Richmond City Council
May 5, 2026

CULTURE

COMPOSITION

CAPACITY

CURRENCY

FROM TO

REACTIVE PROACTIVE
NO PRIORITIZATION 3-5 PRIORITIES

EXPANSIVE STREAMLINED

OFFLINE REQUESTS

BEYOND CAPACITY

QUANTITY

TRADE-OFFS

AT CAPACITY

QUALITY

UNFUNDED MANDATES STATE MANDATES
ONE-TIME FUNDING of CORE SERVICES

ONGOING PROJECTS
821 33

SEVEN STRATEGIC BUDGET QUESTIONS

1. How will our budget decisions support our approved strategic plan and top three council priorities?

3. What new initiatives, projects or services are being added and what is being discontinued to make room for them?

2. What trade-offs are we making to fund these priorities?

6. Does this budget equitably represent our value of core services, state requirements, staff, and community?

4. What is the impact of our budget decision on the fund balance (reserves)?

5. What are the top three financial risks to this budget and what is our plan to mitigate the risks?

7. How will we measure success? 822 34
Framework for Policy Adoption
823 35
FY 2026-27 Recommended City-wide Key Priorities
Moving Richmond Forward 5/1/2026 10:13 AM 36
Veolia
Transition
Park
Renovations &
Maintenance
Innovatio
n -
Systems
◦ Priority #1: Wastewater Reliability & Veolia Contract Transition ◦ Prepare for May 2027 Veolia contract expiration through a competitive procurement process with an Owner’s Advisor to ensure a reliable operator and manage future costs
◦ Priority #2: Parks Renovation & Maintenance
◦ Continue major park improvements, including Boorman Park, Wendell Park, and Shields-Reid Park, and upgrades to play structures, lighting, safety, and accessibility
◦ Priority #3: Innovation & City-wide Systems Modernization ◦ Advancing innovation through streamlined systems, improved processes, and data-informed, efficient service delivery → Seeking City Council alignment on these City-wide priorities 824
104 Boards and Commissions
Supported by City Departments
Moving Richmond Forward 5/1/2026 10:13 AM 37
o Supports more than 100 boards, commissions, and
interagency groups with meeting schedules ranging
from weekly to ad-hoc
o Spans major service areas including community
services, community development, economic
development, public works, police, fire, housing,
and city administration, requiring cross-department
coordination
o Requires multi-department participation for highimpact groups, reflecting the City’s broad role in community engagement, regional collaboration,
policy development, and program oversight 825
Boards and Commissions
Moving Richmond Forward
No. Board|Commission Meeting Occurrence Departmental Support 1 AB 617 meetings monthly Community Development
2 AB 939 (Contra Costa County) meetings monthly City Manager's Office Economic Development
3 Alameda/Contra Costa Parks and Recreation Director Calls monthly Community Services 4 America's Job Center of California (AJCC) quarterly Community Services 5 Arts and Culture Commission monthly City Manager's Office Economic Development
6 Association of Bay Area Governments (ABAG) City Manager's Office Community Development
7 Bay Area Air Quality Management District (BAAQMD) monthly as needed
Community Services
Community Development
Public Works
8 Bicycle Pedestrian Advisory Committee (BPAC) monthly Public Works 9 Black Resiliency Project Community Advisory Committee to be determined 10 CalVIP grant meetings monthly Community Services
11 Castro Resident meetings monthly
Community Development
Fire
Police
12 Commission on Aging monthly Community Services
13 Community Crisis Response Program Community Advisory Board monthly Community Services 14 Community Emergency Response Team (CERT) Fire
15 Community Police Review Commission monthly
City Manager's Office
City Attorney's Office
Police
16 Contra Costa Clean Water bi-weekly Public Works
17 Contra Costa County Mayors' Conference
18 Contra Costa Health A3 meetings quaterly
Community Services
Fire
Police
19 Contra Costa Mosquito and Vector Control Board
20 Contra Costa Transportation Authority (CCTA) – Paratransit monthly Community Services 21 Crime Free Multi-Housing Meetings monthly Police
Richmond Housing Authority
22 Design Review Board bi-weekly Community Development
5/1/2026 10:13 AM 38
826
Boards and Commissions (Cont.)
Moving Richmond Forward
No. Board|Commission Meeting Occurrence Departmental Support 23 East Bay Regional Parks
City Manager's Office
Economic Development
Public Works
24 Easter Hill Housing Corporation quarterly
Richmond Housing Authority
City Manager's Office
City Clerk
Community Development
Finance
25 ECIA Ad Hoc Committee as needed City Manager's Office Community Services
26 ECIA Grant Review Ad-Hoc Committee as needed City Manager's Office 27 ECIA Transportation Oversight Committee monthly Community Services 28 Economic Development Association (EDA) monthly City Manager's Office Economic Development
29 Economic Development Commission monthly City Manager's Office Economic Development
30 EdFund Camp Achieve quarterly Community Services
31 Electric Vehicle (EV) Steering Committee quarterly Community Services 32 Fire Prevention Ad Hoc Committee
33 Fire Safety Council Fire
34 Friends of the Richmond Public Library monthly Community Services 35 General Pension Board as needed City Clerk's Office
36 Gilman Street Sport Complex Community Services
37 Government Alliance on Race and Equity (GARE) monthly Council Staff
City Manager's Office
Community Services
Information Technology
38 Green Cities California monthly City Manager's Office Economic Development
39 Hilltop District meetings monthly Public Works
40 Historic Preservation Commission monthly Community Development 41 Homeless Task Force monthly Community Development
Police
5/1/2026 10:13 AM 39
827
Boards and Commissions (Cont.)
Moving Richmond Forward
No. Board|Commission Meeting Occurrence Departmental Support 42 Housing Advisory Commission monthly
City Manager's Office
Economic Development
Richmond Housing Authority
43 Housing Authority Board of Commissioners one to three times per month City Manager's Office
City Clerk
City Attorney
Information Technology
Richmond Housing Authority
44 Human Rights and Human Relations Commission monthly Community Development City Attorney's Office
45 Juneteenth Planning Committee monthly
as needed Police, Community Services, Fire
46 League of California Cities East Bay quarterly City Manager's Office Management Leadership Team as needed
47 Library Commission bi-monthly Community Services
48 Library Foundation monthly Community Services
49 Literacy Day Event Committee monthly Community Services 50 Local Children's Funding Project monthly Department of Children and Youth 51 Marina District meetings monthly Public Works
52 Macdonald Avenue Corridor Task Force bi-monthly
53 Mayors Conference monthly City Manager's Office
Management Leadership Team as needed
54 MCE Clean Energy City Manager's Office
Economic Development
55 Municipal Wastewater Oversight Ad Hoc Committee
56 National Night Out planning committee as needed Community Services Police
57 Neighborhood Council (individual) meetings weekly
City Manager's Office
Community Development
Community Services
Fire
Police
Public Works
5/1/2026 10:13 AM 40
828
Boards and Commissions (Cont.)
Moving Richmond Forward
No. Board|Commission Meeting Occurrence Departmental Support 58 North Richmond Earth Day Committee as needed Community Services 59 North Richmond Green as needed Community Services
60 North Richmond Mitigation Fee Committee as needed (semi-annually) Community Services 61 North Richmond Municipal Advisory Committee as needed Community Services 62 Nystrom United Revitalization Effort (NURVE) Policy Ad-Hoc quarterly Community Services 63 Paratransit Coordinating Committee monthly Community Services 64 Parking Legislative meeting as needed Community Services 65 Personnel Board monthly Human Resources
66 Planning Commission bi-weekly Community Development
67 Point Molate Community Advisory Committee
68 Police & Fireman's Pension Board as needed City Clerk's Office 69 Public Management Association monthly City Manager's Office Internal Services
70 Recreation and Parks Commission monthly Community Services Public Works
71 Regional Park and Recreation Group monthly Community Services 72 Regional Wildfire Prevention Coordinating Group
73 Regla Friendship Committee monthly City Council Office 74 Reimagining Public Safety Community Task Force monthly Community Services
Community Development
Police
75 Republic Services/ City of Richmond meetings monthly City Manager's Office
Economic Development
City Attorney's Office
76 Richmond/AC Transit Interagency Liaison Committee
77 Richmond Friends of Recreation bi-monthly Community Services 78 Richmond Fund for Children and Youth Oversight Board monthly Department of Children and Youth 79 Richmond Funders Forum bi-monthly Department of Children and Youth 80 Richmond Housing Authority Corporation quarterly
City Manager's Office
City Clerk
Community Development
Finance
Richmond Housing Authority
5/1/2026 10:13 AM 41
829
Boards and Commissions (Cont.)
Moving Richmond Forward
No. Board|Commission Meeting Occurrence Departmental Support 81 Richmond Neighborhood Coordinating Council Executive board monthly City Manager's Office
Economic Development
Community Services
Community Development
Fire
Police
Public Works
82 Richmond Police Activities League (RPAL) Little League Bo monthly Community Services 83 Richmond Promise Ad Hoc Committee monthly City Manager's Office 84 Richmond Rent Board monthly Rent Program
85 Richmond Repositioning and Transfer Discussion (PHARS) bi-weekly Finance Richmond Housing Authority
86 Richmond Swims as needed Community Services
87 Richmond Tennis Association monthly Community Services 88 Safety Committee Meetings monthly
Community Services
Human Resources
Public Works
89 Shimada Friendship Commission monthly City Council Office 90 Southside + 1 Neighborhood Council bi-monthly Community Services 91 Statewide Illegal Dumping Prevention Technical Advisory C quarterly City Manager's Office Economic Development
92 Trails for Richmond Action Committee (TRAC) as needed Community Services Public Works
93 Transformative Climate Communities (TCC) Committee monthly City Manager's Office
Economic Development
Community Development
Community Services
Public Works
5/1/2026 10:13 AM 42
830
Boards and Commissions (Cont.)
Moving Richmond Forward
No. Board|Commission Meeting Occurrence Departmental Support 94 Unhoused Interdepartmental Team monthly
City Manager's Office
Community Development
Community Services
Public Works
Police
95 Urban Forest Advisory Committee monthly Public Works 96 West Contra Costa Integrated Waste Management Author (RecycleMore) monthly City Manager's Office Economic Development
97 West Contra Costa Transportation Advisory Committee (WCCTA) monthly Community Services 98 West Contra Costa Unified School District (WCCUSD) Collaboration annually Community Services 99 West County Agency (JPA between Richmond and West County Wastewater District) monthly Public Works 100 West County Mayors and Supervisors monthly City Manager's Office Management Leadership Team as needed
101 West County Wastewater District quarterly Public Works 102 Workforce Development Board bi-monthly Community Services 103 Youth Council as needed City Council Office
104 Zhoushan Friendship Commission monthly City Council Office 5/1/2026 10:13 AM 43
831
City-wide Capacity Reality
• Across departments, a consistent
pattern is emerging:
• Staffing levels are aligned with
available budget
• Workloads continue to grow
(mandates + City Council priorities)
• Departments are operating at or
above full capacity
• Focus is shifting from reactive →
proactive work
Moving Richmond Forward 5/1/2026 10:13 AM 44
832
Community Development
Building, Code Enforcement, Housing/Successor
Agency, Planning, and TCC - Richmond Rising Project
Overview of Department workload,
capacity, and Service Impacts
FY 2026–27 Budget Discussion
Core services already consume 100% of Community
Development staff time. When new State or local
legislation or City Council requests are received, core services are adversely impacted.

Richmond Police Department | FY 2026–27 budget discussion draft Moving Richmond Forward 5/1/2026 10:13 AM 45 833
Why this matters now Council Priorities and Community Development Department Workload Community Development Department supports core functions while also contributing to multiple City Council Strategic Goal areas.

1. Housing & Homelessness
Working on implementation of Metrowalk Phase 2, Homekey project, Encampment Resolution Funding projects, Tiny Village, Residential Rental Inspection Program expansion, and supporting RHA with Nevin Plaza Phase 2 and Nystrom Village Redevelopment.

2. Revenue & economic development

3. Quality of life & community health
Through the Richmond Rising project, staff is working with various partners to implement over 10 projects and 5 transformative plans to improve community resilience in Coronado, Iron Triangle, and Santa Fe.

4. Public safety

5. Internal infrastructure & processes

6. Shoreline & ecological sustainability
Community Development supports all six goal areas, with the greatest ongoing capacity demands in housing quality, homelessness prevention and response, community health initiatives, and citywide plan development.

Richmond Police Department | Working draft for budget discussion Administer programs designed to protect public safety and welfare through the enforcement of City ordinances, California Building Code Standards, and State/Federal laws
Leading the development of the Hilltop Horizon Specific Plan to help bring new housing and job opportunities.

Implementing a new online permit system for all Division to modernize reporting and customer experience
Leading the development of the City’s Sea Level Rise Adaptation & Resiliency Plan and updating the City’s Safety Element of the General Plan to address sea level rise or wildfire risks.

Moving Richmond Forward 5/1/2026 10:13 AM 46
834
The work that keeps Richmond running - Building Division Community Development Department | Working draft for budget discussion Moving Richmond Forward 5/1/2026 10:13 AM 47 Building Division receiving the National Electrical Contractors Association (NECA) Excellence Award. 835 Community Development Department | Working draft for budget discussion Moving Richmond Forward 5/1/2026 10:13 AM 48 The work that keeps Richmond running - Planning Division Planning & TCC staff hosting Accessory Dwelling Unit (ADU) workshop. 836 The work that keeps Richmond running - Code Enforcement Community Development Department | Working draft for budget discussion Moving Richmond Forward 5/1/2026 10:13 AM 49 837
The work that keeps Richmond running - Transformative Climate Communities (TCC) Community Development Department | Working draft for budget discussion Moving Richmond Forward 5/1/2026 10:13 AM 50 TCC Richmond Rising staff supervising installation of E-Bike Share system at Marina Way South. 838 The work that keeps Richmond running - Housing
Community Development Department | Working draft for budget discussion Moving Richmond Forward 5/1/2026 10:13 AM 51 839
Special Project Demands affecting Core Service Delivery Community Development | Working draft for budget discussion Moving Richmond Forward 5/1/2026 10:13 AM 52 840
Community Development staff
attending Staff Appreciation Day and
hosting Smoothie Day.

Moving Richmond Forward 5/1/2026 10:13 AM 53
841
How legislation affects our service delivery
Community Development | Working draft for budget discussion Since 2020, California has passed over 200 housing-related bills that heavily impact municipal zoning, permitting, and housing accountability, with a significant surge in legislative activity between 2021 and 2025. These laws, often aimed at curtailing local government control over housing approvals to speed up production, include major reforms to Accessory Dwelling Units (ADUs), density bonuses, and "by-right" development approvals.

Zoning & Land Use Planning
• State overrides of local
zoning standards
• Mandatory upzoning near
transit and job centers
• Reduced ability to deny or
downsize qualifying
projects
Permitting & Development Review
• Expansion of "by-right"
approvals (ministerial
review)
• Shortened review timelines
and stricter compliance
requirements
• Reduced public hearing and
discretionary review
processes
Housing Program Implementation
• Increased administrative
workload to implement new
laws
• Ongoing updates to
ordinances, fee structures,
and procedures
• Greater need for staff training
and legal interpretation
State housing legislation is fundamentally reshaping how Community Development delivers services—requiring faster approvals, less discretion, and greater operational agility.

Moving Richmond Forward 5/1/2026 10:13 AM 54
842
Pogo Park, Public Works, and
Community Development staff hosting
Neighborhood Complete Streets
Townhall at Nevin Community Center
Moving Richmond Forward 5/1/2026 10:13 AM 55
843
Key State Housing Laws Reshaping Planning & Building Operations ADU Laws expansion Requires ministerial approval of ADUs/JADUs, Limits parking, setbacks, and owner-occupancy requirements, is one of the highest-volume permit drivers for department
SB35 (2017) & SB 423 (2023
extension/expansion)
Mandates by-right approval for qualifying multifamily projects; Removes CEQA and discretionary review in many cases. SB35 was expanded through 2036 with broader applicability
Density Bonus Law
Enhancements (AB 2345, AB
1287, others)
Increases allowable density, height, and concessions; Limits cities’ ability to deny or condition projects; Creates complex compliance and negotiation challenges Homeless Shelter Inspection
(AB130)
AB 130 expands the obligations of cities/counties to include performing an annual inspection of every homeless shelter within its jurisdiction to ensure compliance with the law, regardless of the funding sources of the shelter.

Substandard Housing
Inspections (AB 548)
Requires develop of policies and procedures for the inspection of residential buildings with multiple units, where one unit has been identified as substandard or in violation of the State Housing Law.

Community Development | Working draft for budget discussion Housing Accountability Act
(SB 330 – Housing Crisis Act
of 2019, strengthened post2020)
Restricts ability to deny or reduce housing projects; freezes zoning standards upon application (“vested rights”); and imposes strict findings required for denial Moving Richmond Forward 5/1/2026 10:13 AM 56
844
Community Development staff at Wildcat Marsh,
collaborating with UC Berkeley and WCCUSD on
Y-PLAN to gather input on Sea Level Rise
Adaptation and Resiliency Plan.

Moving Richmond Forward 5/1/2026 10:13 AM 57
845
What support protects core service delivery How funding translates into public safety capacity This slide identifies the support needed to protect core service delivery as the Department balances Council priorities, mandated compliance requirements, and core services.

Code Alignment & Compliance Provide Resources to align local code with evolving state mandates Public Communication &
Transparency
Invest in staff, technology, and process improvements
Enhance public communication on reduced local control
Legislative Monitoring & Monitor ongoing legislation and adapt proactively Adaptation
Align new and ongoing initiatives with the staffing and support needed to sustain them while protecting core services.

Community Development | Working draft for budget discussion Operational Capacity &
Modernization
Phase initiatives to available
capacity
Moving Richmond Forward 5/1/2026 10:13 AM 58
846
TCC Richmond Rising Partners, SGC and
City staff at the Richmond Rising Hub
opening. Moving Richmond Forward 5/1/2026 10:13 AM 59
847
Richmond Police Department
Overview of Agency workload,
capacity, and service Impact
FY 2026–27 Budget Discussion
Draft framing deck to show how Council priorities and special initiatives are being absorbed by existing staff capacity.

Current workload affects patrol visibility, investigations, jail operations, community policing, and compliance
responsibilities.

Richmond Police Department | FY 2026–27 budget discussion draft Moving Richmond Forward 5/1/2026 10:13 AM 60 848
Why this matters now Council Priorities and Police Department Workload Richmond PD supports core public safety functions while also contributing to multiple City Council Strategic Goal areas.

1. Housing & Unhoused
Encampment response, unhoused outreach coordination, quality-oflife calls, repeat-location problem solving

2. Revenue & economic development
Business district safety, special events, visible police presence that supports commerce and investment

3. Quality of life & community health
Crisis response, neighborhood issues, youth/community
engagement, nuisance abatement

4. Public safety
Patrol, investigations, traffic, violence reduction, emergency response, case follow-through

5. Internal infrastructure & processes
Training, compliance, staffing resilience, records, policy updates, scheduling, technology workflow

6. Shoreline & ecological sustainability
Enforcement support in parks and shoreline areas, emergency response, public event/public space coverage
Richmond PD supports all six goal areas, with the greatest ongoing capacity demands in homelessness response, community health, public safety, and internal process requirements.

Richmond Police Department Moving Richmond Forward 5/1/2026 10:13 AM 61 849
The work that keeps Richmond running
Core service / function Required / mandated tasks
Patrol response and beat coverage Emergency calls for service, report taking, arrests, field response, mutual aid, court and booking duties.

Investigations and case follow-up Case assignment, interviews, evidence coordination, warrants, discovery, subpoena and DA support
Temporary Holding Facility Operations Booking coordination and transportations to the Martinez Detention Facility when local facility staffing is unavailable.

Crime prevention and community engagement Problem solving, neighborhood meetings, business outreach, unhoused coordination, repeat location follow through
Traffic / special events / directed
enforcement
Collision response, DUI and traffic safety work, Cinco de Mayo operations, Fourth of July enforcement, event coverage
Training, compliance, records, and
admin support
RIPA stop data collection & reporting, AB 481 policy and annual reporting, PRA request, Post Training Compliance
Richmond Police Department | Working draft for budget discussion 5/1/2026 10:13 AM Moving Richmond Forward 62 850
Operational Demands affecting Core Service Delivery
Major initiative / Pressure point Purpose / Link to Council goals Lead Staff / Team Status / Next Milestone Capacity Unhoused crisis response and
coordination
Supports housing/homelessness, quality
of life, and public safety goals; requires
follow-through beyond call handling
Crime prevention /
community policing,
patrol, command
support
Active and ongoing; sustained
workload with no natural end
state
High
Jail limitations and prisoner transport Public safety and internal process issue; officers leave beats when local custody
staffing is unavailable
Patrol supervisors and
line officers
Immediate operational strain;
affects each shift
High
Patrol staffing needs affecting investigative
flexibility
Protects minimum field coverage but pulls
personnel from investigations and
specialty work
Operations Bureau and
Investigations
Active; continues until staffing
stabilizes
High
Compliance mandates, public records,
and major event operations
Required to maintain lawful operations,
transparency, and seasonal event readiness
while supporting Council and community
expectations
Command staff, records,
supervisors, event
staffing, traffic and patrol
personnel
Recurring through the fiscal
year, with annual deadlines and
seasonal event peaks
Medium
High
Community policing, neighborhood
problem solving, and outreach
Supports community health, crime
prevention, resident trust, and visible
service delivery beyond reactive call
handling
Patrol, crime prevention,
school and business
liaison activity
Ongoing; best outcomes
require protected time and
staffing depth
Medium
High
Special initiatives, mandated compliance responsibilities, and major event operations draw on the same staffing resources needed for patrol, investigations, and proactive community work.

Richmond Police Department Moving Richmond Forward 5/1/2026 10:13 AM 63 851
How limited capacity affects service delivery
As of April 14, 2026, the Department had 17 sworn vacancies and 13 civilian full-time vacancies, while also managing injury leave, light duty, and administrative leave impacts. When staffing must be prioritized, the Department focuses first on urgent calls, field safety, custody responsibilities, and minimum service coverage.

This can reduce available time for proactive, follow-through, and community-based work.

Work that gets Squeezed
• Proactive community
policing and
engagement
• Investigations
• Crime prevention,
outreach, and
unhoused problemsolving work
• Training and staff
development
Operational Impact
• Officers leave beats for
prisoner transport and
custody related duties
• Supervisors and key staff
absorb additional
responsibilities
• Major events and
seasonal enforcement
plans compress already
limited staffing
Resident / City impact
• Less visible impact
• Relationship based
policing in suffers in
neighborhoods and
business
• Slower progress on cases,
nuisance issues, and
repeat problem locations
• Higher risk of burnout,
turnover, and inconsistent
service levels
This is not a productivity issue. It is a staffing depth, span of control, and competing mandates.

Richmond Police Department Moving Richmond Forward 5/1/2026 10:13 AM 64 852
What support protects core service delivery How funding translates into public safety capacity This slide identifies the support needed to protect core service delivery as the Department balances Council priorities, mandated compliance requirements, and baseline public safety operations.

Stabilize patrol staffing Reduce beat vacancies, protect minimum deployment, and create room for proactive work instead of continuous backfill.

Protect investigations and
specialty functions
Preserve detective capacity by increase staffing so case follow-through does not collapse when patrol staffing is tight.

Address jail / transport
coverage
Additional staffing reduces the need to pull field officers off patrol for prisoner transport and custody-related duties.

Rebuild community policing
relationship
Continue to hire officers to strengthen the department and support neighborhood engagement, business outreach, and problem solving that reflects the needs of our community.

Phase initiatives to available
capacity
Align new and ongoing initiatives with the staffing and support needed to sustain them while protecting core services.

Richmond Police Department Moving Richmond Forward 5/1/2026 10:13 AM 65 853

PUBLIC WORKS DEPARTMENT
Presentation to City Council
Department Head Briefing
MAY 5, 2026 5/1/2026 10:13 AM Moving Richmond Forward 66 854 • Maintain and operate the City’s core public
infrastructure and essential service systems
• Deliver daily services across
• Engineering
• Transportation
• Permits
• Water Resource Recovery
• Streets
• Parks
• Facilities
• Fleet
• Abatement
• Administrative Support
• Respond to resident concerns, service requests,
emergencies, and operational failures
Public Works: What We Do (Day-to-Day)
67 • Coordinate with other City departments,
outside agencies, contractors, utilities, and the
public
• Maintain streets, signs, signals, drainage, parks,
public buildings, and landscaped areas
• Provide oversight of contracted wastewater and
drainage operations; administer environmental
compliance programs including NPDES and IPP
• Manage capital project delivery — from
planning and design through construction and
closeout — and administer the development
permit and inspection process
• Support Council, City Manager, and citywide
initiatives with technical analysis, reporting,
and implementation
PUBLIC WORKS — DEPARTMENT OVERVIEW
5/1/2026 10:13 AM Moving Richmond Forward 855
Public Works: Current Workload & Organizational Context 68 PUBLIC WORKS — DEPARTMENT OVERVIEW
Core Ongoing Workload
• Managing a portfolio of 80+ CIP projects
across planning, design, bidding,
construction, and closeout
• Responding to service requests and
Council inquiries across streets, parks,
facilities, drainage, traffic safety, and
abatement
• Administering development permits,
construction inspection, and conditions of
approval
• Performing wastewater and stormwater
regulatory compliance, contract oversight,
and environmental reporting
• Maintaining daily field operations across
streets, parks, facilities, fleet, and
abatement services
• Advance Owner’s Advisor work and
operator procurement to modernize
management of the wastewater treatment
plant, stormwater collection system, and
wastewater collection system.

Council-Directed Initiatives
• Blue Curb accessible parking program
• Holding Tank policy development and
implementation
• Ciclovia event coordination and field
support
• Sidewalk Vendor ordinance
operationalization
• Ongoing emerging assignments from
Council and City Manager direction
Organizational Context
• Building internal policies and
procedures that many peer agencies
established incrementally over years
— here, simultaneously
• Strengthening long-range
infrastructure planning and advancing
the Programmatic CIP Approach
• Developing internal SOPs,
coordination frameworks, and
reporting practices across all Public
Works functional areas
• Moving work from reactive response
toward planned, measurable, and
consistently delivered service
• Implementing Asset Management
Systems
5/1/2026 10:13 AM Moving Richmond Forward 856
Operations &
Maintenance • Abatement • Facilities • Fleet • Parks & Open Spaces • Streets & Signs 69 857
What We Do - Day-to-Day Service Delivery
70 PUBLIC WORKS — OPERATIONS & MAINTENANCE
Abatement Services
• Graffiti abatement on City-owned
property and public right-of-way
• Illegal dumping cleanup and bulk
waste removal from public spaces
• Encampment cleanup as part of a
coordinated multi-department
process involving City Manager's
Office, Police, and social services
• Nuisance abatement response on
public property
• Service request intake and
response through 311 and Council
referrals for abatement-related
issues
Facilities Maintenance
• Operation and maintenance of Cityowned buildings and structures • Preventive maintenance and repair of
HVAC, plumbing, electrical, and building
systems
• Custodial oversight and janitorial
support for City facilities
• Emergency response for building
failures, leaks, outages, and safety
hazards
• Building safety inspections, code
compliance, and contractor
coordination
• Generator, backup power, and critical
facility systems maintenance
• Streetlights, traffic signals repairs
Fleet Maintenance
• Fleet management: preventive
maintenance, repair, procurement,
and disposition of City vehicles and
equipment
• Emergency repair response for police,
fire, and essential service vehicles
• Fleet replacement planning,
specification development, and
procurement support
• Regulatory compliance for emissions,
CARB, BIT, and safety requirements
• Fuel system management,
telematics, and utilization tracking
• EV fleet transition planning, charging
coordination, and electrification
support
5/1/2026 10:13 AM Moving Richmond Forward 858
What We Do - Day-to-Day Service Delivery
71 PUBLIC WORKS — OPERATIONS & MAINTENANCE
Parks Maintenance
• Maintenance of park turf, irrigation systems,
restrooms, play equipment, and landscaped medians
• Urban forestry and tree maintenance in parks and
public rights-of-way
• Playground inspections, safety repairs, and
replacement of damaged components
• Engineered wood fiber surfacing replenishment and
fall-zone compliance maintenance
• Ballfield grooming, sports court upkeep, and park
amenity repairs
• Graffiti removal, litter abatement, and daily park
cleanliness services
• Seasonal planting, weed abatement, pruning, and
landscape beautification
• Support for community events, park reservations,
and special event setup needs
Streets & Signs Maintenance
• Pothole repair, pavement patching, crack
sealing, and street sweeping
• Traffic sign installation, repair, retro reflectivity upgrades, and emergency replacements
• Storm drain inlet cleaning, catch basin
maintenance, and localized flood response
• Sidewalk trip hazard mitigation, curb ramp
coordination, and limited concrete repairs
• Pavement striping, legends, curb markings, and
crosswalk maintenance
• Installation and maintenance of speed feedback
signs and traffic safety devices
5/1/2026 10:13 AM Moving Richmond Forward 859
What We Are Working On & What We Need
72 • Preventive maintenance programs to extend asset life (streets, facilities, fleet, parks)
• Data-driven service delivery using work order systems and performance tracking
• ADA compliance improvements (curb ramps,
sidewalks, park access)
• Traffic safety enhancements (striping, signage, speed management tools)
• Graffiti abatement within established response time
standards
• Illegal dumping reduction strategies and hotspot
enforcement
• Urban forestry risk management and tree
maintenance prioritization
• Playground inspection program (CPSI-based safety
compliance)
• Facility lifecycle maintenance planning and deferred
maintenance reduction
• Emergency response readiness (storms, outages,
public safety support)
• Coordination with Police, Fire, and external agencies on operational needs
• Energy efficiency and sustainability initiatives (LED, solar, EV transition)
• Contract management and on-call service delivery for
specialized work
Current Priorities Capacity Challenges
• Recurring damage to lighting infrastructure requiring diversion of staff from planned maintenance
• Structural staffing gaps relative to service demand and city growth
• Deferred maintenance backlog across all asset
classes
• Increasing regulatory requirements (CARB, ADA,
stormwater, safety compliance)
• Aging fleet and facilities requiring higher maintenance investment
• Reactive workload crowding out planned and
preventive maintenance
• Encampment-related impacts on public infrastructure
and service levels
• Procurement timelines and administrative
requirements
• Competing priorities between daily operations and
capital project support
• Expectations for rapid response vs. available resources • Overtime reliance to meet baseline service
expectations
• Difficulty maintaining consistent cleanliness and
conditions due to encampments
• Need for ongoing coordination with Police and external partners to address repeat incidents
• Sustainable funding for ongoing maintenance, not just capital replacement
• Staffing alignment to workload (field crews,
supervisors, technical positions)
• Dedicated funding for vandalism repair and rapidresponse maintenance • Policy alignment to support enforcement and right-ofway management • Expanded lighting upgrades to reduce reliance on
copper-based systems in high-risk areas
• Expansion of preventive maintenance programs to
reduce long-term costs
• Strategic deployment of cameras, lighting, and
deterrent measures in high-incident areas
• Flexible contracting authority for rapid response and specialty services
• Dedicated funding for pavement preservation and
facility upkeep
• Continued support for fleet modernization and
electrification infrastructure
• Technology upgrades (telematics, mobile work orders,
inventory systems)
• Streamlined procurement and contracting processes
What We Need
PUBLIC WORKS — OPERATIONS & MAINTENANCE
5/1/2026 10:13 AM Moving Richmond Forward 860
Engineering &
Transportation • CIP Delivery • Planning • Permits • Traffic Safety • Transportation Services 73 861
What We Do - Project Delivery & Technical Services
74 PUBLIC WORKS — ENGINEERING & TRANSPORTATION
Capital Project Delivery
• Manage 80+ CIP projects across
planning, design, environmental
review, bidding, construction, and
closeout
• Administer design and construction
contracts including DBE compliance,
change order management, and grant
billing
• Coordinate with Caltrans, MTC,
BAAQMD, RWQCB, and other
regulatory and funding agencies
• Pursue and administer federal, state,
and regional grants aligned with
project readiness and City priorities
• Advance the Programmatic CIP
Approach to improve project
sequencing, cost efficiency, and
delivery capacity
Development Review & Permits
• Review development proposals for
compliance with City engineering
standards and conditions of approval
• Issue encroachment, grading, and
construction permits; coordinate
right-of-way work
• Conduct construction inspection and
manage formal acceptance of public
improvements
• Provide technical coordination with
Planning, Building, and other
departments on infrastructure
matters
• Operationalize the Sidewalk Vendor
ordinance — permits, standards, and
coordination with City departments
Traffic Planning & Safety
• Respond to traffic safety concerns
from residents, schools, and Council
— primarily through studies,
coordination, and signal/sign
adjustments
• Implement adopted transportation
plans including the Bicycle Pedestrian
Action Plan (BPAP) and Local Road
Safety Plan (LRSP)
• Conduct traffic studies and impact
analyses in support of development
review and capital planning
• Coordinate signal timing, pavement
marking programs, and multimodal
infrastructure improvements
• Implementation capacity is limited;
most project delivery runs through the
CIP program
5/1/2026 10:13 AM Moving Richmond Forward 862
What We Do - Project Delivery & Technical Services
75 PUBLIC WORKS — ENGINEERING & TRANSPORTATION
Transportation Services
• Provide mobility programs for seniors, individuals with disabilities, and residents with limited transportation options through R-Transit and R-Transit RAPID with Lyft • Expand access to first/last-mile and clean transportation options through Richmond Moves, car share, EV charging, and micromobility programs
• Richmond Moves delivered 81,954 rides in 2025 and expanded service citywide • Maintain and improve publicly accessible EV charging infrastructure for public and City fleet use • Advance programs that reduce emissions, support transit access, and improve equitable mobility across Richmond
• Support active transportation planning, public outreach, Bike-to-Work Day, and clean transportation education.
5/1/2026 10:13 AM Moving Richmond Forward 863
What We Are Working On & What We Need
76 PUBLIC WORKS — ENGINEERING & TRANSPORTATION
Current Priorities
• Delivering active construction projects
across paving, drainage, parks, traffic
safety and facilities
• Advancing design and environmental
review for projects in the CIP pipeline
• Implementing BPAP and LRSP
improvements as funding and staff
capacity allow
• Processing a high volume of Councilgenerated traffic safety requests alongside active project delivery
• Operationalizing the Sidewalk Vendor
permit program in coordination with other
City departments
• Implementing Asset Management Systems
• Improving and expanding transportation
programs, including R-Transit, R-Transit
RAPID, Richmond Moves, EV charging
infrastructure, and active transportation
outreach
Capacity Challenges
• CIP project management workload is
spread across a small team with limited
redundancy
• Grant administration, compliance
reporting, and billing requirements
consume significant staff bandwidth
• Council traffic safety requests are reactive
and unscheduled — difficult to absorb
without displacing project work
• Transportation implementation capacity is
limited; many requests require CIP funding
and design before work can proceed
• New procedures and standards are being
developed in real time while the project
pipeline continues to grow
• Transportation programs require ongoing
coordination with vendors, funders,
community partners, and users, while staff
capacity remains limited for program
expansion, reporting, and infrastructure
maintenance
What We Need
• Project management capacity to sustain
the current CIP pipeline and absorb new
Council priorities
• A strategic grant program aligned with
project readiness, City priorities, and longterm affordability • Updated standard plans, specifications,
and inspection standards to reduce rework
and improve consistency
• Systems to track project schedules,
budgets, grant obligations, and milestone
delivery across the CIP portfolio
• Dedicated staff time for process
development, training, and long-range
infrastructure planning
• Dedicated capacity to sustain and improve
mobility programs, manage EV charging
infrastructure, meet funder expectations,
and expand clean transportation access
citywide
5/1/2026 10:13 AM Moving Richmond Forward 864
Water Resource
Recovery
• Drainage
• IPP
• Environmental Compliance
• Wastewater Collection
• Wastewater Treatment Plant
77 865
What We Do – Oversight, Compliance & Infrastructure
78 PUBLIC WORKS — WATER RESOURCE RECOVERY
Wastewater System Oversight
• Wastewater treatment, sanitary sewer
collection, and stormwater collection
operations are currently performed by
Veolia under a long-term O&M agreement
• City staff provide contract oversight,
monitor regulatory compliance, coordinate
system needs, and respond to service-level
concerns
• Public Works is advancing an Owner’s
Advisor process to support development of
a modern operating agreement and
competitive selection of the next system
operator
• Administer the Industrial Pretreatment
Program (IPP): permit industrial
dischargers, conduct inspections, enforce
discharge limits
• Manage the Fats, Oils, and Grease (FOG)
program for commercial food service
establishments
Stormwater & Environmental
Compliance
• Administer the City's NPDES MS4 Permit —
SF Bay Regional Water Quality Control
Board
• Implement the Stormwater Management
Plan (SWMP); coordinate compliance with
PW Operations, Planning, Building, and
other departments
• Prepare and submit regulatory reports:

Annual NPDES reports, SSO reports, and
other submissions to the Regional Water
Board
• Review development projects for
stormwater requirements including LID and
green infrastructure standards
• Coordinate drainage maintenance
activities and stormwater CIP planning
Infrastructure & Capital Planning
• Manage City-owned wastewater collection
system assets: mainlines, laterals,
manholes, and pump stations
• Manage City-owned stormwater drainage
infrastructure: storm drains, inlets,
channels, and outfalls
• Advance CIP projects for sewer
rehabilitation, pump station
improvements, and drainage capacity
upgrades
• Coordinate with Caltrans, Contra Costa
County Flood Control District, and regional
agencies on shared drainage infrastructure
• Support long-range planning for
infrastructure investment, regulatory
compliance, and climate resilience
5/1/2026 10:13 AM Moving Richmond Forward 866
What We Are Working On & What We Need
79 PUBLIC WORKS — WATER RESOURCE RECOVERY
Current Priorities
• Overseeing Veolia contract performance —
monitoring service levels, reviewing
reports, and coordinating on maintenance
and capital needs
• Implementing SWMP program
requirements and coordinating compliance
activities across City departments
• Administering the IPP — maintaining
permit files, conducting inspections, and
pursuing enforcement as warranted
• Advancing sewer and drainage CIPs
including condition assessments,
rehabilitation design, and pump station
improvements
• Supporting the MS4 permit renewal
process and responding to updated
Regional Water Board requirements
• Advancing Owner’s Advisor work and
operator procurement for the City’s
wastewater, sanitary sewer, and
stormwater systems
Capacity Challenges
• Managing the transition to a new long-term
operating agreement requires significant
technical, legal, procurement, and contract
oversight capacity while maintaining daily
regulatory compliance
• City staff carry full regulatory compliance
responsibility for both wastewater (IPP, SSOs)
and stormwater (MS4/SWMP) — workload is
technical, deadline-driven, and largely nondiscretionary • Effective Veolia contract oversight requires
sustained technical engagement that
competes with other workload priorities
• The collection system and drainage
infrastructure have significant rehabilitation
backlogs relative to available CIP funding
• Stormwater compliance spans multiple City
departments; coordination and reporting
ownership rests with Water Resource
Recovery staff
• Long-range planning capacity for
infrastructure and regulatory compliance is
constrained by current staffing levels
What We Need
• Dedicated technical staff capacity for IPP
administration, SWMP coordination, and
environmental compliance reporting
• An updated Sewer System Management
Plan (SSMP) and CIP prioritization
framework for collection system
rehabilitation
• Stronger inter-departmental protocols for
stormwater compliance activities — roles,
timelines, and documentation
• Data systems to track IPP permits,
inspection records, FOG compliance, SSO
events, and SWMP program activities
• Sustained engagement on contract
management — tools, staff capacity, and
defined workflows for Veolia oversight
• Technical and legal support to complete
the Owner’s Advisor process, develop a
modern agreement, protect City interests,
and ensure a smooth transition to the next
operator 5/1/2026 10:13 AM Moving Richmond Forward 867
Strategic Services
• Administrative Services
• Grant Management
• Capital Planning, Reporting &
Special Projects
80 868
What We Do - Day-to-Day Service Delivery
81 PUBLIC WORKS — STRATEGIC SERVICES
Administrative Services
• Comprehensive Contract & Agreement
Administration: Direct the full lifecycle of
Public Works contracts and professional
service task orders, ensuring all
agreements meet city standards for timely
execution and regulatory compliance.
• Fiscal Oversight & Invoice Processing:

Oversee the intake and verification of
departmental invoices, providing precise
cost-coding to ensure accurate budgetary
alignment before final processing by the
Finance Department.
• Risk Management & Vendor Liaison: Act
as the primary point of contact for vendor
relations, partnering with the HR Risk
Management Department to vet insurance
certifications and verify that all contractors
meet city requirements.
• Records Management & Public
Information
Grant Management
• Grant Lifecycle Management: Provide
end-to-end oversight of the grant process,
from initial research and competitive
proposal submission to post-award
tracking and compliance.
• Interdepartmental Coordination:

Facilitate cross-departmental partnerships
to align municipal priorities with available
funding streams.
• Financial Reporting & Audit Readiness:

Collaborate closely with the Finance
Department to monitor grant updates to
assist the Public Works Engineering
Division.
• Strategic Capital Planning: Evaluate
federal, state, and regional funding
opportunities to support long-term critical
infrastructure goals and sustainable
municipal growth.

Capital Planning, Reporting &
Special Projects
• Long-Range Capital & Budget Planning:

Develop and maintain the multi-year
Capital Improvement Program (CIP) aligned
with City strategic goals.
• CIP Implementation Reporting: Generate
data-driven progress reports on
Engineering CIP projects to track
implementation, schedules, and fiscal
milestones.
• Asset Management & Systems
Development: Assisting with special
projects for departmental modernization,
including asset management workflow,
document management and USAN 811
coordination.
• Programmatic & Community Initiatives:

Oversee specialized programs like Y-Plan
and manage early-stage project
development and feasibility for future
infrastructure projects.
5/1/2026 10:13 AM Moving Richmond Forward 869
What We Are Working On & What We Need
82 PUBLIC WORKS — STRATEGIC SERVICES
Current Priorities
• Contractual Workflow Improvement:

Streamline contracts, agreements and
work order process to prevent project
delays.
• Grant Success & Compliance: Maximizing
external funding through successful state
and federal grant applications while
ensuring all active awards are fully
documented and expenditure-ready for
fiscal year-end audits.
• Asset Management Modernization:

Collaborate across departments to
develop the tools necessary to digitize the
infrastructure and move towards data
driven asset management.
• Annual Public Works Capital Plan
Development: Assist Finance to develop
the Capital Improvement Plan for the
department and fiscal forecasting for the
upcoming cycle.

Capacity Challenges
• High Transaction Volume: The
Administrative unit is currently at capacity
managing 33% citywide contracts and
invoices which accounts for over 70% of
the total contract value in the City of
Richmond along with citywide utility billing.
• Workflow Dependencies: External
processing requirements for insurance and
manual data entry invoice system can
create project lead-time challenges during
peak volume periods.
• Data Fragmentation & Silos: Historical
infrastructure data resides in disparate
systems or legacy formats, requiring
significant manual effort to centralize into a
single source of truth.
• Data Fragmentation & Silos: Historical
infrastructure data resides in disparate
systems or legacy formats, requiring
significant manual effort to centralize into a
single source of truth.

What We Need
• Streamlined Approval Workflows:

Collaboration on digital tools or "fast-track"
protocols for routine vendor payments and
insurance renewals.
• Munis Vendor Portal Implementation:

Launch the Tyler Technologies VSS portal to
automate insurance tracking and allow
vendors to self-manage invoice
submissions and payment status.
• Dedicated Implementation Support:

Temporary or specialized staff to focus
specifically on the data-cleaning and
system-migration phases.
• Strategic Staff Augmentation: Targeted
administrative and technical support to
manage the increasing volume of grant
applications and annual CIP reporting
requirements.
5/1/2026 10:13 AM Moving Richmond Forward 870
Public Works: What We Need To Succeed
83 Staff Capacity &
Organizational Time
• Time to plan, coordinate, and
sequence work — not just
respond
• Increase capacity for project
development, process
improvement, and staff
development
• Move workload from reactive to
strategic, planned delivery
`` Systems, Standards
& Accountability
• Asset management, condition
tracking, and performance
reporting tools
• Internal SOPs and coordination
practices across all three
functional areas
• Consistent project and budget
tracking across the CIP portfolio
Strategic Planning
& Investment
• Long-range infrastructure planning
aligned with Council priorities
• Grant strategy that matches funding
opportunities to project readiness
• Preventive maintenance investment
to reduce emergency response
costs
• Complete the Owner’s Advisor
process and competitive operator
selection to replace the aging
operating agreement with a
modern, performance-based
contract that strengthens
accountability, regulatory
compliance, reporting, emergency
response, and City oversight
5/1/2026 10:13 AM Moving Richmond Forward 871
Public Works Moving
Forward: Data
• ADA Curb Ramps, Sidewalk, Signs, Traffic Signals, StreetLights • Contracts
• Facilities
• Parks
• Pavement
• Traffic Safety
• Transportation Services
• Water Resource & Recovery
84 872
Satisfactory
PUBLIC WORKS — ENGINEERING & OPERATIONS
85 ADA Curb Ramps, Sidewalk, Signs, Traffic Signals, StreetLights 5/1/2026 10:13 AM Moving Richmond Forward 873
86 Pavement
PUBLIC WORKS — ENGINEERING & OPERATIONS
• City of Richmond maintains: 584 lane miles
293 centerline miles
• Asset Value: approx $800M
Network PCI vs Other Agencies
PCI: Pavement Condition Index
*PCI are based on the 2025 Statewide Needs Assessment and represent a three-year moving average
5/1/2026 10:13 AM In Collaboration with: Moving Richmond Forward NCE 874 87 Pavement
PUBLIC WORKS — ENGINEERING & OPERATIONS
In Collaboration with: NCE
Network PCI for Two Budget Options
5/1/2026 10:13 AM Moving Richmond Forward 875
88 Total
(2019-
2025)
Average
(2019 –
2025)
Fatal 40 6
Severe Injury 214 31
Visible Injury 502 72
Complaint
of Pain
1,570 224
Pedestrian 343 49
Bicycle 223 32
Total
Crashes
7,913 1,130
63% of crashes are on 8% of roadways
Traffic Safety
PUBLIC WORKS — ENGINEERING & OPERATIONS
5/1/2026 10:13 AM Moving Richmond Forward 876
89 Transportation Services: R-Transit
PUBLIC WORKS — TRANSPORTATION SERVICES
Program Service
Description
Eligibility Service Area Provider Projected FY
25/26 Rides
Source
of Funding
R-Transit
Vans
Door-to-door
Schedule by City
Client fee of
$4/$5
55 and older
Disabled age 18
through 54
City of Richmond
North Richmond
El Sobrante
Kensington
City staff
&
TransMetro
3,500 Measure J
R-Transit
with Lyft
Curb-to-curb
Schedule by app
Client co-pay of
$3 Low income
free
Client
responsible for
anything over
$20.
55 and older
Disabled age 18
through 54
City of Richmond
North Richmond
El Sobrante
Kensington
Lyft 30,500 Measure J
5/1/2026 10:13 AM Moving Richmond Forward 877
90 Transportation Services: Richmond Moves
PUBLIC WORKS — TRANSPORTATION SERVICES
Program Service
Description
Eligibility Service Area Provider
of Trip
Projected FY
25/26 Rides
Source
of Funding
Richmond
Moves
All riders
Corner-to-corner
Schedule by app
Fee of $2
Students & Seniors free
Age 13 and
older
City of
Richmond
Via
Transportation
83,200 ECIA Grant & City
Fund
Richmond
Moves
Wheelchair
Riders
Door-to-door
Schedule by app
Fee of $2
Students & Seniors free
Age 13 and
older
City of
Richmond
Via
Transportation
1,200 ECIA Grant & City
Fund
5/1/2026 10:13 AM Moving Richmond Forward 878
91 Transportation Services: Richmond Moves
PUBLIC WORKS — TRANSPORTATION SERVICES
Ridership grew steadily through 2025
3557
Active Riders
Via Service Review: 2025 Ridership
~86k
Completed Rides
2025 Ride Stats

4.8/5
Avg Ride Rating
Citywide Expansion Reduced ridership
during holidays; Service still saw a 10% year-overyear growth in Q4

4.3 Service Productivity
5/1/2026 10:13 AM Moving Richmond Forward 879
Wastewater and Stormwater Assets
92 PUBLIC WORKS — WATER RESOURCE RECOVERY

WASTEWATER

TREATMENT PLANT

SANITARY SEWER

COLLECTION SYSTEM

STORMWATER

COLLECTION SYSTEM
24 185 94

MGD MILES MILES
3,300 catch basins
1,200 manholes
12 miles of ditches
7 pump stations
Total Replacement Cost:
$175M-$550M
2,771 manholes
13 lift stations
Total Replacement Cost:
$375M-$1.03B
Total Replacement Cost:
$200M-$450M
Total New State-Of-The-Art Plant:
$450M-$900M
92 5/1/2026 10:13 AM Moving Richmond Forward 880
Recommended Action
ACKNOWLEDGE receipt of the
draft Fiscal Year 2026-27 Annual
Operating Budget and Fiscal Year
2026-31 Five-Year Capital
Improvement Plan; REVIEW the
budget adoption schedule; and
RECEIVE an update on
departmental operations, with
discussions upon completion of all
departmental presentations
Moving Richmond Forward 5/1/2026 10:13 AM 93
881
Moving Richmond Forward 5/1/2026 10:13 AM 94
THANK YOU!
882

May 5, 2026
Community Development
DATE: May 5, 2026
TO: Mayor Martinez and Members of the City Council
FROM: Lina Velasco, Community Development Director
Avery Stark, Planning Manager
Shannon Moore, Interim City Attorney
James Atencio, Senior Assistant City Attorney
Eric S. Phillips, Burke, Williams & Sorensen, LLP
Subject: Appeal of Planning Commission Conditional Approval of Marina Point Residential Project
FINANCIAL IMPACT: There is no direct fiscal impact associated with the consideration of the appeals. However, modifications to the Conditions of Approval, particularly those related to infrastructure improvements, or compliance with State
housing laws (including No Net Loss requirements), may
have future financial implications for the applicant and/or the City, depending on City Council action.

PREVIOUS COUNCIL
ACTION:

None.

STATEMENT OF THE
ISSUE:

On March 5, 2026, the Planning Commission voted to
approve the Marina Point Residential Project (PLN23-
117), subject to conditions. On March 12, two appeals
were filed; therefore, the City Council is being asked to conduct a public hearing to consider the two appeals.

Pursuant to Richmond Municipal Code (RMC) Section

15.04.803.140.E., the City Council will review whether
the underlying decision by the Planning Commission is
supported by substantial evidence and/or constitutes an abuse of discretion. The Council’s role is to determine whether the Planning Commission errored in its decision based solely on the issues raised in the appeals, rather AGENDA
REPORT
883

May 5, 2026
than to conduct a de novo review of the entire project or to consider issues not specifically raised int he petitions for appeal.

The two appeals raise distinct but related issues,
generally focused on:
 Conditions of Approval related to landscaping and
shoreline access improvements
 Applicability and requirements associated with Junior Accessory Dwelling Units (JADUs)
 Compliance with State housing law, including No Net
Loss (Gov. Code § 65863)
 Required fair share contributions toward off-site
infrastructure improvements (signalization).

RECOMMENDED ACTION: HOLD A PUBLIC HEARING to consider two appeals of the Planning Commission’s conditional approval of the
Marina Point Residential Project (PLN23-117) and
ADOPT a resolution Modifying the Conditions in
response to the appeals and otherwise affirming the
Planning Commission’s conditional approval -
Community Development (Lina Velasco/Avery Stark 510-
620-6714).

DISCUSSION:

On March 5, 2026, the Planning Commission voted to approve the Marina Point Residential Project (PLN23-117), subject to conditions. On March 12, two appeals were filed; therefore, the City Council is being asked to conduct a public hearing to consider the two appeals of the Planning Commission’s decision to conditionally approve the Marina Point Residential Project, specifically with respect to the issues raised in the two petitions for appeal.

The Marina Point Residential Project proposes the development of 70 three-story single-family homes of which 30 would include a Junior Accessory Dwelling Unit (JADUs), on a 4.92 gross-acre site in the Marina Bay neighborhood. The project also proposes dedicating 10 percent of the units as deed-restricted moderate-income housing. The project entitlements include Design Review, Conditional Use Permit, and a Vesting Tentative Map.

Standard of Review for Appeals
Pursuant to (Richmond Municipal Code (RMC) Section 15.04.803.140.E., the City Council’s role is to evaluate whether the Planning Commission’s decision and the Planning Commission’s action is supported by substantial evidence and/or constitutes an abuse of discretion as it related to the issues raised in the two appeals, which are summarized below. Matters not raised in the appeals—including broader policy 884

May 5, 2026
considerations, California Environmental Quality Act (CEQA) determinations, or unrelated project components - are not within the scope of this hearing.

Summary of Appeals
As noted above, two appeals were filed and the issues raised are summarized below.

Appeal A – Glen Powles, Applicant (see Attachment 4)
The applicant’s appeal challenges specific Conditions of Approval, including:

1. Landscaping and Shoreline Access Improvements
o Concern regarding scope, cost, and potential exposure to external regulatory processes (e.g., shoreline permitting)
o Applicant requests refinement and clarification of requirements

2. JADU-Related Requirements
o Disagreement with requirement to distribute or treat JADUs as amenities under inclusionary housing provisions
o Applicant indicates intent to pursue Density Bonus concessions

3. No Net Loss Compliance Contribution
o Objection to required undefined financial contribution toward analysis/study
o Willingness to accept condition with defined cap

4. Signalization / Infrastructure Contribution
o Applicant asserts lack of nexus or evidentiary support for required contribution
Appeal B – Bruce Beyaert, Trails for Richmond Action Committee (TRAC) Chair (see Attachment 5)
The second appellant, on behalf of TRAC, raises concerns primarily related to shoreline access, public amenities, and consistency with the project as deemed complete.

Specifically, the appeal asserts that:

1. Adequacy of Shoreline Access and Public Improvements:

The approved project includes a 50- to 60-foot-wide “open space” strip between the residential units and the San Francisco Bay Trail that is proposed as unimproved, lacking landscaping and public access amenities.

2. Consistency with Deemed Complete Application (SB 330 Context):

TRAC contends that the project application, deemed complete on June 12, 2023, included frontage landscaping and public access improvements in this area, and that the current approval omits those features. As such, the appeal argues that requiring such improvements would not constitute a new standard but rather ensure consistency with the baseline application materials.

3. Sufficiency and Enforceability of Conditions of Approval:

The Planning Commission adopted a condition requiring “best efforts” to 885

May 5, 2026
collaborate on an equitable solution for the frontage area. TRAC asserts this language is insufficient, non-binding, and lacks enforceable mechanisms to ensure that improvements are ultimately designed, permitted, and constructed.

4. Avoidance of Shoreline Regulations (BCDC and Local Overlay):

The appeal suggests that the absence of improvements may be driven by an effort to avoid triggering permitting requirements under the City’s Shoreline Overlay District and/or San Francisco Bay Conservation and Development Commission jurisdiction, rather than a design constraint.

5. Requested Remedy:

TRAC requests that the City Council impose a condition requiring the Applicant to:
(1) obtain any necessary Bay Conservation and Development Commission (BCDC) approvals,
(2) design, install, and maintain landscaping and public access improvements within the shoreline frontage area, and
(3) ensure such improvements are open and available for public use prior to occupancy.

Staff Analysis of Appeal Issues Raised
The appeal issues raised can be summarized into four key areas. Each issue is summarized and a staff recommendation is provided below.

A. Shoreline Access and Landscaping
Both appeals raise concerns regarding the adequacy of shoreline access, landscaping, and the enforceability of the Planning Commission’s adopted Conditions of Approval with respect to the same (see Conditions of Approval 49 through 58). The record reflects that the currently approved project includes a frontage “open space” area between the residential development and the San Francisco Bay Trail; however, the level of improvement within this area is not fully specified and the adopted condition relies on “best efforts” language.

City staff acknowledges that:
 The current condition lacks sufficient objective performance standards and enforceability mechanisms; and
 The Project’s proximity to the shoreline introduces potential jurisdictional considerations under the City’s Shoreline Overlay District and external agencies, including but not limited to the San Francisco Bay Conservation and Development Commission.

At the same time, the City must:
 Avoid making independent determinations regarding external agency jurisdiction; 886

May 5, 2026
 Avoid imposing conditions that could trigger additional discretionary approvals or render the project infeasible under the Housing Accountability Act or SB 330 Housing Crisis Act; and
 Ensure that any condition is objective, enforceable, and proportionate.

The Applicant has indicated a willingness to prepare a refined frontage improvement exhibit and pursue post-entitlement design, subject to reasonable cost controls and regulatory constraints.

Staff Recommendation
Staff recommend modifying the Conditions of Approval to require:
• Dedication of Parcel C to the City to expand shoreline access and the existing Lucretia Edwards Shoreline Park. Parcel C represents the shoreline band portion of the project site;
• Submittal of a detailed Shoreline Improvement Area Design Package for the 100-foot shoreline band (Parcel C), including landscaping, public access, and related improvements, subject to administrative review and approval by the Planning Manager; and
• Clarification that such approval is administrative in nature, does not constitute a separate entitlement, and is not subject to appeal.

The revised conditions also clarify that the City retains responsibility for obtaining any required third-party agency approvals. These modifications are intended to strengthen enforceability, provide greater clarity regarding shoreline improvements, and maintain consistency with applicable requirements of the Richmond Municipal Code and State housing law, while avoiding the introduction of additional discretionary approvals.

B. JADUs / Inclusionary Requirements
The appeal raises concerns regarding the distribution and treatment of Junior Accessory Dwelling Units (JADUs) in relation to the City’s inclusionary housing objectives.

Staff maintains that:
 The City’s inclusionary framework under the Richmond Municipal Code is intended to ensure equitable distribution of affordable units and access to comparable amenities;
 The City may apply objective standards to ensure that affordable units are not concentrated, inferior in design, or functionally constrained, consistent with State law.
887

May 5, 2026
However:
 The Project is subject to the State Density Bonus Law, which entitles the Applicant to concessions, incentives, or waivers that limit the City’s ability to impose certain requirements;
 Any conditions of approval must remain legally compliant if such concessions are granted.

Staff Recommendation
 Recommend approval of the supplemental State Density Bonus Law concession request to provide relief from otherwise applicable statutes to the affordable housing ordinance.

C. No Net Loss (Gov. Code § 65863)
The Project site is identified in the City’s Housing Element inventory as accommodating a substantially higher number of units, particularly in the moderate-income category.

Approval of the Project at a lower density introduces potential implications under No Net Loss Law.

Specifically:
 The City is required to ensure that approval of a project at a lower density than assumed in the Housing Element does not result in a shortfall of sites available to meet RHNA obligations;
 Failure to demonstrate compliance may expose the City to legal risk, including Housing Element noncompliance and potential enforcement actions; and  The City may require the Applicant to assist in evaluating impacts where a project materially deviates from assumed site capacity.

Staff Recommendation
 Maintain the requirement for a third-party, City-retained analysis evaluating consistency with No Net Loss requirements and identifying any necessary mitigation strategies;
 Clarify that the analysis shall be conducted under a cost-recovery agreement funded by the Applicant; and
 Allow the City Council to consider establishing a reasonable cost cap, provided that such cap does not impair the City’s ability to complete a legally sufficient analysis.

D. Signalization / Fair Share Contribution
888

May 5, 2026
The condition requiring a fair share contribution toward signalization improvements and related infrastructure must satisfy constitutional nexus and proportionality requirements under applicable case law.

Staff notes:
 The Project will generate additional vehicular and multimodal trips, contributing to cumulative impacts at nearby intersections and along key corridors;  A fair share contribution is appropriate where it is roughly proportional to the Project’s impact; however,
 The current condition would benefit from clearer articulation of nexus, proportionality, and timing.

Staff Recommendation
City staff and the applicant have agreed that a $25,000 contribution constitutes a reasonable fair share toward Richmond Wellness Trail Phase 2 improvements. City staff recommends approval.

5. Conclusion
The appeals raise discrete issues related to Conditions of Approval rather than the fundamental entitlement of the project.

City staff recommend that the City Council find that the Planning Commission’s approval was supported by substantial evidence and consistent with applicable laws, subject to the refinement of specific Conditions of Approval as outlined above.

SYNERGISTIC POLICIES:
 Housing Element (2023–2031)
 General Plan – High Intensity Mixed-Use (HIMU)
 Inclusionary Housing Ordinance (RMC 15.04.603)
 State Housing Laws, including:
 Housing Accountability Act
 Density Bonus Law
 No Net Loss (Gov. Code § 65863)
DOCUMENTS ATTACHED:

Attachment 1 – Planning Commission Staff Report
Attachment 2 – Planning Commission Resolution
Attachment 3 – Combined Project Plan Set
Attachment 4 – Applicant Appeal (March 12, 2026)
Attachment 5 – Trails For Richmond Action Committee Appeal (March 12, 2026) Attachment 6 – City Council Resolution
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1. PLANNING COMMISSION
STAFF REPORT PLN23-117
TO: Planning Commission
FROM: Community Development Department
Avery Stark, Planning Manager
SUBJECT: Marina Point Residential Project (PLN23-117): Public hearing to consider the Design Review, Vesting Tentative Map and Shoreline Overlay Conditional Use Permit for 70 new three-story single-family homes and 30 Junior Accessory Dwelling Units (JADUs) on a 4.92 gross-acre site in the Marina Bay neighborhood.

LOCATION: Terminus of Marina Way South, APNs: 560-181-121 GENERAL PLAN: HIMU — High Intensity Mixed-Use (Major Activity Center) & PR — Parks and Recreation
ZONING:

OVERLAY DISTRICT:

CM-5, Commercial Mixed-Use, Activity Center
-S, Shoreline Overlay District
OWNER: Guardian Commercial Real Estate, LP - APN 560-181-121 APPLICANT: Glen L Powles, Guardian Capital
CEQA REVIEW: The Project qualifies for a Class 32 Infill Development Exemption (CEQA Guidelines §15332). Independent peer review by environmental consultants confirmed that the site is within city limits, less than five acres, consistent with the General Plan, not in a sensitive habitat area, and served by existing utilities.

STAFF
RECOMMENDATION:

Staff provide no recommendation for approval or denial due to procedural limitations under the Permit Streamlining Act and SB 330.

The Planning Commission should provide comments and determine whether it wishes to approve or deny the Project. Although deemed complete and consistent as a matter of law, staff’s assessment of the project does not comply with the City’s General Plan, Zoning Code, and Housing Element standards.

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PROPOSAL:

The Project proposes the development of 70 new three-story single-family housing units and 30 junior accessory dwelling units (JADUs) on a vacant 4.92 gross-acre site (4.36 net-acres), resulting in a density of 16.06 dwelling units per acre. The site is within the Marina Bay neighborhood, formerly part of the Kaiser Richmond Shipyards. Of the 70 units, 10% (7 units) will be affordable to moderate-income households per RMC Section 15.04.603. This includes at least three units with a JADU. The Project includes a tot lot, communal open space, landscaped frontage areas, and pathways. The site is designated High Intensity Mixed-Use (HIMU) in the General Plan with a zoning of CM-5, Commercial Mixed-Use, Activity Center.

BACKGROUND:

On February 14, 2023, Guardian Capital submitted a preliminary application under SB 330. A formal application followed on April 27, 2023. The City issued an incompleteness letter on May 26, 2023, and the applicant resubmitted on June 12, 2023. The City failed to respond within 30 days of the application resubmittal identifying any missing submittal items rendering the application complete under the Permit Streamlining Act. The City also failed to issue a 30-day determination of inconsistency with the General Plan or Zoning Code, as required under SB 330, and therefore, the Project is deemed consistent with the general plan, zoning, and other local rules for purposes of review.

RMC Section 15.04.805.020 requires Major Design Review for projects that require a permit for new construction, are greater than 1,200 square feet in total floor area and more than 15 feet in height. The Project also requires a Tentative Map and a Conditional Use Permit due to it being located within the Shoreline Overlay District which requires Planning Commission approval. Therefore, the Design Review Board’s decision will be in the form of a recommendation to the Planning Commission, which will consider all of the Project’s entitlements.

Design Review Board Hearings
Consistent with the limitations on public hearings imposed by Senate Bill 330, the Marina Point Residential Project was reviewed by the Design Review Board at two duly noticed public meetings on December 10, 2025, and January 14, 2026. At each meeting, the Design Review Board received presentations from staff and the applicant, considered public testimony, and provided comments limited to objective design standards, consistent with State law.

Following its review, the Design Review Board forwarded the Project to the Planning Commission with comments for consideration as part of the Commission’s review of the Project’s entitlements.

Limitations on Hearings
California's Housing Crisis Act of 2019 (SB 330) was enacted to streamline housing development and address the Statewide housing shortage. It limits the number of public hearings that may be held on a housing project to no more than five, including those held by the Design Review Board and Planning Commission. This number also includes any City Council appeals. For the City to avoid violating the five-hearing limit, the Design Review Board was practically limited to one or two meetings on a housing project in order to preserve sufficient hearings for the Planning Commission and possible appeal to City Council.
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Image 1: Site Arial
Image 2: Zoning Map
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ZONING:

The project site is located in the CM-5 (Commercial Mixed-Use, Activity Center) zoning district, which is intended to accommodate mid- to high-rise mixed-use development in major commercial and transitaccessible nodes. The CM-5 district is characterized by compact, pedestrian-oriented urban form, strong street frontages, and a mix of commercial, residential, office, entertainment, and civic uses.

Residential development is permitted at densities ranging from 40 to 135 dwelling units per acre, with building heights allowed up to 135 feet (with transitional height limits adjacent to residential zoning districts). The table below compares the City requirements in the CM-5 zoning district specified in Richmond Municipal Code (RMC) Section 15.04.202.030 (Mixed-Use District Development Standards) against the proposed Project as follows:

Development Standard Existing
Condition
City
Requirement Project Proposal
Lot and Density Standards
Minimum; Maximum Density
(units/net acre) n/a 40; 135 units/acre consistent as a matter of law Min. Lot Size (sq. ft.) 213,986 5,000 consistent as a matter of law
Min. Lot Width (ft.) 50 consistent as a matter
of law
Building Placement Standards
(Residential-only development is subject to the setback requirements of the RM2 District.

Minimum Setbacks (ft.)
Front n/a 20 (B) consistent as a matter
of law
Interior Side 5 consistent as a matter
of law
Street side n/a 7.5 (E) consistent as a matter
of law
Rear n/a 20 (F) consistent as a matter
of law
Garage 20 consistent as a matter
of law
Building Maximum Height (ft.) n/a
135;
35 within 50 of a
Residential
district
consistent as a matter
of law
Building Minimum Height (ft.) n/a 22 consistent as a matter of law
Maximum Stories n/a 12 consistent as a matter
of law
Ground Floor Residential Uses (ft.) n/a 12 consistent as a matter of law
Landscaping and open space standards—mixed-use districts Minimum Public Open Space (sq. ft.
per unit) n/a 200 consistent as a matter
of law
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Minimum Residential Private Open
Space (sq. ft. per unit) n/a 60 consistent as a matter
of law
Minimum Amount of Landscaping
(% of site) n/a 15 consistent as a matter of law
Max. Lot Coverage n/a 50 percent consistent as a matter of law
Min. Parking Spaces n/a 154 consistent as a matter
of law
Bike Parking n/a
No
bicycle parking is
required for
single-unit
dwellings.
consistent as a matter
of law

SHORELINE OVERLAY DISTRICT
The Project site is located within the –S, Shoreline Overlay District, established under RMC Section

15.04.306. The purpose of the Shoreline Overlay District is to implement General Plan policies related to shoreline protection, water quality, wildlife habitat conservation, and public access to the San Francisco Bay. The overlay district is intended to ensure that any development occurring within 100 feet of the shoreline, or within the designated public access zone extending from the ordinary highwater mark to the nearest arterial or public roadway, is designed and constructed in a manner that protects natural resources and provides appropriate shoreline access opportunities consistent with the General Plan.

Under RMC Section 15.04.306.030, all uses and developments within the Shoreline Overlay District must obtain a Conditional Use Permit (CUP) pursuant to Article 15.04.806. The applicant must demonstrate that the project meets all applicable shoreline protection, habitat, and public-access requirements. The CUP is subject to Planning Commission approval. RMC Section 15.04.306.040 provides detailed development standards that apply to all projects within the overlay zone, as follows:

RMC Section Requirement
Category
Summary of Regulation Staff Analysis

15.04.306.010 Purpose Implements shoreline
policies; protects water
quality, habitat,
vegetation; ensures
public access.

Project must show shoreline
resource protection and public
access as applicable.

15.04.306.020 Applicability Applies to land within 100
ft of shoreline, tidelands,
and public-access zone;
more restrictive rules
apply.

Overlay applies; more
restrictive standards supersede
CM-5 density/form where
relevant.

15.04.306.030 Permit
Requirements
All development in -S
Overlay district requires a
Conditional Use Permit.

CUP required; Planning
Commission must review
shoreline-specific compliance.

15.04.306.040(A) Habitat
Protection
Avoid sensitive habitat
encroachment; avoid
Project must provide biological
review and demonstrate habitat
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blocking wildlife
movement; restrict
seasonal access.
avoidance.

15.04.306.040(A)(1) Buffers Requires habitat buffers;
100-ft minimum tidal
buffer from mean highest
high water.

Project must map buffer and
confirm compliance with 100-ft
requirement.

15.04.306.040(A)(2) Vegetation
Protection
Avoid removing stabilizing
vegetation; replant
cleared areas with
indigenous species.

Landscape plan must prioritize
native vegetation and replanting
where disturbed.

15.04.306.040(A)(3) Freshwater
Habitats
Preserve/replace
freshwater habitats to
maintain ecological
function.

Applicant must confirm no
freshwater habitat impacts or
provide mitigation.

15.04.306.040(B) Hazard
Avoidance
Avoid hazards:
liquefaction, slope failure,
flooding, seismic risks.

Geotechnical documentation
required for shoreline hazard
risks.

15.04.306.040(C) Mitigation Commission may require
mitigation for wetlands,
fill, dredging impacts.

CUP may include additional
environmental mitigation
measures.

15.04.306.040(C)(1) Wetland
Protection
Mitigate wetland impacts
to maintain habitat
function.

Wetland avoidance/mitigation
must be demonstrated.

15.04.306.040(C)(2) Fill
Restrictions
Fill allowed only if
minimal, unavoidable,
soils-safe, and BCDCapproved.

Project must confirm no fill
proposed within BCDC
jurisdiction.

15.04.306.040(C)(3) Dredging
Restrictions
Dredging allowed only
under limited conditions
with BCDC approval.

No dredging proposed;
drainage must avoid tidal areas.

15.04.306.040(D)(1) Site Planning Design must harmonize with shoreline; maintain
public access; avoid
altering habitat.

Site plan must reflect shorelinesensitive design and public path integration.

15.04.306.040(D)(2)(a) Height Heights near shore may
be reduced to protect
public views.

Applicant must analyze
massing and view corridors.

15.04.306.040(D)(2)(b) View
Protection
Preserve Bay views from
rights-of-way and public
spaces.

Project must demonstrate no
significant view obstruction.

15.04.306.040(D)(2)(c) Clustering Cluster buildings to
preserve views and
wildlife movement.

Site design must show
clustering or view-corridor
alignment.

15.04.306.040(E) Signage Shoreline access signage
must meet BCDC
guidelines and City code.

Signage plan must include
BCDC-compliant public access
signs.

15.04.306.040(F) Allowable Non-water-related Project must confirm no 895
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Structures structures prohibited in
100-ft tidal buffer; utilities
underground.
encroachment and place
utilities underground.

15.04.306.040(G) Undeveloped
Land
Maintain undeveloped
areas to protect natural
resources.

Open space must be preserved
with native vegetation.

15.04.306.050(A) Public Access Access required for Bay
Trail, subdivisions,
shoreline-adjacent
projects.

Project must evaluate and
include vertical/lateral shoreline
access.

15.04.306.050(B) Access Design Shoreline trails ≥5 ft, ≤250 ft spacing, 10-ft setback;
Bay Trail standards apply.

Trail must meet Bay Trail and
setback requirements.

15.04.306.050(C) Staging Areas Public access staging
requires amenities,
interpretive signage,
lighting.

If staging area included,
amenities must be integrated.

15.04.306.050(D) Legal
Instruments
Record Offer of
Dedication, easement,
deed restriction, or pay inlieu fee.

Applicant must record required
public access instrument before
final map/CUP.

GENERAL PLAN:

The proposed Project as submitted is not consistent with the City’s General Plan, Housing Element, or adopted Housing Element Site Inventory. The General Plan designates the site as High-Intensity Mixed-Use (HIMU), which anticipates residential development at densities of up to 125 dwelling units per acre (du/ac). The implementing CM-5 zoning district requires residential development at a minimum of 40 du/ac and allows a maximum of 135 du/ac. The Project’s proposed density of 16.1 du/ac is substantially below the minimum required density and therefore, does not meet the General Plan’s intensity assumptions, the Zoning Ordinance’s objective development standards, or the density assumptions relied upon in the Housing Element’s Site Inventory.

However, due to a procedural error under SB 330, the project is deemed consistent as a matter of law.

Under Government Code § 65943 and § 65905.5, the City was required to issue a written determination of consistency or inconsistency with the City’s General Plan and Zoning Code within 30 days of the application being deemed complete. The City did not provide this determination and did not identify the discrepancy between the General Plan’s maximum density (up to 135 du/ac) and the zoning district’s minimum density (40 du/ac), nor did it identify the project’s noncompliance with the minimum-density requirement and other objective design standards in the General Plan and Zoning Ordinance. Because the City did not issue the consistency determination letter, State law provides that the project is “deemed consistent, compliant, and in conformity” with applicable plans and zoning standards for purposes of application processing, regardless of its actual consistency. (Gov. Code § 65905.5(c)(1).) This creates a procedural condition in which the Project must be processed as though it meets the City's objective standards, even though the Project clearly does not meet the minimum residential density required by the General Plan, Zoning Ordinance, or Housing Element Site Inventory. In effect, not issuing the required SB 330 consistency determination prevents the City from asserting densitybased inconsistency at this stage of review, even where such inconsistency exists. 896
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This procedural limitation has significant implications for housing-law compliance. The site is one of the most important housing opportunity sites in the City’s Housing Element, identified in the Site Inventory with a maximum capacity of 663 moderate-income units and a realistic capacity of 197 units.

Developing the site at 16.1 du/ac, with only 7 moderate-income units being proposed, would underutilize a designated high-capacity site and would conflict with the State’s No Net Loss requirement (Gov. Code § 65863). Because the site contemplated 197 moderate-income units under the City’s Housing Element, and only 7 are being proposed, there is a loss of 190 moderate-income housing units that will not be built. The City’s Housing Element requires the City to plan for 638 moderate-income housing units during the 2023-2031 planning period, and 728 moderate-income housing units are planned throughout the City, which leaves a buffer of 90 surplus moderate-income housing units.

However, even with the buffer of 90 moderate-income housing units, there will be a net loss of 100 moderate-income housing units that will no longer be built at the site, and there are no other contemplated sites in the City that have been identified at this time that can potentially include these units.

Because required findings to reduce the site’s assumed capacity cannot be made and no alternative sites have been identified to offset the resulting capacity loss, approval of the project as proposed would place the City at risk of falling out of compliance with State Housing Element law.

In summary, while the project is deemed consistent for procedural purposes under SB 330 due to the City’s failure to issue a timely consistency determination letter, the project is not actually consistent with the General Plan, Zoning Ordinance, Housing Element, or Site Inventory. This distinction is critical to understanding the City’s legal obligations under the Permit Streamlining Act, SB 330, and State housing laws, as well as the procedural limitations placed on the Design Review Board and Planning Commission in reviewing the Project.

VESTING TENTATIVE MAP
The Project includes a Vesting Tentative Map submitted pursuant to the Subdivision Map Act (Government Code § 66410 et seq.) and RMC Chapter 15.04.704, to subdivide the approximately 4.92- acre project site into:
 70 individual single-family residential lots for fee-simple ownership; and  Five (5) commonly owned parcels to be owned and maintained by a Homeowners’ Association (HOA), which will include private streets, utilities, common open space, landscaping, stormwater facilities, and other shared improvements.

Approval of the Vesting Tentative Map would establish the applicant’s vested right to proceed with development in substantial conformance with the ordinances, policies, and standards in effect at the time the application was deemed complete, subject to applicable State law.

Regulatory Framework
Vesting Tentative Maps are governed by the Subdivision Map Act and RMC Section 15.04.704, which require the Planning Commission to determine whether the proposed subdivision:
 Is consistent with applicable General Plan policies and Zoning regulations, to the extent permitted by State law;
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 Makes adequate provision for infrastructure, including streets, utilities, drainage, and public services;
 Provides for safe and orderly circulation, including emergency vehicle access;  Complies with lot design, access, and easement requirements; and  Can be conditioned to address site-specific constraints, including shoreline, environmental, and infrastructure considerations.

Consistency with General Plan, Zoning, and Housing Element As discussed in the General Plan section of this report, the proposed subdivision density is not substantively consistent with the General Plan’s High-Intensity Mixed-Use (HIMU) designation, CM-5 zoning district minimum density standards, or the Housing Element Site Inventory assumptions for this site.

However, due to the City’s failure to issue a timely SB 330 consistency determination pursuant to Government Code §§ 65905.5 and 65943, the Project — including the proposed Vesting Tentative Map — is deemed consistent as a matter of law for purposes of processing. As a result, the City is procedurally constrained from denying the Vesting Tentative Map based on density, intensity, or Housing Element inconsistency, notwithstanding the Project’s substantive nonconformance.

This deemed-consistent status applies to the subdivision configuration to the extent it reflects the Project as proposed and does not exempt the map from compliance with objective subdivision standards, infrastructure requirements, or shoreline overlay regulations.

Lot Design, Access, and Circulation
The Vesting Tentative Map proposes:
 Residential lots that meet or exceed the minimum lot size and width standards applicable to residential development in the CM-5 zoning district, as applied through SB 330 procedural constraints;
 Two private internal streets providing vehicular access from Marina Way South, designed to meet Fire Department and Engineering standards;
 Adequate lot frontage, driveway access, and garage access for each residential unit; and  Reciprocal access, utility, and drainage easements to ensure long-term functionality of the subdivision.

All streets within the subdivision are proposed as private streets, with maintenance responsibilities assigned to the HOA through recorded CC&Rs, subject to review and approval by the City Engineer and City Attorney.

Utilities, Drainage, and Infrastructure
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The Vesting Tentative Map demonstrates the ability to serve the subdivision with:
 Existing and proposed water, sanitary sewer, storm drainage, and utility infrastructure, subject to final engineering review;
 On-site stormwater treatment facilities designed to comply with Municipal Regional Permit (MRP) requirements, RMC Title 12, and Shoreline Overlay standards; and  Easements necessary to accommodate public and private utilities, emergency access, and maintenance.

Final infrastructure design, stormwater management plans, and utility layouts will be reviewed at the improvement plan and final map stage.

Shoreline Overlay Considerations
Because the Project site is located within the –S Shoreline Overlay District, approval of the Vesting Tentative Map is conditioned upon compliance with shoreline-specific requirements, including:
 Habitat protection and avoidance of sensitive shoreline areas;  Public access and Bay Trail connectivity requirements;  Shoreline setbacks, grading limitations, and erosion control measures; and  Recordation of any required shoreline access easements or offers of dedication prior to recordation of the Final Map.

The Vesting Tentative Map does not, by itself, authorize development within shoreline buffer areas and must be implemented in conjunction with an approved Shoreline Overlay Conditional Use Permit.

Vesting and Conditions
Approval of the Vesting Tentative Map would vest the applicant’s right to proceed in substantial conformance with the approved map and applicable regulations in effect at the time the application was deemed complete, subject to:
 Conditions of approval imposed by the Planning Commission;  Compliance with objective design standards and shoreline regulations;  Approval of a Final Map consistent with the Vesting Tentative Map; and  Compliance with all applicable State and federal requirements.

Failure to comply with conditions of approval or to timely record a Final Map may result in expiration of the Vesting Tentative Map pursuant to State law and RMC Section 15.04.704. 899
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Staff Analysis
Based on the information provided, the Vesting Tentative Map demonstrates that the site can be subdivided in a manner that provides adequate access, infrastructure, and services, and can be conditioned to meet applicable objective standards and shoreline requirements. While the subdivision reflects the Project’s underlying density inconsistency with the General Plan and Housing Element, State law limits the City’s discretion to deny the Vesting Tentative Map on that basis.

Accordingly, the Planning Commission’s review of the Vesting Tentative Map is limited to determining whether the map complies with objective subdivision standards and whether appropriate conditions of approval can be imposed to ensure orderly development and regulatory compliance.

PROJECT ANALYSIS:

Design and Appearances
The proposed residential development features a mix of five primary floor plans (Plans 1A, 2A, 3AX and 4A), each offered in three architectural styles that draw inspiration from nearby industrial structures, such as the Ford Assembly Plant. The homes would incorporate variations in color, material, and detailing to provide visual diversity across the site.

Exterior finishes would include combinations of stucco, fiber cement lap or board-and-batten siding, masonry veneer, and shingle roofs, expressed through coastal color palettes such as cream, beige, brown, gray, blue, and green tones. Each plan type integrates complementary material and color groupings to maintain a cohesive neighborhood character while avoiding monotony.

All units would be three stories in height, with a maximum roof elevation of 37 feet and 4 inches, consistent across the development. Typical building elevations and street frontages are illustrated in Exhibit A.

On-site Circulation
Vehicular access to the project site would be provided via two proposed private streets off Marina Way South, one located within the cul-de-sac and one at the approximate midpoint of the Project site. Two internal streets and four drive aisles would be constructed on-site to provide circulation and vehicle access to all residential garages. The streets would be 24 feet wide, when adjacent to parking spaces.

Driveways would also be constructed with a 24-foot width and would be accessible via curb cuts connecting into the proposed private streets.

Landscaping
The Project would include approximately 53,710 square feet of landscaping, which would represent approximately 25 percent of the project site area (Exhibit B) and would exceed the required minimum of 10 percent of the project site being dedicated to landscaping, as established by RMC Section

15.04.607.060. Features proposed in the landscaping plan include a private community park, common areas, native coastal scrub vegetation along the coastline frontage of the project site, and a bioretention basin. Extensive landscaping would also be provided at the project’s entrances on Marina Way South and the frontage to the Bay Trail and coastline. Landscaping, street furniture, signage, and lighting would be installed on pedestrian and vehicle routes on-site throughout the project site. The private community park, to be located near the central portion of the project site, would include play structures, picnic and barbeque facilities, and drought-tolerant turf. A 2.5-foot-tall retaining wall would be constructed on the eastern boundary of the project site. 900
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Landscaping would include trees along the project frontages on Marina Way South and the Bay Trail, as well as along internal private streets and pedestrian paths. Trees would be selected from the City’s adopted list of street trees, and would have sizes classified as either 15-gallon or 24-inch box. Shrubs and grasses used in the proposed project would have a volume of 1 to 5 gallons. Furthermore, ornamental ground cover and bioswale plants of 1-gallon volume would be used in bioretention areas and for erosion control.

Lighting
Project lighting has been designed in accordance with RMC 15.04.604.050, ensuring illumination is directed downward and shielded to prevent light spillover onto adjacent properties.

Pedestrian Access
Pedestrian access to the project site would be provided via existing sidewalks on Marina Way South, which would connect to sidewalks proposed on-site as well as to the Bay Trail along the Project’s southern boundary.

Parking
The proposed project would provide 154 total parking spaces on-site. Each single-family residence would include two garage parking spaces, totaling 140 garage parking spaces. An additional 14 surface parking spaces would be provided adjacent to the proposed internal streets and would consist of 10 regular visitor parking spaces, two Americans with Disabilities Act (ADA) visitor parking spaces, and two EV charging capable parking spaces. In addition, the site plan proposed to provide 13 parking spaces on Marina Way South, adjacent to the project site; however, the City is not in agreement with this proposal since the spaces would conflict with the planned Richmond Wellness Trial phase 2 project.

Given the spaces are proposed on City right-of-way, the City is not obligated to allow these spaces to be constructed.

Site Grading and Retaining Walls
Approximately 11,300 cubic yards of cut materials resulting from site grading would be redistributed on-site as fill material. No cut materials would be exported off-site and no additional materials are required to be imported to carry out site grading. The general intent of the grading plan is to level out the site to create the building pads.

Tentative Map
The project includes a vesting tentative map to allow subdivision of the project parcel into 70 singlefamily lots for individual ownership and five commonly held parcels to be owned and managed by the Home Owner’s Association. Vesting Tentative Maps are regulated by RMC Section 15.04.704.

Inclusionary Housing Ordinance
The Project is required to designate a minimum of ten percent of total units as “affordable”, pursuant to RMC Section 15.04.603.040. The applicant has agreed to set aside seven units in the moderate-income affordability category, defined as households earning between 80 percent and 120 percent of the area median income (for a 4-person household in Contra Costa County this means earning between $125,050 and $159,800 annually), and to designate those units as such by deed restriction. Three of the seven units will also include a JADU. At this time, it is not known which units will be designated as affordable. The remaining 63 units would be sold at market rate. From the exterior, the affordable units would be indistinguishable from the market-rate units, would be representative of the mix of unit sizes 901
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provided in the market-rate units, and the households in the affordable units would have access to all community amenity spaces.

Public Art Requirement
RMC Section 6.50.030 requires all new residential development consisting of ten or more units to comply with the City’s Public Art Policies and Procedures. This requirement may be satisfied by one of three methods: the project may include a public art installation valued at one percent of building development cost; it may pay an in-lieu fee equal to one percent of building development cost to the City's Public Art Projects Account; or it may designate an on-site public art space by special process, pursuant to RMC Section 6.50.030(d). The Project applicant will elect prior to building permit submittal.

ENVIRONMENTAL REVIEW:

An Environmental Initial Study and Consistency Checklist was prepared for the Project by FirstCarbon Solutions, dated July 13, 2020. Based on this analysis, the proposed project is found to be in conformance with the analysis and conclusions of the City of Richmond General Plan 2030 Final Environmental Impact Report (FEIR), State Clearinghouse No. 2008022018. The General Plan FEIR adequately anticipated and analyzed the types of impacts associated with the proposed project.

Consistent with the mandates in CEQA Guidelines §§ 15162 and 15168, no further environmental review is required, based on the following findings:

1. There are no substantial changes to the proposed project that would require major revisions to the General Plan 2030 FEIR.

2. There are no substantial changes in circumstances under which the project would be undertaken that would require major revisions to the General Plan FEIR.

3. There is no new information of substantial importance, not known and not reasonably knowable at the time the General Plan FEIR was certified, that would show new or more severe environmental impacts than previously analyzed.

4. There are no mitigation measures or project alternatives that would substantially reduce project impacts but that the project proponent declines to adopt.

The Environmental Checklist included as Exhibit B provides substantial evidence demonstrating that the proposed project is within the scope of the General Plan FEIR. As such, no additional environmental documentation is required beyond the Environmental Checklist, which serves the function of an Addendum under CEQA Guidelines § 15164.

In addition to tiering from the General Plan FEIR, the proposed project also qualifies for a Class 32 Infill Development Categorical Exemption (CEQA Guidelines § 15332). The site is located within city limits, is less than five acres, is surrounded by existing urban development, has no value as habitat for endangered, rare, or threatened species, and can be adequately served by existing public utilities and services. Independent environmental peer review confirmed that the project meets all eligibility criteria for the Class 32 exemption and does not trigger any of the exceptions under CEQA Guidelines § 15300.2 related to cumulative impacts, unusual circumstances, scenic highways, hazardous waste sites, or other potential significant effects.

Pursuant to CEQA Guidelines § 15094, a Notice of Exemption/Determination may be filed following project approval, indicating that the project is eligible for an exemption from additional environmental review. All applicable General Plan policies, General Plan FEIR mitigation measures, and standard 902
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City policies and Municipal Code requirements have been incorporated into the project or are included as part of Exhibit F: ensuring that the project will not result in new or more severe significant environmental impacts.

PUBLIC COMMENT, NEIGHBORHOOD COUNCIL:

As of the publication of this report, the City has not received any public comment letters from the Marina Bay Neighborhood Council nor from any other members of the public.

DESIGN REVIEW FINDINGS:

Pursuant to RMC Section 15.04.805.050, the Design Review Board must make findings supported by statements of fact prior to recommending approval of a Design Review Permit. Due to the procedural limitations imposed by SB 330, the Board’s review was limited to objective design standards. The Shoreline Overlay imposes non-discretionary, objective environmental and public-access standards that the project must satisfy through its required Conditional Use Permit. The project’s consistency with the applicable findings is discussed below.

A. The General Plan and any applicable specific plans;
As discussed in the General Plan and Zoning sections of this report, the proposed project as submitted is not actually consistent with the General Plan’s HIMU land use intensity, its minimum density assumptions, or the Housing Element Site Inventory. The project’s proposed density of 16.1 du/ac is below the minimum 40 du/ac required by CM-5 and below the General Plan’s anticipated intensity for the site.

However, due to the City’s failure to issue the required SB 330 30-day consistency/inconsistency determination, the project is “deemed consistent” for procedural purposes under Government Code § 65905.5(c). This deemed-consistent status does not change the substantive density inconsistency; it only limits the City’s ability to reject the project on this basis during processing.

Accordingly, the DRB acknowledged the project’s procedural deemed-consistent status.

The Design Review Board’s scope was therefore limited to evaluating the objective design characteristics of the project and whether the project satisfies the City’s adopted objective design standards, notwithstanding the underlying density inconsistency.

Because the project site falls within the –S overlay, consistency with the General Plan, Zoning, and Overlay purposes must include a Shoreline Overlay analysis and eventual Use Permit review under Article 15.04.806.

Thus, while the base zoning and design standards provide a framework for the project’s design, the Shoreline Overlay establishes additional, potentially more restrictive requirements which must be addressed through the project’s use permit review process.

B. Any applicable design guidelines;
The project is subject to the objective design standards of RMC Section 15.04.202.030 and other applicable sections of the Zoning Ordinance. Staff’s review is limited to objective, quantifiable design 903
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requirements, consistent with SB 330’s limitations on the use of subjective design criteria.

Based on review of the submitted plans, the project generally meets applicable objective standards regarding:
 Minimum landscaping percentages
 Required façade articulation and material variation
 Window and door placement on street-facing elevations  Pedestrian-scale lighting
 Street trees and frontage improvements
 Minimum sidewalk widths (5-foot on-site walkways meet the 4.5-foot minimum in RMC

15.04.710.040(B))
 Building height and massing limitations for residential construction in this subarea  Requirements for articulation, façade modulation, and material transitions Any remaining design observations or preferences that are subjective may be framed by the DRB as comments rather than requirements.

Objective design standards related to shoreline access, public views, building height profiles, lighting, materials, and habitat-sensitive landscaping have been incorporated into the project's evaluation.

C. Any approved Tentative Map, Use Permit, Variance, or other Planning or Zoning approval that the project requires;
The project includes a Vesting Tentative Map and a Conditional Use Permit, each of which is subject to review and final action by the Planning Commission. The Design Review Board’s authority was limited to design review and providing a recommendation to the Commission. The Board’s evaluation does not constitute approval of any entitlement and must remain focused on objective design standard compliance.

D. The design review criteria in RMC Section 15.04.805.04:

The following design review criteria apply to the project to the extent they rely on objective design standards.

The project must satisfy the following criteria to the extent applicable. Criteria Met?
A. The overall design of the project, including its scale, massing, site plan, exterior design, and landscaping, reflects design integrity and the relationship of form and function in a coherent manner.

Yes No

B. The project design evidences a sense of place and consideration of scale, mass, height, building siting, and privacy in a neighborhood and community context; does not overwhelm or adversely impact adjoining properties; and respects prevailing setbacks and the scale and heights of neighboring buildings and how they relate to the street.

Yes No

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C. The project’s design elements, materials, signage, and landscaping are internally consistent, fully integrated with one another, and applied in a manner that is visually consistent with the proposed architectural design.

Yes No

D. Lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, and avoid creating glare.

Yes No
E. The proposed building design and landscaping supports public safety and security by allowing for surveillance of the street by people inside buildings and elsewhere on the site.

Yes No
F. Landscaping is designed to be compatible with and enhance the architectural character of the buildings on site. Proposed planting materials avoid conflicts with views, lighting, and signage.

Yes No
A. Overall design (scale, massing, site plan, exterior design, landscaping) The project’s scale, massing, roof forms, articulation, building materials, and landscape plan generally conform to objective design standards in the Richmond Municipal Code. Architectural elevations incorporate required façade modulation, recessed entries, balcony elements, and varied materials consistent with objective design requirements.

B. Relationship to surrounding neighborhood context
The surrounding Marina Bay area includes a mix of multifamily and attached residential structures. The proposed three-story buildings fall within the range of existing residential building heights in the area.

Setbacks, building placement, and façade treatments meet applicable objective design standards intended to maintain compatibility with nearby development.

C. Internal consistency of materials, signage, and landscaping The project uses a consistent palette of exterior materials and colors. Facade detailing, window trim, rooflines, and material transitions are uniformly applied across building types. Landscaping is designed to meet objective requirements and is compatible with the architectural character of the buildings.

D. Lighting and glare
Lighting fixtures are required to comply with RMC 15.04.604.050 and shall be fully shielded and directed downward. Draft Condition of Approval No. 8 ensures compliance with objective lighting standards and mitigates the potential for glare or spillover.

E. Public safety and security
Residential units facing internal streets and walkways provide passive surveillance consistent with Crime Prevention Through Environmental Design (CPTED) principles. Site layout, pedestrian visibility, and lighting meet objective safety standards.
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F. Landscaping compatibility
Proposed landscaping meets the City’s objective landscape requirements and provides street trees, shrubs, and bioretention plantings that enhance building character and soften the streetscape. The proposed species palette avoids conflicts with lighting, signage, and visibility.

CONCLUSION:

While the project’s density and land use characteristics are not actually consistent with the General Plan or CM-5 zoning district, the project is procedurally deemed consistent under SB 330 for purposes of processing and evaluating. Therefore, the Planning Commission's authority is limited to determining whether the project meets the City’s objective standards. Based on staff’s review, the project generally complies with applicable objective design requirements, and any remaining issues may be addressed through conditions of approval or Board comments.

RECOMMENDATION:

Staff provides no recommendation for approval or denial due to procedural limitations under the SB 330. The Planning Commission should provide comments and determine whether it wishes to recommend approval or denial of the Project. Although deemed consistent as a matter of operational law, staff has determined that the project does not comply with the City’s General Plan, Zoning Code, and Housing Element standards. In making its recommendation to the Planning Commission, staff recommends the following conditions of approval be added to the Project in Resolution No. 26-03.

DOCUMENTS ATTACHED:

Attachment 1: PC Resolution No. 26-03
Attachment 2: Combined Project Architectural, Landscape, Vesting Tentative Map Plans Attachment 3: Preliminary Geotechnical Study
Attachment 4: Environmental Initial Study and Consistency Checklist

Appealing the Decision of the Planning Commission:

Decisions of the Planning Commission on permits and related approvals may be appealed to the City Council only after exhaustion of all other administrative remedies by filing a written appeal with the City Clerk. Unless otherwise specified in State or Federal law, all appeals must be filed in writing within ten days of the date of the action, decision, motion, or resolution from which the action is taken. See RMC Section 15.04.803.140 for details.
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ATTACHMENT 1
PLANNING COMMISSION RESOLUTION NO. 24-06

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RICHMOND

CONSIDERING THE DESIGN REVIEW, VESTING TENTATIVE MAP, AND SHORELINE OVERLAY CONDITIONAL USE PERMIT (PLN23-117) FOR THE MARINA POINT RESIDENTIAL PROJECT, A PROPOSED DEVELOPMENT OF 70 THREE-STORY SINGLE-FAMILY HOMES AND 30 JUNIOR ACCESSORY DWELLING UNITS (JADUs) LOCATED AT THE TERMINUS OF MARINA WAY SOUTH (APNS 560-181-121).

WHEREAS, on April 27, 2023, Glen L. Powles, on behalf of Guardian Commercial Real Estate, LP (the “Applicant”), submitted Planning Application No.

PLN23-117 requesting approval of a Design Review Permit, Vesting Tentative Map, and Conditional Use Permit for a residential subdivision consisting of 70 three-story singlefamily homes and 30 junior accessory dwelling units (JADUs) on approximately 4.92 gross acres located at the terminus of Marina Way South in the Marina Bay neighborhood (APNs 560-181-121 and 560-181-102) (the “Project”); and WHEREAS, the Project site is designated High-Intensity Mixed-Use (HIMU) and Parks and Recreation (PR) under the Richmond General Plan and is zoned CM-5 (Commercial Mixed-Use, Activity Center) with a –S Shoreline Overlay District; and WHEREAS, the Project requires approval of a Major Design Review Permit pursuant to Richmond Municipal Code (RMC) Section 15.04.805, a Vesting Tentative Map pursuant to RMC Chapter 15.04.704, and a Conditional Use Permit pursuant to RMC Sections 15.04.306 and 15.04.806 due to its location within the Shoreline Overlay District; and
WHEREAS, the Applicant submitted a preliminary application pursuant to Senate Bill 330 on February 14, 2023, and the City did not issue a written determination of consistency or inconsistency with the General Plan or Zoning Ordinance within the timeframes required under Government Code Sections 65905.5 and 65943; and WHEREAS, as a result of the City’s failure to issue a timely SB 330 consistency determination, the Project is deemed consistent, compliant, and in conformity with applicable General Plan and Zoning standards for purposes of application processing, notwithstanding substantive inconsistencies with minimum residential density assumptions; and
WHEREAS, pursuant to the Permit Streamlining Act and SB 330, the City’s discretion in reviewing the Project is limited to the application of objective standards and the number of public hearings on the Project is capped by State law; and 907
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WHEREAS, the Project proposes a residential density of approximately 16.1 dwelling units per acre, which is below the minimum density anticipated by the General Plan, CM-5 zoning district, and Housing Element Site Inventory, but which the City is procedurally constrained from denying on that basis due to SB 330; and WHEREAS, the Project is subject to the City’s Inclusionary Housing Ordinance (RMC Article 15.04.603) and proposes seven moderate-income affordable units, including three units with JADUs, to be secured by recorded deed restriction; and WHEREAS, the Project includes a Vesting Tentative Map creating 70 residential lots and five commonly owned parcels, with shared infrastructure and common open space to be maintained by a homeowners’ association; and WHEREAS, the Project is located within the –S Shoreline Overlay District and is therefore subject to shoreline protection, habitat conservation, public access, and waterquality standards set forth in RMC Section 15.04.306; and WHEREAS, the Project includes a Vesting Tentative Map submitted pursuant to the Subdivision Map Act and Richmond Municipal Code (RMC) Chapter 15.04.704 to subdivide the project site into 70 single-family residential lots and five (5) commonly owned parcels to be owned and maintained by a Homeowners’ Association for private streets, utilities, stormwater facilities, and common open space; and WHEREAS, due to the City’s failure to issue a timely SB 330 consistency determination, the Vesting Tentative Map is deemed consistent as a matter of law for purposes of processing, and the City’s review authority is limited to compliance with objective subdivision and infrastructure standards; and WHEREAS, the Project was reviewed by the Design Review Board at two duly noticed public hearings, during which the Board considered the Project’s compliance with applicable objective design standards and provided comments for consideration by the Planning Commission, consistent with the limitations on public hearings set forth in Senate Bill 330; and
WHEREAS, the Planning Commission has reviewed the Project for compliance with applicable objective design standards, shoreline overlay requirements, subdivision regulations, and conditions of approval necessary to ensure consistency with adopted municipal regulations to the extent permitted by State law; and WHEREAS, the Project qualifies for a Class 32 Infill Development Categorical Exemption pursuant to CEQA Guidelines Section 15332 and is also within the scope of the City of Richmond General Plan 2030 Final Environmental Impact Report (State Clearinghouse No. 2008022018), and no exceptions to the use of the exemption apply; and
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WHEREAS, the Planning Commission conducted a duly noticed public hearing in accordance with Government Code Section 65090 and RMC Title 15, and considered the staff report, exhibits, and all written and oral testimony presented in connection with the Project; and
WHEREAS, the Planning Commission finds that, due to procedural limitations imposed by SB 330, its action on the Project must be based on compliance with objective standards, required findings for Design Review, Vesting Tentative Map, and Conditional Use Permit approval, and applicable CEQA requirements.

NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Richmond, does hereby:

Option A – Approval:

Approve the Design Review Permit, Vesting Tentative Map, and Shoreline Overlay Conditional Use Permit for PLN23-117, subject to the Conditions of Approval attached hereto as Exhibit A, based on the findings set forth herein.

Option B – Denial:

Deny the Design Review Permit, Vesting Tentative Map, and Shoreline Overlay Conditional Use Permit for PLN23-117, based on the findings and evidence in the record and consistent with applicable State law.

GENERAL CONDITIONS

1. Substantial Conformance: Development is to be constructed in compliance with the Project Plans reflecting the review by the Design Review Board, with a date of January 23, 2026. Any modifications shall be reviewed by the Zoning Administrator who shall determine whether the modification requires additional approval.

2. Conditions. All conditions of approval shall be printed on the informational page of the final construction plans submitted for building permits, along with annotations by the applicant of where the conditions have been met on the drawings. All conditions of approval shall be on all grading and construction plans, which shall be kept on the project site at all times. It is the responsibility of the building developer to ensure that the project contractor and construction crew are aware of and adhere to all conditions of approval.

3. Responsibility to Inform: The Applicant shall be responsible for ensuring that all subcontractors, consultants, engineers, or other business entities providing services related to the Project are aware of and comply with all Conditions of Approval.

4. Maintenance: The Applicant, shall, at all times, keep the property in good order including repair and maintenance of all structures, fences, signs, walks, driveways and painting, as may be necessary to preserve a high-quality environment. All landscaped areas shall be maintained free of litter, debris, and weeds. All plantings shall be 909
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permanently maintained in a healthy growing condition, and whenever necessary, replaced with equivalent planting materials to ensure continued conformance with approved plans. All required signage shall be maintained in a secure condition. Signs shall be kept free of rust, corrosion, peeling paint, cracks, fading, and other surface deterioration.

5. East Bay Municipal Utility District (EBMUD). The applicant shall ensure water service for new multiunit structures shall be individually metered or sub-metered in compliance with Section 537 of California's Water Code & Section 1954.201-219 of California's Civil Code, which encourages conservation of water in multifamily residential and mixed-use multi-family and commercial buildings by requiring metering infrastructure for each dwelling unit, including appropriate water billing safeguards for both tenants and landlords.

6. Public Utilities. Any relocation of existing improvements or public utilities shall be accomplished under the direction of the City or impacted utility company’s requirement at no expense to the City or utility company.

7. Underground Utilities. All electrical, telephone, cable television, fiber-optic cable, gas, water, sewer, irrigation/recycled water, and similar distribution lines providing direct service to a project must be installed underground within the site. This requirement may be waived by the Zoning Administrator upon determining that underground installation is infeasible or the electrical line is otherwise exempt from an undergrounding requirement.

8. Property Maintenance. The Applicant and/or property owner shall ensure the property is maintained in terms of a litter management program and repair and maintenance of all structures, fences, signs, walks, driveways, paving, striping, lawns, landscaping, painting, etc., as may be necessary to preserve a quality environment.

9. Project Frontage. The Applicant shall repair all damaged sidewalk, pavement, existing curb and gutter along the project frontage to the satisfaction of the Community Development Director and City Engineer prior to occupancy. The applicant shall replace any damaged landscaping, improvements, or street improvements caused by the installation of utility services and construction of the project to the satisfaction of the City Engineer and Community Development Director. The Applicant shall apply for and obtain an encroachment permit from the City Engineer prior to commencement of any project-related work in the public right-of-way.

10.Revocation. Failure to abide and faithfully comply with any and all conditions attached to this approving action shall constitute grounds for the revocation of said action by the City Council, subject to all applicable laws.

11.Expiration. Design Review approval shall expire two years from the date of final approval, unless made permanent by the issuance of building permits and the commencement of construction. If the use(s) or structure(s) approved by this action is 910
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not established within such period of time, this approval shall be terminated and shall, thereafter, be null and void, unless the applicant or owner applies for an extension of time prior to expiration of the Design Review approval.

12.Indemnification. The applicant agrees, on behalf of himself, his successor in interest and assigns, to defend, indemnify, and hold harmless the City, its Council, Planning Commission, advisory boards, officers, employees, consultants and agents (hereinafter "City") from any claim, action or proceeding (hereinafter "Proceeding") brought against the City to attack, set aside, void or annul the City's actions regarding any development or land use permit, application, license, denial, approval or authorization, including, but not limited to, variances, use permits, developments plans, specific plans, general plan amendments, zoning amendments, approvals and certifications pursuant to the California Environmental Quality Act, and/or any mitigation monitoring program, or brought against the City due to acts or omissions in any way connected to the applicant's project, but excluding any approvals governed by California Government Code Section 66474.9. This indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and costs of suit, attorney’s fees and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by applicant or City. If applicant is required to defend the City as set forth above, the City shall retain the right to select the counsel who shall defend the City.

PLANNING

1. Changes to Design: Prior written approval from the Community Development Director or their designee shall be received by the Applicant prior to any minor changes to site design, grading, building design, colors, materials, or related design elements. Major project design changes shall be subject to re-review by the Design Review Board (DRB) and/or Planning Commission, at the discretion of the Community Development Director.

2. Lighting and Sign Standards/Plans: Prior to issuance of building permits, the Applicant shall demonstrate that all exterior lighting and signage have been designed and located such that all direct light is confined to the property, meets all standards and requirements of City codes, to the satisfaction of the Community Development Director or their designee. Fixtures shall be appropriate to the style and scale of the architecture. All light fixtures shall be shielded, indirect, dark skyfriendly, and have output color temperature of no greater than 3,000 Kelvins LED.

3. Inclusionary Housing: The Project shall comply with Article 15.04.603 of the Zoning Ordinance, specifying that at least ten percent (10%) of project units shall be sold at affordable sales prices to “Moderate-lncome” households, as defined in RMC Section 15.04.104.020 and State Health and Safety Code Section(s) 50052.5 and 50093.
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4. Prior to issuance of a building permit or approval of a final map, whichever is earliest, the Applicant shall enter into and record a written Inclusionary Housing Agreement with the City as specified in RMC Section 15.04.603.110.

5. Public Art. The project shall meet the requirements of RMC Chapter 12.62 by either including on-site publicly accessible art valued at one percent (1%) of building development cost, or by paying an in-lieu monetary contribution of one percent (1%) of the building development cost to the City's Public Art Project account as set forth and defined in RMC Section 12.62.050.

6. Water-Efficient Landscaping (RMC 15.04.613) Prior to the issuance of building permits, the applicant shall submit a Landscape Documentation Package demonstrating full compliance with Richmond Municipal Code Article 15.04.613 (Water-Efficient Landscaping). The submittal shall include the Water Efficient Landscape Worksheet, irrigation and planting plans, hydrozone matrix, soil management report, and water budget calculations consistent with State MWELO and the City of Richmond’s unique landscape watering requirements. Prior to final inspection, the applicant shall submit a Certificate of Completion and required irrigation audit, and the installed landscaping shall be verified as consistent with the approved Landscape Documentation Package. Ongoing maintenance shall comply with Article 15.04.613 for the life of the project.

7. CC&R. Project covenants, codes, and restrictions (CC&Rs) shall be developed, and shall be reviewed and approved by the City Attorney and Zoning Administrator prior to approval of the Final Map. In addition to the following provisions, the CC&Rs shall reference by incorporation the approved Conditions of Approval, and shall be recorded in conjunction with the Final Map.
a. Use of Required Parking Spaces. All parking spaces shall be used solely for the purpose of parking motor vehicles as defined by the California Vehicle Code, and shall not be used for trailers, unmounted campers, boats, or similar recreational vehicles.
b. Right of Public Entry to Common Area. Officers, agents, and employees of the city, the county, the state, and the United States Government, and any department, bureau, or agency thereof, shall have the right of immediate access to all Common Areas at all times for the purpose of preserving the public health, safety, and welfare, except in those instances where a Common Area is accessible only through a private unit.
c. Maintenance of Common Area. Provision shall be made both for annual assessments of the owners for maintenance and special assessments for capital improvements. The amount of the regular annual assessment and the procedure for its change shall be specified. The manner in which special assessments may be levied for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair, or replacement of a capital improvement upon the Common Area shall be specified. Both annual and special assessments may be collected on a monthly basis. The 912
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remedies that the Association may bring for the nonpayment of assessments shall be specified and may include penalties for late payment.

Assignment of the maintenance responsibilities of all improvements and utility systems for each unit shall be specified.
d. Sharing of Water Costs. When separate water meters are not provided for each unit, the CC&Rs shall make provisions for the equitable sharing of water costs.
e. Utility Easements over Private Streets and Other Areas. Required public utility easements shall be referenced and any required access routes necessary to assure that firefighting equipment can reach and operate efficiently in all areas shall be provided.
f. Right to Terminate Management and Maintenance Contracts. Unless otherwise prohibited by law, or any local, state, or federal regulation, reference shall be made to the Association's right to terminate the contract of any person or organization engaged by the developer to perform management or maintenance duties three months after the Association assumes control of the project, or at that time renegotiate any such contracts.
g. Disclosure regarding noise emanating from adjacent school and nonresidential uses in the area, including but not limited to, the Ford Assembly Plant, Craneway Pavilion, and the Rosie the Riveter Visitor and education Center.
h. CC&R Amendments. A statement that the CC&Rs shall not be amended, modified, or changed without first obtaining the written consent of the City.

ENVIRONMENTAL

8. The Developer shall include appropriate disclosures with the Codes, Covenants, and Restrictions (CC&Rs) regarding

9. Geotechnical Report: The Applicant shall implement the recommendations of the Geotechnical Investigation by ENGEO dated March 30, 2023.

10.Composting and Recycling: Consistent with the City's Climate Action Plan, the Applicant/Permittee shall have a "three-bin" recycling program (garbage, recycling and compost).

11. Refuse, Recycling and Green Waste Storage Areas: All solid waste and recycling areas shall comply with location and design criteria as provided in RMC Section

15.04.601.090.

12. The developer shall complete a Phase I Environmental Site Assessment (ESA) and if contamination is found on-site shall conduct a preliminary endangerment assessment with specific mitigation based on that assessment, prior to issuance of Certificates of Occupancy.
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ENGINEERING

13.Transportation Demand Management: The Applicant/Permittee shall adhere to the Transportation Demand Management Program provided in compliance with RMC Section 15.04.612.

14.Storm Water Management during construction: During construction activities, the Applicant shall reduce or prevent to the maximum extent practicable the direct or indirect discharge of any dust or pollutant into the store drain system using best management practices contained in the California Storm Water Best Management Practices Handbook for Construction Activities. Construction activities include but are not limited to: watering operations; roadwork and paving operations; concrete and painting; structure construction; construction material storage and handling; construction waste/debris storage and disposal; and, construction equipment vehicle cleaning, maintenance and fueling operations. The project sponsor is also responsible for training all contractors and subcontractors on the best management practices identified in the California Storm Water Best Management Practices Handbook for Construction Activities which shall be made available by the project sponsor at the pre-construct meeting of the project.

15.Encroachment Permit Required: The Applicant shall obtain an encroachment permit from the City of Richmond Public Services/Engineering Department for all work to be conducted within public rights-of-way. All curb, gutter, and sidewalk replacement shall conform to City of Richmond standards. Should any infrastructure be damaged or destroyed as a result of the construction of the Revised Project, the Applicant shall be responsible for returning the infrastructure to an acceptable condition as determined by the City's Public Works Director.

16.Turning Radius. The construction drawings shall indicate emergency vehicle turning radii to ensure compliance with Fire Department standards.

17.Street Improvements. Street improvement plans shall be prepared by a licensed civil engineer for any work in the public right of way and obtain Department of Public Works approval prior to construction of any subdivision improvement.

18.All streets, sidewalks, sanitary sewers and storm drains within the development shall be private and shall be the responsibility of the development to maintain.

19.Project shall contribute its fair share contribution towards the signalization of Hall Avenue and Marina Way South, and Richmond Wellness Trail Phase 2. Payment shall be made prior to the recordation of the final map.

20.Project shall provide a minimum 6-foot solid screening wall of stucco, decorative block, or concrete panels along the west property line adjacent to the Ford Assembly Plant.
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BUILDING

18.Building Division. The Applicant shall provide structural design and drawings, energy and green building compliance in addition to the general life and safety compliance drawings as a part of the Build Permit Application.

PUBLIC WORKS

19.The permittee shall complete a Pavement Conditions Assessment for each road used by trucks delivering materials to the site. These assessments shall be completed in accordance with the Metropolitan Transportation Commission's guidelines. This evaluation shall be completed before and after construction to determine the change in the Pavement Conditions Index. The permittee shall be responsible for paying their pro rata share of pavement restoration for any decrease in the Pavement Conditions Index (PCI) to restore the roadway to a PCI rating of 100. For example, if the pre and post PCI is 60 and 40 respectively, there is a 20-point decrease. Therefore, the permittee would be responsible for paying the City 20% of the cost to restore the roadway to a PCI rating of 100. This fee shall be collected prior to issuing the final certificate of occupancy for the development. The cost of restoring the roadway shall be based upon the City's current pavement conditions report.

20.If during the work, any roadway's pavement exhibits significant distress, the permittee shall immediately repair the roadway as directed by the Public Works Director. This condition does not waive the permittee of constructing, repairing, and/ or rehabilitating any roadways required to complete the project.

21.The Applicant shall post performance bonds for all public and private site development.

22.Improvements prior to commencing grading activities. The bond's value shall be based upon a reasonable value agreed upon with the Public Works Director.

23.The Applicant shall repair all damaged sidewalk, pavement, existing curb and gutter along the project frontage to the satisfaction of the Community Development Director and City Engineer, prior to issuance of Certificates of Occupancy.

24.The Applicant shall replace any damaged landscaping, improvements, or street improvements caused by the installation of utility services and construction of the project to the satisfaction of the City Engineer and Community Development Director prior to issuance of Certificates of Occupancy.

25.All new electrical lines and connections to the site shall be undergrounded to the satisfaction of the City Engineer and Community Development Director.

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under the direction of the City or the impacted utility company's requirement, at no expense to the City or utility company.

27.The Project shall conform to the latest C3 standards and Best Management Practices.

28.The Project is required to retrofit all existing and new drain inlets and catch basins on-site and adjacent offsite with full-trash capture devices per RMC Sec.

12.22.090(a). Include detail of the chosen device on the construction plans and indicate the locations where they will be installed (see attached list of approved full trash capture devices). As part of the SWCP the project shall be listed in the text for the trash inserts within the "Source Control Measures" and Section VI "Stormwater Facility Maintenance" Section of the SWCP.

29.Submit Operations and Maintenance Plan and an Operations & Maintenance (O&M) Agreement per the City of Richmond Templates for storm water quality facilities. After approval of the O&M Plan and Agreement by the Water Resource Recovery Department the following shall occur:
a. The property owner must sign and notarize the Agreement first. b. Then submit it to the City along with a legal description of the property. c. City officials will sign and notarize the Agreement. d. The executed Agreement is to be recorded with the County by the City. e. The City will provide the Property Owner with a copy of the recorded Agreement.

30.The Project shall video all storm and sewer pipes on the property and up to connection points to City systems. The videos shall be provided to the Water Resource Recovery Department for review prior to finalizing the project utility plan.

In addition, video of pipes constructed shall be completed prior to unit occupancy.

31.The Project shall install a two-way cleanout, overflow protection device and a backflow device for each unit/connection. Coordinate number of connections with MEP consultant.

32.The Project shall comply with minimum storm drain standards set forth in City of Richmond Standards Plans and in the RMC. Documentation provided in support of proposed Storm Drain improvements shall include, but is not limited, to:
f. Project shall provide as-built drawing to the City of Richmond ECIP Department for all improvements constructed onsite and off-site as part of the project. The as-built drawings must be stamped by the engineer of record for the project.
g. Project shall comply with the City's Storm drain design standards in RMC Section 15.08.570. Storm Drain Design Criteria shall follow the City of Richmond's RMC "§12.44.060(f) - Design standards and grading 916
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regulations (Regulations for Drainage).

33.Access roads with a minimum unobstructed width of 20 feet shall be provided to the front and rear of structures. A minimum vertical clearance of 13 feet 6 inches shall be provided. Access roads shall be engineered to support the imposed load of Fire Department ladder truck apparatus weighing 35 tons, and shall be designed per the City Public Works Department Standards. An access road shall be provided to within 150 feet of all exterior walls of the first floor of all buildings. The access road route shall be approved by the Fire Marshal.

FIRE

34.Water Supply. Approved on-site water supply capable of supplying the required fire flow for on-site fire protection shall be provided to all premises upon which buildings are constructed. When any portion of a building is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the building, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided when required by the Fire Marshal.

35.Fire hydrants and mains capable of supplying 2,500 gallons per minute @ 20 p.s.i. residual pressure shall be provided in approved locations. On-site fire hydrants shall be located so vehicle travel is no greater than 300 ft. between hydrants.

36.Fire hydrants shall be installed by the developer and made serviceable prior to any combustible building materials being delivered or stored on the site and during the time of construction.

37.There shall be no more than 300 feet between public/private fire hydrants located along the public/private street.

38.Every building shall be accessible to Fire Department apparatus by way of allweather access roadways during the time of construction. These roads shall have a minimum unobstructed width of 20' and shall be required to have a minimum 'first lift' of pavement applied which shall support the imposed load of a fire apparatus which is typically 37 tons. (no exceptions) The developer shall be required to provide the Fire Marshal with a site plan showing the location, width, grades, and cross section of the proposed access roads to be used during construction.

Permits shall not be issued and combustible construction shall riot be allowed on the site until this site plan is reviewed and approved and stamped by the Fire Department.

39.The Fire Marshal shall identify on the final site development plans all Fire Lanes and areas where parking is to be restricted. The location of these lanes, signage, and curb painting shall be determined at the sole discretion of the Fire Marshal.

40.Subject to the review and approval of the Fire Marshal, an Automatic Fire Sprinkler 917
12 of 15
System shall be installed in accordance with N.F.P.A. 13R. Any fire sprinkler system with over twenty-five (25) heads shall be monitored for water flow by a central station approved by the Fire Marshal.

41.When multiple control valves and Fire Department Connections (F.D.C.) are installed in close proximity to one another, a signal device shall be installed on each (F.D.C.) which will be audible or visual upon activation to clearly define which system has specifically been activated. The type of device shall be approved by the Fire Marshal.

42.A Manual Fire Alarm System, including a fire alarm control panel and all other associated equipment and devices according to the applicable standards published by N.F.P.A. shall be installed to the satisfaction of the Fire Marshal. The fire alarm panel shall clearly identify the location of the specific alarm within the building. Codes to silence the alarm system shall be provided within the fire alarm panel or Knox Box. Plans and specifications shall be submitted to the Fire Department for review and approval prior to installation.

43.The Fire Marshal shall approve the location, number, and sizes of all portable fire extinguishers prior to the issuance of any building permits.

44.All fire protection systems including, but not necessarily limited to, fire sprinkler systems, fire alarm systems, and fixed fire extinguishing systems must comply with the most recent adopted standards published by the National Fire Protection Association, (NFPA), except where specifically amended modified by Fire Department policy or ordinance.

45.Plans and specifications for the installation of any new fire protection and/or detection systems or any modification to an existing system shall be submitted to the Fire Department for review and approval prior to installation. This includes all underground civil plans pertaining to all onsite fire protection.

46.All detailed plans and specifications for private fire protection and or detection systems shall be submitted separately to the Fire Marshal for review and approval.

Prior to the issuance of any grading or Building Permits, the Applicant shall integrate the approved plans for fire protection and detection systems into the plans submitted to the Planning Development Department for all civil improvements.

47.The project shall be subject to any Fire and Building code changes effective January 1, 2023.

48.All dumpsters or trash containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within five (5) feet of combustible walls, openings, or combustible roof eave lines unless protected by an automatic sprinkler system approved by the Fire Marshal.
918
13 of 15

SHORELINE

49.Shoreline Overlay Use Permit Required. Prior to issuance of any grading permit, building permit, site development permit, or improvement plans, the applicant shall obtain a Use Permit pursuant to Article 15.04.806 demonstrating full compliance with the Shoreline Overlay (-S) standards in RMC § 15.04.306. The Use Permit shall be reviewed and approved by the Planning Commission.

50.Habitat Protection and Avoidance of Sensitive Areas. The project shall be designed and constructed to avoid encroachment into sensitive habitat areas along the shoreline.

Development shall:
a. Not impede wildlife movement;
b. Not damage fish, aquatic species, or tidal/marsh habitat; c. Avoid construction activities during sensitive nesting/spawning periods if required by a qualified biologist;
d. Maintain buffers between all development and any identified sensitive shoreline vegetation or habitat areas.

A qualified biologist shall review final landscape, grading, and lighting plans for compliance with habitat protection requirements prior to issuance of a building permit.

51.Shoreline Access, Public Access Easements, and Trail Connectivity. The project shall comply with all applicable public access requirements of the Shoreline Overlay and any Bay Conservation and Development Commission (BCDC) public-access requirements.

This includes:
e. Providing public pedestrian access along or to the shoreline, if required; f. Maintaining unobstructed connections to the Bay Trail; g. Recording any required shoreline public access easement; h. Installing signage, paving, lighting, and street furniture consistent with shoreline public access design standards.

A Shoreline Public Access Plan shall be approved by the Community Development Director prior to issuance of building permits.

52.Shoreline Setbacks, Grading, and Drainage. Site grading, retaining walls, pads, and utilities shall be designed to avoid erosion, sedimentation, and impacts to shoreline stability. Construction shall not alter the shoreline, marshlands, or tidal areas. All stormwater runoff shall be directed to properly engineered bioretention or treatment facilities before discharge toward the Bay. Final civil plans shall be reviewed and approved by Engineering and a qualified hydrologist prior to permit issuance.

53.Native, Salt-Tolerant, and Habitat-Compatible Landscaping All landscaping within the Shoreline Overlay shall utilize:
919
14 of 15
i. Native species,
j. Salt-tolerant species, and
k. Non-invasive species compatible with shoreline habitat.

Planting that could negatively affect shoreline habitat (e.g., invasive species) is prohibited. A final landscape plan showing compliance shall be approved by Planning and a qualified biologist.

54.Shoreline-Appropriate Lighting Standards
Site lighting shall be fully shielded, downward-directed, low-glare, and designed to prevent spillover toward the Bay or habitat areas.

Lighting shall minimize impacts to wildlife and shall comply with RMC

15.04.604.050.

No tall poles, up-lighting, or blue-rich high-intensity lighting shall be permitted in the shoreline zone.

55.Stormwater Quality and Water Quality Protection
All drainage improvements shall comply with:
a. RWQCB stormwater requirements,
b. RMC 12.22 (Stormwater Management and Discharge Control), and c. Shoreline Overlay requirements prohibiting discharge of sediment, debris, pollutants, or turbidity to the Bay.

56.A Stormwater Pollution Prevention Plan (SWPPP) shall be implemented during all phases of construction.

57.Construction Practices in Shoreline Areas. Construction activities adjacent to the shoreline shall comply with the following:
a. No storage of hazardous materials within 100 feet of the shoreline. b. Spill-prevention and containment materials shall be kept onsite at all times.
c. Construction equipment shall be maintained to prevent leakage of fuels, oils, or lubricants.
d. No grading or excavation shall occur during extreme high-tide events or during periods where tidal inundation risks site stability.

58.BCDC Coordination. If any element of the project falls within BCDC’s permit jurisdiction, the applicant shall obtain all necessary BCDC approvals prior to issuance of any building or grading permit. Evidence of BCDC permits or waiver(s) shall be submitted to the Community Development Director. 920
15 of 15
I CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of Richmond, California at a regular meeting held on February, 5 th 2026:

AYES:

NOES:

ABSTENTIONS:

ABSENT:
________________________________

JON HARRISON

VICE CHAIR, RICHMOND PLANNING COMMISSION
Approved as to form:
________________________________

JAMES ATENCIO

SENIOR ASSISTANT CITY ATTORNEY
921

ARCHITECTURE
A0.1.0 STREET SCENE
A0.1.1 STREET SCENE
A0.1.2 STREET SCENE
A1.0.0 UNIT DISTRIBUTION DIAGRAM
A1.1.0 INTERFACE WITH ROSIE THE RIVETER EXHIBIT
A2.0.0 ELEVATIONS-PLAN 1A_STYLE A
A2.0.1 ELEVATIONS-PLAN 1A_STYLE B
A2.0.2 ELEVATIONS-PLAN 1A_STYLE C
A2.1.0 ELEVATIONS-PLAN 2A_STYLE A
A2.1.1 ELEVATIONS-PLAN 2A_STYLE B
A2.1.2 ELEVATIONS-PLAN 2A_STYLE C
A2.2.0 ELEVATIONS-PLAN 2A_STYLE A - ENHANCED SIDE
A2.2.1 ELEVATIONS-PLAN 2A_STYLE B - ENHANCED SIDE
A2.3.0 ELEVATIONS-PLAN 3A_STYLE A
A2.3.1a ELEVATIONS-PLAN 3A_STYLE B
A2.3.1b ELEVATIONS-PLAN 3A_STYLE B - ALT
A2.3.2 ELEVATIONS-PLAN 3A_STYLE C
A2.4.0 ELEVATIONS-PLAN 3AX_STYLE A
A2.4.1 ELEVATIONS-PLAN 3AX_STYLE B
A2.4.2 ELEVATIONS-PLAN 3AX_STYLE C
A2.5.0 ELEVATIONS-PLAN 3AX_STYLE A - ENHANCED SIDE
A2.5.1 ELEVATIONS-PLAN 3AX_STYLE B - ENHANCED SIDE
A2.5.2 ELEVATIONS-PLAN 3AX_STYLE C - ENHANCED SIDE
A2.6.0 ELEVATIONS-PLAN 4A_STYLE A
A2.6.1 ELEVATIONS-PLAN 4A_STYLE B
A2.6.2 ELEVATIONS-PLAN 4A_STYLE C
A2.7.0 ELEVATIONS-PLAN 4A_STYLE A - ENHANCED SIDE
A3.0.0 FLOOR PLAN 1A
A3.0.1 ROOF PLAN 1A
A3.1.0 FLOOR PLAN 2A
A3.1.1 ROOF PLAN 2A
A3.2.0 FLOOR PLAN 3A
A3.2.1 ROOF PLAN 3A
A3.3.0 FLOOR PLAN 3AX
A3.3.1 FLOOR PLAN 3AX
A3.4.0 FLOOR PLAN 4A
A3.4.1 ROOF PLAN 4A
A4.0.0 TYPICAL BUILDING SECTIONS
A6.0.0 COLOR AND MATERIAL BOARD - PLAN 1
A6.1.0 COLOR AND MATERIAL BOARD - PLAN 2
A6.2.0 COLOR AND MATERIAL BOARD - PLAN 3
A6.3.0 COLOR AND MATERIAL BOARD - PLAN 3X
A6.4.0 COLOR AND MATERIAL BOARD - PLAN 4
MARINA
POINT

MARINA POINT

RICHMOND, CA

DESIGN REVIEW SUBMITTAL
No. JANUARY 23, 2026
888.456.5849 | ktgy.com
20230104

SHEET INDEX

0.0 COVER SHEET

LANDSCAPE
L1 LANDSCAPE PLAN
L2 LANDSCAPE PLAN
L3 LANDSCAPE ENLARGEMENT KEY
L4 SITE SECTIONS
L5 FRONTAGE ENLARGEMENT PLAN
L6 ENTRY ROAD ENLARGEMENT PLAN
L7 COMMUNITY PARK ENLARGEMENT PLAN
L8 COMMON AREA ENLARGEMENT PLAN
L9 PLANT LIST AND PHOTOS
L10 EXISTING TREE PLAN
L11 LIGHTING PHOTOMETRIC PLAN
CIVIL
C1.0 TITLE SHEET
C2.0 EXISTING CONDITIONS
C3.0 VESTING TENTATIVE MAP
C4.0 GRADING PLAN
C5.0 SITE CROSS SECTIONS
C6.0 UTILITY PLAN
C7.0 STORMWATER CONTROL PLAN
COVER SHEET 0.0
922
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L1 LANDSCAPE PLAN
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
13 14 15 16
17 18 19 20
22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 59 58
6412
65 66 68 67 69 70
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025 L1 LANDSCAPE SITE PLAN

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

C STREET

B STREET

ALLEY B
0 15 30 60
NORTH SCALE:1"=30'-0" AND DRAWING KEY MAP

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ROSIE THE

RIVETER
MUSEUM

ALLEY D

ALLEY CA STREETALLEY E

ALLEY AALLEY F ALLEY G
BCDC 100-FOOT SHORELINE BAND
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
5 FF 20.40
6 FF 20.45
7 FF 20.50
8 FF 20.55
9 FF 20.50 FF 20.45
10 FF 20.40
11 13 14 15 16
17 18 19 20
21 22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 5952 61 62 63
58 6412
65 66 68 67 69 70
FF 17.50
FF 17.40
FF 17.60
FF 17.70
FF 17.80
FF 17.90
FF 18.00
FF 18.10
FF 18.20
FF 18.30
FF 18.40
FF 18.50
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 18.90
FF 19.00
FF 19.10
FF 19.20
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 19.10
FF 19.20
FF 19.30
FF 19.40
FF 18.60
FF 18.60
FF 18.90
FF 19.10
FF 18.90 FF 18.40
FF 19.60 FF 19.20 FF 19.60
FF 19.20
FF 19.30
FF 19.40
FF 19.05
FF 19.20
FF 19.55
FF 19.50
FF 19.45
FF 19.50
FF 19.40
FF 18.50
FF 18.60
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 19.10
FF 18.70
FF 18.80
FF 18.55
FF 18.50
FF 18.45
FF 18.70
FF 18.60
FF 18.50
FF 18.40
FF 18.30
FF 18.00
FF 18.10
FF 18.20
FF 18.30
FF 18.40
FF 18.50
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025 L1 LANDSCAPE SITE PLAN

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

C STREET

B STREET

ALLEY B
0 15 30 60
NORTH SCALE:1"=30'-0" AND DRAWING KEY MAP

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ALLEY D

ALLEY CA STREETALLEY E

ALLEY AALLEY F ALLEY G
BCDC 100-FOOT SHORELINE BAND
LANDSCAPE AREA:

TOTAL SITE AREA: 4.92 A.C. 214,315 SF
TOTAL LANDSCAPE AREA: 52,332 SF
PERCENTAGE LANDSCAPED: 24.4% OF TOTAL AREA OF PARCEL

LANDSCAPE NARRATIVE
The plant palette is made up of a combination of evergreen and deciduous native and naturalizing plants that are disease and pest-resistant, droughttolerant species arranged to complement the homes and buffer the site from Marina Way South and the adjacent Bay Trail. The plant arrangement is orthogonal at and against the buildings, along the fence line and transitions to a naturalistic pattern along the frontages within the large bioswales that run along the east side of the property. The design creates focal points at the project entry drives and adjacent to pedestrian pathways to highlight onsite pedestrian and vehicular circulation. Evergreen species are used at the property line and against the buildings to ground the tall structures.

The centrally located tot lot uses industrial looking play equipment that reflects the site’s past as a shipyard. Interpretive art and signage may be installed along the project frontage to continue the Homefront story of the Kaiser Shipyards and fulfill the required Percent for Art contribution. The art will be reviewed by the Richmond Arts and Culture Commission and will be coordinated with the Rosie the Riveter Homefront Museum. ‘Remnant’ concrete walls with a board form finish are placed within the perimeter landscape as reminders of the large structures and site uses of the past. An existing foundation wall is preserved within the Bay Trail frontage.

The same board form concrete finish is used for retaining walls along the project edges and for storm water treatment area walls. Site furnishings like tables, benches and trash/recycle receptacles will be a combination of recycled plastic or wood and metal to complement the homes and play area.

Street tree species were selected from the City of Richmond’s adopted master list of street trees. The trees are specified as 24-inch box and 15-gallon size. The shrubs, ground covers and vines are 1- and 5-gallon size.

Ornamental ground cover and bioswale plants are specified at one (1 )-gallon container sizing and the hydroseeded erosion control planting will achieve full coverage within one (1) year. The undisturbed Bay Trail frontage will be hydroseeded with native coastal scrub vegetation.

The landscape irrigation system will comply with the City of Richmond, Water Efficient Landscape Ordinance and will be automatically controlled by an approved EBMUD smart controller with multiple programming, weather data capability and rain shut off device. All valves/circuits are grouped in hydrozones (zones) with matched precipitation rates, separated based upon water use. The system will mainly be made up of in-line drip and bubblers to all planted ground cover, shrubs and trees with a temporary spray area to establish the native hydroseeded area. Each zone will have low head check valves.
923
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L2 LANDSCAPE PLAN
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
13 14 15 16
17 18 19 20
22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 59 58
6412
65 66 68 67 69 70
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025 L1 LANDSCAPE SITE PLAN

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

C STREET

B STREET

ALLEY B
0 15 30 60
NORTH SCALE:1"=30'-0" AND DRAWING KEY MAP

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ROSIE THE

RIVETER
MUSEUM

ALLEY D

ALLEY CA STREETALLEY E

ALLEY AALLEY F ALLEY G
BCDC 100-FOOT SHORELINE BAND
1 1
2 2
3 3
4 5
6 A A
B
B
7 4
8 8
5 9
6 10
7 11
12 12
11 9
10 1
FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
5 FF 20.40
6 FF 20.45
7 FF 20.50
8 FF 20.55
9 FF 20.50 FF 20.45
10 FF 20.40
11 13 14 15 16
17 18 19 20
21 22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 5952 61 62 63
58 6412
65 66 68 67 69 70
FF 17.50
FF 17.40
FF 17.60
FF 17.70
FF 17.80
FF 17.90
FF 18.00
FF 18.10
FF 18.20
FF 18.30
FF 18.40
FF 18.50
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 18.90
FF 19.00
FF 19.10
FF 19.20
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 19.10
FF 19.20
FF 19.30
FF 19.40
FF 18.60
FF 18.60
FF 18.90
FF 19.10
FF 18.90 FF 18.40
FF 19.60 FF 19.20 FF 19.60
FF 19.20
FF 19.30
FF 19.40
FF 19.05
FF 19.20
FF 19.55
FF 19.50
FF 19.45
FF 19.50
FF 19.40
FF 18.50
FF 18.60
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 19.10
FF 18.70
FF 18.80
FF 18.55
FF 18.50
FF 18.45
FF 18.70
FF 18.60
FF 18.50
FF 18.40
FF 18.30
FF 18.00
FF 18.10
FF 18.20
FF 18.30
FF 18.40
FF 18.50
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025 L1 LANDSCAPE SITE PLAN

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

C STREET

B STREET

ALLEY B
0 15 30 60
NORTH SCALE:1"=30'-0" AND DRAWING KEY MAP

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ALLEY D

ALLEY CA STREETALLEY E

ALLEY AALLEY F ALLEY G
BCDC 100-FOOT SHORELINE BAND

COMMUNITY PARK - PRIVATE
With play structures, picnic tables, barbeques, benches, trash/recycle receptacles and drought-tolerant turf

COMMUNITY MAILBOXES
With drought-tolerant turf, bench, and trash/recycle
receptacles

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow
grass with drifts of water-tolerant sedges, grasses,
perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the
basin to provide access to Marina Way South from units
60-70

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12” concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12” contrasting
colored bands

VISITOR PARKING
On-Site: 12 total stalls, including 4 accessible spaces; Off-Site: 13 total stalls, including 2 accessible spaces

PEDESTRIAN LIGHT
Ligman Anderson, 12’ pole-mounted light with dark sky
cut off lens, 3,000 max.

BOLLARD LIGHT
Erco Castor, 35 ½” tall, 6 ½” diameter with dark sky cut off lens, in standard dark bronze color placed within
paseos between homes

BOLLARD
Powder-coated metal bollards within 18” concrete band at street ends
PLAZA
Concrete band around permeable pavers with benches

PROJECT ENTRANCE INTERSECTION
Reconfigured intersection with terra cotta colored paving to match existing. Potential area for public art treatment.

NOTES:
924
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L3 LANDSCAPE

ENLARGEMENT KEY
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
13 14 15 16
17 18 19 20
22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 59 58
6412
65 66 68 67 69 70
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 SEE SHEET L5 FOR

FRONTAGE ENLARGEMENT PLAN
L2 LANDSCAPE SITE PLAN

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

B STREET
0 15 30 60
NORTH SCALE:1"=30'-0" AND DRAWING KEY MAP

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025
SEE SHEET L6 FOR ENTRY

ROAD ENLARGEMENT PLAN
SEE SHEET L7 FOR COMMUNITY

PARK ENLARGEMENT PLAN
SEE SHEET L8 FOR COMMON AREA

ENLARGEMENT PLAN

LUCRETIA EDWARDS

SHORELINE PARK

ROSIE THE

RIVETER
MUSEUM

C STREET

B STREET

ALLEY BALLEY D

ALLEY CA STREETALLEY E

ALLEY AALLEY H ALLEY G
BCDC 100-FOOT SHORELINE BAND
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
5 FF 20.40
6 FF 20.45
7 FF 20.50
8 FF 20.55
9 FF 20.50 FF 20.45
10 FF 20.40
11 13 14 15 16
17 18 19 20
21 22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 5952 61 62 63
58 6412
65 66 68 67 69 70
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025 L1 LANDSCAPE SITE PLAN

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

C STREET

B STREET

ALLEY B
0 15 30 60
NORTH SCALE:1"=30'-0" AND DRAWING KEY MAP

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ALLEY C

ALLEY AA STREETALLEY D

D STREET
925
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L4 SITE SECTIONS
SCALE: 1”=25’
0’ 25’ 50’

EXISTING

BAY TRAIL

ELEVATION
(+14.5)

PRIVATE PROPERTY PRIVATE PROPERTY PRIVATE PROPERTY PRIVATE PROPERTY PRIVATE PROPERTY PRIVATE PROPERTY

PARKING STREET B

PRIVATE PROPERTY PRIVATE PROPERTY

PRIVATE PROPERTY PRIVATE PROPERTY PRIVATE PROPERTY PRIVATE PROPERTY COMMUNITY PARK

ALLEY A ALLEY B COMMUNITY PARK

EXISTING GRADE

EXISTING GRADE

ALLEY D ALLEY F
VARIES 55’ 23’ 55’ 55’ 55’ 55’ 55’
18’-6” 24’ 116’
47’
29’ 29’ 29’ 29’
23’ 49’-6” 23’ 23’ 47’

OPEN SPACE SIDEWALK SIDEWALK SIDEWALK SIDEWALK
6’

PROPERTY LINEPROPERTY LINE

PROPERTY LINE

SECTION A-A

SECTION B-B
926
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
02 04

RIGHT ELEVATION
048 16

REAR ELEVATION
048 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L5 FRONTAGE

ENLARGEMENT PLAN
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
13 14 15 1617 18 19 20
22 23
25 26 27 28 52 53 54 55
56 57 59 58
6412
65 66 68 67 69 70
123789
10 11
13 14
15 16
17 18
19 20
21 22
23 52
53 54
55 56
57 59
60 61
62 63
58 64
65 66
68 67
69 70
4 24 65
12 47
44 51
51 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025 L5 FRONTAGE

ENLARGEMENT PLAN

MATCHLINE SEE ABOVE RIGHT

MATCHLINE SEE BELOW LEFT
0 10 20 40
NORTH SCALE:1"=20'-0"

C STREET

ALLEY E

A STREET

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ALLEY A

ALLEY C

ALLEY G
BCDC 100-FOOT SHORELINE BAND
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
13 14 15 1617 18 19 20
22 23
25 26 27 28 52 53 54 55
56 57 59 58
6412
65 66 68 67 69 70
123789
10 11
13 14
15 16
17 18
19 20
21 22
23 52
53 54
55 56
57 59
60 61
62 63
58 64
65 66
68 67
69 70
4 24 65
12 47
44 51
51 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025 L5 FRONTAGE

ENLARGEMENT PLAN

MATCHLINE SEE ABOVE RIGHT

MATCHLINE SEE BELOW LEFT
0 10 20 40
NORTH SCALE:1"=20'-0"

C STREET

ALLEY E

A STREET

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

EXISTING ESPLANADE / BAY TRAIL

LUCRETIA EDWARDS

SHORELINE PARK

ALLEY A

ALLEY C

ALLEY G
BCDC 100-FOOT SHORELINE BAND
1 1
1 1
11 2
1 3
3 2
3 45
33 3
3 3
6 4
4 4
7 5
8 8
6 9
9 7
7 10
8 11
12 7
9 10
11 12
1 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
5 FF 20.40
6 FF 20.45
7 FF 20.50
8 FF 20.55
9 FF 20.50 FF 20.45
10 FF 20.40
11 14 15 16
18 19 20
22 23
56 57 59
52 61 62 63
58 6412
65 66 68 67 69 70
FF 17.50
FF 17.40
FF 17.60
FF 17.70
FF 17.80
FF 17.90
FF 18.00
FF 18.10
FF 18.20
FF 18.30
FF 18.40
FF 18.50
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 18.90
FF 19.00
FF 19.10
FF 19.20
FF 18.70
FF 18.80
FF 18.90
FF 19.00
FF 18.60
FF 18.55
FF 18.50
FF 18.45
FF 18.70
FF 18.60
FF 18.50
FF 18.40
FF 18.30
FF 18.00
FF 18.10
FF 18.20
FF 18.30
FF 18.40
FF 18.50
23789
10 11
14 15
16 18
19 20
22 23
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24 65
12 5551
FF 18.60 FF 19.10
55 51 FF 18.90 FF 18.40

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025 L2 FRONTAGE

ENLARGEMENT PLAN

MATCHLINE SEE ABOVE RIGHT

MATCHLINE SEE BELOW LEFT
0 10 20 40
NORTH SCALE:1"=20'-0"

C STREET

ALLEY E

A STREET

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ALLEY A

ALLEY C

ALLEY G
BCDC 100-FOOT SHORELINE BAND

BIORETENTION STORM WATER TREATMENT
BASIN
Boulders and cobble are placed within native no-mow
grass with drifts of water-tolerant sedges, grasses,
perennials and low-growing, evergreen native shrubs
and trees. A wooden boardwalk will be constructed
over the basin to provide access to Marina Way South
from units 60-70
‘REMNANT’ ROUGH CONCRETE FOUNDATION
WALLS
Alludes to site’s historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12” concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12” contrasting
colored bands

PROJECT ENTRANCE INTERSECTION
Reconfigured intersection with terra cotta colored
paving to match existing. Potential area for public art treatment.

PEDESTRIAN LIGHT
Ligman Anderson, 12’ pole-mounted light with dark sky
cut off lens, 3,000 max.

BOLLARD LIGHT
Erco Castor, 35 ½” tall, 6 ½” diameter with dark sky cut off lens, in standard dark bronze color placed within
paseos between homes

BOLLARD
Powder-coated metal bollards within 18” concrete
band at street ends

WOOD FENCING
6’-0” tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along
roadway to accent entrance
PLAZA
Concrete band around permeable pavers with benches
NOTES:
927
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L6 ENTRY ROAD

ENLARGEMENT PLAN

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025

MARINA WAY SOUTH

RICHMOND WELLNESS TRAIL

B STREET
ALLEY cA STREET
L6 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
56 57
58 59
52 53
54 55
60 61
62 63
64 WITHIN THE ALLEY
1 1
1 2
2 3
3 3
4 4
5 5
5 5
6 6
6 7
7 7
8 9
9 9
10 10
10 10
11 11
11 12
12 12
13 13
14 14
15 15
16 17
17 18
18 52 53 54 55
56 57 59 58 12
52 53
54 55
56 57
59 58

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025

MARINA WAY SOUTH

RICHMOND WELLNESS TRAIL

A STREETA STREET
L6 ENTRY ROAD
0 5 10 20

MARINA WAY SOUTH/
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN RICHMOND WELLNESS TRAIL

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70
‘REMNANT’ ROUGH CONCRETE FOUNDATION WALLS
alludes to site’s historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12” concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12” contrasting colored bands

VISITOR PARKING
On-Site: 12 total stalls, including 4 accessible spaces; Off-Site: 13 total stalls, including 2 accessible spaces

PEDESTRIAN LIGHT
Ligman Anderson, 12’ pole-mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Erco Castor, 35 ½” tall, 6 ½” diameter with dark sky cut off lens, in standard dark bronze color placed within paseos between homes

BOLLARD
Powder-coated metal bollards within 18” concrete band at street ends

WOOD FENCING
6’-0” tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance

ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS
Along fence to buffer residents

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
NOTES:
928
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L7 COMMUNITY PARK

ENLARGEMENT PLAN

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025

B STREET

ALLEY B
L7 COMMUNITY PARK
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
21 22
23 24
17 18
19 20
25 26
27 28

GORIC PLAY COMPONENTS -

STAINLESS STEEL

BIKE RACK AUSTIN BENCH, TRASH/RECYCLE BARBEQUE GRILL MULTIPLICITY TABLE 1 1
1 1
1 1
1 1 1 1
2 2
3 3
4 4
4 5
5 5
6 6
7 7
8 8
9 9
9 10
10 11
11 12
12 13
13 13
14 14
15 16 16
17 17
17 18
18 18
53 54 55
57 59 58 12
53 54
55 57
59 58

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025

MARINA WAY SOUTH

RICHMOND WELLNESS TRAIL

A STREETA STREET
L6 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN

COMMUNITY PARK - PRIVATE
With play structures, picnic tables, barbeques, benches, trash/recycle receptacles and drought-tolerant turf

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12” concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12” contrasting
colored bands

PEDESTRIAN LIGHT
Ligman Anderson, 12’ pole-mounted light with dark sky
cut off lens, 3,000 max.

BOLLARD LIGHT
Erco Castor, 35 ½” tall, 6 ½” diameter with dark sky cut off lens, in standard dark bronze color placed within
paseos between homes

BOLLARD
Powder-coated metal bollards within 18” concrete band at street ends

WOOD FENCING
6’-0” tall property line fencing and gate

ORNAMENTAL TREE WITH EVERGREEN SHRUB
BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS
Along fence to buffer residents

DROUGHT TOLERANT TURF COMMON AREA

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER

BENCH AND TRASH/RECYCLE RECEPTACLE

BIKE RACKS
NOTES:
929
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L8 COMMON AREA

ENLARGEMENT PLAN
Ligman Lighting USA reserves the right to change specications without prior notice, please contact factory for latest information. Due to the continual improvements in LED technology data and components may change without notice.

Memory Retentive -Silicon Gasket
Provided with special injection molded “fit for purpose” long life high temperature memory retentive silicon gaskets.

Maintains the gaskets exact profile and seal over years of use and compression.

Thermal management
LM6 Aluminum is used for its excellent mechanical strength and thermal dissipation properties in low and high ambient temperatures. The superior thermal heat sink design by
Ligman used in conjunction with the driver, controls thermals below critical temperature range to ensure maximum
luminous flux output, as well as providing long LED service life and ensuring less than 10% lumen depreciation at 50,000 hours.

Surge Suppression
Standard 10kv surge suppressor provided with all fixtures.

BUG Rating
Contact Factory
Finishing
All Ligman products go through an extensive finishing process that includes fettling to improve paint adherence.

Paint
UV Stabilized 4.9Mil thick powder coat paint and baked at 200 Deg C. This process ensures that Ligman products can
withstand harsh environments. Rated for use in natatoriums.

Inspired by Nature Finishes
The Inspired by nature Finishing is a unique system of
decorative powder coating. Our metal decoration process can easily transform the appearance of metal or aluminum product into a wood grain finish.

This patented technology enables the simulation of wood grain, and even marble or granite finish through the use of decorative powder coating.

The wood grain finish is so realistic that it’s almost
undistinguishable from real wood, even from a close visual inspection. The system of coating permeates the entire
thickness of the coat and as a result, the coating cannot be removed by normal rubbing, chipping, or scratching.

The Coating Process
After pre-treatment the prepared parts are powder coated with a specially formulated polyurethane powder. This powder provides protection against wear, abrasion, impact and
corrosion and acts as the relief base color for the finalized metal decoration.

The component is then wrapped with a sheet of non-porous film with the selected decoration pattern printed on it using special high temperature inks.

This printed film transfer is vacuum-sealed to the surface for a complete thermo print and then transferred into a customized oven. The oven transforms the ink into different forms within the paint layer before it becomes solid. Finally, the film is removed, and a vivid timber look on aluminum remains.

Wood grain coating can create beautiful wood-looking products of any sort. There are over 300 combinations of designs currently in use. Wood grains can be made with different colors, designs, etc.

Our powder coatings are certified for indoor and outdoor applications and are backed by a comprehensive warranty.

These coatings rise to the highest conceivable standard of performance excellence and design innovation.

Added Benefits
• Resistance to salt-acid room, accelerated aging
• Boiling water, lime and condensed water resistant
• Anti-Graffiti, Anti-Slip, Anti-Microbial, Anti-Scratch • Super durable (UV restant)
• TGIC free (non-toxic)
Hardware
Provided Hardware is Marine grade 316 Stainless steel.

Anti Seize Screw Holes
Tapped holes are infused with a special anti seize compound designed to prevent seizure of threaded connections, due to electrolysis from heat, corrosive atmospheres and moisture.

High Impact Acrylic Lens
Manufactured with Ultra High Impact, Naturally UV Stabilized Injection Molded Acrylic.

Optics & LED
Precise optic design provides exceptional light control and precise distribution of light.

LED CRI > 80
Lumen - Maintenance Life
L80 /B10 at 50,000 hours (This means that at least 90% of the LED still achieve 80% of their original flux)
Additional Options (Consult Factory For Pricing)
A20491
Root Mount Kit
EPA 1.00
Weight - 19.8 lbs

POLE NOT INCLUDED
26”

20.8”
10”

1.7”

4.0”
Shade Detail
Fixture Detail
Tenon Detail
Ø2.9”x3.5”
4000K, LED CRI >80 and life time 50,000
Hours. High pressure die-cast marine grade LM6
aluminum body that is pre-treated with a nickel
and zinc phosphate and then powder coated with a

4.9mil thick paint finish ensuring high corrosion
resistance. Marine grade 316 stainless steel
fasteners.

Durable memory retentive silicone rubber gasket
and clear high impact naturally
UV stabilized acrylic lens. Anodized high purity
aluminum reflector. This luminaire is
provided prewired with power cord to the handhole to simplify installation.

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
MAY 2025 L8 COMMON AREA
0 5 10 20
NORTH SCALE:1"=10'-0"

B STREET

ENLARGEMENT PLAN

ALLEY D ALLEY E

D STREET ALLEY F ALLEY G
29 30
31 32
48 25
26 27
28 33
34 35
36 37
38 39
40 41

COMMUNITY MAILBOXES
with drought-tolerant turf, bench, and trash/recycle
receptacles

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12” concrete gutter and rolled
curb

CROSSWALK
Stamped, colored asphalt paving within 12”
contrasting colored bands

VISITOR PARKING
On-Site: 12 total stalls, including 4 accessible spaces; Off-Site: 13 total stalls, including 2 accessible spaces

PEDESTRIAN LIGHT
Ligman Anderson, 12’ pole-mounted light with dark
sky cut off lens, 3,000 max.

BOLLARD LIGHT
Erco Castor, 35 ½” tall, 6 ½” diameter with dark sky
cut off lens, in standard dark bronze color placed
within paseos between homes

BOLLARD
Powder-coated metal bollards within 18” concrete
band at street ends

WOOD FENCING
6’-0” tall property line fencing and gate

ORNAMENTAL TREE WITH EVERGREEN SHRUB
BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS
Along fence to buffer residents

DROUGHT TOLERANT TURF COMMON AREA

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER

BENCH AND TRASH/RECYCLE RECEPTACLE
1 1
1 2
2 3
3 3
4 4
4 4
5 5
6 6
6 6
6 6
7 7
7 8
8 8
9 9 9
10 10
11 11
12 13
13 13
14 14
14 15
16 16
15 17
17 18
18 18

MAILBOXES

LIGMAN ANDERSON POLE LIGHT

ERCO CASTOR BOLLARD LUMINAIRE
52 53 54 55
56 57 59 58 12
52 53
54 55
56 57
59 58

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025

MARINA WAY SOUTH

RICHMOND WELLNESS TRAIL

ALLEY AA STREETA STREET
L6 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
NOTES:
930
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L9 REPRESENTATIVE PLANT

LIST AND PHOTOS
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

ALLEY A

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 3
4 5
5 5
4 3
11 1
1 2
6 7
10 10
12 12
13 14
15 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

ALLEY A

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 3
4 5
5 5
4 3
11 1
1 2
6 7
10 10
12 12
13 14
15 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

ALLEY A

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 3
4 5
5 5
4 3
11 1
1 2
6 7
10 10
12 12
13 14
15 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

ALLEY A

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 3
4 5
5 5
4 3
11 1
1 2
6 7
10 10
12 12
13 14
15 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

ALLEY A

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 3
4 5
5 5
4 3
11 1
1 2
6 7
10 10
12 12
13 14
15 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

ALLEY A

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 3
4 5
5 5
4 3
11 1
1 2
6 7
10 10
12 12
13 14
15 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 5
5 4
3 11
1 1
2 6
7 10
10 12
12 13
14 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 5
5 4
3 11
1 1
2 6
7 10
10 12
12 13
14 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 5
5 4
3 11
1 1
2 6
7 10
10 12
12 3
14 15
16 17
18 L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 5
5 4
3 11
1 1
2 6
7 10
10 12
12 14
15 16
17 18
L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
APRIL 21, 2023

MARINA WAY SOUTH

B STREET

B STREET

A STREETALLEY D
L3 ENTRY ROAD
0 5 10 20
NORTH SCALE:1"=10'-0" ENLARGEMENT PLAN
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructed over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 max.

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in standard dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entrance 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 5
5 4
3 11
1 1
2 6
7 10
10 12
12 14
15 16
17 18
L6 PLANT LIST AND
PHOTOS
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
56 57
58 59
52 53
54 55

MARINA WAY SOUTH

B STREET

ALLEY A

B STREET

A STREETALLEY D
11 5
NOTES:

BIORETENTION STORM WATER TREATMENT BASIN
Boulders and cobble are placed within native no-mow grass with drifts of water-tolerant sedges, grasses, perennials and low-growing, evergreen native shrubs and trees. A wooden boardwalk will be constructe over the basin to provide access to Marina Way South from units 60-70 'REMNANT' ROUGH CONCRETE FOUNDATION WALLS
alludes to site's historic past use as Kaiser Shipyards

UNIT DRIVEWAY
Concrete band around permeable pavers
ALLEY
Asphalt paving with 12" concrete gutter and rolled curb

CROSSWALK
Stamped, colored asphalt paving within 12" contrasting colored bands

VISITOR PARKING
14 total stalls, 2 ADA

PEDESTRIAN LIGHT
Selux Saturn 1 LED pole mounted light with dark sky cut off lens, 3,000 ma

BOLLARD LIGHT
Selux Notch Bollard, 42" tall, 8" diameter with dark sky cut off lens, in stand dark bronze color

BOLLARD
Powder-coated metal bollards within 18" concrete band at street ends placed within paseos between homes

WOOD FENCING
6'-0" tall property line fencing and gate

ENTRY ROAD LANDSCAPING
Flowering accent trees and shrubs placed along roadway to accent entran 1 2
3 4
5 6
7 8
9 10
11 12
13 ORNAMENTAL TREE WITH EVERGREEN SHRUB BELOW

STREET TREE

EVERGREEN GRASS OR ACCENT PLANT

COLUMNAR ACCENT SHRUB AT GARAGE DOORS

ORNAMENTAL EVERGREEN SCREEN SHRUBS ALONG FENCE TO

BUFFER RESIDENTS

ORNAMENTAL STREET TREE

EVERGREEN GROUND COVER
14 15
16 17
18 3
4 5
5 5
4 3
11 1
1 2
6 7
10 10
12 12
13 14
15 15
16 17
18 Quercus agrifolia, Coast live oak

NATIVE HILLSIDE TREE
Quercus agrifolia, Coast live oak

NATIVE HILLSIDE HYDROSEED

NATIVE HILLSIDE PLANTS
Baccharis pilularis Chapparal Broom/Coyote-Brush
Bromus carinatus/Native “Bay Area” California Brome
Eriogonum fasciculatum, California Buckwheat
Eschscholzia californica, California Poppy
Elymus glaucus/ “Bay Area” Blue Wildrye
Festuca rubra Molate, Native Red Fescue
Hordeum californicum/California Barley
Lupinus arboreus Yellow Tree Lupine
Lupinus succulentus Arroyo Lupine
Mimulus aurantiacus Sticky Monkeyflower
Quercus agrifolia, Coast Live Oak
931
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L10 EXISTING TREE PLAN
65 66
67 68
69 70
60 61
62 63
64 56
57 58
59 52
53 54
55 48
49 50
51 45
46 47
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW
JUNE 9, 2023

EXISTING TREE PLAN

EXISTING TREE TABLE
TREE # TREE SPECIES SIZE REMOVAL
T-1 Palm spp. 8' height X
T-2 Palm spp. 30' height X
T-3 Acacia spp. 8' height X
T-4 Acacia app. 20' height X
T-5 Palm spp. 10' height X
T-6 Acacia spp. 15' height X
T-7 Palm spp. 10' height X
T-8 Palm spp. 10' height X
T-9 Acacia spp. 20' height X
T-10 Palm spp. 10' height X
T-11 Palm spp. 10' height X
T-12 Cypress spp. 8' height X
T-13 Palm spp. 8' height X
T-14 Acacia spp. 20' height X
0 15 30 60
NORTH SCALE:1"=30'-0"
X
X
X
X
X
X
X X
X
X
X
X X X
T-1
T-2
T-3
T-4
T-5
T-6
T-7 T-8
T-9
T-10 T-11 T-12
T-13 T-14
T-8 Palm spp.

T-11 Palm spp. T-12 Cypress spp.

T-10 Palm spp. T-3 Acacia spp. T-4 Acacia app. T-5 Palm spp. T-6 Acacia spp. T-7 Palm spp. T-9 Acacia spp.

T-14 Acacia spp. T-13 Palm spp.

Note: All existing trees to be removed are either invasive species or poor condition. 56 57
58 59
52 53
54 55
48 49
50 51
45 46
47 23
24 27
28 31
32 35
38 39
40 41
42 43
44 MARINA POINTDESIGN REVIEW

EXISTING TREE PLAN

EXISTING TREE TABLE
TREE # TREE SPECIES SIZE
T-1 Palm spp. 8' height
T-2 Palm spp. 30' height
T-3 Acacia spp. 8' height
T-4 Acacia app. 20' height
T-5 Palm spp. 10' height
T-6 Acacia spp. 15' height
T-7 Palm spp. 10' height
T-8 Palm spp. 10' height
T-9 Acacia spp. 20' height
T-10 Palm spp. 10' height
T-11 Palm spp. 10' height
T-12 Cypress spp. 8' height
T-13 Palm spp. 8' height
T-14 Acacia spp. 20' height
X
X
X
X
X
X
X X
X
X
X
X X X
T-1
T-2
T-3
T-4
T-5
T-6
T-7 T-8
T-9
T-10 T-11 T-12
T-13 T-14
T-11 Palm spp. T-12
T-14 A
T-13 Palm spp.

Note: All existing trees to be removed are either invasive 52 53
54 55
48 49
50 51
45 46
47 27
28 31
32 35
38 39
40 41
42 43
44 MARINA POINTDESIGN REVIEW
L7 EXISTING TREE PLAN

EXISTING TREE TABLE
TREE # TREE SPECIES SIZE REMOVAL
T-1 Palm spp. 8' height X
T-2 Palm spp. 30' height X
T-3 Acacia spp. 8' height X
T-4 Acacia app. 20' height X
T-5 Palm spp. 10' height X
T-6 Acacia spp. 15' height X
T-7 Palm spp. 10' height X
T-8 Palm spp. 10' height X
T-9 Acacia spp. 20' height X
T-10 Palm spp. 10' height X
T-11 Palm spp. 10' height X
T-12 Cypress spp. 8' height X
T-13 Palm spp. 8' height X
T-14 Acacia spp. 20' height X
X
X
X
X
X
X X
X
X
X
X X X
T-2
T-3
T-4
T-5
T-6
T-7 T-8
T-9
T-10 T-11 T-12
T-13 T-14
T-11 Palm spp. T-12 Cypress spp.

T-14 Acacia spp. T-13 Palm spp.

Note: All existing trees to be removed are either invasive species or poor condition. 1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
13 14 15 16
17 18 19 20
22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 59 58
6412
65 66 68 67 69 70
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025 L9 EXISTING TREE PLAN

EXISTING TREE TABLE
TREE # TREE SPECIES SIZE REMOVAL
T-1 Palm spp. 8' height X
T-2 Palm spp. 30' height X
T-3 Acacia spp. 8' height X
T-4 Acacia app. 20' height X
T-5 Palm spp. 10' height X
T-6 Acacia spp. 15' height X
T-7 Palm spp. 10' height X
T-8 Palm spp. 10' height X
T-9 Acacia spp. 20' height X
T-10 Palm spp. 10' height X
T-11 Palm spp. 10' height X
T-12 Cypress spp. 8' height X
T-13 Palm spp. 8' height X
T-14 Acacia spp. 20' height X
0 15 30 60
NORTH SCALE:1"=30'-0"
X
X
X
X
X
X
X X
X
X
X
X X X
T-1
T-2
T-3
T-4
T-5
T-6
T-7 T-8
T-9
T-10 T-11 T-12
T-13 T-14
T-1 Palm spp. T-2 Palm spp. T-8 Palm spp.

T-11 Palm spp. T-12 Cypress spp.

T-10 Palm spp. T-3 Acacia spp. T-4 Acacia app. T-5 Palm spp. T-6 Acacia spp. T-7 Palm spp. T-9 Acacia spp.

T-14 Acacia spp. T-13 Palm spp.

Note: All existing trees to be removed are either invasive species or poor condition.

MARINA WAY SOUTH /

RICHMOND WELLNESS TRAIL

C STREET

B STREET

ALLEY B

EXISTING ESPLANADE / BAY TRAIL

SAN FRANCISCO BAY

LUCRETIA EDWARDS

SHORELINE PARK

ROSIE THE

RIVETER
MUSEUM

ALLEY D

ALLEY CA STREETALLEY E

ALLEY AALLEY F ALLEY G
BCDC 100-FOOT SHORELINE BAND
1 FF 20.50
2 FF 20.47
3 FF 20.43
4 FF 20.40
5 FF 20.40
6 FF 20.45
7 FF 20.50
8 FF 20.55
9 FF 20.50 FF 20.45
10 FF 20.40
11 13 14 15 16
17 18 19 20
21 22 23
25 26 27 28
29 30 31
33 34 35
3224
36 37 38 39 40 41 42 43 44
45 46 47
48 49 50 51
52 53 54 55
56 57 5952 61 62 63
58 6412
65 66 68 67 69 70
1 2
3 7
8 9
10 11
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 32
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
59 60
61 62
63 58
64 65
66 68
67 69
70 4 24
6 5
12 MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
FEBRUARY 27, 2025 L9 EXISTING TREE PLAN

EXISTING TREE TABLE
TREE # TREE SPECIES SIZE REMOVAL
T-1 Palm spp. 8' height X
T-2 Palm spp. 30' height X
T-3 Acacia spp. 8' height X
T-4 Acacia app. 20' height X
T-5 Palm spp. 10' height X
T-6 Acacia spp. 15' height X
T-7 Palm spp. 10' height X
T-8 Palm spp. 10' height X
T-9 Acacia spp. 20' height X
T-10 Palm spp. 10' height X
T-11 Palm spp. 10' height X
T-12 Cypress spp. 8' height X
T-13 Palm spp. 8' height X
T-14 Acacia spp. 20' height X
0 15 30 60
NORTH SCALE:1"=30'-0"
X
X
X
X
X
X
X X
X
X
X
X X X
T-1
T-2
T-3
T-4
T-5
T-6
T-7 T-8
T-9
T-10 T-11 T-12
T-13 T-14
T-1 Palm spp. T-2 Palm spp. T-8 Palm spp.

T-11 Palm spp. T-12 Cypress spp.

T-10 Palm spp. T-3 Acacia spp. T-4 Acacia app. T-5 Palm spp. T-6 Acacia spp. T-7 Palm spp. T-9 Acacia spp.

T-14 Acacia spp. T-13 Palm spp.

Note: All existing trees to be removed are either invasive species or poor condition.

T-1 PALM SPP. T-2 PALM SPP. T-3 ACACIA SPP. T-4 ACACIA APP. T-5 PALM SPP. T-6 ACACIA SPP. T-7 PALM SPP. T-8 PALM SPP. T-9 ACACIA SPP.

T-11 PALM SPP.

T-13 PALM SPP.

T-10 PALM SPP.

T-12 CYPRESS SPP.

T-12 CYPRESS SPP.
932
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"
Level 2
Level 1
9'-3/4"
varies
8'-3/4"
T.O.Plate
9'-3/4"
Level 3
+/-35'-7"
T.O.Roof
+/-29'-5"

FRONT ELEVATIONS
PLAN 2A- STYLE A

FRONT ELEVATION

LEFT ELEVATION
0 2
0 4

RIGHT ELEVATION
0 4 8 16

REAR ELEVATION
0 4 8 16

MATERIAL LEGEND

1. STUCCO

2. FIBER CEMENT LAP SIDING

3. FIBER CEMENT BOARD AND BATTEN SIDING

4. FIBER CEMENT TONGUE AND GROOVE VERTICAL SIDING

5. MASONRY VENEER

6. METAL RAILING

7. METAL GARAGE DOOR

8. LIGHT FIXTURE

9. UNIT ADDRESS

10. ENTRY DOOR

11. COMPOSITION SHINGLE ROOF

12. FIBER CEMENT TRIM

13. HIGH DENSITY FOAM TRIM

14. VINYL WINDOW

15. WOOD POST

16. CORBEL
12 5

MARINA POINT
RICHMOND, CA # 2023-0104

DESIGN REVIEW SUBMITTAL
JANUARY 2026 JUNE, 2024 L11 LIGHTING

PHOTOMETRIC PLAN

1.2 0.5

0.3 0.5

0.6 0.3

0.4 0.6

0.9 0.5

0.3 0.4

0.7 0.4

0.4 0.6

0.7 0.4

0.3 0.6

0.9 1.1

0.8 0.5

0.3 0.3

0.3 0.6

1.2 0.4

0.3 0.3

0.4 0.9

2.1 2.4

1.5 0.7

0.4 0.3

0.4 0.8

2.0 0.4

0.3 0.3

0.6 1.5

2.3 1.8

2.3 1.0

0.5 0.3

0.4 0.8

1.7 0.7

0.4 0.3

0.3 0.3

0.6 1.4

2.2 2.1

0.9 0.5

0.3 0.3

0.5 1.1

1.2 0.6

0.4 0.5

0.7 0.5

0.8 1.5

1.7 1.2

0.6 0.5

0.7 0.4

0.4 0.6

0.2 0.2

0.2 0.2

0.2 0.2

0.2 2.7

2.1 1.8

1.2 0.5

0.3 0.4

0.7 0.2

0.3 0.7

0.3 0.2

0.3 0.9

0.8 1.2

2.3 0.9

0.8 0.5

0.3 0.3

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.3

0.4 0.6

1.5 2.4

0.5 0.4

0.3 0.3

1.1 0.8

0.2 0.2

0.8 1.0

0.2 0.2

0.7 1.2

0.4 0.5

1.3 0.1

0.1 3.3

0.8 2.6

0.3 0.5

2.7 0.5

0.4 2.6

0.7 0.4

2.8 1.0 1.0 2.7 0.9 1.6 3.3 0.8 4.3 2.5 2.9 2.4 1.3 0.7 0.8 1.4 2.6

1.4 0.6

0.4 2.4

1.6 0.2

0.2 1.6

1.9 0.2

1.2 2.6

0.3 0.4

2.7 2.3

2.7 2.4 1.3 0.8 0.8 1.6 2.9 3.8 2.5 1.0 0.5 0.3 0.3 0.2 0.3 0.4 0.8 1.8 2.9 2.1

1.2 0.6

0.4 2.1

1.8 0.3

0.4 1.7

2.4 0.4

0.3 1.3

2.7 0.5

0.3 0.4

0.5 1.3 2.5 2.1 2.4 1.0 0.4

0.4 0.3

0.7 2.8

0.8 0.5

1.0 3.2

1.5 0.6

0.6 2.4

1.4 0.4

0.8 1.7

1.6 0.7 0.5 0.5 1.0 2.2 2.4 2.0 0.9 0.4 0.3 0.2 0.3 1.4 0.8 1.2 2.4 2.7 2.4 1.2 0.6 0.6 0.9 1.9 2.9

2.7 2.5

3.2 0.9

3.0 0.9

0.3 2.4

1.0 0.2

2.6 1.5

0.3 1.9

1.4 1.4 0.5 0.5 0.7 1.5 2.2 2.2

2.2 1.7

0.7 0.4

0.4 0.6

1.3 2.6

2.3 1.4 0.7 0.6 0.9 2.0 2.4

3.1 2.2

1.8 2.1

2.7 1.8

1.4 2.4

2.1 2.3

1.1 2.8

1.9 3.5

2.3 1.9

2.9 1.2 0.7 0.4 0.3 0.4 0.7 1.7 2.4 2.4 2.1 0.9 0.8 0.7 0.3 0.3 0.3 0.5 1.1 2.4 2.3

2.1 2.9

2.4 1.5

0.7 0.4

0.4 0.5

1.1 2.3

2.8 2.4

1.3 0.6

0.3 0.2

0.2 0.4

0.8 1.9

2.8 1.8

2.2 2.4

1.1 0.5

0.3 0.2

0.2 0.2

0.2 0.4

1.0 2.4

2.4 2.7

1.5 0.7

0.4 0.4

0.6 1.2

2.7 1.1 0.2 0.2 0.2 0.3 0.4 0.6 0.9 0.8 0.7 0.7 1.0 1.3 0.8 0.5 0.4 0.3 0.4 0.8 1.8 2.5

0.3 0.4

2.8 2.0

2.7 0.6

2.7 1.9

2.9 0.6

2.1 2.1

3.0 0.7

1.7 2.3

3.0 1.0

1.4 2.6

0.9 1.7

2.2 2.9

2.8 2.5 2.5 1.1 0.5 0.3 0.3 0.6

2.1 0.5 2.1 3.3 0.7 2.8 2.6 1.1 4.4

1.7 0.2

1.2 1.5

0.2 0.9

1.8 0.2

0.6 2.0

0.4 0.4

2.0 0.5

0.3 1.9

0.7 0.2

1.8 0.9

0.2 1.5

1.2 0.7

1.9 1.7

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

4.9 2.8

0.6 0.3

2.8 1.0

0.2 2.6

1.4 0.2

2.0 1.8

0.2 1.0

2.8 0.3

1.1 2.8

0.3 0.8

2.8 0.4

0.5 0.7

0.4 1.3

0.8 1.9

2.2 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 2.9

2.9 0.3

0.3 0.4

0.4 0.6

0.7 0.7

1.2 1.5

1.0 2.4

1.5 2.7

1.6 1.3

2.6 2.4

0.9 1.5

1.6 0.9

1.4 1.6

1.1 2.4

1.3 2.5

2.2 0.7

1.2 1.2

0.4 0.6

0.6 0.3

0.4 0.4

0.4 0.4

0.4 1.7

2.3 2.6

2.3 1.4

0.9 1.4

1.4 1.7

1.4 0.8

0.6 0.7

0.7 0.8

0.8 0.6

0.8 0.6

0.5 0.6

0.7 0.8

0.2 0.2

0.2 2.8 2.8

2.8 0.6

0.6 0.7

0.7 0.2

0.2 0.4

0.6 0.2

0.3 0.6

0.3 0.2

0.6 0.3

0.2 0.6

0.3 0.2

0.5 0.4

0.2 0.2

0.5 0.6

0.3 0.3

0.6 0.7

0.3 0.3

1.0 1.3

0.7 0.3

0.2 0.3

0.6 0.3

0.2 0.6

0.3 0.2

0.3 0.7

0.8 1.1

2.1 1.4

1.2 0.7

0.4 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.3

0.4 0.4

0.4 0.4

0.4 0.4

0.4 0.4

0.3 0.2

0.2 0.2

0.2 0.2

0.2 0.3

0.3 0.6

1.2 2.6

2.3 2.3

1.1 0.4

0.2 0.3

1.3 0.5

0.2 1.1

0.7 0.2

0.2 0.9

0.9 0.2

0.2 0.8

0.9 0.2

0.6 1.2

0.3 0.6

1.7 0.9

0.8 0.8

0.7 0.7

0.7 0.7

0.5 0.2

0.8 1.1

0.2 0.6

1.3 0.3

0.2 0.5

1.5 0.5

0.5 1.1

3.3 1.9

1.6 1.2

1.5 1.6

2.3 2.0

2.7 2.9

2.2 2.7

2.0 1.5

1.9 1.0

0.9 1.0

0.5 0.6

0.7 0.4

0.6 0.9

0.5 0.9

1.6 0.5

1.1 2.5

0.5 1.0

1.9 0.4

0.7 1.4

0.5 0.6

0.8 0.7

0.7 0.8

1.3 1.1

1.2 2.3

1.7 2.3

3.0 2.3

3.0 2.6

1.9 2.3

1.6 1.3

1.4 1.4

1.0 0.8

2.1 1.0

0.6 2.6

1.3 0.6

2.3 1.1

0.5 1.2

0.7 0.4

0.6 0.5

0.4 0.4

0.5 0.6

0.5 0.8

1.2 0.6

1.1 2.3

0.7 1.2

2.4 1.0

0.7 0.9

1.7 0.8

2.3 1.1

0.7 0.7

0.9 1.4

2.3 2.0

1.6 1.1

0.7 0.4

0.3 0.2

0.2 0.4

0.7 1.3

2.4 2.7

1.8 1.0

0.6 0.4

0.5 0.8

1.5 2.5

2.6 1.7

1.0 0.6

0.5 0.6

0.8 1.3

1.6 1.8

1.8 1.1

0.6 0.3

0.2 0.3

0.4 0.7

1.3 2.0

2.4 1.7

0.9 0.6

0.4 0.5

0.8 1.4

2.2 2.4

1.6 0.9

0.6 0.5

0.5 0.6

1.0 2.0

2.2 2.5

1.8 0.7

0.4 0.2

0.3 0.4

0.8 1.7

2.7 2.6

2.3 1.0

0.5 0.4

0.5 0.9

1.9 2.4

2.7 2.1

1.0 0.6

0.6 0.8

0.4 1.0

0.7 0.9

1.5 0.7

1.2 2.5

0.6 1.1

2.1 0.5

0.7 1.5

0.4 0.5

0.7 0.4

0.4 0.4

0.7 0.5

0.4 1.4

0.7 0.4

2.0 1.1

0.6 2.6

1.3 0.7

1.8 1.1

0.8 1.0

1.0 1.3

0.7 1.2

2.3 0.6

1.2 2.5

0.5 0.8

1.7 0.4

0.6 0.9

0.4 0.5

0.6 0.6

0.6 0.6

1.1 0.9

1.0 2.1

1.5 2.0

2.8 2.2

2.9 2.7

1.9 2.2

1.5 1.2

1.5 0.8

0.7 0.8

0.5 0.5

0.5 0.5

0.4 0.4

0.5 0.4

0.4 1.1

0.5 0.4

0.4 0.8

1.2 2.2

2.1 1.1

0.7 2.7

1.2 0.2

0.3 2.1

1.4 0.2

0.2 1.4

2.2 0.6

1.1 2.1

2.4 1.6

0.9 0.4

0.3 0.4

0.7 1.5

2.4 1.9

1.3 1.0

0.6 0.2

0.4 3.4

0.7 0.2

0.4 2.9

1.4 1.0

1.8 1.9

2.1 2.0

1.8 0.8

0.4 0.3

0.2 0.2

0.2 0.2

0.2 0.3

0.3 0.4

0.6 1.0

1.1 0.7

0.5 0.4

0.3 0.3

0.4 0.7

1.0 1.0

0.6 0.5

0.4 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.4 0.6

1.2 2.6

1.8 2.5

2.4 1.6

0.7 0.3

0.2 0.3

0.5 0.2

0.2 0.5

0.3 0.2

0.3 0.7

0.6 0.5

0.5 0.6

0.5 0.3

0.2 0.3

0.4 0.5

0.5 0.6

0.6 0.3

0.2 0.4

0.6 0.2

0.2 0.3

0.6 0.4

0.5 1.1

2.4 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

3.7 0.2

0.2 0.3

0.3 0.5

0.2 0.4

0.7 0.2

0.5 1.1

0.2 0.5

1.0 0.2

0.4 0.7

0.2 0.4

0.2 0.2

0.3 0.2

0.2 0.2

0.2 0.3

0.2 0.4

0.6 0.2

0.3 0.5

1.2 2.3

0.2 0.4

0.8 1.7

0.2 0.4

0.9 2.0

0.2 0.3

0.7 1.4

2.3 0.2

0.3 0.5

0.8 1.1

0.2 0.3

0.4 0.5

0.2 0.3

0.3 0.4

0.2 0.3 0.3 0.5

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1

2.5 2.5
L1 @ 12'
L1 @ 12'
L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12'
L1 @ 12' L1 @ 12' L1 @ 12'
L1 @ 12' L1 @ 12'
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3' L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L1 @ 12'
L1 @ 12'
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
Plan View
Designer

JK / LQ
Date
05/07/2025
Scale
Not to Scale
Drawing No.

Rv 06
Summary
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Garage Street TYP 0'0" (red zone) 0.7 fc 3.3 fc 0.1 fc 33.0:1 7.0:1 Park 0'0" (green zone) 0.8 fc 2.7 fc 0.2 fc 13.5:1 4.0:1 Parking 0'0" 1.2 fc 2.8 fc 0.2 fc 14.0:1 6.0:1
Site Paths 0'0" 1.3 fc 4.9 fc 0.1 fc 49.0:1 13.0:1
Site Paths East 0'0" 1.1 fc 2.9 fc 0.1 fc 29.0:1 11.0:1 Parking stalls 0.4 fc 2.5 fc 0.1 fc 25.0:1 4.0:1
Street 0'0" 0.9 fc 3.7 fc 0.1 fc 37.0:1 9.0:1
Ceiling Height: NA
Luminaire Mounting Height: As noted
Calculation Point Height: As noted
Luminaire illuminance values provided in this report, whether for normal, critical, or emergency applications, are for product application assistance only. These values were developed in collaboration with, and are subject to approval by, the design professional of record (architect/engineer/LC), and are NOT intended for construction. Because these values are approximate and based on limited application information provided to 16500, Inc. at the time of calculation, 16500, Inc. does not warrant the installed performance of the luminaire(s) will match that shown in this report. Please verify all data and conditions to assure the accuracy of the report. 16500 shall neither be responsible nor liable for design, approval, or results of emergency lighting under any circumstance.

Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Lumens Per Lamp
Light Loss
Factor Wattage
L1
33 LIGMAN UAD-20001-W30 / Anderson Post top Anderson1 Medium Post top luminaire
2COB 3000K 3335 0.85 41.8
L2
61 ERCO 35748023_V03 / Casto Bollard Castor Bollard luminaire LED 12.1W warm white
269 0.85 14
L3
69 Modern Forms WS-W9101-AL / Vessel sconce Vessel LED 3000K 892 0.85 17.2702

1.2 0.5

0.3 0.5

0.6 0.3

0.4 0.6

0.9 0.5

0.3 0.4

0.7 0.4

0.4 0.6

0.7 0.4

0.3 0.6

0.9 1.1

0.8 0.5

0.3 0.3

0.3 0.6

1.2 0.4

0.3 0.3

0.4 0.9

2.1 2.4

1.5 0.7

0.4 0.3

0.4 0.8

2.0 0.4

0.3 0.3

0.6 1.5

2.3 1.8

2.3 1.0

0.5 0.3

0.4 0.8

1.7 0.7

0.4 0.3

0.3 0.3

0.6 1.4

2.2 2.1

0.9 0.5

0.3 0.3

0.5 1.1

1.2 0.6

0.4 0.5

0.7 0.5

0.8 1.5

1.7 1.2

0.6 0.5

0.7 0.4

0.4 0.6

0.2 0.2

0.2 0.2

0.2 0.2

0.2 2.7

2.1 1.8

1.2 0.5

0.3 0.4

0.7 0.2

0.3 0.7

0.3 0.2

0.3 0.9

0.8 1.2

2.3 0.9

0.8 0.5

0.3 0.3

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.3

0.4 0.6

1.5 2.4

0.5 0.4

0.3 0.3

1.1 0.8

0.2 0.2

0.8 1.0

0.2 0.2

0.7 1.2

0.4 0.5

1.3 0.1

0.1 3.3

0.8 2.6

0.3 0.5

2.7 0.5

0.4 2.6

0.7 0.4

2.8 1.0 1.0 2.7 0.9 1.6 3.3 0.8 4.3 2.5 2.9 2.4 1.3 0.7 0.8 1.4 2.6

1.4 0.6

0.4 2.4

1.6 0.2

0.2 1.6

1.9 0.2

1.2 2.6

0.3 0.4

2.7 2.3

2.7 2.4 1.3 0.8 0.8 1.6 2.9 3.8 2.5 1.0 0.5 0.3 0.3 0.2 0.3 0.4 0.8 1.8 2.9 2.1

1.2 0.6

0.4 2.1

1.8 0.3

0.4 1.7

2.4 0.4

0.3 1.3

2.7 0.5

0.3 0.4

0.5 1.3 2.5 2.1 2.4 1.0 0.4

0.4 0.3

0.7 2.8

0.8 0.5

1.0 3.2

1.5 0.6

0.6 2.4

1.4 0.4

0.8 1.7

1.6 0.7 0.5 0.5 1.0 2.2 2.4 2.0 0.9 0.4 0.3 0.2 0.3 1.4 0.8 1.2 2.4 2.7 2.4 1.2 0.6 0.6 0.9 1.9 2.9

2.7 2.5

3.2 0.9

3.0 0.9

0.3 2.4

1.0 0.2

2.6 1.5

0.3 1.9

1.4 1.4 0.5 0.5 0.7 1.5 2.2 2.2

2.2 1.7

0.7 0.4

0.4 0.6

1.3 2.6

2.3 1.4 0.7 0.6 0.9 2.0 2.4

3.1 2.2

1.8 2.1

2.7 1.8

1.4 2.4

2.1 2.3

1.1 2.8

1.9 3.5

2.3 1.9

2.9 1.2 0.7 0.4 0.3 0.4 0.7 1.7 2.4 2.4 2.1 0.9 0.8 0.7 0.3 0.3 0.3 0.5 1.1 2.4 2.3

2.1 2.9

2.4 1.5

0.7 0.4

0.4 0.5

1.1 2.3

2.8 2.4

1.3 0.6

0.3 0.2

0.2 0.4

0.8 1.9

2.8 1.8

2.2 2.4

1.1 0.5

0.3 0.2

0.2 0.2

0.2 0.4

1.0 2.4

2.4 2.7

1.5 0.7

0.4 0.4

0.6 1.2

2.7 1.1 0.2 0.2 0.2 0.3 0.4 0.6 0.9 0.8 0.7 0.7 1.0 1.3 0.8 0.5 0.4 0.3 0.4 0.8 1.8 2.5

0.3 0.4

2.8 2.0

2.7 0.6

2.7 1.9

2.9 0.6

2.1 2.1

3.0 0.7

1.7 2.3

3.0 1.0

1.4 2.6

0.9 1.7

2.2 2.9

2.8 2.5 2.5 1.1 0.5 0.3 0.3 0.6

2.1 0.5 2.1 3.3 0.7 2.8 2.6 1.1 4.4

1.7 0.2

1.2 1.5

0.2 0.9

1.8 0.2

0.6 2.0

0.4 0.4

2.0 0.5

0.3 1.9

0.7 0.2

1.8 0.9

0.2 1.5

1.2 0.7

1.9 1.7

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

4.9 2.8

0.6 0.3

2.8 1.0

0.2 2.6

1.4 0.2

2.0 1.8

0.2 1.0

2.8 0.3

1.1 2.8

0.3 0.8

2.8 0.4

0.5 0.7

0.4 1.3

0.8 1.9

2.2 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 2.9

2.9 0.3

0.3 0.4

0.4 0.6

0.7 0.7

1.2 1.5

1.0 2.4

1.5 2.7

1.6 1.3

2.6 2.4

0.9 1.5

1.6 0.9

1.4 1.6

1.1 2.4

1.3 2.5

2.2 0.7

1.2 1.2

0.4 0.6

0.6 0.3

0.4 0.4

0.4 0.4

0.4 1.7

2.3 2.6

2.3 1.4

0.9 1.4

1.4 1.7

1.4 0.8

0.6 0.7

0.7 0.8

0.8 0.6

0.8 0.6

0.5 0.6

0.7 0.8

0.2 0.2

0.2 2.8 2.8

2.8 0.6

0.6 0.7

0.7 0.2

0.2 0.4

0.6 0.2

0.3 0.6

0.3 0.2

0.6 0.3

0.2 0.6

0.3 0.2

0.5 0.4

0.2 0.2

0.5 0.6

0.3 0.3

0.6 0.7

0.3 0.3

1.0 1.3

0.7 0.3

0.2 0.3

0.6 0.3

0.2 0.6

0.3 0.2

0.3 0.7

0.8 1.1

2.1 1.4

1.2 0.7

0.4 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.2 0.3

0.4 0.4

0.4 0.4

0.4 0.4

0.4 0.4

0.3 0.2

0.2 0.2

0.2 0.2

0.2 0.3

0.3 0.6

1.2 2.6

2.3 2.3

1.1 0.4

0.2 0.3

1.3 0.5

0.2 1.1

0.7 0.2

0.2 0.9

0.9 0.2

0.2 0.8

0.9 0.2

0.6 1.2

0.3 0.6

1.7 0.9

0.8 0.8

0.7 0.7

0.7 0.7

0.5 0.2

0.8 1.1

0.2 0.6

1.3 0.3

0.2 0.5

1.5 0.5

0.5 1.1

3.3 1.9

1.6 1.2

1.5 1.6

2.3 2.0

2.7 2.9

2.2 2.7

2.0 1.5

1.9 1.0

0.9 1.0

0.5 0.6

0.7 0.4

0.6 0.9

0.5 0.9

1.6 0.5

1.1 2.5

0.5 1.0

1.9 0.4

0.7 1.4

0.5 0.6

0.8 0.7

0.7 0.8

1.3 1.1

1.2 2.3

1.7 2.3

3.0 2.3

3.0 2.6

1.9 2.3

1.6 1.3

1.4 1.4

1.0 0.8

2.1 1.0

0.6 2.6

1.3 0.6

2.3 1.1

0.5 1.2

0.7 0.4

0.6 0.5

0.4 0.4

0.5 0.6

0.5 0.8

1.2 0.6

1.1 2.3

0.7 1.2

2.4 1.0

0.7 0.9

1.7 0.8

2.3 1.1

0.7 0.7

0.9 1.4

2.3 2.0

1.6 1.1

0.7 0.4

0.3 0.2

0.2 0.4

0.7 1.3

2.4 2.7

1.8 1.0

0.6 0.4

0.5 0.8

1.5 2.5

2.6 1.7

1.0 0.6

0.5 0.6

0.8 1.3

1.6 1.8

1.8 1.1

0.6 0.3

0.2 0.3

0.4 0.7

1.3 2.0

2.4 1.7

0.9 0.6

0.4 0.5

0.8 1.4

2.2 2.4

1.6 0.9

0.6 0.5

0.5 0.6

1.0 2.0

2.2 2.5

1.8 0.7

0.4 0.2

0.3 0.4

0.8 1.7

2.7 2.6

2.3 1.0

0.5 0.4

0.5 0.9

1.9 2.4

2.7 2.1

1.0 0.6

0.6 0.8

0.4 1.0

0.7 0.9

1.5 0.7

1.2 2.5

0.6 1.1

2.1 0.5

0.7 1.5

0.4 0.5

0.7 0.4

0.4 0.4

0.7 0.5

0.4 1.4

0.7 0.4

2.0 1.1

0.6 2.6

1.3 0.7

1.8 1.1

0.8 1.0

1.0 1.3

0.7 1.2

2.3 0.6

1.2 2.5

0.5 0.8

1.7 0.4

0.6 0.9

0.4 0.5

0.6 0.6

0.6 0.6

1.1 0.9

1.0 2.1

1.5 2.0

2.8 2.2

2.9 2.7

1.9 2.2

1.5 1.2

1.5 0.8

0.7 0.8

0.5 0.5

0.5 0.5

0.4 0.4

0.5 0.4

0.4 1.1

0.5 0.4

0.4 0.8

1.2 2.2

2.1 1.1

0.7 2.7

1.2 0.2

0.3 2.1

1.4 0.2

0.2 1.4

2.2 0.6

1.1 2.1

2.4 1.6

0.9 0.4

0.3 0.4

0.7 1.5

2.4 1.9

1.3 1.0

0.6 0.2

0.4 3.4

0.7 0.2

0.4 2.9

1.4 1.0

1.8 1.9

2.1 2.0

1.8 0.8

0.4 0.3

0.2 0.2

0.2 0.2

0.2 0.3

0.3 0.4

0.6 1.0

1.1 0.7

0.5 0.4

0.3 0.3

0.4 0.7

1.0 1.0

0.6 0.5

0.4 0.2

0.2 0.2

0.2 0.2

0.2 0.2

0.4 0.6

1.2 2.6

1.8 2.5

2.4 1.6

0.7 0.3

0.2 0.3

0.5 0.2

0.2 0.5

0.3 0.2

0.3 0.7

0.6 0.5

0.5 0.6

0.5 0.3

0.2 0.3

0.4 0.5

0.5 0.6

0.6 0.3

0.2 0.4

0.6 0.2

0.2 0.3

0.6 0.4

0.5 1.1

2.4 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

3.7 0.2

0.2 0.3

0.3 0.5

0.2 0.4

0.7 0.2

0.5 1.1

0.2 0.5

1.0 0.2

0.4 0.7

0.2 0.4

0.2 0.2

0.3 0.2

0.2 0.2

0.2 0.3

0.2 0.4

0.6 0.2

0.3 0.5

1.2 2.3

0.2 0.4

0.8 1.7

0.2 0.4

0.9 2.0

0.2 0.3

0.7 1.4

2.3 0.2

0.3 0.5

0.8 1.1

0.2 0.3

0.4 0.5

0.2 0.3

0.3 0.4

0.2 0.3 0.3 0.5

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1

2.5 2.5
L1 @ 12'
L1 @ 12'
L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12'
L1 @ 12' L1 @ 12' L1 @ 12'
L1 @ 12' L1 @ 12'
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3' L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L1 @ 12'
L1 @ 12'
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
Plan View
Designer

JK / LQ
Date
05/07/2025
Scale
Not to Scale
Drawing No.

Rv 06
Summary
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Garage Street TYP 0'0" (red zone) 0.7 fc 3.3 fc 0.1 fc 33.0:1 7.0:1 Park 0'0" (green zone) 0.8 fc 2.7 fc 0.2 fc 13.5:1 4.0:1 Parking 0'0" 1.2 fc 2.8 fc 0.2 fc 14.0:1 6.0:1
Site Paths 0'0" 1.3 fc 4.9 fc 0.1 fc 49.0:1 13.0:1
Site Paths East 0'0" 1.1 fc 2.9 fc 0.1 fc 29.0:1 11.0:1 Parking stalls 0.4 fc 2.5 fc 0.1 fc 25.0:1 4.0:1
Street 0'0" 0.9 fc 3.7 fc 0.1 fc 37.0:1 9.0:1
Ceiling Height: NA
Luminaire Mounting Height: As noted
Calculation Point Height: As noted
Luminaire illuminance values provided in this report, whether for normal, critical, or emergency applications, are for product application assistance only. These values were developed in collaboration with, and are subject to approval by, the design professional of record (architect/engineer/LC), and are NOT intended for construction. Because these values are approximate and based on limited application information provided to 16500, Inc. at the time of calculation, 16500, Inc. does not warrant the installed performance of the luminaire(s) will match that shown in this report. Please verify all data and conditions to assure the accuracy of the report. 16500 shall neither be responsible nor liable for design, approval, or results of emergency lighting under any circumstance.

Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Lumens Per Lamp
Light Loss
Factor Wattage
L1
33 LIGMAN UAD-20001-W30 / Anderson Post top Anderson1 Medium Post top luminaire
2COB 3000K 3335 0.85 41.8
L2
61 ERCO 35748023_V03 / Casto Bollard Castor Bollard luminaire LED 12.1W warm white
269 0.85 14
L3
69 Modern Forms WS-W9101-AL / Vessel sconce Vessel LED 3000K 892 0.85 17.2702

2.2 1.8

2.1 2.7

1.8 1.4

2.4 2.1

2.3 1.1

2.8 1.9

3.5 2.3

2.4 1.5

0.7 0.4

0.4 0.5

1.1 2.3

2.8 2.4

1.3 0.6

0.3 0.2

0.2 0.4

0.8 1.9

2.8 1.8

2.2 2.4

1.1 0.5

0.3 0.2

0.2 0.2

0.2 0.4

1.0 2.4

2.4 2.7

1.5 0.7

0.4 0.4

0.6 1.2

2.7 0.3

0.4 2.8

2.0 2.7

0.6 2.7

1.9 2.9

0.6 2.1

2.1 3.0

0.7 1.7

2.3 3.0

1.0 1.4

2.6 0.9

1.7 2.2

4.9 2.8

0.6 0.3

2.8 1.0

0.2 2.6

1.4 0.2

2.0 0.1

0.1 0.1

0.8 1.4

2.3 2.0

1.6 1.1

0.7 0.4

0.3 0.2

0.2 0.4

0.7 1.3

2.4 2.7

1.8 1.0

0.6 0.4

0.5 0.8

1.5 2.5

0.8 1.3

1.6 1.8

1.8 1.1

0.6 0.3

0.2 0.3

0.4 0.7

1.3 2.0

2.4 1.7

0.9 0.6

0.4 0.5

0.8 1.4

2.2 0.6

1.0 2.0

2.2 2.5

1.8 0.7

0.4 0.2

0.3 0.4

0.8 1.7

2.7 2.6

2.3 1.0

0.5 0.4

0.5 0.9

1.9 2.4

0.4 1.2

2.2 2.1

1.1 0.7

2.7 1.2

0.2 0.3

2.1 1.4

0.2 0.2

1.4 2.2

0.6 1.1

2.1 1.9

2.1 2.0

1.8 0.8

0.4 0.3

0.2 0.2

0.2 0.2

0.2 0.3

0.3 0.4

0.6 1.0

1.8 2.5

2.4 1.6

0.7 0.3

0.2 0.3

0.5 0.2

0.2 0.5

0.3 0.2

0.3 0.7

0.6 0.1

0.1 0.2

0.2 0.3

0.3 0.5

0.2 0.4

0.7 0.2

0.5 1.1

0.2 0.5

1.0 0.2

0.4 0.7

0.2 0.4

0.2 0.2

0.3 0.2

0.2 0.2

0.2 0.3

0.2 0.4

0.6 0.2

0.3 0.5

1.2 2.3

0.2 0.4

0.8 1.7

0.2 0.4

0.9 2.0

0.2 0.3

0.7 1.4

2.3 0.2

0.3 0.5

0.8 1.1

0.2 0.3

0.4 0.5

0.2 0.3

0.3 0.4

0.2 0.3 0.3 0.5

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1

2.5 2.5
@ 12'
L1 @ 12
L1 @ 12
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
8'
8'
8'
8'
8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12'
Plan View
Designer

JK / LQ
Date
05/07/2025
Scale
Not to Scale
Drawing No.

Rv 06
Summary
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Garage Street TYP 0'0" (red zone) 0.7 fc 3.3 fc 0.1 fc 33.0:1 7.0:1 Park 0'0" (green zone) 0.8 fc 2.7 fc 0.2 fc 13.5:1 4.0:1 Parking 0'0" 1.2 fc 2.8 fc 0.2 fc 14.0:1 6.0:1
Site Paths 0'0" 1.3 fc 4.9 fc 0.1 fc 49.0:1 13.0:1
Site Paths East 0'0" 1.1 fc 2.9 fc 0.1 fc 29.0:1 11.0:1 Parking stalls 0.4 fc 2.5 fc 0.1 fc 25.0:1 4.0:1
Street 0'0" 0.9 fc 3.7 fc 0.1 fc 37.0:1 9.0:1
for normal, critical, or
only. These values were
y, the design professional of
struction. Because these
mation provided to 16500,
he installed performance of
erify all data and conditions
esponsible nor liable for
ircumstance.

Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Lumens Per Lamp
Light Loss
Factor Wattage
L1
33 LIGMAN UAD-20001-W30 / Anderson Post top Anderson1 Medium Post top luminaire
2COB 3000K 3335 0.85 41.8
L2
61 ERCO 35748023_V03 / Casto Bollard Castor Bollard luminaire LED 12.1W warm white
269 0.85 14
L3
69 Modern Forms WS-W9101-AL / Vessel sconce Vessel LED 3000K 892 0.85 17.2702

2.6 2.3 1.4 0.7 0.6 0.9 2.0 2.4

3.1 2.2

1.8 2.1

2.7 1.8

1.4 2.4

2.1 2.3

1.1 2.8

1.9 3.5

2.3 1.9

2.9 2.1

2.9 2.4

1.5 0.7

0.4 0.4

0.5 1.1

2.3 2.8

2.4 1.3

0.6 0.3

0.2 0.2

0.4 0.8

1.9 2.8

1.8 2.2

2.4 1.1

0.5 0.3

0.2 0.2

0.2 0.2

0.4 1.0

2.4 2.4

2.7 1.5

0.7 0.4

0.4 0.6

1.2 2.7

1.1 0.2 0.2 0.2 0.3 0.4 0.6 0.9 0.8 0.7 0.7 1.0 1.3 0.8 0.5 0.4 0.3 0.4 0.8 1.8 2.5

0.3 0.4

2.8 2.0

2.7 0.6

2.7 1.9

2.9 0.6

2.1 2.1

3.0 0.7

1.7 2.3

3.0 1.0

1.4 2.6

0.9 1.7

2.2 2.9

4.9 2.8

0.6 0.3

2.8 1.0

0.2 2.6

1.4 0.2

2.0 1.8

0.2 0.1

0.1 0.1

0.3 0.4

0.6 0.7

1.2 1.0

2.4 1.5

2.7 1.3

2.6 0.9

1.5 0.9

1.4 1.1

2.4 1.3

2.5 0.7

1.2 0.4

0.6 0.3

0.4 0.4

0.4 1.7

0.9 1.4

0.6 0.7

0.8 0.6

0.2 0.2

0.2 2.8

0.8 2.3

1.4 2.3

2.0 1.6

1.1 0.7

0.4 0.3

0.2 0.2

0.4 0.7

1.3 2.4

2.7 1.8

1.0 0.6

0.4 0.5

0.8 1.5

2.5 2.6

1.7 0.8

1.3 1.6

1.8 1.8

1.1 0.6

0.3 0.2

0.3 0.4

0.7 1.3

2.0 2.4

1.7 0.9

0.6 0.4

0.5 0.8

1.4 2.2

2.4 1.6

0.6 1.0

2.0 2.2

2.5 1.8

0.7 0.4

0.2 0.3

0.4 0.8

1.7 2.7

2.6 2.3

1.0 0.5

0.4 0.5

0.9 1.9

2.4 2.7

2.1 0.4

1.2 2.2

2.1 1.1

0.7 2.7

1.2 0.2

0.3 2.1

1.4 0.2

0.2 1.4

2.2 0.6

1.1 2.1

2.4 1.6

1.9 2.1

2.0 1.8

0.8 0.4

0.3 0.2

0.2 0.2

0.2 0.2

0.3 0.3

0.4 0.6

1.0 1.1

0.7 1.8

2.5 2.4

1.6 0.7

0.3 0.2

0.3 0.5

0.2 0.2

0.5 0.3

0.2 0.3

0.7 0.6

0.5 0.5

0.1 0.1

0.2 0.2

0.3 0.3

0.5 0.2

0.4 0.7

0.2 0.5

1.1 0.2

0.5 1.0

0.2 0.4

0.7 0.2

0.4 0.2

0.2 0.3 0.2

0.2 0.2

0.2 0.3

0.2 0.4

0.6 0.2

0.3 0.5

1.2 2.3

0.2 0.4

0.8 1.7

0.2 0.4

0.9 2.0

0.2 0.3

0.7 1.4

2.3 0.2

0.3 0.5

0.8 1.1

0.2 0.3

0.4 0.5

0.2 0.3

0.3 0.4

0.2 0.3 0.3 0.5

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1

2.5 2.5
L1 @ 12' L1 @ 12'
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12'
L2 @ 3'
L2 @ 3'
3'
3'
3'
3'
3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L1 @ 12' L1 @ 12'
L1 @ 12'
L1 @ 12'
L1 @ 12'
Plan View
Designer

JK / LQ
Date
05/07/2025
Scale
Not to Scale
Drawing No.

Rv 06
Summary
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Garage Street TYP 0'0" (red zone) 0.7 fc 3.3 fc 0.1 fc 33.0:1 7.0:1 Park 0'0" (green zone) 0.8 fc 2.7 fc 0.2 fc 13.5:1 4.0:1 Parking 0'0" 1.2 fc 2.8 fc 0.2 fc 14.0:1 6.0:1
Site Paths 0'0" 1.3 fc 4.9 fc 0.1 fc 49.0:1 13.0:1
Site Paths East 0'0" 1.1 fc 2.9 fc 0.1 fc 29.0:1 11.0:1 Parking stalls 0.4 fc 2.5 fc 0.1 fc 25.0:1 4.0:1
Street 0'0" 0.9 fc 3.7 fc 0.1 fc 37.0:1 9.0:1
re
nal of
e
00,
e of
tions
Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Lumens Per Lamp
Light Loss
Factor Wattage
L1
33 LIGMAN UAD-20001-W30 / Anderson Post top Anderson1 Medium Post top luminaire
2COB 3000K 3335 0.85 41.8
L2
61 ERCO 35748023_V03 / Casto Bollard Castor Bollard luminaire LED 12.1W warm white
269 0.85 14
L3
69 Modern Forms WS-W9101-AL / Vessel sconce Vessel LED 3000K 892 0.85 17.2702

2.7 1.8

1.4 2.4

2.1 2.3

1.1 2.8

1.9 3.5

2.3 4.9

2.8 0.6

0.3 2.8

1.0 0.2

2.6 1.4

0.1 0.1

1.2 2.2

2.1 1.1

0.7 2.7

1.2 0.2

0.3 2.1

1.4 0.2

0.2 1.4

1.9 2.1

2.0 1.8

0.8 0.4

0.3 0.2

0.2 0.2

0.2 0.2

0.3 1.8

2.5 2.4

1.6 0.7

0.3 0.2

0.3 0.5

0.2 0.2

0.5 0.3

0.1 0.1

0.2 0.5

1.0 0.2

0.4 0.7

0.2 0.4

0.2 0.2

0.3 0.2

0.2 0.2

0.2 0.3

0.2 0.4

0.6 0.2

0.3 0.5

1.2 2.3

0.2 0.4

0.8 1.7

0.2 0.4

0.9 2.0

0.2 0.3

0.7 1.4

2.3 0.2

0.3 0.5

0.8 1.1

0.2 0.3

0.4 0.5

0.2 0.3

0.3 0.4

0.2 0.3 0.3 0.5

0.1 0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1

2.5 2.5
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L2 @ 3'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
L3 @ 8'
@ 12' L1 @ 12'
L1 @ 12'
Designer

JK / LQ
Date
05/07/2025
Scale
Not to Scale
Drawing No.

Rv 06
Summary
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Garage Street TYP 0'0" (red zone) 0.7 fc 3.3 fc 0.1 fc 33.0:1 7.0:1 Park 0'0" (green zone) 0.8 fc 2.7 fc 0.2 fc 13.5:1 4.0:1 Parking 0'0" 1.2 fc 2.8 fc 0.2 fc 14.0:1 6.0:1
Site Paths 0'0" 1.3 fc 4.9 fc 0.1 fc 49.0:1 13.0:1
Site Paths East 0'0" 1.1 fc 2.9 fc 0.1 fc 29.0:1 11.0:1 Parking stalls 0.4 fc 2.5 fc 0.1 fc 25.0:1 4.0:1
Street 0'0" 0.9 fc 3.7 fc 0.1 fc 37.0:1 9.0:1
age
8 4
702

1.2 0.5

0.3 0.5

0.6 0.3

0.4 0.6

0.9 0.5

0.3 0.4

0.7 0.4

0.4 0.6

0.7 0.4

0.3 0.6

0.9 1.1

0.8 0.5

0.3 0.3

0.3 0.6

1.2 0.4

0.3 0.3

0.4 0.9

2.1 2.4

1.5 0.7

0.4 0.3

0.4 0.8

2.0 0.4

0.3 0.3

0.6 1.5

2.3 1.8

2.3 1.0

0.5 0.3

0.4 0.8

1.7 0.7

0.4 0.3

0.3 0.3

0.6 1.4

2.2 2.1

0.9 0.5

0.3 0.3

0.5 1.1

1.2 0.6

0.4 0.5

0.7 0.5

0.8 1.5

1.7 1.2

0.6 0.5

0.7 0.4

0.4 0.6

0.2 0.2

0.2 0.2

0.2 0.2

0.2 2.7

2.1 1.8

1.2 0.5

0.3 0.4

0.7 0.2

0.3 0.7

0.3 0.2

0.3 0.9

0.8 1.2

2.3 0.9

0.8 0.5

0.3 0.3

0.2 0.2