Pacifica City Council
June 27, 2022

SITE DESIGNATIONS (EXISTING): General Plan: Commercial
Zoning: M-1 (Controlled Manufacturing District)
SITE DESIGNATIONS (PROPOSED): General Plan: Commercial
Zoning: C-2 (Community Commercial)
RECOMMENDED CEQA STATUS: Mitigated Negative Declaration ADDITIONAL REQUIRED APPROVALS: City Council approval of Development Agreement, General Plan Amendment, Rezoning, and Zoning Text Amendment.

RECOMMENDED ACTION: Approve the development permits as conditioned and recommend City Council approval of the Development Agreement, General Plan Amendment, Rezoning, and Zoning Text Amendment.

PREPARED BY: Christopher Dacumos, Contract Planner

PROJECT SUMMARY, RECOMMENDATION, AND FINDINGS
As noted above, the applicant is proposing a 43,696 square-foot (sf) mixed-use development consisting of three buildings with 3 residential “flat” units, 16 residential townhouse units, and 3,165 sf of commercial use on a 72,984-sf site. Additional project details, and related zoning standards, can be found in the tables below.
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Table 1 – Zoning Standards Conformance, C-2 and C-3 Zoning Districts, Residential Clustered Housing Major
Standards
Existing Site
Conditions
Required
(Proposed C-2 Zoning)
Proposed Project
Building Site Area 42,763 sf 5,000 sf 72,984 sf
Landscaping N/A 10% 11%
Lot Width
(At Street)
80’-0” 50’-0” (min) 135’-0”
Maximum
Allowable Height
N/A 35’-0” 35’-0”
Setbacks
Front
N/A None, unless required by site
development permit
10’-0”
Rear 235’-2”
Side 10’-0” (East - building)
4’-4” (East - balconies)
10’-0” (West - building)
1’-4” (West - balconies)
Parking
One bedroom units, at least one covered space (1.5/Unit) → 1.5 x 3 units = 4.5 47 spaces = 32 covered
(two tandem in garage per
townhouse unit)
+
15 uncovered
Two+ bedroom units, at least one covered space (2/Unit) → 2 x 16 units = 32 Guest Parking (1 per 4 Units) → 19 units/4 = 4
Retail stores and service establishments (1/300 sf) → 3,165 sf / 300 sf = 11 Total Spaces Required: 52 (19 covered + 33 uncovered)
Bicycle parking spaces required, 10% of required commercial parking, min. 2 → 2 spaces
8 spaces
Open Space
Usable Open Space – Townhouses: 750 sf per unit; All other forms of clustered housing: 450 sf per unit → (750 sf x 16 units) + (450 sf x 3 units) = 13,350 sf 16,015 sf Private Open Space – 1 or less bedrooms: 130 sf per unit Range: 131 sf to 395 sf Private Open Space – 2 or more bedrooms: 150 sf per unit Range: 242 sf to 444 sf

1. General Plan, Local Coastal Plan, Zoning, and Surrounding Land Uses A. General Plan
The General Plan designates the subject site as “Commercial” (see Attachment B). The Commercial land use designation allows for mixed residential uses when the dwelling units are located in the same building as a commercial use, above the ground floor. Densities up to 21.8 dwelling units per acre (based on minimum 2,000 sf of lot area per unit) are allowed in the Commercial land use designation. Though the Project would have residential units located above commercial uses in Building A, the location of the residential Buildings B and C would be inconsistent with the existing General Plan. The Applicant is 1 Packet Pg. 19

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therefore requesting a General Plan amendment to change the Commercial land use designation to allow residential uses in the same building as a commercial use above the ground floor (vertical mixed use) and in other locations attached to or detached from commercial uses on the same site (horizontal mixed use). The density of the proposed development, 11.3 dwelling units per acre (3,841 sf lot area per unit) is within the allowable density range for the Commercial land use designation.

B. Zoning
The subject site is located within the M-1 (Controlled Manufacturing) zoning district (Attachment B).

The M-1 zoning district is subject to the development standards and allowable uses in the C-3 (Service Commercial) zoning district, which does not allow residential development of any type. The applicant is requesting a rezoning of the project site from the M-1 to the C-2 (Community Commercial) zoning district, which allows residential development in the same building as a commercial use, above the ground floor. Because the proposed standalone residential development in Buildings B and C would not be consistent with the C-2 zoning standards, the applicant has also requested a zoning text amendment.

The zoning text amendment would add a conditional use to the C-2 zoning district to allow residential uses in the same building as a commercial use above the ground floor (vertical mixed use) and in other locations attached to or detached from commercial uses on the same site (horizontal mixed use). The zoning text amendment would reflect the same provisions proposed in the General Plan Amendment.

The C-2 zoning standards would continue to require a minimum 2,000 square feet of lot area per dwelling unit.

C. Surrounding Land Uses
Land uses surrounding the project site consist of public facilities, commercial, low-density residential, and high-density residential uses. To the north and across Crespi Drive from the subject site is a small commercial shopping center, a senior housing apartment complex, a US Post Office Branch and apartments. West of the site is the Pacifica Community Center owned and managed by the City. To the east is self-storage center and to the south of the subject site is single-family residential development consisting of one- and two-story houses on Anza Drive. The subject site is the only undeveloped site in the immediate area.

Figure 1 provides an aerial view of the site and surrounding uses. 1 Packet Pg. 20

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Figure 1: Subject Site.

2. Municipal Code and Other Development Regulations
The Planning Commission must review the proposed project and make a recommendation to City Council on whether to approve the proposed General Plan amendment, rezoning, zoning text amendment, and development agreement because they are legislative actions which only the City Council can enact. The Planning Commission is not bound by specific findings when making its recommendation to the City Council on these items, although the PMC does include specific factors for consideration of a development agreement. The Planning Commission may base its recommendations on factors pertaining to general health, safety, and welfare of the community, as well as other relevant factors such as neighborhood narratives, policies, and programs in the existing General Plan.

A. General Plan Amendment: The project would change the General Plan land use definition for the “Commercial” land use designation to allow for residential dwelling units in locations other than the same building as a commercial use above the ground floor. The proposed 1 Packet Pg. 21

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General Plan amendment would apply to all property designated as “Commercial” in the Land Use Element of the General Plan.

B. Rezoning: The project would change the zoning classification of the site from M-1 (Controlled Manufacturing) to C-2 (Community Commercial) zoning district to allow mixeduse commercial and residential development.

C. Zoning Text Amendment: The project would add a new conditional use within the C-2 (Community Commercial) zoning district in PMC Section 9-4.1101(b). The proposed text amendment would align with the proposed General Plan amendment and would allow for residential dwelling units in locations other than the same building as a commercial use above the ground floor. The proposed zoning text amendment would apply to all property in the City zoned as C-2 (Community Commercial). There are approximately 14 properties in Pacifica currently zoned C-2, most of which are either undeveloped currently or relatively small parcels developed with small-scale commercial uses. The only shopping center zoned C-2 is the Pedro Point Shopping Center, while most others are zoned C-1 (Neighborhood Commercial). There are also approximately four parcels zoned O (Professional Office) that are subject to the allowable uses in the C-2 zoning district. These parcels are also relatively small in size and primarily developed with small-scale office buildings.

D. Development Agreement: The project would include a development agreement reflecting negotiations between the City and the Applicant. The Planning Commission must make a recommendation to the City Council as to the proposed development agreement’s consistency with the required factors for consideration in PMC section 9-4.5007.

The project also requires Planning Commission approval of six discretionary permits prior to the issuance of a building permit:

E. A Site Development Permit is required because the project would involve new construction in a commercial zoning district pursuant to PMC section 9-4.3201(a) and because it would include construction of a clustered housing development pursuant to PMC section 9-

4.2403(a).

F. A Use Permit is required because the project would include residential uses pursuant to the proposed zoning text amendment to PMC section 9-4.1101(b), because the use would abut an R district pursuant to PMC section 9-4.1102(i), and because the project would include a residential clustered housing development pursuant to PMC section 9-4.2403(a).

G. A Parking Exception is required because the applicant requests an exception to off-street parking requirements pursuant to PMC section 9-4.2824(a).

H. A Sign Permit is required because the project would include a master sign program for its commercial tenants pursuant to PMC section 9-42907(b).
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I. A Vesting Tentative Subdivision Map is required because the project proposes a condominium subdivision of five or more parcels pursuant to PMC section 10-1.302.

J. A Heritage Tree Removal Authorization is required because the project proposes removal of one or more heritage trees pursuant to PMC section 4-12.07(a).

The staff’s recommendation related to the legislative actions is contained in Sections 4 and 5 of this staff report and analysis of specific findings for approval of each discretionary permit is contained in Section 6 of this staff report.

3. Project Description
1) Proposed Buildings and Design
The subject site consists of two contiguous parcels with similar dimensions. The project would merge the two parcels to create a single project site of 72,984 sf in area. The proposed development includes three buildings, totaling 43,696 sf in floor area (Project Plans, Attachment C; Landscape Plans, Attachment D; Vesting Tentative Subdivision Map, Attachment E):
• Building A: Includes 3,165 sf of commercial floor area on the ground floor and three onebedroom “flat” residential units on the second floor. • Building B: Includes seven two-bedroom, three-story townhouses with attached two-car (tandem) garages.
• Building C: Includes nine two-bedroom, three-story townhouses with attached two-car (tandem) garages.

This is further shown in Figure 2 – Proposed Site Plan. 1 Packet Pg. 23

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Figure 2: Proposed Site Plan.

For all three buildings the proposed materials, colors, roofing, and other architectural features are described in Table 2, followed by a rendering sample in Figure 3.

Table 2 –Summary of Architectural Features
Exterior Architectural Features Proposed
Exterior Materials Stucco, metal, aluminum and fiber cement board Exterior Colors Cedar, white, and a range of greys and blacks Roofing Building A – Thermoplastic polyolefin and metal standing seam
Building B and Building C – Asphalt shingles and
metal standing seams
Window Glazing Bronze
Columns and Diagonal Bracing Steel sand blasted
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Figure 3: Rendering sample.

As shown above in Figure 3, the front of Building A has three entrances with framed windows reaching from the floor to the ceiling highlighting the commercial spaces. Above the commercial space, corrugated metal balconies serve to create a distinct second level. Each of the three one-bedroom units would have a balcony facing Crespi Drive and would also share a public balcony facing south. The east and west units of Building A would also provide balconies facing south. The center unit of Building A, Unit A2, would not have a secondary private balcony but would have access to a public balcony serving a circulation function from the staircase connecting the first and second floors of the building. Each unit has its own exterior entrance which is accessible through the public balcony on the second level.

Buildings B and C feature tandem garages that open to the center of the site. Each unit would be accessible through a “man door” adjacent to the garage doors which would first open to the main garage, then provide access to an interior, private staircase connected to the second floors of the residential units containing the main living area, with the bedrooms located on the third floor, and roof decks on top.
2) Project Site
The subject site previously contained a single-family residence that was demolished in 2016. The site currently is undeveloped and primarily flat with an elevation that slopes downward to the rear (south).

The elevation at the front of the site is approximately 14 feet above mean sea level (MSL) and elevation at the rear of the site is approximately 10 feet above MSL.

The subject site consists of a total of 72,984 sf lot area with a minimum lot width of 135 feet. It is comprised of 42,763 sf of the existing 570 Crespi Drive site plus an additional 30,221 sf lot area from a proposed merger with “Parcel 5” as shown on the vesting tentative subdivision map. Parcel 5 is a portion of the City-owned property located at 540 Crespi Drive (APN 022-162-420). The applicant would acquire Parcel 5 through a Purchase and Sale Agreement negotiated with the City Council, which is not subject to review by the Planning Commission except for the General Plan consistency findings 1 Packet Pg. 25

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discussing the City’s disposition of the property in Section 7 of this report. The applicant would also make certain off-site improvements to the property at 540 Crespi Drive that would remain in City ownership subject to the terms of the proposed Development Agreement which is further discussed in Section 5 of this report.

There are 12 trees onsite which include Monterey cypress and pine trees. Of the 12 trees onsite, three are considered heritage trees. An arborist report (Attachment F) was completed on December 18, 2021, to evaluate the three heritage trees which determined two of the trees to be in fair condition and one tree as dead.

Table 4 – Heritage Tree Summary
Tree # Species Condition Notes
1 Monterey cypress Fair Unmaintained, multiple trunks, multiple limb failure on south side of canopy. Located in the middle of the lot
located at the front of the property.
2 Monterey pine Dead Recommended for removal
3 Monterey cypress Fair Unmaintained, heavily pruned to accommodate PG&E transmission lines, many broken branches. Poorly located due to proximity of transmission lines and adjacent
building.

All three heritage trees are in the proposed development area and are proposed for removal by the applicant so development may occur at the front of the site in order to maintain the rear of the property in a natural state. The applicant requests Commission approval for the removal of the three heritage trees as the tree locations would conflict with the proposed building locations and/or other on-site improvements necessary for the project. If the tree removal request is denied, then the applicant would need to propose a new site design and would be required to submit a tree protection plan to maintain the heritage trees. The City’s granting of authorization to remove a heritage tree shall be based on specific criteria in the PMC as discussed later in this staff report. 3) Parking
The Project would provide 47 off-street parking spaces, comprised 32 covered parking spaces (two garage spaces per townhouse unit in a tandem configuration) and 15 uncovered spaces in parking areas adjacent to Building A and at the rear of Buildings B and C. The project would additionally include construction of 17 new off-street parking spaces at the adjacent Pacifica Community Center located at 540 Crespi Drive immediately west of the project site. The project has proposed eight bicycle parking spaces.
4) Landscaping and Open Space
The Project proposes approximately 7,953 sf of landscaping, which constitutes 11 percent of the lot size.

The proposed planting palette includes 19 different perennial, shrub, grass, groundcover, tree and vine and vine species many of which are native to the area or California. The Arroyo Willow, which is native 1 Packet Pg. 26

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to California, is a dominant plant species existing on-site. The proposed Project draws upon this natural condition and plants 27 additional Arroyo Willows throughout the site. Shrubs, living walls, and perennials are used in planters to help provide visual breaks to the asphalt, Building A, and pedestrian walkways. The project proposes to remove six trees, three of which are heritage trees, and would add 13 trees for a net increase of 7 trees.

Overall, the project meets the development standards for providing private usable open space per unit in a residential clustered housing development pursuant to PMC Section 9-4.2402 by providing landscaping onsite and balconies for all units and adding roof top decks to all of the townhouses. Based on the 16 townhouses and three one-bedroom units, the proposed project would need to provide 12,000 sf of usable open space. The project would provide 10,412 sf in private open space and 5,603 sf in landscape usable open space for a total of 16,015 sf exceeding the 12,000 sf of required usable open space.

Building B provides roof decks of at least 442 sf and Building C provides roof decks 249 sf in size. Six of the seven units in Building B and eight of the nine units in Building C would have four balconies: two balconies each on the second and third levels, facing east and west. The southernmost units in Building B and Building C lack a fourth balcony on the third level, but both of the units have a large balcony of at least 270 sf. Each unit in Building B and Building C has a supplemental balcony on the third level facing the center of the site which is usable but does not count towards the total amount of usable open space due to being smaller than the required dimensions pursuant to PMC section 9-4.260.2. This code section indicates usable open space must be a minimum of four feet by ten feet; these balconies are fourteen feet by three feet. Even without counting these balconies as usable open space, as noted earlier, the project exceeds the required amount of usable open space by 4,015 sf. 5) Signage
The project would include a variety of signage throughout the sign. The signage would include a proposed freestanding sign. The freestanding sign would identify the development and would be located east of the entry driveway near Crespi Drive as displayed on Sheet A-0.51 of Attachment C. The dimensions of the proposed freestanding sign area would be 7’-4” tall by 12’-0” wide, with a sign area of 4’-8” tall by 12’-0” wide for a total of 56 sf of sign area. The sign as proposed is a single-sided sign. The sign would be primarily constructed of Corten steel plates with laser cut-out letters, frosted glass backing behind the letters, and internal LED illumination.

The project would also include tenant signs on the commercial building, examples of which can be seen on Sheets A3.5, A3.6, and A-7.2 of Attachment C, and various building number, parking, and directional signage not specifically included in the project plans.

PMC section 9-4.2907 requires multi-unit developments to have an approved master sign program. The proposed project includes a mixed-use residential and commercial multi-unit development and would require a master sign program. The PMC authorizes the Planning Director to approve an MSP and a condition of approval would require an approved MSP prior to building permit issuance. However, because the multi-unit development would include a freestanding sign, pursuant to PMC section 9-

4.2906(b), the applicant is required to seek Planning Commission approval for the sign. 1 Packet Pg. 27

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6) General Plan Amendment
The project would include a General Plan amendment to amend the “Commercial” land use designation in the General Plan to allow residential development on a commercial site to occur in locations other than the same building as a commercial use above the ground floor. The General Plan amendment would amend page 33 of the General Plan, as follows (new text in underline, deleted text in strikethrough):
“Commercial – Indicates the variety of potential commercial uses the City might attract, including visitorserving commercial, retail commercial, office, heavy commercial and light industrial. The type of commercial use recommended for a site is stated in the General Plan Land Use Description. Mixed residential and commercial uses are allowed in the same building as commercial uses above the ground floor (vertical mixed use) and in other locations on the same site (horizontal mixed use)the dwelling units are located above the commercial uses. Intensity of residential development shall be regulated with a minimum of 2,000 sq. ft. of lot area per unit.”
The General Plan amendment would apply to all property in the City designated as “Commercial” in the Land Use Element of the General Plan. Allowable uses and development standards on any site so designated would continue to be regulated by the applicable zoning district which may allow or disallow residential uses to be mixed on the same site as commercial uses. 7) Zoning Text Amendment
The proposed zoning text amendment would add a new subsection (11) to section 9-4.1101(b) of the PMC to add a new conditional use to the C-2 zoning district, as follows:
“One or more dwelling units on the same lot or parcel as a commercial use when the residential use is either located in the same building as the commercial use above the ground floor (vertical mixed use) or in other locations on the same lot or parcel (horizontal mixed use).” The zoning text amendment would apply to all property in the City zoned as C-2 and would by reference also apply to properties zoned as O (Professional Office) as noted above. The zoning text amendment would not alter the allowable uses in the C-1 (Neighborhood Commercial) zoning district where residential uses mixed with commercial uses on the same site would continue to be required within the same building as a commercial use, above the ground floor (vertical mixed-use). Residential uses would continue to be prohibited in the C-3 (Service Commercial) zoning district. 8) Rezoning
The project would rezone the subject site from the M-1 (Controlled Manufacturing) to the C-2 (Community Commercial) zoning district. The M-1 zoning district is subject to the allowable uses in the C-3 (Service Commercial) zoning district codified in PMC section 9-4.1201 which expressly prohibit residential uses. The proposed rezoning would cause the project site to be subject to the allowable uses in the C-2 zoning district codified in PMC section 9-4.1101 which, upon approval of the proposed zoning text amendment, would allow mixed-use commercial and residential development on the project site. 1 Packet Pg. 28

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9) Development Agreement
The project is seeking approval of a development agreement to establish certain developer benefits and public benefits (Attachment G). These include, but are not limited to, developer benefits including vested rights to proceed with development under the City’s current land use regulations for the term of the development agreement (typically, vesting occurs only after issuance of a building permit and commencement of construction), and term of up to five years with an initial term of three years and a provision for a two-year extension. Public benefits include, but are not limited to, an affordable housing contribution in excess of the minimum requirements of the City’s below-market rate (BMR) inclusionary zoning requirements; a lease and associated payments to the City for use of the Community Center driveway at 540 Crespi Drive; improvements to the Community Center property including construction of off-street parking spaces, a drop-off location at the front of the Community Center building, and landscaping improvements; and, wetlands interpretive signage at the rear of the project site.

4. General Plan Amendment, Zoning Text Amendment, and Rezoning The project requires a Planning Commission recommendation to City Council on whether to approve the proposed General Plan amendment, rezoning, and zoning text amendment because they are legislative actions which only the City Council can enact. Staff has included a condition of approval that would delay the effectiveness of any development permit approvals until the last effective date of a resolution and/or an ordinance approving the proposed General Plan amendment, rezoning, and zoning text amendment.

The following discussion includes staff’s analysis of the requests:

A. General Plan Amendment GPA-96-19, and Zoning Text Amendment TA-116-19 Pacifica Municipal Code section 2-2.202 specifies that the “Planning Commission shall recommend and advise the Council in the preparation, adoption, and amendment of the City's General Plan, Coastal Plan, Zoning Law, and other specific and area development plans which provide for and control the future physical development and conservation of the City, based upon geographic, social, economic, and environmental characteristics of the community. The Planning Commission shall also advise the Council on private development plans for the City in accordance with the State Planning Law and the City's established development review standards and processes.” As noted above, the Planning Commission is not bound by specific findings when making its recommendation to the City Council on a proposed general plan amendment or zoning text amendment. It may base its recommendation on factors pertaining to general health, safety, and welfare of the community, as well as other relevant factors such as neighborhood narratives, policies, and programs in the existing General Plan. Similarly, per PMC section 9-4.3501, the Planning Commission may recommend to the City Council zoning text amendments whenever the public necessity and convenience and the general welfare require such amendments.

Staff’s recommendation to the Planning Commission to recommend City Council approval of General Plan Amendment GPA-96-19 and Zoning Text Amendment TA-116-19 is based on the following discussion:
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i. General Plan Consistency
The proposed General Plan amendment and zoning text amendment would be consistent with the following General Plan policies:
a. Promote orderly growth in land uses and circulation (Circulation Element #15); b. Land use and development shall protect and enhance the individual character of each neighborhood (Land Use Element #8); and
c. Prioritize in-fill residential development (Housing Element #4.D.i and 8.A).

The proposed General Plan amendment and zoning text amendment would increase the flexibility of mixed-use projects in the C-2 zoning district throughout the City by allowing residential uses to be located in places other than the same building as a commercial use above the ground floor. The increased flexibility to design projects in this manner will result in site planning and placement of residential and commercial uses in their optimal respective locations, rather than constraining them to the same building as a commercial use above the ground floor (as currently required), which would promote orderly growth in land uses. The proposed General Plan amendment and zoning text amendment would protect and enhance neighborhood character by allowing multiple smaller scale buildings that better fit into the existing developed environment of a neighborhood, which would protect and enhance the individual character of each neighborhood.

B. Rezoning RZ-194-16
As explained above, Pacifica Municipal Code section 2-2.202 directs the Planning Commission to make recommendations and provide advice to the City Council in the preparation, adoption, and amendment of the City's Zoning Law and other matters which provide for and control the future physical development and conservation of the City, based upon certain characteristics of the community. Also noted above, the Planning Commission is not bound by specific findings when making its recommendation to the City Council on a proposed rezoning. It may base its recommendation on factors pertaining to general health, safety, and welfare of the community, as well as other relevant factors such as neighborhood narratives, policies, and programs in the existing General Plan. Similarly, per PMC section 9-4.3501, the Planning Commission may recommend to the City Council rezoning amendments whenever the public necessity and convenience and the general welfare require such amendments.

Staff’s recommendation to the Planning Commission to recommend City Council approval of Rezoning RZ-194-16 is based on the following discussion:
i. General Plan Consistency
The proposed rezoning would be consistent with the following General Plan policies:
d. Promote orderly growth in land uses and circulation (Circulation Element #15); e. Land use and development shall protect and enhance the individual character of each neighborhood (Land Use Element #8); and
f. Prioritize in-fill residential development (Housing Element #4.D.i and 8.A). 1 Packet Pg. 30

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ii. Existing Lot
The site can be adequately accessed from Crespi Drive and can obtain all utilities from existing sources within the Crespi Drive public right-of-way. The site’s location and layout, particularly its relatively flat topography and the in-fill nature of development on the site, make it suitable for the density, intensity, and type of development as part of a rezoning to the C-2 zoning district concurrently with the proposed General Plan amendment and zoning text amendment, and approval of these items would not threaten public health, safety, or welfare. iii. Surrounding Neighborhood
The surrounding neighborhood includes a mixture of land uses including low- and high-density residential, commercial, and public facilities. The project area is characterized by relatively small-scale buildings except for the larger senior housing project at 555 Crespi Drive. A mixeduse project on the project site would blend harmoniously with these varied uses in the vicinity.

The proposed project would be compatible with adjacent and nearby land uses, including the following:
(1) 555 Crespi Drive is a senior housing development consisting of 100 units and is situated next to a restaurant/hotel development, single-family home, and three-unit retail development.
(2) 684 Roberts Road is a mixed-use development containing the US Post Office Branch and six apartment units.
(3) 580 Crespi Drive has 25 commercial units
(4) 610 Crespi Drive has multiple self-storage units.
(5) 640 Crespi Drive has multiple commercial units.

For additional context, Attachment H shows the neighboring compatible uses. These properties have been developed in a manner compatible with the proposed project and staff finds that the proposed project can be developed without adverse impacts to public health, safety, and welfare to these developments. Therefore, the proposed project can safely develop without causing adverse neighborhood impacts, and the appropriate General Plan consistency and zoning compliance findings can be made for the development upon approval of the proposed General Plan amendment, rezoning, and zoning text amendment.

In the case of the subject project, rezoning the site to the C-2 zoning district concurrently with the above-discussed General Plan amendment and zoning text amendment would afford the project the ability to locate residential uses in buildings separate from the commercial use would allow a reduction in building massing by separating the project into three buildings in a manner more compatible with the surrounding neighborhood. Whereas, without the rezoning, mixed-use development of commercial and residential uses could not occur on the site at all under the M-1 (Controlled Manufacturing) zoning district. 1 Packet Pg. 31

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iv. Maximum Development Potential
The proposed rezoning would not change the maximum development potential of the project site, which would continue to retain a maximum mixed-use development density of one residential unit per 2,000 square feet of site area (21.8 dwelling units per acre). The maximum development potential of the subject site would include up to 36 residential dwelling units based on its 72,984 sf site area. The project proposes only 19 residential dwelling units, and does not seek to accomplish the maximum development potential of the site. In addition to 11 percent landscaped area, 46 percent of the project site would remain undeveloped in a natural state. The minimum lot area per dwelling unit for the C-2 (Community Commercial) zoning district is 2,000 sf; the proposed Project provides 3,841 sf in lot area per dwelling unit. The 3,165 square feet of commercial use is also less than could be constructed on the site based on an effective maximum lot coverage of 90 percent in the C-2 zoning district.

The proposed rezoning to C-2 from M-1 would also promote orderly growth in land use and enhance and protect the individual character of the surrounding neighborhood by reducing the number of light industrial type uses that may be proposed in proximity to sensitive land uses such as residential land uses and senior housing uses. The existing M-1 zoning district would allow uses permitted in the C-3 zoning district, which could include but not be limited to auto body repair, paint, and upholstery; auto wrecking; and refuse operations and recycling centers. These uses would not be compatible with proximate residential and senior housing uses and a zoning change to C-2 would result in more conventional commercial retail and services land uses which are more compatible with proximate residential uses, including those proposed on the site and existing in the vicinity.

For the reasons set forth above, staff recommends a Planning Commission recommendation to the City Council to approve the requested General Plan Amendment GPA-96-19, Rezoning RZ-194-16, and Zoning Text Amendment TA-116-19.

5. Required Findings for Development Agreement
A development agreement requires a Planning Commission recommendation to City Council and final adoption of an ordinance by City Council to approve the development agreement. Staff has included a condition of approval that would delay the effectiveness of any development permit approvals until the effective date of an ordinance approving the proposed development agreement.

A. Development Agreement DA-4-21. Section 9-4.5007 of the PMC states that the Planning Commission and City Council shall give consideration to the following factors when reviewing a development agreement:
i. Other pending applications and approved projects.

The project site is located at 570 Crespi Drive and on a portion of 540 Crespi Drive. The only other pending or approved projects in the vicinity are related to the property at 580 Crespi Drive, known as the “Crespi Business Center.” The Planning Commission approved a tentative subdivision map to authorize a condominium conversion of the existing business park on October 18, 2021 (File No. 2021- 1 Packet Pg. 32

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012). The approval would not result in any physical change to the project site and therefore, is not relevant for purposes of this finding. The 580 Crespi Drive site also has a pending master sign program application (File No. 2021-024). If approved by the City as currently proposed, the master sign program would result in negligible changes to the existing site and would have no direct bearing or relationship to the subject project.
ii. The traffic, parking, public service, visual, and other impacts of the proposed development project upon abutting properties and the community.

As analyzed in the discussion of the proposed rezoning application, the project site consists of an in-fill development with direct access to a public street and utilities within Crespi Drive. The proposed development would not result in any adverse impacts to public health, safety, or welfare as conditioned.

In particular, the project would be less dense than permissible under its Commercial land use designation in the General Plan, and would result in a project where building mass would be broken up into three buildings as opposed to a single building as would be required under current General Plan and zoning standards. A traffic impact analysis prepared for the project, as discussed in Section G.XVII of Attachment I, also concluded the project would not result in adverse impacts related to traffic or parking.
iii. Ability of the applicant to address public facility needs and financing obligations.

The proposed public benefits in the development agreement would include improvements to the existing Community Center located immediately west of the project site at 540 Crespi Drive. These improvements would include construction of additional off-street parking facilities and a vehicle dropoff at the front of the Community Center. These public improvements would enhance operations at the existing City facility for the benefit of project occupants and City residents more generally. The development agreement would also require installation of wetlands interpretive signage at the rear of the project site, which would enhance project occupant appreciation of the natural resources that exist on the broader project site. The development agreement would also require a $272,000 cash payment for an affordable housing contribution, which would support the City’s affordable housing development activities.

Provisions in Article 5 of the development agreement would require the applicant to complete the Community Center and wetlands interpretive sign improvements prior to issuance of the first certificate of occupancy for the project, which would ensure their completion prior to the applicant receiving substantial benefits from development of the project. Article 5 of the development agreement would also require payment of the affordable housing contribution prior to issuance of a building permit, which would also ensure the payment before the applicant receives substantial benefits from development of the project.
iv. The relationship of the project to the City's growth management program.

Pursuant to Government Code section 66300(b)(1)(D), the City is currently unable to require issuance of a growth management allocation for housing projects as required by PMC section 9-5.03 through January 1, 2025. Therefore, consideration of this factor for approval of a development agreement is inappropriate at this time.
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v. The provisions included, if any, for reservation, dedication, or improvement of land for public purposes or accessibility to the public.

As noted above, the proposed public benefits in the development agreement would include improvements to the existing Community Center located immediately west of the project site at 540 Crespi Drive. These improvements would include construction of additional off-street parking facilities and a vehicle drop-off at the front of the Community Center. These public improvements would improve land for public purposes or accessibility to the public. vi. The type and magnitude of the project's economic effects to the City of Pacifica, and of its contribution, if any, toward meeting the City's housing needs, including affordable housing.

The project would create 3,165 sf of commercial floor area that would create opportunities for new business creation or business expansion within the City.

The project, if approved with 19 residential units, would be among the largest residential projects approved by the City of Pacifica in recent years. According to the City’s Annual Progress Report (APR) on implementation of the Housing Element, during the years 2015 through 2021, the largest project approved by the City was a 24-unit condominium townhome project at 801 Fassler Avenue. The subject project would be the next largest project approved by the City since 2015. Additionally, it would be the first project since 2017 to include deed-restricted affordable housing units and would include two units affordable to persons with low incomes, and one unit affordable to persons with moderate incomes.

The project would also make a $272,000 contribution to the City’s affordable housing fund to support future affordable housing development activities by the City.

Therefore, the commercial component of the project would have a positive impact on the City’s economy, and the residential component of the project would have a significant positive impact on meeting the City’s housing needs generally and affordable housing needs specifically. vii. Any other comparable, relevant factor or factors.

As discussed in the staff report analyzing the development permits for the project, it would result in an appropriate development of the site given its in-fill nature and access to existing City infrastructure. The project would be within a relatively walkable portion of Pacifica given the flat topography of the surrounding area, proximity to Cabrillo Elementary school, convenience shopping in the vicinity, a Safeway grocery store at Highway 1 and Linda Mar Boulevard, as well as nearby Coastal Trail and Linda Mar Beach recreational opportunities. The project, in whole, inclusive of the provisions of the proposed development agreement, would be positive for the City of Pacifica and would not adversely affect public health, safety, or welfare.
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6. Required Findings for Discretionary Permits
A. Site Development Permit PSD-811-16. Section 9-4.3204(a) of the PMC states that a site development permit shall not be granted if the Commission makes any of the following findings:
i. That the location, size, and intensity of the proposed operation will create a hazardous or inconvenient vehicular or pedestrian traffic pattern, taking into account the proposed use as compared with the general character and intensity of the neighborhood.

The Project is located on Crespi Drive, which contains public facilities, commercial, multi-family residential, single-family residential, and mixed-use land uses in the vicinity of the project. As such, the location, size, intensity, and general character of the proposed mixed-use building would be compatible with the development in the vicinity. Similarly, the location, size, intensity, and general character of the two residential buildings are consistent with the existing multi-family residential buildings located on the north side of Crespi Drive in the vicinity. The number of residential units proposed on the site meets the density standard specified for the site, which sets the minimum lot area as 2,000 square feet per dwelling unit. Based on the site area of 72,984 sf (1.68 acres) and the proposed 19 units, the lot area per unit amounts to 3,941 sf per unit.

The project’s design, but separating inbound and outbound driveways, creates a safer pedestrian and vehicular circulation pattern than combined inbound/outbound driveways because vehicles and pedestrians must focus only on a single direction of traffic. This makes transiting the existing pedestrian sidewalk along the Crespi Drive frontage safer for vehicles and pedestrians.

Based on the foregoing, there is evidence to support a conclusion that the project would not create a hazardous or inconvenient vehicular or pedestrian traffic pattern. ii. That the accessibility of off-street parking areas and the relation of parking areas with respect to traffic on adjacent streets will create a hazardous or inconvenient condition to adjacent or surrounding uses.

The parking for the project would be located in covered and uncovered parking areas located away from the traffic along Crespi Drive. All off-street parking spaces would be accessed from driveways interior to the project site. Therefore, there is sufficient information to support a conclusion that the project would not create a hazardous or inconvenient condition to adjacent or surrounding uses with respect to traffic on the street.
iii. That insufficient landscaped areas have been reserved for the purposes of separating or screening service and storage areas from the street and adjoining building sites, breaking up large expanses of paved areas, and separating or screening parking lots from the street and adjoining building areas from paved areas to provide access from buildings to open areas.

A total of 11 percent of the site area would be planted with landscaping, in excess of the 10 percent requirement in PMC section 9-4.1102(d). Only one off-street parking area, that located to the east of Building A, would be directly visible from the public right-of-way. A planter area would be located immediately north of this parking area to provide screening from the street. Other service areas, such 1 Packet Pg. 35

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as the trash enclosure for the project located at the north end of Building B, would not be directly visible from the public right-of-way and would be substantially screened from public view by solid gates integrated into the enclosure’s design and by placement of Building A. The project does not feature large expanses of paving as the paved driveways and off-street parking areas are broken into three segments that limits the aggregate size of paving visible from any single vantage point.

Based on the foregoing, there is sufficient information to support a conclusion that the project would not reserve insufficient landscaped areas for the purposes of separating or screening service and storage areas from the street and adjoining building sites, breaking up large expanses of paved areas, and separating or screening parking lots from the street and adjoining building areas from paved areas to provide access from buildings to open areas.
iv. That the proposed development, as set forth on the plans, will unreasonably restrict or cut out light and air on the property and on other property in the neighborhood, or will hinder or discourage the appropriate development and use of land and buildings in the neighborhood, or impair the value thereof.

The maximum height of the proposed buildings would not exceed 35’-0”. Development regulations for the C-2 (Community Commercial) zoning district do not require setbacks; however, the project does provide 10’-0” front and side setbacks (excluding balcony areas), and a 235’-2” rear setback.

Additionally, the minimum distance between buildings internal to the site is 25’-0” which would prevent crowding. The project also consists of three buildings as opposed to a single, larger building as a result of the proposed General Plan amendment and zoning text amendment, which serves to provide more open area on the site which in turn increases open access to light and air on the project site and other property in the neighborhood. As it relates to the adjacent properties closest to the project site – the property to the east at 580 Crespi Drive does not have any windows on the side of the building facing the project site and would not be impacted by reduced access to light or area; and the property to the west at 540 Crespi Drive is located more than 60 feet away which would prevent the project from impacting access to light or air based on the 35-foot maximum height of the project. Therefore, there is sufficient information to support a conclusion that the proposed development would not unreasonably restrict or cut out light and air on the property and on other properties in the neighborhood. v. That the improvement of any commercial or industrial structure, as shown on the elevations as submitted, is substantially detrimental to the character or value of an adjacent R District area.

The closest R-zoned district to the commercial building of the proposed project is the Ocean View Senior Apartments at 555 Crespi Drive. The property at 555 Crespi Drive is located approximately 120 feet northwest of the project site in the R-3 (Multiple-Family Residential) zoning district. As demonstrated on the building rendering on Sheet A-0.51 of Attachment C, the design of the commercial and residential mixed-use building is high-quality, and uses an aesthetically appealing combination of materials, colors, and architectural design features.

Therefore, there is sufficient information to support a conclusion that the proposed development would not be detrimental to the character of the R District area in the vicinity of the site. 1 Packet Pg. 36

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vi. That the proposed development will excessively damage or destroy natural features, including trees, shrubs, creeks, and rocks, and the natural grade of the site, except as provided in the subdivision regulations as set forth in Chapter 1 of Title 10 of the Municipal Code.

There are 12 trees identified in the project plans. The project proposes to remove six trees or small tree clusters, three of which are heritage trees, to facilitate construction of the proposed project including pine and Monterey cypress trees. There are six trees that would be maintained: five trees located to the rear of the Project site and another located at the northwestern corner. The three heritage trees include two Monterey cypress trees and one Monterey pine tree which the applicant is requesting approval to remove. An arborist report was prepared evaluating the condition of the heritage trees. The two Monterey cypress trees were found to be in fair condition and the Monterey pine tree was found to be dead. The arborist that prepared the report recommended removal of the dead Monterey pine tree and indicates that while one Monterey cypress tree is in fair condition it has been heavily pruned in order to accommodate Pacific Gas & Electric (PG&E) transmission lines and is in close proximity to an adjacent building.

The landscape plan also includes the maintenance of an existing Arroyo Willow grove, a California native tree-like shrub endemic to Pacifica, and would plant 27 additional Arroyo Willows along the western and southern perimeter of the developed area. The landscape plan also includes planting shrubs, vines, and perennials and 13 trees throughout the site.

Given the landscaping plan adds substantive vegetation including 13 new trees and 27 Arroyo Willows, and given that the project has proposed to remove only those trees essential to development of the project while preserving more than half the site in an undeveloped condition, the proposed removal of the trees on the site is not excessive for purposes of this finding. The PMC contemplates removal of heritage trees based on the economic viability of the site with the trees removed and the number of healthy trees the parcel can support. As a general matter, only as many trees are being removed as necessary to construct the project, which results in tree removal which is not excessive.

The project would include the import of approximately 3,000 cubic yards of fill. However, given the existing flat topography of the site, and the purpose of the fill being primarily to carry the existing grade at the front (north) of the site to the rear (south), the project would not damage or destroy natural grade of the site for purposes of this finding.

Based on the foregoing, there is sufficient information to support a finding that the project would not excessively damage or destroy natural features, including trees, shrubs, creeks, and rocks, and the natural grade of the site, except as provided in the subdivision regulations as set forth in Chapter 1 of Title 10 of the Municipal Code.
vii. That there is insufficient variety in the design of the structure and grounds to avoid monotony in the external appearance.

The proposed project incorporates several elements in the design of the structure to avoid monotony in external appearance across its three buildings. These elements include varied roof lines and building profile due to the variation in height and levels between the street-facing mixed-use building and the internal residential buildings. The project also utilizes different exterior materials including stucco, 1 Packet Pg. 37

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metal, aluminum, and cedar-colored fiber cement board, opaque glass to define balconies, and incorporates a mixture of complementary colors such as bronze, green, cedar, grey, and black which work well to enhance the design of the buildings. The project includes plantings consisting of shrubs, perennials, and vines to lend interest to the site. Therefore, there is sufficient information to support a conclusion that the project would not include an insufficient variety in the design of the structure and grounds to avoid monotony in the external appearance.
viii. That the proposed development is inconsistent with the City's adopted Design Guidelines.

The City has adopted Design Guidelines which are intended to accomplish the following purposes:
• Ensure at least a minimum standard of design through the application of consistent policies.
• Encourage new construction which exceeds minimum standards and discourage construction which falls short of those standards.
• Provide a framework for review and evaluation of design proposals. • Implement applicable General Plan and Local Coastal Plan goals and policies. • Expedite and facilitate the planning permit process.
• Provide direction for design and redesign of projects.

The Design Guidelines are advisory in nature and, unlike zoning, do not contain explicit standards for determining strict compliance. Rather, they address significant elements of project design that, when balanced overall, result in the best possible site layout and building architecture for a project. An applicant may propose a project which complies with some but not all guidelines and the Planning Commission may still find the project consistent with the Design Guidelines. It is up to the Commission’s discretion to determine the appropriate balance and relative priority of the guidelines for a particular project when considering whether a project has achieved Design Guidelines consistency.

In staff’s assessment, as conditioned, the proposed improvements at the site are consistent with the City’s adopted Design Guidelines. Major areas of project consistency with the Design Guidelines are discussed below (Design Guidelines guidance followed by staff discussion):

SITE PLANNING
a. Site Improvements. Locate site improvements such as buildings, parking areas, and walkways to take advantage of desirable site features. For example, existing healthy trees and distinctive berms or rock outcroppings should be incorporated into site design.

Buildings should be oriented to capitalize on views of hills and ocean.

Site improvements should be designed to work with site features, not against them. Lot grading should be minimized and disruption of natural features such as trees, ground forms, rocks, and water courses should be avoided.

Discussion
The site is a 135’-0” wide parcel oriented in a north to south direction adjacent to Crespi Drive one block east of the Highway 1. The City’s General Plan envisions the area opposite 1 Packet Pg. 38

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of Roberts Road on Crespi Drive to be developed for commercial use and strengthening commercial uses in the area.

The proposed mixed-use development furthers that objective by adding commercial space and additional foot-traffic by way of adding 19 residential dwelling units. The proposed development is laid out to complement the rectangular shape and orientation of the site but seeks to draw focus to the street-facing mixed-use building with most residential units constructed behind the mixed-use building. Additionally, vacant open space land would be retained to the rear of the site.

No distinctive natural features are present on-site except for clusters of Arroyo Willow shrubs, Monterey cypress trees and a Monterey pine tree. The Arroyo Willow shrubs located along the western perimeter and Monterrey cypress and pine trees located to the rear of the site would be maintained and additional Arroyo Willow plantings would reinforce the site’s natural character.
b. Lighting. Exterior lighting should be subdued, and should enhance building design as well as provide for safety and security. Lighting which creates glare for occupants or neighbors should not be used. In general, large areas should be illuminated with a few low shielded fixtures. Tall fixtures which illuminate large areas should be avoided.

Discussion
The proposed development would include exterior lighting for pedestrian areas and five lights on 18-foot poles for vehicles. The lighting fixtures proposed downlights, as shown on Sheet A-1.18 of the Project Plans (Attachment C). As such, the proposed lighting would not create glare for occupants and neighbors. The Planning Director will review any revisions to the lighting plans, in the event the applicant proposes additional exterior lighting during the building permit stage.
c. Parking. The visual impact of parking areas should be minimized when appropriate to the site by locating parking areas to the rear or side of the property, rather than along street frontages. Ample landscaping should be used to help screen parking areas from both exterior and interior views.

Discussion
The project would provide on-site parking for the townhouse units in grade level garages and additional uncovered parking for townhouses, commercial use, and one-bedroom flats.

The parking areas are located primarily on the interior of the project site and the majority of parking areas will not be visible from the street. Additionally, the area will be landscaped to provide visual breaks between asphalt and building structures, and to screen parking areas.
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BUILDING DESIGN
d. Design. The style and design of new buildings should be in character with that of the surrounding neighborhood. This does not mean that new buildings should be identical to existing buildings on neighboring lots, but that new buildings should complement, enhance, and reinforce the positive characteristics of surrounding development. This can be accomplished by incorporating the dominant architectural features of an area into the design of new development. Such features may include bay windows, chimneys, balconies, porches, roof shapes, and other architectural details and materials.

Discussion
The Crespi Drive area was developed over different periods and includes various architectural styles. Buildings along this street range from one- to three-stories and include Victorian revival, traditional, and contemporary architecture. There are community facilities, commercial structures, and residential structures.

The proposed buildings will be located at the southwest section of the Crespi DriveRoberts Road intersection. They will be flanked by a one-story stucco commercial structure to the east and the Pacifica Community Center, with concrete as the primary exterior material, to the west. Immediately across Crespi Drive, there are three-story multi-family residential and single-story commercial wood-paneled structures. To the rear of the project site are a mix of one- and two-story single-family residences. Most structures in the immediate area employ flat roofs, with one pitched-roof structure at the corner of Crespi Drive and Roberts Road.

The proposed building is contemporary in its style and consists of one two-story pitched roof building abutting Crespi Drive. Similar to other commercial structures on Crespi Drive, the commercial ground floor would have large windows and glass doors. The internal residential buildings have roof top decks with half pitched roofs above the third story. The buildings feature a mixture of stucco, metal, aluminum, and cedar-colored fiber cement board siding exteriors. Overall, the proposed building would complement, enhance, and reinforce the positive characteristics of surrounding buildings. e. Scale. An important aspect of design compatibility is scale. Scale is the measure of the relationship of the relative overall size of one structure with one or more other structures.

Scale is also used to refer to a group of buildings, a neighborhood, or an entire city. A development can be “out of scale” with its surroundings due to its relative height, bulk, mass, or density.

A structure which is out of scale with its site and neighborhood threatens the integrity of the overall streetscape, and residential projects, particularly single-family dwellings, which are much larger than neighboring structures are therefore discouraged. The City’s height limitation is a maximum only, and the maximum height may often be inappropriate when considered in the context of surrounding development and topography. The “carrying capacity” of a given site is also an important factor in determining appropriate scale and 1 Packet Pg. 40

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lot coverage. As with the height limitation, the City’s lot coverage limitation is a maximum only.

Discussion
The proposed development is in a neighborhood that includes one- to three-story structures. The developments immediately adjacent to the north are one- or two-stories.

The developments to the east and west are single story, while to the south of the site are one- or two-stories. The proposed building is two stories along Crespi Drive and to the interior of the site the buildings increase to three stories. The proposed interior residential buildings include a third-story deck on the west side that scales down the building on this side and is adjacent to the proposed two-story structure facing Crespi Drive. This feature of the building’s design helps reduces the scale of the overall development for compatibility with the scale of the surrounding buildings. f. Details. Use architectural features and details to help create a sense of human scale. Wall insets, balconies, window projections, etc., are examples of building elements which may help reduce the scale of larger buildings.

Discussion
The proposed building includes several architectural features and details that further help create a sense of human scale. These features and details include a distinct base, balconies, and various sized windows to break up the massing, and different colors, materials, and textures providing articulation.
g. Materials. Compatibility of materials is an essential ingredient in design quality. In areas with either historic or architecturally significant structures, the use of similar exterior construction materials should be used in new construction in order to maintain neighborhood character. Consistency and congruity of materials and design elements on individual structures is also important.

Discussion
The proposed material palette draws upon the surrounding neighborhood. The streetfacing façade is characterized by large glass windows and doors articulated with metal glazing, corrugated metal sidings, and aluminum columns on the first floor, and balconies accentuated with metal siding and opaque glass contrasted with stucco and wood wall siding and a standing seam metal roof. The interior residential buildings include slate greycolored and cedar-colored fiber cement boards, and stucco for siding with standing seam metal roofs. The materials bring variety to the appearance of the building, and do not appear incongruous with surrounding buildings. Individual buildings along Crespi Drive utilize concrete, stucco, and cedar-colored fiber cement board sidings. The proposed Project takes these materials and incorporates them in a cohesive way. h. Color. Building color should be compatible with the neighborhood and should reinforce and complement the visual character of the building’s environment. Multiple colors applied to a single building should relate to changes of material or form. 1 Packet Pg. 41

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Discussion
As shown on Sheets A-3.5, A-3.6, A-4.3, and A-4.4 of the Project Plans (Attachment C), the proposed color palette consists predominately of three neutral colors: grey, brown, and white consistent with the color schemes of buildings immediately nearby. Darker greys are used as an accent and provide contrast and are used through the standing seam metal roof, corrugated metal siding, columns, metal balconies, and window glazing. i. Privacy. Consideration should be given to the impact of development on the privacy of surrounding properties. Use judicious windows placement and appropriate landscaping to help minimize the potential for loss of privacy.

Discussion
The building to the east does not contain any windows that face the project site. To the west, the Pacifica Community Center has limited windows that would face the residential buildings. There is a 235’-2” rear setback from adjacent property lines providing sufficient distance and privacy to the single-family residences along Anza Drive. The project site is also across Crespi Drive and is downhill from residential buildings to the north which contributes to maintaining the privacy of these buildings. The nearest distance between the proposed project and a residential building on the north side of Crespi Drive is approximately the property at 555 Crespi Drive, located approximately 120 feet northwest of the project site in the R-3 (Multiple-Family Residential) zoning district. As a result, privacy of the surrounding properties would not be impacted because of the proposed building.
j. Consistency. There should be architectural consistency among all building elevations. All elevations need not be identical, but a sense of overall design continuity must occur.

Window treatment and trim, for example, should be carried out around the entire building, not just on the most visible sides.

Discussion
The proposed buildings are architecturally consistent on all four elevations. The number of openings and size of windows on the different façades of the buildings vary but are consistent across the buildings. Additionally, the applicant has carried the same materials, trim, architectural detailing, and similar shapes of window openings on all sides of the proposed buildings.

LANDSCAPING
k. Purpose. Landscaping should not be used to screen or hide an otherwise unacceptable building. Building architecture should stand on its own, with landscaping incorporated as an integral element of overall project design.

Discussion
The building architecture is visually pleasing and can stand on its own. The landscaping and plant selection complements the architecture and neutral building color palette.

Building A adjacent to Crespi Drive includes living walls on the south, east, and west 1 Packet Pg. 42

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façades. The proposed development includes native bioswale grass along much of the perimeter of the site. To the west of the site, between the proposed development and the Pacifica Community Center, there is a mixture of shrubs, perennials, and native grasses.

Shrubs and perennials are used in planters to help provide visual breaks to the asphalt and pedestrian walkways. The project would add 13 trees situated throughout the site to complement pedestrian and vehicle circulation.
l. Amount and variety. Applicants are encouraged to exceed the minimum amount of landscaping required by the zoning ordinance and landscaping plans should incorporate a variety of plant species. The amount, scale, and nature of landscape materials should be appropriate to the site and/or structure. Large-scale buildings should be complemented by large-scale landscaping. Development along major streets should also include large scale trees.

Discussion
The project proposes approximately 7,953 sf of area in landscaping, which constitutes 11 percent of the site area and exceeds the minimum required 10 percent of project site in landscaping. The proposed planting palette includes 19 different perennial, shrub, grass, groundcover, tree and vine and vine species many of which are native to the area or California. For example, Arroyo Willow is a dominant plant species existing on-site which is native to California. The proposed Project draws upon this natural condition and plants 27 additional Arroyo Willows throughout the site. The proposed Project would also add a Crape Myrtle tree onsite adjacent to Crespi Drive. Crape Myrtle trees typically grow to 15- 25 feet in height.

Based on the foregoing, there is sufficient information to support a conclusion that the project would not be inconsistent with the City’s adopted Design Guidelines. ix. That the proposed development is inconsistent with the General Plan, Local Coastal Plan, or other applicable laws of the City.

The proposed mixed-use (commercial/residential) development, as conditioned, would be consistent with the General Plan and other applicable laws of the City. General Plan consistency includes, but is not limited to, the following policies:

GENERAL PLAN
o Circulation Element.
• Policy No. 4: Provide safe and consistent access for the development.

Access to the site would be provided through two driveways along Crespi Drive. The first driveway, nearest to Highway 1, would take advantage of an existing driveway, would not create an additional curb cut, would be shared with the Pacifica Community Center and is 30’-0” wide. This driveway will serve as an exit driveway for the project and benefit from the existing line-of-sight. The second driveway, 1 Packet Pg. 43

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nearest Roberts Road, is 20’-0” wide but will be only an entry way for the project.

Since this second driveway is near the Crespi Drive-Roberts Road intersection, this would limit conflicts at the intersection from vehicles leaving the project site. The City’s Engineering Division staff has reviewed the development proposal to ensure the new development would be constructed in a safe manner. v. Policy No. 15: Promote orderly growth in land uses and circulation.

The project does not seek to accomplish the maximum development potential of the site. Though the project provides 11 percent landscaped area, 46 percent of the project site would remain undeveloped in a natural state. Additionally, the proposed residential development would exceed the minimum lot area per dwelling unit. The minimum lot area per dwelling unit is 2,000 sf; the proposed Project provides 3,841 sf in lot area per dwelling unit. The 3,165 square feet of commercial use is also modest. The modest size of the project, combined with its infill between existing developed properties in an established neighborhood, would promote orderly growth in land uses and circulation.
o Conservation Element.
• Policy No. 1: Conserve trees and encourage native forestation.

The landscaping plan for the project would maintain six of the twelve existing trees and a significant Arroyo Willow grove, a California native tree-like shrub endemic to Pacifica. The proposed project would also plant an additional 27 Arroyo Willows along the western and southern perimeter of the developed area and would add 13 additional trees. The tree preservation and planting of the project would conserve trees and encourage native forestation.
o Community Design Element.
• Policy No. 1: Encourage the upgrading and maintenance of existing neighborhoods.

The project would improve the Crespi Drive area through the proposed commercial space which would be of interest to visitors and community members. The project would also construct 16 townhouses and 3 one-bedroom flats, creating additional housing opportunities and foot traffic for nearby commercial uses. The off-site improvements proposed at the Pacifica Community Center including the new offstreet parking, new drop-off area, and new landscaping, would also contribute to the other project elements and upgrade and maintain the existing neighborhood. 1 Packet Pg. 44

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o Community Facilities Element.
• Policy No. 2: Maintain and improve the present level of City services.

Through a development agreement with the City of Pacifica, the project would enhance accessibility to the Pacifica Community Center by constructing a new passenger drop-off point by the Center’s front door and add 17 new off-street parking spaces. Additionally, the proposed project would add new landscaping for the Community Center improving the exterior appearance. o Housing Element
vi. Policy No. 4.D.i: Prioritize in-fill residential development.

Policy No. 8.A: Prioritize mixed-use residential development on in-fill sites.

The proposed project would be an infill development to add 19 total units to an undeveloped lot situated among other developed properties along Crespi Drive. The proposed project would include 16 townhouses and three one-bedroom flats. o Land Use Element
• Policy No. 8: Land use and development shall protect and enhance the individual character of each neighborhood.

The proposed mixed-use (commercial/residential) development is consistent with the commercial and residential uses in this section of Crespi Drive. The nearby landuses consist of a mixture of residential, commercial and public facility developments including a mixed-use development across the street from the project site and a 100-unit senior housing apartment complex between two commercial developments.

OTHER APPLICABLE LAWS OF THE CITY
The project would also be consistent with other applicable laws of the City, including the following:
g. Below Market Rate Program.

Pursuant to PMC Title 9, Chapter 4, Article 47, it is the intent of the City to provide housing units for very low, lower, and moderate income households in residential development projects with eight or more units. No less than 15 percent of all units shall be BMR units. The proposed project would provide 19 total residential units and would be required to provide no less than three BMR units. The proposed project would meet this requirement by making two of the townhouses and one of the one-bedroom flats BMR units. The project would also make a $272,000 affordable housing contribution to support other affordable housing efforts of the City.
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h. C-2 (Community Commercial) Zoning Standards.

The proposed development would be located in the C-2 (Community Commercial) zoning district if the rezoning is approved. The project would be consistent with the applicable C-2 zoning regulations pertaining to use (upon approval of a use permit), height, minimum building site, landscaping, and setbacks as demonstrated in Table 1 of the staff report. The only zoning standards the project would not are related to offstreet parking. However, the applicant has requested a parking exception to address this issue and, if approved by the Planning Commission, the parking exception would address compliance with off-street parking standards. Importantly, upon a rezoning to C-2, the project would comply with the minimum lot area per dwelling unit standard of 2,000 sf per dwelling unit found in PMC section 9-4.1101(b)(8) (by reference to PMC section 9-4.1001(b)(11)) by providing 3,841 sf per dwelling unit. i. Residential Clustered Housing Development Standards.

The proposed development would be subject to the Residential Clustered Housing Development Standards pursuant to PMC section 9-4.2402. The project would be consistent with the applicable development standards in providing usable and private open space, separation from structures, side setbacks of residential standards, trash storage area, and laundry facilities.

Based on the above discussion the project would be consistent with the General Plan and other applicable laws of the City, and staff does not believe that there is evidence to make this finding.

PMC section 9-4.2403(c) requires the following additional findings for approval of a residential clustered housing development:
i. For projects in low density areas, that the privacy of nearby residences will not be reduced to an extent which exceeds that which would normally be reduced by conventional single-family dwellings.

The project site is located in an area designated as “Commercial” in the General Plan and is not a “low density” area for purposes of this finding. Therefore, this finding is not applicable. ii. That the architectural features of proposed structures will be integrated harmoniously into the design character of the immediate neighborhood.

As described in further detail above, as conditioned, the project would be consistent with the City’s adopted Design Guidelines and would be integrated harmoniously into the design character of the immediate neighborhood. In particular, the project would be consistent with guidelines related to Site Planning and Building Design. 1 Packet Pg. 46

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B. Use Permit UP-76-16. Section 9-4.3303(a) of the PMC states that a use permit shall be granted only if the Commission makes all of the following findings:
i. That the establishment, maintenance, or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, and welfare of the persons residing or working in the neighborhood or to the general welfare of the City.

The proposed Project is a mixed-use development including 3,165 square feet of commercial space, 19 residential units, and off-street parking, circulation, and landscape improvements to the adjacent Pacifica Community Center at 540 Crespi Drive. The residential use of the subject site, which is a conditional use in the proposed C-2 (Community Commercial) zoning district, would serve to reinforce the commercial areas of Roberts Road as called for in the General Plan neighborhood narrative for the project area by increasing the number of potential customers living in the proposed residential units. The below-market rate (BMR) housing units and additional $272,000 affordable housing contribution would provide much-needed affordable housing that would be beneficial to the broader Pacifica community.

The proposed General Plan amendment and zoning text amendment would allow the project’s building mass to be split into multiple buildings, instead of one large building under the current regulations. The three proposed buildings of the project would result in a project massing that is consistent with that of the varied uses in the project vicinity including the multi-family residential projects located on the north side of Crespi Drive. While the project site is adjacent to an R-1 (Single-Family Residential) zoned area to the south, the developed portion of the site would be located approximately 235’-2” from the property lines of the R-1 zoned areas. This significant distance from single-family residences would serve to provide a sufficient buffer from the project to those areas, and would ensure no adverse impacts result to the residential area.

Moreover, the project components most closely located to the R-1 zoned area to the south are themselves residential uses in Buildings B and C. The commercial component of the project would be an additional approximately 220 feet from the R-1 zoned area which would provide further buffer and minimization of any potentially adverse impacts to the residential area.

The existing commercial building at 580 Crespi Drive to the east of the project site is located much closer, however. The proposed setback from Building C to the 580 Crespi Drive building would be approximately 10 feet to the Building C wall and 4’-4” to the proposed balconies.

Therefore, significant construction activities to build the nine residential units in Building C would occur within close proximity to 580 Crespi Drive. The noise analysis performed for purposes of CEQA review identified potentially high levels of noise of as much as 79 dB(A) transmitting across the property line to 580 Crespi Drive which would have the potential to be disruptive or disturbing to tenants of the commercial building on that site (Attachment I, Appendix D, Figure 3). Although the noise generated by the proposed project would not be considered significant for the purposes of CEQA, the noise levels do warrant further consideration as part of the findings for this use permit.

The City requested that the noise subconsultant of the City’s CEQA consultant prepare a memorandum describing potential noise reduction measures that could be implemented during the construction phase of the project (Attachment J). The noise analysis identified an interior 1 Packet Pg. 47

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noise level of 50 dB(A) which is the identified maximum noise level for new commercial buildings pursuant to the California Green Building Code. The analysis estimated a reduction of 27 dB(A) based on the materials of the existing building, resulting in a required additional noise reduction of 2 dB(A). The noise analysis recommended installation of a 10‐foot‐tall temporary sound wall on the project site along the 580 Crespi Drive building façade. The sound wall would consist of stacked hay bales, ¾” plywood, or acoustical curtains with a minimum sound transmission class (STC) rating of 22. This would be expected to reduce construction noise within 580 Crespi down to 39 dBA Leq for regular construction activities and should substantially reduce the potential for disturbance to these uses during the project construction. Staff has included a condition of approval to require the sound wall installation prior to commencement of construction activities.

With the aforementioned condition of approval addressing construction noise and other conditions of approval, there is sufficient information to support a conclusion that the establishment, maintenance, or operation of the proposed project will not, under the circumstances of the particular case, be detrimental to the health, safety, and welfare of the persons residing or working in the neighborhood or to the general welfare of the City. ii. That the use or building applied for is consistent with the applicable provisions of the General Plan and other applicable laws of the City and, where applicable, the local Coastal Plan.

In terms of the General Plan, the proposed Project would be consistent with the definition for Commercial which includes mixed residential and commercial uses. Additionally, the project is consistent with General Plan policies Circulation Elements 4, 14, and 15; Conservation Element 1; Community Design Element 2; Community Facilities Element 2; Land Use Element 8; and Housing Elements 4.D.i and 8.A.

The Project site is not located in the coastal zone, therefore, the Local Coastal Plan is not applicable to this Project.
iii. Where applicable, that the use or building applied for is consistent with the City's adopted Design Guidelines.

As described in further detail above, as conditioned, the project would be consistent with the City’s adopted Design Guidelines. In particular, the project would be consistent with guidelines related to Site Planning and Building Design.

PMC section 9-4.2403(c) requires the following additional findings for approval of a residential clustered housing development:
iv. For projects in low density areas, that the privacy of nearby residences will not be reduced to an extent which exceeds that which would normally be reduced by conventional single-family dwellings.

The above, identical finding in the discussion for approval of a site development permit is hereby incorporated by reference.
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v. That the architectural features of proposed structures will be integrated harmoniously into the design character of the immediate neighborhood.

The above, identical finding in the discussion for approval of a site development permit is hereby incorporated by reference.

C. Parking Exception PE-183-19. Section 9-4.2824(a) of the PMC states that a parking exception shall be granted in the event of practical difficulties and unusual hardship upon making the following finding:
i. That the establishment, maintenance, and/or conducting of the off-street parking facilities as proposed are as nearly in compliance with the requirements set forth in this article as are reasonably possible.

Pursuant to the off-street parking standards in PMC section 9-4.2818, the proposed project would require 52 off-street parking spaces. This aggregate figure is comprised of parking for the commercial and residential components of the project. The commercial component of the project, intended for general retail uses, would require 11 uncovered spaces. The residential component of the project would require 19 covered parking spaces (carport or garage), 18 uncovered parking spaces, and 4 uncovered guest parking spaces. The project proposes 47 total off-street parking spaces, comprised of 32 covered parking spaces (two garage spaces per townhouse unit in a tandem configuration) and 15 uncovered spaces. The applicant has not proposed to designate the uncovered spaces for any specific project component. However, at least three of the uncovered spaces at the rear of the project site would be likely to function as dedicated spaces for the residential component of the project because of its distance from the commercial area in Building A.

The project overall proposes five fewer off-street parking spaces than required by the PMC. However, the PMC’s off-street parking requirements involve more than number of spaces and include other criteria applicable to off-street parking areas. The project fulfills some but not all of these off-street parking criteria for the various project components. As noted above, the applicant has not designated the uncovered parking spaces for any project component. For simplicity of analysis, staff has started by assigning spaces to residential components of the project.

The project would meet the off-street parking requirement for the two-bedroom townhome units in terms of number of spaces by providing two garage spaces per unit. Except, however, that PMC section 9-4.2813(a) requires that all off-street parking spaces, except those for accessory dwelling units, shall be non-tandem. The project would meet the off-street parking requirement for the one-bedroom “flat” units in terms of number of spaces (five spaces) but not in terms of at least one covered parking space per unit in PMC section 9-4.2818(a)(2). The project would meet the guest parking requirements in terms of number of spaces. Lastly, the project would not meet the requirement for 11 off-street parking spaces for the commercial component of the project and instead would provide only 6 spaces.

Based on the foregoing, the project would require a parking exception from the following standards in PMC Title 9, Chapter 4, Article 28:
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• Non-tandem parking spaces pursuant to PMC section 9-4.2813(a); • One covered parking space per unit pursuant to PMC section 9-4.2818(a)(2); and • Number of off-street parking spaces for commercial retail uses pursuant to PMC section 9-

4.2818(b)(2).

The primary constraint to provision of off-street parking facilities on the subject site is suitable development area. The applicant has designed the project to protect the biological resources that exist roughly in the southern half of the project site, as further discussed in the CEQA analysis prepared for the project (Attachment I). As noted in the analysis of the project in the staff report, the applicant has proposed commercial and residential development less than the maximums that could be permitted pursuant to General Plan and zoning regulations. Therefore, the project as proposed is modest in scale relative to allowable maximums and faces a practical difficulty and unusual hardship from its attempts to leave the southern half of the project site undisturbed by development.

The applicant has provided off-street parking where feasible on the project site while balancing the need for landscaping, zoning-compliant drive aisles, and other mandatory requirements for the project.

The tandem parking configuration within the garages of the two-bedroom townhouse units is a reasonable alternative to the standards side-by-side garage requirement. Providing side-by-side garages would require nearly twice the width for the proposed Buildings B and C which would cause the project to encroach into the southern half of the site. Alternatively, the project could reduce the proposed number of units by approximately half to account for the additional area needed for side-by-side garages. Yet providing fewer housing units would not support the goals of the City’s Housing Element of the General Plan and would not contribute to orderly, in-fill development as supported by other General Plan policies as indicated in the staff report.

The constrained development area of the project site generally limits potential locations for uncovered parking spaces. The applicant has identified uncovered parking locations in all practicable locations on the site while also complying with site development permit findings and Design Guidelines that urge offstreet parking to be located where less visible from the street. To increase ease of use and to encourage commercial customers to use the off-street parking spaces closest to Building A during business hours, the applicant has proposed not to construct three carports for the “flat” units in Building A. Carports would suggest to retail customers that the spaces may be reserved for residential use, which would limit utilization of these spaces. Ensuring consistency of these spaces as uncovered spaces throughout the 12 spaces adjacent to Building A will also enhance consistency in the architectural appearance of the spaces surrounding Building A.

Finally, the aforementioned site constraints and site planning challenges on the project site compound to provide specific challenges to providing the total number of off-street parking spaces required for the commercial component of the project. Providing the required number of off-street parking spaces would most likely require encroaching into the southern half of the site, which contains important biological resources, or else reducing the number of residential units proposed with the project, which would run at cross-purposes with General Plan policies to encourage in-fill and affordable housing development.

For the foregoing reasons, there is sufficient evidence to support a conclusion that the applicant faces a practical difficulty and unusual hardship that prevents full compliance with the off-street parking 1 Packet Pg. 50

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standards in PMC Title 9, Chapter 4, Article 28, and that the off-street parking facilities as proposed are as nearly in compliance with the standards as is reasonably possible.

D. Sign Permit S-129-19. Section 9-4.2907 of the PMC states that a sign permit for a freestanding sign shall be granted only if the Commission makes all of the following findings:
i. A freestanding sign is necessary for the business or businesses located on the premises to achieve a reasonable degree of identification.

The proposed project is located along a substantially developed segment of Crespi Drive. The properties adjacent to the project site at 540 Crespi Drive and 580 Crespi Drive both have freestanding signs to identify those developments. A freestanding sign is necessary to distinguish the project site from these adjacent properties on this basis. Additionally, with much of the project located behind Building A at the rear of the project site, a freestanding sign that identifies the name of the development would provide a ready means for businesses and residents to direct visitors to the project site with a simple point of reference to the freestanding sign.
ii. The sign is consistent with the intent and provisions of this article.

PMC section 9-4.2901 states that the purpose of the City’s sign regulations is as follows:

The purpose of this article is to permit such signs that will not, by their reason, size, location, construction, or manner of display, endanger the public safety, confuse, mislead, or obstruct the vision necessary for traffic safety, or otherwise endanger the public health, safety, and welfare; and to permit and regulate signs in such a way as to support and complement the land use objectives set forth in the General Plan and the other sections of this chapter to assist in the continuation of existing, and the introduction of new, commercial activities in architectural harmony with the existing and planned City, to provide that signs be tailored to individual businesses, and to encourage excellence in design which will provide signing compatible with the atmosphere of the City which attracts both residents and visitors.

The proposed freestanding sign would be consistent with the intent of PMC Title 9, Chapter 4, Article 29.

The project proposes one freestanding sign located at the front edge of the project site and would not result in sign clutter. The well-designed sign and high-quality materials would not lead to confusion, misleading impressions, obstruction of vision necessary for traffic safety, or otherwise endanger the public safety and welfare. Installation of a freestanding sign, as noted in the preceding finding, would complement efficient operation of the proposed project by improving convenient identification of the project in a manner that would enhance the new commercial activities on the site. Therefore, the proposed freestanding sign would be consistent with the intent of PMC Title 9, Chapter 4, Article 29.

Upon obtaining approval of a sign permit, the proposed freestanding sign would also comply with the provisions of same.

Based on the foregoing, there is sufficient information to support a conclusion that the proposed freestanding sign is consistent with the intent and provisions of PMC Title 9, Chapter 4, Article 29. 1 Packet Pg. 51

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iii. The sign does not exceed the square footage set forth in PMC section 9-4.2906(a)(3).

The maximum square footage for a freestanding sign in PMC section 9-4.2906(a)(3) is 0.75 sf of sign area per linear foot of site frontage. The project site’s frontage is 135 feet, yielding a maximum sign area of 101.25 sf.

The freestanding sign as proposed would have a sign area of 4’-8” tall by 12’-0” wide for a total of 56 sf.

As a single-sided freestanding sign, as proposed, the freestanding sign would comply with the sign area limits in PMC section 9-4.2906(a)(3). In the event the applicant should propose to make the sign twosided at any point, the sign area would be 112 sf, in excess of the maximum sign area in PMC section 9-

4.2906(a)(3). In such instance, the sign area would need to be reduced to not more than 56 sf per side.

Staff has included a condition of approval to establish this sign area limitation in the event the sign is ever revised to be a two-sided sign.

Based on the foregoing, as conditioned, there is sufficient information to support a conclusion that the proposed freestanding sign would not exceed the maximum square footage set forth in PMC section 9-

4.2906(a)(3).
iv. The sign does not exceed a height of twenty (20′) feet above the sidewalk or paved area over which it is erected.

The freestanding sign, as proposed, would have a height of 7’-4” tall. Therefore, the proposed freestanding sign would not exceed a height of 20 feet above the sidewalk or paved area over which it would be erected.

E. Vesting Tentative Subdivision Map SUB-233-16. Section 10-1.407(c) of the PMC states that a vesting tentative subdivision map shall be approved only if the Commission makes the following finding:
i. That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, any Specific Plan, the Local Coastal Program, and the zoning provisions.

The discussion of General Plan consistency and zoning provisions compliance contained in the findings for approval of a site development permit, above, are hereby incorporated by reference. These findings include, but are not limited to, Circulation Element Policies No. 4 and 15; Conservation Element Policy No. 1; Community Design Element Policy No. 1; Community Facilities Element Policy No. 2; Housing Element Policies No. 4.D.i and 8.A; and Land Use Element Policy No. 8; the Below Market Rate inclusionary zoning requirements in PMC Title 9, Chapter 4, Article 47; and, C-2 (Community Commercial) Zoning Standards in PMC Title 9, Chapter 4, Article 11.

Because the project is primarily a condominium subdivision of airspace, many of the subdivision standards in PMC Title 10, Chapter 1 that are designed for subdivisions of land are not applicable to the proposed subdivision. However, the proposed subdivision would meet the lot design standards required by Table 4 of PMC section 10-1.912(c); and, PMC section 10-1.909 related to the preservation of existing vegetation by preserving the southern half of the project site. The proposed subdivision would also comply with the specific requirements applicable to a vesting tentative subdivision map in PMC section 1 Packet Pg. 52

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10-1.706. These include, but are not limited to a conspicuous printing on its face the words “vesting tentative map”; and, a concurrent application for all other required discretionary project approvals which include a site development permit, use permit, parking exception, sign permit, heritage tree removal authorization, General Plan amendment, rezoning, and zoning text amendment.

Based on the foregoing, there is sufficient information to support a conclusion that the proposed vesting tentative subdivision map, together with the provisions for its design and improvement, is consistent with the General Plan, any Specific Plan, the Local Coastal Program, and the zoning provisions.

F. Heritage Tree Removal Authorization. Section 4-12.05(c) of the PMC requires Planning Commission authorization of heritage tree removal in conjunction with any action to approve other discretionary permits. This section of the PMC does not provide specific findings for approval of removal of heritage trees. Rather, it states that approval of heritage tree removal shall be based on the following criteria:

1. The condition of the tree with respect to disease, general health, damage, public nuisance, danger of falling, proximity to existing or proposed structures, interference with utility services, and its ability to host a plant which is parasitic to another tree which is in danger of being infested by the parasite;

2. Whether the requested action is necessary for the economically viable use of the property;

3. The topography of the land and effect of the requested action on it;

4. The number, species, size, and location of existing trees in the area and the effect of the requested action upon shade, noise buffers, protection from wind damage, air pollution, historic value, scenic beauty and upon the health, safety, historic value, and general welfare of the area and the City as a whole;

5. The number of healthy trees the parcel is able to support; and

6. Good forestry practices.

The applicant has submitted an arborist report that assess the condition of the three heritage trees on the project site (Attachment F). The arborist report determined two of the trees to be in fair condition and one tree as dead, with additional information provided in Table 4 of the staff report. The project proposes to remove all three heritage trees.

Tree #2 is justified for removal based on Criterion No. 1 because the tree is dead. Trees #1 and #3 are in fair condition but both are justified for removal under Criterions No. 1 and No. 2. The trees are located in proximity to proposed structures (#1) and existing utility lines (#3). They are also located at the front and/or center of the project site and must be removed to enable economically viable use of the property. Due to the constraints on the project site discussed in the findings for approval of a parking exception, hereby incorporated by reference, development must be clustered in the front half of the project site in order to preserve existing resources in the rear half of the project site.

Based on the foregoing, there is sufficient information to support a conclusion that heritage tree removal is justified based on the criteria in PMC section 4-12.05(c). 1 Packet Pg. 53

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7. Review of Real Property Transfer for General Plan Consistency (Government Code Section 65402)
The project site, without a portion of the City-owned parcel at 540 Crespi Drive, would be approximately 80 feet wide. The City-owned parcel to be purchased by the applicant would add another 55 feet to the width of the project site, for a total of approximately 135 feet in width. As noted in the discussion of the finding for approval of a parking exception, hereby incorporated by reference, the project site faces practical constraints to development related primarily to the desire to preserve existing biological resources on the rear (southern) half of the project site. Therefore, acquisition of the City-owned parcel is necessary to enable the project in its current configuration.

The project, as proposed, would be consistent with several policies in the General Plan as noted in the discussion of findings for approval of a site development permit, hereby incorporated by reference. The City’s sale of the parcel in question, by expanding the developable area of the project site in locations with fewer sensitive biological resources, would specifically advance General Plan policies with broader City benefit, including but not limited to the following:

CIRCULATION ELEMENT
• Policy No. 15: Promote orderly growth in land uses and circulation.

By sale of a portion of the City-owned parcel at 540 Crespi Drive, the applicant would be able to construct an appropriate in-fill development project on the project site in a manner that would preserve biological resources on the southern half of the project site.

CONSERVATION ELEMENT
• Policy No. 1: Conserve trees and encourage native forestation.

As discussed in the immediately preceding General Plan policy, the sale of a portion of the Cityowned parcel at 540 Crespi Drive would enable the applicant to construct an appropriate in-fill development project on the project site in a manner that would preserve biological resources including but not limited to native Arroyo Willow trees on the southern half of the project site.

COMMUNITY FACILITIES ELEMENT
• Policy No. 2: Maintain and improve the present level of City services.

The sale of the City-owned parcel, as an integral component of the development agreement negotiations, would result in a public benefit to the City in the form of enhanced accessibility to the Pacifica Community Center from construction of a new passenger drop-off point by the Center’s front door and the addition of 17 new off-street parking spaces. Additionally, the development agreement would add new landscaping for the Community Center improving the exterior appearance.
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HOUSING ELEMENT
• Policy No. 4.D.i: Prioritize in-fill residential development.

Policy No. 8.A: Prioritize mixed-use residential development on in-fill sites.

By sale of a portion of the City-owned parcel at 540 Crespi Drive, the applicant would be able to construct an appropriate in-fill mixed-use commercial and residential development project on the project site in a manner that would preserve biological resources on the southern half of the project site.

Based on the foregoing, there is sufficient information to support a finding that transfer of the Cityowned parcel would be consistent with the General Plan, including not limited to policies in the Circulation, Conservation, Community Facilities, and Housing Elements.

8. CEQA Recommendation
In accordance with the California Environmental Quality Act (CEQA), the City prepared an Initial Study/Mitigated Negative Declaration (IS/MND) (Attachment I) to evaluate the potential environmental impacts of the proposed project (State Clearinghouse #2021120126). The analysis evaluated all potential environmental impacts from the project, and identified potentially significant impacts to Biological Resources, Geology and Soils, Hydrology and Water Quality, Cultural Resources, Hazards and Hazardous Materials, and Tribal Cultural Resources. However, the City has concluded that implementation of 16 mitigation measures in the proposed Mitigation Monitoring and Reporting Program (MMRP) (Attachment K) would reduce these potentially significant environmental impacts to a less than significant level. The MMRP identifies responsibilities related to implementation, timing, monitoring frequency, and responsible party for each mitigation measure.

The MND was available for public review and comment from December 8, 2021, through January 10, 2022 (5 PM). The City did not receive any public or agency comments on the IS/MND during the public review and comment period.

As it pertains to potential development of sites other than the project site as a result of the General Plan amendment and zoning text amendment, as indicated in the IS/MND prepared for the project and above in this staff report, mixed-use commercial and residential development on the same lot or parcel would continue to be a conditional use subject to approval of a use permit, which is a discretionary permit. The use permit review and approval process, because it involves a discretionary permit, would be subject to the requirements of CEQA. Consequently, development of new residential uses that may result from the General Plan amendment and zoning text amendment on sites other than the project site would be subject to site-specific environmental review and would not be allowed by-right by the proposed General Plan amendment or zoning text amendment.

9. Staff Analysis
The project site, because of its proximity to residential, commercial, public facilities, and recreational opportunities, is an appropriate in-fill development site. In-fill development is consistent with various 1 Packet Pg. 55

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570 Crespi Mixed-use Project
March 7, 2022

policies in the City’s General Plan. The project, as conditioned, would be consistent with applicable provisions of the PMC and required findings for approval of the required permits, or would receive appropriate exceptions therefrom.

The General Plan amendment and zoning text amendment, which would also be applicable to sites other than the project site, would enhance public health, safety, and welfare by providing greater flexibility in the design of mixed-use projects on sites affected by the amendments. Greater flexibility in project design can improve neighborhood compatibility of projects and reduce the bulk of mixed-use buildings as discussed in the staff report. Such is the case with the project, where a rezoning to C-2 (Community Commercial) would appropriate allow mixed-use development and would allow the project to utilize the provisions contained in the General Plan amendment and zoning text amendment.

Due to the appropriateness of the project and its consistency with applicable development regulations, staff also recommends a Planning Commission recommendation to City Council to approve the proposed development agreement, General Plan amendment, rezoning, and zoning text amendment.

COMMISSION ACTION
MOTION FOR APPROVAL:

Move that the Planning Commission ADOPT the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; ADOPT the resolution included as Attachment A to the staff report to APPROVE Site Development Permit PSD-811-16, Use Permit UP-76-16, Parking Exception PE-183-19, Sign Permit S-129-19, Vesting Tentative Subdivision Map SUB-233-16, and Heritage Tree Removal Authorization, subject to conditions of approval in Exhibit A of the resolution, and, to RECOMMEND City Council approval of a resolution to approve General Plan Amendment GPA-96-19 and ordinances to approve Development Agreement DA-4-21, Rezoning RZ-194-16, and Text Amendment TA-116-19; and, INCORPORATE all maps, written records and reports, and testimony into the record by reference.

ATTACHMENT LIST:

Attachment A - Draft Resolution and Conditions of Approval (DOCX) Attachment B - Land Use and Zoning Exhibit (DOCX)
Attachment C - Project Plans (PDF)
Attachment D - Landscape Plans (PDF)
Attachment E - Vesting Tentative Subdivision Map (PDF)
Attachment F - Arborist Report (PDF)
Attachment G - Development Agreement (DOCX)
Attachment H - Surrounding Compatible Uses (PDF)
Attachment I - Initial Study/Mitigated Negative Declaration (IS/MND) with Appendices (PDF) Attachment J - Construction Noise Memorandum (PDF)
Attachment K - Mitigation Monitoring and Reporting Program (MMRP) and Final Initial Study/Mitigated Negative Declaration (IS/MND) Memorandum (PDF) 1 Packet Pg. 56

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Land Use & Zoning
City of Pacifica Planning Department
General Plan Diagram
Neighborhood: West Linda Mar
Land Use Designation: Commercial

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Zoning District: M-1(Controlled Manufacturing)

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Packet Pg. 368 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Project Zoning Summary
Parcel #: 022-162-310, 022-162-420Location: 540 & 570 Crespi Drive Pacifica, CA 94044Current Zoning: M-1Proposed Zoning: C-2Lot Area (SF): 72,984 S.F.

1.68 Acres
Development Standards per Article 11, C-2 Commecial District andArticle 24, Residential Clustered Housing Development Standards. Required: Proposed C-2 Clustered
Housing
Minimum Lot Area (SF) 5,000 72,984Min Lot Area: 2000 sf per Dwelling Unit: 30,000Minimum Lot Width (Feet) 50 135Minimum setback:Front None 10'Side None 10'Rear None 235'-2"Distance Between Buildings 10' 25'Maximum Height (Feet) 35' 35'Landscape and open space reqirements: (see A-1.20 for additional detailed Information)Min Landscape Area: 10% 7,298 7,953.00Private Open Space 2,790 10,412.37Usable Open Space 13,350 16,015.67 Proposed Required BMR
BMR Units (15% -8 units or More) 19 Units 3.00 2 (Unit A2 & C2) Proposed Floor Area TotalBldg A - Commercial (SF) 3,165Bldg A - Residential (3 Flats)(SF) 3,692Bldg B - Residential (6 Townhomes)(SF) 16,196Bldg C - Residential (6 Townhomes)(SF) 20,643Grand Total 43,696Required Parking (Sec 9-4.2818) & Parking Report on sheet GB-3.1 Thru GB-3.3 - See full 248 Page Traffic Report Parking # Req'd
Per
Sec 9-4.2818
Parking # Req'd
Per
Parking Report Parking Provided on Site Parking Provided Shared on Community Center Site Residential Townhouses 36.00 32.00 36.00 0Mixed Use [email protected]/1 bdrm unit 6.00 4 Per report page 23 6.00 0Mixed Use Building - Commecial @1/300 SF 11.00 4 Per report page 23 5.00 17 Per report page 23Total Parking: 53 40 47 64Compact Parking (20% of total allowed) 00Accessible parking (per 15-40 = 2 req'd) 22 2 3EV parking stall 11 1 1EV charging station 22 2 2* Total mixed use parking, incl, 3 offsite. See Parking Report ARCHITECT: EID Architects
Environmental Innovations in Design
412 Olive AvenuePalo Alto, CA 94306-2225Phone: (650) 226-8770Mobile: (650) 793-2856Email: [email protected] OWNER:

Brendan Murphy
P.O. Box 301San Mateo, CA 94401Phone: (650) 401-3642Mobile: (650) 430-5200 Fax: (650) 342-4915Email: [email protected] STRUCTURAL ENGINEER:GENERAL CONTRACTOR:

T.B.D.Phone: Mobile: Email:

TRAFFIC/PARKING:

RKH Civil and Transportation Eng.

BIOLOGY

WOOD BIOLOGICAL
GEOTECHNICAL:

Daniel Dyckman561-D Pilgrim Dr.Foster City, CA 94404Phone: (650) 349-3369Mobile: () Email: [email protected] ARBORIST:

CIVIL ENG.:

Cliff Bechtel & Associates901 Waltermire St.Belmont, CA 94002Phone: (650) -Mobile: (650) 333-0103Fax: (650) 637-1059Email: [email protected] LANDSCAPE ARCHITECT:

GeoForensics
TBD
P.O. Box 1569El Granada, CA 94018Phone: (415) 254-4835Mobile: Email: [email protected] AddressPhone: Mobile: Email:
837 Columba LaneFoster City, CA 94404Phone: (650) 212-0837Mobile: (415) 420-3150Email: [email protected] SURVEYOR:

B&H SurveyingDan Bishop901 Waltermire St. Belmont, CA 94002Phone: (650) 637-1590Mobile: Email: [email protected] Advanced Tree CareP.O.Box 5326Redwood City, CA 94063Phone: (650) 839-9539 Mobile: (650) 537-0172Email: [email protected] Michael Callan63 Bovet Rd. #314San Mateo, CA 94402Phone: (650) 372-9220Mobile: (650) 888-9029Fax: (650) 372-9219Email: [email protected] SITE LIGHTING:

CAL LIGHTINGPatrick London4000 Executive Pkwy, Ste 350San Ramon, CA 94583Phone: 925.575.4233 Mobile: Email: [email protected] 570 CRESPI DRIVE 570 CRESPI DRIVE

DRAWING INDEX

VICINITY MAP PROJECT TEAM
540 & 570 CRESPI DR.PACIFICA, CA
COMMERCIAL & RESIDENTIAL: ZONE M-1 (C-3) PROPOSE TO RE-ZONE TO C-2TYPE V-B CONSTRUCTIONPLANNING PERMIT # 2016-004BUILDING PERMIT NUMBER: TBDAPN# 022-162-310, 022-162-420 LOT AREA: 72,984 SF (1.68 ACRE) Jurisdiction - Town of PacificaALL CONSTRUCTION SHALL COMPLY WITH 2016 CRC, CBC, CPC, CMC, CEC and 2016 California Energy Code, PACIFICA MUNICIPAL CODE, ALL LOCAL AMENDMENTS / ORDINANCES, and ALL LOCAL SUB-TRADE CODES. CONTRACTOR SHALL COMPLY WITH 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE, REFER TO GB SHEETS.DEFERRED SUBMITTALS FOR THIS PROJECT INCLUDE:ROOF TRUSSES, FIRE SPRINKLERS, FIRE ALARMS, EVSE (electric vehicle charging stations), SPECIAL INSPECTIONS REQUIRED:DRILLED PIERS, HIGH STRENGTH CONCRETE, FIELD WELDING, HIGH STRENGTH SHEAR WALLS. PROJECT DATA SUMMARY #1FIRE DEPARTMENT NOTES:• RE: DWG'S. A-1.12a AND A-1.12B AND TM-54 AND NORTH COUNTY FIRE AUTHORITY REQUIREMENTS .• AN N.F.P.A. 13 AUTOMATIC FIRE SPRINKLERS SHALL BE PROVIDED @ COMMERCIAL BUILDING AND COMMON AREAS AT MULTI FAMILY DWELLINGS AN N.F.P.A. 13 FIRE SPRINKLER SYSTEM COMPLYING WITH LOCAL AMENDMENTS. • A FIRE DEPARTMENT ROADWAY ACCESS SERVING DWELLING/STRUCTURE WHOSE EAVES LINES ARE 30 FEET OR LESS IN HEIGHT SHALL HAVE A MINIMUM 24 FOOT UNOBSTRUCTED LINEAR WIDTH. THESE ACCESS ROADS SHALL BE DESIGNATED AS FIRE LANES. ACCESS ROADS SHALL MEET FIRE DEPARTMENT STANDARDS FOR SURFACE TYPES; ALL WEATHER, DISTANCE; NOT EXCEED 150 FEET IN LENGTH WITHOUT AN APPROVED TURNAROUND, WEIGHT LOADS; 75,000 LB. MINIMUM, TURN RADIUS; RADII OF 22.5 INSIDE AND 37.5 OUTSIDE MEASURED FROM THE SAME POINT, GRADES; NOT TO EXCEED 10 PERCENT, CROSS GRADE, INTERSECTIONS AND TURNAROUNDS SHALL BE LEVEL (MAXIMUM 5%) WITH THE EXCEPTION OF CROWNING FOR WATER RUN-OFF AND VERTICAL CLEARANCE; 13.5 MINIMUM.

GEOTECHNICAL NOTE: • THE GEOTECHNICAL ASPECTS OF THE CONSTRUCTION INCLUDING DEMOLITION AND ROUGH SITE GRADING, AT- GRADE FOUNDATION EXCAVATIONS, SUBGRADE PREPARATION AND THE INSTALLATION OF SURFACE DRAINAGE CONTROL SYSTEMS, SHOULD BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS PRESENTED IN THE GEOTECHNICAL REPORT. GEOTECHNICAL CONSULTANT SHOULD BE PROVIDED AT LEAST 48 HOURS ADVANCE NOTIFICATION OF ANY GEOTECHNICAL ASPECTS OF THE CONSTRUCTION AND SHOULD BE PRESENT TO OBSERVE AND TEST, AS NECESSARY, THE EARTHWORK, FOUNDATION, AND DRAINAGE INSTALLATION PHASES OF THE PROJECT.

PROJECT DATA SUMMARY #2
MECHANICAL NOTE: • ALL PERMANENT MECHANICAL EQUIPMENT, SUCH AS MOTORS, COMPRESSORS, PUMPS, AND COMPACTORS WHICH IS DETERMINED BY THE BUILDING OFFICIAL TO BE A SOURCE OF STRUCTURAL VIBRATION OR STRUCTURE-BORNE NOISE, SHALL BE SHOCK MOUNTED IN INERTIA BLOCKS OR BASES AND/OR VIBRATION ISOLATORS IN A MANNER APPROVED BY THE BUILDING OFFICIAL.

Re: Sustainability:
a) Near zero energy Architectural design;b) LED lighting with variety of color spectrum for optimal light color rendition at Indoor/outdoor, Commercial/Retail/Residential, plaza/pathway, landscape/building highlighting; c) Advanced Framing;d) Reduced Thermal bridging assemblies;e) Low fly-ash concrete;f) Recycled Rebar;g) Hydrophobic U-stucco, with superior Thermal, Fire, Water, Acoustic properties;
h) Translucent Roofing;i) High quality, Low-E, low glare, fenestration;j) Rainwater Filtration Roofing assembly;k) PV Solar arrays;l) Sun Shading devices on South and West fenestration;m) High percentage of open space;n) Enhanced pedestrian and cyclist paths;o) Increased connectivity of neighborhood paths, plazas, and bicycle parking not reliant on El Camino Real r.o.w.;
p) More comfortable streetscape promenade experience to invite greater likelihood for non-vehicular travel;
q) Permeable paving and expansive, drought tolerant
landscaping for increased groundwater infiltration to earth; r) Eco-balanced vegetation and soil mixtures to foster
pollenating songbirds, animals, and insects;
The Architect will provide professional services of this under California Architect license number C-26427.

PACIFICA, CA 94044A New Vibrant & Sustainable Mixed Use Community A unifying theme throughout the project will be the use of sustainable materials and energy efficient technologies. Green building has become more and more mainstream in recent years, thus homeowners and businesses increasingly seek the high level of quality, natural beauty, economic and health benefits that sustainable design and construction entail. Our green design approach is particularly suitable for a community that includes a fifteen percent (15%) affordable housing component. While all residents of this sustainable community will enjoy lower utility bills (utility bills are reduced by as much as 90% in zero energy homes), this significant monthly savings will be particularly meaningful to low and moderate income residents. The health benefits of sustainable design, such as better indoor air quality resulting from the use of no or low VOC paints and adhesives, are another advantage for sensitive populations. Green Design will support a thriving retail community, as restaurant owners and shopkeepers benefit from reduced utility bills and customers return again and again to enjoy pleasant, daylight-filled spaces.The retail component of the project will include cutting-edge commercial applications of energy efficient and recycled building materials. Some of the features envisioned for this component include solar electric power systems, high efficiency heating and cooling systems, energy efficient lighting systems, radiant roof barriers, low E windows, solar window shading, and increased insulation and thermally wrapped building envelopes, low VOC interior finishes and recycled building materials and flooring.The residences will include features such as electric power, high efficiency water heating, structured plumbing with recirculating pumps, high efficiency furnaces with Energy Star thermostats, low E windows, increased insulation, thermally wrapped building envelope, advanced HVAC design, tight ducting, Energy Star appliances, water saving fixtures, high efficiency lighting and ceiling fans.Landscape elements throughout the entire project will include a variety of drought tolerant native California plants, satellite-controlled irrigation systems (where feasible), porous paving and local materials. Vegetation has been selected to compliment this particular drought tolerant, low water use, natural ecosystem.Architectural DesignThe architectural style for the project is Eco-Functionalism. The project incorporates many ecologically friendly components and synthesizes them in a functional and attractive manner.PROPOSED SCOPE OF GREEN DESIGN "GREEN" & COASTAL CHARACTER
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:29:42 PM
COVER SHEET A-0.0 04/27/2021
Sheet No Sheet Name
ArchitecturalA-0.0 COVER SHEETA-0.2A CONDITIONS OF APPROVALA-0.51 Render 1A-0.52 Render 2A-0.53 Render 3A-0.54 3D VIEWS 1 - OVERALLA-0.55 3D VIEWS 2 - GROUND LEVELA-0.70 EXISTING NEIGHBORHOOD PHOTOSA-1.11a SITE PLANA-1.12a AUTO TURN EXHIBITA-1.12b FIRE FLOW REQUUIREMENTSA-1.13 POTENTIAL ADDITIONAL PARKING EXHIBITA-1.14 WETLAND BOUNDARY DELINEATIONA-1.15 SITE ELEVATIONSA-1.16 SITE ELEVATIONSA-1.17 PHOTOMETRIC LIGHTING STUDYA-1.18 SITE PHOTOMETRIC LIGHTING FIXTURE SPEC SHEETSA-1.20 PROPOSED LANDSCAPE, OPEN SPACE - SITE PLANA-1.21 PROPOSED AREA BLOCK DIAGRAM 1ST FLOORA-1.22 PROPOSED AREA BLOCK DIAGRAM 2ND FLOORA-1.23 PROPOSED AREA BLOCK DIAGRAM 3RD FLOORA-1.24 PROPOSED AREA BLOCK DIAGRAM ROOFA-3.1 BLDG A - COMMERCIAL - FLOOR PLANSA-3.2 BLDG A - COMMERCIAL - ROOF PLANA-3.3 NOT USEDA-3.4 NOT USEDA-3.5 BLDG A - COMMERCIAL - ELEVATIONS NORTH & SOUTHA-3.6 BLDG A - COMMERICAL - ELEVATIONS EAST & WESTA-3.7 BLDG A - COMMERCIAL - SECTIONS 1A-3.8 BLDG A - COMMERICAL - SECTIONS 2A-4.1 BLDG B - MULTIFAMILY WEST - 1ST & 2ND FLOOR PLANSA-4.2 BLDG B - MULTIFAMILY WEST - 3RD & ROOF FLOOR PLANS SHEET REVISIONS:
1 PLAN CHECK COMMENTS - JUNE 06, 20192 PLAN CHECK COMMENTS - JUNE 13, 20193 PLAN CHECK COMMENTS - SEPT. 13, 20194 PLAN CHECK COMMENTS - NOV. 27, 20195 PLAN CHECK COMMENTS - JAN. 20, 20206 PLAN CHECK COMMENTS - NOV. 30, 20207 PLAN CHECK COMMENTS - JAN. 05, 20218 PLAN CHECK COMMENTS - MAR. 10, 2021 8 Sheet No Sheet Name
A-4.3 BLDG B - MULTIFAMILY WEST - ELEVATIONS NORTH & SOUTHA-4.4 BLDG B - MULTIFAMILY WEST - ELEVATIONS EAST & WESTA-4.5 BLDG B - MULTIFAMILY WEST - SECTIONS 1A-4.6 BLDG B - MULTIFAMILY WEST - SECTIONS 2A-5.1 BLDG C - MULTIFAMILY EAST - FIRST & SECOND FLOOR PLAN
A-5.2 BLDG C - MULTIFAMILY EAST - THIRD AND ROOF DECK

FLOOR PLAN
A-5.3 BLDG C - MULTIFAMILY EAST - ELEVATIONS NORTH & SOUTHA-5.4 BLDG C - MULTIFAMILY EAST - ELEVATIONS EAST & WESTA-5.5 BLDG C - MULTIFAMILY EAST - SECTIONS 1A-5.6 BLDG C - MULTIFAMILY EAST - SECTIONS 2A-6.1 COLORS AND MATERIALSA-6.2 COLORS AND MATERIALSA-7.1 TRASH / RECYCLING ENCLOSUREA-7.2 MASTER SIGN PROGRAMGB-3.1 TRAFFIC IMPACT ANALYSIS REPORTGB-3.2 TRAFFIC IMPACT ANALYSIS REPORTGB-3.3 TRAFFIC IMPACT ANALYSIS REPORTCivilTM-0 TITLE AND TENTATIVE MAPTM-1 BOUNDARY AND TOPOGRAPHIC SURVEYTM-2 GRADING AND DRAINAGE PLANTM-3 GRADING AND DRAINAGE PLANTM-4 GRADING AND DRAINAGE PLANTM-5 UTILITY PLANTM-6 STORM WATER MANAGEMENT PLANTM-7 CIVIL DETAILSLandscapeL1.1A PLANTING PLANL1.1B PLANTING PLANL2.0 IRRIGATION PLANL2.5 LANDSCAPE NOTES & DETAILSTotal Sheets: 61 (REVISED - APRIL 27, 2021) 8

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ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:29:50 PM
04/27/2021 CONDITIONS OF APPROVAL A-0.2A
1 CONDITIONS OF APPROVAL - PLANNING 2

CONDITIONS OF APPROVAL - NORTH COUNTY FIREAUTHORITY

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ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:29:51 PM
Render 1 A-0.51 04/27/2021

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ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
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Render 2 A-0.52 04/27/2021

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ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
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ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
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3D VIEWS 1 - OVERALL A-0.54 04/27/2021
1 3d view 1
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ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
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3D VIEWS 2 - GROUND LEVEL A-0.55 04/27/2021
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COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
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EXISTING NEIGHBORHOOD PHOTOS A-0.70 04/27/2021
VIEW - 3 VIEW - 4VIEW - 2
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PROPERTY ENTRANCE SIGN - LIT FROM

WITHIN LINEAR LOW LEVEL LED ON APHOTOCELL FOR NIGHT TIME LIGHTING

ADDRESS, ORIENTATION SIGN
NW S NON-JDBOUNDARY LINE 15'-0" 15'-0" 16'-0" TYP 7 '-6"TYP 12'-0" 15'-0" 16'-0" R28'-0" 65° 26' 00" 57.13' SE 40° 16' 00" 555.61' SW 40° 16' 00" 543.30' NE 40° 16' 00"
525.40'
SW
65°
26'
00"
83 .1
3'
N
W
5 3
°
0 1
'
0 0
"
8 0
.
1 6
'
S
E
5 3
°
0 1
'
0 0
"
5 5
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0 9
'
S
E
(E) ONE STORY BUILDING(PACIFICA COMMUNITY CENTER)
C
R
E
S
P
I
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05 06070809101112
17 16

DROP-OFF
AREA
18 19 20
21 22
04 02 01 03
NEW

DRIVEWAY
14 13
15 23
24 25
26 27
28 29
30 31
32 C
R
ES
P
I DR
V
I
E

PLANTER

PLANTER PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTERPLANTER

PLANTER PLANTER PLANTER

PLANTER

PLANTER

PLANTERPLANTER PLANTER

SIDEWALK

SIDEWALK

SIDEWALK SIDEWALK

SIDEWALK DECK WALKWAY
N40°16'00"E DECK WALKWAY
543.30'
S
5 3
°
0 1
'
0 0
"
E
8 0
.
1 6
'
S40°16'00"W
525.40'
N
65 °
2 6'
00"
W
83 .
1 3'
5 0
.
0 0

NEW ENTRY DRIVE

EXISTING EXIT/ENTRY DRIVE
EV

BIKE RACKS BIKE RACKS
HC VAN

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°

75.5°
M
a
g
n
eti
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rth
GM
CO
CO
CO
CO
CO
SD
T
E
L
E
W
W
W
U
T
E
L
E
W
W
HC
VAN
RAMP
UP

BLDG CBLDG B
(E) ONE STORY BUILDING(PACIFICA COMMUNITY CENTER)
(E) ONE STORY BUILDING(COMMERCIAL)

VACANT / UNDEVELOPED AREA TO REMAIN
pp

PROPERTY ENTRANCE SIGN - LIT FROM WITHIN LINEAR LOW LEVEL LED ON A PHOTOCELL FOR NIGHT TIME LIGHTING EXISTING FIRE HYDRANT LOCATION, RE: CIVIL DWGS
50' - 1"
5' - 0"
5' - 0"
2 WAND EV CHARGING STATION
4' - 7"
16 UNIT AC-1UNIT AC-2

PROPOSED NEW PARKING SPACE

PROPOSED NEW PARKING SPACE

PROPOSED NEW LOOP DRIVE AND DROP-OFF
15' - 0" 10' - 0"
BLDG A

ADDRESS, ORIENTATION SIGN
NOTE:RE: CIVIL& LANDSCAPE DRAWINGS FOR PERMEABLE PAVING AND MATERIALS 2ND FLOOR ABOVEUTILITY ACCESS ROCK

DELINEATION LINE BETWEEN UNDEVELOPED AREA

PROPERTY LINE

UTILITY VAULT BELOW GRADE
NEW FIRE HYDRANT. RE: CIVIL DWGS.
1' - 4" 8' - 8" 71' - 10" 8' - 8" 44' - 6"
4' - 4" 5' - 8" 45' - 0" 25' - 0" 45' - 0" 5' - 8" 4' - 4" 235' - 2 1/2" 164' - 5" 58' - 5" 67' - 3 1/2" 10' - 0" 125' - 0"
9' - 3 3/8"
10' DEDICATION LINERE: CIVIL DWGS.
8 8
REVISED 8
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 3:24:08 PM
04/27/2021 SITE PLAN A-1.11a
1" = 20'-0" 1 OVERALL SITE PLAN
0' 10' 20' 40' 80'
Graphic Scale: 1inch = 20 feet
8 1.c
Packet Pg. 105
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 377
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) DISTANCE TO FIRE DEPT. APPARATUS

DISTANCE TO FIRE FIRE HYDRANT ACCESS
(400 FT. MAX.)
(150 FT. MAX.) - (MITIGATED BY INSTALLING
NFPA 13 SYSTEM THROUGHOUT).

PLANTER

PLANTER PLANTER

PLANTER PLANTER PLANTER

PLANTER

PLANTER

PLANTER
S53°01'00"E

80.16'
S40°16'00"W
525.40'

50.00 NEW ENTRY DRIVE

EXISTING EXIT/ENTRY DRIVE

CRESPI DRIVE
EV
53° 01' 00"

80.16' S E 53° 01' 00" 55.09' S E

PLANTER PLANTER PLANTER

PLANTER

PLANTER

BIKE RACKS BIKE RACKS
HC
VAN
R28'-0"
CO
TELE
WW
W
VAN
CO
CO
WW

TELE W W
15'-0"
16'-0"
153'-11"

PLANTER

PLANTER PLANTER

SIDEWALK

SIDEWALK

SIDEWALK SIDEWALK SIDEWALK DECK WALKWAY

DECK WALKWAY
UP 11'-2 3/128"

BUILDING A - RETAIL / OFFICE
SLOPE 1% SLOPE 1% 29'
150' 23'-2" 43'-8" 25'
150'
30'-1"
183'-2" 19' 63'-7"
88'-6"
182' 4'-4"
10'-2" 167'-6"
167'
29'-8"

EDGE OF FIRE

TRUCK FRONT AND

REAR OVERHANG

PATH OF FIRE

TRUCK TIRES

EDGE OF FIRE

TRUCK FRONT AND

REAR OVERHANG

PATH OF FIRE

TRUCK TIRES
+/- 50' FT. +/- 350 FT.

UP 87 SF
Utility Room
103
BUILDING A - UNIT AC-2
101 11'-2 3/128"
BUILDING A - UNIT AC-2
100

BUILDING A - RETAIL / OFFICE
57 SF
Utility Closet 103
106 SF
All Gender Restroom
103
144 SF
Common Area Lobby
104
2,123.65 SF
789.63 SF
Elevator
47'-0"
6' 1
A-1.14
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE PACIFICA, C A L I F O R N I A 94044
ENVIRONMENTAL INNOVATIONS in DESIGN
412 OLIVE AVE . PALO ALTO CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
04/27/2021

DIAGRAM
FIRE APPARATUS ACCESS A-1.12a

1.c
Packet Pg. 106 Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 378 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE PACIFICA, C A L I F O R N I A 94044
ENVIRONMENTAL INNOVATIONS in DESIGN
412 OLIVE AVE . PALO ALTO CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
04/27/2021

REQUIREMENTS
FIRE FLOW A-1.12b 4
CFC 507.3 Fire Flow requirements for buildings or portions of buildings and facilities shall be determined by an approved method or Appendix B. (NOTE: The CFC indicates that the required fire-flow is determined by the area of a building, or a portion of a building if a Fire Wall subdivides that building into separate fire areas. For a site with multiple buildings, the Fire-Flow requirement is not the cumulative total of the required fire-flow of each building, unless conditions indicate an unusual susceptibility to group fires or conflagrations.) Appendix B
B101.1 Scope: The procedure for determining fire-flow requirements for building hereafter constructed shall be in accordance with this appendix.

Table B105.1(1) required fire-flow for Townhomes, automatic sprinklers per 903.3.1.3: 1/2 value in Table B105.1(2)
Table B105.2, required fire-flow for buildings other than Townhomes, automatic sprinklers per 903.3.1.1 & 2: 25% of value on table B105.1(2)
Building area & fire-flow:

Building A: 6,857 sf.

Table B105.1(2): 6,201-7,700 sf Fire-Flow = 2,250 GPM, Duration 2 hrs. Table B105.2 reduces the fire-flow to 25% of the value in table B105.1(2) = 625 GPM. (but shall not be less that 1,500 GPM for Section 903.3.1.1 sprinklers, or not less than 1,500 GPM for Section 903.3.1.2 Sprinklers) = 1,500 GPM Duration 2 hours, Or 1 hr. with firewall b/w each unit from concrete floor slab to underside of roof sheathing.

Building B: 16,196 sf.

Table B105.1(2): 15,601-18,000 Fire-Flow = 3,500 GPM, Duration 3 hours. Table B105.1(1) reduces the fire-flow to 1/2 the value to 2,000 GPM Duration 1 hour, or 1 hr. with firewall b/w each unit from concrete floor slab to underside of roof sheathing.

Building C: 20,643 sf.

Table B105.1(2): 20,601-23,300 Fire-Flow = 4,000 GPM, Duration 4 hours. Table B105.1(1) reduces the fire-flow to 1/2 the value to 2,000 GPM Duration 1 hour, or 1 hr. with firewall b/w each unit from concrete floor slab to underside of roof sheathing.

Number of Hydrants: Table C102.1: 1,750 or less, 1 hydrant, average spacing between hydrants: 500 feet, maximum spacing from any point on a street to a hydrant: 250 feet. (plus 25% increase to both distances for Section 903.3.1.2 or .3 automatic sprinkler systems.) SUMMARY: 7 7

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Packet Pg. 379 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

PLANTER

PLANTER PLANTER

PLANTER PLANTER PLANTER

PLANTER

PLANTER
PLANTER N40°16'00"E
543.30'
S53°01'00"E

80.16'
S40°16'00"W
525.40'
N65°26'00"W 83.13'

50.00 NEW ENTRY DRIVE

EXISTING EXIT/ENTRY DRIVE

CRESPI DRIVE
EV

SUNRISE
29° South East 7:20 12/21
31° North East 4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21 31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
(E) ONE STORY BUILDING
(PACIFICA COMMUNITY CENTER)
65° 26' 00" 57.13' S E
40° 16' 00"
555.61' S W
40° 16' 00"
543.30' N E
40° 16' 00"
525.40' S W
65° 26' 00" 83.13' N W
53° 01' 00"

80.16' S E 53° 01' 00" 55.09' S E CRESPI DRIVE
05 06
07 08
09 10
11 12
17 16 DROP-OFF AREA
18 19
20 21
22 PLANTER PLANTER PLANTER

PLANTER

PLANTER

BIKE RACKS BIKE RACKS
HC
VAN
04 03 02 01
R28'-0"
CO
TELE
WW
W W
HC
VAN

RAMP UP
U
CO
CO
WW

TELE W W
(E) PARKING LOT
(PACIFICA COMMUNITY CENTER)

NEW DRIVEWAY
15'-0"
15'-0"
16'-0" TYP.
7'-6" TYP.
12'-0"
15'-0"
16'-0"
213'-7" 153'-11"

PLANTER

PLANTER PLANTER

SIDEWALK

SIDEWALK

SIDEWALK SIDEWALK SIDEWALK
14 13
15 DECK WALKWAY

DECK WALKWAY
23 24
25 26
27 28
29 30
31 32
UP 11'-2 3/128"
BUILDING A - RETAIL / OFFICE 1
A-1.14 NOTE:

RE: CIVIL & LANDSCAPE
DWG'S. FOR PERMEABLE
PAVING MATERIALS.

COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE PACIFICA, C A L I F O R N I A 94044
ENVIRONMENTAL INNOVATIONS in DESIGN
412 OLIVE AVE . PALO ALTO CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
04/27/2021

PARKING EXHIBIT
POTENTIAL ADDITIONAL A-1.13

1.c
Packet Pg. 108 Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 380 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

PLANTER

PLANTER PLANTER

PLANTER PLANTER PLANTER

PLANTER

PLANTER
PLANTER N40°16'00"E
543.30'
S53°01'00"E

80.16'
S40°16'00"W
525.40'
N65°26'00"W

83.13'

50.00 NEW ENTRY DRIVE

EXISTING EXIT/ENTRY DRIVE

CRESPI DRIVE
EV

SUNRISE
29° South East 7:20 12/21
31° North East 4:49 6/21 EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
(E) ONE STORY BUILDING
(PACIFICA COMMUNITY CENTER)
65° 26' 00" 57.13'
S
E
40° 16' 00"
555.61'
S W
40° 16' 00"
543.30'
N E
40° 16' 00"
525.40'
S W
65° 26' 00" 83.13'
N
W
53° 01' 00"

80.16'
S
E 53° 01' 00"

55.09'
S

E CRESPI DRIVE
05 06
07 08
09 10
11 12
17 16

DROP-OFF AREA
18 19
20 21
22 PLANTER PLANTER PLANTER

PLANTER

PLANTER

BIKE RACKS BIKE RACKS
HC
VAN
04 03 02 01
R28'-0"
CO
TELE
W
W
W
W
HC
VAN

RAMP UP
U
CO
CO
W
W
TELE
W
W
(E) PARKING LOT
(PACIFICA COMMUNITY CENTER)

NEW DRIVEWAY
15'-0"
15'-0"
16'-0" TYP.
7'-6" TYP.
12'-0"
15'-0"
16'-0"

PROPERTY ENTRANCE SIGN - LIT FROM WITHIN LINEAR LOW LEVEL LED ON A

PHOTOCELL FOR NIGHT TIME LIGHTING

ADDRESS, ORIENTATION SIGN
213'-7" 153'-11"
P

WETLAND

DELINEALTION LINE

EXISTING

ARROYO WILLOW

BOUNDARY LINE

NW S NON-JD

BOUNDARY LINE
P P

AREA OF ARROYO

WILLOW TO BE RELOCATED
784 SF.

PLANTER

PROPOSED

ADDED AREA OF

ARROYO WILLOW
448 SF.

PLANTER PLANTER

PROPOSED

ADDED AREA

ARROYO WILLOW
800 SF.

SIDEWALK

SIDEWALK

SIDEWALK SIDEWALK SIDEWALK
LEGEND OF ARROYO WILLOW AREAS:

PROPOSED

ADDED AREA

PROPOSED AREA

TO RELOCATE

PROPOSED

ADDED AREA

ARROYO WILLOW
308 SF.

EXISTING AREA TO
REMAIN
1556 SF.
784 SF.

ARROYO WILLOW SUBTOTAL: 3306 SF.
1750 SF.

EXISTING AREA 2603 SF.
(27 % INCREASE) 14 13
15 DECK WALKWAY

DECK WALKWAY

GRASSPAVE,
RE: CIVIL
DWG'S.

GRASSPAVE, RE: CIVIL
DWG'S.
23 24
25 26
27 28
29 30
31 32
UP 11'-2 3/128"

BUILDING A - RETAIL / OFFICE
1 A-1.14 NOTE:

RE: CIVIL & LANDSCAPE
DWG'S. FOR PERMEABLE
PAVING MATERIALS. 6"
6"
3'-6"
6" CONCRETE WALL PER
STRUCTURAL DETAILS (TYP.)

PREVIOUS PAVEMENT SECTION

SLOPE TO DRAIN

DRIP THROUGH BOADWALK,
1X6 TIMBERTECH AZEK OR EQ. ;

VINTAGE COLLECTION COASTLINE COLOR
WITH HIDDEN STAINLESS STEEL FASTENERS.

POWDER COATED FLAT STEEL POSTS AND TOP
RAIL WITH CABLES; FEENLEY CABLES OR EQ.
(E) WETLANDS

DECK WALKWAY DETAIL
3'-0" 3'-0" 3'-0" 3'-6"MIN.

WALKING SURFACE
2" SQ. HOLLOW STL. TOP RAIL
2"x1 1/2" HOLLOW STL. BOTTOM RAIL
1/8" DIA. STRANDED STL CABLE
SPACED SO THAT A 4" DIA.

OBJECT CANNOT PASS THROUGH
3 1/2" 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX.
1" Wx1/8" THK STEEL STIFFENER
3/4" X 2" STEEL BALUSTER

REQUIRED GUARDS SHALL NOT

HAVE OPENINGS THAT ALLOW
PASSAGE OF A SPHERE 4" IN
DIAMETER PER CRC R312.1.3.

DECK WALKWAY RAILING
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE PACIFICA, C A L I F O R N I A 94044
ENVIRONMENTAL INNOVATIONS in DESIGN
412 OLIVE AVE . PALO ALTO CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
04/27/2021

DELINEATION
WETLAND BOUNDARY A-1.14
7 1.c
Packet Pg. 109 Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 381 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:37:15 PM
SITE ELEVATIONS A-1.15 04/27/2021
3/32" = 1'-0" 1 Site - South Elevation3/32" = 1'-0" 2 Site - North Elevation

1.c
Packet Pg. 110
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 382
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:39:52 PM
SITE ELEVATIONS A-1.16 04/27/2021
3/32" = 1'-0" 1 Site - East Elevation
3/32" = 1'-0" 2 Site - West Elevation

1.c
Packet Pg. 111
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 383
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 12345678
CBA
1234567
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A
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C

0.0 0.9

1.4 2.62.6

2.62.6 2.52.5

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2.43.34.04.34.01.61.61.41.1 2.33.13.84.13.82.42.42.01.6

2.33.23.94.13.93.33.32.82.1 2.43.44.24.54.24.04.03.42.5

2.53.54.44.64.44.34.23.62.6 2.53.54.34.64.34.24.13.52.6

2.43.34.04.34.04.03.93.42.6 2.33.23.84.13.84.03.93.42.6

2.33.23.94.23.94.34.23.62.7 2.43.44.24.54.24.64.53.82.9

2.53.54.44.64.44.6 4.53.92.9

2.53.54.34.64.34.44.33.72.8 2.43.34.04.34.04.14.03.52.7

2.33.23.84.13.84.14.03.52.7 2.33.23.94.23.94.34.33.62.8

2.53.44.24.54.24.64.53.92.9 2.53.54.44.64.44.64.53.92.9

2.53.54.34.64.34.44.33.72.8 2.43.34.04.34.04.14.03.52.7

2.33.23.84.13.84.14.03.52.7 2.33.23.94.23.94.34.33.72.8

2.53.44.24.54.24.64.53.92.9 2.53.54.44.64.44.64.53.92.9

2.53.54.34.64.34.44.33.72.8 2.43.34.04.34.04.14.03.52.7

2.33.23.84.13.84.14.03.52.7 2.33.23.94.23.94.44.33.72.8

2.53.44.24.54.24.64.53.92.9 2.53.54.44.64.44.64.53.92.9

2.53.54.34.64.34.44.33.72.8 2.43.34.04.34.04.14.03.52.7

2.33.23.84.13.84.14.03.52.7 2.33.23.94.23.94.34.33.72.8

2.43.44.24.54.24.64.53.92.9 2.53.54.44.64.44.64.53.92.9

2.53.54.34.64.34.44.33.72.8 2.43.34.04.34.04.14.03.52.7

2.33.13.84.13.84.14.03.52.7 2.33.23.94.13.94.34.33.62.8

2.43.34.14.5 4.14.64.53.92.9

2.53.54.34.64.34.64.53.92.9 2.53.44.34.64.34.34.33.62.7

2.43.24.04.34.04.04.03.42.6 2.23.13.74.03.73.93.93.42.6

2.23.13.74.03.74.24.13.52.6 2.33.24.04.34.04.34.23.62.7

2.33.24.04.34.04.14.13.52.5 2.13.03.74.03.73.53.52.92.2

1.72.43.03.23.02.72.62.21.7 1.31.82.22.32.11.91.81.61.2

0.91.21.41.51.41.41.31.10.9 1.31.10.90.7

1.41.10.80.6 1.51.20.90.7

2.21.81.51.2 2.72.42.01.7

3.22.92.52.1 6.67.6

8.08.28.38.38.38.58.58.87.96.9 5.86.87.17.47.57.67.67.87.88.07.36.5

5.16.06.06.26.26.26.36.66.77.06.35.5 4.55.35.05.04.74.74.95.35.55.95.14.4

4.14.74.13.93.53.43.74.14.55.04.23.4 2.53.23.74.13.43.22.62.52.83.33.74.13.42.6

2.12.73.13.52.82.52.01.82.12.63.03.52.92.1 2.53.12.42.01.51.21.52.12.73.32.72.0

2.12.72.11.71.10.91.31.92.53.22.62.1 1.92.41.91.41.00.81.01.72.33.12.82.3

1.82.41.81.30.90.70.91.62.13.02.72.2 1.92.51.91.40.90.60.91.62.12.82.31.8

2.22.72.01.50.90.70.91.52.02.62.01.4 1.52.12.52.82.01.50.80.70.91.31.92.41.81.1

1.62.12.52.82.01.50.80.70.91.31.82.31.71.0 1.31.82.22.72.01.50.90.60.81.31.92.41.81.1

1.92.51.91.40.90.60.91.52.02.62.01.4 1.82.41.81.30.90.60.91.52.02.72.31.8

1.82.31.81.30.90.70.81.52.02.82.52.1 1.92.41.91.40.80.60.91.52.02.82.42.0

2.02.62.01.50.90.70.91.52.02.62.11.6 2.42.82.01.50.90.60.91.41.92.51.91.2

1.62.22.52.8 2.01.50.80.70.91.31.82.31.71.1

1.41.92.42.72.01.50.90.60.91.31.82.31.81.1 2.02.62.01.50.90.60.81.41.92.51.91.3

1.82.41.91.40.80.60.91.52.02.72.11.6 1.72.31.81.30.90.60.91.52.02.82.42.0

1.82.31.81.30.90.70.81.52.02.82.52.1 1.92.51.91.40.90.70.91.52.02.72.31.8

2.22.72.01.50.90.70.91.41.92.62.01.4 1.52.12.52.82.01.50.90.70.81.31.82.41.81.1

1.62.12.52.82.01.50.80.60.91.31.82.31.71.0 1.31.82.22.72.01.50.90.60.81.31.82.41.81.1

2.02.61.91.40.80.60.91.41.92.62.01.4 1.82.41.81.30.90.60.91.52.02.72.31.8

1.82.41.81.30.90.70.81.52.02.82.52.1 1.92.51.91.40.80.60.91.52.02.72.42.0

2.12.72.01.50.90.70.91.52.02.62.11.6 2.42.82.01.50.90.60.91.41.92.51.81.2

1.62.22.52.82.01.50.80.70.91.31.82.31.71.0 1.41.92.32.72.01.50.90.60.91.31.82.31.71.0

2.02.62.01.50.90.60.81.41.92.51.91.2 1.82.41.91.40.80.60.91.52.02.72.21.6

1.72.21.81.30.90.70.91.62.12.92.71.9 1.72.3

1.81.41.00.81.01.72.23.12.92.0 1.82.41.91.51.10.91.11.82.43.33.12.9

2.12.62.01.61.21.11.42.12.73.53.33.0 1.52.02.42.61.91.71.21.31.72.43.13.83.73.4

1.52.12.32.61.91.71.31.52.12.83.54.24.34.2 1.31.72.02.51.91.81.51.82.53.34.14.85.05.1

0.91.21.72.21.81.81.82.23.03.84.75.45.86.16.3 1.11.31.61.31.71.91.71.31.11.11.31.61.91.81.41.00.80.60.40.40.30.20.20.20.70.91.41.81.71.82.02.63.54.45.46.16.66.97.13.61.86.96.66.25.7

1.11.41.71.72.12.32.22.01.91.92.02.22.52.42.01.71.41.10.80.70.60.50.40.30.60.71.11.51.51.82.22.93.94.96.06.87.37.67.87.83.97.77.36.96.51.41.61.7 1.91.51.21.00.90.70.60.50.50.60.91.21.41.82.33.14.25.36.47.37.98.38.68.74.48.58.17.67.01.92.32.2

2.01.71.51.31.21.00.80.60.60.60.71.01.41.82.53.34.35.66.77.68.38.89.49.59.49.38.98.17.42.52.82.6 2.11.81.71.51.31.10.90.70.60.60.70.91.31.82.53.44.45.76.87.78.49.19.79.99.8

9.79.28.37.56.75.95.04.03.12.41.81.41.21.11.11.11.23.13.33.2 2.32.22.01.91.61.31.10.90.70.60.70.91.21.72.53.44.55.76.87.68.39.19.810.110.09.89.28.37.56.86.05.04.13.22.52.01.61.51.51.61.83.03.23.23.2

0.30.30.40.40.50.50.60.60.70.91.11.41.82.22.42.62.72.62.52.32.01.71.31.10.90.70.70.81.21.72.53.44.55.86.97.88.59.310.110.310.310.09.58.57.77.06.25.24.23.42.82.32.12.02.12.33.23.53.63.73.63.63.33.02.6

0.20.30.40.40.50.60.70.81.01.21.51.82.32.73.13.43.53.43.22.92.52.11.71.31.00.80.70.81.21.72.53.54.65.97.07.98.69.29.79.99.89.69.28.57.87.16.35.34.43.63.12.72.62.62.83.13.74.04.14.14.14.13.93.63.3 0.20.30.30.50.60.70.91.21.41.82.12.53.03.53.94.34.44.34.13.73.22.72.21.71.31.00.80.91.11.72.53.44.65.86.97.88.48.89.09.29.18.98.68.27.77.06.25.34.53.83.43.23.23.33.64.14.65.05.35.45.45.34.94.54.0

0.20.30.40.60.81.01.31.62.02.42.93.33.84.44.95.35.55.45.14.64.03.42.82.11.61.11.00.91.11.62.33.34.3 5.46.47.27.88.28.58.68.68.48.17.77.26.65.85.04.43.93.73.63.74.04.55.15.76.26.66.96.96.76.35.75.1

0.20.30.50.70.91.21.72.22.73.23.74.24.85.45.96.46.66.56.25.75.04.23.42.62.01.41.11.11.21.52.12.93.84.75.56.37.07.57.88.08.07.87.57.16.55.95.24.64.23.93.94.04.34.85.46.16.77.27.67.97.97.87.46.96.3 0.30.40.60.81.11.52.12.73.34.04.65.25.76.26.87.37.57.47.16.76.15.14.13.12.41.71.31.11.21.41.92.53.23.94.65.25.96.56.97.27.37.06.66.25.65.04.44.03.83.83.94.24.75.46.26.97.47.98.28.48.58.48.27.87.2

0.30.50.70.91.31.82.43.13.94.75.46.06.66.97.48.08.38.27.87.67.06.14.93.72.82.11.51.21.21.31.62.12.63.13.64.24.75.15.55.85.85.75.45.04.54.13.73.43.43.53.84.35.05.96.77.58.08.48.89.09.19.08.88.47.9 0.40.60.81.11.52.12.83.54.45.36.16.87.37.78.18.79.08.98.68.27.87.05.74.33.32.51.81.41.21.21.41.62.02.42.83.23.63.94.14.34.34.24.13.93.53.23.02.82.93.23.64.25.16.17.07.78.48.99.59.89.89.69.38.88.2

0.50.7 1.01.41.82.43.14.04.95.86.77.58.28.79.19.710.09.59.28.88.37.76.45.03.72.82.11.51.21.21.21.41.61.82.12.42.72.93.03.13.13.13.12.92.72.52.32.32.52.93.44.25.16.17.07.78.49.310.010.310.310.29.88.98.1

0.60.91.31.72.22.93.64.55.46.57.48.29.09.810.210.510.810.49.99.38.78.06.95.44.13.12.31.71.31.21.11.21.21.41.51.71.92.12.22.22.32.32.22.22.01.81.71.82.22.63.24.05.06.06.87.58.29.210.010.410.410.29.68.77.9

0.81.11.62.12.73.54.35.26.27.28.18.99.810.611.011.111.311.010.49.79.08.27.25.84.43.42.51.81.41.21.11.01.11.21.21.21.31.41.51.51.61.61.61.51.41.41.41.52.02.53.14.04.95.96.87.58.39.29.910.110.210.19.6

1.01.41.92.63.44.25.16.07.08.09.09.810.511.311.711.711.611.410.910.09.38.47.36.04.73.62.71.91.51.21.11.01.01.00.90.90.90.91.01.01.21.21.21.11.11.11.11.31.82.53.14.04.95.96.87.68.39.29.79.910.010.09.4

1.21.72.43.24.15.05.96.87.98.99.910.67.43.212.312.311.911.410.910.19.48.67.56.14.83.72.82.11.61.31.11.00.91.00.70.70.70.70.70.91.01.01.01.00.90.9

1.01.21.82.43.14.04.95.96.77.58.18.79.19.45.09.48.9 1.42.12.83.84.85.96.87.78.79.97.84.88.312.412.612.712.111.210.510.09.48.57.46.24.93.92.92.21.81.51.21.11.00.80.70.50.50.50.60.90.91.01.00.90.80.91.01.21.62.33.13.94.85.76.57.17.78.18.58.60.68.68.3

1.72.43.34.35.56.77.78.69.510.68.89.112.712.912.912.512.111.110.39.69.08.27.26.04.93.93.02.42.01.61.41.21.20.80.80.40.50.50.71.01.01.01.11.10.90.91.01.11.62.32.83.84.65.46.16.77.17.57.88.00.88.07.7

1.92.73.74.96.17.48.59.310.111.012.012.813.213.213.012.511.811.110.19.28.47.66.65.74.73.83.12.52.11.81.61.40.90.90.90.40.50.71.11.21.21.21.21.31.31.01.01.11.62.22.73.44.34.95.56.06.56.97.24.21.07.37.1

2.23.14.15.36.77.99.09.910.411.112.113.013.212.912.411.510.49.68.57.56.76.05.24.43.73.02.72.32.01.81.71.10.91.00.60.90.91.41.41.41.41.41.51.51.51.11.21.62.12.52.93.94.44.95.45.86.26.65.44.06.66.3

2.43.34.55.87.28.39.310.210.811.212.112.813.113.012.611.911.09.78.47.76.65.95.24.64.03.43.02.8

2.42.22.11.31.01.11.41.01.01.31.71.71.61.61.61.71.71.71.21.31.52.12.32.62.94.04.44.75.05.35.55.85.85.55.3 2.63.64.96.37.68.59.410.311.311.712.312.712.712.412.111.510.48.97.36.25.85.14.64.13.63.13.12.82.62.42.21.01.11.92.01.31.01.91.81.81.81.71.71.81.81.92.01.31.42.52.62.32.53.53.84.14.34.54.44.64.64.54.4

2.73.75.26.77.88.79.510.411.311.812.112.512.211.711.210.59.78.46.95.03.94.64.13.83.52.93.02.62.42.20.91.02.01.91.92.11.01.71.81.81.91.91.91.91.91.91.92.21.32.32.32.51.82.23.43.33.43.63.63.94.03.93.7

2.73.85.36.87.98.69.310.311.111.611.72.22.52.93.13.36.27.76.35.24.42.73.83.63.43.13.23.02.92.82.72.62.62.52.12.12.12.12.12.12.22.22.22.22.22.22.32.12.12.52.62.72.82.13.13.23.33.43.33.33.53.43.2

2.73.85.36.87.98.59.210.110.811.111.111.110.810.29.69.08.27.15.94.74.02.72.93.53.03.43.13.13.02.92.92.82.12.22.22.22.22.22.22.22.22.22.22.22.22.22.22.12.32.42.52.62.72.12.82.82.92.92.82.73.02.92.8

2.73.75.16.57.68.28.99.610.310.410.410.410.09.3

8.78.17.46.45.34.64.13.72.62.62.03.53.13.13.13.02.12.12.12.12.11.91.82.32.42.12.52.52.52.52.52.42.32.82.72.5 2.63.54.76.07.17.88.49.09.59.59.59.59.18.68.07.46.65.74.94.23.63.22.93.02.41.92.72.62.52.4

2.43.34.35.56.57.37.98.38.58.48.48.58.37.97.36.75.95.14.43.93.43.43.33.33.31.81.92.02.42.2 2.22.93.84.85.86.67.37.57.77.57.47.57.57.16.66.05.34.64.03.73.43.33.33.2

1.92.63.34.15.05.86.46.76.86.76.66.66.56.35.95.34.74.23.73.43.23.12.52.0 1.62.22.83.54.24.95.45.75.75.75.65.65.55.45.14.64.13.73.33.12.52.22.11.9

1.31.82.32.93.43.94.34.64.64.54.54.54.54.44.23.93.53.12.72.42.12.11.91.8 1.01.41.82.32.73.13.43.53.53.53.43.43.53.43.33.12.82.52.32.01.91.91.81.7

0.81.11.41.82.02.32.52.62.62.52.52.52.52.52.42.32.22.01.81.81.71.71.61.5 0.60.81.01.31.51.71.81.81.81.81.71.71.71.81.81.71.71.61.51.50.61.21.21.3

0.50.60.70.91.01.21.21.21.21.11.11.11.11.21.21.21.21.31.20.71.21.21.11.1 0.30.40.50.60.70.80.80.80.70.70.70.70.80.80.80.80.90.80.70.61.01.11.11.0

0.20.30.40.40.50.50.50.50.40.40.40.40.50.60.60.60.50.40.60.90.91.01.01.0 0.20.20.30.30.30.30.30.30.30.30.30.30.40.40.50.40.30.30.30.90.91.01.01.0

0.10.20.20.20.20.20.20.20.20.20.20.30.30.40.40.40.50.20.40.90.91.01.01.0 0.10.10.10.20.20.20.20.20.20.20.20.30.30.30.40.40.50.70.40.40.91.11.11.1

0.10.10.10.10.10.20.20.20.20.20.20.30.30.30.40.50.60.80.90.30.21.21.21.2 0.10.10.10.20.20.20.20.20.20.20.20.30.30.40.50.60.70.91.01.10.41.31.41.4

0.10.10.20.20.20.20.20.20.20.20.20.30.40.50.60.70.81.01.11.21.41.41.51.5 0.20.20.30.30.40.40.40.30.30.30.30.40.50.60.70.91.01.11.21.41.41.61.61.6

0.20.30.40.60.60.70.60.60.60.60.60.70.80.91.01.11.21.31.41.51.61.71.71.7 0.40.50.7

0.91.01.11.11.11.11.11.11.21.21.31.31.41.41.51.61.71.71.81.81.7 0.60.81.01.31.51.71.81.91.91.91.91.91.91.91.91.81.81.71.81.81.81.91.91.8

0.81.01.41.82.22.52.82.82.82.82.82.82.82.72.62.42.22.12.02.02.02.02.01.9 1.01.41.92.43.03.53.83.93.93.93.93.93.83.73.43.22.92.62.42.22.12.12.01.9

1.21.72.43.13.84.55.05.25.25.15.15.15.04.74.44.03.63.22.92.72.62.52.41.9 1.52.12.93.74.75.56.16.46.46.36.36.36.15.85.34.74.23.73.33.02.72.62.62.3

1.82.53.34.45.46.47.17.57.57.37.37.37.16.76.15.54.84.23.63.22.81.82.02.5 2.02.83.84.96.17.17.88.38.28.08.08.17.87.36.76.05.24.43.72.31.72.52.32.2

2.23.14.25.56.77.68.38.89.08.88.78.78.47.97.36.65.64.33.32.52.52.32.12.0 2.43.34.66.07.28.08.69.29.79.79.69.58.98.37.46.65.74.63.43.12.52.11.81.7

2.53.54.86.37.58.28.89.410.110.210.09.89.28.37.56.75.94.73.93.02.31.91.61.4

2.53.55.06.57.78.28.89.5 10.110.39.90.10.10.10.10.10.15.13.82.82.31.81.41.2

2.53.54.96.47.68.18.79.49.910.19.99.69.18.27.46.66.04.93.72.72.11.61.31.1

2.53.44.76.17.27.98.49.09.69.69.59.38.87.97.26.55.74.63.52.62.01.51.21.0 2.43.34.45.76.87.58.18.58.98.88.78.78.27.66.96.15.34.33.32.51.91.41.10.9

2.23.04.05.16.27.07.68.08.17.97.87.87.67.16.55.74.83.93.02.31.71.30.90.7 2.02.73.54.55.56.36.97.37.37.17.07.06.96.55.95.24.33.52.72.11.51.10.80.7

1.72.33.13.84.75.56.16.46.56.36.26.2 1.92.02.0

1.81.81.8 1.71.81.8

1.71.71.7 1.61.71.6

1.51.61.6 1.41.51.5

1.31.41.3 1.21.21.2

1.11.11.1 1.01.01.0

1.01.01.0 1.01.0

1.01.01.0 1.11.11.1

1.21.21.2 1.31.31.3

1.41.41.4 1.51.51.5

1.61.61.6 1.61.71.7

1.71.71.7 1.7

1.71.7 1.61.71.7

1.62.32.1 2.52.52.42.42.32.42.2

2.52.52.42.42.42.52.32.1 1.52.22.22.12.32.22.11.9

1.61.71.71.72.12.01.91.7 1.81.61.51.51.61.61.61.5

2.12.22.42.52.6 2.22.32.42.52.6

2.12.12.12.21.5 1.91.61.71.7

1.61.51.52.0 3.03.03.03.02.92.92.92.82.72.7

3.03.03.03.02.92.92.82.82.72.7 2.82.92.93.03.0

2.93.03.03.0 2.72.92.7

0.91.21.61.82.02.12.12.0 2.62.11.71.20.90.70.40.30.20.10.10.1

1.31.92.42.93.23.43.33.2 3.22.72.11.61.10.80.50.30.20.10.10.10.1

1.82.63.54.24.74.94.74.54.34.03.63.02.31.61.10.70.46.88.66.86.56.25.85.24.6 3.93.22.51.91.30.90.60.3

0.20.10.10.10.10.10.10.10.10.10.10.10.10.1 2.33.44.55.56.16.26.25.95.55.24.73.93.02.01.30.80.50.50.70.91.11.11.37.17.47.69.07.67.47.06.66.05.3

4.53.72.92.11.51.00.60.40.30.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.1 2.63.95.26.37.07.06.96.66.25.85.24.43.32.31.40.90.50.70.91.11.31.21.41.82.53.44.45.56.57.27.88.28.51.08.48.27.87.36.75.9

5.04.03.12.31.61.00.70.50.30.20.10.10.10.10.10.10.10.10.10.10.20.10.20.30.30.20.2 2.74.05.46.47.16.86.76.46.05.75.14.33.22.21.40.80.50.91.21.41.61.31.51.92.63.64.85.97.07.88.48.99.40.99.49.18.67.97.26.2

5.24.23.22.31.61.00.70.50.40.40.30.40.40.40.40.40.30.40.40.40.40.40.40.40.30.30.2 2.73.84.95.83.90.91.41.61.81.41.51.92.73.74.96.27.28.08.89.59.99.59.99.79.28.37.36.4

5.34.23.22.31.61.00.70.50.50.50.50.50.60.80.90.90.90.90.90.70.60.6 0.60.50.50.40.3

2.53.54.34.03.71.31.91.81.91.51.51.92.73.85.06.37.38.18.99.710.110.19.99.28.37.46.4

5.44.23.12.31.61.00.70.50.50.60.70.81.01.21.31.41.51.51.41.21.00.90.80.70.60.40.3 2.53.13.84.13.81.52.22.02.01.61.61.92.83.95.26.46.6

5.54.23.22.31.61.00.70.50.50.50.70.91.21.51.81.92.01.91.71.41.00.90.80.60.50.40.3 2.43.34.14.44.11.52.12.02.01.61.62.02.94.05.36.66.9

5.74.23.22.31.61.00.60.40.40.40.50.60.91.21.51.92.11.91.51.10.80.60.70.60.50.40.4 2.53.54.34.64.31.11.71.82.01.61.72.02.94.05.36.67.1

5.84.13.12.31.51.00.60.30.20.20.20.30.50.71.11.51.61.41.00.70.40.30.70.70.60.50.4 2.53.44.34.64.36.37.2

3.93.02.21.51.00.60.30.20.20.2 2.43.34.04.34.0

2.33.13.84.13.8 2.33.2

3.94.13.9 2.43.44.24.54.2

2.53.54.44.64.4 2.53.54.34.64.3

2.43.34.04.34.0 2.33.23.84.13.8

2.33.23.94.23.9 2.43.44.24.54.2

2.53.54.44.64.44.64.53.92.9 2.53.54.34.64.34.44.33.72.8

2.43.34.04.34.04.14.03.52.7 2.33.23.84.13.84.14.03.52.7

2.33.23.94.23.94.34.33.62.8 2.53.44.24.54.24.64.53.92.9

2.53.54.44.64.44.64.53.92.9 2.53.54.34.64.34.44.33.72.8

2.43.34.04.34.04.14.03.52.7 2.33.23.84.13.84.14.03.52.7

2.33.23.94.23.94.34.33.72.8 2.53.44.24.54.24.64.53.92.9

2.53.54.44.64.44.64.53.92.9 2.53.54.34.64.34.44.33.72.8

2.43.34.04.34.04.14.03.52.7 7.68.59.310.110.410.510.310.19.58.7

7.98.79.49.910.110.110.110.09.59.1

7.78.69.29.49.59.49.49.49.39.3 7.38.28.78.88.98.88.89.09.09.28.2

6.67.68.08.28.38.38.38.58.58.87.96.9 5.86.87.17.47.57.67.67.87.88.07.36.5

5.16.06.06.26.26.26.36.66.77.06.35.5 4.55.35.05.04.74.74.95.35.55.95.14.4

4.14.74.13.93.53.43.74.14.55.04.23.4 2.53.23.74.13.43.22.62.52.83.33.74.13.42.6

2.12.73.13.52.82.52.01.82.12.63.03.52.92.1 1.52.02.53.12.42.01.51.21.52.12.73.32.72.0

2.12.72.11.71.10.91.31.92.53.22.62.1 1.92.41.91.41.00.81.01.72.33.12.82.3

1.82.41.81.30.90.70.91.6 2.13.02.72.2

1.92.51.91.40.90.60.91.62.12.82.31.8 2.22.72.01.50.90.70.91.52.02.62.01.4

1.52.12.52.82.01.50.80.70.91.31.92.41.8 1.62.12.52.82.01.50.80.70.91.31.82.31.71.0

1.31.82.22.72.01.50.90.60.81.31.92.41.81.1 1.92.51.91.40.90.60.91.52.02.62.01.4

1.82.41.81.30.90.60.91.52.02.72.31.8 1.82.31.81.30.90.70.81.52.02.82.52.1

1.92.41.91.40.80.60.91.52.02.82.42.0 2.02.62.01.50.90.70.91.52.02.62.11.6

2.42.82.01.50.90.60.91.41.92.51.91.2 1.62.22.52.82.01.50.80.70.91.31.82.31.71.1

1.41.92.42.72.01.50.90.60.91.31.82.31.81.1 2.02.62.01.50.90.60.81.41.92.51.91.3

5.44.23.12.31.61.00.70.50.50.6 5.54.23.22.31.61.00.70.50.50.5

5.74.23.22.31.61.00.60.40.40.4 5.84.13.12.31.51.00.60.30.20.2

3.93.02.21.51.00.60.30.20.2 8.2 7.9
Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Number Lamps Filename Lumens Per Lamp Light Loss Factor Wattage 6 Rayon Lighting
Group, Inc.
1 Rayon LightingT320LEDB-70WUNV-50-T5.ies 9777 0.9 69.12 17 Performance iN
Lighting USA
071728 MIMIK 10 M TYPE III 10W 3000K
GR-94
304841 LUX M T75G700mA
1 PIL_071728_MI
MIK_10_10_120_277V_730_TYPE_III_TEX_AL.ies
542 0.9 10
41 EATON - HALO
(FORMERCOOPERLIGHTING)
SLD612930WH HALO 6 INCH SURFACE LED

DOWNLIGHT
LED 90CRI / 3000K CCTABSOLUTE PHOTOMETRYIS BASED ONCALIBRATION FACTORSCREATED USING LABLUMEN STANDARDS INGONIOPHOTOMETERWITH TEST DISTANCEOF 28.75 FEET 1 Halo- NEWEST
SLD612930WH.ies
925 0.9 14.8
12'-6"
5 3
°
0 1
' 00"

80.16 '
S
E
53°
01' 00
"

55.0 9
'
S
E
BLDG A

BLDG CBLDG B
(E) ONE STORY BUILDING(COMMERCIAL)
C
R
E
S
PI D
RIV
E

VACANT /UNDEVELOPEDAREA TO REMAIN
C
R
ES
PI
D
R
V
I
E

PLANTER PLANTER PLANTER

PLANTER

PLANTER

PLANTER

PLANTER PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTERPLANTER

PLANTERPLANTER
S
5 3
°
0 1
'
0 0
"
E
8 0
.
1 6
'
5 0.0
0 NEW ENTRY DRIVE

EXISTING EXIT/ENTRY DRIVE
1/4"/FT. MIN SLOPE BIKE RACKS BIKE RACKS
1/4"/FT.MIN SLOPE
1/4"/FT. MIN
SLOPE

RAMP DN
S40°16'00"W
525.40'
HC VAN
EV

13.3 2.62.6

2.6 2.7 2.7

3.13.13.13.13.13.1 3.13.13.13.13.13.1

3.1 10.2
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:40:14 PM
PHOTOMETRIC LIGHTING STUDY A-1.17 04/27/2021
1" = 10'-0" 1 Lighting plan revised

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 384
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:40:20 PM
A-1.18 SITE PHOTOMETRIC LIGHTING FIXTURE SPEC SHEETS 04/27/2021

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 12'-0" 15'-0" 16'-0" R28'-0" 65° 26' 00" 57.13' S E 40° 16' 00" 555.61' SW 40° 16' 00" 543.30' NE 40° 16' 00"
525.40'
SW
65°
26'
00"
83 .1
3'
N
W
5 3
°
0 1
'
0 0
"
8 0
.
1 6
'
S
E
5 3
°
0 1
'
0 0
"
5 5
.
0 9
'
S
E
05 06070809101112
17 18 16 19 20
21 22
04 02 01 03
14 13
15 23
24 25
C
R
ES
P
I
D
R
V
I
E

SIDEWALK

SIDEWALK

SIDEWALK SIDEWALK

SIDEWALK DECK WALKWAY
N40°16'00"E DECK WALKWAY
543.30'
S
5 3
°
0 1
'
0 0
"
E
8 0
.
1 6
'
S40°16'00"W
525.40'
N
65 °
2 6'
00"
W
83 .
1 3'
5 0
.
0 0

NEW ENTRY DRIVE

EXISTING EXIT/ENTRY DRIVE
EV

BIKE RACKS BIKE RACKS
HC VAN

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°

75.5°
M
a
g
n
eti
c
N
o
rth
GM
CO
CO
SD
T
E
L
E
W
W
W
W
T
E
L
E
W
W
HC
VAN
RAMP
UP
11'-2 3/128"
87 SF
Utility Room
103

BUILDING A -
UNIT AC-2
101

BUILDING A -
UNIT AC-2
100
57 SF
Utility Closet
103
106 SF
All Gender
Restroom
103
144 SF
Common
Area Lobby
104
2,123.65SF
789.63 SF
Elevator
UP
3,313 sq./ft.

BUILDING A - RETAIL / OFFICE
SLOPE 1%
SLOPE 1%
33,372.65
SF

VACANT /

UNDEVELOPED AREA

TO REMAIN
Site Area Legend
BLDG ABLDG BBLDG CGrasscreteHARDSCAPELandscapeTRASHVACANT / UNDEVELOPED AREA TOREMAIN 3,308.60
SF
BLDG A
7,046.30
SF
BLDG C
240.01
SF
TRASH
5,539.33
SF
BLDG B
15,409.29
SF

HARDSCAPE

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth
189.89 SF
7 246.08 SF
8 262.39 SF
9 359.91 SF
10 312.52 SF
11 534.64 SF
12 308.11 SF
13 21.15 SF
14 1,085.02
SF
15 692.79 SF
16 UNIT AC-2UNIT AC-1
2,279.29
SF
17 4.05 SF, Typ of 161.76 SF, Typ of 13
435.35 SF
40 12.00 SF
42 12.00 SF
43 12.00 SF
44 12.04 SF
45 13.65 SF
46 12.38 SF
47 12.30 SF
48 12.38 SF
49 12.38 SF
50 12.30 SF
51 12.00 SF
41 NOTE:USABLE OPEN SPACE & LANDSCAPE COVERAGE CALCULATIONS DO NOT INCLUDE ANY LOT AREA WITHIN VACANT / UNDEVELOPED AREA.

12.38 SF
52 12.14 SF
53 12.91 SF
54 16.12 SF
55 19.69 SF
56 18.78 SF
65 506.91 SF
69 404.46 SF
70 COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:40:26 PM
A-1.20 PROPOSED LANDSCAPE, OPEN SPACE - SITE PLAN 04/27/2021 1" = 20'-0" 1 Site Plan
Landscape Coverage
Number Area
69 506.91 SF70 404.46 SF
7 189.89 SF8 246.08 SF9 262.39 SF
10 359.91 SF11 312.52 SF12 534.64 SF13 308.11 SF14 21.15 SF15 1,085.02 SF16 692.79 SF17 2,279.29 SF18 4.05 SF19 1.76 SF20 4.05 SF21 1.76 SF22 4.05 SF23 1.76 SF24 4.05 SF25 1.76 SF26 4.05 SF27 1.76 SF28 4.01 SF29 4.05 SF30 1.76 SF31 4.05 SF32 1.76 SF33 4.05 SF34 1.76 SF Area - Private Open Space
Unit Name Area
Open SpaceUNIT A1 BALCONY 395.00 SFUNIT A2 - BMR BALCONY 131.75 SFUNIT A3 BALCONY 395.00 SFUNIT B1 BALCONY 242.00 SFUNIT B1 ROOF DECK 444.06 SFUNIT B2 BALCONY 242.00 SFUNIT B2 ROOF DECK 444.06 SFUNIT B3 BALCONY 242.00 SFUNIT B3 ROOF DECK 444.06 SFUNIT B4 BALCONY 242.00 SFUNIT B4 ROOF DECK 444.06 SFUNIT B5 BALCONY 242.00 SFUNIT B5 ROOF DECK 444.06 SFUNIT B6 BALCONY 242.00 SFUNIT B6 ROOF DECK 444.06 SFUNIT B7 BALCONY 368.67 SFUNIT B7 ROOF DECK 442.71 SFUNIT C1 BALCONY 242.00 SFUNIT C1 ROOF DECK 249.10 SFUNIT C2 - BMR BALCONY 242.00 SFUNIT C2 - BMR ROOF DECK 249.10 SFUNIT C3 - BMR BALCONY 242.00 SFUNIT C3 - BMR ROOF DECK 249.10 SFUNIT C4 BALCONY 242.00 SFUNIT C4 ROOF DECK 249.10 SFUNIT C5 BALCONY 242.00 SFUNIT C5 ROOF DECK 249.10 SF Usable open space includes the private open space for each unit, plus the landscaped area that meet the requirement of a 10' x 4' minimum dimension.REFER TO SHEETS A-1.22 THRU A-1.24 FOR PRIVATE OPEN SPACE DIAGRAMSRequired: 13,350 SFProvided:Private Open Space 10,412.37 (2,790 req'd)Landscape Open Space: 5,602.63Total Usable Open Space: 16,015.00 SF Minimum landscaped area: ten (10%) percent "Landscaping" shall mean plant and inorganic materials installed on the site to produce a pleasant aesthetic effect and to complement the structures constructed upon the site.Landscaping Required: 10% of lot area, = 7,298 sf.Usable open space. The minimum required usable open space, exclusive of all structures, shall contain an area having a slope of not more than ten (10%) percent and a minimum area per unit as follows: (1) Townhouses: 750 square feet per unit; and (2) All other forms of clustered housing: 450 square feet per unit.Usable Open Space Required: (750 x 16) + (450 x 3) = 13,350 Square FeetPrivate open space. Each unit within the project shall have an appurtenant private patio, deck, balcony, atrium, or solarium with a minimum area of 150 square feet, except that a studio or one-bedroom unit shall be allowed to have a minimum area of 130 square feet. Such space shall be designed for the sole enjoyment of the unit owner, shall have at least one duplex weatherproofed electrical convenience outlet and shall have a shape and size which would allow for optimal usable space. Such space shall be at the same level as, and immediately accessible from, a room within the unit. 16 townhomes x 150 + 3 flats x 130 = 2,790"Usable open space" shall mean common or private outdoor living, recreation, domestic use, or landscaping. Such area may be on the ground or on a roof, porch, deck, court, or balcony. Off-street parking areas or driveway and/or exit corridors shall not be included as usable open space. Any separate area to qualify under this definition shall be a minimum of four (4′) feet by ten (10′) feet. Usable open space shall not have a slope of more than ten (10%) percent.

Article 11 C-2 Development Requirements:Article 24 Clustered Housing Requirements:

Landscape Open Space
Number Area
7 189.89 SF8 246.08 SF9 262.39 SF
11 312.52 SF12 534.64 SF15 1,085.02 SF16 692.79 SF17 2,279.29 SF TotalLandscape 5,602.63 SF
Landscape Open Space areas are Landscape areas that meet the requirement to be counted as common open space, and are sumarizes separately here. They are also included in the Total Landscape Coveraage calculations to the right.

Article 2 Definitions:

Usable Open Space
The Landscaped area calculation includes the planed areas of the developed site but does not include the vacant undeveloped area of the natural state to the rear of the project.Landscape Area:

Required, 10% 7,298.30Provided: 7,953.59
equals 10% of total lot area, or22% of developed lot area.Vacant UndevelopedArea 33,372.65Combined, the Landscape coverage plus the Vacant UndevelopedArea equals 41,326.24 sf, or 56.6% of the total lot area.Landscape Coverage Landscape Coverage
Number Area
35 4.05 SF36 1.76 SF37 4.05 SF38 1.76 SF39 4.05 SF40 435.35 SF41 12.00 SF42 12.00 SF43 12.00 SF44 12.00 SF45 12.04 SF46 13.65 SF47 12.38 SF48 12.30 SF49 12.38 SF50 12.38 SF51 12.30 SF52 12.38 SF53 12.14 SF54 12.91 SF55 16.12 SF56 19.69 SF58 4.01 SF59 1.76 SF60 4.05 SF61 1.76 SF62 4.05 SF63 1.76 SF64 4.05 SF65 18.78 SF TotalLandscape 7,953.59 SF
Area - Private Open Space
Unit Name Area
UNIT C6 BALCONY 242.00 SFUNIT C6 ROOF DECK 249.10 SFUNIT C7 BALCONY 242.00 SFUNIT C7 ROOF DECK 249.10 SFUNIT C8 BALCONY 242.00 SFUNIT C8 ROOF DECK 249.10 SFUNIT C9 BALCONY 385.00 SFUNIT C9 ROOF DECK 249.10 SF 10,412.37 SF

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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 386
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) -0"
05 03 04 02 01

PLANTER

PLANTER

PLANTER

PLANTER PLANTER PLANTER

PLANTER

PLANTER
S
5 3
°
0 1
'
0 0
"
E
50 .
0 0

NEW ENTRY DRIVE

BIKE RACKS BIKE RACKS
HC VAN
11'-2 3/128"
87 SF
Utility Room
103

BUILDING A -
UNIT AC-2
101

BUILDING A -
UNIT AC-2
100
57 SF
Utility Closet
103
106 SF
All Gender
Restroom
103
144 SF
Common
Area Lobby
104
2,123.65SF
789.63 SF
Elevator
UP
3,313 sq./ft.

BUILDING A - RETAIL / OFFICE
P

EXISTINGARROYO WILLOWBOUNDARY LINE
P P
AREA OF ARROYOWILLOW TO BE RELOCATED784 SF.

GRASSPAVE,RE: CIVILDWG'S.

GRASSPAVE, RE: CIVILDWG'S.

ADD
14 13
15 PLANTERPLANTERPLANTER

PLANTERPLANTER PLANTER

SIDEWALK

SIDEWALK

SIDEWALK SIDEWALK

SIDEWALK DECK WALKWAY

DECK WALKWAY
S40°16'00"W
525.40'
12345678
SLOPE 1%
SLOPE 1%
1 2 3 4 5 6 7 8
C
BA
D
0 EA
3 2
C
B
4 1
F
D
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.90
SF

TANDEM GARAGE
655.58
SF

TANDEM GARAGE

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
240.29
SF
TRASH
2,123.65
SF
UNIT AC-1
144.00
SF

COMMON AREA
UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1
UNIT C1
UNIT C3 UNIT C2
UNIT C6 UNIT C5 UNIT C4 BMR UNIT
789.63
SF
UNIT AC-2
Building Area Legend
1ST FL. ENTRYCOMMON AREATANDEM GARAGETRASHUNIT AC-1UNIT AC-2UNIT AC-3 251.80
SF
UNIT AC-3

98.10 SF
1ST FL. ENTRY

98.10 SF
1ST FL. ENTRY
655.90
SF

TANDEM GARAGE
37' - 2 3/4" 5' - 9 1/4" 2' - 0"
11' - 6" 5' - 6" 11' - 6" 5' - 10"
43' - 0" 11' - 0"
21' - 0"
655.90
SF

TANDEM GARAGE
919.23
SF

TANDEM GARAGE

98.10 SF
1ST FL. ENTRY
17' - 0"
17' - 0" 17' - 0"
919.90
SF

TANDEM GARAGE

98.10 SF
1ST FL. ENTRY
UNIT C9 UNIT C8 UNIT C7
UNIT B7

BMR UNIT
11' - 6"
11' - 0"
24' - 0" 21' - 0"
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:40:39 PM
A-1.21 PROPOSED AREA BLOCK DIAGRAM 1ST FLOOR 04/27/2021 1/8" = 1'-0" 1 1ST Floor SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth
REFER TO SHEET A1-23 FOR A COMPREHENSIVE LIST OF AREA BY BUILDING AND BY UNIT TYPE

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 387
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) W
WH
WH
WH
W
W
1 2 3 4 5 6 7 8
C
BA
D
0 731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR 731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1UNIT C6 UNIT C5 UNIT C4 UNIT C3 UNIT C2 UNIT C1

BMR UNIT

72.00 SF

BALCONY

98.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF
BALCONY 287.00
SF

BALCONY

98.00 SF

BALCONY
1,019.00
SF
2ND FLOOR
270.67
SF

BALCONY
UNIT B7
995.00
SF
2ND FLOOR 731.00
SF
2ND FLOOR
731.00
SF
2ND FLOOR

98.00 SF

BALCONY

98.00 SF

BALCONY

98.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY
UNIT C9 UNIT C8 UNIT C7

BMR UNIT
7' - 6 225/256" 22' - 4" 19' - 0" 6' - 0" 11' - 0"
31' - 6"
7' - 0"
14' - 0"
6' - 0"
12' - 0"
43' - 0"
17' - 0"
31' - 6"
22' - 4" 7' - 8" 19' - 0"
6' - 0"
17' - 0"
5' - 0"
12' - 0" 17' - 0"
EA
3 2
C
B
4 1
F
D
1,311.91
SF
UNIT A1
924.62
SF
UNIT A2 - BMR UNIT
1,311.52
SF
UNIT A3
Building Area Legend
BALCONYPUBLIC BALCONYUNIT A1UNIT A2 - BMR UNITUNIT A3
25' - 6"
197.50
SF

BALCONY
197.50
SF

BALCONY
197.50
SF

BALCONY
197.50
SF

BALCONY
131.75
SF

BALCONY
328.58
SF

PUBLIC BALCONY
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:40:51 PM
A-1.22 PROPOSED AREA BLOCK DIAGRAM 2ND FLOOR 04/27/2021 1/8" = 1'-0" 1 2ND Floor
1/8" = 1'-0" 2 2ND Floor Flats

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth
REFER TO SHEETS A-1.20 FOR SUMMARY OF PRIVATE OPEN SPACE REFER TO SHEET A1-23 FOR A COMPREHENSIVE LIST OF AREA BY BUILDING AND BY UNIT TYPE

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 388
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 0 1 2 3 4 5 6 7
1,134.00
SF
3RD FLOOR 692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
692.38
SF
3RD FLOOR
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1
UNIT C1
UNIT C3 UNIT C2
UNIT C6 UNIT C5 UNIT C4 BMR UNIT
Building Area Legend
3RD FLOORBALCONYBalcony - non O.S.
14' - 0"
3' - 0" 43' - 0" 6' - 0"
12' - 0"

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S. 42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S. 17' - 0"

40.50 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY
22' - 11 67/256"
(Open Space)
692.38
SF
3RD FLOOR
731.00
SF
3RD FLOOR
731.00
SF
3RD FLOOR

72.00 SF

BALCONY

72.00 SF

BALCONY

72.00 SF

BALCONY

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

42.00 SF
Balcony - non O.S.

UNIT C9 UNIT C8 UNIT C7
1,095.38
SF
3RD FLOOR

42.00 SF
Balcony - non O.S.

UNIT B7

BMR UNIT
33' - 9 5/8"
24' - 0" 19' - 0"
19' - 0" 24' - 0" 16' - 9 1/2"
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:40:59 PM
A-1.23 PROPOSED AREA BLOCK DIAGRAM 3RD FLOOR 04/27/2021 1/8" = 1'-0" 1 3RD Floor
Area - Bldg B Townhomes, Typ.

Name Area
Townhome1ST FL. ENTRY 98.10 SF2ND FLOOR 731.00 SF3RD FLOOR 692.38 SF 1,521.48 SF
Open SpaceBALCONY 72.00 SFBALCONY 98.00 SFBALCONY 72.00 SFROOF DECK 444.06 SF 686.06 SF
Not Open SpaceBalcony - non O.S. 42.00 SF

42.00 SF
GarageTANDEM GARAGE 655.58 SF
655.58 SF

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth
Area - Mixed Use Commercial
Name Area
UNIT AC-1 2,123.65 SFUNIT AC-2 789.63 SFUNIT AC-3 251.80 SF 3,165.08 SF
Area - Townhome C9
Name Area
Townhome1ST FL. ENTRY 98.10 SF2ND FLOOR 995.00 SF3RD FLOOR 1,134.00 SF 2,227.10 SF
Open SpaceBALCONY Not PlacedBALCONY 98.00 SFBALCONY 287.00 SFROOF DECK 249.10 SF 634.10 SF
Not Open SpaceBalcony - non O.S. 40.50 SF

40.50 SF
GarageTANDEM GARAGE 919.23 SF
919.23 SF
Area - Mixed Use Residential
Name Area
UNIT ACCOMMON AREA 144.00 SFUNIT A3UNIT A3 1,311.52 SFBALCONY 395.00 SFUNIT A2 - BMRUNIT A2 - BMR UNIT 924.62 SFBALCONY 131.75 SFUNIT A1UNIT A1 1,311.91 SFBALCONY 395.00 SFUNIT APUBLIC BALCONY 328.58 SF 4,942.38 SF
Area - Summary per Unit
Unit Area Name Level
UNIT - Comm 2,123.65 SF UNIT AC-1 1ST FloorUNIT - Comm 789.63 SF UNIT AC-2 1ST FloorUNIT - Comm 251.80 SF UNIT AC-3 1ST Floor 3,165.08 SF
UNIT A1 1,311.91 SF UNIT A1 2ND Floor
1,311.91 SF
UNIT A2 - BMR 924.62 SF UNIT A2 - BMR UNIT 2ND Floor
924.62 SF
UNIT A3 1,311.52 SF UNIT A3 2ND Floor
1,311.52 SF
UNIT AC 144.00 SF COMMON AREA 1ST Floor
144.00 SF
UNIT B1 655.58 SF TANDEM GARAGE 1ST FloorUNIT B1 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT B1 731.00 SF 2ND FLOOR 2ND FloorUNIT B1 692.38 SF 3RD FLOOR 3RD Floor 2,177.06 SF
UNIT B2 655.90 SF TANDEM GARAGE 1ST FloorUNIT B2 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT B2 731.00 SF 2ND FLOOR 2ND FloorUNIT B2 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT B3 655.90 SF TANDEM GARAGE 1ST FloorUNIT B3 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT B3 731.00 SF 2ND FLOOR 2ND FloorUNIT B3 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT B4 655.90 SF TANDEM GARAGE 1ST FloorUNIT B4 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT B4 731.00 SF 2ND FLOOR 2ND FloorUNIT B4 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT B5 655.90 SF TANDEM GARAGE 1ST FloorUNIT B5 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT B5 731.00 SF 2ND FLOOR 2ND FloorUNIT B5 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT B6 655.90 SF TANDEM GARAGE 1ST FloorUNIT B6 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT B6 731.00 SF 2ND FLOOR 2ND FloorUNIT B6 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT B7 919.90 SF TANDEM GARAGE 1ST FloorUNIT B7 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT B7 1,019.00 SF 2ND FLOOR 2ND FloorUNIT B7 1,095.38 SF 3RD FLOOR 3RD Floor 3,132.38 SF
UNIT C1 655.90 SF TANDEM GARAGE 1ST FloorUNIT C1 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C1 731.00 SF 2ND FLOOR 2ND FloorUNIT C1 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT C2 - BMR 655.90 SF TANDEM GARAGE 1ST FloorUNIT C2 - BMR 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C2 - BMR 731.00 SF 2ND FLOOR 2ND FloorUNIT C2 - BMR 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT C3 - BMR 655.90 SF TANDEM GARAGE 1ST FloorUNIT C3 - BMR 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C3 - BMR 731.00 SF 2ND FLOOR 2ND FloorUNIT C3 - BMR 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT C4 655.90 SF TANDEM GARAGE 1ST FloorUNIT C4 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C4 731.00 SF 2ND FLOOR 2ND FloorUNIT C4 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT C5 655.90 SF TANDEM GARAGE 1ST FloorUNIT C5 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C5 731.00 SF 2ND FLOOR 2ND FloorUNIT C5 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT C6 655.90 SF TANDEM GARAGE 1ST FloorUNIT C6 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C6 731.00 SF 2ND FLOOR 2ND FloorUNIT C6 692.38 SF 3RD FLOOR 3RD Floor 2,177.38 SF
UNIT C7 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C7 655.90 SF TANDEM GARAGE 1ST FloorUNIT C7 731.00 SF 2ND FLOOR 2ND FloorUNIT C7 731.00 SF 3RD FLOOR 3RD Floor 2,216.00 SF
UNIT C8 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C8 655.90 SF TANDEM GARAGE 1ST FloorUNIT C8 731.00 SF 2ND FLOOR 2ND FloorUNIT C8 731.00 SF 3RD FLOOR 3RD Floor 2,216.00 SF
UNIT C9 1,134.00 SF 3RD FLOOR 3RD FloorUNIT C9 919.23 SF TANDEM GARAGE 1ST FloorUNIT C9 98.10 SF 1ST FL. ENTRY 1ST FloorUNIT C9 995.00 SF 2ND FLOOR 2ND Floor 3,146.33 SF
Grand total 43,696.04 SF
Area - Summary per Building
Unit Name Area
Mixed Bldg A - CommUNIT - Comm UNIT AC-1 2,123.65 SFUNIT - Comm UNIT AC-2 789.63 SFUNIT - Comm UNIT AC-3 251.80 SF 3,165.08 SF
Mixed Bldg A - ResUNIT A1 UNIT A1 1,311.91 SFUNIT A2 - BMR UNIT A2 - BMR UNIT 924.62 SFUNIT A3 UNIT A3 1,311.52 SFUNIT AC COMMON AREA 144.00 SF 3,692.04 SF
Townhouse BUNIT B1 TANDEM GARAGE 655.58 SFUNIT B1 1ST FL. ENTRY 98.10 SFUNIT B1 2ND FLOOR 731.00 SFUNIT B1 3RD FLOOR 692.38 SFUNIT B2 TANDEM GARAGE 655.90 SFUNIT B2 1ST FL. ENTRY 98.10 SFUNIT B2 2ND FLOOR 731.00 SFUNIT B2 3RD FLOOR 692.38 SFUNIT B3 TANDEM GARAGE 655.90 SFUNIT B3 1ST FL. ENTRY 98.10 SFUNIT B3 2ND FLOOR 731.00 SFUNIT B3 3RD FLOOR 692.38 SFUNIT B4 TANDEM GARAGE 655.90 SFUNIT B4 1ST FL. ENTRY 98.10 SFUNIT B4 2ND FLOOR 731.00 SFUNIT B4 3RD FLOOR 692.38 SFUNIT B5 TANDEM GARAGE 655.90 SFUNIT B5 1ST FL. ENTRY 98.10 SFUNIT B5 2ND FLOOR 731.00 SFUNIT B5 3RD FLOOR 692.38 SFUNIT B6 TANDEM GARAGE 655.90 SFUNIT B6 1ST FL. ENTRY 98.10 SFUNIT B6 2ND FLOOR 731.00 SFUNIT B6 3RD FLOOR 692.38 SFUNIT B7 TANDEM GARAGE 919.90 SFUNIT B7 1ST FL. ENTRY 98.10 SFUNIT B7 2ND FLOOR 1,019.00 SFUNIT B7 3RD FLOOR 1,095.38 SF 16,196.33 SF
Townhouse CUNIT C1 TANDEM GARAGE 655.90 SFUNIT C1 1ST FL. ENTRY 98.10 SFUNIT C1 2ND FLOOR 731.00 SFUNIT C1 3RD FLOOR 692.38 SFUNIT C2 - BMR TANDEM GARAGE 655.90 SFUNIT C2 - BMR 1ST FL. ENTRY 98.10 SFUNIT C2 - BMR 2ND FLOOR 731.00 SFUNIT C2 - BMR 3RD FLOOR 692.38 SFUNIT C3 - BMR TANDEM GARAGE 655.90 SFUNIT C3 - BMR 1ST FL. ENTRY 98.10 SFUNIT C3 - BMR 2ND FLOOR 731.00 SFUNIT C3 - BMR 3RD FLOOR 692.38 SFUNIT C4 TANDEM GARAGE 655.90 SFUNIT C4 1ST FL. ENTRY 98.10 SFUNIT C4 2ND FLOOR 731.00 SFUNIT C4 3RD FLOOR 692.38 SFUNIT C5 TANDEM GARAGE 655.90 SFUNIT C5 1ST FL. ENTRY 98.10 SFUNIT C5 2ND FLOOR 731.00 SFUNIT C5 3RD FLOOR 692.38 SFUNIT C6 TANDEM GARAGE 655.90 SFUNIT C6 1ST FL. ENTRY 98.10 SFUNIT C6 2ND FLOOR 731.00 SFUNIT C6 3RD FLOOR 692.38 SFUNIT C7 1ST FL. ENTRY 98.10 SFUNIT C7 TANDEM GARAGE 655.90 SFUNIT C7 2ND FLOOR 731.00 SFUNIT C7 3RD FLOOR 731.00 SFUNIT C8 1ST FL. ENTRY 98.10 SFUNIT C8 TANDEM GARAGE 655.90 SFUNIT C8 2ND FLOOR 731.00 SFUNIT C8 3RD FLOOR 731.00 SFUNIT C9 3RD FLOOR 1,134.00 SFUNIT C9 TANDEM GARAGE 919.23 SFUNIT C9 1ST FL. ENTRY 98.10 SFUNIT C9 2ND FLOOR 995.00 SF 20,642.59 SF
Grand total 43,696.04 SF
Area - Bldg C Townhomes, Typ.

Name Area
Townhome1ST FL. ENTRY 98.10 SF2ND FLOOR 731.00 SF3RD FLOOR 692.38 SF 1,521.48 SF
Open SpaceBALCONY 98.00 SFBALCONY 72.00 SFBALCONY 72.00 SFROOF DECK 249.10 SF 491.10 SF
Not Open SpaceBalcony - non O.S. 42.00 SF

42.00 SF
GarageTANDEM GARAGE 655.90 SF
655.90 SF
REFER TO SHEETS A-1.20 FOR SUMMARY OF PRIVATE OPEN SPACE AND USABLE OPEN SPACE Area - Townhome B7
Name Area
Townhome1ST FL. ENTRY 98.10 SF2ND FLOOR 1,019.00 SF3RD FLOOR 1,095.38 SF 2,212.48 SF
Open SpaceBALCONY Not PlacedBALCONY 98.00 SFBALCONY 270.67 SFROOF DECK 442.71 SF 811.38 SF
Not Open SpaceBalcony - non O.S. 42.00 SF

42.00 SF
GarageTANDEM GARAGE 919.90 SF
919.90 SF

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 389
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 00 1 2 3 4 5 6 7 8
CBAD
0 EA
3 2
C
B
4 1
F
D
444.06
SF

ROOF DECK
444.06
SF

ROOF DECK
444.06
SF

ROOF DECK
444.06
SF

ROOF DECK
444.06
SF

ROOF DECK
444.06
SF

ROOF DECK
249.10
SF

ROOF DECK
249.10
SF

ROOF DECK
249.10
SF

ROOF DECK
249.10
SF

ROOF DECK
249.10
SF

ROOF DECK
249.10
SF

ROOF DECK
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
aE
aC
aB
aF
aD
a1 a2 a3 a4
UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1UNIT C6 UNIT C5 UNIT C4 UNIT C3 UNIT C2 UNIT C1

BMR UNIT
Building Area Legend

ROOF DECK
249.10
SF

ROOF DECK
249.10
SF

ROOF DECK
249.10
SF

ROOF DECK
UNIT C9 UNIT C8 UNIT C7
442.71
SF

ROOF DECK
UNIT B7

BMR UNIT
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:41:04 PM
A-1.24 PROPOSED AREA BLOCK DIAGRAM ROOF 04/27/2021
1/8" = 1'-0" 1 Roof Top

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth
REFER TO SHEETS A-1.20 FOR SUMMARY OF PRIVATE OPEN SPACE REFER TO SHEET A1-23 FOR A COMPREHENSIVE LIST OF AREA BY BUILDING AND BY UNIT TYPE

1.c
Packet Pg. 118
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 390
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

SUNRISE
SOLSTICE : DEC .21 30°
SOLSTICE : JUN.21
76°
EQUINOX : MAR.20,
SEP.22
54°
SUNSET

SOLSTICE
: DEC
.21
29 .5°
SOLST
CI E
:

UJ N.21
75 5
.
°
E
QUIN
OX
:

MAR
.
2 0
,
S
EP
.
22 54°
W
WH
WH
WH
DN
W
W
UP
EA
2 3
C
B
1 4
F
1' - 2"
15' - 0" 11' - 0" 12' - 8" 12' - 4" 11' - 0" 15' - 0" 1' - 2" 49' - 2" 5"20' - 0" 15' - 0" 0"
D

BEDROOM

KITCHEN DINING LIVING
ELEV. BATH CLOS.

CLOS. PANTRY LNDRY.

BEDROOM

BATH CLOSET
3'-6" X 7'-2"
MIN.
300 CU FT PRIVATE SOTRAGE. MIN SURF. AREA = 25 SF. MIN DIMS. OF 3'-6" & 6'-0" BATH

LIVING DINING OFFICE
300 CU FT PRIVATE SOTRAGE. MIN SURF. AREA = 25 SF. MIN DIMS. OF 3'-6" & 6'-0"

BATH BATH CLOSET

ENTRY HALL KITCHEN
300 CU FT PRIVATE SOTRAGE. MIN SURF. AREA = 25 SF. MIN DIMS. OF 3'-0" & 6'-0" HALL
LNDRY.

CL.

KITCHEN

LIVING DINING OFFICE

BEDROOM
HALL
LNDRY.

ENTRY HALL
5' - 0" 27' - 2" 25' - 0" 27' - 2" A2201 A2301 A2101 A2204 A2203 A2104 A2304 A2302 A2102 A2103 A2210 A2211 A2207 A2208 A2205 A2206 A2202 A2306 A2305 A2311 A2312 A2313 A2308A2309 A2310 A2314 A2105 A2110 A2111 A2112 A2107
A2108 A2109
A2307A2106
A2114
A2113
A2303
A208 A209
A206 A207
A205
A203
A201
A226
A210
A223 A222
A224
A221 A220
A204
A212
A217
A215
A219 A218
A225 A216
A211 A202 UNIT A1
UNIT A2UNIT A3
A2209
EA
2 3
C
B
1 4
F
All Gender
Restroom
103
5' - 6 1/2" 9' - 6"
1' - 2 1/4"
18' - 9 3/4" 14' - 7"

BUILDING A -
UNIT AC-2
101
C
R
ES
P
I
D
R
I
V
E
12' - 0" 11' - 0" 25' - 0" 11' - 0" 12' - 0"
12' - 0" 11' - 0" 11' - 0" 12' - 0" D
71' - 0"
25' - 0"
8' - 8"
9' - 0 1/2"
8' - 7"
6' - 6 1/2" 11' - 11" 6' - 6 1/2" 10' - 0" 8' - 5" 4' - 7" 4' - 6 1/2"
5 1/2"
14' - 7" 20' - 0" 14' - 7"
5 1/2"
50' - 1"50' - 0"
48' - 0" 23' - 0" Elevator 105 LOBBY 104
Utility Closet
102

BUILDING A -
UNIT AC-1
100

UNIT DIVIDING LINE
8' - 8" 71' - 10" 8' - 8" 71 SF Utility Room 258 5' - 8 1/4" 4' - 10 1/4" 6' - 11" 29' - 7 1/4" 1' - 0 1/2" 1' - 6 1/4" A1103 A1101 A1108 A1105 A1102 A1106 A1107 A103A107 A115 A114 A118 A120 A101 A109 A105 A102 A119 A121 A117 A106 A112 A110 A104A108 A113 14' - 7" 4' - 10 3/4" 4' - 9 1/2" 4' - 10 3/4" A116 3' - 9" 3' - 9" 3' - 9"
1' - 6"
1' - 0"
6" 6"
6"
1' - 0"
3' - 9" 3' - 9" 3' - 9"
A111
A1104
3/16" = 1'-0" 1 COMMERCIAL SECOND FLOOR PLAN 3/16" = 1'-0" 2 COM TOS Level 1 COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 3:26:15 PM
FLOOR PLANS - 1ST & 2ND FLOOR A3.1 04/27/2021

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 391
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

SUNRISE
SOLSTICE : DEC .21 30°
SOLSTICE : JUN.21
76°
EQUINOX : MAR.20,
SEP.22
54°
SUNSET

SOLSTICE
: DEC
.21
29 .5°
SOLST
CI E
:

UJ N.21
75 5
.
°
E
QUIN
OX
:

MAR
.
2 0
,
S
EP.
22 54°
EA
2 3
C
B
4 RIDGE
1 F
3" / 1'-0"
RIDGE
RIDGE
D
3" / 1'-0"
3" / 1'-0"
[No Slope]
3" / 1'-0"
3" / 1'-0"
[No Slope]
3" / 1'-0"
3" / 1'-0"
3" / 1'-0"
3" / 1'-0"
RIDGE
3" / 1'-0"
3" / 1'-0"
3" / 1'-0"
3" / 1'-0"
3" / 1'-0" 3" / 1'-0" VALLEY VALLEY

VALLEY VALLEY

VALLEY VALLEY
22' - 2 3/4"
9' - 7"
3' - 0" 16' - 2" 3' - 3"

SKYLIGHTS
SOLAR TUBE SKYLIGHTS, TYP.

A304 A305
A303 A306 A307A302A301
A308
A312
A313
A311
A309 A310
3/16" = 1'-0" 1 BUILDING A - ROOF PLAN
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 1:58:31 PM
FLOOR PLANS - ROOF PLAN A3.2 04/27/2021

1.c
Packet Pg. 120
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 392
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

FRENCH DOOR
M19
DOOR/ WINDOW GLASS M15 ACID ETCHED, OBSCURE GLASS
KELLY MOORE, or EQUAL
Option 1 : Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment); factory powder coated paint; fasteners are stainless steel or welds).Option 2: Steel sand blasted; Factory spray applied bonding of 3/32" aluminum (aluminized treatment); factory powder coated paint with colored rust texture (Cardinal BR47, or equal) to achieve brown colored rust patina); fasteners are stainless steel or welds).

LOS GATOS IRON WORKS, or EQUAL

EXTERIOR METAL, GALVANIZED METAL ROUND DOWNSPOUTS, ADDRESS NUMBER, CHIMNEY CAP, MECHANICAL SCREEN, WINDOW CORNERS, METAL AWNINGSDOOR/ WINDOW HARDWARETPO ROOF

MATERIALS / APPLICATION CODE COLOR MANUFACTURER

EXTERIOR COLOR/ MATERIAL SCHEDULE
WALL
M13 DARK BRONZE
KMA89-5 BLACK OAK -MATCH VERT. SIDING (M7)

CARDINAL, OR EQUAL
ROOF
M1

DARK BRONZE OR EQUALSLATE GREY GAF, OR EQUAL
M12

WINDOW FRAMES
M16M4 WHITEST WHITE - KMW43, OR EQ.

WESTERN WINDOWS, OR EQ.

KELLY MOORE, OR EQ.

MISC. DARK BRONZE FLEETWOOD, OR EQUAL
DOOR/ WINDOW / BALCONY GLASS M14 CARDINAL, OR EQUAL loE 366 FASCIAS M3
M2
HORIZ. CEDAR SELECT SIDING, M6CHANNEL GROOVE CEDAR OR EQUAL

METAL, STANDING SEAM STORM GREY CUSTOM BILT, OR EQUAL

CEDAR SELECT

CLASS A ROOFING
STUCCO - 7/8" SMOOTH TROWELED EQ., PLASTER TEXTURE W/ MTL REVEALS FRONT DOOR M17
RAILING - CABLE M18 KMA89-5 BLACK OAK KELLY MOORE, or EQUAL BLACK OAK - KMA89-5 KELLY MOORE, OR EQ.

WESTERN RED CEDAR, OR EQ.

BIG BAND, KM5828-2

DRIVE ISLE COLUMNS & TRASHENCLOSURES
SPLIT FACE CMU, 37G CHARCOAL

CONTROL JOINTS, TRIM BOARDS AND REVEAL PANELS
KELLY MOORE, OR EQUALCENTRAL SUPPLY COMPANY OR EQ.

COLUMNS & DIAGONAL BRACES LOS GATOS IRON WORKS

OR EQUAL
Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment);factory powder coated paint; fasteners are stainless steel or welds).

PEARLY WHITE, KMW44-1
SCHLAGE, OR EQ.

WEEPING WILLOW - KM5155-5 KELLY MOORE, OR EQ.

M20M21M22

LIVING WALL FACADE -WELDED WIRE AND BRACKETING TRELLIS SYSTEM FOR SUPPORTING LIVING PLANTS M9 GREEN - PER MANUFACTURER

COLOR CHART
GREENSCREEN OR EQ.

VERT. CORRUGATED METAL SIDING & BALCONY RAILINGS M7 KMA89-5 BLACK OAK METAL SALES or EQUAL * NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT

MATERIALS / APPLICATION COLOR CODE MANUFACTURER

ILLUMINATED SIGNAGE COLOR/ MATERIAL SCHEDULE
SIGNAGE LENSES M25 ILLUMINATED FACED CHANNEL
LETTER DISPLAY WITH THROUGH FACE ILLUMINATION - LEDMATERIAL THICKNESS GUIDE:LEXAN/PLEXIGLAS FACES .125” MINCOLOR:BANJAMIN MOORE - SALSA 2009-20 OR EQUAL.

LEXAN, OR EQ.

SIGNAGE FRAMES & BACKING M26 CRAFT SIGN WORKS, OR
EQ.

STANDARD ALUMINUM CONSTRUCTION;ALUMINUM LETTER BACKS .063” MIN.ALUMINUM LETTER RETURNS .040” MINFACTORY SPRAY APPLIED BONDING OF 3/32" ALUMINUM (ALUMINIZED TREATMENT); FACTORY POWDER COATED PAINT.COLOR:MATTHEWS PAINT - 41335SP ANODIC BLACK LRV 4.3, OR EQUAL.SATIN ACRYLIC POLYURETHANE FINISH

SIGNAGE
TOS Level 1
0' - 0"
E A
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
COM TOP Level 2
27' - 0"
C B
MAX. HEIGHT
35' - 0"
1 AR5.1
2 AR5.2 F
8' - 0" 10' - 0" 2' - 0" 8' - 0" 4' - 0"
1' - 0"
2' - 0"
3"
1'-0"
3"
1'-0"
3"
1'-0"
2' - 0" 8' - 0" 6' - 0"
2' - 0"
D
16' - 1"
3' - 6"
4' - 0" 8' - 0"
8' - 0" 4' - 0"
M19 M6 M13 M6 M1 M7 M14 M6 M7 M19
M22
M7
12' - 0"
M7 M14 Signage Murphy's Shop
M25M26M22
COMMERCIAL UNIT AC-2 COMMERCIAL UNIT AC-1
M25M26 M25M26
Signage
A E
COM TOS Level 1
0' - 0"
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
COM TOP Level 2
27' - 0"
B C
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
1 AR5.1
2 AR5.2
F
5' - 0" 1' - 0" 10' - 0" 2' - 0" 15' - 0"
3"
1'-0"
3"
1'-0"
3"
1'-0"
3"
1'-0"
8' - 0"
4' - 0"
4' - 0"
7' - 0"
7' - 0"
15' - 0"
D
M6 M1 M4
M9
M19
M19
M7 M14 M3
M22
M6
M22
M3
M8
M19
M14
M19
M13
Signage
M25M26

STANDING SEAMROOF

STUCCO - WHITE VERTICAL METAL
SIDING
M1 M3 BLACK OAK CEDAR SELECT
SIDING
TPO ROOF M4 M6 M7 M9 GREENSCREEN WALLSLATE GRAY
M2 M14 OPAQUE GLASS SIGNAGE LENSES
SALSA
M25

NORTH ELEVATION - BUILDING ASOUTH ELEVATION - BUILDING A COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 2:00:50 PM
A3.5 BUILDING A - NORTH & SOUTH ELEVATIONS 04/27/2021

1.c
Packet Pg. 121
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 393
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 2 3
COM TOS Level 1
0' - 0"
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
COM TOP Level 2
27' - 0"
4 MAX. HEIGHT
35' - 0"
4 AR5.1
1 M7 M14 M3 M6 M6 M6 M14
M9 M22
M7 M19 M13 M15
M19
Signage
M25 M26
3 2
COM TOS Level 1
0' - 0"
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
4 MAX. HEIGHT
35' - 0"
4 AR5.1
1 2' - 0" 12' - 0" 8' - 0"
M1 M19 M7 M6 M1
M22 M9 M15
15' - 0" 2' - 0" 3' - 6"
M7 M14
Signage Signage
M6
M25 M26
M22
M19

STANDING SEAMROOF

STUCCO - WHITE VERTICAL METAL
SIDING
M1 M3 BLACK OAK CEDAR SELECT
SIDING
TPO ROOF M4 M6 M7 M9 GREENSCREEN WALLSLATE GRAY
M2 M14 OPAQUE GLASS SIGNAGE LENSES
SALSA
M25

FRENCH DOOR
M19
DOOR/ WINDOW GLASS M15 ACID ETCHED, OBSCURE GLASS
KELLY MOORE, or EQUAL
Option 1 : Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment); factory powder coated paint; fasteners are stainless steel or welds).Option 2: Steel sand blasted; Factory spray applied bonding of 3/32" aluminum (aluminized treatment); factory powder coated paint with colored rust texture (Cardinal BR47, or equal) to achieve brown colored rust patina); fasteners are stainless steel or welds).

LOS GATOS IRON WORKS, or EQUAL

EXTERIOR METAL, GALVANIZED METAL ROUND DOWNSPOUTS, ADDRESS NUMBER, CHIMNEY CAP, MECHANICAL SCREEN, WINDOW CORNERS, METAL AWNINGSDOOR/ WINDOW HARDWARETPO ROOF

MATERIALS / APPLICATION CODE COLOR MANUFACTURER

EXTERIOR COLOR/ MATERIAL SCHEDULE
WALL
M13 DARK BRONZE
KMA89-5 BLACK OAK -MATCH VERT. SIDING (M7)

CARDINAL, OR EQUAL
ROOF
M1

DARK BRONZE OR EQUALSLATE GREY GAF, OR EQUAL
M12

WINDOW FRAMES
M16M4 WHITEST WHITE - KMW43, OR EQ.

WESTERN WINDOWS, OR EQ.

KELLY MOORE, OR EQ.

MISC. DARK BRONZE FLEETWOOD, OR EQUAL
DOOR/ WINDOW / BALCONY GLASS M14 CARDINAL, OR EQUAL loE 366 FASCIAS M3
M2
HORIZ. CEDAR SELECT SIDING, M6CHANNEL GROOVE CEDAR OR EQUAL

METAL, STANDING SEAM STORM GREY CUSTOM BILT, OR EQUAL

CEDAR SELECT

CLASS A ROOFING
STUCCO - 7/8" SMOOTH TROWELED EQ., PLASTER TEXTURE W/ MTL REVEALS FRONT DOOR M17
RAILING - CABLE M18 KMA89-5 BLACK OAK KELLY MOORE, or EQUAL BLACK OAK - KMA89-5 KELLY MOORE, OR EQ.

WESTERN RED CEDAR, OR EQ.

BIG BAND, KM5828-2

DRIVE ISLE COLUMNS & TRASHENCLOSURES
SPLIT FACE CMU, 37G CHARCOAL

CONTROL JOINTS, TRIM BOARDS AND REVEAL PANELS
KELLY MOORE, OR EQUALCENTRAL SUPPLY COMPANY OR EQ.

COLUMNS & DIAGONAL BRACES LOS GATOS IRON WORKS

OR EQUAL
Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment);factory powder coated paint; fasteners are stainless steel or welds).

PEARLY WHITE, KMW44-1
SCHLAGE, OR EQ.

WEEPING WILLOW - KM5155-5 KELLY MOORE, OR EQ.

M20M21M22

LIVING WALL FACADE -WELDED WIRE AND BRACKETING TRELLIS SYSTEM FOR SUPPORTING LIVING PLANTS M9 GREEN - PER MANUFACTURER

COLOR CHART
GREENSCREEN OR EQ.

VERT. CORRUGATED METAL SIDING & BALCONY RAILINGS M7 KMA89-5 BLACK OAK METAL SALES or EQUAL * NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT

MATERIALS / APPLICATION COLOR CODE MANUFACTURER

ILLUMINATED SIGNAGE COLOR/ MATERIAL SCHEDULE
SIGNAGE LENSES M25 ILLUMINATED FACED CHANNEL
LETTER DISPLAY WITH THROUGH FACE ILLUMINATION - LEDMATERIAL THICKNESS GUIDE:LEXAN/PLEXIGLAS FACES .125” MINCOLOR:BANJAMIN MOORE - SALSA 2009-20 OR EQUAL.LRV 17.34 LEXAN, OR EQ.

SIGNAGE FRAMES & BACKING M26 CRAFT SIGN WORKS, OR
EQ.

STANDARD ALUMINUM CONSTRUCTION;ALUMINUM LETTER BACKS .063” MIN.ALUMINUM LETTER RETURNS .040” MINFACTORY SPRAY APPLIED BONDING OF 3/32" ALUMINUM (ALUMINIZED TREATMENT); FACTORY POWDER COATED PAINT.COLOR:MATTHEWS PAINT - 41335SP ANODIC BLACK LRV 4.3, OR EQUAL.SATIN ACRYLIC POLYURETHANE FINISH

SIGNAGE

EAST ELEVATION - BUILDING AWEST ELEVATION - BUILDING A
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 2:03:49 PM
A3.6 BUILDING A - EAST & WEST ELEVATION 04/27/2021

1.c
Packet Pg. 122
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 394
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) Height Limit
COM TOS Level 1 1ST Floor
0' - 0"
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
COM TOP Level 2
27' - 0"
MAX. HEIGHT
35' - 0"
35' - 0"
10' - 0" 2' - 0" 15' - 0"
a1 a2 a3 a4
3" / 1'-0"
UNIT A1
Height Limit
COM TOS Level 1 1ST Floor
0' - 0"
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
COM TOP Level 2
27' - 0"
MAX. HEIGHT
35' - 0"
10' - 0" 2' - 0" 15' - 0"
a1 a2 a3 a4
UNIT A2
3" / 1'-0"

COMMERCIAL
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:41:14 PM
A-3.7 BLDG A - COMMERCIAL - SECTIONS 1 04/27/2021
3/16" = 1'-0" 2 Commercial - Section 23/16" = 1'-0" 3 Commercial - Section 3 0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot

1.c
Packet Pg. 123
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 395
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) Height Limit
aA
COM TOS Level 1 1ST Floor
0' - 0"
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
COM TOP Level 2
27' - 0"
MAX. HEIGHT
35' - 0"
aB aC aD aE aF

COMMERCIAL
6' - 3 1/2"
UNIT A1 UNIT A2 UNIT A3
Height Limit
COM TOS Level 1 1ST Floor
0' - 0"
COM TOP Level 1
15' - 0"
COM TOSF Level 2
17' - 0"
COM TOP Level 2
27' - 0"
MAX. HEIGHT
35' - 0"
10' - 0" 2' - 0" 15' - 0"
aB aC aD aE aF

COMMERCIAL
UNIT A1 UNIT A2 UNIT A3
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:41:21 PM
A-3.8 BLDG A - COMMERICAL - SECTIONS 2 04/27/2021
3/16" = 1'-0" 1 Commercial - Section 43/16" = 1'-0" 2 Commercial - Section 1 0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot

1.c
Packet Pg. 124
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 396
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

UP UP UP UP UP UP
UP
DN
UP UP
DN

UP UP UP

DN DN DN DN
1 2 3 4 5 6 7 8
C
A
0 A-4.4
1 A-4.3
A-4.3
2 A-4.4
1 2
2 A-4.6
1 A-4.6
1 A-4.5
2 A-4.5
3'-6" X 7'-2"
MIN.
200 CU FT PRIVATE SOTRAGE.

MIN SURF. AREA = 25 SF.MIN DIMS. OF 3'-6" & 6'-0"
9'-0" X 19'-0"
MIN. CLEAR

FOR CAR
9'-0" X 19'-0"
MIN. CLEAR

FOR CAR
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.

UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1
TRASH
UNIT B7
17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 9' - 0" 111' - 0"
? ? ? ? ? ??
43' - 0"
? ? ? ? ??
?
?
43' - 0"
1 2 3 4 5 6 7 8
C
BA
0 A-4.4
1 A-4.3
A-4.3
2 A-4.4
1 2
2 A-4.6
1 A-4.6
1 A-4.5
2 A-4.5

LIVING LIVING LIVING LIVING LIVING LIVING
DINING

KITCHEN
DINING

KITCHEN
DINING

KITCHEN
DINING

KITCHEN
DINING

KITCHEN
DINING

KITCHEN

PWDR PWDR PWDR PWDR PWDR PWDR
2" / 1'-0"
30' - 10" 12' - 2" 7' - 0"
43' - 0"
UNIT B7 UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1 ?
?
?
?
17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 9' - 0" ?
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:41:26 PM
A-4.1 BLDG B - MULTIFAMILY WEST - 1ST & 2ND FLOOR PLANS 04/27/2021 1/8" = 1'-0" 1 1ST Floor Multi Fam West 0' 2 ' 4 ' 8 ' 16 ' Graphic Scale: 1 /4 inch = 1 foot
1/8" = 1'-0" 2 2ND Floor Multi Fam West

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth

1.c
Packet Pg. 125
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 397
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

UP UP UP UP UP UP

DN DN DN DN DN DN

DN DN DN DN DN DN
1 2 3 4 5 6 7 8
C
BA
0 A-4.4
1 A-4.3
A-4.3
2 A-4.4
1 2
2 A-4.6
2 A-4.6
1 A-4.6
1 A-4.6
1 A-4.5
2 A-4.5
BATH 2 BED 2
LDRY
BATH 1
BED 1
BATH 1
LDRY
BATH 2 BED 2
BED 1
BATH 1
BED 1
LDRY
BATH 2 BED 2
BATH 1
BED 1
LDRY
BATH 2 BED 2
BATH 1
BED 1
LDRY
BATH 2 BED 2
BATH 1
BED 1
LDRY
BATH 2 BED 2
43' - 0" 3' - 0" 9' - 6" 7' - 6"
12' - 0" 5' - 0" 12' - 0" 5' - 0" 12' - 0" 2' - 6"
6' - 0"
UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1
?
?
UNIT B7

BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY
?
?
? ?
17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 9' - 0" 1 2 3 4 5 6 7 8
C
BA
0 ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK 111' - 0"
17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 9' - 0" A-4.4
1 A-4.3
A-4.3
2 A-4.4
1 2
2 A-4.6
2 A-4.6
1 A-4.6
1 A-4.6
1 A-4.5
1 A-4.5
2 A-4.5
2 A-4.5
30' - 10" 12' - 2"
43' - 0"
3" / 1'-0" 3" / 1'-0"

ROOF DECK
UNIT B7 UNIT B6 UNIT B5 UNIT B4 UNIT B3 UNIT B2 UNIT B1 APPROXIMATE SOLAR PANEL LOCATION, TYP.
7 COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:41:32 PM
A-4.2 BLDG B - MULTIFAMILY WEST - 3RD & ROOF FLOOR PLANS 04/27/2021 1/8" = 1'-0" 1 3RD Floor Multi Fam West
0' 2 ' 4 ' 8 ' 16 '
Graphic Scale: 1 /4 inch = 1 foot
1/8" = 1'-0" 2 Roof Plan Multi Fam West

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth

1.c
Packet Pg. 126
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 398
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 8' - 6" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 9' - 0"
M3 M7 M1 M4 M19
M5 M10 M5 M22
M2 M4
TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
TOSF Level 4 Roof 35' - 0"
Access
31' - 7 1/2"
9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6"
M4 M7 M4
M6 M7 M3 M2
M22
M13 M14
M15
M4 M4

FRENCH DOOR
M19
DOOR/ WINDOW GLASS M15 ACID ETCHED, OBSCURE GLASS
* NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT KELLY MOORE, or EQUAL
Option 1 : Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment); factory powder coated paint; fasteners are stainless steel or welds).Option 2: Steel sand blasted; Factory spray applied bonding of 3/32" aluminum (aluminized treatment); factory powder coated paint with colored rust texture (Cardinal BR47, or equal) to achieve brown colored rust patina); fasteners are stainless steel or welds).

LOS GATOS IRON WORKS, or EQ.

EXTERIOR METAL, FASCIAS, COLUMNS, TRELLIS BEAMS, GALVANIZED METAL ROUND DOWNSPOUTS, ADDRESS NUMBER, CHIMNEY CAP, MECHANICAL SCREENDOOR/ WINDOW HARDWARE M11

ASPHALT SHINGLE ROOF, CLASS A

MATERIALS / APPLICATION CODE COLOR MANUFACTURER

EXTERIOR COLOR/ MATERIAL SCHEDULE
WALL
M13 DARK BRONZE
KMA89-5 BLACK OAK
CARDINAL, OR EQ.

ROOF
M1
DARK BRONZE OR EQUALBLACK GAF SLATELINE, ROYAL SLATE, OR EQ.

GARAGE DOOR
M12

WINDOW FRAMES
M16M4 WHITEST WHITE- KMW43, OR EQUAL
M8
VERT. MTL. SIDING PANELS, LOW BALCONY WALL GUARDS, TRASH/RECYCLING ENCLOSURE SEMI GLOSS BLACK MTL. PANELS
WESTERN WINDOWS, OR EQ.

KELLY MOORE, OR EQ.

MISC. DARK BRONZE FLEETWOOD, OR EQUAL
BLACK - METAL SECTIONAL, MATCH STUCCO CARRIAGE DOOR, OR EQ.

DOOR/ WINDOW GLASS loE 366 M14 CARDINAL, OR EQ.FASCIAS M3 M2
METAL SALES, OR EQ.

M5 BLACK OAK - KMA89-5
HORIZ. FIBER CEMENT BOARD SIDING, M6"C" CHANNEL GROOVE - 8" EXPOSURE METAL, STANDING SEAM, CLASS A STORM GREY CUSTOM BILT, OR EQ.

TRADITIONAL CEDAR TEXTURECOLOR - CEDAR
M10

CLASS A ROOFING
STUCCO - 7/8" SMOOTH TROWELED
FRONT DOOR M17
RAILING - CABLE M18 STAINLESS STEEL TBD
BLACK OAK - KMA89-5 KELLY MOORE, OR EQ.

STUCCO - 7/8" SMOOTH TROWELED KELLY MOORE, OR EQ.

ALLURA USA, OR EQ.

BIG BAND, KM5828-2

TRASH ENCLOSURE DOORS

DRIVE ISLE COLUMNS & TRASHENCLOSURES
SPLIT FACE CMU, 37G CHARCOAL

CONTROL JOINTS, TRIM BOARDS AND REVEAL PANELS

KELLY MOORE, OR EQUAL
CORRUGATED METAL, BIG BAND KM5828-2
CENTRAL SUPPLY COMPANY OR EQ.

PORCH AND ENTRY COLUMNS LOS GATOS IRON WORKS,

OR EQUAL
Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment);factory powder coated paint; fasteners are stainless steel or welds).

PEARLY WHITE, KMW44-1
KELLY MOORE, OR EQ.

SCHLAGE, OR EQ.

MAHOGANY - NATURAL WOOD TBD
M20M21M22

LIVING WALL FACADE -WELDED WIRE AND BRACKETING TRELLIS SYSTEM FOR SUPPORTING LIVING PLANTS M9 GREEN - PER MANUFACTURER

COLOR CHART
GREENSCREEN OR EQ.

VERTICAL FIBER CEMENT BOARD SIDING, "C" CHANNEL GROOVE - 8" EXPOSURE M7 TRADITIONAL CEDAR TEXTURECOLOR - CEDAR ALLURA USA, OR EQ.

STANDING SEAMROOF

ASPHALT SHINGLES STUCCO - WHITE STUCCO - BLACK VERTICAL METAL SIDING
M1 M2 M3, M19 BLACK OAK M4 M5 M6, M7 ASPHALT SHINGLES M8 M9 GREENSCREEN WALL M21 SPLIT FACE CMU COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:42:19 PM
A-4.3 BLDG B - MULTIFAMILY WEST - ELEVATIONS NORTH & SOUTH 04/27/2021 1/8" = 1'-0" 1 Multifamily West - North Elevation1/8" = 1'-0" 2 Multifamily West - South Elevation 0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot

1.c
Packet Pg. 127
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 399
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) M7 M19 M14 M4 M2 M6 M13 M14
M11 M17 M17 M8
M5
TYP.

M4 M5
M8
M4 M14 M12 M6 M3 M7 M14 M5
M17 M15 M22TYP.

FRENCH DOOR
M19
DOOR/ WINDOW GLASS ACID ETCHED, OBSCURE GLASS M15
* NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT KELLY MOORE, or EQUAL
Option 1 : Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment); factory powder coated paint; fasteners are stainless steel or welds).Option 2: Steel sand blasted; Factory spray applied bonding of 3/32" aluminum (aluminized treatment); factory powder coated paint with colored rust texture (Cardinal BR47, or equal) to achieve brown colored rust patina); fasteners are stainless steel or welds).

LOS GATOS IRON WORKS, or EQ.

EXTERIOR METAL, FASCIAS, COLUMNS, TRELLIS BEAMS, GALVANIZED METAL ROUND DOWNSPOUTS, ADDRESS NUMBER, CHIMNEY CAP, MECHANICAL SCREEN

DOOR/ WINDOW HARDWARE
M11

ASPHALT SHINGLE ROOF, CLASS A

MATERIALS / APPLICATION COLOR CODE MANUFACTURER

EXTERIOR COLOR/ MATERIAL SCHEDULE
WALL
M13 DARK BRONZE
KMA89-5 BLACK OAK
CARDINAL, OR EQ.

ROOF
M1
DARK BRONZE OR EQUALBLACK GAF SLATELINE, ROYAL SLATE, OR EQ.

GARAGE DOOR
M12

WINDOW FRAMES
M16M4 WHITEST WHITE- KMW43, OR EQUALM8
VERT. MTL. SIDING PANELS, LOW BALCONY WALL GUARDS, TRASH/RECYCLING ENCLOSURE SEMI GLOSS BLACK MTL. PANELS
WESTERN WINDOWS, OR EQ.

KELLY MOORE, OR EQ.

MISC. DARK BRONZE FLEETWOOD, OR EQUAL
BLACK - METAL SECTIONAL, MATCH STUCCO CARRIAGE DOOR, OR EQ.

DOOR/ WINDOW GLASS loE 366 M14 CARDINAL, OR EQ.FASCIAS M3 M2
METAL SALES, OR EQ.

M5 BLACK OAK - KMA89-5
HORIZ. FIBER CEMENT BOARD SIDING, M6"C" CHANNEL GROOVE - 8" EXPOSURE METAL, STANDING SEAM, CLASS A STORM GREY CUSTOM BILT, OR EQ.

TRADITIONAL CEDAR TEXTURECOLOR - CEDAR
M10

CLASS A ROOFING
STUCCO - 7/8" SMOOTH TROWELED
FRONT DOOR M17
RAILING - CABLE M18 STAINLESS STEEL TBD
BLACK OAK - KMA89-5 KELLY MOORE, OR EQ.

STUCCO - 7/8" SMOOTH TROWELED KELLY MOORE, OR EQ.

ALLURA USA, OR EQ.

BIG BAND, KM5828-2

TRASH ENCLOSURE DOORS

DRIVE ISLE COLUMNS & TRASHENCLOSURES
SPLIT FACE CMU, 37G CHARCOAL

CONTROL JOINTS, TRIM BOARDS AND REVEAL PANELS

KELLY MOORE, OR EQUAL
CORRUGATED METAL, BIG BAND KM5828-2
CENTRAL SUPPLY COMPANY OR EQ.

PORCH AND ENTRY COLUMNS LOS GATOS IRON WORKS,

OR EQUAL
Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment);factory powder coated paint; fasteners are stainless steel or welds).

PEARLY WHITE, KMW44-1
KELLY MOORE, OR EQ.

SCHLAGE, OR EQ.

MAHOGANY - NATURAL WOOD TBD
M20M21M22

LIVING WALL FACADE -WELDED WIRE AND BRACKETING TRELLIS SYSTEM FOR SUPPORTING LIVING PLANTS M9 GREEN - PER MANUFACTURER

COLOR CHART
GREENSCREEN OR EQ.

VERTICAL FIBER CEMENT BOARD SIDING, "C" CHANNEL GROOVE - 8" EXPOSURE M7 TRADITIONAL CEDAR TEXTURECOLOR - CEDAR ALLURA USA, OR EQ.

STANDING SEAMROOF

ASPHALT SHINGLES STUCCO - WHITE STUCCO - BLACK VERTICAL METAL SIDING
M1 M2 M3, M19 BLACK OAK M4 M5 M6, M7 ASPHALT SHINGLES M8 M9 GREENSCREEN WALL M21 SPLIT FACE CMU COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:43:23 PM
A-4.4 BLDG B - MULTIFAMILY WEST - ELEVATIONS EAST & WEST 04/27/2021 1/8" = 1'-0" 1 Multifamily West - East Elevation1/8" = 1'-0" 2 Multifamily West - West Elevation 0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot

1.c
Packet Pg. 128
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 400
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
TOSF Level 4 Roof
Access
31' - 7 1/2"

ROOF DECK
BATH 2

KITCHEN PWDR LIVING
8' - 6" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 9' - 0"
8' - 1 1/4"
6' - 10 7/8"
?
?
? ?
?
TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
TOSF Level 4 Roof
Access
31' - 7 1/2"
BED 2 LDRY BATH 1 BED 1

KITCHEN DINING LIVING
?
8' - 6" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 9' - 0"
? ?
?
?
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:43:36 PM
A-4.5 BLDG B - MULTIFAMILY WEST - SECTIONS 1 04/27/2021 3/16" = 1'-0" 1 Multifamily West - Section 13/16" = 1'-0" 2 Multifamily West - Section 2

1.c
Packet Pg. 129
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 401
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) TOS Level 1
0' - 0"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
9' - 8 3/4"
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
TOSF Level 4 Roof
Access
31' - 7 1/2"
LIVING
BED 1 BED 1

LIVING LIVING LIVING LIVING LIVING
BED 1 BED 1 BED 1 BED 1

ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK 9' - 0" 1' - 2 3/4" 10' - 0"
? ?? ?
??
?
??
??
? ?
?
1' - 2 3/4" 8' - 6"
?
?
? ???
UNIT B1 UNIT B2 UNIT B3 UNIT B4 UNIT B5 UNIT B6 UNIT B7 TOS Level 1
0' - 0"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
9' - 8 3/4"
Grade Level
-0' - 8"
TOSF Level 4 Roof
Access
31' - 7 1/2"

ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK

LDRY LDRY LDRY LDRY LDRY LDRY

DINING DINING DINING DINING DINING DINING
9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6"
TRASH
? ?? ? ? ? ? ?? ?
? ??
? ??
?
?
? ?
?
?
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:43:49 PM
A-4.6 BLDG B - MULTIFAMILY WEST - SECTIONS 2 04/27/2021 3/16" = 1'-0" 1 Multifamily West - Section 4
3/16" = 1'-0" 2 Multifamily West - Section 3

1.c
Packet Pg. 130
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 402
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

UP UP UP UP UP UP
2 A-5.5
2 A-5.5
0 1 2 3 4 5 6 7 8
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
?
? ?
A-5.4
A-5.4
1 A-5.3
A-5.3 2
2 1
1 A-5.6
1 A-5.6
2 A-5.6
2 A-5.6
3 A-5.5
3 A-5.5
1 A-5.5
1 A-5.5
300 CU FT PRIVATE SOTRAGE. MIN SURF. AREA = 25 SF. MIN DIMS. OF 3'-6" & 6'-0" 9'-0" X 19'-0"
MIN. CLEAR

FOR CAR
9'-0" X 19'-0"
MIN. CLEAR

FOR CAR
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.

UNIT C6 UNIT C5 UNIT C4 UNIT C3 UNIT C2 UNIT C1

UP UP UP UP UP UP

ADDRESS, ORIENTATION SIGN
UNIT C9 UNIT C8 UNIT C7
17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0"
? ?? ?? ?? ?
? ? ? ? ? ? ? ? ?
?
?
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
3'-6" X 7'-2"
MIN.
2 A-5.5
2 A-5.5
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
A-5.4
A-5.4
1 A-5.3
A-5.3 2
2 1
1 A-5.6
1 A-5.6
2 A-5.6
2 A-5.6
3 A-5.5
3 A-5.5
1 A-5.5
1 A-5.5
UNIT C9 UNIT C8 UNIT C7 UNIT C6 UNIT C5 UNIT C4 UNIT C3 UNIT C2 UNIT C1 ?? ? ? ? ? ? ? ? ?
? ?? ? ? ?? ? ?
? ? ? ? ? ? ? ? ?
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:43:53 PM
A-5.1 BLDG C - MULTIFAMILY EAST - FIRST & SECOND FLOOR PLAN 04/27/2021 1/8" = 1'-0" 1 1ST Floor Multi Fam East
0' 4 ' 8 ' 16 ' 32 '
Graphic Scale: 1 /8 inch = 1 foot
1/8" = 1'-0" 2 2ND Floor Multi Fam East

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth

1.c
Packet Pg. 131
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 403
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

DN DN DN DN DN DN

UP UP UP UP UP
UP
2 A-5.5
2 A-5.5
0 1 2 3 4 5 6 7 8
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
A-5.4
A-5.4
1 A-5.3
A-5.3 2
2 1
1 A-5.6
1 A-5.6
2 A-5.6
2 A-5.6
3 A-5.5
3 A-5.5
1 A-5.5
1 A-5.5
? ? ? ? ? ?
?
UNIT C9 UNIT C8 UNIT C7 UNIT C6 UNIT C5 UNIT C4 UNIT C3 UNIT C2 UNIT C1 ?? ? ? ?? ?? ?
? ? ? ? ? ? ? ? ?
?
?
?
0 1 2 3 4 5 6 7
E
F
G
H
8 9 10
A-5.4
A-5.4
1 A-5.3
A-5.3 2
2 1
1 A-5.6
2 A-5.6
3 A-5.5

ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK APPROXIMATE SOLAR PANEL LOCATION, TYP.
7 COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:44:00 PM
A-5.2 BLDG C - MULTIFAMILY EAST - THIRD AND ROOF DECK FLOOR PLAN 04/27/2021 1/8" = 1'-0" 1 3RD Floor Multi Fam East
0' 2 ' 4 ' 8 ' 16 '
Graphic Scale: 1 /4 inch = 1 foot
1/8" = 1'-0" 2 Roof Plan Multi Fam East

SUNRISE
29° South East 7:20 12/21
31°
North East 4:49 6/2 EA 1 ST
SUNSET
29° South West
19:31 6/21
31°
North West
16:52 12/21
WEST
29 .5°
75 .5°
M
a
g
n
eti
c
N
o
rth

1.c
Packet Pg. 132
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 404
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
TOSF Level 4 Roof 35' - 0"
Access
31' - 7 1/2"

H G F E
M9 M5
M2 M3 M7 M4
M22
TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
TOSF Level 4 Roof 35' - 0"
Access
31' - 7 1/2"

E F G H
9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6"
M21
M22
M5
M4 M7 M2 M3 M4

FRENCH DOOR
M19
DOOR/ WINDOW GLASS ACID ETCHED, OBSCURE GLASS M15
* NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT KELLY MOORE, or EQUAL
Option 1 : Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment); factory powder coated paint; fasteners are stainless steel or welds).Option 2: Steel sand blasted; Factory spray applied bonding of 3/32" aluminum (aluminized treatment); factory powder coated paint with colored rust texture (Cardinal BR47, or equal) to achieve brown colored rust patina); fasteners are stainless steel or welds).

LOS GATOS IRON WORKS, or EQ.

EXTERIOR METAL, FASCIAS, COLUMNS, TRELLIS BEAMS, GALVANIZED METAL ROUND DOWNSPOUTS, ADDRESS NUMBER, CHIMNEY CAP, MECHANICAL SCREEN

DOOR/ WINDOW HARDWARE
M11

ASPHALT SHINGLE ROOF, CLASS A

MATERIALS / APPLICATION COLOR CODE MANUFACTURER

EXTERIOR COLOR/ MATERIAL SCHEDULE
WALL
M13 DARK BRONZE
KMA89-5 BLACK OAK
CARDINAL, OR EQ.

ROOF
M1
DARK BRONZE OR EQUALBLACK GAF SLATELINE, ROYAL SLATE, OR EQ.

GARAGE DOOR
M12

WINDOW FRAMES
M16M4 WHITEST WHITE- KMW43, OR EQUAL
M8
VERT. MTL. SIDING PANELS, LOW BALCONY WALL GUARDS, TRASH/RECYCLING ENCLOSURE SEMI GLOSS BLACK MTL. PANELS
WESTERN WINDOWS, OR EQ.

KELLY MOORE, OR EQ.

MISC. DARK BRONZE FLEETWOOD, OR EQUAL
BLACK - METAL SECTIONAL, MATCH STUCCO CARRIAGE DOOR, OR EQ.

DOOR/ WINDOW GLASS loE 366 M14 CARDINAL, OR EQ.FASCIAS M3 M2
METAL SALES, OR EQ.

M5 BLACK OAK - KMA89-5
HORIZ. FIBER CEMENT BOARD SIDING, M6"C" CHANNEL GROOVE - 8" EXPOSURE METAL, STANDING SEAM, CLASS A STORM GREY CUSTOM BILT, OR EQ.

TRADITIONAL CEDAR TEXTURECOLOR - CEDAR
M10

CLASS A ROOFING
STUCCO - 7/8" SMOOTH TROWELED
FRONT DOOR M17
RAILING - CABLE M18 STAINLESS STEEL TBD
BLACK OAK - KMA89-5 KELLY MOORE, OR EQ.

STUCCO - 7/8" SMOOTH TROWELED KELLY MOORE, OR EQ.

ALLURA USA, OR EQ.

BIG BAND, KM5828-2

TRASH ENCLOSURE DOORS

DRIVE ISLE COLUMNS & TRASHENCLOSURES
SPLIT FACE CMU, 37G CHARCOAL

CONTROL JOINTS, TRIM BOARDS AND REVEAL PANELS

KELLY MOORE, OR EQUAL
CORRUGATED METAL, BIG BAND KM5828-2
CENTRAL SUPPLY COMPANY OR EQ.

PORCH AND ENTRY COLUMNS LOS GATOS IRON WORKS,

OR EQUAL
Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment);factory powder coated paint; fasteners are stainless steel or welds).

PEARLY WHITE, KMW44-1
KELLY MOORE, OR EQ.

SCHLAGE, OR EQ.

MAHOGANY - NATURAL WOOD TBD
M20M21M22

LIVING WALL FACADE -WELDED WIRE AND BRACKETING TRELLIS SYSTEM FOR SUPPORTING LIVING PLANTS M9 GREEN - PER MANUFACTURER

COLOR CHART
GREENSCREEN OR EQ.

VERTICAL FIBER CEMENT BOARD SIDING, "C" CHANNEL GROOVE - 8" EXPOSURE M7 TRADITIONAL CEDAR TEXTURECOLOR - CEDAR ALLURA USA, OR EQ.

STANDING SEAMROOF

ASPHALT SHINGLES STUCCO - WHITE STUCCO - BLACK VERTICAL METAL SIDING
M1 M2 M3, M19 BLACK OAK M4 M5 M6, M7 ASPHALT SHINGLES M8 M9 GREENSCREEN WALL M21 SPLIT FACE CMU COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:45:10 PM
A-5.3 BLDG C - MULTIFAMILY EAST - ELEVATIONS NORTH & SOUTH 04/27/2021 1/8" = 1'-0" 1 Multifamily East - North Elevation1/8" = 1'-0" 2 Multifamily East - South Elevation 0' 4 ' 8 ' 16 ' 32 '
Graphic Scale: 1 /8 inch = 1 foot

1.c
Packet Pg. 133
Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 405
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
TOSF Level 4 Roof 35' - 0"
Access
31' - 7 1/2"
0 1 2 3 4 5 6 7 8 9 10
9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6"
M22TYP.M12
M4 M2 M5 M7
M7
TYP.

FRENCH DOOR
M19
DOOR/ WINDOW GLASS ACID ETCHED, OBSCURE GLASS M15
* NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT KELLY MOORE, or EQUAL
Option 1 : Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment); factory powder coated paint; fasteners are stainless steel or welds).Option 2: Steel sand blasted; Factory spray applied bonding of 3/32" aluminum (aluminized treatment); factory powder coated paint with colored rust texture (Cardinal BR47, or equal) to achieve brown colored rust patina); fasteners are stainless steel or welds).

LOS GATOS IRON WORKS, or EQ.

EXTERIOR METAL, FASCIAS, COLUMNS, TRELLIS BEAMS, GALVANIZED METAL ROUND DOWNSPOUTS, ADDRESS NUMBER, CHIMNEY CAP, MECHANICAL SCREEN

DOOR/ WINDOW HARDWARE
M11

ASPHALT SHINGLE ROOF, CLASS A

MATERIALS / APPLICATION COLOR CODE MANUFACTURER

EXTERIOR COLOR/ MATERIAL SCHEDULE
WALL
M13 DARK BRONZE
KMA89-5 BLACK OAK
CARDINAL, OR EQ.

ROOF
M1
DARK BRONZE OR EQUALBLACK GAF SLATELINE, ROYAL SLATE, OR EQ.

GARAGE DOOR
M12

WINDOW FRAMES
M16M4 WHITEST WHITE- KMW43, OR EQUAL
M8
VERT. MTL. SIDING PANELS, LOW BALCONY WALL GUARDS, TRASH/RECYCLING ENCLOSURE SEMI GLOSS BLACK MTL. PANELS
WESTERN WINDOWS, OR EQ.

KELLY MOORE, OR EQ.

MISC. DARK BRONZE FLEETWOOD, OR EQUAL
BLACK - METAL SECTIONAL, MATCH STUCCO CARRIAGE DOOR, OR EQ.

DOOR/ WINDOW GLASS loE 366 M14 CARDINAL, OR EQ.FASCIAS M3 M2
METAL SALES, OR EQ.

M5 BLACK OAK - KMA89-5
HORIZ. FIBER CEMENT BOARD SIDING, M6"C" CHANNEL GROOVE - 8" EXPOSURE METAL, STANDING SEAM, CLASS A STORM GREY CUSTOM BILT, OR EQ.

TRADITIONAL CEDAR TEXTURECOLOR - CEDAR
M10

CLASS A ROOFING
STUCCO - 7/8" SMOOTH TROWELED
FRONT DOOR M17
RAILING - CABLE M18 STAINLESS STEEL TBD
BLACK OAK - KMA89-5 KELLY MOORE, OR EQ.

STUCCO - 7/8" SMOOTH TROWELED KELLY MOORE, OR EQ.

ALLURA USA, OR EQ.

BIG BAND, KM5828-2

TRASH ENCLOSURE DOORS

DRIVE ISLE COLUMNS & TRASHENCLOSURES
SPLIT FACE CMU, 37G CHARCOAL

CONTROL JOINTS, TRIM BOARDS AND REVEAL PANELS

KELLY MOORE, OR EQUAL
CORRUGATED METAL, BIG BAND KM5828-2
CENTRAL SUPPLY COMPANY OR EQ.

PORCH AND ENTRY COLUMNS LOS GATOS IRON WORKS,

OR EQUAL
Steel sand blasted;Factory spray applied bonding of3/32" aluminum (aluminized treatment);factory powder coated paint; fasteners are stainless steel or welds).

PEARLY WHITE, KMW44-1
KELLY MOORE, OR EQ.

SCHLAGE, OR EQ.

MAHOGANY - NATURAL WOOD TBD
M20M21M22

LIVING WALL FACADE -WELDED WIRE AND BRACKETING TRELLIS SYSTEM FOR SUPPORTING LIVING PLANTS M9 GREEN - PER MANUFACTURER

COLOR CHART
GREENSCREEN OR EQ.

VERTICAL FIBER CEMENT BOARD SIDING, "C" CHANNEL GROOVE - 8" EXPOSURE M7 TRADITIONAL CEDAR TEXTURECOLOR - CEDAR ALLURA USA, OR EQ.

STANDING SEAMROOF

ASPHALT SHINGLES STUCCO - WHITE STUCCO - BLACK VERTICAL METAL SIDING
M1 M2 M3, M19 BLACK OAK M4 M5 M6, M7 ASPHALT SHINGLES M8 M9 GREENSCREEN WALL M21 SPLIT FACE CMU COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:46:28 PM
A-5.4 BLDG C - MULTIFAMILY EAST - ELEVATIONS EAST & WEST 04/27/2021 1/8" = 1'-0" 1 Multifamily East - East Elevation1/8" = 1'-0" 2 Multifamily East - West Elevation 0' 4 ' 8 ' 16 ' 32 '
Graphic Scale: 1 /8 inch = 1 foot

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
TOSF Level 4 Roof
Access
31' - 7 1/2"
?
? ?
6' - 10 1/2"
6' - 9 3/8"
9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6"
TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOSF Level 2
TOP Level 1 9' - 8 3/4"
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
TOSF Level 4 Roof
Access
31' - 7 1/2"
?
? ?
?
TOS Level 1
0' - 0"
TOP Level 2
19' - 8 3/4"
TOP Level 3
29' - 11 1/2"
TOSF Level 3
20' - 11 1/2"
TOP Level 1
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
TOSF Level 4 Roof
Access
31' - 7 1/2"
3' - 4 1/2" 1' - 8" 9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6" 35' - 0"
?? ? ?
?? ? ?
?? ?
???
UNIT C9 UNIT C8 UNIT C7 UNIT C6 UNIT C5 UNIT C4 UNIT C3 UNIT C2 UNIT C1 ??
? ?
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:46:47 PM
A-5.5 BLDG C - MULTIFAMILY EAST - SECTIONS 1 04/27/2021 3/16" = 1'-0" 1 Multifamily East - Section 1 3/16" = 1'-0" 2 Multifamily East - Section 23/16" = 1'-0" 3 Multifamily East - Section 3

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) TOS Level 1
0' - 0"
TOP Level 1
8' - 6"
Grade Level
-0' - 8"
MAX. HEIGHT
35' - 0"
9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6"
UNIT C9 UNIT C8 UNIT C7 UNIT C6 UNIT C5 UNIT C4 UNIT C3 UNIT C2 UNIT C1 ? ? ? ? ?
?
? ? ?
? ? ?
?
? ? ?
? ? ?
? ? ?
?
? ? ?
??
?
? ?
TOS Level 1
0' - 0"
9' - 0" 1' - 2 3/4" 10' - 0" 1' - 2 3/4" 8' - 6"
35' - 0"
?? ? ? ? ? ?
? ? ? ? ? ? ?
? ?? ? ? ? ?
???
???
???
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:47:09 PM
A-5.6 BLDG C - MULTIFAMILY EAST - SECTIONS 2 04/27/2021 3/16" = 1'-0" 1 Multifamily East - Section 43/16" = 1'-0" 2 Multifamily East - Section 5

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 408
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:47:15 PM
COLORS AND MATERIALS A-6.1 04/27/2021

13. HORIZONTAL ARTISAN LAP SIDING CORNER INSET DARK WINDOWS

10. HORIZONTAL ARTISAN LAP SIDING

6. INSET WINDOWS

4. STANDING SEAM ROOF WITH SKYLIGHTS

12. I BEAM SUPPORT FRAMING11. I BEAM SUPPORT FRAMING

9. GLASS, HORIZONTAL SIDING, BOARD FORMED CONC.

5. ENTRY DOOR, BIG BLACK FRAMED WINDOWS

8. STEEL SUPPORT, CEDAR SELECT ARBOR 1. GARAGE DOOR

2. GLASS RAILING AND HANDRAILS

3. FOUR PANE WINDOW

7. COMPOSITE SIDING

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 409
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:47:17 PM
COLORS AND MATERIALS A-6.2 04/27/2021

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) ER
SLOPE 1%
SLOPE 1%
BA

METAL GATES
1 1/2" x 1 1/2" x 1 1/2" LONG ANGLE -PUNCH 5/8" HOLE FOR CANE BOLT & SLOT FOR TOP ANGLE1/4" LONG 3/16" STL. ROD -WELD TO CANE BOLT1/2" DIA, 48" LONG CANE BOLT6" LONG 7/8" DIA. PIPE SLEEVE SET IN CONCRETE 3" MIN.
30" - 44" ABOVE

FINISH GRADE TOP VIEW
A-7.1
1 Sim
7' - 0"
1 13 2
7 11
3' - 0" 4' - 6"

ENCLOSURE ROOF
68 A-7.1
3 Sim
2 6
METAL HINGE ANCHOR TO STEEL POST2" TUBE STEEL FRAME W/ DIAGONAL BRACE ON DUMPSTER SIDE OF GATECORRUGATED STEEL PANELMTD. BTWN. STEEL FRAMES 11 8
NOTES

1. HSS 4x4x1/4 STEEL POST @ HINGE SIDE OF GATE,
CONC. FILLED, PRIMED AND PAINTED TO MATCH WALLS.

2. 18 GAUGE METAL FRAME TUBE STEEL.3. GALVANIZED STEEL HARDWARE & FASTENERS.4. RE: STRUCTURAL DRWGS FOR CONC. SLAB, REINFORCEMENT & WALLS.

5. MOTION ACTIVATED, WALL-MOUNTED LED LIGHTING, VANDAL
RESISTANT.

6. 4'-6" DOOR TO BE EASILY ACCESSIBLE FOR RESIDENTS
TRASH / RECYCLING ACCESS.

7. STRESS PAD TO WITHSTAND MIN. WEIGHT OF 56,000 LBS
COLLECTION TRUCK.

8. GATES TO BE PAINTED TO MATCH BLDG ACCENT FEATURES.9. DESIGN, ENGINEERING, AND CONSTRUCTION NOT SPECIFICALLY

NOTED SHALL BE IN ACCORDANCE WITH ACCEPTED INDUSTRYSTANDARDS AND OF FIRST QUALITY

10. SECONDARY CANE BOLT RETAINER TO BE PLACED FOR EACH
GATE SUCH THAT GATE IS HELD IN A POSITION 90° TO THECLOSED POSITION.

11. 20 GAUGE CORRUGATED METAL PANEL.12. ANGLE IRON REINFORCED FASTENING ALONG EDGE OF CORRUGATED PANEL AND METAL TUBE FRAME.

13. 1/2" DIA. STOCK SLIDE BARREL BOLT (LOCKABLE).14. “12’x12” CONCRETE BUMBER STOP AND PERIMETER ENCLOSURE - “BERM” PER CITY WASTEWATER REQUIREMENTS”
CONCRETE BUMPER STOPSSEE NOTE " 14.
96 GAL RECYCLE CARTS
2 YARD FRONT LOAD BINS
MIN. 12'-0" x 12'-0" STRESS PAD W/ 60,000 LB. STRESS LOAD

TRASH / RECYCLING

ENCLOSURE
6 A-7.1
S
T
R
E
S
SPA
D
23' - 6" AREA DRAIN, RE CIVIL DWG'S.
7 7
TOS Level 1
0' - 0" Grade Level
-0' - 8"
7 8
9' - 2"
12" CONC. BUMPER STOP

TRASH / RECYCLING ENCLOSURE

ENCLOSURE ROOF
COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:48:16 PM
TRASH / RECYCLING ENCLOSURE A-7.1 04/27/2021
3/8" = 1'-0" 1 LOCKING MECHANISM
3/8" = 1'-0" 2

TRASH / RECYCLING ENCLOSURE GATEELEVATION
3/8" = 1'-0" 3 TRASH / RECYCLING GATE DETAIL
3/8" = 1'-0" 4 TRASH / RECYCLING NOTES
1/4" = 1'-0" 5 TRASH-RECYCLING ENCLOSURE PLAN 1/4" = 1'-0" 6 TRSH / RECYCLING ENCLOSURE SECTION 8 TRASH ENCLOSURE ISOMETRIC 7 1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 2'-0" 8'-0" 2'-0"
2'-6"4'-8"
The
CONC. FTG. AT EACH PLATE LEG, RE: STRUCT.
7'-2"

ELEVATION SECTION
CONC. FTG. AT EACH PLATE RE: STRUCT.

NOTE:PROVIDE WIRING AND WATER PROOF GFI OUTLET WITH TIMER FOR BACK-LIT LIGHTING FIXTURE 12' - 0"

90.00°
1/4" MAX. CLEAR PLASTIC PANEL WITH PRINTED SITE PLAN AND BACK LIT FOR NIGHT TIME VIEWING 2" max.
8"
B r e a k w a t e r
EQ. 1' - 6" EQ. 8' - 10 1/2"
1' - 2" 8"
11" 1' - 5 1/2"
M28M27M29
M27M29
8' - 0"
1' - 10" 2' - 8" 4' - 8"
NOTE:SEE SHEET A-1.11 FOR LOCATION OF SIGNS ON SITE PLAN. 7 aF aE aD aC aB aA
M19 M13 M6 M4 M1 M7 M6
M22 M25
M3 M19 M7 M14 M19
Murphy's Shop
12' - 0" 1' - 0" Signage
SIGNAGE = 30 LINEAR FT. MAX PER CRITERIA
UNIT AC-1 - 48' - 0"
SIGNAGE = 16 LINEAR FT. MAX PER CRITERIA
UNIT AC-2 - 23' - 0"
M22
NOTE:SEE ELEVATION SHEETS FOR ADDITIONALCOLOR AND MATERIAL SCHEDULES Signage
CONC. FTG. AT EACH PLATE LEG, RE: STRUCT.

PLAN
M27
M29
M
1'-6". u
1'-6".

LARGE & UPPER CASE LETTERS

SMALL & LOWER CASE LETTERS
1'-0".
1'-0".

SIGN THICKNESS
4" max.

M26
M25
NOTE: LETTER FONT TO BE LUCINDA BRIGHT OR EQUAL
M26
M26
* NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT

MATERIALS / APPLICATION COLOR CODE MANUFACTURER

ILLUMINATED SIGNAGE COLOR/ MATERIAL SCHEDULE
SIGNAGE LENSES M25 ILLUMINATED FACED CHANNEL
LETTER DISPLAY WITH THROUGH FACE ILLUMINATION - LEDMATERIAL THICKNESS GUIDE:LEXAN/PLEXIGLAS FACES .125” MINCOLOR:BANJAMIN MOORE - SALSA 2009-20 OR EQUAL.LRV - 17.34 LEXAN, OR EQ.

SIGNAGE FRAMES & BACKING M26 CRAFT SIGN WORKS, OR
EQ.

STANDARD ALUMINUM CONSTRUCTION;ALUMINUM LETTER BACKS .063” MIN.ALUMINUM LETTER RETURNS .040” MINFACTORY SPRAY APPLIED BONDING OF 3/32" ALUMINUM (ALUMINIZED TREATMENT); FACTORY POWDER COATED PAINT.COLOR:MATTHEWS PAINT - 41335SP ANODIC BLACK LRV 4.3, OR EQUAL.SATIN ACRYLIC POLYURETHANE FINISH

SIGNAGE
* NOTES: EXACT COLORS TO BE VERIFIED w/ OWNER & ARCHITECT

MATERIALS / APPLICATION COLOR CODE MANUFACTURER

PROJECT ENTRY SIGN COLOR/ MATERIAL SCHEDULE
SIGN FRAME M27 1/4" MAX. CORTEN STL. FRAME WESTERN STATE METAL, OR EQ.

SIGN BODY - TOTAL OF TWO M28PANELS (FRONT AND BACK)
WESTERN STATE METAL, OR EQ.
1/4" MAX. CORTEN STL. PLATE ON FRONT & BACK SIDE BOLTED TO STL. FRAME. PROVIDE THROUGH HOLES IN STL. PLATE.STL. PANELS TO CONFORM TO ASTM A606 STANDARDS.LASER CUT-OUT LETTERS IN PANEL WITH FROSTED GLASS BACKING. LETTER TYPE FONT TO BE "PRISTINA REGULAR"BACK LIT WITH LED LIGHTING

SIGNAGE
SIGN LEGS SUPPORTS M29 WESTERN STATE METAL,
OR EQ.
1/4" MAX. CORTEN STL. PLATE LEGS MOUNTED TO CONC. FTG. WITH 4 BOLTS AT EA. LEG AND ATTACHED TO SIGN FRAME USING GALV. THROUGH BOLTS.

COPYRIGHT © 2021 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4

ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
4/27/2021 12:49:00 PM
MASTER SIGN PROGRAM A-7.2 04/27/2021
N.T.S. 4 PROPERTY ENTRY SIGN & ORIENTATION SIGN RENDERINGS 3/16" = 1'-0" 7 Commercial - North Elevation Signage
3/8" = 1'-0" 1 PROPERTY ENTRY SIGN PLAN VIEW
6" = 1'-0" 6 SIGNAGE LETTER DIMENSIONS

1. A maximum of two autonomous commercial tenants shall be allowed in building "A"2. No animated, flashing, or audible signs will bepermitted.3. No portable or temporary signs will be permitted atany time without prior written approval of Landlord.4. Grand Opening or promotion signs shall comply withthe City of Pacifica sign ordinance, shall have permits,and shall be approved by Landlord prior to installationand removed upon Landlord’request.5. No exposed raceways, crossovers, or conduits will bepermitted.6. No signs of any kind will be permitted on building roofsor at any other locations other than those shown on theSign Plan. All changes or deviations must be approved inwriting by Landlord and may be subject to approval bythe City of Pacifica.7. Except as provided here in and in the lease, noadvertising placards, banners, pennants, names, insignia,trademarks, or other descriptive materials of any kindshall be affixed or maintained upon either the interioror exterior of the glass of the storefront and supports of the show windows and doors, or upon the exterior of thewalls of the buildings, or within 10’ from storefront within the Premises. These conditions apply to the entire termof the lease and apply to all SIGNAGE, whethertemporary, promotional, sale, permanent. etc.8. At the expiration or termination of tenant’s lease,Tenant shall be required to remove signs and patch thebuilding wall arcades and paint the patched area tomatch the surrounding areas of the building. Landlordretains sole judgment concerning the acceptability of thepatching, and if Tenant cannot provide for acceptablepatching, Landlord may cause the work to be performedusing Landlord’s contractors and Tenant will pay the coststhere of at receipt from Landlord of invoice for said work.

WHAT'S ALLOWED:

The intent of this sign criteria is to provide the guidelinesnecessary to achieve a visually coordinated, balanced andappealing sign environment, harmonious with thearchitecture of the project, while maintaining provisionsfor individual graphic expression.Performance of this sign criteria shall be rigorouslyenforced and any nonconforming sign shall be removedby the tenant or his sign contractor at their expense,upon demand by the Landlord.Exceptions to the standards would require Sign DesignReview application approval from the City of Pacifica, nota modification to the sign program.Accordingly, the Landlord will retain full rights of approvalfor any sign at Breakwater.No sign shall be installed without the written landlordapproval and the required permits.1. Each tenant shall submit to Landlord for writtenapproval, three (3) copies of the detailed shop drawingsof their proposed sign, indicating conformance with thesign criteria, prior to submitting to the City of Pacificafor permit.2. The Landlord shall determine and approve the availabilityand position of a Tenant name on the Breakwater project entrysign.3. The Tenant shall pay for all signs, related materials andinstallation fees (including final inspection costs).4. The Tenant shall obtain all necessary permits.5. The Tenant shall be responsible for fulfillment of allrequirements of the sign criteria.6. It is the responsibility of the Tenant’S sign company toverify all conduit and transformer locations and serviceaccess prior to fabrication.7. Should a sign be removed and/or replaced with a newsign it is the Tenant’S responsibility to patch all holes,paint surface to match the existing color, and restoresurface to original condition. If for whatever reasonthe Tenant does not patch, repair holes, and repaintthe Landlord will do so and out charge the Tenantaccordingly.

CRITERIA:
12" = 1'-0" 5 PERSPECTIVE VIEW OF TYP.TENANT SIGN
3 3D CORNER ENTRANCE

1. Corner Entrance Building Tenant AC-1 may have one (2) signs on the North facade and (2) signs on the West facade.Corner Entrance Building Tenant AC-2 may have one (1) sign on the North and one sign on the East facade. No signs are permitted on the South Fascia.2. Corner Entrance Building Tenants signs may consist of name and logo. In their respective colors and letter fonts.3. Corner Entrance Building tenant sign (copy & logo combined) may not exceed .75 sq. ft. of sign area per linear foot of store frontage, or 150 sq. ft. whichever is less, without City of Pacifica approval.4. Letter height for Corner Entrance Building Tenants is 18” and maximum horizontal span is 75% of facade. The Minimum letter height is 12”, for desired distance readability.5. Corner Entrance Building Tenants logos are permitted to be aligned in conjunction with tenant signage, the height for single line tenant signs is 18”.

CORNER R ENTRANCE BUILDING TENANTS SIGN SPECIFICATIONS:

6. All Corner Entrance Building Tenant signs are to be illuminated.7. Each Corner Entrance Building Tenant shall be permitted to place upon each entrance of its demised Premises not more than 144 sq. inches of white vinyl lettering not to exceed two (2) inches in height, indication hours of business, emergency telephone numbers, and other type of information only, subject Landlord approval.8. Signage shall be comprised of maximum, (1) line of copy and sign.Vertically, bottom of signage shall align with bottom of header fascia re: 7/-.9. All corner signs on North facade shall be centered above the building tenant entrance door and signs on the side facades shall be placed at equal distance from the edge.10. Tenant AC-1 North signage, other than corner signage, shall be horizontally located between columns C & D.

1.c
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Attachment: Attachment C - Project Plans (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 543.30' 525.40' 10"TREE 20"CYPRESS
S53°01'00"E N40°16'00"E

80.16'
N65°26'00"W S40°16'00"W

83.13' (2)4"TREE 6"TREE6"TREE 8"TREE 7"TREE 4"6"CYPRESS 20"PINE CYPRESS CLUS. 48"CYPRESS 36"CYPRESS 26"CYPRESS 15 FL=11.17 RIM=14.54
W
A
A
A
A
C
B
C C
B
C C G2 G2
1 G2
V
C G2
V1 G2
C G2 G2
1 G2
V G2 G2 G2 G2 G3 G2 G3
TELE
W
W GM
U
TELE
W 12"CYPRESS 14"CYPRESS 16"CYPRESS 20"CYPRESS 10"CYPRESS U
W
A
A
A
A
A
A G2
2 4 4 4 4 4 4 4
4 4 4 4 4
9 9 9 9 9 9 9 9
2 2 5 5
2 2 5
2 5
2 2
2 2 2
2 2 3 3
3 3
7 7
7 9 9 9
7 3
3 8
8 8
8 8
8 3
3 8
8 8
4 8
4 8
8 8 8
4 8
4 3
5 5 12
3 3
3 3
3 3
3 33
3 3
3 3 101010101010
2 2
3 3 101010 10 10 10 101010101010101010101010 10 10
2 2
2 2 2
2 2 22 2 22 22
2 2 2
2 2 22 2 2
2222222222
2 222
222
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2 2 2 2 2 2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
8 8
8 2
3 3
3 3
3 3
3 3
3 3
3 3
3 4 3
4 4 3
4 3
3 3
3 1
1 3
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 2
1 1
2 1
2 2
2 2
2 1
1 1
2 1
1 2
4 4
4 4
1 3 3
3 4
4 4
4 4 4 4
4 4 4 4 4
4 4 4
4 4 4
4 4 4 4 4
4 4
4 4 4 4 4
4 4
3 3
3 1
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9 9 9 9 9 9 9 9 9 9 9 9 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 121212 12 12 12 12 BUILDING B BUILDING C BUILDING A BUILDING D VACANT TO REMAIN UNDEVELOPED AREA (N) DRIVEWAY ASPHALT (N) DRIVEWAY ASPHALT(N) PARKING (N) PARKING (N) PARKING MATCHLINE MATCHLINE MATCHLINE MATCHLINE (N) DRIVEWAY ASPHALT (N) PARKING GRASSPAVE (N) PARKING GRASSPAVE (E) WILLOW ARROYO AREA 1 07/23/19 M.C. L1.0 DATE: DECEMBER 10, 2019 SCALE: 1" = 20'-0" LANDSCAPE PLAN TITLE: SHEET NO: PLAN LANDSCAPE REVISIONS

MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA
2 10/28/19 M.C. 3 12/02/20 M.C.
3 3
3 1.d
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Attachment: Attachment D - Landscape Plans (4911 : 570 Crespi Mixed-use Project)

11.d
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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 543.30' 525.40' 20"CYPRESS
S53°01'00"E N40°16'00"E

80.16' S40°16'00"W 4"6"CYPRESS 20"PINE CYPRESS CLUS. 48"CYPRESS 36"CYPRESS 26"CYPRESS 15 W
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9 9 9 9 9 9 9 9 9 9 9 9 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 (N) DRIVEWAY ASPHALT (N) DRIVEWAY ASPHALT C R E S P I D R I V E (E) CYPRESS TREES TO BE REMOVED (N) BUILDING POSTS *PER ARCH. DWGS. OUTLINE OF (E) HOUSE TO BE REMOVED (E) ADJACENT BUILDING (N) HANDICAP PARKING (N) PARKING (N) PEDESTRIAN PAINT STRIPING (N) ADDRESS / ORIENTATION SIGN (N) COLORED CONCRETE WALKWAY (E) CYPRESS TREE TO BE REMOVED (E) CURB / GUTTER (E) CONCRETE (N) CONCRETE DRIVEWAY APPRON (E) UTILITY VAULT *SEE CIVIL DWGS. (N) PARKING (N) PARKING (N) COLORED CONCRETE CURB (TYP.) (N) BICYCLE STORAGE BUILDING B BUILDING C BUILDING A (N) PEDESTRIAN PAINT STRIPING (N) COLORED CONCRETE WALKWAY (N) COLORED CONCRETE CURB (TYP.) (N) DRIVEWAY ASPHALT (N) HANDICAP PAINT STRIPING (N) BUILDING POSTS (N) TRASH ENCLOSURE *SEE ARCH. DWGS. (N) ASPHALT DRIVEWAY ACCESS *SEE CIVIL DWGS. (N) FLOWERING TREES 5' 5' 10'-0"
10'-0"
SETBACK LINE (N) COLORED CONCRETE PATHWAY (N) NATIVE BIOSWALE GRASS (N) NATIVE WILLOW PLANTINGS (N) NATIVE GRASS (N) COLORED CONCRETE PATHWAY (N) COLORED CONCRETE PATHWAY (E) TREES TO BE REMOVED (N) DRIVEWAY ASPHALT (N) PLANTING AREAS (N) LIVING WALL PER ARCH PLANS (N) LIVING WALL PER ARCH PLANS (N) LIVING WALL PER ARCH PLANS (N) FLOWERING TREES (N) DROUGHT TOLERANT GROUNDCOVER (N) DROUGHT TOLERANT GROUNDCOVER (N) NATIVE EVERGREEN TREES (N) MAILBOXES *SEE ARCH DWGS (N) CONCRETE STEPPING PADS (N) WATER METERS LOCATION (N) CONCRETE SIDEWALK / CURB *INSTALL PER CITY (E) UTILITY COVERS (N) FIRE SERVICE BACKFLOW (E) UTILITY VAULT W/ SYNTHETIC STONE BOULDER COVER LIMIT OF AT&T VERIFY BY POT HOLING PRIOR TO CONSTRUCTION (N) ELECTRIC VEH. PARKING (N) HANDICAP RAMP *SEE CIVIL DWGS (N) CONCRETE SWALE *SEE CIVIL DWGS (N) PLANTING AREAS UNDERGROUND VAULT, SIDEWALK STDS *SEE CIVIL DWGS. *SEE CIVIL DWGS. DEVICE AREA PER CIVIL DWGS. SPACES (N) BOULDERS (N) DRIVEWAY ASPHALT (N) PARKING (N) COLORED CONCRETE WALKWAY (N) COLORED CONCRETE CURB (TYP.) (N) WOOD DECK PATHWAY (N) COLORED CONCRETE PATHWAY (N) COLORED CONCRETE PATHWAY (N) GRASSPAVE *SEE CIVIL DWG'S (N) GRASSPAVE *SEE CIVIL DWG'S (N) DRIVEWAY STONE (E) WILLOW ARROYO AREA TO REMAIN (N) NATIVE ARROYO WILLOW PLANTINGS (#12) (N) NATIVE ARROYO WILLOW PLANTINGS (#12) 1 6/30/20 M.C. L1.1A DATE: SCALE: 1" = 10'-0" PLANTING PLAN TITLE: SHEET NO: PLAN LANDSCAPE REVISIONS

MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA
DECEMBER 2, 2020 GENERAL NOTES 1. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSED WORK PER CITY REQUIREMENTS. 2. CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS, WATERPROOFING AND UNDERGROUND PIPING BEFORE CONSTRUCTION BEGINS. THE LANDSCAPE ARCHITECT ASSUMES NO LIABILITY FOR DISCREPANCIES BETWEEN THE PLANS AND ACTUAL FIELD CONDITIONS. ALL DISCREPANCIES OR PROBLEMATIC SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. 3. WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION AND APPROVAL BY THE CITY. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC WORKS DEPARTMENT PRIOR TO WORK WITHIN THE RIGHT OF WAY. THIS WORK MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEW CURB DRAINS, AND PARKING STRIP. 4. FINISHED GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM STRUCTURES AND SHALL BE PROPERLY INSTALLED TO PREVENT ANY STANDING WATER. ALL HARDSCAPE SHALL HAVE A MINIMUM GRADE OF 2% UNLESS NOTED OTHERWISE. JUTE MESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GREATER SLOPES & STAKED APPROPRIATELY. 5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY INSTALLING TEMPORARY FENCING AROUND THE TREES AS CLOSE AS POSSIBLE TO THE DRIPLINE. IN THE EVENT THAT TREE ROOTS OVER 6" ARE DISCOVERED, THE LANDSCAPE ARCHITECT SHOULD BE CONTACTED. 6. CONTRACTOR SHALL REFER TO ARCHITECTURAL, CIVIL, & OTHER ENGINEERING DRAWINGS / DOCUMENTS FOR WORK IN RELEVANT AREAS. 7. THE LANDSCAPE ARCHITECT MAY MAKE SITE OBSERVATIONS DURING CONSTRUCTION BUT SHALL NOT BE UTILIZED TO SUPERVISE CONSTRUCTION ONSITE. PLANTING NOTES 1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK. 2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK, PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION. 3. PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER. 4. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH TO A MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN ONE INCH. A 2 INCH LAYER OF GREENWASTE MULCH UNDER THE BARK MULCH IS RECOMMENDED. 5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN ONE INCH DIAMETER WILL NOT BE PERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS. 6. PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL. PLANTING HOLES OF NATIVE PLANT MATERIAL SHOULD BE INOCULATED WITH MYCORRHIZAL FUNGI, PER MANUFACTURER'S SPECS. 7. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE. 8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS. 9. LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION. LOT COVERAGE CALCULATIONS SITE MAP BUILDING B BUILDING C BLDG. VACANT

A TO REMAIN UNDEVELOPED AREA BUILDING D SCOPE OF WORK SCOPE OF WORK 1 1
1 1
1 1
2 12/02/20 M.C.
2 2
2 2 *SEE CIVIL ENGINEERING CALCS/PLANS
2 1.d
Packet Pg. 142
Attachment: Attachment D - Landscape Plans (4911 : 570 Crespi Mixed-use Project)

11.d
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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) 15 FL=11.17 RIM=14.54 W G2 G2 G2 G2 G2 G2 G2 G3
TELE WW GM UTELE W 12"CYPRESS 14"CYPRESS 16"CYPRESS 20"CYPRESS 10"CYPRESS U W A A A A A A B G2 4 4 4 4 4 77 7 9 9 9 12 3 33 3 3 2 10 10 10 10101010 222222 3 3 3 3 3 3 3 3 3 3 3 3 3 4 3 4 4 3 4 3 3 3 3 1 1 3 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 2 1 1 2 1 2 2 22 2 1 11 2 1 1 2 4 4 4 4 1 3 3 3 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 3 33 1 1 12 2 1 3 2 2 3 2 1 3 2 1 5 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 1 1 5 1 1 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 555 555 3 3 3 3 3 33 3 3 33 2 3 3 1 3 3 3 2 2 5 3 1 1 3 1 5 3 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 55 5 5 5 5 5 5 55 5 5 55 5 5 5 55 5 5 5 55 5 5 5 55 5 55 5 5 55 5 5 5 55 5 5 5 5 5 555 5 5 5 5 5 5 5 5 5 555 5 5 55 5 5 5 5 5 5 5 5 5555 5 55 55 55 5 5 5 5 55 5 5 5 5 3 5 4 4 3 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 7 9 9 9 9 9 9 9 9 9 9 9 9 9 9 9 12 12 3 3 3 3 3 33 3 3 3 3 3 3 3 33 3 3 3 3 3 3 3 3 3 3 3 3 3 3 4 3 3 7 3 4 3 7 9 9 9 9 9 9 9 5 9 9 3 2 33 3 5 5 5 5 1 5 3 5 5 5 5 1 5 5 5 5 2 2 3 3 3 1 1 3 2 1 2 5 1 11 1 2 5 3 3 2 5 5 5 5 5 5 5 5 3 5 2 5 2 5 5 1 5 5 5 5 1 3 3 5 5 5 5 5 5 5 5 5 5 5 5 5 4 55 5 5 5 5 5 5 5 5 5 5 7 5 5 5 3 5 5 9 9 9 1 7 7 777777777 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 (N) (N) PARKING BUILDING B (N) PEDESTRIAN PAINT STRIPING (N) COLORED CONCRETE WALKWAY (N) COLORED CONCRETE CURB (TYP.) (N) BUILDING POSTS (N) TRASH ENCLOSURE *SEE ARCH. DWGS. (N) ASPHALT DRIVEWAY ACCESS *SEE CIVIL DWGS. 5' 10'-0" (N) COLORED CONCRETE PATHWAY (N) NATIVE WILLOW PLANTINGS (N) NATIVE GRASS (N) COLORED CONCRETE PATHWAY (N) LIVING WALL PER ARCH PLANS (N) LIVING WALL PER ARCH PLANS (N) DROUGHT TOLERANT GROUNDCOVER (N) MAILBOXES *SEE ARCH DWGS (N) CONCRETE STEPPING PADS LIMIT OF AT&T VERIFY BY POT HOLING PRIOR TO CONSTRUCTION (N) HANDICAP RAMP *SEE CIVIL DWGS (E) CONCRETE PATH (N) PLANTING AREAS (N) ASPHALT PARKING (E) CONCRETE PATH (N) PEDESTRIAN CROSS WALK STRIPING (N) PLANTING AREAS (N) PLANTING AREAS (E) DRIVEWAY (E) CYPRESS TREE TO REMAIN LAWN *RETROFIT (E) IRRIGATION SYSTEM C R E S P I D R I V E (E) CYPRESS TREE TO BE REMOVED (2) (E) CONCRETE SIDEWALK (E) CONCRETE CURB (E) CYPRESS TREE TO REMAIN (E) LAWN (E) LAWN (E) LAWN (E) CONCRETE WALKWAY (E) CONCRETE SIDEWALK (E) SIGNAGE (E) CYPRESS TREE TO REMAIN (E) UTILITY VAULTS (N) HAND PARKING SPACE PARKING SPACES (N) ASPHALT ENCLOSURE (N) TRASH COMMUNITY CENTER (E) UNDERGROUND VAULT, (E) LIGHT (E) ARBOR TO REMAIN (E) PATH (E) SIGNS (E) LIGHTS (E) PATIO BUILDING (N) PLANTINGS (N) FLOWERING CRAPE MYRTLE TREES (E) CONCRETE CURB *SEE CIVIL DWGS. (N) BOULDERS (N) DRIVEWAY ASPHALT (N) DRIVEWAY ASPHALT (N) FLOWERING TREES (N) BOULDERS (E) PATH (N) FLOWERING TREES (E) CONCRETE CURB *SEE CIVIL DWGS. (E) CONCRETE CURB *SEE CIVIL DWGS. (N) BOULDERS (N) BOULDERS (N) 6'-0" STEEL / (N) PARKING SPACES (E) UTILITY VAULTS (E) WATER METERS (N) BOULDERS (N) PLANTINGS (E) LAWN (N) BOULDERS (N) BOULDERS (E) SIGNS (N) BOULDERS (N) EVERGREEN HEDGE (E) CONCRETE CURB *SEE CIVIL DWGS. WIRE MUSH FENCING (N) CYPRESS TREE TO MATCH (E) (E) LANDSCAPE AREA (E) LANDSCAPE AREA (E) LANDSCAPE AREA (E) PARKING LOT (E) DRIVEWAY (E) PARKING LOT (N) COLORED CONCRETE PATHWAY (E) WILLOW ARROYO AREA (N) NATIVE ARROYO WILLOW PLANTINGS (#12) (N) NATIVE ARROYO WILLOW PLANTINGS (#12) 1 00/00/00 M.C. L1.1B DATE: SCALE: 1" = 16'-0" PLANTING PLAN TITLE: SHEET NO: PLAN LANDSCAPE REVISIONS

MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA
NOVEMBER 27, 2020 IRRIGATION NOTE: CONTRACTOR SHALL RETROFIT THE EXISTING IRRIGATION TO ADJUST SPRAY HEADS IN LAWN AREAS AND INSTALL DRIP TUBING TO ALL OTHER AREAS SHOWN TO BE NEWLY PLANTED ON THIS PLAN. EXISTING VALVES AND FILTERS SHALL BE INSPECTED TO ENSURE THEY ARE IN GOOD WORKING AS WELL AS THE IRRIGATION CONTROLLER PLANTING NOTES 1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK. 2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK, PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION. 3. PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER. 4. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH TO A MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN ONE INCH. A 2 INCH LAYER OF GREENWASTE MULCH UNDER THE BARK MULCH IS RECOMMENDED. 5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN ONE INCH DIAMETER WILL NOT BE PERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS. 6. PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL. PLANTING HOLES OF NATIVE PLANT MATERIAL SHOULD BE INOCULATED WITH MYCORRHIZAL FUNGI, PER MANUFACTURER'S SPECS. 7. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE. 8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS. 9. LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION. 1.d Packet Pg. 143
Attachment: Attachment D - Landscape Plans (4911 : 570 Crespi Mixed-use Project)

11.d
Packet Pg. 415
Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) W GM W (N) TIMER/ CONTROLLER (N) BACKFLOW PREVENTION DEVICE (N) WATER METER LOCATION (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) LIVING WALL DRIP (N) LIVING WALL DRIP (N) LIVING WALL DRIP (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) 'NETAFIM' SUBSURFACE DRIP TUBING 2MX 1 7 MX MX6MX 5MX 14 MX 13 MX 12 MX11 MX 20 MX 19 MX 21 MX (N) 'NETAFIM' SUBSURFACE DRIP TUBING 22 MX 23 MX 24 MX 25 MX 26 MX27 MX28 MX 4MX3MX 1-1/2" PVC SCH 40 MAINLINE 1-1/2" PVC SCH 40 MAINLINE 1-1/2" PVC SCH 40 MAINLINE 1-1/2" PVC SCH 40 MAINLINE 1-1/2 PVC SCHEDULE 40 MAINLINE 1-1/2 PVC SCH 40 MAINLINE *WITH 4" SLEEVING 1-1/2 PVC SCH 40 MAINLINE *WITH 4" SLEEVING 1-1/2" PVC SCH 40 MAINLINE *WITH 4" SLEEVING BUILDING B BUILDING C BUILDING A C R E S P I D R I V E 17 MX 18 MX 8MX 9MX (N) 'NETAFIM' SUBSURFACE DRIP TUBING L2.0 DATE: SCALE: 1" = 10'-0" IRRIGATION PLAN TITLE: SHEET NO: PLAN IRRIGATION REVISIONS

MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA FILTER / PRESSURE REGULATOR FEBCO 825Y REDUCED PRESSURE ASSEMBLY PVC SCH 40 SLEEVING IRRIGATION LEGEND DESCRIPTION PVC SCH 40 LATERAL PIPING PVC SCH 40 MAINLINE IRRITROL 100 SERIES CONTROL VALVE SHUT-OFF VALVE SYM UNDER ALL PAVING / WALLS AS NEEDED PER MFR'S SPECS SIZING TBD BY CONTRACTOR W/ GLOBE VALVE W/ SHUT-OFF VALVES BRASS BALL VALVE REMARKS SEE PLAN FOR SIZING WEATHERMATIC SMARTLINE SERIES CONTROLLER W/ WEATHER STATION HOSEBIB 30" TALL BRASS LINE & FIXTURE 60-100 -- 60-100 60-100 - 175 max. PSI 30-55 10-30 60-100 RAINBIRD XERI-BUBBLER SPIKE *NOT SHOWN 15-30 AS NEEDED, SEE DETAIL - INSTALL PER MFR'S SPECS GPM----- .02-.22 ------ NETAFIM TECHLINE CV DRIPLINE SIZING TBD BY CONTRACTOR NETAFIM TECHLINE CV (SUBSURFACE) DECEMBER 1, 2020 M2 HYDROZONE # / WATER USE (VL, L, M, or H) (VL)-VERY LOW, (L)-LOW etc. 1.d Packet Pg. 144
Attachment: Attachment D - Landscape Plans (4911 : 570 Crespi Mixed-use Project)

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MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA L2.5 DATE: TITLE: SHEET NO: DETAILS NOTES / REVISIONS WATER CONSERVATION IN LANDSCAPING ORDINANCE COMPLIANCE THESE PLANS COMPLY WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. WEATHERMATIC SMART CONTROLLER B SCALE: NTS SMARTLINE SL4800 CONDUIT 24v AC CONTROLLER POWER SUPPLY WIRES GROUND WIRE SLW10 WEATHER STATION CONDUIT 115v AC *WALL-MOUNT RAIN STAT WIRES *OPTIONAL MASTER VALVE WIRE *OPTIONAL COMMON NEUTRAL WIRE PUMP CIRCUIT WIRES *OPTIONAL VALVE CONTROL WIRES *ONE PER VALVE EXPANSION COILS WATERPROOF CONNECTIONS CONTROL VALVE NOTE: ALL ELECTRICAL WORK TO COMPLY WITH APPLICABLE CODES *12-48 ZONES EMITTER / EMITTER SPACING G SCALE: NTS EMITTER / LARGE SHRUB SMALL SHRUB 1/2" - 3/4" POLY TUBING 1/4" DISTRIBUTION TUBING *STAKED 1/2" - 3/4" POLY TUBING 5'-0" MAX. LENGTH BUBBLER BUBBLER OR TREE 1/4" DISTRIBUTION TUBING *STAKED 5'-0" MAX. LENGTH NOTES: 1. SPACE EMITTERS TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE CANOPY OF ALL NEW SHRUBS, NEW TREES, & EXISTING 2. PLACE EMITTERS AS TO AVOID AS MUCH AS POSSIBLE IRRIGATING OAK TREES & ANY OTHER EXISTING, MATURE NATIVE OR DROUGHT TOLERANT PLANTS. IMMATURE NON-NATIVE EXISTING TREES. CONTROL VALVE C SCALE: NTS FINISHED GRADE VALVE BOX WATERPROOF WIRE CONNECTIONS IRRITOL 100 SERIES CONTOL VALVE PVC MALE ADAPTER PVC SCH 40 SxT ELL PVC SCH 80 NIPPLE *6" LONG PVC LATERAL LINE *ANGLE TO CORRECT DEPTH W 450 ELL'S TYP BRICK PEA GRAVEL *12" DEEP PVC SCH 80 PIPE COMMON & CONTROL WIRES TO CONTROLLER MAIN LINE PIPING W/ FITTING NOTE: ALL ELECTRICAL WORK TO COMPLY WITH APPLICABLE CODES FEBCO 825Y REDUCED REDUCED PRESSURE ASSEMBLY A SCALE: NTS 12" MIN. PRESSURE ASSEMBLY FINISHED GRADE NOTE: REDUCED PRESSURE ASSEMBLY TO BE INSTALLED PER MFR'S FEBCO PRV SERIES PRESSURE REGULATOR *AS NEEDED BRASS WYE-FILTER *100 MESH SCREEN SHUT-OFF VALVE *BOTH SIDES BRASS UNION *BOTH SIDES RISER PIPE *COPPER TYPE 'K' OR BRASS SPECS & APPLICABLE CODES IRRIGATION NOTES 1. THE CONCEPTS ON THE IRRIGATION PLAN ARE SCHEMATIC MINIMUM REQUIREMENTS, THE FULL EXTENT OF WHICH ARE TO BE DETERMINED BY THE CONTRACTOR. THE CONTRACTOR SHALL MAKE ADJUSTMENTS AS NECESSARY BASED ON ACTUAL SITE CONDITIONS. 2. ALL IRRIGATION SYSTEM COMPONENTS SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. MANUFACTURER'S SPECIFICATIONS SUPERSEDE ANY SPECS ON THESE PLANS / DETAILS. 3. IRRIGATION SYSTEM SHALL USE PRESSURE REGULATORS AS NEEDED TO KEEP ALL COMPONENTS WITHIN OPTIMAL PSI RANGE, PER MANUFACTURER'S SPECS. 4. CONTROLLER TYPE SHALL BE A SMART CONTROLLER. RAIN SENSORS AND / OR WEATHER STATIONS ARE RECOMMENDED. 5. CONTROLLER SHALL BE SET TO IRRIGATE BETWEEN THE HOURS OF 8PM AND 10AM. CONTROLLER SHALL BE SET TO IRRIGATE DEEPLY AND LESS FREQUENTLY TO ENCOURAGE DROUGHT RESISTANT ROOT GROWTH. IRRIGATION SCHEDULE TO BE DETERMINED BY AUDITOR / CONTRACTOR. 6. PIPING BETWEEN THE WATER METER AND A REDUCED PRESSURE ASSEMBLY SHALL BE BRASS OR COPPER TYPE 'K'. 7. THE BOTTOM OF THE REDUCED PRESSURE ASSEMBLY SHALL BE INSTALLED MIN. 12" ABOVE THE GROUND. 8. A 100 MESH FILTER SHALL BE INSTALLED ON THE MAINLINE BEFORE THE REDUCED PRESSURE ASSEMBLY. 9. VALVES SHALL BE HOUSED IN WEATHER-PROOF PLASTIC BOXES, WITH LOCKABLE LIDS MARKED WATER. 10. CONTROL WIRE CONNECTIONS SHALL BE MADE WITH WATERPROOF PLASTIC WIRE NUTS. 11. MAIN SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE AS NOTED ON PLAN, BURIED 12" - 16" DEEP. 12. LATERAL SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE TO BE DETERMINED BY CONTRACTOR, BURIED 9" - 12" DEEP. 13. FLEXIBLE POLY PIPE TO BE 12" -34", DETERMINED BY CONTRACTOR . ALL 14" FLEXIBLE DISTRIBUTION LINES TO BE A MAXIMUM OF 5'-0" IN LENGTH & ARE TO BE STAKED. 14. BUBBLERS SHALL BE SPACED TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE CANOPY OF ALL NEW SHRUBS, NEW TREES & EXISTING IMMATURE NON-NATIVE TREES. BUBBLERS SHALL BE PLACED TO AVOID AS MUCH AS POSSIBLE IRRIGATING OAK TREES & ANY OTHER EXISTING, MATURE NATIVE OR DROUGHT TOLERANT PLANTS. 15. HOSE BIBS SHALL BE MOUNTED ON GALVANIZED STEEL RISERS 30" ABOVE FINISHED GRADE. SECURE TO A #4 STEEL BAR DRIVEN 18" INTO SOLID GROUND. 16. CHECK VALVES SHALL BE INSTALLED ON ALL DOWNHILL DRIPLINE & DISTRIBUTION LINE. 17. RISER HEIGHT IN LAWN AREAS SHALL BE 4". RISER HEIGHT IN MEADOW AREAS AND OTHER LANDSCAPE AREAS SHALL BE 12". THE RISERS FOR SPRINKLERS ON SLOPES SHALL BE SET APPROXIMATELY PERPENDICULAR TO THE PLANE OF THE SLOPE. 18. IF LOCATION OF A SUPPLY LINE INTERFERES WITH THE DRILLING OF THE PLANT HOLES, THE PLANT HOLES SHALL BE LOCATED AS TO CLEAR THE SUPPLY LINES. 18. ALL LINES SHALL BE THOROUGHLY FLUSHED OUT PRIOR TO ATTACHMENT OF VALVES, SPRINKLERS, EMITTERS, & OTHER TERMINAL FITTINGS. 19. THE CONTRACTOR SHALL MAKE FINAL ADJUSTMENTS TO THE IRRIGATION SYSTEM TO ENSURE PROPER COVERAGE AND PREVENT WATER RUN-OFF AND EXCESS SPRAY. 20. ALL SPRAY AND DRIP ZONES TO BE MIN. 5'-0" AND PREFERABLY 10'-0" AWAY FROM OAK TREE TRUNKS. SPRAY HEAD & BODY D SCALE: NTS FINISH GRADE HUNTER MPR40 BODY HUNTER MP ROTATOR W/ CHECK VALVE HUNTER PRO-FLEX TUBING, (2) HSBE-050 ELBOWS & (1) MARLEX STREET ELBOW SWING JOINT: LATERAL TEE OR ELL LATERAL PIPE SPRAY NOZZLE NOTE: LAWN SPRAY RISER: 6" POP-UP MEADOW SPRAY RISER: 12" POP-UP FINISHED GRADE POP-UP MICROSPRAY F SCALE: NTS XERI-POP MICROSPRAY 1/2" or 3/4" POLY TUBING 1/4" SELF-PIERCING BARB CONNECTOR 1/4" DISTRIBUTION TUBING NOTE: LAWN SPRAY RISER: 6" POP-UP MEADOW, SHRUB SPRAY RISER: 12" POP-UP DRIPLINE SAMPLE LAYOUT E SCALE: NTS AUTOMATIC FLUSH VALVE PLUMBED TO PVC OR POLY EXHAUST HEADER TECHLINE TEE TECHLINE DRIPLINE *CENTERED ON BERM TECHLINE DRIPLINE TECHLINE START CONNECTION AIR / VACUUM RELIEF PLUMBED TO TECHLINE AT EACH HIGH POINT SUPPLY HEADER REMOTE CONTROL VALVE WITH DISC FILTER AND PRV SOIL BED SPACING TECHLINE MULCH FINISHED GRADE PER SOIL CONDITIONS DRIPLINE MALE ADAPTER DECEMBER 16, 2019

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Attachment: Attachment E - Vesting Tentative Subdivision Map (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment E - Vesting Tentative Subdivision Map (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment E - Vesting Tentative Subdivision Map (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project)

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Attachment: Attachment E - Vesting Tentative Subdivision Map (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment E - Vesting Tentative Subdivision Map (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment E - Vesting Tentative Subdivision Map (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment E - Vesting Tentative Subdivision Map (4911 : 570 Crespi Mixed-use Project)

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Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Commission approval of 570 Crespi Mixed-use Project) Advanced Tree Care 570 Crespi Dr, Pacifica
965 East San Carlos Ave, San Carlos December 18, 2021
___________________________________________________________________________ 1 | Page
Brendan Murphy
Bayworks Construction, Inc.

P.O.Box 301
San Mateo, CA 94401
Site: 570 Crespi Dr, Pacifica
Dear Brendan,
At your request I visited the above site for the purpose of inspecting and commenting on the Heritage trees around the property. A new construction is planned, prompting the need for this tree protection report.

Method:

Heritage trees are defined as any trees within the City of Pacifica, exclusive of eucalyptus, which have a trunk with a circumference of fifty (50”) inches (approximately sixteen (16”) inches in diameter) or more, measured at twenty-four (24”) inches above the natural grade.

The location of the Heritage trees on this site can be found on the plan provided by you. Each tree is given an identification number. The trees are measured at 24 inches above ground level (DBH or Diameter at Breast Height). A condition rating of 1 to 100 is assigned to each tree representing form and vitality on the following scale:
1 to 29 Very Poor
30 to 49 Poor
50 to 69 Fair
70 to 89 Good
90 to 100 Excellent
The height and spread of each tree is estimated. A Comments section is provided for any significant observations affecting the condition rating of the tree.

A Summary and Tree Protection Plan are at the end of the end of the survey providing recommendations for maintaining the health and condition of the trees during and after construction.

If you have any questions, please don’t hesitate to call.

Sincerely
Robert Weatherill
Certified Arborist WE 1936A

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Packet Pg. 154 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 426 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
965 East San Carlos Ave, San Carlos December 18, 2021
___________________________________________________________________________ 2 | Page
Tree Survey
Tree# Species DBH Ht/Sp Con Rating Comments
1 Monterey cypress 35.1”/30.3”/36.7”/34.3” 60/50 60 Fair health and condition Cupressus macrocarpa Unmaintained, large tree with
multiple trunks from grade.

Multiple limb failure on
south side of canopy
Heritage
2 Monterey pine 33.8” 30/25 0 Dead
Pinus radiata Regulated
3 Monterey cypress 39.0” 50/30 50 Fair health and condition, Cupressus macrocarpa Unmaintained, trimmed for
PG and E. Heritage
Summary:

The trees on the site are all coastal native trees in varying health and condition. The trees can be seen in the attached photos.

Tree # 1 is a large Monterey cypress. The tree has not been maintained for many years and is in fair health and condition. It has multiple trunks from grade, the canopy is thick and healthy but has collapsed on the south side of the tree. The tree is located in the middle of the lot at the front of the property. The proposed construction will be at the front of the property to preserve the natural swale and wildlife area at the rear of the property; therefore, this tree will be removed. Its location and the location of the proposed construction can be seen on the attached drawings.

Tree # 2 is dead and should be removed.

Tree # 3 is a Monterey cypress at the front corner of the property. The tree is in fair health and condition but poorly located. The tree has many broken branches, and the canopy has been heavily pruned on one side to accommodate PG and E. This tree will be removed.

Since all 3 trees will be removed, there should be a tree replacement plan to accommodate the loss of canopy on this site.

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Packet Pg. 155 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 427 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
965 East San Carlos Ave, San Carlos December 18, 2021
___________________________________________________________________________ 3 | Page
Tree # 1: Monterey Cypress

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Packet Pg. 156 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 428 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
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___________________________________________________________________________ 4 | Page
Tree # 2: Monterey Pine

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Packet Pg. 157 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 429 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
965 East San Carlos Ave, San Carlos December 18, 2021
___________________________________________________________________________ 5 | Page
Tree # 3: Monterey Cypress

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Packet Pg. 158 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 430 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
965 East San Carlos Ave, San Carlos December 18, 2021
___________________________________________________________________________ 6 | Page
Location of existing Heritage trees on site survey

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Packet Pg. 159 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 431 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
965 East San Carlos Ave, San Carlos December 18, 2021
___________________________________________________________________________ 7 | Page
Location of existing Heritage trees and proposed construction

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Packet Pg. 160 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 432 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
965 East San Carlos Ave, San Carlos December 18, 2021
___________________________________________________________________________ 8 | Page
Glossary
Canopy The part of the crown composed of leaves and small twigs.(2) Dripline The width of the crown as measured by the lateral extent of the foliage.(1) Genus A classification of plants showing similar characteristics.

Species A Classification that identifies a particular plant.

Standard Height at which the girth of the tree is measured. Typically 4 1/2 feet above height ground level
References
(1) Matheny, N.P., and Clark, J.P. Evaluation of Hazard Trees in Urban Areas.

International Society of Arboriculture,1994.
(2) Harris, R.W., Matheny, N.P. and Clark, J.R.. Arboriculture: Integrated Management of Landscape Trees, Shrubs and Vines. Prentice Hall, 1999. (3) Carlson, Russell E. Paulownia on The Green: An Assessment of Tree Health and Structural Condition. Tree Tech Consulting, 1998.
(4) Extracted from a copy of Tree Protection guidelines. Anon (5) T. D. Sydnor, Arboricultural Glossary. School of Natural Resources, 2000 (6) D Dockter, Tree Technical Manual. City of Palo Alto, June, 2001

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Packet Pg. 161 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 433 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
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___________________________________________________________________________ 9 | Page
Certification of Performance(3)
I, Robert Weatherill certify:
* That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and appraisal is stated in the attached report and the Terms and Conditions; * That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved;
* That the analysis, opinions and conclusions stated herein are my own, and are based on current scientific procedures and facts;
* That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events;
* That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; * That no one provided significant professional assistance to the consultant, except as indicated within the report.

I further certify that I am a member of the International Society of Arboriculture and a Certified Arborist. I have been involved in the practice of arboriculture and the care and study of trees for over 20 years.

Signed
Robert Weatherill
Certified Arborist WE 1936a
Date: 12/18/21

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Packet Pg. 162 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 434 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Advanced Tree Care 570 Crespi Dr, Pacifica
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___________________________________________________________________________ 10 | Page
Terms and Conditions(3)
The following terms and conditions apply to all oral and written reports and correspondence pertaining to consultations, inspections and activities of Advanced Tree Care :

1. All property lines and ownership of property, trees, and landscape plants and fixtures are assumed to be accurate and reliable as presented and described to the consultant, either verbally or in writing. The consultant assumes no responsibility for verification of ownership or locations of property lines, or for results of any actions or recommendations based on inaccurate information.

2. It is assumed that any property referred to in any report or in conjunction with any services performed by Advanced Tree Care, is not in violation of any applicable codes, ordinances, statutes, or other governmental regulations, and that any titles and ownership to any property are assumed to be good and marketable. Any existing liens and encumbrances have been disregarded.

3. All reports and other correspondence are confidential, and are the property of Advanced Tree Care and it’s named clients and their assignees or agents. Possession of this report or a copy thereof does not imply any right of publication or use for any purpose, without the express permission of the consultant and the client to whom the report was issued. Loss, removal or alteration of any part of a report invalidates the entire appraisal/evaluation.

4. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. Advanced Tree Care and the consultant assume no liability for the failure of trees or parts of trees, either inspected or otherwise. The consultant assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client.

5. All inspections are limited to visual examination of accessible parts, without dissection, excavation, probing, boring or other invasive procedures, unless otherwise noted in the report. No warrantee or guarantee is made, expressed or implied, that problems or deficiencies of the plants or the property will not occur in the future, from any cause. The consultant shall not be responsible for damages caused by any tree defects, and assumes no responsibility for the correction of defects or tree related problems.

6. The consultant shall not be required to provide further documentation, give testimony, be deposed, or attend court by reason of this appraisal/report unless subsequent contractual arrangements are made, including payment of additional fees for such services as described by the consultant or in the fee schedules or contract.

7. Advanced Tree Care has no warrantee, either expressed or implied, as to the suitability of the information contained in the reports for any purpose. It remains the responsibility of the client to determine applicability to his/her particular case.

8. Any report and the values, observations, and recommendations expressed therein represent the professional opinion of the consultants, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding to be reported.

9. Any photographs, diagrams, graphs, sketches, or other graphic material included in any report, being intended solely as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys, unless otherwise noted in the report. Any reproductions of graphs material or the work product of any other persons is intended solely for the purpose of clarification and ease of reference.

Inclusion of said information does not constitute a representation by Advanced Tree Care or the consultant as to the sufficiency or accuracy of that information.

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Packet Pg. 163 Attachment: Attachment F - Arborist Report (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 435 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Attachment H - Surrounding Compatible Uses
Subject Site
555 Crespi Drive
684 Roberts Road Subject Site
Subject Site 580 Crespi Drive

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Packet Pg. 191 Attachment: Attachment H - Surrounding Compatible Uses (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 436 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning Attachment H - Surrounding Compatible Uses
Subject Site
640 Crespi Drive

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Packet Pg. 192 Attachment: Attachment H - Surrounding Compatible Uses (4911 : 570 Crespi Mixed-use Project)

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Packet Pg. 437 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning January 11, 2022
Briette Shea
Raney Planning & Management
1501 Sports Drive, Suite A
Sacramento, CA 95834
Subject: 570 Crespi Drive Construction Noise – City of Pacifica, California Dear Ms. Shea:

At yourrequest, we have prepared a review of interior construction noise levelsfrom the proposed project at the 580 Crespi Drive businesses. While there are no specific noise standards for these uses, we note that the Cal Green building code requiresthat outdoor noise from traffic for new commercial buildings be limited to 50 dBA Leq1
, or less.  We believe this is a reasonably conservative target that would limit disruption to these uses.

We do not have building plans for the existing commercial buildings.  However, based upon exterior photographs, the building exterior walls appear to be constructed of wood siding and are likely insulated single stud walls, with no windows facing the construction site. We estimate that the exterior‐to‐interior noise reduction for a typical construction‐related sound spectrum would be approximately 27 dBA.

Based upon our noise modeling, we estimate that the façade of 580 Crespi Drive would experience maximum construction noise levels of 79 dBA Leq during typical construction activities.   Therefore, interior noise levels of 52 dBA Leq would be expected during construction.

In order to reduce interior noise levels down to 50 dBA Leq, or less, we recommend installation of a 10‐ foot‐tall temporary sound wall along the 580 Crespi Drive building façade.   The wall would consist of stacked hay bales, ¾” plywood, or acoustical curtains with a minimum sound transmission class (STC) rating of 22.  This would be expected to reduce construction noise within 580 Crespi down to 39 dBA Leq for regular construction activities.  This should substantially reduce the potential for disturbance to these uses during the project construction.

1 See Appendix A for acoustic definitions.

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Packet Pg. 438 Attachment: Attachment D - Planning Commission Staff Report (omitting Attachments A, G, I, and K) - March 7, 2022 (4980 : Appeal of Planning

570 Crespi Drive Construction Noise Review January 11, 2022 www.SaxNoise.com