of greenery; a height of 72 feet is a tall building and much taller than other structures in the City has; traffic and safety a concern for children; and parking is an issue because three to four-bedroom units will have 3-4 cars each and this needs to be addressed.
Resident Eric Steinle stated that the roof top deck was a concern; given there is a series of three and four-bedroom homes there is some disappointment that there are no smaller units; and this is the CT zone where mixed-use development can take place on the El Camino Real and not including commercial space within the proposed building was unfortunate.
Commission Discussion
Commissioner Meadows thanked the applicant for paying attention to the Study Session comments; noted the project is compliant with Density Bonus Law; added this project is very exciting in many regards including exceeding the number of BMRs, parking spaces, bike parking and open space areas; nice to have BMRs of a larger size; the corner is much improved and appreciates the step backs; there 220 Agenda Item # 7.
AGENDA REPORT
1 DATE: December 1, 2021
AGENDA ITEM # 2
TO: Complete Streets Commission
FROM: Steve Golden, Senior Planner
SUBJECT: 376 First Street – New Fifteen Unit Multiple-Family Residential Project RECOMMENDATION:
Recommend approval of Design Review Application D19-0009 for a new multiple family residential project.
ATTACHMENTS
A. October 27, 2021 Complete Streets Commission Agenda Report.
PROJECT DESCRIPTION
This is a Design Review application for a new multiple-family residential building on a 0.20-acre (8,643 square foot) parcel at 376 First Street. The project site is designated as Downtown Commercial in the General Plan and located in the Commercial Downtown/Multiple Family (CD/R3) zoning district.
The existing site, which is located on the southwest side of First Street between Whitney and Lyell Streets, includes a 3,600 square foot one-story commercial building that is currently occupied by a restaurant. The remaining portion of the lot is covered with surface parking and minimal landscaping.
The current site obtains access to First Street from two driveways abutting the side property lines. A asphalt walkway exists along the entire lot frontage.
The applicant proposes to demolish the existing building and construct a four-story building with fifteen residential condominium units, one level of underground parking with 23 parking spaces, 12 bicycle parking spaces, and a common rooftop area (Project). The existing driveway located at the northern project boundary will provide access to the underground garage. The Project will install an improved sidewalk along First Street that conforms to City standards.
BACKGROUND
This item was presented and discussed at the October 27, 2021 Complete Streets Commission. At that meeting the Commission discussed the item and provided feedback to City staff regarding the multimodal transportation review of the proposed Project, but did not provide a formal recommendation to the Planning Commission and City Council since the completion of public notification requirements established in Section 14.78.090 had not occurred.
The public notification requirements referenced above were completed; therefore, the Complete Streets Commission can now make a formal recommendation which is the purpose of this agenda item.
221
Agenda Item # 7.
376 First Street Page 2
December 1, 2021
DISCUSSION/ANALYSIS
Staff provided a comprehensive analysis of the multi-modal transportation components of the proposed project, which is contained in the October 27, 2021 Complete Streets Commission agenda report (Attachment A). During the discussion portion at the October 27, 2021 Commission meeting, while some commissioners individually expressed concerns regarding the proposed project, there was more agreement among the commissioners about the following concerns:
• Overall concern regarding use of mechanical lift systems including backup power requirements and other maintenance activities, and resident acceptance/use of mechanical systems;
• Potential for queuing of cars on the street at driveway entrance; • Visibility at the top and bottom of ramp for on-coming cars and pedestrians at street level; • Not enough bike parking spaces for all residents; and • Concern regarding the number of vehicle parking spaces and potential spillover onto First Street and other parking areas (however, commission was made aware of the reduced number of parking spaces required imposed by State Housing Density Bonus regulations) The Commission also expressed concern regarding the number of development projects occurring along First Street and the opportunity to improve the streetscape design and enhance the multi-modal transportation environment. Subsequent to the Commission meeting, staff was made aware that a city project titled “First Street Streetscape Design Phase II” which would address design layout, pedestrian scaled lighting, site furnishings, street trees, landscaping, drainage, grading and provide cross sections of First Street between Main and San Antonio was discussed in 2016, but was deferred until the completion of the Downtown Vision project. The Downtown Vision project was completed in August 2018, but the First Street Streetscape project has not been prioritized since then.
The Commission also urged staff to get the VMT policy and the Commission’s proposed development project checklists adopted in order to implement and assist with project information typically asked of applicants and project proponents by the Commission.
ENVIRONMENTAL REVIEW
It is anticipated that this project will be categorically exempt from environmental review under Section 15332 of the California Environmental Quality Act because it is an in-fill development on a site in an urban setting that is under five-acres in size that is substantially surrounded by urban uses and does not contain significant natural habitat for endangered species. The development proposal is consistent with the General Plan and Zoning Ordinance, does not result in any significant effects related to traffic, noise, air or water quality, and is adequately served by all required utilities and public services, and none of the exceptions to applicability of the exemption are present. A more detailed analysis will be provided to the Planning Commission and City Council for review.
RECOMMENDATION
Staff recommends that the Complete Streets Commission recommend Planning Commission and Council approval of the proposed development project with conditions that include: the applicant shall provide additional information regarding the mechanical lift system back-up power requirements 222
Agenda Item # 7.
376 First Street Page 3
December 1, 2021
and disclose maintenance requirements to residents/HOA; the applicant consider including additional Class I indoor parking spaces; and ensure the design plans have convex mirrors installed at the top and bottom of the ramp into the underground parking garage to address visibility issues.
A motion vote to accept these recommendations under the consent agenda item would pass this recommendation without further discussion.
223
Agenda Item # 7.
A G E N D A R E P O R T
1 DATE: October 27, 2021
AGENDA ITEM # 4
TO: Complete Streets Commission
FROM: Steve Golden, Senior Planner
SUBJECT: 376 First Street – New Fifteen Unit Multiple-Family Residential Project RECOMMENDATION:
Discuss and provide multimodal transportation review feedback to staff regarding Design Review Application D19-0009 for a new multiple family residential project.
ATTACHMENTS
A. Traffic Analysis for 376 First Street, Fehr and Peers (September 8, 2020) B. Santa Clara Countywide VMT Evaluation Tool Report
C. Design Plans
PROJECT DESCRIPTION
This is a Design Review application for a new multiple-family residential building on a 0.20-acre (8,643 square foot) parcel at 376 First Street. The project site is designated as Downtown Commercial in the General Plan and zoned Commercial Downtown/Multiple Family (CD/R3). The existing site, which is located on the southwest side of First Street between Whitney and Lyell Streets, includes a 3,600 square foot one-story commercial building that is currently occupied by a restaurant. The remaining portion of the lot is covered with surface parking and minimal landscaping. The current site obtains access to First Street from two driveways abutting the side property lines. A asphalt walkway exists along the entire lot frontage.
The applicant proposes to demolish the existing building and construct a four-story building with fifteen residential condominium units, one level of underground parking with 23 parking spaces, 12 bicycle parking spaces, and a common rooftop area (Project). The existing driveway located at the northern project boundary will provide access to the underground garage. The Project will install an improved sidewalk along First Street that conforms to City standards.
BACKGROUND
Complete Streets Commission Roles and Responsibilities
Pursuant to Section 14.78.090 of the Zoning Code, an application for City Council design review shall be subject to a multimodal transportation review and recommendation to the Planning Commission and City Council by the Complete Streets Commission as part of the approval process in order to assess potential project impacts to various modes of transportation such as but not limited to bicycle, pedestrian, parking, traffic impacts on public streets, and/or public transportation. 224
Agenda Item # 7.
376 First Street Page 2
October 27, 2021
This item is intended to allow the Commission to discuss the item and to provide feedback to City staff regarding the multimodal transportation review of the proposed Project. Staff will return with this item at a future Commission meeting to formalize the recommendation to the Planning Commission and City Council subject to the completion of public notification requirements established in Section 14.78.090.
DISCUSSION/ANALYSIS
General Plan Circulation Element/Transportation Impact Analysis With regard to transportation impact analysis, the Circulation Element in the General Plan includes Implementing Programs C7 and C8 that outlines the criteria for reviewing traffic and circulation impacts for new development. Implementing Program C8 states:
Require a transportation analysis for all development projects resulting in 50 or more net new daily trips. The analysis shall identify potential impacts to intersection and roadway operations, project access, and non-automobile travel modes, and shall identify feasible improvements or project modifications to reduce or eliminate impacts. Impact significance should be consistent with the criteria maintained by the Santa Clara Valley Transportation Authority. City staff should have the discretion to require focused studies regarding access, sight distance, and other operational and safety issues.
Implementing program C7 and C8 also states that the City should maintain a minimum Level of Service (LOS) "D" operating standard at all signalized intersections under Los Altos jurisdiction and that only after preparation of an environmental impact report with associated findings, accept LOS E or F operations at City-monitored signalized intersections after finding that no practical and feasible improvements can be implemented to mitigate the lower levels of service. This effectively established a significance threshold that was implemented under the California Environmental Quality Act (CEQA).
However, in 2013, Senate Bill 743 was signed by Governor Brown. SB 743 directed the State Office of Planning and Research (OPR) to develop new CEQA guidelines and to replace Level of Service (LOS) as the evaluation measure for transportation impacts under CEQA with another measure such as Vehicle Miles Traveled (VMT). In December 2018, the California Natural Resources Agency adopted new CEQA Guidelines including sections to implement SB 743 requiring among other things that: a project’s effect on automobile delay (i.e., Level of Service) shall not constitute a significant environmental impact under CEQA; a lead agency must adopt the provisions no later than July 1, 2020; VMT is the most appropriate measure of transportation impacts; and a lead agency has the discretion to choose the most appropriate methodology to evaluate a project’s VMT.
It should be noted that SB 743 does not preclude cities from retaining General Plan policies related to LOS. Furthermore, cities may continue to require transportation analyses of a project’s consistency with the adopted LOS goals and/or other operational issues related to transportation.
With regards to VMT, the City had not adopted formal standards by July 1, 2020; however, in lieu of formal adoption, the Planning Division developed interim guidance for City review of projects to evaluate VMT impacts based on OPR Technical Advisory. The interim VMT guidance provided to the applicant at that time used the nine-county regional average for residential VMT per capita 225
Agenda Item # 7.
376 First Street Page 3
October 27, 2021
threshold set at 13.95 and considered projects that are 15% below the regional average (or 11.86 residential VMT per capita) not to have a significant environmental impact.
The applicant’s consultant, Fehr and Peers, utilized a screening analysis published in the OPR Technical Advisory for small projects based upon current CEQA guidelines for categorical exemptions for facilities less than or equivalent to 10,000 square feet. Although the small project screening may have been proposed as an acceptable method by OPR, the City adopted a different interim guideline. City staff utilized the Santa Clara County VMT Evaluation Tool1to evaluate and screen the proposed project to determine if the project would have a significant impact to VMT (Attachment B). Using 2020 as the baseline year, a 6.36 per capita residential VMT was estimated, which is below the 11.86 regional average; therefore, the proposed project doesn’t have a significant impact on VMT using the City’s VMT interim guideline.
With regards to trip generation and potential LOS deficiencies, Fehr and Peers estimated the project’s trip generation rate based on trip generation rates from the Institute of Traffic Engineers (ITE) publication (Attachment A). Based on those estimates, Fehr and Peers estimated the site has a 4,800 square foot restaurant that generates 402 daily trips, whereas the proposed 15 unit multiple-family residential project generates 82 daily trips. This is a net reduction of 320 daily trips. Staff notes that Fehr and Peers estimate of the existing building floor area included a large storage area at the back of the building and a more accurate estimate of the existing restaurant based on the footprint of the building not including the storage area is 3,600 square feet. Using the ITE trip generation rates in the report based on this reduced floor area of the existing building would result in an estimated 302 daily trips for the existing building and a net reduction 220 trips with the proposed 15 unit residential project. In either case, no further transportation analysis is required to determine LOS impact because both are under the 50 net new daily trip generation required under General Plan implementation programs. In addition, fewer trips are anticipated during both the AM and PM peak hour period which are the most critical periods to evaluate. Based on the trip generation estimates provided, the proposed housing project may improve service levels of intersections in the vicinity.
Parking
The Project is proposing income restricted units; therefore would be eligible for parking reduction exceptions under the State of California Density Bonus law. Below is a table showing the required parking per zoning code standards (Section 14.78.080) and the parking reduction provisions in Chapter 14.28 Multiple-Family Affordable Housing2.
1 Hosted by Valley Transportation Authority at https://vmttool.vta.org/ 2 City’s implementation of the State of California Density Bonus Laws 226
Agenda Item # 7.
376 First Street Page 4
October 27, 2021
Required Residential Parking
Bedroom Count Units
Required
Parking Ratio
per Zoning
Code (1
Required
Parking Spaces
Per Zoning
Code
Density
Bonus
Parking
Ratios
Required
Parking
Spaces Per
Density
Bonus
Two Bedrooms 8 2/unit 16 2/unit 16
One Bedroom 7 1.5/unit 11 1/unit 7
Guest Parking 1 per 4 units 4 - -
Total Parking: 31 23
The parking spaces normally required in the Zoning Code without applying Density Bonus parking reductions shown in the table above are for reference purposes only and should not be used as a basis to recommend denial of the project. The Applicant proposes a total of 23 parking spaces in one level of underground parking accessed from a driveway directly from First Street. Three of the spaces including an accessible parking space are standard at-grade parking stalls and 20 parking spaces are proposed to be on a mechanical parking puzzle lift. The mechanical lift system is comprised of a three-level system with one level designed in a sub-grade area. The system always has an empty space that is utilized to shift automobiles around to be able to access an available space at grade level. The Zoning Code requires that parking spaces be a minimum of nine feet in width and 18 feet in length, clear of any encroachments from pillars or structural elements. Since the mechanical lift system encroaches into this space, the applicant will be requesting a waiver of development standard pursuant to Chapter 14.28 Multiple-Family Affordable Housing, consistent with California Density Bonus Law to enable the installation of the parking lift system. This is a similar requested waiver of the development standard that other recent projects have pursued including the mixed-use project at 389 First Street and the multiple family project at 425 First Street.
The applicant is also proposing three total electric vehicle (EV) parking spaces. Two of them will be located on the lift system and the other one will be available to the accessible parking space.
Fehr and Peers also evaluated the on-site circulation, maneuverability, and site access entering and exiting the underground garage (Attachment A). The analysis showed that only one vehicle can safely enter or exit the garage at a time, since a vehicle leaving the garage will encroach on the path of the vehicle entering the garage. This is proposed to be mitigated by the installation of convex mirrors at the top and bottom of garage ramp. A mirror is shown at the top of the ramp, but not at the bottom of the ramp; therefore, staff recommends a condition of approval requiring a convex mirror at the bottom of the ramp. The consultant also evaluated sight stopping distance of drivers traveling north or south on First Street per engineering standards. The evaluation noted sufficient stopping distances and site visibility.
Public Transit
The closest bus stops are located approximately 0.3 mile from the subject site at San Antonio Road and Lyell Street, which is considered an acceptable walking distance. Local VTA route 40 provides service between Foothill College in Los Altos Hills and Mountain View Transit Center in Downtown Mountain View via a North Bayshore routing.
227
Agenda Item # 7.
376 First Street Page 5
October 27, 2021
Bicycle and Pedestrian
As recommended by the VTA guidelines, multiple family residential projects should provide one Class I bicycle parking space per each three units and one Class II bicycle parking space for each fifteen units (but no less than two). The Project is providing ten Class I and two Class II bicycle parking spaces, whereas five Class I and two Class II bicycle parking spaces are required. The Class I bicycle parking spaces are in the underground garage level in an enclosed room that is assumed to have lockable hardware (see Sheet A.3 of Attachment C). The Class II spaces are at street level at the southern portion of the project (see Sheet L1.1). With regards to the nearest dedicated bicycle facility, a Class II bicycle lane exists on South San Antonio Road.
An asphalt concrete walkway currently exists along the First Street frontage that does not conform to current City standards. The Project will be required to install a new sidewalk along the lot frontage and proposes an easement along the lot frontage to provide for a six-foot wide sidewalk (see Civil Drawings in Attachment C).
3 The abutting sidewalk to the south will remain unimproved until that property redevelops, or the City improves the sidewalk through a capital improvement project.
The schools serving the site are Gardner Bullis Elementary, Egan Junior High School, and Los Altos High School. The City of Los Altos recently completed suggested “Walk n’ Roll” maps for each school and suggested proposed improvements for some of the schools including the ones utilized by this Project4. No improvements are suggested on the suggested routes except for crosswalk improvements to the frontage of the schools and the crosswalks across Foothill Expressway to Gardner Bullis Elementary which is a County facility.
ENVIRONMENTAL REVIEW
It is anticipated that this project will be categorically exempt from environmental review under Section 15332 of the California Environmental Quality Act because it is an in-fill development on a site in an urban setting that is under five-acres in size that is substantially surrounded by urban uses and does not contain significant natural habitat for endangered species. The development proposal is consistent with the General Plan and Zoning Ordinance, does not result in any significant effects related to traffic, noise, air or water quality, and is adequately served by all required utilities and public services, and none of the exceptions to applicability of the exemption are present. A more detailed analysis will be provided to the Planning Commission and City Council for review. 3 The Engineering Division will be conditioning the project to include a one-foot pedestrian access easement. 4 See maps found here: https://losaltoscompletestreets.com/suggested-routes-to-school/ 228
Agenda Item # 7.
160 W. Santa Clara Street | Suite 675 | San José, CA 95113 | (408) 278-1700 | Fax (408) 278-1717 www.fehrandpeers.com
Memorandum
Date: September 8, 2020
To: Jan Unlu, Lab LCC
From: Robert Eckols and Mark Soendjojo, Fehr & Peers
Subject: 376 First Street Housing Development Traffic Analysis SJ20-2019
This memorandum presents the findings of a traffic analysis (TA) for a proposed 15-unit housing development that will replace an existing restaurant located at 376 First Street in Los Altos. Based on comments received from the City of Los Altos, this traffic analysis addresses the following topics:
• trip generation, distribution, and assignment of project trips • vehicle miles traveled (VMT) analysis per SB 743
• review of relevant planning / policy documents
• site circulation and access including the parking ramp, garage door operation, and sight distance
Based on our analysis, Fehr & Peers has reached the following conclusions:
• The proposed housing development will reduce the volume of traffic on First Street by generating 320 fewer daily trips, 16 fewer AM peak hour trips, and 34 fewer PM peak hour trips than the existing restaurant.
• This project would be screened from further VMT analysis based on the project VMT generated being lower than the VMT threshold.
• The project aligns with the policies in both the Los Altos General Plan and the VTA TIA Guidelines.
• Installation of convex mirrors in the corners of the ramp and use of car coming signage will ensure that vehicles can safely enter and exit the garage and avoid conflicts with other vehicles, pedestrians, or bicycles.
• The sight stopping distance on First Street is adequate for a 25 mph design speed. 229
Agenda Item # 7.
Jan Unlu
September 8, 2020
• The garage door operation will not cause a significant delay on the driveway or on First Street.
Project Description
The proposed residential project is located at 376 First Street and replaces an existing 4,800 square foot restaurant with a four story 15-unit housing development. The project is within a commercial area of Downtown Los Altos. The project site fronts on and has access to First Street on the east and is bounded by a parking lot to the north, a commercial building to the south, and Foothill Expressway to the west (without access). The project will provide 23 parking spaces located in an underground parking structure.
Trip Generation Estimates
Fehr & Peers prepared daily, AM peak hour, and PM peak hour vehicle trip generation estimates for the proposed project. The trip generation estimates were prepared using the trip rates from the latest version of the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017) using the rates for quality restaurant (Land Use Code 931) and multifamily housing (Land Use Code 221). Project trip generation was calculated using the average rates based on building square footage for the restaurant and number of dwelling units for the housing.
Table 1 shows the trip generation estimated for the existing restaurant, the proposed multifamily housing, and the net trip generation for the project (project trips minus existing trips). The existing restaurant generates 402 daily trips, 21 AM peak hour trips, and 40 PM peak hour trips.
The proposed project will generate 82 daily trips, 5 AM peak hour trips, and 6 PM peak hour trips.
Therefore, the proposed project will reduce the number of trips generated on the site, with 320 fewer daily trips, 16 fewer AM peak hour trips, and fewer 34 less PM peak hour trips.
Trip Distribution and Assignment
The project site is accessed from First Street, with nearby connections to Foothill Expressway, San Antonio Road, and Main Street. Since the project will generate only a small number of trips, we assumed that the trips would be evenly split between going north and going south on First Street, as can be seen in Figure 1. However, the project will actually lower the number of trips on First Street during the AM and PM peak hours and on a daily basis. 230
Agenda Item # 7.
LOS ALTOS
LOS ALTOS
HILLS
Foothill Expy
Foothill Expy
S San A
Cuesta Dr
ntonio Rd
1st St
Main St
Burke Rd
Whitney St
1st St
State St
1 (2) 0 (2)
2 (1) 2 (1)
N:\Projects\_SJ20_Projects\SJ20_2019_376_1st_Street_Traffic_Analysis\Graphics\GIS\SJ20_2019\SJ20_2019.aprx Trip Distribution and Assignment
Project Site Trip Distribution
Figure 1
0 0. 05 0. 1
M i les
AM (PM)
231
Agenda Item # 7.
Jan Unlu
September 8, 2020
Existing Quality Restaurant Trip Generation:
1. ksf = 1,000 square feet
2. Following ITE trip generation equations used (ITE Code 931 – Quality Restaurant, 10th Edition):
Weekday Daily: Average Rate – 83.84 per KSF, Enter = 50%, Exit = 50% AM: Average Rate – 4.47 per KSF; Enter = 80%, Exit = 20% PM: Average Rate – 8.28 per KSF; Enter = 61%, Exit = 39% Proposed Multifamily Housing Trip Generation:
1. DU = dwelling units
2. Following ITE trip generation equations used (ITE Code 221 – Multifamily Housing (Mid-Rise), 10th Edition):
Weekday Daily: Average Rate – 5.44 per DU, Enter = 50%, Exit = 50% AM: Average Rate – .32 per DU; Enter = 27%, Exit = 73%
PM: Average Rate – .41 per DU; Enter = 60%, Exit = 40%
Sources: Trip Generation Manual, 10th Edition, Institute of Transportation Engineers (ITE), 2017; Fehr & Peers 2020.
Project Vehicle Miles Traveled Estimates
The project VMT was calculated based on the project’s new daily trip generation as well as an estimate of average trip lengths related to the project. Using the data from the 2012 California Household Travel Survey (CHTS), the average vehicle trip length for California households is 7.9 miles. As shown in Table 2, the project generates 648 VMT.
Table 2: Project VMT Estimate
Project Daily Trip
Generation
Average Vehicle Trip
Length (miles)1
Project Generated
VMT
Total 82 7.9 648
1. From 2012 California Household Travel Survey (CHTS)
Source: 2012 CHTS; Fehr & Peers 2020.
Small Project Screening for SB 743
The City of Los Altos is in the process of implementing SB 743 and may continue to issue guidance regarding when a full transportation analysis is necessary by, for instance, allowing the screening of small projects from VMT analysis, or requiring only qualitative VMT assessment for small projects. At this time, the small project screening criteria that the City of Los Altos is Table 1: Trip Generation Summary
Land Use Size1
Weekday
Daily AM Peak Hour PM Peak Hour
Total In Out Total In Out Total
Quality Restaurant2
(A) 4.8 ksf 402 17 4 21 24 16 40
Multifamily Housing
(Mid-Rise)2
(B) 15 DU 82 1 4 5 4 2 6
Total Net New Project Trips (B-A) -320 -16 0 -16 -20 -14 -34 232
Agenda Item # 7.
Jan Unlu
September 8, 2020
considering is based on the OPR Technical Advisory (page 12) to screen projects that generate or attract fewer than 110 trips per day. Rather than using this daily vehicle trip threshold, the City is considering small project screening that is based on the CEQA Statue & Guidelines categorical exemption for existing facilities less than 10,000 square feet (§ 15301, subdivision. (e)(2).) and generate or attract fewer than 836 daily VMT. The 836 daily VMT is based on the small project trigger research presented in Attachment A. The 836 daily VMT small project screening threshold uses OPR’s estimate of 110 daily vehicle trips for screening small non-residential projects of 10,000 square feet or less and average trip length data from the CHTS.
This project meets the CEQA Statue & Guidelines categorical exemption for existing facilities less than 10,000 square feet (§ 15301, subdivision. (e)(2).), and as noted in Table 2, the Project would generate 648 daily VMT, which is lower than the 836 VMT threshold for projects smaller than 10,000 square feet. Therefore, this project would be screened from further VMT analysis.
Review of Planning Documents
Los Altos General Plan (City of Los Altos, 2002)
The circulation element of the Los Altos General Plan outlines the various policies governing transportation within the city. The city at that time had not adopted policies or implementation measures regarding specific TDM measures.
The policies governing this development include the following:
Policy 2.4: Require development project to mitigate their respective traffic and parking impacts by implementing practical and feasible street improvements. - As this project will generate less trips than the current use, no mitigation is necessary.
Policy 2.6: Implement and require developers to implement street improvements that accommodate and encourage the use of non-automobile travel modes including walking, bicycling, and transit. - Currently, the existing site does not include a defined sidewalk in front of the restaurant.
The project will provide a formal sidewalk for pedestrians along First Street and bike parking for eighteen bikes in the underground garage.
Policy 4.4: Provide trails, sidewalks or separated pathways in areas where needed to provide safe bicycle and pedestrian access to schools.
- The sidewalks on First Street continues to Cuesta Drive, which connects to Covington Elementary School through Arboleda Drive per the Los Altos Suggested Routes to School Map for Covington Elementary School.
233
Agenda Item # 7.
Jan Unlu
September 8, 2020
Policy 5.1: Continue to encourage off-street parking in residential areas. - The development provides 23 off-street parking spaces and meets the code requirement of 22 spaces. The code requires 1 space per 1-bedroom unit (8 units) and 2 spaces per 2- bedroom unit (7 units).
VTA TIA Guidelines (Valley Transportation Authority, 2014) The Santa Clara Valley Transportation Authority (VTA) Traffic Impact Analysis (TIA) Guidelines outlines when a TIA is needed for a project in Santa Clara County and what a TIA should include.
Per the VTA TIA Guidelines, a TIA is not required for this project, as it does not generate more than 100 or more net new weekday AM or PM peak hour trips.
Site Circulation and Access
The proposed site plan includes an underground parking structure with a single driveway to access First Street. First Street is a local road with one travel lane in each direction and parallel parking on both sides of the street. Concrete or asphalt sidewalks are provided on both sides of the street for pedestrians. The speed limit is 25 mph.
Underground Garage Circulation and Maneuverability
To assess the underground parking vehicle circulation and maneuverability, Fehr & Peers conducted a turning template analysis for entering and exiting the garage. The analysis showed that only one vehicle can safely enter / exit the car at a time, since a vehicle leaving the garage will encroach on the path of the vehicle entering the garage, as shown in Figure 2.
The mirror at the bottom of the ramp will help both outgoing and incoming cars to see around the corner, as the cars leaving the garage will encroach on the path of the cars entering the garage, as described earlier. The mirror at the top of the ramp will allow drivers to see if any pedestrians are coming from their right side and will allow pedestrians coming from the south to see if any cars are exiting. The mirror near the puzzle lift will allow both drivers exiting and drivers entering to see if any cars are coming around the corner. 234
Agenda Item # 7.
Jan Unlu
September 8, 2020
Figure 2: AutoTurn Analysis for Entering / Exiting Garage Visibility of Vehicles Entering and Exiting Driveway
To determine the visibility of vehicles exiting the garage, we conducted a sight stopping distance analysis. The sight stopping distance analysis tests to see if the drivers traveling north or south on First Street will be able to see vehicles exiting the driveway with sufficient stopping distance to avoid a collision. Using the engineering standards from the Caltrans’ Highway Design Manual, 6 th
Edition (2019), the sight stopping distance for a design speed of 25 mph is 150 feet. The sight stopping distance of 150 feet is achieved for the drivers coming from both the north and south, as shown in Figure 3.
Pedestrian Safety and Safe Routes to School
A car coming sign with a flashing light and audible warning will be provided to alert pedestrians and bicyclists when a car is exiting the parking structure.
Covington Elementary School is the closest school to the project site. To access Covington Elementary School, students and parents can walk or bike on First Street, which turns into Cuesta Drive. Students and parents can proceed down Cuesta Drive to Arboleda Drive and access the school using the connector path as identified in the Los Altos Suggested Routes to School Map for Covington Elementary School. The walking and bicycle route to Covington School is shown in Figure 4 below and the Safe Route to School Map is attached to this memo. 235
Agenda Item # 7.
Jan Unlu
September 8, 2020
Ramp and Garage Door Evaluation
Fehr & Peers evaluated the slope of the ramp to see if there would be any concerns. At the street level, the slope transitions from 5% east of the garage door to 10% west of the garage door and to 20% on the ramp. At the bottom of the ramp, transitions back to 10% and then to 6% as it turns the corner. We do not foresee any issues with the slope of the ramp, even though a portion of the ramp has a 20% slope.
The garage door will take about 12 seconds to either open or close. When a vehicle is waiting to enter it will block traffic on First Street. It should be noted that 12 seconds of delay is the about same amount of delay associated with Level of Service A operation at a stop sign controlled intersection. Therefore, the amount of delay associated with garage door operation will not cause a significant amount of delay to vehicles on the on First Street. In addition, there are less than five peak hour trips which reduces the potential for queuing impacts. 236
Agenda Item # 7.
First St
Foothill Expy
First St
Whitney St
SSD = 150’ SSD = 150’
N:\Projects\_SJ20_Projects\SJ20_2019_376_1st_Street_Traffic_Analysis\Graphics\ADOBE\Fig00_Sight_Distance.ai Sight Stopping Distance
Project Site Stopping Sight Distance (SSD) Triangle
Figure 2
0 75 150
Feet
Figure 3
237
Agenda Item # 7.
1st St
Eleanor Ave
Sherman St
Cuesta Dr
San Antonio Rd
El Monte Ave
El Monte Ave
Rosita Ave
Milverton Rd
University Ave
Edgewood Lane
Anderson Dr
Lee St
Sheridan St
Glen Alto Dr
Gordon Way
Lassen St
Gabilan St
tS lladnyT
La Prenda Rd
Palm Ave
Fremont Ave
yaW amraP
Covington Rd
Marvin Ave
Lyell St
San Luis Ave
evA llebpmaC
Lincoln Ave
Benvenue Ave
Arboleda Dr
Orange Ave
Covi n gton
Sch ool
0.25 miles bu er
0.5 miles bu
er
W:\San Jose N Drive\Projects\_SJ20_Projects\SJ20_2019_376_1st_Street_Traffic_Analysis\Graphics\GIS\SJ20_2019\SJ20_2019.aprx 0 0. 1 0. 2
M iles
Project Site
School
Suggested Routes
Connector Path
Suggested Walking & Biking Route
All-Way Stop
Crossing Guard Location
Marked Crosswalk
Traffic Signal
Figure 4
238
Agenda Item # 7.
Jan Unlu
September 8, 2020
Conclusion
Fehr & Peers has reached the following conclusions:
• The proposed housing development will reduce the volume of traffic on First Street by generating 320 fewer daily trips, 16 fewer AM peak hour trips, and 34 fewer PM peak hour trips than the existing restaurant.
• This project would be screened from further VMT analysis based on the project VMT generated being lower than the VMT threshold.
• The project aligns with the policies in both the Los Altos General Plan and the VTA TIA Guidelines.
• Installation of convex mirrors in the corners of the ramp and use of car coming signage, will ensure that vehicles can safely enter and exit the garage and avoid conflicts with other vehicles, pedestrians, or bicycles.
• The sight stopping distance on First Street is adequate for a 25 mph speed limit. • The garage door operation will not cause a significant delay on the driveway or on First Street.
239
Agenda Item # 7.
Los Altos
Suggested
Routes to
School
Obey crossing guards. They are there to help
everyone cross congested intersections safely. Bike Safely Wear your helmet and buckle it
every time. It’s the law. To best
protect your brain, your helmet
must fit properly: snug and level
on your head, just above your
eyebrows.
Be predictable. Obey ALL stop
signs and traffic signals. Always
ride on the right hand side. The
best way to avoid bike crashes as
well as traffic tickets is to follow
the same rules of the road as
apply to car drivers.
Be visible. Wear bright and
reflective clothing. Use headlights
and taillights.
Be alert. Watch out for drivers
turning left or right, or coming
out of driveways. Avoid car doors
opening in front of you by riding
out of the door zone. Yield to
pedestrians.
Walk or Skate Safely
Be alert. Look for cars coming
from all directions before
entering the street - including
behind you.
Cross at corners and crosswalks.
This is where drivers expect
pedestrians.
Don’t assume drivers see you.
Make eye contact before crossing
intersections.
Drive Safely
Slow down and use extra caution in school
zones and along commute routes! Signal your
turns and yield to pedestrians.
Help reduce traffic congestion near your
school by carpooling with a neighbor and
avoiding the last minute rush whenever
possible.
Obey adult crossing guards and “No Right Turn
on Red” signs posted at designated school
intersections. This allows students to cross
safely without cars turning through crosswalks.
Don’t make U-turns and other unsafe
maneuvers that put other road users at risk.
When dropping off or picking up your student,
follow school guidelines and always ensure
that he/she exits or enters the car from the
curb side.
Never double park, block access ramps or stop
where prohibited.
Avoid texting, phone calls and other
distractions when driving.
Half-Mile and Mile Zones
If you live within a half-mile or a mile from school,
commuting on foot or bicycle can be just as
convenient as driving, and much more fun. It can
also be a great way for you and your child to get
regular exercise, and for your child to get to school
ready for to learn.
Pick a day and use the map to find the best route to
school from your home. Even one or two days can
make a big difference - for you, your child, and the
environment. Already walk or bike? Use the map to
help choose the best routes ot to explore new areas
around your school.
Parents: Help your student learn how to share
the road safely with other users. Children who
regularly practice safe walking and biking
skills are more likely to make safer choices as
teenagers.
How to Use this Map
This suggested route to school map helps
parents and students get to and from school in
the safest and most direct way possible.
Covington
Elementary
School
BIKE
LANE
Graphics courtesy of Portland Bureau of Transportation
240
Agenda Item # 7.
The City of Los Altos encourages parents and students to use this map to explore options for commuting between home and school. Parents are responsible for choosing the most appropriate option based on their knowledge of conditions on the different routes and the experience level of their student.
For more Safe Routes to School information, please visit:
!
!
.!
!
!
.!
!
!
.!
!"$
!"$
!"$
!"$
!"$
Fremont Ave
Gabilan St
Foothill Expressway
Covington Rd
Springer Terrace
Lyell St
Gi n Rd
E Edith Ave
University Ave
Eleanor Ave
Campbell Ave
Cuesta Dr
S El Monte Ave
Rosita Ave
La Prenda Rd
Parma Way
S Clark Way
Hawthorne Ave
S Gordon Way
Arboleda Dr
Covington Rd
Rosita Ave
Cuesta Dr
Parma Way
Hawthorne Ave
Pepper Dr
Marvin Ave
Tyndall St
Lassen St
Benvenue Ave
San Luis Ave
Stardust Ln
Giralda Dr
Paco Dr
Harrington Ave
Covington
Elementary
School
Rosita
Park
15 MIN / 4 MIN
29 MIN /
Covington 9 MIN
Elementary School
SUGGESTED ROUTES
Parks and Open
Space
Attendance Area
Marked Crosswalk
Traffic Signal
Suggested Walking &
Biking Route
School
Crossing Guard
Location
& All-Way Stop
Connector Path Bicycle Parking
Sidewalk
Pedestrian & Bicycle
Access
Existing Bikeway
Half-mile and Mile
Zones (Road Network)
!
!
!
.!
Covington
Elementary
School
Covington Road
La Prenda Road
S El Monte Avenue
Fremont Avenue
Arboleda Drive
Shelby Lane
Rosita Avenue
Cuesta Drive Cuesta Drive
Enlargement Map
0 1/4 1/2 Mile
N
*Routes current as of 10/2014
241
Agenda Item # 7.
Attachment A: Small Project Screening for SB 743
242
Agenda Item # 7.
SMALL PROJECT SCREENING FOR SB743
The following document provides substantial evidence to support the screening on ‘small’ projects for SB 743 purposes. The OPR Technical Advisory relies on a trip trigger based on CEQA exemptions.
Two potential limitations of this trigger have been identified. First, the trigger is not tied to a VMT estimate. Second, the trigger does not consider residential land uses. To strengthen the evidence, we used specific CEQA exemptions related to residential projects and 2012 California Household Travel Survey (CHTS) household VMT estimates to develop the following modification to the OPR approach. The CEQA exemption sections are provided below.
15303. NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES Class 3 consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. The numbers of structures described in this section are the maximum allowable on any legal parcel. Examples of this exemption include, but are not limited to:
243
Agenda Item # 7.
(a) One single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three singlefamily residences may be constructed or converted under this exemption. (b) A duplex or similar multi-family residential structure, totaling no more than four dwelling units. In urbanized areas, this exemption applies to apartments, duplexes and similar structures designed for not more than six dwelling units. (c) A store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous substances, and not exceeding 2500 square feet in floor area. In urbanized areas, the exemption also applies to up to four such commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive.
Note: Authority cited: Section 21083, Public Resources Code; Reference: Sections 21084, Public Resources Code. 15315. MINOR LAND DIVISIONS
Class 15 consists of the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent.
Note: Authority cited: Sections Section 21083, Public Resources Code; Reference: Section 21084, Public Resources Code.
Based on the 2012 CHTS, here are a range of VMT estimates for 2, 4, and 6 units based on the CA and SACOG average VMT generation per household.
CA Average – 41.6 VMT per household
- 2 units = 83.2 VMT per day
- 4 units = 166.4 VMT per day
- 6 units = 249.6 VMT per day (urban areas only)
SACOG Average – 42.9 VMT per household
- 2 units = 85.8 VMT per day
- 4 units = 171.6 VMT per day
- 6 units = 257.4 VMT per day (urban areas only)
Another option is to rely on the maximum level of development allowed by CEQA exemptions and convert that value to a ‘dwelling unit equivalent’ measure similar to impact fee programs. OPR estimated that non-residential uses could generate 110-124 daily trips based on a maximum project exemption size of 10,000 square feet (KSF). Using the lower end of the range and CHTS trip lengths produces a VMT equivalent for 10 KSF for CA and SACOG of 836 and 869, respectively. This equates to about 20 residential households.
244
Agenda Item # 7.
Santa Clara Countywide VMT Evaluation Tool - Version 2 - Report Project Details
Timestamp of
Analysis
October 22, 2021, 03:00:39 AM
Project Name 376 First Street
Project
Description
15 Unit Multiple Family
Residential Project
Project Location Map
Jurisdiction:
Los Altos
APN TAZ
16741052 194
Analysis Details
Data Version VTA Countywide Model December
2019
Analysis
Methodology
TAZ
Baseline Year 2020
Project Land Use
Residential:
Single Family DU:
Multifamily DU: 15
Total DUs: 15
Non-Residential:
Office KSF:
Local Serving Retail KSF:
Industrial KSF:
Residential Affordability (percent of all
units):
Extremely Low Income: 0 %
Very Low Income: 0 %
Low Income: 0 %
Parking:
Motor Vehicle Parking: 23
Bicycle Parking: 10
Proximity to Transit Screening
Inside a transit priority area? No (Fail)
245
Agenda Item # 7.
Santa Clara Countywide VMT Evaluation Tool - Version 2 - Report Residential Vehicle Miles Traveled (VMT) Screening Results Land Use Type 1: Residential
VMT Metric 1: Home-based VMT per Capita
VMT Baseline Description 1: Bay Area Regional Average
VMT Baseline Value 1: 13.95
VMT Threshold Description 1 / Threshold Value 1: -15% / 11.86 Land Use 1 has been Pre-Screened by the Local Jurisdiction: N/A Without Project With Project & Tier 1-3
VMT Reductions
With Project & All VMT
Reductions
Project Generated Vehicle
Miles Traveled (VMT) Rate
7.07 6.36 6.36
Low VMT Screening
Analysis
Yes (Pass) Yes (Pass) Yes (Pass)
246
Agenda Item # 7.
Santa Clara Countywide VMT Evaluation Tool - Version 2 - Report Tier 1 Project Characteristics
PC01 Increase Residential Density
Existing Residential Density: 1.74
With Project Residential Density: 8.26
PC02 Increase Residential Diversity
Existing Residential Diversity Index: 0.73
With Project Residential Diversity Index: 0.77
PC03 Affordable Housing
247
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
VICINITY MAP
RESIDENTIAL PARKING REQUIRED:
0 TO 1 BEDROOM UNIT = 1 ONSITE SPACE (PER LOS ALTOS. CA CODE OF ORDINANCES SECTION 14.28.040) = 8 SPACES
2 TO 3 BEDROOM UNIT = 2 ONSITE SPACES (PER LOS ALTOS, CA CODE OF ORDINANCES SECTION 14.28.040) = 14 SPACES
TOTAL SPACES REQUIRED = 22 SPACES
EV CHARGING SPACE = 10% OR 3 SPACES (PER CALGREEN
SECTION 4.104.4.2)
PARKING PROVIDED:
SPACES ON PARKING LIFTS = 20
SPACES AT GRADE = 2
ADA SPACES = 1
TOTAL RESIDENTIAL SPACES = 23
NO. OF VISITOR PARKING SPACE = NONE (PER LOS ALTOS, CA
CODE OF ORDINANCES SECTION 14.28.040.G)
EV CHARGING SPACE = 3 SPACES (TWO ON
PLATFORMS AND ONE ACCESSIBLE SPACE)
RESIDENT BIKE PARKING PROVIDED: 10 SPACES (IN BASEMENT) AFFORDABLE HOUSING:
TOTAL RESIDENCES PROVIDED = 15
20% OF 15 = 3 BMR UNITS (101, 202 AND 203)
TO BE GRANTED TWO CONCESSIONS AS PER SECTION 14.28.040
TABLE DB 6
REQUEST WAIVERS OR CONCESSIONS FOR FRONT SETBACK,
BUILDING HEIGHT, AND PENTHOUSE HEIGHT, PARKING HEIGHT,
AND FRONT SETBACK SOFTSCAPE AREA PERCENTAGE
DRAWING INDEX:
GENERAL:
T.1 TITLE SHEET
T.2 CODE ANALYSIS
T.3 CODE ANALYSIS-BUILDING AREA
CIVIL:
C0.0 TITLE SHEET
C1.0 DEMOLITION PLAN
C2.0 UTILITY AND GRADING PLAN
C2.1 EXCAVATION PLAN
C3.0 STORMWATER CONTROL PLAN
C4.0 FIRE PROTECTION PLAN
C5.0 BLUEPRINT FOR A CLEAN BAY
1 OF 2 EXISTING BOUNDARY AND TOPOGRAPHY
2 OF 2 PRE. GRADING, DRAINAGE & UTILITY PLAN
CM-1 CONSTRUCTION MANAGEMENT PLAN
CM-2 CONSTRUCTION MANAGEMENT PLAN
ARCHITECTURAL:
A.1 SITE PLAN
A.2 EXISTING SITE CONDITION
A.3 BASEMENT LEVEL PLAN
A.4 GROUND LEVEL PLAN
A.5 SECOND LEVEL PLAN
A.6 THIRD LEVEL PLAN
A.7 FOURTH LEVEL PLAN
A.8 ROOF LEVEL PLAN
A.9 UNIT PLANS - 1 BEDROOM
A.10 UNIT PLANS - 1 BEDROOM
A.11 UNIT PLANS - 2 BEDROOM
A.12 UNIT PLANS - 2 BEDROOM
A.13 ELEVATION - EAST
A.14 ELEVATION - WEST
A.15 ELEVATION - NORTH
A.16 ELEVATION - SOUTH
A.17 STREETSCAPE ELEVATION
A.18 ALLOWABLE OPENING
A.19 MATERIAL BOARD
A.20-A.21 SECTIONS
A.22 SECTION - FIRE TRUCK
A.23 PERSPECTIVES
A.24-A.25 DETAILS
A.26 PHOTO SIMULATION - STREET VIEWS
LANDSCAPE:
L-1.1 LANDSCAPE PLAN - GROUND LEVEL
L-1.2 LANDSCAPE PLAN - ROOF LEVEL
L-2.1 TREE REMOVAL PLAN
L-3.1 PLANTING PLAN - GROUND LEVEL
L-3.2 PLANTING PLAN - ROOF LEVEL
L-3.3 PLANT IMAGES
L-4.1 MATERIALS & FURNISHINGS IMAGES
PROJECT DIRECTORY:
OWNER/DEVELOPER
LAB LCC
376 FIRST STREET
LOS ALTOS, CA 94022
CONTACT: JAN UNLU
ARCHITECT
DAHLIN GROUP
5865 OWENS DRIVE
PLEASANTON, CA 94588
CIVIL ENGINEER
JMH WEISS INC.
1731 TECHNOLOGY DRIVE.
SUITE 880.
SAN JOSE, CA 95110
LANDSCAPE ARCHITECT
JETT LANDSCAPE ARCHITECTURE + DESIGN
2 THEATRE SQUARE, SUITE 218
ORINDA, CA 94563
376 FIRST STREET
SITE ZONING INFORMATION:
SITE AREA: 0.20 ACRES (8670 SF)
ALLOWABLE BUILDING HEIGHT:
TYPE 1A = UNLIMITED
TYPE VA = 70’-0” (4 STORIES WITHOUT
AREA INCREASE FOR SPRINKLERS)
ACTUAL BUILDING HEIGHT: 45’-5” TOP OF MAIN SUBROOF(4
STORIES); 46’-7” TOP OF MAIN FINISH ROOF
BUILDING FOOTPRINT: 5,542 SF
LOT COVERAGE: 66%
IMPERVIOUS SURFACE: 7,077 SF
PERVIOUS SURFACE: 1,593 SF
DENSITY: 75 DU/A
ZONING: C-D/R-3
STORIES: FOUR STORIES TYPE VA OVER BASEMENT
PROJECT DATA
UNIT SCHEDULE
NUMBER UNIT AREA PATIO NET AREA
1 BEDROOM UNIT
101 776 SF 75 SF
103 878 SF 111 SF
201 898 SF 134 SF
203 865 SF 79 SF
301 898 SF 134 SF
303 865 SF 79 SF
401 898 SF 134 SF
403 865 SF 79 SF
1 BEDROOM UNIT : 8 UNITS
2 BEDROOM UNIT
102 1,317 SF 56 SF
202 1,361 SF 57 SF
204 1,186 SF 100 SF
302 1,361 SF 57 SF
304 1,186 SF 100 SF
402 1,382 SF 57 SF
404 1,186 SF 58 SF
2 BEDROOM UNIT : 7 UNITS
GRAND TOTAL: 15 UNITS
TITLE SHEET
T.1
248
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
BUILDING CODE ANALYSIS
References in parentheses () are keyed to the CBC
Project 376 First Street
Los Altos, California
Codes
Building - Multi-Family 2019 California Building Code (CBC), (Based on the 2015 International Building Code (IBC)) Fire 2019 California Fire Code (CFC), (Based on the 2018 International Fire Code (IFC)) Sprinkler NFPA 13, 2019
Mechanical 2019 California Mechanical Code (CMC), (Based on the 2018 Uniform Mechanical Code (UMC)) Plumbing 2019 California Plumbing Code (CPC), (Based on the 2018 Uniform Plumbing Code (UPC)) Electrical 2019 California Electrical Code (CEC), (Based on the 2017 National Electrical Code (NEC)) Energy 2019 California Energy Code
Accessibility 2019 California Building Code (CBC), Chapter 11A and Chapter 11B Accessibility Safe Harbor ANSI A117.1-2003
CAL Green 2019 California Green Building Standards, (CalGreen) Los Altos CA Code of Ordinances
Planning
Occupancy Classification (Sec. 302)
Description Type Code Section Remarks
Lobby + Mail/Parcel Areas Accessory 508.2 Accessory Use Apartment Dwelling Units R-2 310.4
Enclosed Parking Garage S-2 311.3, 406.4
Utility Room S-2 311.3, 508.2
Rooftop Terrace Accessory 303.1.2, 508.2 Occupancy is 49 or less, Accessory Use Trash Collection Rooms Incidental Table 509, 713.13 Incidental Use, 2-Hr. F.R. Enclosure Trash + Cable Rooms Accessory 508.2
Type of Construction (Table 601)
Description Type Sprinklers Code Section
Below grade l concrete structure with metal stud wall framing for non-load bearing partitions Parking, Utility IA Yes (NFPA 13) 509.2, 602.2, 903.1
4-story wood frame structure above type IA basement, one-hour fire-resistive rated interior and exterior bearing walls Residential VA Yes (NFPA 13) 510.2, 602.5, 903.2.8
Allowable Height (Table 503.4 & 504.3)
Maximum Stories for type IA construction: Unlimited
Maximum Height for type IA construction: Unlimited
Maximum Stories for type VA construction: 4 (above Grade Plane; without increase for sprinklers per Table 504.4, NFPA 13) Maximum Height for type VA construction: 70' (above Grade Plane; without area increase for sprinklers per Table 504.3, NFPA 13) Actual Height (Sec. 504)
Stories:
Building
Building Height: Type VA: 59'-3" to average of highest roof surface Allowable Building Area (Sec. 506 & Table 506.2)
See sheet CA-2
Occupancy Separation (Table 508.4 & 510.2)
R-2 / S-2 1-HR ( Fire Separation per Sec.508.4 and Fire Barrier per Sec. 707) ` Dwelling Unit Separation (Sec. 420 & 708.3)
Wall Separation 1-HR (Fire Partition per Sec. 708.3)
Floor Separation 1-HR (Horizontal Assembly per Sec. 711.2.4.3) Fire-Resistance Ratings (Table 601, 602 & Sec. 510.2)
Type IA Type VA
Structural frame 3-HR 1-HR
Bearing walls: Exterior 3-HR 1-HR
Bearing walls: Interior 3-HR 1-HR
Nonbearing walls & partitions: Exterior
X < 5' Fire Separation 1-HR/ 2-HR @ M OCC. 1-HR
5' < X < 10' Fire Separation 1-HR/ 2-HR @ M OCC. 1-HR
10' < X < 30' Fire Separation 1-HR 1-HR
X > 30' Fire Separation 0-HR 0-HR
Nonbearing walls & partitions: Interior 0-HR 0-HR
Floor Construction (incl. beams & joists)
At Podium Floor 3-HR 3-HR
All other Floors 2-HR 1-HR
Roof Construction (incl. beams & joists) 1.5 HR 1-HR
Shaft Enclosures (Sec. 510.2 & 713)
Less than 4-stories 1-HR (Fire Barrier per Sec. 707)
4-stories or more 2-HR (Fire Barrier per Sec. 707)
Exterior Walls 1-HR (Exception per 713.6)
Opening Protectives (Sec. 510.2 & Table 716.5)
1-HR Enclosures: 1-HR
2-HR Enclosures: 1-1/2 HR
Trash (Termination) Rooms in Garage require 2-HR Fire Barrier with self-closing 1 1/2 HR doors (713.13.4) Stair Enclosures (Sec. 510.2, 705, 713, 1023)
4-stories or more 2-HR (Fire Barrier per Sec. 707)
Exterior Walls 1-HR (Exception per 1023.7)
Doors (Sec. 510.2, 1023.7, & Table 716.5)
2-HR Enclosures: 1 1/2-HR
Exterior Wall: See Table 705.8
Windows Exterior Wall: See Table 705.8
Max. Area of Unprotected Exterior Wall Openings at 1st Story (Sec. 705.8.1):
Wall facing street w/15' fire separation distance No Limit Wall facing unoccupied space w/30' width and public access No Limit Max. Area of Unprotected Exterior Wall Openings Above 1st Story (Table 705.8, Sec. 705.8.1 & 705.8.2):
X < 3' Fire Separation Distance Not Permitted
3' < X < 5' 15%
5' < X < 10' 25%
10' < X < 15' 45%
15' < X < 20' 75%
20' < X < 25' No Limit
Fireblocking (Sec. 718.2)
Vertically at Ceiling and Floor Level; Horizontally at Intervals not Exceeding 10 feet (718.2.2) Draftstopping (Sec. 718.3 & 718.4)
Not Required w/ NFPA-13 Sprinklers
Fire Wall (Sec. 706)
R-2 Occupancy 3-HR Fire Rating
Penetrations (Sec. 714)
Description Test System Code Section
Through Penetrations Approved Material or ASTM E 814 or UL 1479 714.3.1.2, 714.4.1.1.2 Membrane Penetrations Approved Material or ASTM E 814 or UL 1479 714.3.2, 714.4.1.2 4 (Type VA Building - Sec. 504) ) - Levels 1,2,3 and 4
Zoning
Opening Protectives (Table 716.5 & 716.6)
Description Wall Assembly Fire Rating Opening Fire Rating Remarks Exit Enclosure 2-HR 1.5 HR Elevator, Stairwells, NFPA 252 or UL 10C Shafts 2-HR 1.5 HR Trash Chutes, NFPA 252 or UL 10C
Other Fire Barries 1-HR 3/4 HR Occuancy Separation Walls, NFPA 252 or UL 10C Fire Patitions 1-HR 1/3 HR Doors in Corridor Walls, NFPA 252 or UL 10C Fire Patitions 1-HR 1/3 HR Windows in Corridor Walls, ASTM 119 or UL 263 Fire Walls 3-HR 3HR
Duct Opening (Sec. 717)
Description Tested System Code Section
Fire Dampers UL 555 and/or UL555S 7.7.3.1
Penetration Firestop ASTM E 814 or UL 1479 714.3.1.2
Means of Egress
Occupant Loads (Table 1004.5)
Apartment Dwelling Units 200 gross s.f./occupant
Enclosed Parking Garage 200 gross s.f./occupant
Utility Room 300 gross s.f./occupant Accessory Storage
Rooftop Terrace 15 net s.f./occupant
Egress Width (Sec. 1008)
Stairways 0.3 inches per occupant (Sec. 1005.3.1)
Other Egress Components 0.2 inches per occupant (Sec. 1005.3.2) Means of Egress Illumination (Sec. 1006)
(Exception for individual dwelling units)
Emergency Power Required Corridors, Exit Enclosures, Exit Passageways, Exterior Landings (1008.3) Accessible Means of Egress (Sec. 1006, 1009)
2 required per 1009.1 and 1006
Egress from occupied roof 1006.3
Elevators are not required to be part of the accessible means of egress per 1009.2.1 Exception 1 Stairways 44 inches minimum width (1011.2)
Areas of Refuge are not required (1009.3.5)
Doors (Sec. 1010)
Door Width: 32 inches minimum clear width (1010.1.1)
Stairways (Sec. 1011)
Risers 7" max, 4" min. (1011.5.2)
Treads 11" max. (1011.5.2)
Ramps (Sec. 1012 & 11224)
Min Width 48"
Max Slope at Egress 8%
Max Slope at other areas 12%
Max cross-slope 2%
Max Rise w/out landing 30"
Landing size 60"
Handrails required Greater than 6" rise (1012.8)
Exit Signs (Sec. 1013)
Required at Exits, Exit Access Doors, and at Path of Egress Travel Not required in rooms with one exit
Tactile Exit Sign required at exit stairway, exit passageway, and exit discharge Handrails (Sec. 1014)
Required to be 34"-38" height above surface or stair tread nosing Guards (Sec. 1015)
Required to be 42" minimum height above floor surface or tread noising Operable windows must be equipped with a window fall prevention device that complies with ASTM F2090.
Exit Access (Table 1006.2.1)
Common Path of Egress Travel (R-2) 125'
Common Path of Egress Travel (B, S) 100'
Common Path of Egress Travel (A3, M) 75'
Exits (Table 1006.2.1)
One exit allowed in individual dwelling units with occupant Load less than 20 (Sec. 1006.2.1 Exception 1) One exit allowed in S-2 Occupancy with occupant load less than 29 (Table 1006.2.1) Separation of 1/3 length of diagonal between exits (Sec. 1007.1.1 Exception 2) Exit Access Travel Distance (Table 1017.2)
Occupancy Distance
R-2 250'
S-2 400'
Corridors (Sec. 1020)
Fire Rating at S-2 0-HR
Fire Rating at R-2 1-HR
Doors (Sec. 708.6, 716.5 & Table 716.6): 1/3-HR
Windows at Exterior Walls
Non-rated Exterior Wall No Protection Required Table 602 Non-protected openings in 1-HR rated Exterior Walls No Protection Required Table 602 & 716.5 Protected openings in 1-HR rated Exterior Wall 3/4-HR (Table 716.5) Table 602 & 716.5 Dead Ends 50' max
Exterior Exit Ramps and Stairways (Sec. 1027)
Emergency Escape and Rescue (Sec. 1030)
Group R-2 occupancies constructed as Type IIIA equipped with sprinklers are not required to have emergency and rescue openings (CBC 1030.1 Exception 1) Accessibility
Dwelling Units: Stone countertops to be providing the kitchen to be exempt from providing the repositionable countertop (CBC 1133A.4.1) Elevator not required as an accessible means of egress (CBC 1009.2.1, exception 1) For an elevator Building all R-2 dwelling units to be Accessible/Adaptable (CBC 1106A.1.2) No common area window are openable, therefore compliance to CBC 1126A.8 not required 5% of dwelling units to comply to ADA & UFAS requirements (Publicly/Federally Funded) Common Use Facilties:
Common Use Facilities Shall Be Accessible (1127A)
Public & Commercial Use Facilities Shall Be Accessible per ADA & CBC Chapter 11B Parking shall be accessible (Sec. 1109A)
Parking shall be accessible Per ADA and CBC Chapter 11A / 11B Requirements Parking Requirements (Sec. 1109A.1 & 11B-208)
R-2 Residential
Accessible Spaces 5% of Total Unassigned & Visitors Parking Spaces (1109A.5) Van Accessible Spaces 1/8 of Accessible Spaces, min 1 (1109A.8.6) Electrical Vehicle Charging Parkings Stalls 3% Minimum of Parking Stalls Provided (CalGreen Sec. 4.106.4) Interior Environment
Ventilation (Sec. 1203)
Attic Spaces 1/300, high and low at pitched roof; 1/150 at flat roofs (Sec.1203.2) Natural Ventilation 4% of floor area (Sec. 1203.5.1)
Lighting (Sec. 1205)
Natural Light 8% of floor area
Courts (Sec. 1206)
Air intake 10 sf minimum required
Sound Transmission (Sec. 1207)
Air-borne sound STC 50 minimum
Structure-borne sound IIC 50 minimum
Interior Space Dimensions (Sec. 1208)
Min Room Width 7'-0"
Kitchens 3'-0" clear passageway
Min Ceiling Height, Typical 7'-6"
Min Ceiling Height Kit, Stor, Laundry 7'-0"
Access to Unoccupied Space (Sec. 1209)
Attic Spaces over 30" 20x30 access
Miscellaneous Requirements
1. In new underground parking garage area the automatic fire sprinkler system shall be designed to .18gpm/ 3,000 square feet coverage area. a. Each floor level shall have a dedicated sprinkler riser assembly installed enabling fire department personnel direct access. b. Standpipes shall be provided as required by the CFC Section 905 and NFPA 14.
2. Provide Fire Alarm System in R-2 occupancy per CFC 907 & NFPA 72 CFC 907.2.9 a. Manual alarm boxes are not required per CFC Exception #2, 907.2.9.1 b. Provide Smoke Alarms in R-2 occupancy CFC 907.2.11.2 c. Provide Wiring to support Visible Alarms in R-2 occupancy CFC 907.5.2.3.3
3. CO Alarms are required outside of each separate sleeping area in the immediate vicinity of the bedroom in dwelling units within which fuel-fire appliances are installed CBC 915.2.1
4. Parking Garage:
a. Clear garage height 7-ft. min. CBC 406.4.1, except 8'-2" min. at entries and to accessible spaces CBC 1109A.8.1 b. 7'-6" clear at means of egress CBC 1003.2), exceptions per CBC1003.3.1. c. Guards & Vehicle barriers CBC 406.4.2 and CBC 406.4.3
5. Two-Way Communication System: Shall be provided as required by CFC Section 1009.8 and NFPA 72.
6. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. a. Structures up to 50 feet (15240 mm) in height shall have addresses with a min. 1 inch (25.4 mm) stroke wide by min. 8 inches (203.2 mm) high. b. Structures over 50 feet (15240 mm) high shall have addresses with a min 2.5 inch (63.5 mm) stroke wide by min. 12 inches (304.8 mm) high.
7. Elevators shall conform to the provisions of listed in Section 3002.4a of the CBC 2016. a. Enclosed Elevator Lobby not required CBC 3006.3.5
b. Doors shall be self- or automatic-closing by smoke detection in accordance with CBC 716.5.9.3 & CBC 713.7 c. Smoke guard at 2nd through 4th floor elevator CBC 3006.3.9
8. CFC Appendix L, Firefighter Air Systems. When required by the fire code official, a firefighter air system shall be installed in new buildings four or more stories in height.
9. CFC Section 510, Emergency Responder Radio Coverage. When required by the fire code official, all new buildings shall have approved radio coverage for emergency responders within the building.
10. Aerial access shall be provided to within 15' to 30' of all three buildings, with 26' clear net width access roads and a minimum 60' outside turn radius
11. Provide Portable Fire Extinguishers per CFC 906
a. Non-garage: 2A-10BC w/75' max travel distance
b. Garage: 4A-40BC w/75' max travel distance
12. Exit signs, emergency lighting, address posting, fire lane, marking, fire extinguishers and Knox Box location to be field verified by Fire Inspector.
13. Means of egress components to include exit pathway throughout use, exit stairwells, exit enclosure providing access to exit doors, door hardware, exit signs, exit illumination and emergency lighting shall comply to CFC/CBC Chapter 10.
14. The single man door providing direct access to the Sprinkler Riser Assembly, where required, shall require signage on the door accessing riser stating- “Riser Room” or agreed upon language.
15. See sheet CA2.3B for dropped ceiling construction below the fire rated horizontal assembly
16. Typical unit includes stacked washers and dryers (front loaded) or side by side. Where devices are not front loaded management is responsible for providing upon request assistive devices.
A combination washer dryer unit is an acceptable alternate that meets clearance and reach range requirement (CBC 1135A)
17. All corridor doors, which will be held open by magnetic hold-open devices, shall automatically close upon actuation of smoke detector(s). Smoke detectors shall be connected to the fire alarm system.
The approved hold-open devices shall release fire assemblies once power failure occurs. (703) CFC / (715.4.8.3) CBC
18. Cross-swinging corridor doors protecting openings in two-hour, fire-resistive fire walls shall be approved labeled 90 minute rated fire-resistive, tight-fitting, self-closing fire door assemblies. (Table 716.5)
19. Fire walls, fire barriers, fire partitions, smoke partitions, and smoke barriers or any other wall required to have protected openings or penetrations shall be permanently identified with signs or stenciling in the floor/ceiling space every 30 feet (maximum) with lettering at least one-half inch in height.
CODE ANALYSIS
T.2
249
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
UP
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
DATE
SCALE: 1/16"=1'-0"
CODE ANALYSIS - BUILDING AREA
T-3
0 16 32 64
BASEMENT LEVEL (TYPE 1A) - AREA: 7,366 SF THIRD LEVEL (TYPE VA) - AREA: 5,873 SF GROUND LEVEL (TYPE VA) - AREA: 4,591 SF FOURTH LEVEL (TYPE VA) - AREA: 5,831 SF SECOND LEVEL (TYPE VA) - AREA: 5,873 SF
CODE ANALYSIS
T.3
250
Agenda Item # 7.
FOOTHILL EXPRESSWAY APN 167-41-051
FIRST STREET T PROPERTY LINE ROOF OUTLINE (TYP) GARAGE OUTLINE (TYP) PROPOSED BUILDING 376 FIRST STREET 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE C0.0 TITLE SHEET LEGEND & ABBREVIATIONS SITE BENCHMARK: FIRST STREET IMPROVEMENT PLAN 376 FIRST STREET LOS ALTOS, CALIFORNIA SHEET INDEX BASIS OF BEARINGS:VICINITY MAP SITE 251 Agenda Item # 7.
ss ss ss ss ss ss ss ss ss
FOOTHILL EXPRESSWAY APN 167-41-052
FIRST STREET EXISTING BUILDING TO BE DEMOLISHED EXISTING BUILDING TO REMAIN 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE DEMOLITION PLAN C1.0 GENERAL DEMOLITION NOTES: ADDITIONAL NOTES: LEGEND 252 Agenda Item # 7.
OH OH OH OH OH OH OH OH
ss ss ss ss ss ss ss ss ss T
FIRST STREET T A A C C BB DD GARAGE ENTRY FG 202.30± GARAGE BUILDING FF 205.37±GARAGE BUILDING FF 205.37± GARAGE BUILDING FF 205.37± GARAGE EX BUILDING 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE GRADING, DRAINAGE, & UTILITY PLAN C2.0 RESPONSIBILITY TO INDEPENDENTLY ESTIMATE APPROXIMATE. IT SHALL BE THE CONTRACTOR'S NOTE: EARTHWORK QUANTITIES SHOWN ARE EARTH WORK QUANTITIES FILL: CUT: EXPORT: IMPORT: QUANTITIES FOR HIS/HER OWN USE. 3,400 CY 0 CY 3,400 CY 0 CY GENERAL NOTES FF 205.37 BASEMENT FF 190.87 BOE 190.04 TRASH 253 Agenda Item # 7.
ss ss ss ss ss ss ss ss ss
FIRST STREET A A C C BB DD BASEMENT FF 191.38 BOE 190.55BASEMENT FF 184.29 BOE 183.46 BASEMENT FF 190.87 BOE 190.04 BOE 190.04 BASEMENT FF 190.87 BOE 190.55 BASEMENT FF 191.38BOE 183.46 CAR STACKER PIT FF 184.29 CAR STACKER PIT FF 184.29 BOE 183.46 BASEMENT FF 190.87 BOE 190.04 EX BUILDING 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE EXCAVATION PLAN C2.1 254 Agenda Item # 7.
UP UP UP UPDN UP UP
FIRST STREET T 0.20 AC A 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE STORMWATER CONTROL PLAN C3.0 STORMWATER EVALUATION FORM LEGEND 255 Agenda Item # 7.
UP UP UP UPDN UP UP
FIRST STREET T 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE FIRE PROTECTION PLAN C4.0 REQUIRED FIRE FLOW 256 Agenda Item # 7. 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE C5.0 BLUEPRINT FOR A CLEAN BAY 257 Agenda Item # 7.
LOT 1 OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH
FOOTHILL EXPRESSWAY
APN 167-41-052
APN 167-41-051 FIRST STREET
VESTING TENTATIVE TRACT MAP
RESIDENTIAL CONDOMINIUM PURPOSES
376 FIRST STREET
OF 2
VICINITY MAP
BASIS OF BEARINGS
BENCHMARK
GENERAL NOTES:
LEGEND & ABBREVIATIONS
EXISTING BOUNDARY AND TOPOGRAPHY
1 SITE
TABLE OF CONTENTS
258
Agenda Item # 7.
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH ss ss ss ss ss ss ss ss UP
UP
UP
UP
DN
UP
UP
UP
FOOTHILL EXPRESSWAY FIRST STREET
LOT 1 T OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH ss ss ss ss ss ss ss ss FOOTHILL EXPRESSWAY FIRST STREET
VESTING TENTATIVE TRACT MAP
RESIDENTIAL CONDOMINIUM PURPOSES
376 FIRST STREET 2 OF 2
PRELIMINARY GRADING, DRAINAGE &
UTILITY PLAN
LEGEND & ABBREVIATIONS X
259
Agenda Item # 7.
5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE TRUCKS USE FIRST STREET TO SAN ANTONIO ROAD TOUS 101
376 FIRST STREET( PROJECT SITE)
TRUCKS USE FIRST STREETTO SAN ANTONIO ROAD TOFOOTHILL EXPRESSWAY TOS. EL MONTE AVENUE TOI-280
ACKNOWLEDGEMENT
OWNER
CONTRACTOR
THE GOAL OF THE CONSTRUCTION MANAGEMENT PLAN IS TO MINIMIZE CONSTRUCTIONRELATED IMPACTS TO THE SURROUNDING NEIGHBORHOOD AND ADJACENTPROPERTIES AND THEIR OCCUPANTS. SPECIFICALLY, THE OBJECTIVES OF THIS ARE TO: -REDUCE PARKING IMPACTS RELATED TO THE PROPOSED CONSTRUCTION -CONTAIN CONSTRUCTION RELATED PARKING TO THE PROJECT SITE AND AREAS APPROVED BY THE CITY -REDUCE CONSTRUCTION NOISE IMPACTS TO THE GREATEST EXTENT THAT ARE TECHNICALLY AND ECONOMICALLY FEASIBLE -MINIMIZE OFF-SITE DUST AND AIR QUALITY IMPACTS PER BEST MANAGEMENT PRACTICESIN ORDER TO ACHIEVE THE ABOVE STATED GOAL AND OBJECTIVES, WE AGREE TO, ANDWILL ABIDE BY, THE TERMS CONTAINED IN THIS CONSTRUCTION MANAGEMENT PLAN.
CONSTRUCTION MANAGEMENT
PLAN
376 FIRST STREET
LOS ALTOS, CA
APPROVALS
ENGINEERING DIVISION
PLANNING DIVISION
BUILDING DIVISION LEGEND
CONTRACTOR
PRE-CONSTRUCTION
MEETING
THE CONTRACTOR AND OWNER SHALL SCHEDULE A PRE-CONSTRUCTION MEETINGWITH CITY STAFF (BUILDING, PLANNING, AND ENGINEERING) AFTER PERMIT ISSUANCE,BUT PRIOR TO START OF WORK, TO REVIEW CONSTRUCTION MANAGEMENT PLANIMPLEMENTATION. 09-10-2021 CM-1 260 Agenda Item # 7.
UP UP UP UPDN UP UP
FIRST STREET T 09-10-2021 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE CONSTRUCTION MANAGEMENT PLAN CM-2 261 Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
SITE PLAN
A.1
262
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA EXISTING SITE CONDITION
A.2
263
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
BIKES
9 SPACES
KLAUS PUZZLE LIFTS
TRENDVARIO 4300
20 SPACES
ELEVATOR
STAIR
1 5"
1'-0"
1'-8"
1'-4"
4'-6" 1'-6"
5'-10 1/2"
5'-0"
5'-2"
5'-3 1/2"
1'-6"
18'-0"
18'-0"
TRASH
OLF OL
200 24
PARKING GARAGE
S-2 OCC.
4,822 SF
OLF OL
300 1
MECHANICAL
156 SF
8'-0" 9'-0"
80'-6 1/2"
1'-7"
2'-5"
19'-8" 33'-8" 15'-11" 11'-3 1/2"
2'-0 1/2"
19'-6"
1'-5"
27'-5" 8'-5" 20'-0"
89'-1" 11'-4 1/2"
70'-6" 18'-7"
1'-6"
2'-8 1/2" 76'-0" 6'-3 1/2"
1'-8" 98'-9"
21'-0" 8'-11" 10'-0" 27'-0" 31'-10"
1'-7"
2%
6%
6% 10% RAMP UP TO STREET 20%
UP
TD = 60'-2"
most remote stall
-
A.19
-
A.19
-
A.20
-
A.20
Transformer
standpipe
23 PARKING SPACES
1 EXIT
8"
24'-5" 3'-0"
26'-7"
1'-4"
spare bin
corral
26'-0"
27'-5"
18'-3" typical sled length
9'-6 3/16
typ. stall width
18'-10" stall depth
8'-10 5/16"
typ. sled width
4'-0"
portable
backup
generator
platform 2
pre-wired
for EVCS
platform 1
pre-wired
for EVCS
accessible
stall
pre-wired
for EVCS
9'-0" 9'-0"
ELECTRICAL
226 SF
OLF OL
300 1
15'-3"
9'-1"
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
DATE
SCALE: 3/16"=1'-0"
0 4 8 16 32
BASEMENT LEVEL PLAN
A-3
N
BASEMENT LEVEL PLAN
A.3
264
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
GROUND LEVEL PLAN
A.4
265
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
SECOND LEVEL PLAN
A.5
266
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
THIRD LEVEL PLAN
A.6
267
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
FOURTH LEVEL PLAN
A.7
268
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
6'-3"
22'-3 1/2" 21'-4 1/2" 22'-3 1/2" 6'-3"
72'-2 1/2" 6'-6 1/2"
8'-2"
20'-7 1/2"
11'-0 1/2"
28'-6" 23'-5 1/4"
10'-2 3/4" 83'-7 1/4"
5'-7 3/4"
23'-3" 25'-9" 23'-3"
7'-1 1/2" 72'-3"
10'-1"
33'-9" 9'-0" 18'-11" 21'-11 1/4"
83'-7 1/4" 8'-3 3/4"
Firepit
BBQ Island
ROOFTOP
MECH. AREA
1,600 SF
PV Panels
DN
STAIR
2 DN
STAIR
1 ELEVATOR
TRASH
ROOM
OCCUPIED ROOF
TERRACE
1,858 SF
OLF OL
15 124
30'-0"
DN
Jacuzzi
PV Panels
Condensers
Condensers
Observation
Deck
Dining Pergola
wood
screen wall
glass
guardrail
(sound)
Condensers
wood
screen
wall
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
ROOF LEVEL PLAN DATE
SCALE: 3/16"=1'-0"
A-8
N
0 4 8 16 32
ROOF LEVEL PLAN
GABLE ROOF AREA = 1,537 SF
STAIR TOWERS AREA = 500 SF
OCCUPIED ROOF TERRACE = 1,858 SF
ROOFTOP MECH. AREA = 1,600 SF
TOTAL ROOF AREA = 5,495 SF
PERCENTAGE OF ROOF AREA ATTRIBUTED
TO ROOF ELEMENTS PROJECTING ABOVE
THE ROOF DECK (WITH GABLE ROOF
AREA) = 37%
PERCENTAGE OF ROOF AREA ATTRIBUTED
TO ROOF ELEMENTS PROJECTING ABOVE
THE ROOF DECK (WITHOUT GABLE ROOF
AREA) = 9%
A.8
269
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 1 BEDROOM
A.9
270
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 1 BEDROOM
A.10
271
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 2 BEDROOM
A.11
272
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 2 BEDROOM
A.12
273
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - EAST
A.13
274
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - WEST
A.14
275
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - NORTH
A.15
276
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - SOUTH
A.16
277
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA STREETSCAPE ELEVATION
A.17
278
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
ALLOWABLE OPENING - SOUTH
ALLOWABLE OPENING - NORTH
SOUTH ALLOWABLE OPENING
LEVEL PROVIDED
GROUND FLOOR
15.9%
24.3%
UPPER FLOOR (2ND TO 4TH)
16.4%
15.5%
FIRE SEPARATION DISTANCE
5 TO <10 FEET ALLOWABLE AREA UNPROTECTED SPRINKLERED
25% MAX.
10 TO <15 FEET ALLOWABLE AREA UNPROTECTED SPRINKLERED
45% MAX.
NORTH ALLOWABLE OPENING
LEVEL PROVIDED
GROUND FLOOR
7.7%
17.3%
UPPER FLOOR (2ND TO 4TH)
18.8%
37.4%
ALLOWABLE OPENING
A.18
279
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
STONE VENEER
LIGHT FIXTURE
COLOR - BRONZE
SMOOTH TROWEL STUCCO
- SWISS COFFEE
WALL SCONCE
COLOR - BRONZE
SMOOTH TROWEL STUCCO
- GREY
WOOD SIDING TRELLIS - ROOF DECK RAILING RECESSED ALUMINUM WINDOW METAL PANELS
STANDING SEAM
METAL ROOF - BRONZE
ALUMINUM GARAGE DOOR
METAL WALL PANEL
COLOR - BROWN
SMOOTH TROWEL STUCCO
- GREY
WOOD SIDING SMOOTH TROWEL STUCCO
- SWISS COFFEE
RECESSED
ALUMINUM WINDOW
STANDING SEAM
METAL ROOF
STONE VENEER METAL PANEL
AWNING
METAL RAILING METAL PANEL WALL SCONCE LIGHTING FIXTURE
RAILING
ALUMINUM
GARAGE DOOR
METAL WALL PANEL
MATERIAL BOARD
A.19
280
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
T.O.ROOF
45'-5" +248.29'
4TH FLOOR T.O.P.
44'-1" +246.95'
4TH FLOOR T.O.F.
35'-0" +237.87'
3RD FLOOR T.O.P.
33'-3" +236.12'
3RD FLOOR T.O.F.
24'-2" +227.04'
2ND FLOOR T.O.P.
22'-5" +225.29'
2ND FLOOR T.O.F.
13'-4" +216.20'
1ST FLOOR T.O.P.
11'-7" +214.45'
T.O. ROOF FINISH
46'-7" +249.45'
BASEMENT T.O.P.
1'-6" +204.37'
GROUND
0'-0" +202.87'
BASEMENT
-12'-0" +190.87'
CAR PIT
-18'-7" +184.29'
T.O.ELEVATOR
62'-1" +264.95'
B.O. HOIST BEAM
61'-2" +264.04'
1ST FLOOR T.O.C.
2'-6" +205.37'
9' 1" 9' 1" 9' 1" 9' 1" ELEVATOR
CLEAR OVERHEAD 14'-7"
5' 3"
HEIGHT OF ROOF
MID-POINT
8' 10"
304
204
401
301
201
2 BEDROOM UNIT
1,256 SF
2 BEDROOM UNIT
1,256 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
881 SF
1 BEDROOM UNIT
881 SF
1 BEDROOM UNIT
881 SF
1 BEDROOM UNIT
810 SF
PARKING GARAGE
4,922 SF
STAIR 2
SHAFT
RAMP TO GARAGE
404
101
LOBBY
267 SF
ELEVATOR
SHAFT
PUZZLE LIFT
20 SPACES
PROPERTY LINE PROPERTY LINE 8' 0"
SECTION
A.20
281
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
PROPERTY LINE PROPERTY LINE
1 BEDROOM UNIT
924 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
924 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
924 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
868 SF
PARKING GARAGE
4,922 SF
RAMP TO GARAGE
403
303
203
103
204
304
404
HEIGHT OF ROOF
MID-POINT
4'-7"
T.O.ROOF
45'-5" +248.29'
4TH FLOOR T.O.P.
44'-1" +246.95'
4TH FLOOR T.O.F.
35'-0" +237.87'
3RD FLOOR T.O.P.
33'-3" +236.12'
3RD FLOOR T.O.F.
24'-2" +227.04'
2ND FLOOR T.O.P.
22'-5" +225.29'
2ND FLOOR T.O.F.
13'-4" +216.20'
1ST FLOOR T.O.P.
11'-7" +214.45'
BASEMENT T.O.P.
1'-6" +204.37'
GROUND
0'-0" +202.87'
BASEMENT
-12'-0" +190.87'
1ST FLOOR T.O.C.
2'-6" +205.37'
SECTION
A.21
282
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
8'-0"
2'-1"
2'-6" 10'-10" 10'-10" 10'-10" 10'-5"
1'-0"
10'-5" 5'-6"
8'-0" 3'-0"
23'-11"
26'-11"
LEVEL 2
@ 13'-4" +216.20'
LEVEL 1
@ 2'-6" +205.37'
LEVEL 3
@ 24'-2" +227.04'
LEVEL 4
@ 35'-0" +237.87'
T.O.ROOF
@ 45'-5" +248.29'
LEVEL 1
LEVEL 2
GARAGE LEVEL
LEVEL 3
LEVEL 4
ROOF
TERRACE
16'-8"
T.O.ELEVATOR
@ 62'-1" +264.95'
LOBBY
3'-6"
FIRST STREET
SIDEWALK AT CURB CUT
@ 0'-0" +202.87'
FOOTHILL
EXPRESSWAY
46'-7"
T.O.ROOF FINISH
@ 46'-7" +249.45'
2'-0"
75.0°
fire
ladder
planter
window sill
@ 3'-0"
window sill
@ 3'-0"
25'-0"
guardrail
on ramp
in forground
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
DATE
0 8 16 32
CROSS SECTION THROUGH LOBBY
EAST SIDE FIRE LADDER ANGLE - 75 ° SOUTH SIDE FIRE LADDER ANGLE - 75 ° NORTH SIDE FIRE LADDER ANGLE - 75 °
FIRE DEPARTMENT ACCESS
A.22
283
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
NE BUILDING CORNER SW BUILDING CORNER
PERSPECTIVES
A.23
284
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ SIDING
3"=1'-0"
0805B312C 02/06/20
FOR WINDOW FLASHING SEE 16/A9.5
FOR FRAMING
S.S.D.
WRB #1
CLAD WOOD WDW
6"
LIQUID FLASHING
GSM HEAD FLASHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
2 3
WRB #2
CONTINUOUS SEALANT BEHIND FIN
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
HORIZONTAL SIDING
2X WOOD TRIM
GSM HEAD FLASHING SET IN SEALANT
5/8" DENS GLASS GOLD FIREGUARD
FURRING AS
NEEDED
3"
LAP
9" 25 MIL SAF BUTYL O/ DRIP CAP
3/8"
SEALANT
1"
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
3/8"
3 LIQUID
FLASHING
WRAP INTO
WND. OPENING 15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
5/8" DENS GLASS
GOLD FIREGUARD
HORIZONTAL SIDING
2" WOOD TRIM
9"
LIQUID FLASHING
3/8"
SEALANT W/
BACKER ROD
FURRING AS NEEDED
2 3
2 N.T.S.
GLASS RAILING
3"
3" 3"
EQ. EQ.
2 1/8" 1 1/4"
3"
EQUALLY SPACED
FACE OF WALL
EQ.
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
PLAN VIEW
FRONT ELEVATION
1 1/2" Ø STEEL TUBE HORIZONTAL
2 1/8"
3"
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
SECTION VIEW
4"
1 1/2" Ø STEEL TUBE HORIZONTAL
4"
1"
3/4"X3" STEEL FLAT BAR
1 1/4" 1 1/4" 1 1/4"
4"2"2"2"2"2"2"2"2"2"2"2"2"2"
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STUCCO
3"=1'-0"
0805B711 09/28/15
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
FOR WINDOW FLASHING SEE 16/A9.5
CLAD WOOD
WINDOW
2 3
SEALANT W/
BACKER ROD
PLASTER
SCREED
3/8"
2 3
3 COAT STUCCO W/ WIRE MESH
LIQUID FLASHING
WRAP INTO WND
JAMB
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
9"
LIQUID FLASHING
FINISH COAT
STUCCO O/ WOOD
TRIM / SPACER
SEALANT
FOR FRAMING
S.S.D.
2 3 LAP
3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
PLASTER SCREED
3 COAT STUCCO W/ WIRE MESH
WRB #2
WRB #1
FINISH COAT STUCCO O/
WOOD TRIM / SPACER
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
3/8"
0805B010A 02/10/20
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STUCCO
3"=1'-0"
0805B310 10/05/15
FOR FRAMING
S.S.D.
WRB #1
CLAD WOOD WDW
FOR WINDOW FLASHING SEE X/AX.X 6" LIQUID FLASHING
3 COAT STUCCO W/ WIRE MESH
DRIP SCREED
3/8"
2 LAYERS 5/8" TYPE 'X' GYP. BD.
2 3
WRB #2
SAF HEAD FLASHING W/ DRIP
CONTINUOUS SEALANT BEHIND FIN
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
FINISH COAT STUCCO O/ WOOD TRIM
/ SPACER
9" 25 MIL SAF BUTYL O/ GSM DRIP CAP
GSM HEAD FLASHING SET IN SEALANT
2 3
0804C301.dwg 02/11/20
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STONE
3"=1'-0"
FOR WINDOW FLASHING SEE SHEET
AX.X
6"
LIQUID FLASHING
3/8" GAP
CLAD WOOD WDW
SEALANT
GSM HEAD FLASHING SET IN SEALANT
2 LAYERS 5/8" TYPE 'X' GYP. BD.
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
FOR FRAMING
S.S.D.
CONTINUOUS
SEALANT BEHIND FIN
FOR WINDOW FLASHING SEE X/AX.X
2 4
2 4
3/8"
WRB #1
WRB #2
LIQUID FLASHING
9" 25 MIL SAF BUTYL O/ GSM DRIP CAP
STONE VENEER
J MODE
1 LAYER WRB O/ J MODE
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
STONE VANEER
3/8"
9"
LIQUID FLASHING
FOR WINDOW FLASHING SEE SHEETS AX.XX
FOR FRAMING
S.S.D.
2 4 2 4
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
J MODE
LIQUID FLASHING
WRAP INTO WND
JAMB
SEALANT
W.R.B. #1 &
W.R.B. #2
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY
6"
3"
LIQUID FLASHING
LAP
3/8"
1"
SCALE:
9"
3/4"
1/4"
GAP
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ SIDING
3"=1'-0"
0805B312C 02/06/20
FOR WINDOW FLASHING SEE 16/A9.5
FOR FRAMING
S.S.D.
WRB #1
CLAD WOOD WDW
6"
LIQUID FLASHING
GSM HEAD FLASHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
2 3
WRB #2
CONTINUOUS SEALANT BEHIND FIN
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
HORIZONTAL SIDING
2X WOOD TRIM
GSM HEAD FLASHING SET IN SEALANT
5/8" DENS GLASS GOLD FIREGUARD
FURRING AS
NEEDED
3"
LAP
9" 25 MIL SAF BUTYL O/ DRIP CAP
3/8"
SEALANT
1"
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
3/8"
3 LIQUID
FLASHING
WRAP INTO
WND. OPENING 15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
5/8" DENS GLASS
GOLD FIREGUARD
HORIZONTAL SIDING
2" WOOD TRIM
9"
LIQUID FLASHING
3/8"
SEALANT W/
BACKER ROD
FURRING AS NEEDED
2 3
2 GLASS RAILING
3"
3" 3"
EQ. EQ.
2 1/8" 1 1/4"
3"
EQUALLY SPACED
FACE OF WALL
EQ.
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
PLAN VIEW
FRONT ELEVATION
1 1/2" Ø STEEL TUBE HORIZONTAL
2 1/8"
3"
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
SECTION VIEW
4"
1 1/2" Ø STEEL TUBE HORIZONTAL
4"
1"
3/4"X3" STEEL FLAT BAR
1 1/4" 1 1/4" 1 1/4"
4"2"2"2"2"2"2"2"2"2"2"2"2"2"
N.T.S.
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
PATH\NAME:
RECESSED
3"=1'-0"
0805B711
FOR
S.S
W.R.B. #1 & W.R.B. #2
FOR WINDOW FLASHIN
3 COAT STUCCO W/ WIR
15/32" FIRE-RESISTANC
RATED EXTERIOR
SHEATHING, S.S.D.
L
CLAD WOOD WINDOW
SEALANT W/ BACKER R
PLASTER SCREED
3 COAT STUCCO W/ W
WRB #2
WRB #1
FINISH COAT STUCCO
WOOD TRIM / SPACER
LIQUID FLASHING O/ S
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED
3"=1'-0"
15/32" FIRE-RESISTANC
RATED EXTERIOR SHE
0805B010A
2 LAYERS 5/8" TYPE 'X
SEALANT O/ REINFORC
SCALE:
PATH\NAME:
RECESSED
3"=1'-0"
0805B310
WRB #1
CLAD WOOD WDW
3 COAT STUCCO W/ WIR
DRIP SCREED
2 LAYERS 5/8" TYPE 'X'
WRB #2
SAF HEAD FLASHING W
CONTINUOUS SEALANT
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANC
EXTERIOR SHEATHING
FINISH COAT STUCCO
/ SPACER
9" 25 MIL SAF BUTYL O/
GSM HEAD FLASHING S
0804C301.dwg 02/11/20
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STONE
3"=1'-0"
FOR WINDOW FLASHING SEE SHEET
AX.X
6"
LIQUID FLASHING
3/8" GAP
CLAD WOOD WDW
SEALANT
GSM HEAD FLASHING SET IN SEALANT
2 LAYERS 5/8" TYPE 'X' GYP. BD.
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
FOR FRAMING
S.S.D.
CONTINUOUS
SEALANT BEHIND FIN
FOR WINDOW FLASHING SEE X/AX.X
2 4
2 4
3/8"
WRB #1
WRB #2
LIQUID FLASHING
9" 25 MIL SAF BUTYL O/ GSM DRIP CAP
STONE VENEER
J MODE
1 LAYER WRB O/ J MODE
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
STONE VANEER
3/8"
9"
LIQUID FLASHING
FOR WINDOW FLASHING SEE SHEETS AX.XX
FOR FRAMING
S.S.D.
2 4 2 4
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
J MODE
LIQUID FLASHING
WRAP INTO WND
JAMB
SEALANT
W.R.B. #1 &
W.R.B. #2
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
FOR FLASHING INFORM
TO WDW. INSTALLATIO
B400 COMPOSITE DRY
RAINSCREEN BY BLACK
(WWW.BLACKWOODINC
REFER TO MANUFACTU
INSTALLATION
5/8" TYPE 'X' DENS GLA
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OC
PERMA BARRIER ALUM
INTO OPENING 3" & UP
PERMA BARRIER ALUM
FLASHING & UP WALL 9
SEALANT
2 LAYERS 5/8" TYPE 'X'
GSM FLASHING
DOW 795 SILICONE SEA
FOR FRAMING
S.S.D.
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
6"
3"
LIQUID FLASHING
LAP
3/8"
1"
SCALE:
9"
3/4"
1/4"
GAP
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR WINDOW FLASHING SEE X/AX.X
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
0804BC013.dwg 6/27/07 5:28 PM 0805B010A 02/10/20
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
GLASS RAILING
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STUCCO
3"=1'-0"
0805B711 09/28/15
TRIM / SPACER
FOR FRAMING
S.S.D.
2 3 LAP
3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
PLASTER SCREED
3 COAT STUCCO W/ WIRE MESH
WRB #2
WRB #1
FINISH COAT STUCCO O/
WOOD TRIM / SPACER
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
3/8"
0805B010A 02/10/20
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1"
1/2:12
SLOPE
2 3
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ SIDING
3"=1'-0"
0805B312C 02/06/20
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
3/8"
3 LIQUID
FLASHING
WRAP INTO
WND. OPENING 15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
5/8" DENS GLASS
GOLD FIREGUARD
HORIZONTAL SIDING
2" WOOD TRIM
9"
LIQUID FLASHING
3/8"
SEALANT W/
BACKER ROD
FURRING AS NEEDED
2 3
2 N.T.S.
GLASS RAILING
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
FRONT ELEVATION
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
4" 4"
3/4"X3" STEEL FLAT BAR
4"2"2"2"2"2"2"2"2"2"2"2"2"2"
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STUCCO
3"=1'-0"
0805B711 09/28/15
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
FOR WINDOW FLASHING SEE 16/A9.5
CLAD WOOD
WINDOW
2 3
SEALANT W/
BACKER ROD
PLASTER
SCREED
3/8"
2 3
3 COAT STUCCO W/ WIRE MESH
LIQUID FLASHING
WRAP INTO WND
JAMB
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
9"
LIQUID FLASHING
FINISH COAT
STUCCO O/ WOOD
TRIM / SPACER
SEALANT
FOR FRAMING
S.S.D.
2 3 LAP
3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
PLASTER SCREED
3 COAT STUCCO W/ WIRE MESH
WRB #2
WRB #1
FINISH COAT STUCCO O/
WOOD TRIM / SPACER
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
3/8"
0805B010A 02/10/20
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STUCCO
3"=1'-0"
0805B310 10/05/15
FOR WINDOW FLASHING SEE X/AX.X
0804C301.dwg 02/11/20
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STONE
3"=1'-0"
AX.X
FOR WINDOW FLASHING SEE X/AX.X
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
STONE VANEER
3/8"
9"
LIQUID FLASHING
FOR WINDOW FLASHING SEE SHEETS AX.XX
FOR FRAMING
S.S.D.
2 4 2 4
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
J MODE
LIQUID FLASHING
WRAP INTO WND
JAMB
SEALANT
W.R.B. #1 &
W.R.B. #2
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY VERTICAL WINDOW SECTION
DETAILS
A.24
285
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
N.T.S.
GLASS RAILING
3"
3" 3"
EQ. EQ.
2 1/8" 1 1/4"
3"
EQUALLY SPACED
FACE OF WALL
EQ.
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
PLAN VIEW
FRONT ELEVATION
1 1/2" Ø STEEL TUBE HORIZONTAL
2 1/8"
3"
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
SECTION VIEW
4"
1 1/2" Ø STEEL TUBE HORIZONTAL
4"
1"
3/4"X3" STEEL FLAT BAR
1 1/4" 1 1/4" 1 1/4"
4" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2"
N.T.S.
SCALE:
SIDIN
3"
SCALE:
PATH\NAME
RECE
3"
FOR WIND
AX.X
3/8" GAP
CLAD WOO
SEALANT
GSM HEAD
2 LAYERS
15/32" FIR
EXTERIOR
CONTINUO
SEALANT
WRB #1
WRB #2
LIQUID FLA
9" 25 MIL S
STONE VE
J MODE
1 LAYER W
SCALE:
PATH\NAME
RECE
3"
STONE VA
FOR WIND
W.R.B. #1
W.R.B. #2
15/32" FIR
RATED EX
SHEATHIN
SCALE:
PATH\NAME
RECE
3"
CLAD WO
SEALANT
J MODE
WRB #2
WRB #1
THIN COR
OVER 2 C
STUCCO
MESH
LIQUID FL
BUTYL O/
15/32" FIR
RATED EX
2 LAYERS
SEALANT
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY
6"
3"
LIQUID FLASHING
LAP
3/8"
SCALE:
9"
3/4"
1/4"
GAP
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 4 3" LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
N.T.S.
GLASS RAILING
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME
RECE
3"
CLAD WO
SEALANT
PLASTER
3 COAT S
WRB #2
WRB #1
FINISH CO
WOOD TR
LIQUID FL
BUTYL O/
SCALE:
PATH\NAME
REC
3"
15/32" FIR
RATED EX
2 LAYERS
SEALANT
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
SCALE:
PATH\NAME
WIND
3"
FOR FLAS
TO WDW.
B400 COM
RAINSCRE
(WWW.BLA
REFER TO
INSTALLAT
5/8" TYPE
SHIM AS N
WEEP HO
BUFFLE @
PERMA BA
SHEATHIN
PERMA BA
INTO OPE
PERMA BA
FLASHING
SEALANT
2 LAYERS
GSM FLAS
DOW 795 S
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY
1/4"
GAP
SIDE YARD GATE VIEW
PLATE STEEL AND
WOOD INFILL
CONCRETE PAD
4X4 TUBE STEEL POSTS
DETAILS
A.25
286
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
09-09-21
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
FIRST STREET LOOKING SOUTH
FOOTHILL EXPRESSWAY FIRST STREET LOOKING NORTH
PHOTO SIMULATION - STREET VIEWS
A.26
287
Agenda Item # 7.
288
Agenda Item # 7.
289
Agenda Item # 7.
290
Agenda Item # 7.
291
Agenda Item # 7.
292
Agenda Item # 7.
293
Agenda Item # 7.
294
Agenda Item # 7.
THE UNDERSIGNED (APPLICANT/OWNER) AGREES TO
INDEMNIFY AND HOLD THE CITY HARMLESS FOR ANY LIABILITY,
COSTS OR EXPENSES, INCLUDING ATTORNEY'S FEES,
ASSOCIATED WITH THE CONSTRUCTION OF, OR ANY DAMAGE
CAUSED BY, THE STORY POLES OR SUPPORT APPARATUS
INSTALLED PER THIS PLAN.
1/6/22
D20-0004
*Approved subject to signature of owner's
indemnification.
295
Agenda Item # 7.
296
Agenda Item # 7.
297
Agenda Item # 7.
298
Agenda Item # 7.
299
Agenda Item # 7.
JMH Weiss, Inc.
Land Development Consultants
Civil Engineering
1731 Technology Drive Suite #880 San Jose, California 95110 T(408)286-4555 Jan 25, 2022
JMH Job #: 5154
Steve Golden
Senior Planner
City of Los Altos
One North San Antonio Road
Los Altos, California 94022-3087
650-947-2675
Re: Application Numbers D19-0009 & TM19-0004 – 376 First Street Story Pole Plan
Dear Mr. Golden,
With regards to the project located at 376 First Street, Los Altos, California, the story poles are in substantial conformance with the Story Pole exhibit entitled “376 First Street Story Pole Plan Revision 5” dated January 5th, 2022 and represents the roof outline as depicted on the architectural plans prepared by the Dahlin Group with the linework of the story poles provided by California Story Poles.
Enclosed is an exhibit showing the results of our survey of the story poles and explanation of the points surveyed on the poles.
If you have any questions, please do not hesitate to contact our office.
Best Regards,
DJ Edwards, P.E., Q.S.D.
Branch Manager
SP XX
I
300
Agenda Item # 7.
SP 17
ROOF 249.9
MEASURED 248.04
SP 16
ROOF 254.5
MEASURED 254.18
SP 15
ROOF 249.9
SP 14
ROOF 249.9
SP 13
ROOF 254.5
SP 12
ROOF 249.9
SP 9
ROOF (UPPER) 258.3
ROOF (LOWER) 249.9
SP 10
ROOF 258.3
MEASURED 258.44
SP 6
ROOF 249.9
SP 4
ROOF 249.9
SP 5
ROOF 254.5
SP 3
ROOF 249.9
SP 1
ROOF 249.9
MEASURED 248.3
SP 2
ROOF 254.7
MEASURED 254.53
ROOF 265.0
MEASURED 265.28
SP 23
ROOF 259.6
SP 24
ROOF+ 254.7
SP 18
ROOF 254.5
SP 7
ROOF 254.5
SP 8
ROOF 258.3
SP 11
ROOF+ 254.5
SP 22
ROOF (UPPER)
265.0
ROOF (LOWER)
259.6
SP 25
ROOF 249.9
SP 20 SP 19
SP 21
DESIGN ROOF
OUTLINE
Approved
Proj. No.
Date
Drawn Scale
Sheet No.
of
STORY POLE EXHIBIT
376 First Street
Los Altos, CA
DG
01/05/2022
5154
1 1
1' = 20'
LEGEND & ABBREVIATIONS
PROPERTY LINE - SUBJECT PARCEL
DESIGN ROOF OUTLINE
SP XX STORY POLE AND NUMBER
NOTES
1. FOR POLE LAYOUT AND DESIGNATIONS, REFER TO
EXHIBIT PROVIDED TO JMH WEISS BY THE DAHLIN
GROUP ENTITLED "376 FIRST STREET STORY POLE
PLAN REVISION 4", DATED JAN 5, 2022.
2. ROOF ELEVATIONS LISTED ARE PROPOSED DESIGN
ELEVATIONS.
3. MEASURED ELEVATIONS ARE SURVEYED ELEVATIONS
OF STORY POLES, TAKEN 1/24/2022.
4. POLES AT THE SAME DESIGN ELEVATION WERE
VISUALLY VERIFIED TO BE AT APPROXIMATELY EQUAL
ELEVATIONS.
FIRST STREET
FOOTHILL EXPRESSWAY
Real Estate Development Consultants
Planning and Engineering
1731 Technology Drive, Suite 880
San Jose, CA 95110 (408) 286-4555
I
301
Agenda Item # 7.
www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, California 94111-4710
P: 415.262.5100 F: 415.262.5199
Christian H. Cebrian
415.262.5123
[email protected]
File No. 085227
September 17, 2021
VIA E-MAIL
Steve Golden
Senior Planner
Community Development Department
City of Los Altos
Los Altos City Hall
1 N. San Antonio Road
Los Altos, CA 94022
Re: Updated Density Bonus Report (Government Code Section 65915 et seq.) – 376 First Street, Los Altos, California
Dear Mr. Golden:
The proposed project is a residential project comprised of fifteen (15) residential units on a 0.20 acre site located at 376 First Street. The site has a General Plan designation of Downtown Commercial and a Zoning designation of Commercial Downtown/Multiple-Family (“CD/R3”).
The project is providing 20 percent (20%) of the residential units at the moderate income level, and is therefore entitled to two incentives or concessions pursuant to Government Code Section 65915(b)(1)(D) and Los Altos Municipal Code (“LAMC”) Section 14.28.040 Table DB
6. The project is required to provide, and does provide, 23 residential parking spaces, inclusive of ADA and guest parking. As explained below, the project requests three waivers and two incentives.
This site has not had any dwelling units on it in the last 5 years and does not have any recorded covenant, ordinance, or law applicable to the site that restricted rents to levels affordable to low income households.
Project Summary Table
APN 167-41-052
Address: 376 First Street, Los Altos, California 94022
General Plan Downtown Commercial
Zoning CD/R3
Existing Use Restaurant
302
Agenda Item # 7.
Steve Golden
September 17, 2021
Lot Size: 0.20 acre (8,670 square feet)
Max Density: No density per acre maximum in Downtown
Commercial General Plan Designation or
CD/R3 Zoning District.
Proposed Affordable Units 3 Moderate Income Level (20%) Proposed Density Bonus 0%
Total Units 15 for-sale condominiums
Proposed Units Per Acre 75
Proposed Height 55’-1” to top of trellis
Construction Type Type VA over Type IA
Existing and Prior Dwelling Units 0 existing units. The property has not had any dwelling units on it in the last 5 years.
Recorded Covenants The property does not have any recorded covenant, ordinance, or law applicable to the
site that restricted rents to levels affordable
to low income households
Requested Entitlements Vesting Tentative Tract Map for
Condominium Purposes;
Design Review
Please see the attachments for further project detail.
BMR Calculation
x Lot Size 0.20 acre (8,670 square feet)
x Per Los Altos Municipal Code Required Affordable Housing (20%) = 15 units x 20% BMR = 3 BMR units.
x 20% BMR qualifies for two incentives as per LAMC Section 14.28.040 Table DB 6.
BMR Units Provided
x Total BMR: 3 moderate income household units: 2 one-bedroom units and 1 twobedroom units. See attached plans for unit locations (Units 101, 202 and 203).
Base Project
At the request of planning staff, the Project’s architect has provided a design for a 12-unit base project with the same average unit size as the proposed Density Bonus Project. (See attachments.) The base project complies with all development controls, including setback requirements and compliance with the 35-foot height limit for the rooftop amenities such as the proposed roof deck and hot tub.
303
Agenda Item # 7.
Steve Golden
September 17, 2021
Government Code Section 65915(f) – Requested Density Bonus We are requesting a Density Bonus of zero percent (0%) as the proposed 15 units are consistent with the density limits applicable to the property.
Government Code Section 65915(e)(1)— Requested Waivers of Development Standards We are requesting the following waivers of development standards:
1) The project’s elevator must exceed the City’s rooftop height limitations (LAMC § 14.66.240) to provide ADA access to the project’s roof deck. 2) The height of the project’s mechanical parking spaces on the inaccessible top level must be less than the City’s conventional standards for residential parking spaces (LAMC § 14.74.200).
3) The project must encroach into the front setback area by less than two (2) feet or twenty percent (20%) (LAMC § 14.52.060A).
Government Code Section 65915(e)(1) provides, in part, that “[I]n no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section.” The right to waivers has been broadly interpreted by the courts. (See Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346–1347 [“Standards may be waived that physically preclude construction of a housing development meeting the requirements for a density bonus, period. [] The statute does not say that what must be precluded is a project with no amenities, or that amenities may not be the reason a waiver is needed.”) The City’s Density Bonus Ordinance sets forth certain on-menu incentives but does not have on-menu waivers. This report identifies relevant on-menu incentives where related to a requested waiver.
We are requesting three waivers of development standards that physically preclude the development of the proposed density bonus project:
LAMC § 14.66.240 -- First, we are requesting a waiver of a development standard to allow the height of the elevator override for the residential building to exceed the 12’ height exception for elevator overrides by 3’4” (to a total structure height of 62’1”, comprised of the 46’7” height limit, with the requested incentive, plus the 12’ allowed height exception for elevator overrides, plus the requested 3’4” waiver of development standard).
The proposed residential building cannot be constructed without the 3’4” waiver of development standard for elevator overrides because the existing 12-foot standard is not sufficient to fit industry standard elevator mechanical equipment. The project includes the lowest elevator overhead in the industry to keep the elevator tower as low as possible for a six-stop elevator (a 304
Agenda Item # 7.
Steve Golden
September 17, 2021
Kone Monospace 500, with a 14’-5” hoistway height to the top of the hoistway/hoistbeam). We are unaware of an on-menu incentive related to this requested waiver. As noted above, the Density Bonus Law permits waivers for project amenities such as roof decks. (Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346–1347.)
LAMC § 14.66.240 -- Second, the City’s Municipal Code does not provide separate dimensional standards for mechanical parking spaces that are not directly accessed by users. This means that the City’s dimensional standards do not account for the lack of need of a mechanical lift space for headroom and door opening width (the vehicles are delivered off the lift to an area with sufficient headroom and door opening width). The Municipal Code’s requirements for the height of a conventional standard and compact parking space is at least 7’0” (LAMC § 14.74.200(A).) Strictly applying the City’s 7’0” height standard for parking spaces would result in the loss of seven (7) residential spaces, and thus five to seven residential units, thereby physically precluding the construction of the project. The requested waiver would only be applicable to areas that will not be accessed by vehicle passengers and would therefore have no impact on vehicle accessibility. We are unaware of a related on-menu incentive related to this requested waiver.
LAMC § 14.52.060A – Third, the building as designed must encroach into the 10-foot front setback by up to approximately two (2) feet. We note that the requested waiver less than 2 feet into the project’s required ten (10) foot front setback area is within the twenty percent (20%) “On-Menu Incentive” for yards and setbacks adjacent to R1 zones. (LAMC §
14.28.040(F)(1)(e).) The requested waiver permits the density bonus project’s cantilevering into the setback area for floor 2 through 4 to provide architectural interest. As noted above, project amenities such as the proposed cantilevered frontage are an appropriate basis for a waiver request.
Government Code Section 65915(d)— Requested Concessions We are requesting the following two concessions:
1) A residential building height that exceed the 35’ height limit (LAMC §
14.52.100) by 20’1” (to 55’1”to top of the trellis).
2) Soft surfaces of the front yard are that less than the 60% requirement (LAMC § 14.52.060(A).)
Government Code Section 65915 (d) (1) provides that a “city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city, county, or city and county makes a written finding, based upon substantial evidence” that (A) the incentive does not result in identifiable and actual cost reductions; (B) the incentive would have a specific adverse impact on public health, safety, the physical environment, or historic resources; or (C) the incentive would be contrary to state or federal law. Government Code Section 65915 (d) (4) 305
Agenda Item # 7.
Steve Golden
September 17, 2021
provides that “[t]he city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive.” Government Code Section 65915(r) provides the Density Bonus Law “shall be interpreted liberally in favor of producing the maximum number of total housing units.”
LAMC § 14.52.100 – First, a concession is requested for 20’1” of additional height (to 55’1”).
The additional height will permit the inclusion of one floor of four (4) market rate residential units and also results in an improved architectural design that includes a sloped roof (with a midpoint height of 50’8”) and trellis (55’1”). The requested height increase exceeds the on-menu height concession of 11’ by 9’1”. (See LAMC § 14.28.040(F)(1)(d).) Critically, the height increase is necessary to reduce the cost burden of the affordable units on the project so that the project can attract commercially reasonable financing. An incentive to make a project as a whole, including the affordable housing units, economically feasible is a well-established use of an incentive. (Wollmer v. City of Berkeley (2009) 179 Cal.App.4th 933, 945-46.) A project with eight market rate units and three affordable units (37.5% affordable) would not be able to obtain commercially reasonable financing. The additional market rate units and improved architectural design that would result from the concession will also result in increased project revenue that will be used to subsidize the project’s affordable units.
LAMC § 14.52.060(A). Second, compliance with a 60% softscaping standard would require a substantial increase in the setback area to accommodate elements such as the planter wall, trash staging area, pathways, and garage ramp. This setback increase would either result in significantly smaller units or a loss of at least four market rate units. The loss of market rate units or salable square footage would prevent the project from obtaining commercially reasonable financing. Also, the additional market rate units or salable square footage that would result from the concession will also result in increased project revenue that will be used to subsidize the project’s affordable units. Therefore, the applicant requests a concession for a front setback area with 17% soft surfaces.
Very truly yours,
Christian H. Cebrian
CHC/mlh
Attachments
085227\13690319v1
306
Agenda Item # 7.
www.coxcastle.com Los Angeles | Orange County | San Francisco
ATTACHMENTS
307
Agenda Item # 7.
BASE PROJECT
308
Agenda Item # 7.
BASE PROJECT
309
Agenda Item # 7.
BASE PROJECT
310
Agenda Item # 7.
BASE PROJECT
311
Agenda Item # 7.
BASE PROJECT
312
Agenda Item # 7.
BASE PROJECT
313
Agenda Item # 7.
DENSITY BONUS PROJECT
314
Agenda Item # 7.
DENSITY BONUS PROJECT
315
Agenda Item # 7.
DENSITY BONUS PROJECT
316
Agenda Item # 7.
/HWWHUWR6WHYH*ROGHQ
5(
1R'
DQG70
)LUVW6WUHHW
-DQXDU\
3DJHRI
'HVLJQ1DUUDWLYH
7KHSURMHFWORFDWLRQLVLQ)LUVW6WUHHWDQGLV]RQHG&RPPHUFLDO'RZQWRZQ0XOWLSOH)DPLO\,W LVZLWKLQWKH)LUVW6WUHHW'LVWULFWXQGHUWKH/RV$OWRV'RZQWRZQ'HVLJQ*XLGHOLQHV$ZLGHUDQJH RIXVHVLVHQFRXUDJHGZKLOHEHLQJVHQVLWLYHWRWKHYLOODJHFKDUDFWHURIGRZQWRZQDQGWKH FKDUDFWHURI)LUVW6WUHHWZLWKLQWKHGLVWULFW
$OOUHTXLUHGSDUNLQJLVSURYLGHGRQEDVHPHQWOHYHO 6HH$
WRPLQLPL]HWKHYLVXDOLPSDFWRI
WKHSDUNLQJ7KHEXLOGLQJDWWKHJURXQGIORRUH[FHHGVWKHPLQLPXPIRRWIURQWVHWEDFN $QDGGLWLRQDORQHIRRWHDVHPHQWLVEHLQJSURYLGHGWRLPSURYHWKHSHGHVWULDQH[SHULHQFH DORQJWKHIURQWDJH$VL[IRRWZDONZD\SOXVWKHLQFKFXUEZLOOLPSURYHWKHSHGHVWULDQ H[SHULHQFHDQGVDIHW\LQIURQWRIWKHSURMHFW
VHH$
7KHEXLOGLQJVPDLQHQWU\VWDLUDQGDFFHVVLEOHUDPSDUHSRVLWLRQHGZLWKLQWKHVHWEDFN IURQWDJH7KHUDPSKDVEHHQFDUHIXOO\LQWHJUDWHGZLWKDODQGVFDSHVWULSEHWZHHQWKH VLGHZDONDQGWKHEXLOGLQJDQGLVDSOHDVLQJGHVLJQIHDWXUH 6HH$$DQG/
7KHSURMHFWKDVPRUHWKDQDIRRWUHDUVHWEDFNDQGIRRWPLQLPXPVLGH\DUGVHWEDFNV
6HH$DQG$
6SHFLDOSDYLQJLVSURSRVHGIRUWKHEXLOGLQJHQWU\DQGSDUNLQJUDPSHQWUDQFH 6HH$/
3HGHVWULDQDPHQLWLHVDORQJ)LUVW6WUHHWLQFOXGHDEHQFKSODQWHGDUHDVSHFLDOGHFRUDWLYH SDYLQJDQGSRWWHGIORZHUVDQGSODQWV
6HH$$/
7KHSULPDU\HQWUDQFHDQGVWDLUH[LWDFFHVVGLUHFWO\WR)LUVW6WUHHW 6HH$$
DV
GLVFXVVHGZLWK6WDII
7KHEXLOGLQJHOHYDWLRQVKDYHEHHQFDUHIXOO\GHVLJQHGZLWKVSHFLDOGHVLJQDUWLFXODWLRQDQG GHWDLOV7KHPDLQHQWU\LVDFFHQWXDWHGE\DPHWDOSDQHODZQLQJDQGIDVFLDWKDWSURYLGHV FKDUDFWHUDQGDVHQVHRIKXPDQVFDOHDWWKHVWUHHWDORQJZLWKDGHHSUHFHVVDWWKHOREE\ HQWU\GRRUIRUDVWURQJVKDGRZ7KHEXLOGLQJQXPHUDOZLOOEHLQWHJUDWHGZLWKWKHDZQLQJ GHVLJQIRUDGGLWLRQDOSURMHFWFKDUDFWHUDQGHDV\YLVLELOLW\IRUYLVLWRUVDQGWKH)'
:LQGRZVDERYHWKHHQWU\DZQLQJFRQVLVWRIPHWDODZQLQJVWRDGGDGGLWLRQDOLQWHUHVWVKDGLQJ DQGVKDGRZOLQHVDVZHOODVYLVXDOSULYDF\EHWZHHQXQLWV7KH\DOVRSURYLGHDGGLWLRQDO HPSKDVLVWRWKHHQWU\
/LJKWIL[WXUHVHOHFWLRQDGGVFKDUDFWHUDQGYDULHW\WRWKHIDoDGHZLWKRXWFUHDWLQJOLJKWSROOXWLRQ 3ULYDWHEDOFRQ\JXDUGUDLOVFRQVLVWRISDLQWHGVWHHOKRUL]RQWDOURGVWKDWSURYLGHIXUWKHUGHWDLO DQGYLVXDOLQWHUHVWWKDWFRPSOHPHQWWKHDUFKLWHFWXUDOFKDUDFWHURIWKHSURMHFW VHH$$
DQG$
7KHJDUDJHLVVHFXUHGZLWKDQDOXPLQXPUROOXSGRRUZLWKWUDQVOXFHQWOLWHVIRUDGUDPDWLF HIIHFWGXULQJHYHQLQJKRXUVDQGIRUDGGHGVHFXULW\DORQJWKH)LUVW6WUHHWIURQWDJH 6WDQGLQJVHDPPHWDOJDEOHURRILVXVHGRQWRSRIHDFKFRUQHUWRZHUV7KHPL[HGRIIODWURRI
SDUDSHWZDOOV
DQGJDEOHURRIVWUXFWXUHVSURYLGHWKHFKDUDFWHURIDYLOODJHHQYLURQPHQW,W DOVRKHOSVWRDYRLGWKHODUJHER[OLNHVWUXFWXUHVVRSUHYDOHQWWRGD\LQPDQ\MXULVGLFWLRQV 6HH
$$$$
%XLOGLQJPDWHULDOVDUHKLJKTXDOLW\DQGFDUHIXOO\VHOHFWHGWRZRUNWRJHWKHUIRUDSOHDVLQJ FRPSRVLWLRQ:RRGVLGLQJDQGPHWDOSDQHOVFRPSOHPHQWWKHVPRRWKVWXFFRIDoDGHVLQD WKUHHFRORUSDOHWWH1DWXUDOVWRQHYHQHHULVSURSRVHGDWWKHJURXQGIORRUOHYHORQWKHQRUWK VRXWKDQGHDVWIDoDGHVWRIXUWKHULPSURYHWKHSUHVHQFHDQGVHQVHRISHUPDQHQFHRIWKH SURMHFWRQ)LUVW6WUHHW7KHFRPSRVLWLRQRIWKHVHPDWHULDOVEUHDNXSWKHEXLOGLQJLQWRVPDOOHU VFDOHHOHPHQWV
6HH$$$DQG$
7KHFKDQJHRISODQHEHWZHHQWKHZRRGVLGLQJWRZHUVDQGWKHVWXFFRZDOOVIXUWKHUUHGXFHV WKHEXLOGLQJPDVVLQJ
6HH$$$DQG$
317
Agenda Item # 7.
/HWWHUWR6WHYH*ROGHQ
5(
1R'
DQG70
)LUVW6WUHHW
-DQXDU\
3DJHRI
$OODOXPLQXPFODGZRRGZLQGRZVE\.ROEHDUHLQVHWIURPWKHEXLOGLQJZDOO 6HH$$
$
DQGDUHDUHGGLVKEURZQFRORU
&KXWQH\
WRSURYLGHDVSODVKRIZDUPFRORUDQGWR
IXUWKHUDFFHQWXDWHWKHH[WUDRUGLQDU\TXDOLW\DQGGHWDLORIWKHVHZLQGRZV 7KHSURSRVHGURRIWHUUDFHLVGHVLJQHGDZD\IURPWKH)LUVW6WUHHWVRWKDWLWLVFRQFHDOHGIURP WKHIURPWKHSXEOLFRQWKH)LUVW6WUHHWVLGH
6HH$/
7KHHOHYDWRUWKDWLVUHTXLUHGWR
SURYLGHGLVDEOHGDFFHVVWRWKHURRIWHUUDFHLVORFDWHGFHQWUDOO\LQWKHEXLOGLQJSODQWRUHGXFH WKHYLVXDOLPSDFWRIWKHRYHUKHDGRIWKHHOHYDWRUWRZHU 0HFKDQLFDOHTXLSPHQWRQWKHURRILVVFUHHQHGIURPWKHSXEOLFYLDWKHSLWFKHGURRIHOHPHQWV DQGPHFKDQLFDOVFUHHQV
6HH$
7KHHOHFWULFDOWUDQVIRUPHUDQGEDFNIORZSUHYHQWHUVDUHDOOVWRUHGXQGHUJURXQGWRDYRLGSXEOLF YLHZDQGWRLPSURYHWKHHQWU\VHTXHQFHDQGSURYLGHVSDFHIRUDGGLWLRQDOODQGVFDSHDUHDRQ WKLVQDUURZVLWH
6HH$DQG&
$OOUHIXVHWUDVKUHF\FOHDQGJUHHQZDVWHELQVDQGWRWHVDUHVWRUHGLQWKHWUDVKWHUPLQDWLRQ URRPRQWKHEDVHPHQWOHYHO%LQVDQGWRWHVZLOOEHVWDJHGLQDWHPSRUDU\VWDJLQJDUHD EHKLQGWKHZRRGVFUHHQGRRUDWWKHQRUWKHDVWFRUQHUGXULQJWKHWUDVKGD\ 6HH$$$
IRUDFOHDQDSSHDUDQFHDORQJ)LUVW6WUHHW
7KHEXLOGLQJGHVLJQGHWDLOLQJDQGPDVVLQJLVFRPSDWLEOHDQGVLPLODULQVFDOHWRWKHDGMDFHQW H[LVWLQJEXLOGLQJVRQWKHVWUHHW
6HH$
7KHEXLOGLQJIURQWDJHRQWKH)LUVW6WUHHWVLGHFRQVLVWVRIVXEVWDQWLDOODQGVFDSLQJDVLGHIURP WKHQHFHVVDU\YHKLFOHHQWU\UDPSSHGHVWULDQVWDLUDQGSHGHVWULDQUDPS3ODQWHUVDQGSRWV SURYLGHYDULHW\DQGYLVXDOLQWHUHVWDORQJWKLVXUEDQIURQWDJH3ODQWHUDUHDVDUHSURYLGHGRQ WKH)RRWKLOO([SUHVVZD\IURQWDJHDVZHOOLQFOXGLQJVKUXEEHU\DQGWUHHV/DQGVFDSLQJLVDOVR SURSRVHGDORQJERWKVLGH\DUGV
6HH$$$DQG$/
6LQFHUHO\
%UHWW%DLOH\$,$
3ULQFLSDO
$WWDFKPHQWV
&LYLO(QJLQHHU5HVSRQVH/HWWHU
5HVSRQVHWR&RPPHQWV/HWWHUB-0+
/DQGVFDSH$UFKLWHFW5HVSRQVH/HWWHU
&LW\&RPPHQWV5HVSRQVHB-(77
7UDVK0DQDJHPHQW$SSURYDO/HWWHU
B
B0LVVLRQ7UDLOB$SSURYDOOHWWHUGRF
7UDIILF6WXG\
VW6WUHHW7$
'HQVLW\%RQXV5HSRUW
)LUVW6WUHHW'HQVLW\%RQXV5HSRUWB
(QYLURQPHQWDO6WXG\
B)LUVW6W/RV$OWRV(6$
(OHYDWRU6SHFLILFDWLRQ
(OHYDWRU0RQR6SDFHB
9HKLFOH/LIW6SHFLILFDWLRQV
.ODXV7UHQGYDULR'DWD6KHHW
3X]]OH/LIW3W\SLFDOEUDFLQJ
*HQHUDWRU6SHFLILFDWLRQ
*LOOHWWHB3RUWDEOHB*HQHUDWRU*3((+B6SHFLILFDWLRQVB6KHHW 'HVLJQ3DFNDJH
BB'HVLJQ5HVXEPLWWDO6HWSGI
%UHWW%DLOH\$,$
318
Agenda Item # 7.
319
Agenda Item # 7.
320
Agenda Item # 7.
321
Agenda Item # 7.
322
Agenda Item # 7.
3'-6" DOOR WIDTH INTERIOR WIDTH 6'-5 1116" HOISTWAY PLAN VIEW PREPARATORY WORK BY OTHERS: THE CUSTOMER OR CUSTOMER'S CONTRACTOR, SHALL BE RESPONSIBLE FOR THE FOLLOWING CONDITIONS PRIOR TO THE COMMENCEMENT OF WORK AT NO COST TO KONE, INC LOCAL CODES SHALL PREVAIL WHEN APPLICABLE SCALE: NOT TO SCALE 5' PIT 50' TRAVEL
7' DOOR HEIGHT 7' DOOR HEIGHT
8' CAB HEIGHT
13'-9" CLEAR OVERHEAD
14'-5" UNDERSIDE OF ROOF ONE KONE COURT MOLINE P: P: 1-800-956-KONE (5663) F: F: 309-743-5469 www.KONE.com PRODUCT NAME: KONE MONOSPACE 500 ELEVATOR SEISMIC CAPACITY: 3500 LB SPEED: 200 FPM DOOR: CENTER OPENING TRAVEL: 50' 0" CONTROL LOCATION: INTEGRATED POWER SUPPLY: 208V REQUIRED FUSE AMPS: 60.0 amps CONTROLLER HEAT OUTPUT: 4.6 kBTUs/Hr MACHINE HEAT OUTPUT: 2.4 kBTUs/Hr 3'-278" CENTER LINE OF GUIDE RAIL
HOISTWAY DEPTH 7'-1"
INTERIOR DEPTH 5'-6
11 16" HOISTWAY WIDTH 8'-9"
13'-9" CLEAR OVERHEAD
14'-5" UNDERSIDE OF ROOF FLOOR BY FLOOR HEIGHTS CHART LANDING 5 10' 0" LANDING 10 N/A LANDING 15 N/A LANDING 4 10' 0" LANDING 9 N/A LANDING 14 N/A LANDING 3 10' 0" LANDING 8 N/A LANDING 13 N/A LANDING 2 10' 0" LANDING 7 N/A LANDING 12 N/A LANDING 1 10' 0" LANDING 6 8'4" LANDING 11 N/ASPECIFICATIONS 11. AN I-BEAM, PROVIDED BY KONE, MUST BE INSTALLED IN THE ELEVATOR HOISTWAY OVERHEAD PER THE KONE FINAL LAYOUT DRAWINGS. 12. FOR PROPER EQUIPMENT OPERATION, THE MACHINE SPACE AT THE TOP OF THE HOISTWAY MUST BE PROPERLY VENTED PER CODE REQUIREMENTS. MAX ALLOWED HUMIDITY IS 95% NON-CONDENSING. HOISTWAY MUST MAINTAIN A TEMPERATURE BETWEEN 41 F AND 104 F. 13. THE ACCESS DOOR TO THE CONTROL SPACE OR THE CONTROL ROOM MUST BE SECURED AGAINST UNAUTHORIZED ACCESS. IT SHALL BE SELF-LOCKING AND SELF-CLOSING. 14. PROVIDE A 15-AMP 102V AC FUSED SERVICE WITH GROUND (VIA EMERGENCY LIGHT SUPPLY IF AVAILABLE) CONNECTED TO EACH CONTROL CABINET FOR LIGHTING AND FAN. PROVIDE DEDICATED PHONE LINE TERMINATING AT THE ELEVATOR CONTROL CABINET. 15. FOR CONTROL SPACES LOCATED REMOTELY FROM THE ELEVATOR HOISTWAY, PROVIDE A GOVERNOR ACCESS DOOR OF SIZE AND LOCATION PER KONE FINAL LAYOUT DRAWINGS. THE ACCESS DOOR SHALL BE SECURED AGAINST UNAUTHORIZED ACCESS. 16. FOR INTEGRATED CONTROL SPACE LOCATED IN SEISMIC AREA, PROVIDE A SEISMIC SWITCH ACCESS DOOR OF SIZE AND LOCATION PER KONE FINAL LAYOUT DRAWINGS. THE ACCESS DOOR SHALL BE SECURED AGAINST UNAUTHORIZED ACCESS. 17. PROVIDE A SUITABLE WORKING ENVIRONMENT INCLUDING ADEQUATE ACCESS TO THE BUILDING, PROPER LIGHTING IN ALL AREAS, CLEAN AND SAFE STORAGE ADJACENT TO THE HOISTWAY, AND SUFFICIENT ON-SITE REFUSE CONTAINERS FOR THE DISPOSAL OF ELEVATOR PACKING MATERIALS. 18. THIS DRAWING MUST BE REVIEWED AND APPROVED BY A LICENSED PROFESSIONAL TO ENSURE COMPLIANCE WITH LOCAL BUILDING CODES. 19. THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY AND MUST NOT BE USED FOR CONSTRUCTION PURPOSES. FULLY DETAILED CONSTRUCTION DRAWINGS ARE AVAILABLE FROM THE PRODUCT MANUFACTURER. 1. PROVIDE A CLEAR, PLUMB HOISTWAY OF THE SIZE SHOWN ON THE FINAL KONE LAYOUT. VARIATIONS MUST NOT EXCEED 1". (TOLERANCE = -0" + 1") 2. PROVIDE ADEQUATE SUPPORT FOR GUIDE RAIL BRACKETS (INCLUDING DIVIDER BEAMS FOR MULTIPLE ELEVATORS IN A COMMON HOISTWAY) FROM PIT FLOOR TO THE TOP OF THE HOISTWAY AND NOT SPANNING FURTHER THAN ALLOWED BY THE GOVERNING CODE AUTHORITY. FIREPROOFING SHALL BE AFTER INSTALLATION OF BRACKETS. 3. HOISTWAY VENTILATION SHALL BE PROVIDED PER CODE REQUIREMENTS. 4. PROJECTIONS REQUIRING BEVELING IN ACCORDANCE WITH CODE REQUIREMENTS SHALL BE BEVELED AT AN ANGLE NOT LESS THAN 75 DEGREES FROM THE HORIZONTAL. 5. PROVIDE REMOVABLE, OSHA COMPLIANT BARRICADES AROUND ALL HOISTWAY OPENINGS AND BETWEEN ELEVATORS INSIDE OF THE HOISTWAY AS REQUIRED. PROVIDE TWO LIFELINE ATTACHMENTS AT THE TOP, FRONT OF THE HOISTWAY. 6. ARRANGE FOR ALL BLOCK OUT / CUTOUT OF OPENINGS TO INSTALL HALL PUSHBUTTONS, SIGNAL FIXTURES, AND HATCH DUCT. 7. PROVIDE A DRY PIT REINFORCED TO SUSTAIN VERTICAL FORCE FROM RAILS AND BUFFERS. REFERENCE THE REACTION LOAD TABLES FOR VERTICAL FORCES. SUMPS AND / OR PUMPS (WHERE PERMITTED) LOCATED WITHIN THE PIT MAY NOT INTERFERE WITH THE ELEVATOR EQUIPMENT. 8. PROVIDE SUITABLE LIGHTING FOR THE MACHINE SPACE WITH A LIGHT SWITCH LOCATED IN THE HOISTWAY. PROVIDE A LIGHT FIXTURE AND A SEPARATE GFCI PROTECTED DUPLEX CONVENIENCE OUTLET IN THE ELEVATOR PIT. 9. ENTRANCE WALLS ARE TO BE LEFT OPEN UNTIL THE ELEVATOR EQUIPMENT IS INSTALLED. ADEQUATE SUPPORT FOR ENTRANCE ATTACHMENT POINTS IS REQUIRED AT ALL LANDINGS. ALL FINISHED FLOORING AND GROUTING IS TO BE INSTALLED AFTER THE ENTRANCE FRAMES ARE INSTALLED. 10. A PIT LADDER IS SUPPLIED BY KONE UNLESS OTHERWISE NOTED ON THE LAYOUT DRAWING. LOCATE AND INSTALL PER KONE FINAL LAYOUT DRAWINGS. RE-OPEN CONFIGURATION IN THE TOOLBOX: http://architecttoolbox.kone.us/Mono500/?savedConfigurationID=69815 BUILDING (PROJECT NAME) LOCATION ARCHITECT DATE 4\4\2020 DRAWING# SHEET . 1 PXID: 69815 SUMP PUMP CENTERED ON BACK WALL (IF REQUIRED) 2'-2" 3'-1" MonoSpace 0'-8 5/8" AT TOP LANDING TOP LANDING ENTRANCE / INTEGRATED CONTROL DETAIL CONCRETE TOP LANDING ENTRANCE / INTEGRATED CONTROL DETAIL DRYWALL TWO LAYERS OF 1/2" DRY WALL (MIN) REQUIRED AT BACK OF CONTROLLER TWO LAYERS OF 1/2" DRY WALL (MIN) REQUIRED AT BACK OF CONTROLLER ELEVATION IN HOISTWAY LOOKING AT MACHINE TOP LANDING I BOTTOM MACHINE BRACKET TOP MACHINE BRACKET SECTION VIEW 8" HOISTBEAM PROVIDED BY KONE INSTALLED BY OTHERS * ORTHOGONAL REACTIONS DO NOT OCCUR SIMULTANEOUSLY *CALCULATIONS BASED UPON UBC SEISMIC ZONE 3-4 AND IBC 0 < Ip x Sds 1.0 * ACCEPTABLE GUIDE RAIL BRACKET ATTACHMENT MATERIAL: CONCRETE, STEEL, OR INSERTS MAX DEFLECTION NOT TO EXCEED 0.25" (6mm) DUE TO APPLIED LOADS Y DIRECTION X DIRECTION SEISMIC ZONES 3 & 4 - ALL BRKTS LOCATIONS - IMPACT LOADING (lbf) 2100 1500 1100 2100 2200 2000 Z DIRECTION REACTION LOCATION VERTICAL FORCES ONTO PIT FLOOR (lbf) A B C 21400 10700 6000 **VERTICAL REACTIONS A, B & C OCCUR SIMULTANEOUSLY. VERTICAL REACTIONS D & E OCCUR INDIVIDUALLY AND SEPARATELY FROM A, B & C. D E 11800 18500 Y DIRECTION X DIRECTION REACTION LOCATION BRKTS ABOVE TOPMOST LANDING - IMPACT LOADING REACTIONS (lbf) A B C 530 1670 50 100 1580 240 Y DIRECTION X DIRECTION BRKTS BELOW TOPMOST LANDING - RUNNING REACTIONS (lbf) 200 110 50 100 290 240 MAX DEFLECTION NOT TO EXCEED 0.25" (6mm) DUE TO APPLIED LOADS Z DIRECTION REACTION LOCATION HOISTBEAM & LIFELINE VERTICAL FORCES (lbf) A B C 4800 4700 5000 D5000 BEAM CLIP BEAM REST BEAM POCKET ATTACHMENT DETAILS 323 Agenda Item # 7.
Letter From: Paul Lenarduzzi
Los Altos Supervisor
Mission Trail Waste Management Company
324
Agenda Item # 7.
August 9, 2021
Mr. Steve Golden
Community Development Department
City of Los Altos
One North San Antonio Road
Los Altos, CA 94022
RE: 376 First Street
Dear Steve:
I reviewed the drawings and evaluated the site context. My comments and suggestions are as follows:
Site Context
The site is located in the CD/R3 Downtown/Multiple Family District in an area characterized by older one and two-story commercial buildings. New development along First Street has started to occur in recent years. A three-story over podium garage multifamily development is located near the site to the south, and other multifamily developments over belowgrade parking will soon be constructed along First Street - see illustration on page 3. Photos of the site and immediate context are shown on the following page.
325
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 2
THE SITE First Street block to the south
First Street parcels immediately across the street First Street block to the north 326
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 3
PROJECTS REVIEWED TO DATE: LOCATIONS
PROJECTS REVIEWED TO DATE: FIRST STREET ELEVATIONS
HISTORY
327
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 4
Design Review Framework
The following applicable Zoning Code Sections, plans and guidelines apply to this review:
• Downtown Design Guidelines
• Commercial/Multi-Family Design Findings (Zoning Code Section 14.78.060) • CD/R3 District Design Controls (Section 14.52.110)
The proposed project appears to meet the required findings of the Commercial/Multi-Family Design Findings and the CD/R3 District Design Controls which are less specific than the Downtown Design Guidelines. It also appears to be sensitive to the goals, objectives and guidelines of the Downtown Design Guidelines.
The Downtown Design Guidelines include the identification of defining Village Character Elements and specific guidelines for the Downtown Core District, Mixed Commercial District, and First Street District. The First Street District design guidelines include some guidelines unique to the First Street District, but also contains the following introductory text.
FIRST STREET DISTRICT
Owners of properties and businesses in this district should review the guidelines for the Downtown Core District. While projects in this district may be somewhat larger and less retail-oriented than those in the downtown core, they are still very much a part of the downtown village, and the village character and scale emphasis underlying those guidelines will be expected of new buildings and changes to existing properties in this district.
INTENT
A. Promote the implementation of the Los Altos Downtown Design Plan.
B. Support and enhance the downtown Los Altos village atmosphere.
D. Respect the scale and character of the area immediately surrounding the existing downtown pedestrian district.
Specific relevant design guidelines include the following:
5.2 ARCHITECTURE
Building uses and sizes will vary more in the First Street District than elsewhere in the downtown. The goal of these guidelines is to accommodate this wide diversity of size and use while maintaining a village scale and character that is complementary to the downtown core.
5.2.1 Design to a village scale and character
a) Avoid large box-like structures.
b) Break larger buildings into smaller scale elements.
c) Provide special design articulation and detail for building facades located adjacent to street frontages. d) Keep focal point elements small in scale.
e) Utilize materials that are common in the downtown core. f ) Avoid designs that appear to seek to be prominently seen from Foothill Expressway and/or San Antonio Road in favor of designs that focus on First Street, and are a part of the village environment. g) Provide substantial small scale details.
h) Integrate landscaping into building facades in a manner similar to the Downtown Core District. 328
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 5
The following narrative text and guidelines on the next two pages from the Downtown Design Guidelines would seem to be relevant to this proposed project:
DOWNTOWN VILLAGE CHARACTER
Today, it is a closely knit series of subdistricts with slightly differing use emphases and design characteristics, held together by an overall village scale and character. That unique scale and character has been nurtured over the years, and has become even more of a community asset as many other downtowns in the Bay Area have grown ever larger and lost much of their earlier charm.
ARCHITECTURAL STYLE
These guidelines are not intended to establish or dictate a specific style beyond the desire to maintain Downtown Los Altos’ small town character and attention to human scale and detail. In general, diverse and traditional architectural styles that have stood the test of time are preferred.
Designs merely repeated from other cities or without thought to the special qualities of Los Altos are strongly discouraged, and unlikely to be accepted.
The following design guidelines are intended to reinforce that existing framework, scale and character.
3.2.1 Continue the pattern and scale established by existing buildings a) Maintain and reinforce the underlying downtown 25-foot module along all street frontages. Some techniques for this emphasis include the following:
• Changing roof parapet height and/or shape.
• Utilizing different building heights, architectural styles, and forms. • Utilizing different awning forms and/or materials ... matching the predominant building module. • Changing storefront type and details.
• Defining storefronts with projecting piers and emphasizing tenants’ unique store personalities. • Reinforcing the module with second floor projections and details. b) Break larger buildings up into smaller components.
• Divide longer facades into individual smaller segments with individual design forms and architectural styles.
d) Utilize awnings and canopies at windows and entries. e) Provide cornices and building tops consistent with the architectural style. • Avoid unfinished wall tops in favor of projecting cornice features or roof overhangs. h) Utilize natural materials. Wood, stone, and brick can provide warmth at storefronts, and enhance the feeling of village scale and character.
• Wood doors and window frames are strongly encouraged. i) Enhance the pedestrian experience with interesting architectural details. • Individual trim elements should be scaled to be or resemble proportions that could be handled and installed by hand. Elements on any portion of the structure should not be inflated in size to respond strictly to building scale, but should also have a relationship with human scale. j) Provide special storefront and facade lighting.
329
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 6
3.2.4 Design second floor facades to complement the streetscape and Village Character a) Provide second floor entries that are equal in quality and detail to storefront entries. Some techniques to accomplish this emphasis include:
• Special awning or roof element.
• Wrought iron gate.
• Decorative tile stair treads and risers.
• Special lights.
b) Relate second floor uses to the pedestrian environment on the street level.
Some methods of achieving this include the following:
• Second floor overhangs
• Bay windows
• Decks
• Balconies
• Planters.
c) Utilize operable windows in traditional styles.
3.2.7 Design larger structures to be sensitive to the unique scale and character of Downtown Los Altos b) Avoid architectural styles and monumental building elements that do not relate to the small human scale of Downtown Los Altos.
c) Provide special design treatment for visible sidewalls of structures that are taller than their immediate neighbors. • Sidewall windows are encouraged where codes allow and adequate fire protection can be provided. • Employ design techniques to relate the visible sidewalls to front facades. Some common techniques include the following:
* Repeating front facade finished materials, decorative details and mouldings. * Carrying front facade cornices and wall top projections around all sides of the upper floor. * Providing varied parapet heights to avoid a box-like appearance. * Utilizing gable and hip roofs to vary the height and appearance of side walls. * Treating side walls with inset panels.
* Integrating interesting architectural details.
* Stepping back the front facade of upper floors to vary the side wall profile. 330
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 7
PLANNING COMMISSION STUDY SESSION
The project was reviewed by the Planning Commission in a study session on August 1, 2019. A sketch and first floor plan of the project at that stage of review are shown below.
PUBLIC COMMENTS AND CONCERNS
Public comments presented at the study session included the following:
• Proposed project is very modern in appearance - would be better on El Camino Real than in Downtown Los Altos. • There is a lack of landscaping proposed.
• The project will contribute to the lack of parking issue in the First Street area. • Sorry to see the existing restaurant would be lost.
• Prefer three stories rather than four.
• Concern with proliferation of roof top “party decks” with light and noise intrusions. They also increase building height. • Concern with the fact this won’t look like nearby existing residential. • Garage needs to be gated for security.
FIRST STREE
T FRONTAG
E
FIRST STREET
FRONTAGE
PLANNING COMMISSION STUDY SESSION
CONCERNS
Comments and concerns expressed by the commissioners included the following:
• Not in favor of four story building with roof
deck and elevator adding to the building height.
Didn’t see why the additional height should be
allowed.
• Concern by all of the commissioner with the proposed entry being on the side of the building. • Dark gray stair tower is very heavy.
• Gable ends should project more. Gables do not
seem to be well integrated into the design, and
contribute to making the building seem too vertical.
• Lack of cover over top floor balconies a concern.
• Consider smaller windows on the Foothill Expressway elevation. • Use of stone is good.
• Concern with vehicle/pedestrian conflict at the
garage entry.
• Garage feels cavernous. Needs to have a decorative gate. • Overall height and verticality could be a problem
- 61 feet is too much.
• Window articulation and detailing will be
important.
• Railing and garage gate metal work should be
“artistic”.
• O.K. for upper levels to encroach out.
• Should provide more landscaping on First Street.
• Concern that there is no real lobby. Entry is just
into a hallway.
• Wonder about all of the floor to ceiling glass -
light spill.
• Problem with the basic design. It needs more of a
“Village” feel.
• Needs a better First Street entry.
• Gable not working - maybe consider a shed pitch.
Feels to vertical.
• Concern with the bike storage - detracts from the
entry - should be in the basement.
• Concern with gable heights and about where applicant assumes height limit will be calculated. 331
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 8
CURRENT PROJECT CHANGES
The applicant made number or modifications in response to the planning commissioners’ comments at the study session. Major changes included:
• Entry has been moved to the First Street frontage, and a more formal entry wall has been added at the sidewalk. The low planter wall at the sidewalk has been changed from stone to stucco. • A garage gate has been added, and recessed from the front facade wall. • The covered bike area on First Street has been removed. • A small canopy has been added to the upper floor balcony closest to First Street. • Sunscreen canopies have been added over the windows directly over the First Street entry. • Some additional depth has been added at the gabled roof overhangs. • Sills have been added to all of the windows in the stucco walls. • The color of the stair tower in the middle of the roof has been changed from gray to white. • A three and a half section of wood siding has been added to two faces of the side stair tower. • Larger trees are shown for the First Street landscaping. • Frames in the large window areas have been changed from black to a brown color. • Climbing vine landscaping has been added to the Foothill Expressway facade. • The top floor windows on the Foothill Expressway facade have been separated from the windows below with wood siding.
• The first story wall and the planter walls on the Foothill Expressway facade and a portion of the north and south facades have been changed from stone to stucco.
• Smaller windows have been added and two balconies have been extended on the north facade.
CURRENT PROJECT PROPOSAL
The proposed project is well designed with simplicity and quality materials - see first floor plan and proposed elevations drawings below and on the next page.
FIRST STREET
332
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 9
ISSUES AND CONCERNS
The project is similar in height and massing as other new buildings proposed and approved along First Street - see partial streetscape below.
However, there are a few issues of concern related to the planning commission concerns and the community’s expectations as expressed in the vision statements, design guidelines and other documents.
1. The dark gray stair tower increase the visual height and bulk of the structure.
PROPOSED FIRST STREET ELEVATION PROPOSED FOOTHILL EXPRESSWAY ELEVATION
PROPOSED NORTH ELEVATION PROPOSED SOUTH ELEVATION
333
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 10
2. The tall, flat front gables facing first street emphasizes the building height.
3. The color change in the middle of the First Street facade fragments the facades unity.
4. The pedestrian romp from the sidewalk to the building entry would impact the privacy of the adjacent residential unit.
334
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 11
RECOMMENDATIONS
The recommendations below focus on refining the proposed design to better address the Downtown Design Guidelines that focus on Village Scale and Character,and to provide more design unity to the project elevations. No changes to the project plans are suggested.
1. Add horizontal canopies on the tall gable walls on the First Street and Foothill Expressway facades. Carry front facade canopies around over adjacent side wall balconies.
2. Unify the color on the front wall between the two gable forms, and add siding to visually unify the design and reduce its visual scale. Use the same color and siding material on the side elevations.
3. Eliminate the lower bedroom windows on the front facade or use frosted glass to mitigate privacy intrusions.
4. Recess all windows in the projecting facades.
CURRENTLY PROPOSED FIRST STREET FACADE
RECOMMENDED FIRST STREET FACADE
335
Agenda Item # 7.
376 First Street
Design Review Comments
August 9, 2021 Page 12
5. Treat the Foothill Expressway facade similar to the First Street facade.
6. Clad the side wall stair tower fully in siding to match the front facade gabled walls.
Steve, please let me know if you need anything further.
Sincerely,
CANNON DESIGN GROUP
RECOMMENDED NORTH FACADE
CURRENTLY PROPOSED NORTH FACADE
RECOMMENDED FOOTHILL EXPRESSWAY FACADE
CURRENTLY PROPOSED FOOTHILL EXPRESSWAY FACADE
336
Agenda Item # 7.
BLDG
PERMIT No.
21 4240 PLANREVIEW No.
DEVELOPMENTAL REVIEW COMMENTS
Plans and Scope of Review:
This project shall comply with the following:
The California Fire (CFC) & Building (CBC) Code, 2016 edition, as adopted by the City of Los Altos Municipal Code (LAMC), California Code of Regulations (CCR) and Health & Safety Code.
The scope of this project includes the following:
Proposed new four-story, 15-unit apartment complex. This development would incorporate one level (7,366 SF) of underground parking and four levels (22,168 SF) of living space, as well as a 1,858 SF common occupied roof deck terrace.
Plan Status:
Plans are APPROVED with the following conditions. (Please see note on Comment #5).
Plan Review Comments:
1. Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits.
2. Fire Sprinklers Required: (As noted on Sheet T.2) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the purposes of this section, firewalls used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CFC Sec. 903.2 as adopted and amended by LOSMC.
City
Y
E
PLANS
Y
E
SPECS
Y
E
NEW
Y
E
RMDL CONST. TYPE
BY
PAGE
SEC/FLOOR
R-2/S-2
OCCUPANCY
LOAD
30,921
AREA
Dahlin Group
ApplicantName
RESIDENTIAL APARTMENTS
NAME OF PROJECT LOCATION
Y
E
AS
4 OF
4+1UG
IA/VA 1
DATE
LOS 10/07/2021
Baker, Kathy
PROJECT DESCRIPTION
Residential Development
TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 4750 75% 1500
PROJECT TYPE OR SYSTEM
Design Review
376 First St Los Altos
337
Agenda Item # 7.
BLDG
PERMIT No.
21 4240 PLANREVIEW No.
DEVELOPMENTAL REVIEW COMMENTS
3. Water Supply Requirements: (As noted on Sheet C2.0) Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record.
Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
4. Standpipes Required: (As noted on Sheet T.2) Standpipe systems shall be provided in new buildings and structures in accordance with this section. Fire hose threads used in connection with standpipe systems shall be approved and shall be compatible with fire department hose threads. The location of fire department hose connections shall be approved. Standpipes shall be manual wet type. In buildings used for high-piled combustible storage, fire hose protection shall be in accordance with Chapter 32. Installation standard. Standpipe systems shall be installed in accordance with this section and NFPA 14 as amended in Chapter 47. CFC Sec. 905.
5. Public/Private Fire Hydrant(s) Required: (As noted on Sheet C4.0) Provide public fire hydrant (s) at location(s) to be determined jointly by the Fire Department and Cal Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1500 GPM at 20 psi, residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and Appendix C. Note: Fire flow letter from Cal Water verifying available flow, is required prior to building permit.
6. Emergency responder radio coverage in new buildings: (As noted on Sheet T.2) All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems.
7. Fire Alarm System Requirement: (As noted on Sheet T.2) The building shall be provided with a fire alarm system in accordance with CFC #907.2.9.
City
Y
E
PLANS
Y
E
SPECS
Y
E
NEW
Y
E
RMDL CONST. TYPE
BY
PAGE
SEC/FLOOR
R-2/S-2
OCCUPANCY
LOAD
30,921
AREA
Dahlin Group
ApplicantName
RESIDENTIAL APARTMENTS
NAME OF PROJECT LOCATION
Y
E
AS
4 OF
4+1UG
IA/VA 2
DATE
LOS 10/07/2021
Baker, Kathy
PROJECT DESCRIPTION
Residential Development
TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 4750 75% 1500
PROJECT TYPE OR SYSTEM
Design Review
376 First St Los Altos
338
Agenda Item # 7.
BLDG
PERMIT No.
21 4240 PLANREVIEW No.
DEVELOPMENTAL REVIEW COMMENTS
8. Two way communication system: (As noted on Sheet T.2) Two-way communication systems shall be designed and installed in accordance with NFPA 72, the California Electrical Code, the California Fire Code, the California Building Code, and the city ordinances where two way system is being installed, policies, and standards. Other standards also contain design/installation criteria for specific life safety related equipment. These other standards are referred to in NFPA 72.
9. Required Aerial Access: (As noted on Sheet A.22) Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. 2. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. 3. Proximity to building: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official. CFC Chp. 5 and SCCFD SD&S A-1. Trees for landscaping have been chosen carefully to not obstruct aerial access when they reach mature height. These trees are noted on Sheet L3.1.
10. Required Fire Dept. Access: (Exception met) Commercial and Industrial Developments 1.
Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have a least two means of fire apparatus access for each structure. 2. Buildings exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet (5760 mm) shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet (11520 mm) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. CFC Sec.903 as adopted and amended by LOSMC.
11. Ground ladder access: (As noted on Sheet A.22) Ground-ladder rescue from second and third floor rooms shall be made possible for fire department operations. With the climbing angle of seventy five degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear. Landscaping shall not be allowed to interfere with the required access. CFC Sec. 503 and 1029 NFPA 1932 Sec. 5.1.8 through 5.1.9.2. Appropriate ground ladder access locations are demonstrated for all emergency egress windows on Sheet A.22.
City
Y
E
PLANS
Y
E
SPECS
Y
E
NEW
Y
E
RMDL CONST. TYPE
BY
PAGE
SEC/FLOOR
R-2/S-2
OCCUPANCY
LOAD
30,921
AREA
Dahlin Group
ApplicantName
RESIDENTIAL APARTMENTS
NAME OF PROJECT LOCATION
Y
E
AS
4 OF
4+1UG
IA/VA 3
DATE
LOS 10/07/2021
Baker, Kathy
PROJECT DESCRIPTION
Residential Development
TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 4750 75% 1500
PROJECT TYPE OR SYSTEM
Design Review
376 First St Los Altos
339
Agenda Item # 7.
BLDG
PERMIT No.
21 4240 PLANREVIEW No.
DEVELOPMENTAL REVIEW COMMENTS
12. Address identification: (As noted on Sheet T.2) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters.
Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. CFC Sec. 505.1.
13. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
14. Buildings and Facilities Access: (As noted on Sheet L3.1) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1].
This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the Fire Code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] City
Y
E
PLANS
Y
E
SPECS
Y
E
NEW
Y
E
RMDL CONST. TYPE
BY
PAGE
SEC/FLOOR
R-2/S-2
OCCUPANCY
LOAD
30,921
AREA
Dahlin Group
ApplicantName
RESIDENTIAL APARTMENTS
NAME OF PROJECT LOCATION
Y
E
AS
4 OF
4+1UG
IA/VA 4
DATE
LOS 10/07/2021
Baker, Kathy
PROJECT DESCRIPTION
Residential Development
TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 4750 75% 1500
PROJECT TYPE OR SYSTEM
Design Review
376 First St Los Altos
340
Agenda Item # 7.
Vicinity Map
Esri, HERE, Garmin, (c) OpenStreetMap contributors, and the GIS user community
Schools
Park and Recreation Areas
City Limit
Road Names
Waterways
Situs Label
TaxParcel
Print Date: November 17, 2021 0 0.03 0.06 0.12 mi
0 0.05 0.1 0.2 km
1:4,514
The information on this map was derived from the City of Los Altos' GIS.
The City of Los Altos does not guarantee data provided is free of errors, omissions, or the positional accuracy, and it should be verified. 341 Agenda Item # 7.
Notification Map
City of Los Altos
Schools
Park and Recreation Areas
City Limit
Road Names
TaxParcel
Print Date: December 23, 2019 0 0.05 0.1 0.2 mi
0 0.075 0.15 0.3 km
1:7,956
The information on this map was derived from the City of Los Altos' GIS.
The City of Los Altos does not guarantee data provided is free of errors, omissions, or the positional accuracy, and it should be verified. 342 Agenda Item # 7.
1 Steve Golden
From: Tiffany Anderson < >
Sent: Monday, February 7, 2022 2:47 PM
To: Steve Golden
Subject: Review Design: Project Site 376 First Street
Good afternoon, I work on Main St. and I am watching 1st street transform right before my eyes.
I am concerned with the zero lot line building. Where will people walk. And, a zero lot line makes the street look like an alley.
Please ask the architects of any future projects to pull the building back from the sidewalk.
Tiffany Anderson
Office Administrator
IKB Design & Construction
http://www.ikbinc.com
343
Agenda Item # 7.
1 Steve Golden
From: Peter Brewer <peter >
Sent: Sunday, April 17, 2022 1:04 PM
To: City Council; Steve Golden
Cc: Steve Golden; [email protected]; [email protected]; [email protected] Subject: 376 First Street
Mr. Golden and Planning Dept.: To approve the project at 376 First Street for 15 condo units with only one level of parking for 23 spaces (likely bicycle width) is to continue the charade of pretending that there will be less than one car per residence. By the time the Planning Commissioners quit winking at each other and pretending this fantasy comports with reality our city will be irreversibly congested like a clogged sewer. Please, let’s get real. Don’t approve any more projects with inadequate parking, i.e. minimum two full sized parking places for each and every residential unit. Please! Our city officials are not here to serve the profit ambitions and interests of the developers. You are here to serve the needs and interests of the residents. Let’s finally wake up to this fact.
Peter Brewer, Esq.
Los Altos, CA 94022
344
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-16-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
VICINITY MAP
RESIDENTIAL PARKING REQUIRED:
0 TO 1 BEDROOM UNIT = 1 ONSITE SPACE (PER LOS ALTOS. CA CODE OF ORDINANCES SECTION 14.28.040) = 8 SPACES
2 TO 3 BEDROOM UNIT = 2 ONSITE SPACES (PER LOS ALTOS, CA CODE OF ORDINANCES SECTION 14.28.040) = 14 SPACES
TOTAL SPACES REQUIRED = 22 SPACES
EV CHARGING SPACE = 10% OR 3 SPACES (PER CALGREEN
SECTION 4.104.4.2)
PARKING PROVIDED:
SPACES ON PARKING LIFTS = 20
SPACES AT GRADE = 2
ADA SPACES = 1
TOTAL RESIDENTIAL SPACES = 23
NO. OF VISITOR PARKING SPACE = NONE (PER LOS ALTOS, CA
CODE OF ORDINANCES SECTION 14.28.040.G)
EV CHARGING SPACE = 3 SPACES (TWO ON
PLATFORMS AND ONE ACCESSIBLE SPACE)
RESIDENT BIKE PARKING REQUIRED SPACES (PER VTA):
CLASS I SPACES (1 PER 3 UNITS): 5 SPACES
CLASS II SPACES (1 PER 15 UNITS): 1 SPACE
RESIDENT BIKE PARKING PROVIDED SPACES:
CLASS I SPACES (BASEMENT): 12 SPACES
CLASS II SPACES (STREET): 2 SPACES
AFFORDABLE HOUSING:
TOTAL RESIDENCES PROVIDED = 15
20% OF 15 = 3 BMR UNITS (101, 202 AND 203)
TO BE GRANTED TWO CONCESSIONS AS PER SECTION 14.28.040
TABLE DB 6
REQUEST WAIVERS OR CONCESSIONS FOR FRONT SETBACK,
BUILDING HEIGHT, AND PENTHOUSE HEIGHT, PARKING HEIGHT,
AND FRONT SETBACK SOFTSCAPE AREA PERCENTAGE
DRAWING INDEX:
GENERAL:
T.1 TITLE SHEET
T.2 CODE ANALYSIS
T.3 CODE ANALYSIS-BUILDING AREA
CIVIL:
C0.0 TITLE SHEET
C1.0 DEMOLITION PLAN
C2.0 UTILITY AND GRADING PLAN
C2.1 EXCAVATION PLAN
C3.0 STORMWATER CONTROL PLAN
C4.0 FIRE PROTECTION PLAN
C5.0 BLUEPRINT FOR A CLEAN BAY
1 OF 2 EXISTING BOUNDARY AND TOPOGRAPHY
2 OF 2 PRE. GRADING, DRAINAGE & UTILITY PLAN
CM-1 CONSTRUCTION MANAGEMENT PLAN
CM-2 CONSTRUCTION MANAGEMENT PLAN
ARCHITECTURAL:
A.1 SITE PLAN
A.2 EXISTING SITE CONDITION
A.3 BASEMENT LEVEL PLAN
A.4 GROUND LEVEL PLAN
A.5 SECOND LEVEL PLAN
A.6 THIRD LEVEL PLAN
A.7 FOURTH LEVEL PLAN
A.8 ROOF LEVEL PLAN
A.9 UNIT PLANS - 1 BEDROOM
A.10 UNIT PLANS - 1 BEDROOM
A.11 UNIT PLANS - 2 BEDROOM
A.12 UNIT PLANS - 2 BEDROOM
A.13 ELEVATION - EAST
A.14 ELEVATION - WEST
A.15 ELEVATION - NORTH
A.16 ELEVATION - SOUTH
A.17 STREETSCAPE ELEVATION
A.18 ALLOWABLE OPENING
A.19 MATERIAL BOARD
A.20-A.21 SECTIONS
A.22 SECTION - FIRE TRUCK
A.23 PERSPECTIVES
A.24-A.25 DETAILS
A.26 PHOTO SIMULATION - STREET VIEWS
LANDSCAPE:
L-1.1 LANDSCAPE PLAN - GROUND LEVEL
L-1.2 LANDSCAPE PLAN - ROOF LEVEL
L-2.1 TREE REMOVAL PLAN
L-3.1 PLANTING PLAN - GROUND LEVEL
L-3.2 PLANTING PLAN - ROOF LEVEL
L-3.3 PLANT IMAGES
L-4.1 MATERIALS & FURNISHINGS IMAGES
PROJECT DIRECTORY:
OWNER/DEVELOPER
LAB LCC
376 FIRST STREET
LOS ALTOS, CA 94022
CONTACT: JAN UNLU
ARCHITECT
DAHLIN GROUP
5865 OWENS DRIVE
PLEASANTON, CA 94588
CIVIL ENGINEER
JMH WEISS INC.
1731 TECHNOLOGY DRIVE.
SUITE 880.
SAN JOSE, CA 95110
LANDSCAPE ARCHITECT
JETT LANDSCAPE ARCHITECTURE + DESIGN
2 THEATRE SQUARE, SUITE 218
ORINDA, CA 94563
376 FIRST STREET
SITE ZONING INFORMATION:
SITE AREA: 0.20 ACRES (8670 SF)
ALLOWABLE BUILDING HEIGHT:
TYPE 1A = UNLIMITED
TYPE VA = 70’-0” (4 STORIES WITHOUT
AREA INCREASE FOR SPRINKLERS)
ACTUAL BUILDING HEIGHT: 45’-5” TOP OF MAIN SUBROOF(4
STORIES); 46’-7” TOP OF MAIN FINISH ROOF
BUILDING FOOTPRINT: 5,542 SF
LOT COVERAGE: 66%
IMPERVIOUS SURFACE: 7,077 SF
PERVIOUS SURFACE: 1,593 SF
DENSITY: 75 DU/A
ZONING: C-D/R-3
STORIES: FOUR STORIES TYPE VA OVER BASEMENT
PROJECT DATA
UNIT SCHEDULE
NUMBER UNIT AREA PATIO NET AREA
1 BEDROOM UNIT
101 776 SF 75 SF
103 878 SF 111 SF
201 898 SF 134 SF
203 865 SF 79 SF
301 898 SF 134 SF
303 865 SF 79 SF
401 898 SF 134 SF
403 865 SF 79 SF
1 BEDROOM UNIT : 8 UNITS
2 BEDROOM UNIT
102 1,317 SF 56 SF
202 1,361 SF 57 SF
204 1,186 SF 100 SF
302 1,361 SF 57 SF
304 1,186 SF 100 SF
402 1,382 SF 57 SF
404 1,186 SF 58 SF
2 BEDROOM UNIT : 7 UNITS
GRAND TOTAL: 15 UNITS
TITLE SHEET
T.1
345
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-16-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
BUILDING CODE ANALYSIS
References in parentheses () are keyed to the CBC
Project 376 First Street
Los Altos, California
Codes
Building - Multi-Family 2019 California Building Code (CBC), (Based on the 2015 International Building Code (IBC)) Fire 2019 California Fire Code (CFC), (Based on the 2018 International Fire Code (IFC)) Sprinkler NFPA 13, 2019
Mechanical 2019 California Mechanical Code (CMC), (Based on the 2018 Uniform Mechanical Code (UMC)) Plumbing 2019 California Plumbing Code (CPC), (Based on the 2018 Uniform Plumbing Code (UPC)) Electrical 2019 California Electrical Code (CEC), (Based on the 2017 National Electrical Code (NEC)) Energy 2019 California Energy Code
Accessibility 2019 California Building Code (CBC), Chapter 11A and Chapter 11B Accessibility Safe Harbor ANSI A117.1-2003
CAL Green 2019 California Green Building Standards, (CalGreen) Los Altos CA Code of Ordinances
Planning
Occupancy Classification (Sec. 302)
Description Type Code Section Remarks
Lobby + Mail/Parcel Areas Accessory 508.2 Accessory Use Apartment Dwelling Units R-2 310.4
Enclosed Parking Garage S-2 311.3, 406.4
Utility Room S-2 311.3, 508.2
Rooftop Terrace Accessory 303.1.2, 508.2 Occupancy is 49 or less, Accessory Use Trash Collection Rooms Incidental Table 509, 713.13 Incidental Use, 2-Hr. F.R. Enclosure Trash + Cable Rooms Accessory 508.2
Type of Construction (Table 601)
Description Type Sprinklers Code Section
Below grade l concrete structure with metal stud wall framing for non-load bearing partitions Parking, Utility IA Yes (NFPA 13) 509.2, 602.2, 903.1
4-story wood frame structure above type IA basement, one-hour fire-resistive rated interior and exterior bearing walls Residential VA Yes (NFPA 13) 510.2, 602.5, 903.2.8
Allowable Height (Table 503.4 & 504.3)
Maximum Stories for type IA construction: Unlimited
Maximum Height for type IA construction: Unlimited
Maximum Stories for type VA construction: 4 (above Grade Plane; without increase for sprinklers per Table 504.4, NFPA 13) Maximum Height for type VA construction: 70' (above Grade Plane; without area increase for sprinklers per Table 504.3, NFPA 13) Actual Height (Sec. 504)
Stories:
Building
Building Height: Type VA: 59'-3" to average of highest roof surface Allowable Building Area (Sec. 506 & Table 506.2)
See sheet CA-2
Occupancy Separation (Table 508.4 & 510.2)
R-2 / S-2 1-HR ( Fire Separation per Sec.508.4 and Fire Barrier per Sec. 707) ` Dwelling Unit Separation (Sec. 420 & 708.3)
Wall Separation 1-HR (Fire Partition per Sec. 708.3)
Floor Separation 1-HR (Horizontal Assembly per Sec. 711.2.4.3) Fire-Resistance Ratings (Table 601, 602 & Sec. 510.2)
Type IA Type VA
Structural frame 3-HR 1-HR
Bearing walls: Exterior 3-HR 1-HR
Bearing walls: Interior 3-HR 1-HR
Nonbearing walls & partitions: Exterior
X < 5' Fire Separation 1-HR/ 2-HR @ M OCC. 1-HR
5' < X < 10' Fire Separation 1-HR/ 2-HR @ M OCC. 1-HR
10' < X < 30' Fire Separation 1-HR 1-HR
X > 30' Fire Separation 0-HR 0-HR
Nonbearing walls & partitions: Interior 0-HR 0-HR
Floor Construction (incl. beams & joists)
At Podium Floor 3-HR 3-HR
All other Floors 2-HR 1-HR
Roof Construction (incl. beams & joists) 1.5 HR 1-HR
Shaft Enclosures (Sec. 510.2 & 713)
Less than 4-stories 1-HR (Fire Barrier per Sec. 707)
4-stories or more 2-HR (Fire Barrier per Sec. 707)
Exterior Walls 1-HR (Exception per 713.6)
Opening Protectives (Sec. 510.2 & Table 716.5)
1-HR Enclosures: 1-HR
2-HR Enclosures: 1-1/2 HR
Trash (Termination) Rooms in Garage require 2-HR Fire Barrier with self-closing 1 1/2 HR doors (713.13.4) Stair Enclosures (Sec. 510.2, 705, 713, 1023)
4-stories or more 2-HR (Fire Barrier per Sec. 707)
Exterior Walls 1-HR (Exception per 1023.7)
Doors (Sec. 510.2, 1023.7, & Table 716.5)
2-HR Enclosures: 1 1/2-HR
Exterior Wall: See Table 705.8
Windows Exterior Wall: See Table 705.8
Max. Area of Unprotected Exterior Wall Openings at 1st Story (Sec. 705.8.1):
Wall facing street w/15' fire separation distance No Limit Wall facing unoccupied space w/30' width and public access No Limit Max. Area of Unprotected Exterior Wall Openings Above 1st Story (Table 705.8, Sec. 705.8.1 & 705.8.2):
X < 3' Fire Separation Distance Not Permitted
3' < X < 5' 15%
5' < X < 10' 25%
10' < X < 15' 45%
15' < X < 20' 75%
20' < X < 25' No Limit
Fireblocking (Sec. 718.2)
Vertically at Ceiling and Floor Level; Horizontally at Intervals not Exceeding 10 feet (718.2.2) Draftstopping (Sec. 718.3 & 718.4)
Not Required w/ NFPA-13 Sprinklers
Fire Wall (Sec. 706)
R-2 Occupancy 3-HR Fire Rating
Penetrations (Sec. 714)
Description Test System Code Section
Through Penetrations Approved Material or ASTM E 814 or UL 1479 714.3.1.2, 714.4.1.1.2 Membrane Penetrations Approved Material or ASTM E 814 or UL 1479 714.3.2, 714.4.1.2 4 (Type VA Building - Sec. 504) ) - Levels 1,2,3 and 4
Zoning
Opening Protectives (Table 716.5 & 716.6)
Description Wall Assembly Fire Rating Opening Fire Rating Remarks Exit Enclosure 2-HR 1.5 HR Elevator, Stairwells, NFPA 252 or UL 10C Shafts 2-HR 1.5 HR Trash Chutes, NFPA 252 or UL 10C
Other Fire Barries 1-HR 3/4 HR Occuancy Separation Walls, NFPA 252 or UL 10C Fire Patitions 1-HR 1/3 HR Doors in Corridor Walls, NFPA 252 or UL 10C Fire Patitions 1-HR 1/3 HR Windows in Corridor Walls, ASTM 119 or UL 263 Fire Walls 3-HR 3HR
Duct Opening (Sec. 717)
Description Tested System Code Section
Fire Dampers UL 555 and/or UL555S 7.7.3.1
Penetration Firestop ASTM E 814 or UL 1479 714.3.1.2
Means of Egress
Occupant Loads (Table 1004.5)
Apartment Dwelling Units 200 gross s.f./occupant
Enclosed Parking Garage 200 gross s.f./occupant
Utility Room 300 gross s.f./occupant Accessory Storage
Rooftop Terrace 15 net s.f./occupant
Egress Width (Sec. 1008)
Stairways 0.3 inches per occupant (Sec. 1005.3.1)
Other Egress Components 0.2 inches per occupant (Sec. 1005.3.2) Means of Egress Illumination (Sec. 1006)
(Exception for individual dwelling units)
Emergency Power Required Corridors, Exit Enclosures, Exit Passageways, Exterior Landings (1008.3) Accessible Means of Egress (Sec. 1006, 1009)
2 required per 1009.1 and 1006
Egress from occupied roof 1006.3
Elevators are not required to be part of the accessible means of egress per 1009.2.1 Exception 1 Stairways 44 inches minimum width (1011.2)
Areas of Refuge are not required (1009.3.5)
Doors (Sec. 1010)
Door Width: 32 inches minimum clear width (1010.1.1)
Stairways (Sec. 1011)
Risers 7" max, 4" min. (1011.5.2)
Treads 11" max. (1011.5.2)
Ramps (Sec. 1012 & 11224)
Min Width 48"
Max Slope at Egress 8%
Max Slope at other areas 12%
Max cross-slope 2%
Max Rise w/out landing 30"
Landing size 60"
Handrails required Greater than 6" rise (1012.8)
Exit Signs (Sec. 1013)
Required at Exits, Exit Access Doors, and at Path of Egress Travel Not required in rooms with one exit
Tactile Exit Sign required at exit stairway, exit passageway, and exit discharge Handrails (Sec. 1014)
Required to be 34"-38" height above surface or stair tread nosing Guards (Sec. 1015)
Required to be 42" minimum height above floor surface or tread noising Operable windows must be equipped with a window fall prevention device that complies with ASTM F2090.
Exit Access (Table 1006.2.1)
Common Path of Egress Travel (R-2) 125'
Common Path of Egress Travel (B, S) 100'
Common Path of Egress Travel (A3, M) 75'
Exits (Table 1006.2.1)
One exit allowed in individual dwelling units with occupant Load less than 20 (Sec. 1006.2.1 Exception 1) One exit allowed in S-2 Occupancy with occupant load less than 29 (Table 1006.2.1) Separation of 1/3 length of diagonal between exits (Sec. 1007.1.1 Exception 2) Exit Access Travel Distance (Table 1017.2)
Occupancy Distance
R-2 250'
S-2 400'
Corridors (Sec. 1020)
Fire Rating at S-2 0-HR
Fire Rating at R-2 1-HR
Doors (Sec. 708.6, 716.5 & Table 716.6): 1/3-HR
Windows at Exterior Walls
Non-rated Exterior Wall No Protection Required Table 602 Non-protected openings in 1-HR rated Exterior Walls No Protection Required Table 602 & 716.5 Protected openings in 1-HR rated Exterior Wall 3/4-HR (Table 716.5) Table 602 & 716.5 Dead Ends 50' max
Exterior Exit Ramps and Stairways (Sec. 1027)
Emergency Escape and Rescue (Sec. 1030)
Group R-2 occupancies constructed as Type IIIA equipped with sprinklers are not required to have emergency and rescue openings (CBC 1030.1 Exception 1) Accessibility
Dwelling Units: Stone countertops to be providing the kitchen to be exempt from providing the repositionable countertop (CBC 1133A.4.1) Elevator not required as an accessible means of egress (CBC 1009.2.1, exception 1) For an elevator Building all R-2 dwelling units to be Accessible/Adaptable (CBC 1106A.1.2) No common area window are openable, therefore compliance to CBC 1126A.8 not required 5% of dwelling units to comply to ADA & UFAS requirements (Publicly/Federally Funded) Common Use Facilties:
Common Use Facilities Shall Be Accessible (1127A)
Public & Commercial Use Facilities Shall Be Accessible per ADA & CBC Chapter 11B Parking shall be accessible (Sec. 1109A)
Parking shall be accessible Per ADA and CBC Chapter 11A / 11B Requirements Parking Requirements (Sec. 1109A.1 & 11B-208)
R-2 Residential
Accessible Spaces 5% of Total Unassigned & Visitors Parking Spaces (1109A.5) Van Accessible Spaces 1/8 of Accessible Spaces, min 1 (1109A.8.6) Electrical Vehicle Charging Parkings Stalls 3% Minimum of Parking Stalls Provided (CalGreen Sec. 4.106.4) Interior Environment
Ventilation (Sec. 1203)
Attic Spaces 1/300, high and low at pitched roof; 1/150 at flat roofs (Sec.1203.2) Natural Ventilation 4% of floor area (Sec. 1203.5.1)
Lighting (Sec. 1205)
Natural Light 8% of floor area
Courts (Sec. 1206)
Air intake 10 sf minimum required
Sound Transmission (Sec. 1207)
Air-borne sound STC 50 minimum
Structure-borne sound IIC 50 minimum
Interior Space Dimensions (Sec. 1208)
Min Room Width 7'-0"
Kitchens 3'-0" clear passageway
Min Ceiling Height, Typical 7'-6"
Min Ceiling Height Kit, Stor, Laundry 7'-0"
Access to Unoccupied Space (Sec. 1209)
Attic Spaces over 30" 20x30 access
Miscellaneous Requirements
1. In new underground parking garage area the automatic fire sprinkler system shall be designed to .18gpm/ 3,000 square feet coverage area. a. Each floor level shall have a dedicated sprinkler riser assembly installed enabling fire department personnel direct access. b. Standpipes shall be provided as required by the CFC Section 905 and NFPA 14.
2. Provide Fire Alarm System in R-2 occupancy per CFC 907 & NFPA 72 CFC 907.2.9 a. Manual alarm boxes are not required per CFC Exception #2, 907.2.9.1 b. Provide Smoke Alarms in R-2 occupancy CFC 907.2.11.2 c. Provide Wiring to support Visible Alarms in R-2 occupancy CFC 907.5.2.3.3
3. CO Alarms are required outside of each separate sleeping area in the immediate vicinity of the bedroom in dwelling units within which fuel-fire appliances are installed CBC 915.2.1
4. Parking Garage:
a. Clear garage height 7-ft. min. CBC 406.4.1, except 8'-2" min. at entries and to accessible spaces CBC 1109A.8.1 b. 7'-6" clear at means of egress CBC 1003.2), exceptions per CBC1003.3.1. c. Guards & Vehicle barriers CBC 406.4.2 and CBC 406.4.3
5. Two-Way Communication System: Shall be provided as required by CFC Section 1009.8 and NFPA 72.
6. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. a. Structures up to 50 feet (15240 mm) in height shall have addresses with a min. 1 inch (25.4 mm) stroke wide by min. 8 inches (203.2 mm) high. b. Structures over 50 feet (15240 mm) high shall have addresses with a min 2.5 inch (63.5 mm) stroke wide by min. 12 inches (304.8 mm) high.
7. Elevators shall conform to the provisions of listed in Section 3002.4a of the CBC 2016. a. Enclosed Elevator Lobby not required CBC 3006.3.5
b. Doors shall be self- or automatic-closing by smoke detection in accordance with CBC 716.5.9.3 & CBC 713.7 c. Smoke guard at 2nd through 4th floor elevator CBC 3006.3.9
8. CFC Appendix L, Firefighter Air Systems. When required by the fire code official, a firefighter air system shall be installed in new buildings four or more stories in height.
9. CFC Section 510, Emergency Responder Radio Coverage. When required by the fire code official, all new buildings shall have approved radio coverage for emergency responders within the building.
10. Aerial access shall be provided to within 15' to 30' of all three buildings, with 26' clear net width access roads and a minimum 60' outside turn radius
11. Provide Portable Fire Extinguishers per CFC 906
a. Non-garage: 2A-10BC w/75' max travel distance
b. Garage: 4A-40BC w/75' max travel distance
12. Exit signs, emergency lighting, address posting, fire lane, marking, fire extinguishers and Knox Box location to be field verified by Fire Inspector.
13. Means of egress components to include exit pathway throughout use, exit stairwells, exit enclosure providing access to exit doors, door hardware, exit signs, exit illumination and emergency lighting shall comply to CFC/CBC Chapter 10.
14. The single man door providing direct access to the Sprinkler Riser Assembly, where required, shall require signage on the door accessing riser stating- “Riser Room” or agreed upon language.
15. See sheet CA2.3B for dropped ceiling construction below the fire rated horizontal assembly
16. Typical unit includes stacked washers and dryers (front loaded) or side by side. Where devices are not front loaded management is responsible for providing upon request assistive devices.
A combination washer dryer unit is an acceptable alternate that meets clearance and reach range requirement (CBC 1135A)
17. All corridor doors, which will be held open by magnetic hold-open devices, shall automatically close upon actuation of smoke detector(s). Smoke detectors shall be connected to the fire alarm system.
The approved hold-open devices shall release fire assemblies once power failure occurs. (703) CFC / (715.4.8.3) CBC
18. Cross-swinging corridor doors protecting openings in two-hour, fire-resistive fire walls shall be approved labeled 90 minute rated fire-resistive, tight-fitting, self-closing fire door assemblies. (Table 716.5)
19. Fire walls, fire barriers, fire partitions, smoke partitions, and smoke barriers or any other wall required to have protected openings or penetrations shall be permanently identified with signs or stenciling in the floor/ceiling space every 30 feet (maximum) with lettering at least one-half inch in height.
CODE ANALYSIS
T.2
346
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-16-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
UP
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
DATE
SCALE: 1/16"=1'-0"
CODE ANALYSIS - BUILDING AREA
T-3
0 16 32 64
BASEMENT LEVEL (TYPE 1A) - AREA: 7,366 SF THIRD LEVEL (TYPE VA) - AREA: 5,873 SF GROUND LEVEL (TYPE VA) - AREA: 4,591 SF FOURTH LEVEL (TYPE VA) - AREA: 5,831 SF SECOND LEVEL (TYPE VA) - AREA: 5,873 SF
CODE ANALYSIS
T.3
347
Agenda Item # 7.
FOOTHILL EXPRESSWAY APN 167-41-051
FIRST STREET T PROPERTY LINE ROOF OUTLINE (TYP) GARAGE OUTLINE (TYP) PROPOSED BUILDING 376 FIRST STREET 12-14-2020 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE C0.0 TITLE SHEET LEGEND & ABBREVIATIONS SITE BENCHMARK: FIRST STREET IMPROVEMENT PLAN 376 FIRST STREET LOS ALTOS, CALIFORNIA SHEET INDEX BASIS OF BEARINGS:VICINITY MAP SITE 348 Agenda Item # 7.
ss ss ss ss ss ss ss ss ss
FOOTHILL EXPRESSWAY APN 167-41-052
FIRST STREET EXISTING BUILDING TO BE DEMOLISHED EXISTING BUILDING TO REMAIN 12-14-2020 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE DEMOLITION PLAN C1.0 GENERAL DEMOLITION NOTES: ADDITIONAL NOTES: LEGEND 349 Agenda Item # 7.
OH OH OH OH OH OH OH OH
ss ss ss ss ss ss ss ss ss UP UP UP UPDN UP UP T
FIRST STREET T A A C C BB DD GARAGE ENTRY FG 202.30± GARAGE BUILDING FF 205.37±GARAGE BUILDING FF 205.37± GARAGE BUILDING FF 205.37± GARAGE EX BUILDING 12-14-2020 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE GRADING, DRAINAGE, & UTILITY PLAN C2.0 RESPONSIBILITY TO INDEPENDENTLY ESTIMATE APPROXIMATE. IT SHALL BE THE CONTRACTOR'S NOTE: EARTHWORK QUANTITIES SHOWN ARE EARTH WORK QUANTITIES FILL: CUT: EXPORT: IMPORT: QUANTITIES FOR HIS/HER OWN USE. 3,400 CY 0 CY 3,400 CY 0 CY GENERAL NOTES FF 205.37 BASEMENT FF 190.87 BOE 190.04 TRASH 350 Agenda Item # 7.
ss ss ss ss ss ss ss ss ss
FIRST STREET A A C C BB DD BASEMENT FF 191.38 BOE 190.55 BASEMENT FF 184.29 BOE 183.46 BASEMENT FF 190.87 BOE 190.04 BOE 190.04 BASEMENT FF 190.87 BOE 190.55 BASEMENT FF 191.38BOE 183.46 CAR STACKER PIT FF 184.29 CAR STACKER PIT FF 184.29 BOE 183.46 BASEMENT FF 190.87 BOE 190.04 EX BUILDING 12-14-2020 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE EXCAVATION PLAN C2.1 351 Agenda Item # 7.
UP UP UP UPDN UP UP
FIRST STREET T 0.20 AC A 12-14-2020 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE STORMWATER CONTROL PLAN C3.0 STORMWATER EVALUATION FORM LEGEND 352 Agenda Item # 7.
UP UP UP UPDN UP UP
FIRST STREET T 12-14-2020 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE FIRE PROTECTION PLAN C4.0 REQUIRED FIRE FLOW 353 Agenda Item # 7. 12-14-2020 5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE C5.0 BLUEPRINT FOR A CLEAN BAY 354 Agenda Item # 7.
T
LOT 1 OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH
FOOTHILL EXPRESSWAY
APN 167-41-052
APN 167-41-051 FIRST STREET
VESTING TENTATIVE TRACT MAP
RESIDENTIAL CONDOMINIUM PURPOSES
376 FIRST STREET
OF 2
VICINITY MAP
BASIS OF BEARINGS
BENCHMARK
GENERAL NOTES:
LEGEND & ABBREVIATIONS
EXISTING BOUNDARY AND TOPOGRAPHY
1 SITE
TABLE OF CONTENTS
355
Agenda Item # 7.
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH ss ss ss ss ss ss ss ss UP
UP
UP
UP
DN
UP
UP
FOOTHILL EXPRESSWAY FIRST STREET T
LOT 1 T OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH ss ss ss ss ss ss ss ss FOOTHILL EXPRESSWAY FIRST STREET
VESTING TENTATIVE TRACT MAP
RESIDENTIAL CONDOMINIUM PURPOSES
376 FIRST STREET 2 OF 2
PRELIMINARY GRADING, DRAINAGE &
UTILITY PLAN
LEGEND & ABBREVIATIONS X
356
Agenda Item # 7.
5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE TRUCKS USE FIRST STREET TO SAN ANTONIO ROAD TOUS 101
376 FIRST STREET( PROJECT SITE)
TRUCKS USE FIRST STREETTO SAN ANTONIO ROAD TOFOOTHILL EXPRESSWAY TOS. EL MONTE AVENUE TOI-280
ACKNOWLEDGEMENT
OWNER
CONTRACTOR
THE GOAL OF THE CONSTRUCTION MANAGEMENT PLAN IS TO MINIMIZE CONSTRUCTIONRELATED IMPACTS TO THE SURROUNDING NEIGHBORHOOD AND ADJACENTPROPERTIES AND THEIR OCCUPANTS. SPECIFICALLY, THE OBJECTIVES OF THIS ARE TO: -REDUCE PARKING IMPACTS RELATED TO THE PROPOSED CONSTRUCTION -CONTAIN CONSTRUCTION RELATED PARKING TO THE PROJECT SITE AND AREAS APPROVED BY THE CITY -REDUCE CONSTRUCTION NOISE IMPACTS TO THE GREATEST EXTENT THAT ARE TECHNICALLY AND ECONOMICALLY FEASIBLE -MINIMIZE OFF-SITE DUST AND AIR QUALITY IMPACTS PER BEST MANAGEMENT PRACTICESIN ORDER TO ACHIEVE THE ABOVE STATED GOAL AND OBJECTIVES, WE AGREE TO, ANDWILL ABIDE BY, THE TERMS CONTAINED IN THIS CONSTRUCTION MANAGEMENT PLAN.
CONSTRUCTION MANAGEMENT
PLAN
376 FIRST STREET
LOS ALTOS, CA
DECEMBER 11, 2019
APPROVALS
ENGINEERING DIVISION
PLANNING DIVISION
BUILDING DIVISION LEGEND
CONTRACTOR
PRE-CONSTRUCTION
MEETING
THE CONTRACTOR AND OWNER SHALL SCHEDULE A PRE-CONSTRUCTION MEETINGWITH CITY STAFF (BUILDING, PLANNING, AND ENGINEERING) AFTER PERMIT ISSUANCE,BUT PRIOR TO START OF WORK, TO REVIEW CONSTRUCTION MANAGEMENT PLANIMPLEMENTATION. 12-14-2020 12-11-19 CM-1 357 Agenda Item # 7.
5154 LOS ALTOS, CALIFORNIA 376 FIRST STREET JOB NO. DATE 12-11-19 OH OH OH OH OH OH OH OH ss ss ss ss ss ss ss ss ss
FIRST STREET 12-14-2020 CM-2 358
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
SITE PLAN
A.1
359
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA EXISTING SITE CONDITION
A.2
360
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
convex
mirror
8'-3"
15'-3"
9'-0" 9'-0"
OLF OL
300 1
ELECTRICAL
193 SF
accessible
stall to be
pre-wired
for EVCS
platforms
pre-wired
for EVCS
portable
backup
generator
4'-0"
8'-10 5/16"
typ. sled width
18'-10" stall depth
9'-6 3/16
typ. stall width
18'-3" typical sled length
27'-5"
26'-0"
spare bin
corral
1'-4"
25'-11"
3'-0" 24'-5"
8"
23 PARKING SPACES
1 EXIT
standpipe
Transformer
UP
6% 10% RAMP UP TO STREET 20%
6%
2%
1'-7"
21'-0" 8'-11" 10'-0" 27'-0" 31'-10"
1'-8" 98'-9"
6'-3 1/2" 76'-0" 2'-8 1/2"
1'-6"
70'-6" 18'-7"
89'-1" 11'-4 1/2"
20'-0" 8'-5" 27'-5"
1'-5"
19'-6"
2'-0 1/2"
16'-6" 10'-8 1/2" 33'-8" 19'-8"
2'-5"
1'-7"
80'-6 1/2"
9'-0" 8'-0"
MECHANICAL
220 SF
OLF OL
300 1
PARKING GARAGE
S-2 OCC.
4,822 SF
OLF OL
200 24
TRASH
18'-0"
18'-0"
1'-6"
5'-3 1/2"
5'-2"
5'-10 1/2"
4'-6" 1'-6"
1'-4"
1'-8"
1'-0"
5"
STAIR
1 ELEVATOR
KLAUS PUZZLE LIFTS
TRENDVARIO 4300
20 SPACES
BIKES
12 SPACES PUMP
38 SF
elev.
mach.
power
for Ebikes
-
A.19
-
A.19
-
A.20
-
A.20
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
DATE
SCALE: 3/16"=1'-0"
0 4 8 16 32
BASEMENT LEVEL PLAN
A-3
N
BASEMENT LEVEL PLAN
A.3
361
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
GROUND LEVEL PLAN
A.4
362
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
SECOND LEVEL PLAN
A.5
363
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
THIRD LEVEL PLAN
A.6
364
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
ROOM LEGEND
1 BEDROOM UNIT
2 BEDROOM UNIT
CIRCULATION
DECK
UTILITY
FOURTH LEVEL PLAN
A.7
365
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
N
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 3/16”=1’-0”
0 4 8 16
6'-3"
22'-3 1/2" 21'-4 1/2" 22'-3 1/2" 6'-3"
72'-2 1/2" 6'-6 1/2"
8'-2"
20'-7 1/2"
11'-0 1/2"
28'-6" 23'-5 1/4"
10'-2 3/4" 83'-7 1/4"
5'-7 3/4"
23'-3" 25'-9" 23'-3"
7'-1 1/2" 72'-3"
10'-1"
33'-9" 9'-0" 18'-11" 21'-11 1/4"
83'-7 1/4" 8'-3 3/4"
Firepit
BBQ Island
ROOFTOP
MECH. AREA
1,600 SF
PV Panels
DN
STAIR
2 DN
STAIR
1 ELEVATOR
TRASH
ROOM
OCCUPIED ROOF
TERRACE
1,858 SF
OLF OL
15 124
30'-0"
DN
Jacuzzi
PV Panels
Condensers
Condensers
Observation
Deck
Dining Pergola
wood
screen wall
glass
guardrail
(sound)
Condensers
wood
screen
wall
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
ROOF LEVEL PLAN DATE
SCALE: 3/16"=1'-0"
A-8
N
0 4 8 16 32
ROOF LEVEL PLAN
GABLE ROOF AREA = 1,537 SF
STAIR TOWERS AREA = 500 SF
OCCUPIED ROOF TERRACE = 1,858 SF
ROOFTOP MECH. AREA = 1,600 SF
TOTAL ROOF AREA = 5,495 SF
PERCENTAGE OF ROOF AREA ATTRIBUTED
TO ROOF ELEMENTS PROJECTING ABOVE
THE ROOF DECK (WITH GABLE ROOF
AREA) = 37%
PERCENTAGE OF ROOF AREA ATTRIBUTED
TO ROOF ELEMENTS PROJECTING ABOVE
THE ROOF DECK (WITHOUT GABLE ROOF
AREA) = 9%
A.8
*Jacuzzi may be omitted unless
acceptable to the City Council *
366
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 1 BEDROOM
A.9
367
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 1 BEDROOM
A.10
368
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 2 BEDROOM
A.11
369
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
UNIT PLANS - 2 BEDROOM
A.12
370
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - EAST
A.13
371
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - WEST
A.14
372
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - NORTH
A.15
373
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
ELEVATION - SOUTH
A.16
374
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
48'-7"
ENLARGED STREETSCAPE ELEVATION
-
3 Scale: 1/16" : 1'-0"
ENLARGED STREETSCAPE ELEVATION
-
2 Scale: 1/16" : 1'-0"
STREETSCAPE ELEVATION - FIRST STREET
-
1 Scale: 1" : 30'-0"
396 FIRST STREET
HEIGHT OF GABLE ROOF
MID - POINT
52'-1"
HEIGHT OF TOWER
392 FIRST STREET 382 FIRST STREET
DRAEGER'S MARKET
342 FIRST STREET
STREETSCAPE ELEVATION
A.17
375
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
ALLOWABLE OPENING - SOUTH
ALLOWABLE OPENING - NORTH
SOUTH ALLOWABLE OPENING
LEVEL PROVIDED
GROUND FLOOR
15.9%
24.3%
UPPER FLOOR (2ND TO 4TH)
16.4%
15.5%
FIRE SEPARATION DISTANCE
5 TO <10 FEET ALLOWABLE AREA UNPROTECTED SPRINKLERED
25% MAX.
10 TO <15 FEET ALLOWABLE AREA UNPROTECTED SPRINKLERED
45% MAX.
NORTH ALLOWABLE OPENING
LEVEL PROVIDED
GROUND FLOOR
7.7%
17.3%
UPPER FLOOR (2ND TO 4TH)
18.8%
37.4%
ALLOWABLE OPENING
A.18
22.6%
376
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
STONE VENEER
LIGHT FIXTURE
COLOR - BRONZE
SMOOTH TROWEL STUCCO
- SWISS COFFEE
WALL SCONCE
COLOR - BRONZE
SMOOTH TROWEL STUCCO
- GREY
WOOD SIDING TRELLIS - ROOF DECK RAILING RECESSED ALUMINUM WINDOW METAL PANELS
STANDING SEAM
METAL ROOF - BRONZE
ALUMINUM GARAGE DOOR
METAL WALL PANEL
COLOR - BROWN
SMOOTH TROWEL STUCCO
- GREY
WOOD SIDING SMOOTH TROWEL STUCCO
- SWISS COFFEE
RECESSED
ALUMINUM WINDOW
STANDING SEAM
METAL ROOF
WOOD SIDING
- WHITE WASH GRAY STAIN
STONE VENEER METAL PANEL
AWNING
METAL RAILING METAL PANEL WALL SCONCE LIGHTING FIXTURE
RAILING
ALUMINUM
GARAGE DOOR
METAL WALL PANEL
MATERIAL BOARD
A.19
377
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
T.O.ROOF
45'-5" +248.29'
4TH FLOOR T.O.P.
44'-1" +246.95'
4TH FLOOR T.O.F.
35'-0" +237.87'
3RD FLOOR T.O.P.
33'-3" +236.12'
3RD FLOOR T.O.F.
24'-2" +227.04'
2ND FLOOR T.O.P.
22'-5" +225.29'
2ND FLOOR T.O.F.
13'-4" +216.20'
1ST FLOOR T.O.P.
11'-7" +214.45'
T.O. ROOF FINISH
46'-7" +249.45'
BASEMENT T.O.P.
1'-6" +204.37'
GROUND
0'-0" +202.87'
BASEMENT
-12'-0" +190.87'
CAR PIT
-18'-7" +184.29'
T.O.ELEVATOR
62'-1" +264.95'
B.O. HOIST BEAM
61'-2" +264.04'
1ST FLOOR T.O.C.
2'-6" +205.37'
9' 1" 9' 1" 9' 1" 9' 1" ELE
V
A
T
O
R
CLE
A
R
O
V
E
R
H
E
A
D 14'-7"
5' 3"
HEIGHT OF ROOF
MID-POINT
8' 10"
304
204
401
301
201
2 BEDROOM UNIT
1,256 SF
2 BEDROOM UNIT
1,256 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
881 SF
1 BEDROOM UNIT
881 SF
1 BEDROOM UNIT
881 SF
1 BEDROOM UNIT
810 SF
PARKING GARAGE
4,922 SF
STAIR 2
SHAFT
RAMP TO GARAGE
404
101
LOBBY
267 SF
ELEVATOR
SHAFT
PUZZLE LIFT
20 SPACES
PROPERTY LINE PROPERTY LINE
8' 0"
SECTION
A.20
378
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/4”=1’-0”
0 4 8 16
PROPERTY LINE PROPERTY LINE
1 BEDROOM UNIT
924 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
924 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
924 SF
2 BEDROOM UNIT
1,256 SF
1 BEDROOM UNIT
868 SF
PARKING GARAGE
4,922 SF
RAMP TO GARAGE
403
303
203
103
204
304
404
HEIGHT OF ROOF
MID-POINT
4'-7"
T.O.ROOF
45'-5" +248.29'
4TH FLOOR T.O.P.
44'-1" +246.95'
4TH FLOOR T.O.F.
35'-0" +237.87'
3RD FLOOR T.O.P.
33'-3" +236.12'
3RD FLOOR T.O.F.
24'-2" +227.04'
2ND FLOOR T.O.P.
22'-5" +225.29'
2ND FLOOR T.O.F.
13'-4" +216.20'
1ST FLOOR T.O.P.
11'-7" +214.45'
BASEMENT T.O.P.
1'-6" +204.37'
GROUND
0'-0" +202.87'
BASEMENT
-12'-0" +190.87'
1ST FLOOR T.O.C.
2'-6" +205.37'
SECTION
A.21
379
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
SCALE: 1/8”=1’-0”
0 8 16 32
8'-0"
2'-1"
2'-6" 10'-10" 10'-10" 10'-10" 10'-5"
1'-0"
10'-5" 5'-6"
8'-0" 3'-0"
23'-11"
26'-11"
LEVEL 2
@ 13'-4" +216.20'
LEVEL 1
@ 2'-6" +205.37'
LEVEL 3
@ 24'-2" +227.04'
LEVEL 4
@ 35'-0" +237.87'
T.O.ROOF
@ 45'-5" +248.29'
LEVEL 1
LEVEL 2
GARAGE LEVEL
LEVEL 3
LEVEL 4
ROOF
TERRACE
16'-8"
T.O.ELEVATOR
@ 62'-1" +264.95'
LOBBY
3'-6"
FIRST STREET
SIDEWALK AT CURB CUT
@ 0'-0" +202.87'
FOOTHILL
EXPRESSWAY
46'-7"
T.O.ROOF FINISH
@ 46'-7" +249.45'
2'-0"
75.0°
fire
ladder
planter
window sill
@ 3'-0"
window sill
@ 3'-0"
25'-0"
guardrail
on ramp
in forground
04-16-20
LOS ALTOS, CALIFORNIA
376 FIRST STREET
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
JOB NO. 1493.001
DATE
0 8 16 32
CROSS SECTION THROUGH LOBBY
EAST SIDE FIRE LADDER ANGLE - 75 ° SOUTH SIDE FIRE LADDER ANGLE - 75 ° NORTH SIDE FIRE LADDER ANGLE - 75 °
FIRE DEPARTMENT ACCESS
A.22
380
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
NE BUILDING CORNER SW BUILDING CORNER
PERSPECTIVES
A.23
381
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ SIDING
3"=1'-0"
0805B312C 02/06/20
FOR WINDOW FLASHING SEE 16/A9.5
FOR FRAMING
S.S.D.
WRB #1
CLAD WOOD WDW
6"
LIQUID FLASHING
GSM HEAD FLASHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
2 3
WRB #2
CONTINUOUS SEALANT BEHIND FIN
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
HORIZONTAL SIDING
2X WOOD TRIM
GSM HEAD FLASHING SET IN SEALANT
5/8" DENS GLASS GOLD FIREGUARD
FURRING AS
NEEDED
3"
LAP
9" 25 MIL SAF BUTYL O/ DRIP CAP
3/8"
SEALANT
1"
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
3/8"
3 LIQUID
FLASHING
WRAP INTO
WND. OPENING 15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
5/8" DENS GLASS
GOLD FIREGUARD
HORIZONTAL SIDING
2" WOOD TRIM
9"
LIQUID FLASHING
3/8"
SEALANT W/
BACKER ROD
FURRING AS NEEDED
2 3
2 N.T.S.
GLASS RAILING
3"
3" 3"
EQ. EQ.
2 1/8" 1 1/4"
3"
EQUALLY SPACED
FACE OF WALL
EQ.
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
PLAN VIEW
FRONT ELEVATION
1 1/2" Ø STEEL TUBE HORIZONTAL
2 1/8"
3"
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
SECTION VIEW
4"
1 1/2" Ø STEEL TUBE HORIZONTAL
4"
1"
3/4"X3" STEEL FLAT BAR
1 1/4" 1 1/4" 1 1/4"
4" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2"
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STUCCO
3"=1'-0"
0805B711 09/28/15
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
FOR WINDOW FLASHING SEE 16/A9.5
CLAD WOOD
WINDOW
2 3
SEALANT W/
BACKER ROD
PLASTER
SCREED
3/8"
2 3
3 COAT STUCCO W/ WIRE MESH
LIQUID FLASHING
WRAP INTO WND
JAMB
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
9"
LIQUID FLASHING
FINISH COAT
STUCCO O/ WOOD
TRIM / SPACER
SEALANT
FOR FRAMING
S.S.D.
2 3 LAP
3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
PLASTER SCREED
3 COAT STUCCO W/ WIRE MESH
WRB #2
WRB #1
FINISH COAT STUCCO O/
WOOD TRIM / SPACER
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
3/8"
0805B010A 02/10/20
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STUCCO
3"=1'-0"
0805B310 10/05/15
FOR FRAMING
S.S.D.
WRB #1
CLAD WOOD WDW
FOR WINDOW FLASHING SEE X/AX.X 6" LIQUID FLASHING
3 COAT STUCCO W/ WIRE MESH
DRIP SCREED
3/8"
2 LAYERS 5/8" TYPE 'X' GYP. BD.
2 3
WRB #2
SAF HEAD FLASHING W/ DRIP
CONTINUOUS SEALANT BEHIND FIN
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
FINISH COAT STUCCO O/ WOOD TRIM
/ SPACER
9" 25 MIL SAF BUTYL O/ GSM DRIP CAP
GSM HEAD FLASHING SET IN SEALANT
2 3
0804C301.dwg 02/11/20
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STONE
3"=1'-0"
FOR WINDOW FLASHING SEE SHEET
AX.X
6"
LIQUID FLASHING
3/8" GAP
CLAD WOOD WDW
SEALANT
GSM HEAD FLASHING SET IN SEALANT
2 LAYERS 5/8" TYPE 'X' GYP. BD.
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
FOR FRAMING
S.S.D.
CONTINUOUS
SEALANT BEHIND FIN
FOR WINDOW FLASHING SEE X/AX.X
2 4
2 4
3/8"
WRB #1
WRB #2
LIQUID FLASHING
9" 25 MIL SAF BUTYL O/ GSM DRIP CAP
STONE VENEER
J MODE
1 LAYER WRB O/ J MODE
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
STONE VANEER
3/8"
9"
LIQUID FLASHING
FOR WINDOW FLASHING SEE SHEETS AX.XX
FOR FRAMING
S.S.D.
2 4 2 4
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
J MODE
LIQUID FLASHING
WRAP INTO WND
JAMB
SEALANT
W.R.B. #1 &
W.R.B. #2
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY
6"
3"
LIQUID FLASHING
LAP
3/8"
1"
SCALE:
9"
3/4"
1/4"
GAP
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ SIDING
3"=1'-0"
0805B312C 02/06/20
FOR WINDOW FLASHING SEE 16/A9.5
FOR FRAMING
S.S.D.
WRB #1
CLAD WOOD WDW
6"
LIQUID FLASHING
GSM HEAD FLASHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
2 3
WRB #2
CONTINUOUS SEALANT BEHIND FIN
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
HORIZONTAL SIDING
2X WOOD TRIM
GSM HEAD FLASHING SET IN SEALANT
5/8" DENS GLASS GOLD FIREGUARD
FURRING AS
NEEDED
3"
LAP
9" 25 MIL SAF BUTYL O/ DRIP CAP
3/8"
SEALANT
1"
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
3/8"
3 LIQUID
FLASHING
WRAP INTO
WND. OPENING 15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
5/8" DENS GLASS
GOLD FIREGUARD
HORIZONTAL SIDING
2" WOOD TRIM
9"
LIQUID FLASHING
3/8"
SEALANT W/
BACKER ROD
FURRING AS NEEDED
2 3
2 GLASS RAILING
3"
3" 3"
EQ. EQ.
2 1/8" 1 1/4"
3"
EQUALLY SPACED
FACE OF WALL
EQ.
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
PLAN VIEW
FRONT ELEVATION
1 1/2" Ø STEEL TUBE HORIZONTAL
2 1/8"
3"
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
SECTION VIEW
4"
1 1/2" Ø STEEL TUBE HORIZONTAL
4"
1"
3/4"X3" STEEL FLAT BAR
1 1/4" 1 1/4" 1 1/4"
4" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2"
N.T.S.
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
PATH\NAME:
RECESSED
3"=1'-0"
0805B711
FOR
S.S
W.R.B. #1 & W.R.B. #2
FOR WINDOW FLASHIN
3 COAT STUCCO W/ WIR
15/32" FIRE-RESISTANC
RATED EXTERIOR
SHEATHING, S.S.D.
L
CLAD WOOD WINDOW
SEALANT W/ BACKER R
PLASTER SCREED
3 COAT STUCCO W/ W
WRB #2
WRB #1
FINISH COAT STUCCO
WOOD TRIM / SPACER
LIQUID FLASHING O/ S
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED
3"=1'-0"
15/32" FIRE-RESISTANC
RATED EXTERIOR SHE
0805B010A
2 LAYERS 5/8" TYPE 'X
SEALANT O/ REINFORC
SCALE:
PATH\NAME:
RECESSED
3"=1'-0"
0805B310
WRB #1
CLAD WOOD WDW
3 COAT STUCCO W/ WIR
DRIP SCREED
2 LAYERS 5/8" TYPE 'X'
WRB #2
SAF HEAD FLASHING W
CONTINUOUS SEALANT
SEALANT
LIQUID FLASHING
15/32" FIRE-RESISTANC
EXTERIOR SHEATHING
FINISH COAT STUCCO
/ SPACER
9" 25 MIL SAF BUTYL O/
GSM HEAD FLASHING S
0804C301.dwg 02/11/20
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STONE
3"=1'-0"
FOR WINDOW FLASHING SEE SHEET
AX.X
6"
LIQUID FLASHING
3/8" GAP
CLAD WOOD WDW
SEALANT
GSM HEAD FLASHING SET IN SEALANT
2 LAYERS 5/8" TYPE 'X' GYP. BD.
15/32" FIRE-RESISTANCE RATED
EXTERIOR SHEATHING, S.S.D.
FOR FRAMING
S.S.D.
CONTINUOUS
SEALANT BEHIND FIN
FOR WINDOW FLASHING SEE X/AX.X
2 4
2 4
3/8"
WRB #1
WRB #2
LIQUID FLASHING
9" 25 MIL SAF BUTYL O/ GSM DRIP CAP
STONE VENEER
J MODE
1 LAYER WRB O/ J MODE
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
STONE VANEER
3/8"
9"
LIQUID FLASHING
FOR WINDOW FLASHING SEE SHEETS AX.XX
FOR FRAMING
S.S.D.
2 4 2 4
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
J MODE
LIQUID FLASHING
WRAP INTO WND
JAMB
SEALANT
W.R.B. #1 &
W.R.B. #2
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
FOR FLASHING INFORM
TO WDW. INSTALLATIO
B400 COMPOSITE DRY
RAINSCREEN BY BLACK
(WWW.BLACKWOODINC
REFER TO MANUFACTU
INSTALLATION
5/8" TYPE 'X' DENS GLA
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OC
PERMA BARRIER ALUM
INTO OPENING 3" & UP
PERMA BARRIER ALUM
FLASHING & UP WALL 9
SEALANT
2 LAYERS 5/8" TYPE 'X'
GSM FLASHING
DOW 795 SILICONE SEA
FOR FRAMING
S.S.D.
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
6"
3"
LIQUID FLASHING
LAP
3/8"
1"
SCALE:
9"
3/4"
1/4"
GAP
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR WINDOW FLASHING SEE X/AX.X
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
0805B010A 02/10/20
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR WINDOW FLASHING SEE X/AX.X
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
GLASS RAILING
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STUCCO
3"=1'-0"
0805B711 09/28/15
TRIM / SPACER
FOR FRAMING
S.S.D.
2 3 LAP
3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
PLASTER SCREED
3 COAT STUCCO W/ WIRE MESH
WRB #2
WRB #1
FINISH COAT STUCCO O/
WOOD TRIM / SPACER
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
3/8"
0805B010A 02/10/20
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1"
1/2:12
SLOPE
2 3
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ SIDING
3"=1'-0"
0805B312C 02/06/20
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
3/8"
3 LIQUID
FLASHING
WRAP INTO
WND. OPENING 15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
5/8" DENS GLASS
GOLD FIREGUARD
HORIZONTAL SIDING
2" WOOD TRIM
9"
LIQUID FLASHING
3/8"
SEALANT W/
BACKER ROD
FURRING AS NEEDED
2 3
2 N.T.S.
GLASS RAILING
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
FRONT ELEVATION
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
4"
4"
3/4"X3" STEEL FLAT BAR
4" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2"
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STUCCO
3"=1'-0"
0805B711 09/28/15
FOR FRAMING
S.S.D.
W.R.B. #1 & W.R.B. #2
FOR WINDOW FLASHING SEE 16/A9.5
CLAD WOOD
WINDOW
2 3
SEALANT W/
BACKER ROD
PLASTER
SCREED
3/8"
2 3
3 COAT STUCCO W/ WIRE MESH
LIQUID FLASHING
WRAP INTO WND
JAMB
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
9"
LIQUID FLASHING
FINISH COAT
STUCCO O/ WOOD
TRIM / SPACER
SEALANT
FOR FRAMING
S.S.D.
2 3 LAP
3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
PLASTER SCREED
3 COAT STUCCO W/ WIRE MESH
WRB #2
WRB #1
FINISH COAT STUCCO O/
WOOD TRIM / SPACER
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STUCCO
3"=1'-0" FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
3/8"
0805B010A 02/10/20
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STUCCO
3"=1'-0"
0805B310 10/05/15
FOR WINDOW FLASHING SEE X/AX.X
0804C301.dwg 02/11/20
SCALE:
PATH\NAME:
RECESSED WINDOW HEAD @ STONE
3"=1'-0"
AX.X
FOR WINDOW FLASHING SEE X/AX.X
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
STONE VANEER
3/8"
9"
LIQUID FLASHING
FOR WINDOW FLASHING SEE SHEETS AX.XX
FOR FRAMING
S.S.D.
2 4 2 4
CLAD WOOD
WINDOW
SEALANT W/
BACKER ROD
J MODE
LIQUID FLASHING
WRAP INTO WND
JAMB
SEALANT
W.R.B. #1 &
W.R.B. #2
15/32" FIRE-RESISTANCE
RATED EXTERIOR
SHEATHING, S.S.D.
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
0804BC139.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW HEAD @ METAL WALL
3"=1'-0"
1/4"
GAP
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
CLAD WOOD
WINDOW
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
WEEP HOLE AND
BUFFLE @ 16" O.C.
PERMA BARRIER VPS
SHEATHING WHERE OCCURS, S.S.D.
PERMA BARRIER ALUM. EXTEND
INTO OPENING 3" & UP WALL 9"
PERMA BARRIER ALUM. O/ GSM
FLASHING & UP WALL 9"
SEALANT FOR FRAMING
S.S.D.
2 LAYERS 5/8" TYPE 'X' GYP. BD.
GSM FLASHING
DOW 795 SILICONE SEALANT
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY
VERTICAL WINDOW SECTION
DETAILS
A.24
382
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
N.T.S.
GLASS RAILING
3"
3" 3"
EQ. EQ.
2 1/8" 1 1/4"
3"
EQUALLY SPACED
FACE OF WALL
EQ.
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
PLAN VIEW
FRONT ELEVATION
1 1/2" Ø STEEL TUBE HORIZONTAL
2 1/8"
3"
3'-8"
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
3/4" SQ. STEEL HORIZONTAL BAR
1/2" x 3" STEEL FLAT BAR
VERTICAL SUPPORT. SEE PLAN
FOR SPACING
1/2" SQ. STEEL SUPPORT
SIDE ELEVATION
SECTION VIEW
4"
1 1/2" Ø STEEL TUBE HORIZONTAL
4"
1"
3/4"X3" STEEL FLAT BAR
1 1/4" 1 1/4" 1 1/4"
4" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2" 2"
N.T.S.
SCALE:
SIDIN
3"
SCALE:
PATH\NAME
RECE
3"
FOR WIND
AX.X
3/8" GAP
CLAD WOO
SEALANT
GSM HEAD
2 LAYERS
15/32" FIR
EXTERIOR
CONTINUO
SEALANT
WRB #1
WRB #2
LIQUID FLA
9" 25 MIL S
STONE VE
J MODE
1 LAYER W
SCALE:
PATH\NAME
RECE
3"
STONE VA
FOR WIND
W.R.B. #1
W.R.B. #2
15/32" FIR
RATED EX
SHEATHIN
SCALE:
PATH\NAME
RECE
3"
CLAD WO
SEALANT
J MODE
WRB #2
WRB #1
THIN COR
OVER 2 C
STUCCO
MESH
LIQUID FL
BUTYL O/
15/32" FIR
RATED EX
2 LAYERS
SEALANT
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY
6"
3"
LIQUID FLASHING
LAP
3/8"
1"
SCALE:
9"
3/4"
1/4"
GAP
CONTACT AN HDI REPRESENTATIVE
FOR ADDITIONAL MOUNTING DETAILS.
HDI RECOMENDS A
PROTECTIVE U-CHANNEL
CAP FOR TOP OF GLASS
3'-6" A.F.F.
1/2" CLEAR
TEMPERED OR
LAMINATED GLASS
PATENTED DISK
LOCK SYSTEM
ALUMINUM SHOE WITH
STAINLESS
STEEL CLADDING
SECTION DETAILS S-1
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ SIDING
3"=1'-0"
0805B015B 07/08/15
FOR FRAMING
S.S.D.
2 3
3"
LAP
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
WRB #2
WRB #1
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2X WOOD TRIM SLOPE TO
DRAIN WITH DRIP
6"
LIQUID FLASHING
5/8" DENS GLASS GOLD
FIREGUARD
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SIDING SEE ELEV. FOR TYPE,
SMOOTH PANEL SIMILAR
3/8"
SEALANT W/ BACKER ROD
3/8"
1/2"
1/2:12
SLOPE
2 3
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ SIDING
3"=1'-0"
0805B712B 02/07/20
N.T.S.
GLASS RAILING
PATH\NAME: 0501HS003.DWG
SCALE: 1"=1'-0"
DECK AND RAILINGS
N.T.S.
0904DG012.dwg 02/06/2020
NOTE:
INSTALL W.R.B.
CONTINUOUS
THROUGH CORNERS
WITH NO VERTICAL
SEAMS WITHIN 12" OF
CORNER.
MITERED SIDING
CORNER
HORIZONTAL SIDING
SEE PLANS FOR
FRAMING
STRIP OF 25 MIL SAF
BUTYL WRAP 6"
EACH SIDE @
CORNER
W.R.B. #1 & W.R.B.#2 .
6"
6"
1 LAYER 5/8" DENS
GLASS GOLD
FIREGUARD
15/32"
FIRE-RRESISTANCE
RATED EXTERIOR
SHEATHING
SCALE:
SIDING @ OUTSIDE CORNER
3"=1'-0"
SCALE:
PATH\NAME
RECE
3"
CLAD WO
SEALANT
PLASTER
3 COAT S
WRB #2
WRB #1
FINISH CO
WOOD TR
LIQUID FL
BUTYL O/
SCALE:
PATH\NAME
REC
3"
15/32" FIR
RATED EX
2 LAYERS
SEALANT
0804C701.dwg 07/23/15
SCALE:
PATH\NAME:
RECESSED WINDOW JAMB @ STONE
3"=1'-0"
0804BC013.dwg 6/27/07 5:28 PM
SCALE:
PATH\NAME:
RECESSED WINDOW SILL @ STONE
3"=1'-0"
FOR FRAMING
S.S.D.
2 4 LAP 3"
CLAD WOOD WINDOW
SEALANT W/ BACKER ROD
J MODE
WRB #2
WRB #1
THIN CORNER STONE
OVER 2 COATS OF
STUCCO W/ WIRE
MESH
LIQUID FLASHING O/ S.A.F.
BUTYL O/ W.R.B.
FOR WINDOW FLASHING SEE X/AX.X
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
2 LAYERS 5/8" TYPE 'X' GYP. BD.
SEALANT O/ REINFORCING MESH
6"
LIQUID FLASHING
1/2:12
SLOPE
2 4
3/8"
1 1/2"
6"
SCALE:
PATH\NAME
WIND
3"
FOR FLAS
TO WDW.
B400 COM
RAINSCRE
(WWW.BLA
REFER TO
INSTALLAT
5/8" TYPE
SHIM AS N
WEEP HO
BUFFLE @
PERMA BA
SHEATHIN
PERMA BA
INTO OPE
PERMA BA
FLASHING
SEALANT
2 LAYERS
GSM FLAS
DOW 795 S
0804BC020.dwg 6/27/2007 5:05 PM
SCALE:
PATH\NAME:
WINDOW SILL @ METAL WALL
3"=1'-0"
FOR FRAMING
S.S.D.
FOR WINDOW FLASHING SEE X/AX.X
9"
3/4"
FOR FLASHING INFORMATION REFER
TO WDW. INSTALLATION PROCEDURE
3/4" ROD & SEALANT
B400 COMPOSITE DRY JOINT
RAINSCREEN BY BLACKWOOD
(WWW.BLACKWOODINC.COM)
REFER TO MANUFACTURE FOR
INSTALLATION
5/8" TYPE 'X' DENS GLASS
SHIM AS NEEDED
2 LAYERS 60 MIN. GRADE 'D'
BUILDING PAPER
DOW 795 SILICONE
SEALANT
PERMA BARRIER ALUM.
FLASHING O/ WINDOW OPENING
AND DOWN WALL 9"
15/32" FIRE-RESISTANCE
RATED EXTERIOR SHEATHING
CLAD WOOD WINDOW
2 LAYERS 5/8" TYPE 'X' GYP. BD.
BOK MODERN CANOPY
N.T.S.
BOK MODERN CANOPY
1/4"
GAP
SIDE YARD GATE VIEW
PLATE STEEL AND
WOOD INFILL
CONCRETE PAD
4X4 TUBE STEEL POSTS
DETAILS
A.25
383
Agenda Item # 7.
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1493.001
02-17-22
JOB NO.
DATE
376 FIRST STREET
LOS ALTOS, CALIFORNIA
FIRST STREET LOOKING SOUTH
FOOTHILL EXPRESSWAY FIRST STREET LOOKING NORTH
PHOTO SIMULATION - STREET VIEWS
A.26
384
Agenda Item # 7.
385
Agenda Item # 7.
*SPA MAY BE OMITTED UNLESS
ACCEPTABLE TO THE CITY COUNCIL
*
386
Agenda Item # 7.
387
Agenda Item # 7.
388
Agenda Item # 7.
389
Agenda Item # 7.
390
Agenda Item # 7.
391
Agenda Item # 7.
From: Christine Talbott
To: Public Comment
Subject: Progect at 376 First Street
Date: Tuesday, April 19, 2022 2:57:25 PM
I am strongly opposed to the construction of a FOUR story building at this location.
There are so many large condo buildings on 1st street, that the street is more of a tunnel than a welcoming entrance to downtown Los Altos.
All the condo buildings have taken away retail shops and small offices. Again, changing the flavor of downtown Los Altos.
Such large structures block the afternoon sun from many buildings.
Please do not allow this building.
Christine Talbott
Regency Investment Associates
330 and 340 2nd Street
Los Altos CA 94022
392
Agenda Item # 7.
Los Altos City Council
Legislative Committee
April 26, 2022 - Item 8
Current list of bills being tracked for possible action.
The description is not comprehensive as to the provisions of the proposed legislation.
Most recent legislative status is indicated, together with target date for Council initial action shown in Bold.
AB 1944 (Lee) Amend Brown Act to allow hybrid meetings, change notice and requirements regarding legislative body officials participating remotely.
Local Government: April 27 [May 10]
AB 2053 (Lee) Would create a new California Housing Authority Housing & Community Development: April 20; to Appropriations? [May 10] AB 2063 (Berman) Would prohibit collection of certain impact fees on “density bonus” units (collection currently is limited on affordable units).
Passed Housing & Community Development. To Appropriations April 20 [May 10] AB 2097 (Friedman) Would prohibit any requirement for parking on developments within one-half mile of public transit. [CalCities: Oppose]
Passed Local Government April 20. To Housing & Community Development [April 26] AB 2164 (Lee) Expand State Fund for Disability Access and Education to provide financial assistance to small businesses.
Passed Judicial. Appropriations: suspense [May 10]
AB 2221 (Quirk-Silva) Would require an agency to return an approved permit or a full set of comments with a comprehensive request for revisions, within the specified time, on certain ADU applications.
Passed Housing & Community Development. Local Government: April 27 [May 10] AB 2625 (Ting) Would create certain exemptions to the Subdivision Map Act for leasing or easement of land involving an electrical energy storage system.
Local Government: no date [No schedule for Council action] AB 2762 (Bloom) States intent of the Legislature to enact subsequent legislation to allow local agencies to build affordable housing on parking lots that serve public parks and recreational facilities.
No schedule [No schedule for Council action]
SB 897 (Wieckowski) Would require objective standards for ADUs and JADUs, would prohibit standards limiting ADUs to less than 25 feet in height, would reduce the required parking in a multifamily dwelling by 2 parking spaces for each ADU located on the lot, and eliminates the owner-occupancy requirement in either the primary or JADU unit. [CalCities: Oppose]
Passed Governance and Finance. Appropriations: April 25 [April 26] SB 922 (Wiener) Would remove the January 1, 2030, sunset to exempt certain bicycle transportation plans, signal timing, and other related projects from CEQA. 393
Agenda Item # 8.
Passed Environmental Quality. Appropriations: no schedule [May 10] SB 930 (Wiener) Would authorize the Department of Housing and Community Development to review, adopt, amend, and repeal standards, forms, or definitions to implement the Housing Accountability Act without complying with the Administrative Procedure Act.
In Housing. No hearing scheduled [No schedule for Council action] SB 932 (Portantino) Would require addition of a multi-modal transportation network in the Circulation Element of the General Plan for plans after June 30, 2024. [Cal Cities: Oppose unless amended]
Transportation: April 26 [April 26]
SB 1067 (Portantino) Would prohibit a city with population greater than 200,000 from imposing any minimum automobile parking requirement on a housing development within ½ mile of public transit under certain conditions. [CalCities: Oppose] Passed Gov. and Finance. Housing: April 27 [No schedule for Council action] SB 1292 (Stern) Would require jurisdictions that constrain development within certain fire hazard zones to provide for replacement development double the number of units eliminated in the fire hazard zones.
Housing: not scheduled [No schedule for Council action] 394
Agenda Item # 8.
1 North San Antonio Road
Los Altos, California 94022-3087
April XX, 2022
Re: Assembly Bill 2097 (Friedman): Residential and Commercial Development.
Parking Requirements. OPPOSE
Dear Assembly Member Friedman:
The City of Los Altos joins the League of California Cities (Cal Cities) in respectfully opposing your measure Assembly Bill 2097, which would prohibit a local government from imposing or enforcing a minimum automobile parking requirement on residential, commercial, or other developments, without regard to the development size, if the development is located on a parcel within one-half mile of public transit.
AB 2097 would essentially allow developers to dictate parking requirements in large areas of many cities because the definition of public transit includes entire bus routes with fifteen-minute service intervals. Restricting parking requirements within one-half mile of a high-frequency transit route does not guarantee individuals living, working, or shopping on those parcels will actually use transit. Many residents will continue to own automobiles and require nearby parking, which will only increase parking demand, displace parking to adjacent neighborhoods, and increase congestion.
AB 2097 would give both developers and transit agencies, who are unaccountable to local voters, the power to determine parking requirements. Transit agencies would be able to dramatically alter local parking standards by shifting transit routes and adjusting service intervals.
Additionally, AB 2097 could negatively impact the State’s Density Bonus Law by providing developers parking concessions without also requiring developers to include affordable housing units in the project. The purpose of the Density Bonus Law is to provide concessions and waivers to developers in exchange for affordable housing units.
While AB 2097 may be well intended, parking requirements are most appropriately established at the local level based on community needs. A one-size fits all approach to an issue that is project specific just does not work. For these reasons, the City of Los Altos opposes AB 2097.
395
Agenda Item # 8.
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org April 13, 2022
The Honorable Laura Friedman
California State Assembly
1021 O Street, Suite 6310
Sacramento, CA 95814
RE: AB 2097 (Friedman) Residential and Commercial Development. Parking Requirements.
Notice of Opposition (As Introduced)
Dear Assembly Member Friedman:
The League of California Cities (Cal Cities) must respectfully oppose your measure AB 2097, which would prohibit a local government from imposing or enforcing a minimum automobile parking requirement on residential, commercial, or other developments, without regard to the development size, if the development is located on a parcel within one-half mile of public transit.
AB 2097 would essentially allow developers to dictate parking requirements in large areas of many cities because the definition of public transit includes entire bus routes with fifteen-minute service intervals. Restricting parking requirements within one-half mile of a high-frequency transit route does not guarantee individuals living, working, or shopping on those parcels will actually use transit. Many residents will continue to own automobiles and require nearby parking, which will only increase parking demand and congestion.
AB 2097 would give both developers and transit agencies, who are unaccountable to local voters, the power to determine parking requirements. Transit agencies would be able to dramatically alter local parking standards by shifting transit routes and adjusting service intervals.
Additionally, AB 2097 could negatively impact the State’s Density Bonus Law by providing developers parking concessions without also requiring developers to include affordable housing units in the project. The purpose of Density Bonus Law is to provide concessions and waivers to developers in exchange for affordable housing units.
While AB 2097 may be well intended, parking requirements are most appropriately established at the local level based on community needs. A one-size fits all approach to an issue that is project specific just does not work. For these reasons, 396
Agenda Item # 8.
Cal Cities opposes AB 2097. If you have any questions, please contact me at (916) 658-8264.
Sincerely,
Jason Rhine
Assistant Director, Legislative Affairs
Cc: Members, Assembly Committee on Local Government
Hank Brady, Consultant, Assembly Committee on Local Government William Weber, Consultant, Assembly Republican Caucus
397
Agenda Item # 8.
1 North San Antonio Road
Los Altos, California 94022-3087
April XX, 2022
Senate Bill 897 (Wieckowski): Accessory dwelling units: junior accessory dwelling units. OPPOSE
Dear Senator Wieckowski:
The City of Los Altos joins the League of California Cities (Cal Cities) in regrettably taking an “oppose” position on your Senate Bill 897, which would significantly amend the statewide standards that apply to locally adopted ordinances concerning the construction of accessory dwelling units (ADUs), even though the law has been substantially amended nearly every year since 2016.
Specifically, SB 897 would require local jurisdictions to:
• Allow ADUs to be constructed with a height of up to 25 feet. Current law appropriately authorizes cities and counties to restrict ADU height to 16 feet, thus helping ensure that these accessory units blend into the existing neighborhood. Mandating that local jurisdictions allow essentially two-story ADUs, even if limited to residential neighborhoods near transit, is completely contrary to the stated belief that ADUs are a way to increase density in a modest fashion that is not disruptive to established communities. Shoehorning a 25-foot structure into a backyard of a single-story ranch style home calls to question the idea that these are “accessory dwelling units.” • Permit constructed ADUs in violation of State building standards and in violation of local zoning requirements. Current law already requires cities and counties to approve ADUs ministerially, without discretionary review. Expanding this to prohibit local jurisdictions from denying permits for already constructed ADUs that fail to comply with State mandated building standards or local zoning requirements could result in dangerous or substandard living conditions.
• Allow two ADUs to be constructed on a lot if a multifamily dwelling is proposed to be developed. SB 897 would allow a property owner to construct two ADUs on a vacant parcel years before the proposed multifamily structure begins construction. Additionally, there is no guarantee that the multifamily structure will ever be constructed. It is unclear why local jurisdictions should be forced to allow ADUs to be constructed before the originally proposed multifamily structure. Constructing an ADU without a primary structure makes them accessory to nothing, but rather a standalone unit.
For these reasons, the City of Los Altos opposes SB 897. 398
Agenda Item # 8.
March 31, 2022
The Honorable Bob Wieckowski
Member, California State Senate
1021 O Street, Room 6530
Sacramento, CA 95814
RE: Senate Bill 897 (Wieckowski) Accessory Dwelling Units Notice of Opposition (As Amended 3/14/22)
Dear Senator Wieckowski:
The League of California Cities (Cal Cities), California State Association of Counties (CSAC), Urban Counties of California (UCC), and the Rural County Representatives of California (RCRC) must respectfully oppose SB 897, which would significantly amend the statewide standards that apply to locally adopted ordinances concerning the construction of accessory dwelling units (ADUs), even though the law has been substantially amended nearly every year since 2016.
Specifically, SB 897 would require local jurisdictions to:
• Allow ADUs to be constructed with a height of up to 25 feet. Current law appropriately authorizes cities and counties to restrict ADU height to 16 feet, thus helping ensure that these accessary units blend into the existing neighborhood.
Mandating that local jurisdictions allow essentially two-story ADUs is completely contrary to the stated belief that ADUs are a way to increase density in a modest fashion that is not disruptive to established communities. Shoehorning a 25-foot structure into a backyard of a single-story ranch style home calls to question the idea that these are “accessory dwelling units.”
• Permit constructed ADUs in violation of State building standards and in violation of local zoning requirements. Current law already requires cities and counties to approve ADUs ministerially, without discretionary review. Expanding this to prohibit local jurisdictions from denying permits for already constructed ADUs that fail to comply with State mandated building standards or local zoning requirements could result in dangerous or substandard living conditions. 399
Agenda Item # 8.
The Honorable Bob Wieckowski
Senate Bill 897
March 31, 2022