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Mitigation Monitoring and Reporting Program 1
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos

MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation, Monitoring and Reporting Program (MMRP) has been prepared pursuant to the CEQA Guidelines, which state:
“When adopting a mitigated negative declaration, the lead agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to mitigate or avoid significant environmental effects” (§15074(d)) and;
“The Lead Agency may choose whether its program will monitor mitigation, report on mitigation, or both. “Reporting” generally consists of a written compliance review that is presented to the decision making body or authorized staff person. A report may be required at various stages during project implementation or upon completion of the mitigation measure. “Monitoring” is generally an ongoing or periodic process of project oversight.

There is often no clear distinction between monitoring and reporting and the program best suited to ensuring compliance in any given instance will usually involve elements of both.” (§15097 (c))
The table beginning on the next page list the impacts, mitigation measures, and timing of the mitigation measure (when the measure will be implemented) related to the 405 Industrial Road Life Science Project. All of the mitigation measures listed here will be implemented by the City, the Applicant, or by their appointees.

According to CEQA Guidelines section 15126.4 (a) (2), “Mitigation measures must be fully enforceable through permit conditions, agreements, or other legally-binding instruments. In the case of the adoption of a plan, policy, regulation, or other public project, mitigation measures can be incorporated into the plan, policy, regulation, or project design.” Therefore, all mitigation measures as listed in this MMRP will be adopted by the City of San Carlos City Council when the project is approved.

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Mitigation Monitoring and Reporting Program 2
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
This page intentionally left blank.

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Mitigation Monitoring and Reporting Program 3
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation

AESTHETICS
Impact AES-1: Light
egress and glare generated
by project interior electric
lights could adversely
impact surrounding
sensitive light receptors
during nighttime hours.

Mitigation Measure AES-1: Install
Interior Automated Roller Shades. The
project shall implement the automated
shade recommendations for brand, fabric
type and color, openness, and automation
contained within the project Glare Study
(LOISOS + UBBELOHDE, 2021). The
interior roller shades shall be sourced from
Ecoveil or SoHo and meet the specifications
detailed in the Glare Study. If EcoVeil
shades are selected, the project Applicant
shall select the recommended screen series
in the color silver birch, which provides the
best balance of the performance criteria for
the project. If SoHo shades are selected, the
project Applicant shall select from the
weave and color options recommended
within the Glare Study (i.e., silver, sand,
light grey, dove grey, or silver birch).

The interior roller shades shall be oriented
in the project building as follows, according
to the “Interior Roller Shade
Recommendation: Openness by
Orientation” figure included on page 24 of
the project Glare Study:
•One (1) percent openness on the western
façade on stories 3, 4, 5, and 6.
•Three (3) percent openness with seats
perpendicular to façade, one (1) percent
openness with faces or back to façade
on the eastern and southern facades on
stories 3, 4, 5, and 6.

Implementation:

The Applicant shall
be responsible for
installing roller
shades that meet the
requirements
specified in this
mitigation measure.

Timing: The City
shall ensure these
specifications are
detailed on project
plans. The City shall
also review purchase
orders for the shades
to ensure they meet
the specifications
required by this
mitigation measure.

Monitoring: The City
shall confirm the
interior shade
specifications through
purchase order.

Initials: ______
Date: ________

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4 Mitigation Monitoring and Reporting Program
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
•Three (3) percent openness on the
northern façade on stories 3, 4, 5, and 6.

The project shall install roller shades with
automated functionality that is responsive to
sky conditions and solar positions to
maximize daylight harvesting, maintain
views, and limit electric light emanating
from the building at night.

The project shall install occupancy sensors
for the building’s interior electric lights to
minimize electric light trespass during
nighttime hours.

The project Applicant may choose to
prepare and submit a revised Glare Study to
the City for City approval that specifies
alternative automated shade
recommendations for brand, fabric type and
color, openness, and automation, as long as
the revised specifications meet a resulting
light egress luminance level of no more
than 100 candelas per meter squared, the
performance standard specified in the Glare
Study prepared by LOISOS +
UBBELOHDE. The revised Glare Study
shall be prepared by a qualified Engineering
or Architecture firm with specialty and
expertise in preparing Glare Studies.

AIR QUALITY
Impact AIR-1:

Construction equipment
could generate diesel
particulate matter (DPM)
Mitigation Measure AIR-1: Utilize Tier
IV Off-road Construction Equipment. To
reduce potential, short-term adverse health
risks associated with PM2.5 emissions,
Implementation:

The Applicant shall
include this
requirement on all
Monitoring: The City
shall review all
appropriate bid,
contract, and
Initials: ______
Date: ________

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Mitigation Monitoring and Reporting Program 5
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
emissions in excess of
regulatory standards.
including emissions of diesel particulate
matter (DPM) generated during project
construction activities, the City shall require
the project Applicant and/or its designated
contractors, contractor’s representatives, or
other appropriate personnel to comply with
the following construction equipment
restrictions:
•All mobile construction equipment
greater than 50 horsepower in size shall
meet with United States Environmental
Protection Agency (U.S. EPA) and
California Air Resources Board (CARB)
Tier IV Exhaust Emission Standards.

This may be achieved via the use of
equipment with engines that have been
certified to meet U.S. EPA and CARB
Tier IV emissions standards, or through
the use of equipment that has been
retrofitted with a CARB-verified diesel
emission control strategy (e.g.,
particulate filter) capable of reducing
exhaust PM2.5 emissions to levels that
meet U.S. EPA and CARB Tier IV
emissions standards.

As an alternative to having all mobile
construction equipment greater than 50
horsepower meet with U.S. EPA and CARB
Tier IV Exhaust Emission Standards, the
Applicant may prepare and submit a refined
construction health risk assessment to the
City once additional project-specific
construction information is known (e.g.,
appropriate bid,
contract, and
engineering and site
plan (e.g., building,
grading, and
improvement plans)
documents.

Timing: During
construction
activities.
engineering and site
plan documents for
inclusion of this
requirement and verify
the construction
equipment utilized
during construction
meet the Tier IV
emission standards.

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6 Mitigation Monitoring and Reporting Program
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
specific construction equipment type,
quantity, engine tier, and runtime by phase).

The refined health risk assessment shall
demonstrate and identify any measures
necessary such that the proposed project’s
incremental carcinogenic health risk at
nearby sensitive receptor locations is below
the applicable BAAQMD threshold of 10
cancers in a million.

BIOLOGICAL RESOURCES
Impact BIO-1: The new
six-story building will
introduce new glass facades
that could result in bird
collisions that injures or
kills birds. This may result
in a cumulative loss of
birds over time and in
addition to other similar
buildings planned in San
Carlos that is a potentially
significant impact under
CEQA.

Mitigation Measure BIO-1: Bird-safe
Design. The project shall implement the
following bird-safe design
considerations:
•Use glazing or window
coatings/markings that reduce bird strike
hazard caused by transparency,
reflectance, black hole or passage effect,
etc., such as Guardian Bird1st etch glass
or similar. See recommendations by the
American Bird Conservatory at
https://abcbirds.org/,
•Minimize plants or landscaped areas
behind glass or on the rooftop,
•Minimize concentrations of plantings
adjacent to glass facades.

Implementation: By
the Applicant or its
contractor.

Timing: During the
design phase.

Monitoring: The City
shall verify during plan
check that the project
has incorporated
additional bird collision
avoidance measures to
minimize bird deaths
caused by collision
with building windows.

Initials: ______
Date: ________
Impact BIO-2: The
proposed pathway impacts
the channel and requires
permits from California
Department of Fish and
Wildlife (CDFW),
Mitigation BIO-2. Prepare Jurisdictional
Wetland Delineation. If the Applicant
decides to construct a pedestrian bridge
from the Project site to the Holly Street /
Industrial Road intersection in Caltrans
right-of-way, a jurisdictional wetland
Implementation: By
the Applicant or its
contractor.

Timing: Prior to
bridge/pathway
Monitoring: The City
shall verify that the
Applicant has obtained
the necessary approvals
for the pathway/bridge
from Caltrans and state
Initials: ______
Date: ________

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Mitigation Monitoring and Reporting Program 7
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
Regional Water Quality
Control Board (RWQCB),
and U.S. Army Corps of
Engineers (USACE). The
project may also impact the
adjacent storm channel and
mixed riparian vegetation
along the drainage due to
slope stability issues. The
project will need to comply
with the federal Clean
Water Act, state Porter-
Cologne Water Quality
Act, and Fish and Game
Code.
delineation shall be prepared. The
jurisdictional wetland delineation shall
inform the design the pathway and slope
stabilization to avoid or minimize
permanent impacts to the riparian zone and
channel. Obtain permits as required and
follow all conditions stipulated in the
permits. The permit applications will
determine the amount of impact, indicate
the erosion control measures that will be
used, and show how riparian vegetation will
be protected/restored. If compensatory
mitigation is required it may entail an
offsite location or could include further
restoration of riparian habitat along the
channel. Since this is in the Caltrans right-
of-way, the permits and any necessary
mitigation will also involve Caltrans.
construction and site
grading.
and federal resource
agencies, as
appropriate.

Impact BIO-3. The project
may require the removal of
trees that are subject to the
City’s Interim Protected
Tree Ordinance. The
project may also result in
damage to trees along the
drainage within the
Caltrans right of way.

Mitigation BIO-3. Protection of Trees.

The project proponent shall obtain a permit
to remove any tree(s) protected under the
City’s Interim Protected Tree Ordinance, as
determined by an arborist, and shall also
prepare a tree protection plan that includes a
map of the tree protection zone and is
included in the construction drawings and
bid package. Removed trees will be
replaced in accordance with the ordinance
at the discretion of the Community
Development Director. If any removed trees
are within the jurisdiction of California
Department of Fish and Wildlife (CDFW),
and CDFW issues a Lake and Streambed
Agreement for the project, the tree
Implementation: By
the Applicant or its
contractor.

Timing: Prior to tree
trimming or removal.

Monitoring: Certified
Arborist Report, tree
protection plan, review
by the Community
Development Director.

Initials: ______
Date: ________

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8 Mitigation Monitoring and Reporting Program
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
replacement ratios shall comply with
CDFW requirements.

CULTURAL RESOURCES
Impact CUL-1: Project
construction personnel may
not recognize buried
archaeological resources
during project demolition
and construction.

Mitigation Measure CUL-1: Conduct
Archaeological Sensitivity Training. In
anticipation of discovery of unknown
archaeological resources during
construction, Archaeological Sensitivity
Training shall be carried out by a qualified
archaeologist for all personnel who will
engage in ground disturbing activities on
the site. The training shall be conducted at
the start of construction and prior to ground
disturbance.

The training shall include suitable
photographic materials showing the kinds
of artifacts and evidence of prehistoric
archaeological sites likely to be found in the
area, as well as written and verbal
descriptions for archaeological resources
and signs of potential archaeological
discovery. The training will also include
written materials describing what to do in
the event of a discovery, or suspected
discovery of archaeological resource. This
language will include Mitigation Measures
CUL-2 and CUL-3.

Implementation:

The Applicant shall
include these
measures on all
appropriate bid,
contract, and
engineering and site
plan (e.g., building,
grading, and
improvement plans)
documents. The
Applicant and/or its
contractor(s) shall
implement this
measure prior to
ground disturbance
on the site.

Timing: Prior to
project ground
disturbance.

Monitoring: The City
shall review all
appropriate bid,
contract, and
engineering and site
plan documents for
inclusion of cultural
resource mitigation.

The City shall ensure
that archaeological
training has been
conducted for all
personnel engaged in
ground moving
activities, prior to
ground disturbance on
the site.

Initials: ______
Date: ________
Impact CUL-2: Project
construction may unearth
or disturb previously
unidentified buried
archaeological resources
Mitigation Measure CUL-2: Protection of
Archaeological Resources. In the event
archaeological resources are unearthed
during ground-disturbing activities, all
ground-disturbing activities within 100 feet
of the find shall be halted so that the find
Implementation:

The Applicant shall
include these
measures on all
appropriate bid,
contract, and
Monitoring: The City
shall review all
appropriate bid,
contract, and
engineering and site
plan documents for
Initials: ______
Date: ________

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Mitigation Monitoring and Reporting Program 9
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
during project demolition
and construction.
can be evaluated. Ground moving activities
shall not be allowed to continue until a
qualified archaeologist has examined the
newly discovered artifact(s) and has
evaluated the area of the find.

All archaeological resources unearthed by
project construction activities shall be
evaluated by a qualified professional
archaeologist, who meets the U.S. Secretary
of the Interior’s Professional Qualifications
and Standards.

All Native American artifacts (tribal finds)
shall be considered as a significant Tribal
Cultural Resource, pursuant to PRC 21074
until the lead agency has enough evidence
to make a determination of significance.

The City shall coordinate with the
archaeologist to develop an appropriate
treatment plan for the resources. The plan
may include implementation of
archaeological data recovery excavations to
address treatment of the resource along with
subsequent laboratory processing and
analysis. If appropriate, the archaeologist
may introduce archaeological monitoring on
all or part of the site. An archaeological
report will be written detailing all
archaeological finds and submitted to the
City and the Northwest Information Center.
engineering and site
plan (e.g., building,
grading, and
improvement plans)
documents. The
Applicant and/or its
contractor(s) shall
implement this
measure in the event
cultural resources are
discovered.

Timing: During all
earth disturbing
phases of Project
construction.
inclusion of cultural
resource mitigation. An
archaeological report, if
appropriate, will be
written detailing all
archaeological finds
and submitted to the
City and the Northwest
Information Center.

Impact CUL-3: Project
construction, particularly
excavation of the
underground parking
Mitigation Measure CUL-3: Protection of
Human Remains. If human remains are
unearthed during ground-disturbing
activities, Section 7050.5(b) of the
Implementation:

The Applicant shall
include these
measures on all
Monitoring: The City
shall review all
appropriate bid,
contract, and
Initials: ______
Date: ________

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10 Mitigation Monitoring and Reporting Program
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
garage, may disturb human
remains during project
demolition and
construction.

California Health and Safety code will be
implemented. Section 7050.5(b) states:

In the event of discovery or recognition
of any human remains in any location
other than a dedicated cemetery, there
shall be no further excavation or
disturbance of the site or any nearby
area reasonably suspected to overlie
adjacent remains until the coroner of
the county in which the human remains
are discovered has determined, in
accordance with Chapter 10
(commencing with Section 27460) of
Part 3 of Division 2 of Title 3 of the
Government Code, that the remains are
not subject to the provisions of Section
27492 of the Government Code or any
other related provisions of law
concerning investigation of the
circumstances, manner and cause of
death, and the recommendations
concerning treatment and disposition of
the human remains have been made to
the person responsible for the
excavation, or to his or her authorized
representative, in the manner provided
in Section 5097.98 of the Public
Resources Code.

The County Coroner, upon recognizing the
remains as being of Native American
origin, is responsible to contact the NAHC
within 24 hours. The Commission has
various powers and duties, including the
appointment of a Most Likely Descendant
appropriate bid,
contract, and
engineering and site
plan (e.g., building,
grading, and
improvement plans)
documents. The
Applicant and/or its
contractor(s) shall
implement this
measure in the event
human remains are
discovered.

Timing: During all
earth moving phases
of project
construction.
engineering and site
plan documents for
inclusion of cultural
resource mitigation.

The County Coroner
will detail the findings
in a coroner’s report.

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Mitigation Monitoring and Reporting Program 11
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
(MLD) to the Project. The MLD, or in lieu
of the MLD, the NAHC, has the
responsibility to provide guidance as to the
ultimate disposition of any Native
American remains.

GEOLOGY AND SOILS
Impact GEO-1: Project
demolition and
construction could unearth
paleontological resources,
including fossils.

Mitigation Measure GEO-1: Protection
of Paleontological Resources. If
paleontological resources are discovered
during construction, ground-disturbing
activities shall halt immediately until a
qualified paleontologist can assess the
significance of the discovery. Depending on
determinations made by the paleontologist,
work may either be allowed to continue
once the discovery has been recorded, or if
recommended by the paleontologist,
recovery of the resource may be required, in
which ground-disturbing activity within the
area of the find will be temporarily halted
until the resource is recovered. If treatment
and salvage is required, recommendations
shall be consistent with Society of
Vertebrate Paleontology guidelines and
current professional standards.

Implementation:

The Applicant shall
include these
measures on all
appropriate bid,
contract, and
engineering and site
plan (e.g., building,
grading, and
improvement plans)
documents. The
Applicant and/or its
contractor(s) shall
implement this
measure in the event
any paleontological
resources are
discovered.

Monitoring: The City
shall review all
appropriate bid,
contract, and
engineering and site
plan documents for
inclusion of
paleontological
mitigation. If
paleontological
resources are
uncovered, a report
shall be prepared by the
qualified paleontologist
describing the find and
its deposition.

Initials: ______
Date: ________

TRANSPORTATION
Impact TRANS-1:

Vehicle trips and vehicle
miles traveled (VMT)
generated by operation of
the project could be
inconsistent with City
Municipal Code Chapter
Mitigation Measure TRANS-1:

Additional TDM Plan Requirements. A
Transportation Demand Management
(TDM) Plan shall be prepared and
implemented that includes, at a minimum,
the following elements:

Implementation:

The Applicant and/or
its Transportation
Coordinator shall be
responsible for the
implementation of
the TDM Plan. An
Monitoring: As
specified in City of San
Carlos Municipal Code
Section 18.25.080.

Initials: ______
Date: ________

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12 Mitigation Monitoring and Reporting Program
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation

18.25 and the City’s VMT
policy if not properly
tracked and enforced.

1. The project Applicant will designate an
on-site Transportation Coordinator that
will be responsible for implementation
of the TDM Plan, including providing
relevant TDM trip reduction and
program information to all employees
on site, and arranging for independent
annual monitoring and employee
surveys.

2. The project Applicant and the Project’s
Transportation Coordinator will be
responsible for ensuring that the TDM
Plan is implemented each year and an
annual monitoring report is submitted to
the City of San Carlos.

3. The TDM Plan monitoring will be
prepared by an independent consultant
per City of San Carlos Municipal Code
Section 18.25.080. Regular monitoring
will be necessary to ensure that the
implemented TDM measures are
effective and achieve the 20-percent trip
reduction requirement.

4. Consistent with common traffic
engineering data collection practices,
traffic conditions will be monitored
annually by means of a.m. and p.m.
commute hour driveway counts at each
project access point. The counts will
include daily and peak hour traffic
counts conducted between 7:00 a.m. and
9:00 a.m. and between 4:00 p.m. and
6:00 p.m. on three non-consecutive days
per year on typical weekdays (Tuesday,
independent
consultant shall
conduct the
monitoring for the
TDM Plan.

Timing: During
project operation.

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Mitigation Monitoring and Reporting Program 13
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
Wednesday, or Thursday) during the fall
when school is in session. Mechanical
tube counts or video counts may be
used. The peak 60-minute period will be
calculated for both the a.m. and p.m.
peak period.

5. An annual employee survey will be
conducted by an independent consultant
to determine employee transportation
mode choice (e.g., drive alone, carpool,
bus, Caltrain, etc.). This annual
commuter survey should be formatted as
a general survey including non-
transportation questions (e.g.,
satisfaction with property management,
activities, etc.) to increase the response
rate.

6. The site Transportation Coordinator will
work with an independent consultant to
obtain traffic count data, implement the
annual employee commuter surveys and
document all findings in a TDM
monitoring report. The annual
monitoring report will be submitted to
the City of San Carlos by the
Transportation Coordinator. The TDM
Plan monitoring data will be reviewed
by the City to assess whether the goal of
a 20-percent trip reduction is being met.

This will be assessed by comparing the
driveway counts to the trip targets of
this TDM plan report.

7. If the City of San Carlos determines that
the 20-percent trip reduction goal is not

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14 Mitigation Monitoring and Reporting Program
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation
being achieved, additional TDM
measures may be implemented.

Modifications to the TDM Plan may
include additional programs or
substitute activities for achieving
vehicle trip reductions. The annual
TDM monitoring report will describe
any planned modifications to the TDM
program such that the 20-percent trip
reduction is maintained or achieved by
the following monitoring cycle.

8. If the 20-perent trip reduction goal is not
met based on a five-year review of
TDM monitoring reports, the City may
require more stringent TDM measures
be implemented along with a six-month
monitoring schedule. If the 20-percent
trip reduction goal is not achieved by
year six, then the City may initiate a
review of the building occupancy
permit, condition use permit, or enact
other measures (including fines) aimed
at achieving a minimum of 20-percent
trip reduction.

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Mitigation Monitoring and Reporting Program 15
405 Industrial Road Life Science Project September 19, 2022 City of San Carlos
Impact Mitigation Measure Implementation
and Timing
Monitoring
Responsibility
Verified
Implementation

TRIBAL CULTURAL RESOURCES
See Mitigation Measure CUL-1. Implementation:

See Mitigation
Measure CUL-1.

Timing: See
Mitigation Measure
CUL-1.

Monitoring: See
Mitigation Measure
CUL-1.

Initials: ______
Date: ________
Impact TRIB-1: Project
construction could disturb
or damage unknown tribal
cultural resources resulting
in an adverse change in the
significance of the tribal
resource. See Mitigation Measure CUL-2. Implementation:

See Mitigation
Measure CUL-2.

Timing: See
Mitigation Measure
CUL-2.

Monitoring: See
Mitigation Measure
CUL-2.

Initials: ______
Date: ________

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ORDINANCE NO. ___

AN ORDINANCE OF THE CITY OF SAN CARLOS APPROVING THE
405 INDUSTRIAL ROAD PROJECT PLANNED DEVELOPMENT PLAN AND RELATED

ZONING MAP AMENDMENT TO REZONE THE PROJECT SITE FROM LANDMARK COMMERCIAL (LC) TO PLANNED DEVELOPMENT (PD) AT 405 INDUSTRIAL ROAD (APN 046-051-080).

RECITALS
WHERAS, pursuant to Title 18 of the City of San Carlos Municipal Code (the “Zoning Code”), RMW Architecture Interiors, Inc on behalf of MENLO BCSP 405 JV LLC filed an application for approval of a Planned Development Plan and accompanying Zoning Map Amendment for the development of the 405 Industrial Road Project (APN 046-051-080); WHEREAS, by Resolution PC2022-09, adopted on September 19, 2022, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in the Mitigated Negative Declaration; and
WHEREAS, at a duly noticed public hearing held on September 19, 2022, the Planning Commission approved the Design Review Permit, Transportation Demand Management Plan and Grading and Dirt Haul Certificate; and
WHEREAS, by Resolution PC2022-10, adopted on September 19, 2022, the Planning Commission recommends the City Council approve the Zoning Map Amendment as set forth in Exhibit A to this Resolution and adopt the Planned Development (PD) Plan as set forth in Exhibit B to this Resolution; and
WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing on November 14, 2022 to consider the Mitigated Negative Declaration, Mitigation Monitoring and Reporting Plan, the proposed Planned Development Plan and the proposed Zoning Map Amendment; and
WHEREAS, by Resolution 2022-__, adopted on November 14, 2022, the City Council adopted the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in the Mitigated Negative Declaration.

NOW, THEREFORE BE IT RESOLVED by the City Council of the City of San Carlos as follows:

SECTION 1: The Zoning Map Amendment of San Carlos is hereby amended from Landmark Commercial (LC) District to Planned Development (PD) District (Exhibit A), by the adoption of a Planned Development Plan for the construction of a six-story Research and Development building with a total of 292,612 square feet above grade at a height of 86’-10” to the roof parapet and 99’-10” to the top of roof equipment/mechanical screen with parking provided within the building structure and below grade, access to the site via Industrial Road driveway and

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landscaping improvements on the 2.41 acre site located at 405 Industrial Road (APN 046-051- 080) as show on the plans prepared by RMW Architecture Interiors, Inc date August 8, 2022 (Exhibit B).

SECTION 2: That the City Council hereby adopts the Plan of Development filed as “405 Industrial Road Project” attached hereto as Exhibit B. This plan indicates the location of the proposed building, the size of the building, the parking to be provided and areas to be landscaped.

Standards of Development are as follows:

1. The land use regulations for the PD zone shall be those uses allowed in the Landmark Commercial (LC) Zoning District. Research and Development Use shall be considered a Permitted Use.

2. Life Science/Research and Development tenants shall be limited to Bio Safety Level 1 and 2. Businesses categorized as Bio Safety Level 3 and 4 are prohibited.

3. The building shall be situated on the property in accordance with the Plan of Development (attached hereto as Exhibit B) prepared by RMW Architecture Interiors, Inc dated August 8, 2022. This plan indicates the location of the building, the size of the building, the parking to be provided and areas to be landscaped.

4. Floor area and height of the building shall be provided in substantial compliance with the Plan of Development. The project shall comply with the current zoning standards of the Landmark Commercial Zoning District (LC) in effect except as follows:
i. The maximum building height is limited to 86’-10” to the top of the roof parapet and 99’-10” to the top of the roof equipment/mechanical screen. ii. The total allowed floor area for the site including the above grade parking is 292,612 square feet resulting in an FAR of 2.79.
iii. On-site landscaping shall be a minimum of 8% of the site area.

5. The project shall be constructed in accordance with all requirements of the Mitigated Negative Declaration, Mitigation Monitoring & Reporting Plan, Design Review Certificate, Transportation Demand Management Plan and Grading and Dirt Haul Certificate.

SECTION 4: Severability. The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.

SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
****

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I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 14th day of November, 2022 and passed and adopted as an Ordinance of the City of San Carlos at a regular meeting thereof held on the _____ day of _________, 2022 by the following vote:

AYES, COUNCILMEMBERS: __________________________________________________ NOES, COUNCILMEMBERS: _________________________________________________ ABSENT, COUNCILMEMBERS: _______________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:

____________________________
MAYOR of the City of San Carlos
Exhibits:

A. Zoning Map
B. Planned Development Plan
C. Findings

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EXHIBIT A

SAN CARLOS ZONING MAP
405 Industrial (APN 046-051-080) zoned Planned Development (PD) PD

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EXHIBIT B
PL

ANNED DEVELOPMENT PLAN
405 INDUSTRIAL ROAD

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DN
UP
DN UP
DNUP
0' 5' 10' 20' 50'

SIDE WALK
TRUE

THE PROJECT IS IN PURSUIT OF OBTAINING SUPPORT AND

APPROVAL WITH CALTRANS TO PROVIDE A PEDESTRIAN AND
BICYCLE PATH WITHIN THE CALTRANS’S PROPERTY TO CONNECT

TO HOLLY STREET AND INDUSTRIAL WAY PEDESTRIAN CORNER

IN-N-OUT PROPERTY
405 INDUSTRIAL PROPERTY

INDUSTRIAL ROAD

HOLLY STREET

BUILDING OUTLINE ABOVE

PROPERTY LINE
0'-0" SET BACK

PROPERTY LINE
0'-0" SET BACK

PROPERTY LINE
0'-0" SET BACK
FWY 101 RAMP
PROPOSED MONUMENT SIGN LOCATION.

PER CITY OF SAN CARLOS SIGN ORDINANCE 18.22.080.C, SIGN REQUIREMENTS:

1. MAX. SIGN HEIGHT IS 8'-0" ABOVE FINISHED GRADE, BUT NOT HIGHER THAN 1.5 X BASE LENGTH.

2. SIGNATURE SQUARE FOOTAGE FOR EACH FACE TO BE INCLUDED AS PART OF ALLOWABLE SIGN AREA FOR THE PROJECT.

3. RFER TO MONUMENT SIGN DETAIL ON SHEET A3.3.1 EXTERIOR ELEVATIONS FOR ADDITIONAL INFORMATION. ________
A3.1.1
1 ________
A3.1.2
2 ________
A3.1.1
2 __________2
A1.2.1.
6' CLR MIN. PER CITY OF SAN CARLOS SIGN ORDINANCE, 18.22.080.C .
6' - 0"
DN ± 15%DN ± 8% UP± 8%UP± 15%OPEN TO BELOW
2 CU/YD

COMPOST BIN
3 CU/YD

RECYCLE BIN
3 CU/YD

GARBAGE BIN

EQUIPMENT
YARD
12' - 0"
12' CLR. MIN. FROM PUBLIC PER CITY OF SAN CARLOS SIGN ORDINANCE, 18.22.080.C

PROPOSED BRIDGE

STORM DRAINAGE ZONE

LIMIT OF WORK
4 X 12 SOLID PLANKS - TYP.
18" DIAMETER X 25' LONG DRILLED

CONCRETE PIER
18" DIAMETER X 25' LONG DRILLED

CONCRETE PIER
18" DIAMETER X 30' LONG DRILLED

CONCRETE PIER
6 3/4" X 19'-6" GLB AT EDGE TYP.
18" DIAMETER X 30' LONG DRILLED

CONCRETE PIER
6'-3/4" X 19-1/2" GLB W/ SIMPSON
BUCKET OVER TOP OF PIERS, TYP.

RAILING: USE 4X4 CONT TOP RAIL
OVER 4X4 POSTS AT 4'-0" O.C. W/ 4 3/4"
DIAM. X 10 LAG BOLT TO EDGE BEAM,

WITH CHAIN LINK MESH

ALL WOOD PRESERVATIVE

TREATED DRILLED PIERS
ASSUME 400 LB/CU YD
REINFORED, 3,000 PSI CONRETE
CALTRANS LANDSCAPE AREA: 732 SF

PROPOSED LANDSCAPE UPGRADES

REFER TO LANDSCAPE DRAWINGS FOR

PLANTING INFORMATION

EXISTING UTILITY BOXES TO

RECEIVE NEW PAINT FINISH

EXISTING TREE TO REMAIN

CITY OF SA
N CAR
LOS PR
OPER
TY
CAL

TRANS PR
OPE
RTY
CITY OF SAN CARLOS LANDSCAPE AREA: 1714 SF

PROPETY LINE

SET BACK LINE
405 INDUSTRIAL ROAD PARKING SF

OFFICE/LAB SF

W/O ABOVE

GRADE PARKING

CITY SF W/

ABOVE GRADE

PARKING
LEVEL P-2 UNDERGROUND PARKING 54,136 00
LEVEL P-1 UNDERGROUND PARKING 54,136 0 0
LEVEL 1 - @ GRADE PARKING 39,595 8260 47,855
LEVEL 2- PARKING STRUCTURE 46,311 1116 47,428
LEVEL 3 - OFFICE/LAB 51,508 51,508
LEVEL 4 - OFFICE/LAB 50,527 50,527
LEVEL 5 - OFFICE/LAB 50,527 50,527
LEVEL 6 - OFFICE/LAB 44,770 44,770
TOTAL SF 194,178 206,708 292,615
FAR 1.97 2.79
plot date :8/8/2022 5:38:25 PM SCALE: As indicated
G1.0.0.

TITLE SHEET
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
VICINITY MAP:

PROJECT SITE DATA:

KEYNOTES:

PLANNING PACKAGE FOR:
405 INDUSTRIAL ROAD
CODE EDITION:

SITE ADDRESS: 405 INDUSTRIAL RD
SAN CARLOS, CA 94070
ZONING/SITE INFORMATION:

CURRENT ZONING: LC: LANDMARK COMMERCIAL W/ GATEWAY OVERLAY PARCEL NUMBERS: 046-051-080
OCCUPANCY: B, S2
CONSTRUCTION TYPE: TYPE I-B

FULLY SPRINKLERED
AREA CALCULATIONS:

TOTAL SITE AREA: 105,050 SF (±2.412 ACRES)
SITE COVERAGE: 54,607 SF (±52%)
BUILDING FLOOR AREA: 292,615 SF
BUILDING OFICE/LAB AREA: 206,708 SF
ALLOWABLE FAR: 2.00
PROPOSED FAR: 2.79
PROPOSED FAR (EXCLUDE GARAGE SF): 1.97
MAXIMUM HEIGHT ALLOWED: 50'-0"
PROPOSED STORIES: 6 STORIES: 4 STORIES OF OFFICE/LAB ABOVE 2 STORIES OF ABOVE GRADE PARKING AND 2 STORIES

OF BELOW GRADE PARKING
PROPOSED HEIGHT: 83'-10" TO TOP OF ROOF
SET BACKS:

FRONT: 10'-0" REAR: 0'-0" INTERIOR SIDE: 0'-0" STREET SIDE: 10'-0" LANDSCAPE INFORMATION:

TOTAL: 10,352 SF

LOCATION OF PROJECT

1. 2019 CALIFORNIA BUILDING STANDARDS CODE (TITLE 24), EFFECTIVE JANUARY 1, 2020:
• PART 1 - CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE. • PART 2 - CALIFORNIA BUILDING CODE
• PART 3 - CALIFORNIA ELECTRICAL CODE
• PART 4 - CALIFORNIA MECHANICAL CODE
• PART 5 - CALIFORNIA PLUMBING CODE
• PART 6 - CALIFORNIA ENERGY CODE
• PART 8 - CALIFORNIA HISTORICAL BUILDING CODE
• PART 9 - CALIFORNIA FIRE CODE
• PART 11 - CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGreen) • PART 12 - CALIFORNIA REFERENCE STANDARDS CODE
• 2010 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODE, CALIFORNIA CODE OF REGULATIONS, TITLE 8. • STANDARD SPECIFICATIONS AND DETAILS AND OTHER APPLICABLE REGULATIONS ISSUED BY AGENCIES HAVING JURISDICION OVER THE PROJECT.
• THE WORK SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CODES AND REGULATIONS LISTED ABOVE, INCLUDING SUPPLEMENTS AND AMENDMENTS TO THEM IN AFFECT AT THE LOCATION OF THE PROJECT. # KEYNOTE DESCRIPTION
1 INDICATES PROPERTY LINE
2 TRASH AND RECYCLING ROOM
3 TRANSFORMER
4 FIRE TRUCK TURNING RADIUS
SHEET INDEX:
1" = 20'-0" 2SITE PLAN
SITE PLAN LEGEND:

R ISSUED FOR REFERENCE ONLY

X ISSUED AS PART OF THIS SET
ISSUE LOG KEY:

SHEET# SHEET NAME
ISSUE FOR PLANNING RESUBMITTAL #2
ISSUE FOR PLANNING RESUBMITTAL #3

ISSUE FOR PLANNING FINAL SUBMITTAL

GENERAL
G1.0.0. TITLE SHEET X X X
G1.0.1. DATA SHEET X X
G1.1.0. AREA CALCULATIONS - FAR X X
G2.0.0. CONTEXT PHOTOS
G2.0.1. CONTEXT MODEL OVERLAY X X
G2.0.2. KEY MAP X
G2.0.3. STREET VIEW X X
G2.0.4. STREET VIEW X
G2.0.5. STREET VIEW X
G2.0.6. STREET VIEW X
G2.0.7. STREET VIEW X
G2.0.8. STREET VIEW X
G2.0.9. STREET VIEW X
G2.1.0. GRAPHIC SITE PLAN X
G3.0.0. PRECEDENTS
G3.0.1. GLASS AT SOUTHEAST CORNER X X
G3.0.2. SAMPLE BOARD
G3.1.0. RENDERINGS X X X
G3.2.0. RENDERINGS X X
G3.3.0. RENDERINGS X X
G3.4.0. RENDERINGS X X X
G3.5.0. RENDERINGS X X
22 ARCHITECTURAL
A1.0.0. FIRE ACCESS PLAN
A1.1.1. TRUCK OFFHAUL ROUTE
A1.2.1. PEDESTRIAN PATHWAY X X
A2.0.0. LEVEL P-2 BASEMENT PLAN X X
A2.1.0. LEVEL P-1 BASEMENT PLAN X X
A2.2.0. LEVEL P1 PLAN X X
A2.3.0. LEVEL P2 PLAN X X
A2.4.0. LEVEL 3 PLAN X
A2.5.0. LEVEL 4 PLAN (5TH LEVEL SIM) X
A2.6.0. LEVEL 6 PLAN X X X
A2.7.0. ROOF PLAN X X
A3.1.1. EXTERIOR ELEVATIONS X X
A3.1.2. EXTERIOR ELEVATIONS X X
A4.1.1. BUILDING SECTIONS
A8.1.0. EXTERIOR WALL DETAILS
A9.2.1 PHOTOMETRIC PLAN X
16 CIVIL
C1.0 TITLE SHEET & GENERAL NOTES
C2.0 GENERAL NOTES
C3.0 EXISTING CONDITIONS
C4.0 DEMOLITION PLAN
C5.0 SITE PLAN X X
C6.0 GRADING PLAN X X
C7.0 UTILITY PLAN X X X
C8.0 STORMWATER MANAGEMENT PLAN X
C9.0 FIRE TRUCK TURNING
C10.0 DETAILS
C11.0 EROSION CONTROL PLAN
C12.0 EROSION CONTROL DETAILS
C13.0 PEDESTRIAN BRIDGE PLAN
C14.0 BEST MANAGEMENT PRACTICES
C15.0 CROSS SECTIONS X
15 LANDSCAPE
L1.1 LAYOUT PLAN - GROUND LEVEL X X
L1.2 LAYOUT PLAN - LEVEL 6
L2.1 CONSTRUCTION PLAN - GROUND LEVEL
L3.1 CONSTRUCTION DETAILS X X
L3.2 CONSTRUCTION DETAILS
L4.1 IRRIGATION SCHEDULE AND NOTES X X
L4.2 IRRIGATION PLAN - GROUND LEVEL
L4.3 IRRIGATION PLAN - LEVEL 6
L4.4 IRRIGATION DETAILS X
L5.1 PLANTING SCHEDULE AND NOTES
L5.2 PLANTING PLAN - GROUND LEVEL
11 SHEET TOTAL: 64
PLANNING NO. PLN2021-0098
DATE
02/20/2022
04/15/2022
08/08/2022

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LAB USE

OFFICE USE
60%
40%
124,025 SF
82,683 SF
1/800 SF
1/300 SF
155
276
ACCESSABLE STALLS: 9

REQUIRED

PARKING SPACES

PARKING PER
CODE
AREA SFAREA TYPE %AREA TYPE
171
303

PROVIDED

PARKING SPACES

PARKING DATA BASED ON AREA TYPE
431 474
PARKING - MOTORCYCLE: 15
plot date :8/8/2022 1:28:41 PM
SCALE: 1/4" = 1'-0"
G1.0.1.

DATA SHEET
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
PARKING DATA:

PARKING DATA:

PARKING REQUIRED
LABORATORY (1 PER 800 SF): 124,025 SF (60% OCCUPIED GROSS) 155 SPACES OFFICE (1 PER 300 SF): 82,683 SF (40% OCCUPIED GROSS) 276 SPACES TOTAL PARKING SPACES REQUIRED: 431 SPACES
TOTAL PARKING SPACES PROVIDED: 474 SPACES

ACCESSIBLE PARKING
ACCESSIBLE STALLS REQUIRED: 9 SPACES (INCLUDING 2 VAN ACCESSIBLE) ACCESSIBLE STALLS PROVIDED: 9 SPACES (INCLUDING 2 VAN ACCESSIBLE)

CLEAN AIR VEHICLE/CARPOOL (CAV)
(NOTE: CAV PARKING COUNT INCLUDES CARPOOL/VANPOOL AND EV PARKING SPACES) PARKING SPACES REQUIRED 65 SPACES (20% OF REQUIRED PARKING) PARKING SPACES PROVIDED 85 SPACES

ELECTIC VEHICLE PARKING (EV)
VAN ACCESSIBLE (12’ X 18’) SPACES PROVIDED 1 SPACE
STANDARD ACCESSIBLE (9’ X 18’) SPACES PROVIDED 1 SPACE
AMBULATORY (10’ X 18’) SPACES PROVIDED 1 SPACE
PARKING SPACES PROVIDES 44 SPACES
TOTAL SPACES PROVIDED 46 SPACES (10% OF PROVIDED PARKING - NOT INCLUDING MOTORCYCLE PARKING)

CARPOOL/VANPOOL PARKING (CVP)
PARKING SPACES REQUIRED 39 SPACES (10% OF REQUIRED PARKING) PARKING SPACES PROVIDED 39 SPACES
BICYCLE PARKING:

CLASS 1 (LONG TERM BICYCLE PARKING)
PARKING REQUIRED: 24 SPACES (1 PER 20 VEHICLES PARKING PROVIDED) PARKING PROVIDED: 44 SPACES
CLASS 2 (SHORT TERM BICYCLE PARKING)
PARKING REQUIRED: 39 SPACES (10% OF VEHICLE PARKING REQUIRED) PARKING PROVIDED: 40 SPACES (20 BIKE RACKS)
DEFERRED SUBMITTALS:

ALL ITEMS ARE REQUIRED TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE,

CALIFORNIA FIRE CODE AND LEGALLY ADOPTED APPENDICES, CODES AND STANDARDS WHERE APPLICABLE, SHOP DRAWINGS, MANUFACTURERS’ PRODUCT LITERATURE AND REQUIRED CALCULATIONS SHALL BE SUBMITTEDFOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. ITEMS IDENTIFIED WITH AN ASTERISK (*) REQUIRE A SEPARATE FIRE CODE PERMIT.
a. *UNDERGROUND FIRE LINE [CFC §507.2.1 AND NFPA 24]
b. * FIRE SPRINKLER SYSTEM. [CFC §903.2.11.4]
c. *CLASS I OR III STANDPIPE SYSTEM WITH STANDPIPE HOSE STATIONS AT THE INTERMEDIATE STAIR LANDINGS. [CFC §905.3.1]
d. *MANUAL AND/OR AUTOMATIC FIRE ALARM SYSTEM. [CFC §907.2.9] e. *SOLAR PHOTOVOLTAIC ARRAYS, IF ANY. [CFC §1204.1]
f. *EMERGENCY RESPONDER RADIO COVERAGE. [CFC §510.1 AND §1103.2] g. ELECTRICAL ENERGY STORAGE SYSTEMS. [CFC §1206]
h. EVACUATION SIGNAGE REQUIRED BY TITLE 19-3.09.
i. *STANDBY AND EMERGENCY POWER GENERATOR. [CFC §1203.1] j. *FUEL TANK(S), SIZES AND PIPING PLANS FOR EMERGENCY AND STANDBY POWER. [CFC §1203.1] k. ELEVATOR LOBBY, STAIR ENCLOSURE AND/OR AREA OF REFUGE TWO-WAY COMMUNICATIONS SYSTEM. [CFC §1009.8]
l. *FIRE FIGHTERS’ COMMUNICATION SYSTEM. [CFC §907.2.12.3.1 AS AMENDED BY THE CITY OF SAN CARLOS] m. PUBLIC ADDRESS SYSTEM. [CFC §907.2.12.3.1 AS AMENDED BY THE CITY OF SAN CARLOS] n. *FIRE PUMP ASSEMBLY, INCLUDING CONTROLLER AND AUTOMATIC TRANSFER SWITCH. [CFC 913.1] o. TYPE I RANGE HOODS AND *FIRE SUPPRESSION SYSTEMS, IF ANY. [CFC 607.2 AND CFC 904.2.2] GENERAL NOTES:

1. EMERGENCY RESPONDER RADIO COVERAGE. EMERGENCY RESPONDER RADIO COVERAGE IS REQUIRED BASED

UPON THE EXISTING COVERAGE LEVELS OF THE PUBLIC SAFETY COMMUNICATION SYSTEMS OF THE JURISDICTION AT THE EXTERIOR OF THE BUILDING. THE STANDBY POWER SUPPLY SHALL BE CAPABLE OF OPERATING THE EMERGENCY RESPONDER RADIO COVERAGE SYSTEM AT 100-PERCENT SYSTEM CAPACITY FOR A DURATION OF NOT LESS THAN 24 HOURS. [CFC §510.1 AS AMENDED BY THE CITY OF SAN CARLOS AND CFC § 1103.2]

2. FIRE PUMP EMERGENCY POWER SOURCE. ELECTRICALLY DRIVEN FIRE PUMPS SHALL BE PROVIDED WITH AN ALTERNATE POWER SOURCE IN ACCORDANCE WITH NFPA 20 DUE TO FORESEEABLE EXTENDED ELECTRICAL SERVICE INTERRUPTIONS ALONG THE CALIFORNIA POWER GRID. [CFC §913.2.3 AS AMENDED BY THE CITY OF SAN CARLOS]

3. FIRE EQUIPMENT ENCLOSURE. BUILDINGS OF FOUR (4) OR MORE STORIES IN HEIGHT, A SECURE CABINET OR

OTHER ENCLOSED AREA SHALL BE PROVIDED AS DIRECTED BY THE FIRE CODE OFFICIAL FOR HOUSING FIRE EQUIPMENT. FIRE EQUIPMENT REQUIRED TO BE PROVIDED SHALL BE AT THE DIRECTION OF THE FIRE CODE OFFICIAL. [CFC §907.2.12.3.1 AS AMENDED BY THE CITY OF SAN CARLOS]

4. PUBLIC ADDRESS SYSTEM. IN BUILDINGS FOUR (4) OR MORE STORIES IN HEIGHT, A PUBLIC ADDRESS SYSTEM

SHALL BE INSTALLED FOR THE EXCLUSIVE USE OF FIRE DEPARTMENT PERSONNEL, PEACE OFFICERS, OR OTHER

CITY ENFORCEMENT PERSONNEL ACCORDING TO SPECIFICATIONS APPROVED BY THE FIRE PREVENTION BUREAU. CONTROLS FOR, AND ACCESS TO, SUCH SYSTEM SHALL BE INSTALLED ON THE GROUND FLOOR OF THE BUILDING AT A LOCATION SUBJECT TO THE APPROVAL OF THE FIRE CODE OFFICIAL. [CFC §907.2.12.3.1 AS AMENDED BY THE CITY OF SAN CARLOS]

5. FIREFIGHTERS COMMUNICATIONS SYSTEMS. BUILDINGS SIX (6) OR MORE STORIES IN HEIGHT, SHALL HAVE FIREFIGHTER’S COMMUNICATION SYSTEMS INSTALLED. [CFC §907.2.12.3.1 AS AMENDED BY THE CITY OF SAN CARLOS]

6. CAR STACKERS OR CAR PUZZLER SYSTEMS. CAR STACKERS OR CAR PUZZLER SYSTEMS, IF PROVIDED, SHALL BE PROTECTED IN ACCORDANCE WITH CBC §321 AS AMENDED BY THE CITY OF SAN CARLOS.

7. CLASS I AUTOMATIC WET STANDPIPE HOSE STATION OUTLETS. CLASS I AUTOMATIC WET STANDPIPE HOSE CONNECTIONS SHALL BE PROVIDED IN ALL OF THE FOLLOWING LOCATIONS: IN EVERY REQUIRED INTERIOR EXIT STAIRWAY, A HOSE CONNECTION SHALL BE PROVIDED FOR EACH STORY ABOVE AND BELOW GRADE PLANE.

HOSE CONNECTIONS SHALL BE LOCATED AT THE INTERMEDIATE FLOOR LANDING, LANDSCAPED TERRACE AND A ROOFTOP OUTLET SO ALL PORTIONS OF THE BUILDING ARE WITHIN 200 FEET OF A HOSE STATION (SEE BELOW). [CFC §905.4]

8. ELEVATOR CAR. AT LEAST ONE ELEVATOR CAR SHALL BE SIZED FOR AMBULANCE STRETCHERS IN ACCORDANCE WITH CBC §3002.4.

9. PUBLIC SAFETY KEY BOXES. PUBLIC SAFETY KEY BOXES CONTAINING KEYS TO ACCESS THE BUILDING SHALL BE PROVIDED ADJACENT TO ALL ENTRANCES. THE KEY BOX SHALL BE AN APPROVED TYPE LISTED IN ACCORDANCE WITH UL 1037. [CFC §506.1]

10. UNDERGROUND FIRE LINE INSTALLATION. THE UNDERGROUND FIRE PROTECTION WATER LINE SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 24. THE UNDERGROUND LINE SHALL BE LOOPED TO ENHANCE FLOW AND RELIABILITY. THE SYSTEM SHALL BE INSTALLED, APPROVED AND OPERABLE PRIOR TO CONSTRUCTION. [CFC §507.2.1]

11. BUILDING SHALL COMPLY WITH CURRENT CALIFORNIA GREEN BUILDINGSTANDARDS CODE MANDATORY MEASURES AND CITY OF SAN CARLOS 2019 CALGREEN NON-RESIDENTIAL CHECKLIST MANDATORY ITEMS.

12. GARAGE VERTICAL CLEARANCE: A 98" MINIMUM VERTICAL CLEARANCE IS REQUIRED FROM THE GARAGE ENTERANCE TO THE ACCESSIBLE PARKING SPACE PER CBC 11B-502.5.

13. ACCESSBILE MEANS OF EGRESS: CBC 1009.2.1 REQUIRES ELEVATORS TO BE PART OF THE ACCESSIBLE MEANS

OF EGRESS IN BUILDINGS WHERE A REQUIRED ACCESSIBLE FLOOR IS FOUR OR MORE STORIES ABOVE THE LEVEL OF EXIST DISCHARGE. FURTHER, CBC 1009.4 REQUIRES STANDBY POWER FOR THE ELEVATORS. PROVIDE COMPLIANCE WITH THESE CODE SECTIONS OR THE EXCEPTIONS TO THESE CODE SECTIONS.

14. ACCESSIBLE ELECTRIC VEHICLE PARKING: PROVIDE ACCESSIBLE ELECTRIC VEHICLE CHARGING STATIONS IN ACCORDANCE WITH CBC 11B-228-3.

15. SAND OIL SEPARATE: SAND OIL SEPARATOR SHALL BE PROVIDED FOR THE PARKING GARAGE. CBC 1016.

16. SOLAR READY BUILDINGS - THE BUILDING SHALL BE SOLAR READY PER CENERGYC 110.10.

HAZARDOUS MATERIALS (GENERAL). THE STORAGE AND USE OF SMALL QUANTITIES OF HAZARDOUS MATERIALS IS EXPECTED DURING THE OCCUPANCY AND USE OF THE BUILDING. WHEN MATERIAL QUANTITIES EXCEED THE PERMIT

AMOUNT OR MAXIMUM ALLOWABLE QUANTITIES (MAQ) OF HAZARDOUS MATERIALS DESCRIBED IN THE CALIFORNIA FIRE CODE ADDITIONAL LIFE SAFETY AND FIRE PROTECTION FEATURES MAY BE REQUIRED. [CFC §5003.1.3] HAZARDOUS MATERIALS (GENERAL). THE STORAGE AND USE OF SMALL QUANTITIES OF HAZARDOUS MATERIALS IS EXPECTED DURING THE OCCUPANCY AND USE OF THE BUILDING. WHEN MATERIAL QUANTITIES EXCEED THE PERMIT

AMOUNT OR MAXIMUM ALLOWABLE QUANTITIES (MAQ) OF HAZARDOUS MATERIALS DESCRIBED IN THE CALIFORNIA FIRE CODE ADDITIONAL LIFE SAFETY AND FIRE PROTECTION FEATURES MAY BE REQUIRED. [CFC §5003.1.3] BIKE RACK (ULTRA SPACE SAVER):

PARKING MATRIX
Usage Count
LEVEL P-2
Regular 70
Tandem 60
130
LEVEL P-1
Motorcycle 7
Regular 65
Tandem 60
132
LEVEL P1
Motorcycle 8
Regular 62
Tandem 30
100
LEVEL P2
Regular 66
Tandem 46
112
474
Usage Count
Motorcycle 15
Regular 263
Tandem 196
474
Detailed Usage Count
LEVEL P-2
EV 15
Standard 55
Tandem 60
130
LEVEL P-1
EV 15
Motorcycle 7
Standard 50
Tandem 60
132
LEVEL P1
Accessible 8
Accessible - EV 1
Accessible - EV - VAN 1
Accessible - VAN 1
EV 6
Motorcycle 8
Standard 45
Tandem 30
100
LEVEL P2
EV 8
Standard 58
Tandem 46
112
474

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DN
UP
DN UP
UP DN
DN
UP
DNUP
DNUP
DN
UP
DNUP
DNUP
DN
UP
DNUP

DNUP DN
UP
DNUP

DNUP DN
UP
DNUP

DNUP DN
DN
DN
UP
UP
UP
UP
54136 SF

PARKING
39595 SF

PARKING
1962 SF

MAIN LOBBY
1523 SF
ACCESS
3704 SF

OFFICE/LAB
156 SF

STAIR ACCESS
46311 SF

PARKING
362 SF

ELV LOBBY
136 SF
STAIR ACCESS 155 SF

STAIR ACCESS
221 SF

ELEV/STAIR ACCESS
54136 SF

PARKING
plot date :8/8/2022 1:49:21 PM SCALE: As indicated
G1.1.0.

AREA CALCULATIONS - FAR
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1" = 50'-0" 1PARKING LEVEL - P-1 UNDERGROUND
1" = 50'-0" 2PARKING - P1 @ GRADE
1" = 50'-0" 3PARKING - P2
1" = 50'-0" 4LEVEL 3
1" = 50'-0" 5LEVEL 4
1" = 50'-0" 6LEVEL 5
1" = 50'-0" 7LEVEL 6

OCCUPIED AREA WITH ABOVE GRADE PARKINGTOTAL GROSS AREA
LEVEL P1 47855 SF
LEVEL P2 47428 SF
LEVEL 3 51508 SF
LEVEL 4 50527 SF
LEVEL 5 50527 SF
LEVEL 6 44770 SF
292615 SF
LEVEL P-2 PARKING 54136 SF
LEVEL P-1 PARKING 54136 SF
LEVEL P1 51234 SF
LEVEL P2 48294 SF
LEVEL 3 52408 SF
LEVEL 4 52408 SF
LEVEL 5 52408 SF
LEVEL 6 46651 SF
411673 SF
0 SFLEVEL P-1
0 SFLEVEL P-2
1" = 50'-0" 8PARKING LEVEL - P-2 UNDERGROUND

OCCUPIED AREA WITH OUT ABOVE GRADE PARKING
0 SFLEVEL P-1
0 SFLEVEL P-2
LEVEL P1 8260 SF
LEVEL P2 1116 SF
LEVEL 3 51508 SF
LEVEL 4 50527 SF
LEVEL 5 50527 SF
LEVEL 6 44770 SF
206708 SF
FAR OCCUPIED AREA: 1.97FAR OCCUPIED AREA: 2.79
SITE 105,050 SF

TOTAL AREA

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plot date :8/8/2022 1:28:54 PM
SCALE:

G2.0.0.

CONTEXT PHOTOS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
INDUSTRIAL RD. LOOKING SOUTH INDUSTRIAL RD. - LOOKING NORTHINDUSTRIAL RD. AND HOLLY ST.

INDUSTRIAL RD. AND HOLLY ST. - LOOKING SOUTH Industrial Rd. and East San Carlos Ave INDUSTRIAL RD. - LOOKING SOUTH INDUSTRIAL RD. AND HOLLY ST. - LOOKING EAST HOLLY ST. AT 101 OVERPASS - LOOKING WEST 1 2 3
4 5
6 7 8
1 3 2 4
6 BEYOND
5 BEYOND
7 8

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plot date :8/10/2022 4:12:56 PM SCALE:

G2.0.1.

NEIGHBORHOOD VIEWS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

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plot date :8/10/2022 4:14:39 PM SCALE:

G2.0.2.

KEY MAP
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

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plot date :8/8/2022 1:28:58 PM
SCALE:

G2.0.3.

STREET VIEW
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
ST. VIEW 1 VIEW LOOKING EAST FROM INDUSTRIAL RD. AND HOLLY ST.

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plot date :8/8/2022 1:28:59 PM
SCALE:

G2.0.4.

STREET VIEW
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
ST. VIEW 5 VIEW FROM MID BLOCK OF SPRINGFIELD DR.

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plot date :8/8/2022 1:28:59 PM
SCALE:

G2.0.5.

STREET VIEW
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
ST. VIEW 7 VIEW FROM SYLVAN DR.

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plot date :8/8/2022 1:28:59 PM
SCALE:

G2.0.6.

STREET VIEW
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
ST. VIEW 6 VIEW FROM SPRINGFIELD DR. LOOKING NORTHEAST

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plot date :8/8/2022 1:29:00 PM
SCALE:

G2.0.7.

STREET VIEW
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
ST. VIEW 8 VIEW FROM SYLVAN DR.

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plot date :8/8/2022 1:29:00 PM
SCALE:

G2.0.8.

STREET VIEW
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
ST. VIEW 9 VIEW FROM FAIRFIELD AND RIVERTON

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plot date :8/8/2022 1:29:01 PM
SCALE:

G2.0.9.

STREET VIEW
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
ST. VIEW FROM PAMF VIEW FROM INDUSTRIAL RD. LOOKING SOUTH

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plot date :8/8/2022 1:29:02 PM
SCALE:

G2.1.0.

GRAPHIC SITE PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

STREET TREES ADDED TO EXISTING PLANTERS

PEDESTRIAN PATHWAY
SEE SHEET A1.2.1

CALTRANS PROPERTY

CITY OF SAN CARLOS PROPERTY

LIMIT OF WORK

EXISTING TREE TO REMAIN

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plot date :8/8/2022 1:29:03 PM
SCALE:

G3.0.0.

PRECEDENTS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

BUTTGLAZE CURTAIN WALL BUTTGLAZE CURTAIN WALL METAL PANEL SIDING

WOOD FINISH METAL FINS

METAL SOFFIT WITH WOOD FINISH

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plot date :8/8/2022 1:29:03 PM
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G3.0.1.

GLASS AT SOUTHEAST CORNER
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

IMAGE TAKEN AT SOUTHEAST BUILDING CORNER

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plot date :8/8/2022 1:29:04 PM
SCALE:

G3.0.2.

SAMPLE BOARD
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
MTL-3 ALUMINUM COMPOSITE METAL PANEL SYSTEM
REYNOBOND "COLOR WELD" 500
COLOR: COOL GRAY
MTL-1 METAL ROOF PANEL SYSTEM
MORIN MATRIX "MX-1" 22 GA GALV WITH FACTORY
PAINT FINISH - FLUROPON PVDF - KYNAR500
COLOR: CHROMIUM GRAY
WD-2 LONGBOARD

WOOD FINISH METAL FINS
WD-1 LONGBOARD

WOOD FINISH METAL PANEL
GL-1 1" INSULATED VISION GLASS
GLASS TYPE: SUNGUARD 51/23 ON CLEAR

NEUTRAL BLUE APPEARANCE
VLT: 51%
SHGC: 0.23
GL-2 1" INSULATED SPANDREL GLASS
GLASS TYPE: SUNGUARD 51/23

NEUTRAL BLUE APPEARANCE
MTL-2 PAINTED METAL PLATE
COLOR: GRAY

GL-ALTERNATIVE
1" INSULATED VISION GLASS
GLASS TYPE: SOLARBAN 70 XL OR

APPROVED EQUAL

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HOLLY STREET

INDUSTRIAL ROAD
plot date :8/8/2022 1:29:07 PM
SCALE: 1 : 1500
G3.1.0.

RENDERINGS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

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HOLLY STREET

INDUSTRIAL ROAD
plot date :8/8/2022 1:29:09 PM
SCALE: 1 : 1500
G3.2.0.

RENDERINGS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

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HOLLY STREET

INDUSTRIAL ROAD
plot date :8/8/2022 1:29:12 PM
SCALE: 1 : 1500
G3.3.0.

RENDERINGS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

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plot date :8/8/2022 1:29:14 PM
SCALE:

G3.4.0.

RENDERINGS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

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HOLLY STREET

INDUSTRIAL ROAD
plot date :8/8/2022 1:29:17 PM
SCALE: 1 : 1500
G3.5.0.

RENDERINGS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

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RW
C F
IRE
TRUC
K
Custo
m
(c) 2021 Transoft Solutions, Inc. All rights reserved.

RWC FIRE TRUCK
Custom
(c) 2021 Transoft Solutions, Inc. All rights reserved.

RWC FIRE TRUCK
Custom
(c) 2021 Transoft Solutions, Inc. All rights reserved.

RWC FIRE TRUCK
Custom
(c) 2021 Transoft Solutions, Inc. All rights reserved.

RW
C F

IRE TRUCK
Cus
tom
(c) 2021 Transoft Solutions, Inc. All rights reserved.

DN
UP
DN UP
DNUP
0' 5' 10' 20' 50'

MAIN ELECTRICAL ROOM

FIRE PUMP ROOM

EMERGENCY ELEC ROOM
TRUE

IN-N-OUT PROPERTY
405 INDUSTRIAL PROPERTY
2' - 10 5/8"

FACE OF BUILDING
@ LEVEL 3
28' - 6 3/16" 18' - 0"

FIRE APPARATUS ACCESS ROAD

ARIAL APPARATUS ACCESS ROAD
30' FROM BLDG. TO PROPERTY LINE WHICH
ALLOWS FOR 20' ACCESS PATH AND LANSCAPE

STRIP ALONG THE PROPERTY LINE
41'-10" FROM BLDG. TO PROPERTY LINE WHICH ALLOWS
FOR 26' + 15'-6" AERIAL FIRE TRUCK ACCESS PATH
26' FROM BLDG. TO PROPERTY LINE WHICH
ALLOWS FOR 20' ACCESS PATH AND LANDSCAPE

STRIP ALONG THE PROPERTY LINE

FIRE HYDRANT
LEVEL P2
12'-0"
LEVEL 3
22'-10"
LEVEL 4
38'-10"
LEVEL 5
53'-10"
LEVEL 6
68'-10"
ROOF
83'-10"
LEVEL P1
0'-0"
4"26' - 4"

FROM FACE OF BUILDING
15' - 2"

FROM FACE OF BUILDING
28' - 0"
8' - 0"
18' - 0"

70.00°

PROPERTY LINE

FROM FACE OF BUILDING TO PROPERTY LINE
41' - 10"
plot date :8/8/2022 1:22:10 PM SCALE: As indicated
A1.0.0.

FIRE ACCESS PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1" = 20'-0" 1SITE PLAN

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;430&nbsp;

APPROXIMATELY 49,600 CUBIC YARDS OF SOIL TO BE OFF HAULED APPROXIMATELY 4,134 TRUCK LOADS
APPROXIMATELY 34 DAYS FOR OFF HAUL
plot date :8/8/2022 1:22:12 PM SCALE: 1/4" = 1'-0"
A1.1.1.

TRUCK OFFHAUL ROUTE
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;431&nbsp;

DNUP
DN
UP
DN UP
DNUP
0' 5' 10' 20' 50'

PROPERTY LINE

PROPOSED SIDEWALK

CALTRANS PROPERTY

CALTRANS PROPERTY

STORM DRAIN EASEMENT

HOLLY STREET

EXISTING CITY SIDEWALK

INDUSTRIAL ROAD

EXISTING TREE TO REMAIN

PROPOSED BRIDGE

STORM DRAINAGE ZONE

LIMIT OF WORK
4 X 12 SOLID PLANKS - TYP.
18" DIAMETER X 25' LONG DRILLED

CONCRETE PIER
18" DIAMETER X 25' LONG DRILLED

CONCRETE PIER
18" DIAMETER X 30' LONG DRILLED

CONCRETE PIER
6 3/4" X 19'-6" GLB AT EDGE TYP.
18" DIAMETER X 30' LONG DRILLED

CONCRETE PIER
6'-3/4" X 19-1/2" GLB W/ SIMPSON
BUCKET OVER TOP OF PIERS, TYP.

RAILING: USE 4X4 CONT TOP RAIL
OVER 4X4 POSTS AT 4'-0" O.C. W/ 4 3/4"
DIAM. X 10 LAG BOLT TO EDGE BEAM,

WITH CHAIN LINK MESH

ALL WOOD PRESERVATIVE

TREATED DRILLED PIERS
ASSUME 400 LB/CU YD
REINFORED, 3,000 PSI CONRETE
CALTRANS LANDSCAPE AREA: 732 SF

PROPOSED LANDSCAPE UPGRADES

REFER TO LANDSCAPE DRAWINGS FOR

PLANTING INFORMATION

EXISTING UTILITY BOXES TO

RECEIVE NEW PAINT FINISH

CITY OF SA
N CAR
LOS PR
OPER
TY
CAL

TRANS PR
OPE
RTY
CITY OF SAN CARLOS LANDSCAPE AREA: 1714 SF

SIDE WALK
TRUE

THE PROJECT IS IN PURSUIT OF OBTAINING SUPPORT AND

APPROVAL WITH CALTRANS TO PROVIDE A PEDESTRIAN AND
BICYCLE PATH WITHIN THE CALTRANS’S PROPERTY TO CONNECT

TO HOLLY STREET AND INDUSTRIAL WAY PEDESTRIAN CORNER

IN-N-OUT PROPERTY
405 INDUSTRIAL PROPERTY

INDUSTRIAL ROAD

HOLLY STREET

BUILDING OUTLINE ABOVE

PROPERTY LINE
0'-0" SET BACK

PROPERTY LINE
0'-0" SET BACK

PROPERTY LINE
0'-0" SET BACK
FWY 101 RAMP
PROPOSED MONUMENT SIGN LOCATION.

PER CITY OF SAN CARLOS SIGN ORDINANCE 18.22.080.C, SIGN REQUIREMENTS:

1. MAX. SIGN HEIGHT IS 8'-0" ABOVE FINISHED GRADE, BUT NOT HIGHER THAN 1.5 X BASE LENGTH.

2. SIGNATURE SQUARE FOOTAGE FOR EACH FACE TO BE INCLUDED AS PART OF ALLOWABLE SIGN AREA FOR THE PROJECT.

3. RFER TO MONUMENT SIGN DETAIL ON SHEET A3.3.1 EXTERIOR ELEVATIONS FOR ADDITIONAL INFORMATION. ________
A3.1.1
1 ________
A3.1.2
2 ________
A3.1.1
2 __________2
A1.2.1.
6' CLR MIN. PER CITY OF SAN CARLOS SIGN ORDINANCE, 18.22.080.C .
6' - 0"
DN ± 15%DN ± 8% UP± 8%UP± 15%OPEN TO BELOW
2 CU/YD

COMPOST BIN
3 CU/YD

RECYCLE BIN
3 CU/YD

GARBAGE BIN

EQUIPMENT
YARD
12' - 0"
12' CLR. MIN. FROM PUBLIC PER CITY OF SAN CARLOS SIGN ORDINANCE, 18.22.080.C

PROPOSED BRIDGE

STORM DRAINAGE ZONE

LIMIT OF WORK
4 X 12 SOLID PLANKS - TYP.
18" DIAMETER X 25' LONG DRILLED

CONCRETE PIER
18" DIAMETER X 25' LONG DRILLED

CONCRETE PIER
18" DIAMETER X 30' LONG DRILLED

CONCRETE PIER
6 3/4" X 19'-6" GLB AT EDGE TYP.
18" DIAMETER X 30' LONG DRILLED

CONCRETE PIER
6'-3/4" X 19-1/2" GLB W/ SIMPSON
BUCKET OVER TOP OF PIERS, TYP.

RAILING: USE 4X4 CONT TOP RAIL
OVER 4X4 POSTS AT 4'-0" O.C. W/ 4 3/4"
DIAM. X 10 LAG BOLT TO EDGE BEAM,

WITH CHAIN LINK MESH

ALL WOOD PRESERVATIVE

TREATED DRILLED PIERS
ASSUME 400 LB/CU YD
REINFORED, 3,000 PSI CONRETE
CALTRANS LANDSCAPE AREA: 732 SF

PROPOSED LANDSCAPE UPGRADES

REFER TO LANDSCAPE DRAWINGS FOR

PLANTING INFORMATION

EXISTING UTILITY BOXES TO

RECEIVE NEW PAINT FINISH

EXISTING TREE TO REMAIN
________A5.1.6
1 CITY OF SA
N CAR
LOS PR
OPER
TY
CAL

TRANS PR
OPE
RTY
CITY OF SAN CARLOS LANDSCAPE AREA: 1714 SF
plot date :8/8/2022 1:45:19 PM SCALE: 1" = 20'-0"
A1.2.1.

PEDESTRIAN PATHWAY
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1" = 20'-0" 2PATHWAY
1" = 20'-0" 3SITE PLAN

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;432&nbsp;

UP
UP
UP

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND

TANDEM PARKING

STANDARD PARKING
8'-6" X 18'-0"

EV PARKING
8'-6" X 18'-0"

EV STANDARD

ACCESSIBLE

PARKING
8'-6" X 18'-0"
VAN

ACCESSIBLE

PARKING
12'-0" X 18'-0"

CLEAN AIR VEHICLE / CARPOOL / VANPOOL / EV PARKING SPACE CAV

CARPOOL / VANPOOL PARKING SPACECVP

ELECTRICAL VEHICLE PARKIKNG SPACEEV

MOTORCYCLE

PARKING
4'-0" X 7'-0"

LAB USE

OFFICE USE
60%
40%
124,025 SF
82,683 SF
1/800 SF
1/300 SF
155
276
ACCESSABLE STALLS: 9

REQUIRED

PARKING SPACES

PARKING PER
CODE
AREA SFAREA TYPE %AREA TYPE
171
303

PROVIDED

PARKING SPACES

PARKING DATA BASED ON AREA TYPE
431 474
PARKING - MOTORCYCLE: 15
1 A
2 3 4 5 6 7 8 9 10 11 12
B
C
D
E
F
G
H
J
K
0 2
A4.1.1
__________
1 A4.1.1
__________
UP± 8%UP± 15%
TRUE
B2-109
ELEC
ROOM
1' - 7" 96' - 7" 1' - 11"
16' - 8" 201' - 5" 1' - 0"
1' - 6 1/2" 317' - 1"
1' - 0"81' - 5"
50' - 0" 12' - 0"
32' - 6"
4' - 4" 29' - 0"
B2-111
ELEV

VESTIBULE
B2-110
STAIR 1
B2-120
STAIR 2
B2-130
STAIR 3
B2-100
ELEV
LOBBY
34' - 0"
219' - 1"
1 P
__________

EV EV EV

EV EV EV
EV EV

EV EV EV

EV EV EV EV
EV EV
EVEV
EV EV
EV
EVEV

EV EV CVP CVP CVP CVPEV EV CVP CVP CVP CVP CVP

CONDENSER UNIT LOCATION

SEE MECHANICAL

5.54.5 plot date :8/8/2022 1:37:39 PM SCALE: As indicated A2.0.0.

LEVEL P-2 BASEMENT PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
PARKING MATRIX:
1/16" = 1'-0" 1LEVEL P-2 BASEMENT PLAN
Usage Count
LEVEL P-2
Regular 70
Tandem 60
130
LEVEL P-1
Motorcycle 7
Regular 65
Tandem 60
132
LEVEL P1
Motorcycle 8
Regular 62
Tandem 30
100
LEVEL P2
Regular 66
Tandem 46
112
474
Usage Count
Motorcycle 15
Regular 263
Tandem 196
474
Detailed Usage Count
LEVEL P-2
EV 15
Standard 55
Tandem 60
130
LEVEL P-1
EV 15
Motorcycle 7
Standard 50
Tandem 60
132
LEVEL P1
Accessible 8
Accessible - EV 1
Accessible - EV - VAN 1
Accessible - VAN 1
EV 6
Motorcycle 8
Standard 45
Tandem 30
100
LEVEL P2
EV 8
Standard 58
Tandem 46
112
474

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;433&nbsp;

DN
UP
DN UP
UP DN

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND

TANDEM PARKING

STANDARD PARKING
8'-6" X 18'-0"

EV PARKING
8'-6" X 18'-0"

EV STANDARD

ACCESSIBLE

PARKING
8'-6" X 18'-0"
VAN

ACCESSIBLE

PARKING
12'-0" X 18'-0"

CLEAN AIR VEHICLE / CARPOOL / VANPOOL / EV PARKING SPACE CAV

CARPOOL / VANPOOL PARKING SPACECVP

ELECTRICAL VEHICLE PARKIKNG SPACEEV

MOTORCYCLE

PARKING
4'-0" X 7'-0"

LAB USE

OFFICE USE
60%
40%
124,025 SF
82,683 SF
1/800 SF
1/300 SF
155
276
ACCESSABLE STALLS: 9

REQUIRED

PARKING SPACES

PARKING PER
CODE
AREA SFAREA TYPE %AREA TYPE
171
303

PROVIDED

PARKING SPACES

PARKING DATA BASED ON AREA TYPE
431 474
PARKING - MOTORCYCLE: 15
1 A
2 3 4 5 6 7 8 9 10 11 12
B
C
D
E
F
G
H
J
K
0 2
A4.1.1
__________
1 A4.1.1
__________
11 5/8"
14' - 8 1/2" 35' - 1 1/2"

GARAGE EXHAUST SHAFT
50 SF MIN.

DEONOTES PERIMETER DRIVE AISLE ABOVE @
GROUND LEVEL, TYP.

REFER TO SHEET A2.1.0
UP± 8%UP± 15%
TYP.
8' - 6"
TYP.
18' - 0"
B110
STAIR 1
B111
ELEV

VESTIBULE
B101
ELV
LOBBY
B109
ELEC
ROOM
B130
STAIR 3
B102
MPOE
B103
WATER

SERVICE
ROOM
B120
STAIR 2
34' - 0"
________A5.1.6
1 1
P
__________

EV EV EV

EV EV EV

EV EV EV

EV EV EV
EV EV

EV EV EV EV

EV EV EV

EVEV EV EV
EV

CVP CVP CVP CVPEV EV CVP CVP CVP CVP CVP

5.54.5 plot date :8/8/2022 1:47:08 PM SCALE: As indicated A2.1.0.

LEVEL P-1 BASEMENT PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
PARKING MATRIX:
1/16" = 1'-0" 1LEVEL P-1 BASEMENT PLAN
Usage Count
LEVEL P-2
Regular 70
Tandem 60
130
LEVEL P-1
Motorcycle 7
Regular 65
Tandem 60
132
LEVEL P1
Motorcycle 8
Regular 62
Tandem 30
100
LEVEL P2
Regular 66
Tandem 46
112
474
Usage Count
Motorcycle 15
Regular 263
Tandem 196
474
Detailed Usage Count
LEVEL P-2
EV 15
Standard 55
Tandem 60
130
LEVEL P-1
EV 15
Motorcycle 7
Standard 50
Tandem 60
132
LEVEL P1
Accessible 8
Accessible - EV 1
Accessible - EV - VAN 1
Accessible - VAN 1
EV 6
Motorcycle 8
Standard 45
Tandem 30
100
LEVEL P2
EV 8
Standard 58
Tandem 46
112
474

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;434&nbsp;

DN
UP
DN
UP
DN
UP

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND

TANDEM PARKING

STANDARD PARKING
8'-6" X 18'-0"

EV PARKING
8'-6" X 18'-0"

EV STANDARD

ACCESSIBLE

PARKING
8'-6" X 18'-0"
VAN

ACCESSIBLE

PARKING
12'-0" X 18'-0"

CLEAN AIR VEHICLE / CARPOOL / VANPOOL / EV PARKING SPACE CAV

CARPOOL / VANPOOL PARKING SPACECVP

ELECTRICAL VEHICLE PARKIKNG SPACEEV

MOTORCYCLE

PARKING
4'-0" X 7'-0"
• STAIR HANDRAILS AT THE TOP AND BOTTO M OF THE STAIRS SHALL EXTEND THE FULL DIMENSIONS DESCRIBED IN CBC 11B-505.10
1 A
2 3 4 5 6 7 8 9 10 11 12
B
C
D
E
F
G
H
J
K
0 ________
A3.1.1
1 ________
A3.1.2
1 ________
A3.1.2
2 ________
A3.1.1
2 2
A4.1.1
__________
1 A4.1.1
__________
19' - 5"30' - 0"32' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0" 16' - 3" 33' - 7" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 348' - 7"
261' - 5"
T
T

GENERATOR

EQUIPMENT
YARD
STD

ACCESSIBLE
44' - 2 3/16" 25' - 1 1/2"

BIKE PATH

SIDE WALK

SIDE WALK
44 LONG TERM BIKE PARK
DN ± 15%DN ± 8%
TYP.
18' - 0"
TYP.
8' - 6"
FACE OF BUILDING AT LEVEL P2

PROPETY LINE

SHAFT ABOVE
STD

ACCESSIBLE
STD

ACCESSIBLE
STD

ACCESSIBLE
STD

ACCESSIBLE
STD

ACCESSIBLE
STD

ACCESSIBLE
12 SHORT TERM BICYCLE PARKING
BRIDGE
PP
P
P
PP
102
MAIN

ELECTRICAL
ROOM
103

EMERGENCY
ELEC
ROOM
104
FIRE
PUMP
ROOM
110
STAIR 1
111
ELEV

VESTIBULE
130
STAIR 3
105
TRASH
ROOM
106

DELIVERIES
100
MAIN
LOBBY
101

SHOWERS
FACE OF BUILDING AT LEVEL 3
44' - 2"
12 SHORT TERM BICYCLE PARKING
FACE OF BUILDING AT LEVEL 2

FIRE HYDRANT
VAN

ACCESSIBLE
PP
11' - 6 1/2"
RAMP

FLEXIBLE SPACE FOR FUTURE TENANT USE

AMENITY / FITNESS / BUILDING SUPPORT
1' - 4" 16' - 8"
VAN

ACCESSIBLE
STD

ACCESSIBLE
STD

ACCESSIBLE
24' - 0"

EXISTING IN-N-OUT SITE
________A5.1.6
1 DENOTES PROPOSED

ILLUMINATD BUILDING

SIGNAGE LOCATION AT

BUILDING ENTRY
1 P
__________
CVP
CVP
CVP
CVP

EV EV EV

EV EV EV
EV EV
16 SHORT TERM BICYCLE PARKING
CVP
CVP
CVP
CVP
CVP
CVP
CVP
CVP
24' - 0"
1' - 0"

5.54.5 plot date :8/8/2022 1:23:05 PM
SCALE: As indicated
A2.2.0.

LEVEL P1 PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
2RAMP - 3D
1/16" = 1'-0" 1Level P1
Usage Count
LEVEL P-2
Regular 70
Tandem 60
130
LEVEL P-1
Motorcycle 7
Regular 65
Tandem 60
132
LEVEL P1
Motorcycle 8
Regular 62
Tandem 30
100
LEVEL P2
Regular 66
Tandem 46
112
474
Usage Count
Motorcycle 15
Regular 263
Tandem 196
474
Detailed Usage Count
LEVEL P-2
EV 15
Standard 55
Tandem 60
130
LEVEL P-1
EV 15
Motorcycle 7
Standard 50
Tandem 60
132
LEVEL P1
Accessible 8
Accessible - EV 1
Accessible - EV - VAN 1
Accessible - VAN 1
EV 6
Motorcycle 8
Standard 45
Tandem 30
100
LEVEL P2
EV 8
Standard 58
Tandem 46
112
474

GAS METER PAD

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;435&nbsp;

DN
UP
DN UP
DNUP

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND

TANDEM PARKING

STANDARD PARKING
8'-6" X 18'-0"

EV PARKING
8'-6" X 18'-0"

EV STANDARD

ACCESSIBLE

PARKING
8'-6" X 18'-0"
VAN

ACCESSIBLE

PARKING
12'-0" X 18'-0"

CLEAN AIR VEHICLE / CARPOOL / VANPOOL / EV PARKING SPACE CAV

CARPOOL / VANPOOL PARKING SPACECVP

ELECTRICAL VEHICLE PARKIKNG SPACEEV

MOTORCYCLE

PARKING
4'-0" X 7'-0"
• STAIR HANDRAILS AT THE TOP AND BOTTO M OF THE STAIRS SHALL EXTEND THE FULL DIMENSIONS DESCRIBED IN CBC 11B-505.10

LAB USE

OFFICE USE
60%
40%
124,025 SF
82,683 SF
1/800 SF
1/300 SF
155
276
ACCESSABLE STALLS: 9

REQUIRED

PARKING SPACES

PARKING PER
CODE
AREA SFAREA TYPE %AREA TYPE
171
303

PROVIDED

PARKING SPACES

PARKING DATA BASED ON AREA TYPE
431 474
PARKING - MOTORCYCLE: 15
1 A
2 3 4 5 6 7 8 9 10 11 12
B
C
D
E
F
G
H
J
K
0 ________
A3.1.1
1 ________
A3.1.2
2 ________
A3.1.1
2 2
A4.1.1
__________
1 A4.1.1
__________
210
STAIR 1
211
ELEV

VESTIBULE
220
STAIR 2
230
STAIR 3
201
ELEV
LOBBY
FACE OF BUILDING AT LEVEL 3
FACE OF BUILDING AT LEVEL 3
DEONOTES PERIMETER DRIVE AISLE @
GROUND LEVEL, TYP.

REFER TO SHEET A2.1.2
FACE OF BUILDING AT LEVEL 3
16' - 3" 33' - 7" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 348' - 7"
30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 32' - 0" 30' - 0" 19' - 5" 261' - 5"
1 P
__________

EV EV EV

EV EV EV
EV
EV
EV
EV EV

EV EV EV
EV EV

EV EV EV EV EV EV CVP CVP CVP CVP CVP
EV
EV

EV EV EV EV CVP CVP CVP CVP

5.54.5 plot date :8/8/2022 1:23:10 PM
SCALE: As indicated
A2.3.0.

LEVEL P2 PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
PARKING MATRIX:
1/16" = 1'-0" 1LEVEL P2
Usage Count
LEVEL P-2
Regular 70
Tandem 60
130
LEVEL P-1
Motorcycle 7
Regular 65
Tandem 60
132
LEVEL P1
Motorcycle 8
Regular 62
Tandem 30
100
LEVEL P2
Regular 66
Tandem 46
112
474
Usage Count
Motorcycle 15
Regular 263
Tandem 196
474
Detailed Usage Count
LEVEL P-2
EV 15
Standard 55
Tandem 60
130
LEVEL P-1
EV 15
Motorcycle 7
Standard 50
Tandem 60
132
LEVEL P1
Accessible 8
Accessible - EV 1
Accessible - EV - VAN 1
Accessible - VAN 1
EV 6
Motorcycle 8
Standard 45
Tandem 30
100
LEVEL P2
EV 8
Standard 58
Tandem 46
112
474

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;436&nbsp;

DN
UP
DN
UP
DN
UP
• STAIR HANDRAILS AT THE TOP AND BOTTO M OF THE STAIRS SHALL EXTEND THE FULL DIMENSIONS DESCRIBED IN CBC 11B-505.10

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND
1 A
2 3 4 5 6 7 8 9 10 11 12
B
C
D
E
F
G
H
J
0 ________
A3.1.1
1 ________
A3.1.2
1 ________
A3.1.2
2 ________
A3.1.1
2 2
A4.1.1
__________
1 A4.1.1
__________
3' - 0"
16' - 3" 33' - 7" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 348' - 7"
30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 32' - 0" 30' - 0" 19' - 5" 201' - 5"
302
WOMENS
303
MENS
320
STAIR 2
301
ELEV
LOBBY
310
STAIR 1
309

ELEC RM
330
STAIR 3
305

ELEC RM
306
IDF
311
ELEV
LOBBY
308

STORAGE
304

JANITOR
19"
1' - 0"
1' - 8"
DIST
AN

CE FROM ST

AIR TO EL
EVAT
OR = 198'-0"
1 P
__________

5.54.5 plot date :8/8/2022 1:23:15 PM
SCALE: As indicated
A2.4.0.

LEVEL 3 PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
1/16" = 1'-0" 1LEVEL 3

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;437&nbsp;

DN
UP
DN UP
DNUP
• STAIR HANDRAILS AT THE TOP AND BOTTO M OF THE STAIRS SHALL EXTEND THE FULL DIMENSIONS DESCRIBED IN CBC 11B-505.10

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND
1 A
2 3 4 5 6 7 8 9 10 11
B
C
D
E
F
G
H
0 ________
A3.1.1
1 ________
A3.1.2
1 ________
A3.1.2
2 ________
A3.1.1
2 2
A4.1.1
__________
1 A4.1.1
__________
DIST
AN

CE FROM ST

AIR TO EL
EVAT
OR = 198'-0"
1 P
__________

5.54.5 plot date :8/8/2022 1:23:21 PM
SCALE: As indicated
A2.5.0.

LEVEL 4 PLAN (5TH LEVEL SIM)
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
1/16" = 1'-0" 1Level 4 (5th Level SIM )

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;438&nbsp;

DN
DN
DN
UP
• STAIR HANDRAILS AT THE TOP AND BOTTO M OF THE STAIRS SHALL EXTEND THE FULL DIMENSIONS DESCRIBED IN CBC 11B-505.10

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND
1 A
2 3 4 5 6 7 8 9 10 11 12
B
C
D
E
F
G
H
J
0 ________
A3.1.1
1 ________
A3.1.2
1 ________
A3.1.2
2 ________
A3.1.1
2 2
A4.1.1
__________
1 A4.1.1
__________
FUTURE 1 HOUR RATED CORRIDOR PER TENANT IMPROVEMENTS
DIST
AN

CE FROM ST

AIR TO EL
EVAT
OR = 198'-0"
1 P
__________

5.54.5 plot date :8/8/2022 1:23:25 PM
SCALE: As indicated
A2.6.0.

LEVEL 6 PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
1/16" = 1'-0" 1LEVEL 6

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;439&nbsp;

DN
DN
DN
DN
DN
DN

NON-RATED PARTITION
1 HOUR RATED PARTITION
2 HOUR RATED PARTITION

SHAFT OR OPEN TO BELOW

CONSTRUCTION ABOVE

CONSTRUCTION BEYOND
1 A
2 3 4 5 6 7 8 9 10 11
B
C
D
E
F
G
H
J
0 2
A4.1.1
__________
MAINTAIN 10' CLEAR TO

SCREEN WALL FOR PIPING

AND MAINTENANCE ACCESS
10' - 0"

COVERED PENTHOUSE
1 A4.1.1.
__________
2 A4.1.1.
__________

DENOTES PROPOSED ILLUMINATED BUILDING

SIGNAGE LOCATION,

REFER TO ELEVATIONS FOR LOCATION

DENOTES PROPOSED ILLUMINATED BUILDING

SIGNAGE LOCATION,

REFER TO ELEVATIONS FOR LOCATION

DENOTES PROPOSED ILLUMINATED BUILDING

SIGNAGE LOCATION,

REFER TO ELEVATIONS FOR LOCATION
44' - 5" 24' - 5" 32' - 6"
16' - 0"
21' - 8"
26' - 11"
41' - 1"
20' - 3"
24' - 1"
6' - 7"

5.54.5 plot date :8/12/2022 11:22:15 AM SCALE: As indicated A2.7.0.

ROOF PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
SHEET NOTES:

LEGEND
1/16" = 1'-0" 1ROOF LEVEL

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;440&nbsp;

MTL-2
GL-1
MTL-3
MTL-4
WD-2
GL-2
DENOTES PROPOSED ILLUMINATED BUILDING SIGNAGE LOCATION. TOP OF SIGN TO BE LOCATED BELOW ROOF LINE, TYP.
__________5
A5.1.1
__________5
A5.1.2
MTL-2
GL-1
MTL-3
MTL-4
GL-2
WD-2

DENOTES PROPOSED

ILLUMINATD BUILDING

SIGNAGE LOCATION AT

BUILDING ENTRY

EXTERIOR METAL PANEL SYSTEM
MTL-1 METAL ROOF PANEL SYSTEM
MORIN MATRIX "MX-1" 22 GA GALV WITH FACTORY
PAINT FINISH - FLUROPON PVDF - KYNAR500
COLOR: CHROMIUM GRAY
MTL-2 PAINTED METAL PLATE
COLOR: GRAY

SEE EXTERIOR MATERIAL NOTES
MTL-3 ALUMINUM COMPOSITE METAL PANEL SYSTEM
REYNOBOND "COLOR WELD" 500
COLOR: COOL GRAY

SEE EXTERIOR MATERIAL NOTES
GLASS
GL-1 1" INSULATED VISION GLASS
GLASS TYPE: GUARDIAN SUNGUARD SNX 51/23 ON CLEAR

APPROVED EQUAL
GL-2 1" INSULATED SPANDREL GLASS
GLASS TYPE: GUARDIAN SUNGUARD SNX 51/23 ON CLEAR

APPROVED EQUAL
COATING COLOR: TBD

EXTERIOR ALUMINUM BATTEN SYSTEM
WD-1 LONGBOARD POWDER COATED
ALUMINUM SYSTEM WITH CONCEALED FASTENERS.
6" V - GROOVE PROFILE
COLOR: BIRCHWOOD
WD-2 LONGBOARD POWDER COATED

WOODGRAIN ALUMINUM BATTEN SYSTEM
6" LINK & LOCK BATTEN SYSTEM
COLOR: BIRCHWOOD
CM-1 CONCRETE MASONRY UNIT - EQUIPMENT YARD
MFR: --
COLOR: --
SIZE: 12" X 8" X 16" NOMINAL
PATTERN: RUNNING BOND
MORTAR: MATCH UNIT COLOR
CM-2 CONCRETE MASONRY UNIT - BOH
MFR: --
COLOR: --
SIZE: 8" X 8" X 16" NOMINAL
PATTERN: RUNNING BOND
MORTAR: MATCH UNIT COLOR
8"1"3' - 3"

TENANT NAME
405 INDUSTRIAL ROAD
4' - 0"
9"6' - 0"
FRONT ELEVATION (BACK SIM.) SIDE ELEVATION

PROPOSED ILLUMINATED MONUMENT SIGN

SIGNAGE CALCULATIONS

SITE MONUMENT SIGN AT GRADE PROPOSED
MONUMENT SIGN FACE 1 4’X6’ = 24 SF
MONUMENT SIGN FACE 2 4’X6’ = 24 SF
TOTAL MONUMENT SIGNAGE SF 48 SF

SINGLE TENANT BUILDING SIGNAGE ALLOWABLE PROPOSED NUMBER OF BLDG SIGNS MAXIMUM NUMBER OF BUILDING SIGNS: 5, INCL BLDG ENTRY SIGN PRIMARY BUSINESS FRONTAGE:
(101 – EAST – PRIMARY FRONTAGE) 100 SF MAX 4’X20’ = 80 SF 1 SECONDARY BUSINESS FRONTAGE:
(HOLLY ST – SOUTH – SECONDARY FRONTAGE) 50 SF MAX 4’X16’ = 64 SF 1 (PAMF – NORTH – SECONDARY FRONTAGE) 50 SF MAX 4’X12’ = 48 SF 1 (INDUSTRIAL RD – WEST – SECONDARY FRONTAGE) - BLDG ENTRY 50 SF MAX 1.67’ X 6’ = 10 SF 1 TOTAL BUILDING SIGNAGE: 202 SF 4
TOTAL BUILDING SIGNAGE SF TO BE DISTRUBUTED AMONG SIGNS: 250 SF MAX 250 SF (INCLUDES MONUMENT SIGNAGE 48 SF)
MULTI-TENANT BUILDING SIGNAGE – 1 TENANT/FLOOR ALLOWABLE PROPOSED NUMBER OF BLDG SIGNS MAXIMUM NUMBER OF BLDG SIGNS: ONE SIGN PER TENANT PLUS 100 SF/SIGN

BLDG ENTRY SIGN
PRIMARY BUSINESS FRONTAGE:
(101 – EAST – PRIMARY FRONTAGE) 200 SF MAX 4’X20’ = 80 SF 2 (100SF/SIGN) 80 SF
SECONDARY BUSINESS FRONTAGE:
(HOLLY ST – SOUTH – SECONDARY FRONTAGE) 50 SF MAX 4’X16’ = 64 SF 1 (PAMF – NORTH – SECONDARY FRONTAGE) 50 SF MAX 4’X12’ = 48 SF 1 (INDUSTRIAL RD – WEST – SECONDARY FRONTAGE) – BLDG ENTRY 50 SF MAX 2’ X 5’ = 10 SF 1 TOTAL BUILDING SIGNAGE SF TO BE DISTRUBUTED AMONG SIGNS: 350 SF MAX 330 SF 5 (INCLUDES MONUMENT SIGNAGE 48 SF)
(CITY OF SAN CARLOS SIGN ORDINANCE 18.22.090)

18.22.090 Maximum number and size of signs.

A. Individual Tenant Occupancy Signs.

1. Maximum number per building or center: five; total allowable area is calculated at 1.6 square feet of signage for every line al foot of primary business frontage, but not exceeding one hundred square feet.

2. If a building is located where there is a secondary frontage (or frontages), the secondary business frontages are allowed 0.8 square feet of signage for each linear foot of secondary business frontage the business occupies, not to exceed a total of fifty square feet.

3. The applicant can distribute the square footage permitted among proposed signs.

B. Multitenant Occupancy (Nonresidential).

1. One sign per tenant, plus one additional sign on the site to identify the project.

2. Total sign area for each tenant or occupant shall not exceed one and one-half square feet per lineal foot of primary business frontage of the occupancy.

3. As to secondary frontage, total sign area for each tenant or occupancy shall not exceed one-half square foot per lineal foot of frontage.

4. Maximum cumulative sign area per tenant or occupancy shall not exceed one hundred square feet.

5. Signage for new multitenant buildings and sign programs require design review.

18.22.080 Permanent signs on nonresidential properties.

The signs described in this section may be displayed on all nonresidential properties, subject to the rules stated in this section, as well as all other applicable laws, rules and policies. Unless otherwise stated, all signs described in this section are subject to design review.

C. Monument signs may be placed within required setback or yard areas, in which case they may be either parallel or substantially at right angles to such right-of-way.

1. Maximum height: eight feet above finished grade, but no higher than one and one-half times the length of the base.

2. If placed on a foundation or planter, the total height includes the height of the planter or foundation.

3. Monument signs shall be placed at least six feet away from any public or private driveway.

4. In areas with sidewalks, monument signs shall be placed at least twelve feet from public roadway.

5. Square footage for monument signs shall be deducted from overall permitted sign area, with both sides of the sign calculated as signage if the sign is intended to be read from two or more directions.

6. Monuments are subject to design review.
plot date :8/8/2022 1:24:36 PM
SCALE: As indicated
A3.1.1.

EXTERIOR ELEVATIONS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1/16" = 1'-0" 2ELEVATION NORTH
1/16" = 1'-0" 1ELEVATION WEST
EXTERIOR MATERIAL LEGEND:

SIGNAGE INFORMATION:
1/2" = 1'-0" 3MONUMENT SIGN

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;441&nbsp;

__________4
A5.1.4
MTL-2
GL-1
MTL-4
GL-2
CMU
DENOTES PROPOSED ILLUMINATED BUILDING SIGNAGE LOCATION. TOP OF SIGN TO BE LOCATED BELOW ROOF LINE, TYP.
__________5
A5.1.3
MTL-2
GL-1
CMU
MTL-4
GL-2
CMU
MTL-3
DENOTES PROPOSED ILLUMINATED BUILDING SIGNAGE LOCATION. TOP OF SIGN TO BE LOCATED BELOW ROOF LINE, TYP.

EXTERIOR METAL PANEL SYSTEM
MTL-1 METAL ROOF PANEL SYSTEM
MORIN MATRIX "MX-1" 22 GA GALV WITH FACTORY
PAINT FINISH - FLUROPON PVDF - KYNAR500
COLOR: CHROMIUM GRAY
MTL-2 PAINTED METAL PLATE
COLOR: GRAY

SEE EXTERIOR MATERIAL NOTES
MTL-3 ALUMINUM COMPOSITE METAL PANEL SYSTEM
REYNOBOND "COLOR WELD" 500
COLOR: COOL GRAY

SEE EXTERIOR MATERIAL NOTES
GLASS
GL-1 1" INSULATED VISION GLASS
GLASS TYPE: GUARDIAN SUNGUARD SNX 51/23 ON CLEAR

APPROVED EQUAL
GL-2 1" INSULATED SPANDREL GLASS
GLASS TYPE: GUARDIAN SUNGUARD SNX 51/23 ON CLEAR

APPROVED EQUAL
COATING COLOR: TBD

EXTERIOR ALUMINUM BATTEN SYSTEM
WD-1 LONGBOARD POWDER COATED
ALUMINUM SYSTEM WITH CONCEALED FASTENERS.
6" V - GROOVE PROFILE
COLOR: BIRCHWOOD
WD-2 LONGBOARD POWDER COATED

WOODGRAIN ALUMINUM BATTEN SYSTEM
6" LINK & LOCK BATTEN SYSTEM
COLOR: BIRCHWOOD
CM-1 CONCRETE MASONRY UNIT - EQUIPMENT YARD
MFR: --
COLOR: --
SIZE: 12" X 8" X 16" NOMINAL
PATTERN: RUNNING BOND
MORTAR: MATCH UNIT COLOR
CM-2 CONCRETE MASONRY UNIT - BOH
MFR: --
COLOR: --
SIZE: 8" X 8" X 16" NOMINAL
PATTERN: RUNNING BOND
MORTAR: MATCH UNIT COLOR

SIGNAGE CALCULATIONS

SITE MONUMENT SIGN AT GRADE PROPOSED
MONUMENT SIGN FACE 1 4’X6’ = 24 SF
MONUMENT SIGN FACE 2 4’X6’ = 24 SF
TOTAL MONUMENT SIGNAGE SF 48 SF

SINGLE TENANT BUILDING SIGNAGE ALLOWABLE PROPOSED NUMBER OF BLDG SIGNS MAXIMUM NUMBER OF BUILDING SIGNS: 5, INCL BLDG ENTRY SIGN PRIMARY BUSINESS FRONTAGE:
(101 – EAST – PRIMARY FRONTAGE) 100 SF MAX 4’X20’ = 80 SF 1 SECONDARY BUSINESS FRONTAGE:
(HOLLY ST – SOUTH – SECONDARY FRONTAGE) 50 SF MAX 4’X16’ = 64 SF 1 (PAMF – NORTH – SECONDARY FRONTAGE) 50 SF MAX 4’X12’ = 48 SF 1 (INDUSTRIAL RD – WEST – SECONDARY FRONTAGE) - BLDG ENTRY 50 SF MAX 1.67’ X 6’ = 10 SF 1 TOTAL BUILDING SIGNAGE: 202 SF 4
TOTAL BUILDING SIGNAGE SF TO BE DISTRUBUTED AMONG SIGNS: 250 SF MAX 250 SF (INCLUDES MONUMENT SIGNAGE 48 SF)
MULTI-TENANT BUILDING SIGNAGE – 1 TENANT/FLOOR ALLOWABLE PROPOSED NUMBER OF BLDG SIGNS MAXIMUM NUMBER OF BLDG SIGNS: ONE SIGN PER TENANT PLUS 100 SF/SIGN

BLDG ENTRY SIGN
PRIMARY BUSINESS FRONTAGE:
(101 – EAST – PRIMARY FRONTAGE) 200 SF MAX 4’X20’ = 80 SF 2 (100SF/SIGN) 80 SF
SECONDARY BUSINESS FRONTAGE:
(HOLLY ST – SOUTH – SECONDARY FRONTAGE) 50 SF MAX 4’X16’ = 64 SF 1 (PAMF – NORTH – SECONDARY FRONTAGE) 50 SF MAX 4’X12’ = 48 SF 1 (INDUSTRIAL RD – WEST – SECONDARY FRONTAGE) – BLDG ENTRY 50 SF MAX 2’ X 5’ = 10 SF 1 TOTAL BUILDING SIGNAGE SF TO BE DISTRUBUTED AMONG SIGNS: 350 SF MAX 330 SF 5 (INCLUDES MONUMENT SIGNAGE 48 SF)
(CITY OF SAN CARLOS SIGN ORDINANCE 18.22.090)

18.22.090 Maximum number and size of signs.

A. Individual Tenant Occupancy Signs.

1. Maximum number per building or center: five; total allowable area is calculated at 1.6 square feet of signage for every line al foot of primary business frontage, but not exceeding one hundred square feet.

2. If a building is located where there is a secondary frontage (or frontages), the secondary business frontages are allowed 0.8 square feet of signage for each linear foot of secondary business frontage the business occupies, not to exceed a total of fifty square feet.

3. The applicant can distribute the square footage permitted among proposed signs.

B. Multitenant Occupancy (Nonresidential).

1. One sign per tenant, plus one additional sign on the site to identify the project.

2. Total sign area for each tenant or occupant shall not exceed one and one-half square feet per lineal foot of primary business frontage of the occupancy.

3. As to secondary frontage, total sign area for each tenant or occupancy shall not exceed one-half square foot per lineal foot of frontage.

4. Maximum cumulative sign area per tenant or occupancy shall not exceed one hundred square feet.

5. Signage for new multitenant buildings and sign programs require design review.

18.22.080 Permanent signs on nonresidential properties.

The signs described in this section may be displayed on all nonresidential properties, subject to the rules stated in this section, as well as all other applicable laws, rules and policies. Unless otherwise stated, all signs described in this section are subject to design review.

C. Monument signs may be placed within required setback or yard areas, in which case they may be either parallel or substantially at right angles to such right-of-way.

1. Maximum height: eight feet above finished grade, but no higher than one and one-half times the length of the base.

2. If placed on a foundation or planter, the total height includes the height of the planter or foundation.

3. Monument signs shall be placed at least six feet away from any public or private driveway.

4. In areas with sidewalks, monument signs shall be placed at least twelve feet from public roadway.

5. Square footage for monument signs shall be deducted from overall permitted sign area, with both sides of the sign calculated as signage if the sign is intended to be read from two or more directions.

6. Monuments are subject to design review.
plot date :8/8/2022 1:25:36 PM
SCALE: As indicated
A3.1.2.

EXTERIOR ELEVATIONS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1/16" = 1'-0" 1ELEVATION SOUTH
1/16" = 1'-0" 2ELEVATION EAST
EXTERIOR MATERIAL LEGEND:

SIGNAGE INFORMATION:

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;442&nbsp;

CEILING HEIGHTS AT LEVEL 3 AND ABOVE ARE ANTICIPATED TO BE 9'-0" TO 10'-0" LEVEL P1
0"
LEVEL P2
12' - 0"

ABCDEFGHJ
LEVEL P-1
-10' - 0"
LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PENTHOUSE
99' - 10"

ROOF PARAPET
86' - 10"

ROOF STAIR
95' - 6"
LEVEL P-2
-20' - 0"
12'-0" CEILING
13'-0" CEILING
12'-0" CEILING
12'-0" CEILING
PARKING P-1
PARKING P1
PARKING P2
PARKING P-2
LEVEL P-2
-20'-0"
LEVEL P1
0"
LEVEL P2
12' - 0"
123456789101112
LEVEL P-1
-10' - 0"
LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PENTHOUSE
99' - 10"

ROOF PARAPET
86' - 10"
0 MIN. 7'-0" CLEAR HEIGHT
MIN. 7'-0" CLEAR HEIGHT
MIN. 8'-2" CLEAR HEIGHT

PROPERTY LINE
43' - 11" LEVEL P-2
-20' - 0"
MIN. 7'-0" CLEAR HEIGHT
12'-0" CEILING
13'-0" CEILING
12'-0" CEILING
12'-0" CEILING
12'-0" CEILING
13'-0" CEILING
12'-0" CEILING
12'-0" CEILING
1 P
__________
LEVEL P-2
-20'-0"
16' - 0"15' - 0"
plot date :4/15/2022 3:02:50 PM
SCALE: As indicated
A4.1.1.

BUILDING SECTIONS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
BUILDING SECTION NOTES:
1/16" = 1'-0" 1BUILDING SECTION - SHORT - Planning
1/16" = 1'-0" 2BUILDING SECTION LONG - Planning

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;443&nbsp;

LEVEL P1
0"
LEVEL P2
12' - 0"
AB
LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PARAPET
86' - 10"
4 A8.1.0
A8.1.1
4 A8.1.0
1 10
A8.1.0
1 A8.1.4
A8.1.1
12 PENTHOUSE FINISH FLOOR
84' - 7"
12 A8.1.2
14 A8.1.2
LEVEL P1
0"
LEVEL P2
12' - 0"
3 LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PENTHOUSE
99' - 10"

ROOF PARAPET
86' - 10"

ROOF STAIR
95' - 6"
4 A5.1.1
__________
2' - 11" 5' - 0" 6' - 7 1/2" 8' - 5" 7' - 0" 3' - 0" 5' - 0" 7' - 0" 3' - 0" 5' - 0" 8' - 0" 12' - 0" 4 A8.1.0
10 A8.1.0
1 A8.1.0
10 A8.1.0
4 A8.1.1
5 A8.1.0
1 A8.1.4

PENTHOUSE FINISH FLOOR
84' - 7"
5' - 1 1/4" 8' - 10"
9 A8.1.2
12 A8.1.2
14 A8.1.2
2 P2
__________
A
2 3
4 A5.1.1
__________
5 A8.1.0
9" 9" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 9" 9" A
2 3
B
4 A5.1.1
__________
5 A8.1.0
5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3"

DAVITS AT GRID
31' - 6"
16' - 11"
31' - 6"
42" HIGH GAURDRAIL
15' - 11"

COORDINATE W/

WINDOW WASHING
ELEMENTS TYP.
15' - 7"
4 A8.1.1
A
2 3
4 A5.1.1
__________
13 A8.1.2
TYP.
1' - 0"
A
2 34
A5.1.1
__________
plot date :8/12/2022 11:28:43 AM SCALE: 1/4" = 1'-0"
A5.1.1

ENLARGED PLANS, SECTIONS AND ELEVATIONS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1/4" = 1'-0" 4WALL SECTION 1
1/4" = 1'-0" 5ENLARGED ELEVATION 1
1/4" = 1'-0" 1ENLARGED PLAN 1 - LEVEL 3
1/4" = 1'-0" 3ENLARGED PLAN 1 - LEVEL 6
1/4" = 1'-0" 6ENLARGED PLAN 1 - LEVEL P2
1/4" = 1'-0" 2ENLARGED PLAN 1 - LEVEL P1

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;444&nbsp;

LEVEL P1
0"
LEVEL P2
12' - 0"
AB
LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PARAPET
86' - 10"
4 A8.1.0
A8.1.0
1 A8.1.1
4 1
A8.1.4
A8.1.1
12 PENTHOUSE FINISH FLOOR
84' - 7"
LEVEL P1
0"
LEVEL P2
12' - 0"
4 5
LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PENTHOUSE
99' - 10"

ROOF PARAPET
86' - 10"

ROOF STAIR
95' - 6"
4 A5.1.2
__________
4 A8.1.0
1 A8.1.0
10 A8.1.0
9 A8.1.0
5 A8.1.0
1 A8.1.4
1 A8.1.1

PENTHOUSE FINISH FLOOR
84' - 7"
10 A8.1.2
2' - 10 3/4" 2' - 11 1/4" 2' - 0 3/4" 6' - 7 1/4" 3' - 3" 2' - 7" 2' - 6 3/4" 3' - 5 1/4" 3' - 6 3/4" 3' - 0" 2' - 6" 2' - 6" 3' - 5 1/4" 3' - 6 3/4" 3' - 0" 2' - 6" 2' - 6" 3' - 11 1/4" 4' - 0 3/4" 2' - 6 1/4" 2' - 7" 8' - 10" 12' - 0"

4.5 A
4 54
A5.1.2
__________
9" 4' - 9" 5' - 6" 5' - 6" 5' - 6" 5' - 6" 4' - 9" 9"
9 A8.1.0
10 A8.1.0

4.5 A
4 54
A5.1.2
__________
9 A8.1.0
9" 4' - 9" 5' - 6" 5' - 6" 5' - 6" 5' - 6" 4' - 9" 9"
10 A8.1.0

4.5 A
4 5
B
4 A5.1.2
__________
1' - 10" 6' - 10" 1' - 10" 5' - 3" 5' - 3" 5' - 3" 5' - 3" 31' - 6"
16' - 11"
2' - 2"16' - 11"2' - 6"
1/4" / 1'-0"
1/8" / 1'-0"
1/4" / 1'-0"
1/8" / 1'-0"
8" 4' - 9" 5' - 6" 5' - 6" 5' - 6" 5' - 6" 4' - 9" 8"
1 A8.1.1
4 A8.1.1

4.5 plot date :8/12/2022 11:29:10 AM SCALE: 1/4" = 1'-0" A5.1.2

ENLARGED PLANS, SECTIONS AND ELEVATIONS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1/4" = 1'-0" 4WALL SECTION 2
1/4" = 1'-0" 5ENLARGED ELEVATION 2
1/4" = 1'-0" 1ENLARGED PLAN 2 - LEVEL 3
1/4" = 1'-0" 2ENLARGED PLAN 2 - LEVEL 4
1/4" = 1'-0" 3ENLARGED PLAN 2 - LEVEL 6

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;445&nbsp;

LEVEL P1
0"
LEVEL P2
12' - 0"
G
LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PARAPET
86' - 10"
A8.1.0
2 11
A8.1.0
10 A8.1.0
A8.1.0
14 PENTHOUSE FINISH FLOOR
84' - 7"
LEVEL P1
0"
LEVEL P2
12' - 0"
56 LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PENTHOUSE
99' - 10"

ROOF PARAPET
86' - 10"

ROOF STAIR
95' - 6"
4 A5.1.3
__________
11' - 11"8' - 10"5' - 1 1/2"8' - 0"5' - 0"3' - 0"7' - 0"5' - 0"2' - 11"7' - 1 1/2"5' - 0"3' - 0"7' - 0"5' - 0"2' - 11" 2 A8.1.0
11 A8.1.0
10 A8.1.0
6 A8.1.0
14 A8.1.0

PENTHOUSE FINISH FLOOR
84' - 7"

5.5 5 6
G
4 A5.1.3
__________
5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3"
6 A8.1.0
2' - 0"

5.5 5 6
G
4 A5.1.3
__________
5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3"
6 A8.1.0
2' - 0"

5.5 5 6
G
4 A5.1.3
__________
5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3" 5' - 3"
6 A8.1.0
2' - 0"

5.5 plot date :8/12/2022 11:29:37 AM SCALE: 1/4" = 1'-0" A5.1.3

ENLARGED PLANS, SECTIONS AND ELEVATIONS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1/4" = 1'-0" 4WALL SECTION 3
1/4" = 1'-0" 5ENLARGED ELEVATION 3
1/4" = 1'-0" 1ENLARGED PLAN 3 - LEVEL 3
1/4" = 1'-0" 2ENLARGED PLAN 3 - LEVEL 4
1/4" = 1'-0" 3ENLARGED PLAN 3 - LEVEL 6

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;446&nbsp;

LEVEL P1
0"
LEVEL P2
12' - 0"
F G
LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PENTHOUSE
99' - 10"

ROOF PARAPET
86' - 10"

ROOF STAIR
95' - 6"
5 A5.1.4
__________
2' - 11" 5' - 0" 7' - 0" 3' - 0" 5' - 0" 7' - 0" 3' - 0" 5' - 0" 7' - 0" 3' - 0" 5' - 0" 8' - 0" 5' - 1 1/2" 8' - 10" 12' - 0" 2 A8.1.0
11 A8.1.0
10 A8.1.0
5 A8.1.0
14 A8.1.0

PENTHOUSE FINISH FLOOR
84' - 7"
LEVEL P1
0"
LEVEL P2
12' - 0"
7 LEVEL 3
22' - 10"
LEVEL 4
38' - 10"
LEVEL 5
53' - 10"
LEVEL 6
68' - 10"
ROOF
83' - 10"

ROOF PENTHOUSE
99' - 10"

ROOF PARAPET
86' - 10"

ROOF STAIR
95' - 6"
A8.1.0
2 11
A8.1.0
10 A8.1.0
A8.1.0
14 PENTHOUSE FINISH FLOOR
84' - 7"
7 F
G
5 A5.1.4
__________
2' - 5 1/2"4' - 7"4' - 7"4' - 7"4' - 7"4' - 7"4' - 7 1/2"2' - 0" 5 A8.1.0
6 A8.1.0
7 F
G
5 A5.1.4
__________
2' - 0"5' - 0 1/2"4' - 7"4' - 7"4' - 7"4' - 7"4' - 7 1/2"2' - 0" 5 A8.1.0
6 A8.1.0
7 F
G
5 A5.1.4
__________
2' - 5 1/2"4' - 7"4' - 7"4' - 7"4' - 7"4' - 7"4' - 7 1/2"2' - 0" 5 A8.1.0
6 A8.1.0
plot date :8/12/2022 11:30:07 AM SCALE: 1/4" = 1'-0"
A5.1.4

ENLARGED PLANS, SECTIONS AND ELEVATIONS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
1/4" = 1'-0" 4ENLARGED ELEVATION 4
1/4" = 1'-0" 5WALL SECTION 4
1/4" = 1'-0" 1ENLARGED PLAN 4 - LEVEL 3
1/4" = 1'-0" 2ENLARGED PLAN 4 - LEVEL 4
1/4" = 1'-0" 3ENLARGED PLAN 4 - LEVEL 6

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November 14, 2022
&nbsp;
Packet Pg.&nbsp;447&nbsp;

FLOOR
SPANDREL GLASS TYP.

FRAMING AND CLIP PER MANUFACTURER

CONTINUOUS FIRE SAFING

COMPOSITE FLOOR

SLAB, SEE STRUCTURAL

ALUMINUM COVER TO

RECEIVE FUTURE FINISH,

PAINT TO MATCH

CURTAIN WALL FINISH
4" DEEP CURTAIN WALL MULLION CAP
4"

CURTAIN WALL SYSTEM

CONTINUOUS BACKER ROD &
SEALANT; TYP

CONCRETE PAD

EXPANSION JOINT WITH FILLER

FUTURE FLOOR FINISH (NIC)
0'-0"
FLOOR 1
SLOPE

SHIM AS REQUIRED

CLOSURE FLASHING SET IN SEALANT
PROVIDE WEEP HOLES @ 24"

INSULATED GLASS TYP

ALUM FRAME SILL BEYOND
6"
4" DEEP CURTAIN WALL MULLION CAP
?
4"
SPANDREL GLASS TYP.

CURTAIN WALL FRAMING SYSTEM

ALUM FRAME SILL BEYOND
2 1/2"

INSULATED GLASS TYP

INSULATED GLASS TYP

STOREFRONT FRAMING SYSTEM

ALUM FRAME SILL BEYOND
2 1/2"

STOREFRONT ALUM FRAMING SYSTEM

ALUM COMPOSITE PANEL

FRAMING PER MFR PANEL

SYSTEM REQUIREMENTS

RIGID INSULATION PANEL

CONT BACKER ROD & SEALANT

METAL STUD INFILL AS REQD

FUTURE TENANT CLG (NIC)
6"
3/4" 4"
6" 2"

INSULATED GLASS TYP
4" DEEP CURTAIN WALL MULLION CAP

ALUM MTL PANEL
6" MTL STUD FRAMING

RIGID INSUL

CONT BACKER ROD &

SEALANT

FUTURE TENANT

FINISH (NIC)

ALUM COVER W/

RECEIVER TYP

STOREFRONT WINDOW
SYSTEM

SHIM AS REQD
4"8"

INSULATED GLASS TYP
4" DEEP CURTAIN WALL MULLION CAP
4"
FLOOR
SPANDREL GLASS TYP.

FRAMING AND CLIP PER MANUFACTURER

CONTINUOUS FIRE SAFING

COMPOSITE FLOOR

SLAB, SEE STRUCTURAL

ALUMINUM COVER TO

RECEIVE FUTURE FINISH,

PAINT TO MATCH

CURTAIN WALL FINISH
2 1/2"

CURTAIN WALL FRAMING SYSTEM

ALUM FRAME SILL BEYOND
2 1/2"

INSULATED GLASS TYP
plot date :9/30/2021 5:06:04 PM
SCALE: 3" = 1'-0"
A8.1.0.

EXTERIOR WALL DETAILS
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
3" = 1'-0" 1CURTAIN WALL - SILL AND HEAD SECTION AT FLOOR SLAB 3" = 1'-0" 3CURTAIN WALL WINDOW - SILL SECTION
3" = 1'-0" 8CURTAIN WALL - 4" JAMB SECTION
3" = 1'-0" 2CURTAIN WALL - INTERMEDIATE SILL SECTION TYPICAL 3" = 1'-0" 9CURTAIN WALL - 4" JAMB SECTION
3" = 1'-0" 4CURTAIN WALL - HEAD SECTION AT METAL PANEL
3" = 1'-0" 5CURTAIN WALL - SILL SECTION AT METAL PANEL
3" = 1'-0" 6CURTAIN WALL - SILL AND HEAD SECTION AT FLOOR SLAB 3" = 1'-0" 7CURTAIN WALL - INTERMEDIATE SILL SECTION TYPICAL

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Packet Pg.&nbsp;448&nbsp;

plot date :8/8/2022 2:19:41 PM SCALE: 12" = 1'-0"
A9.2.1

PHOTOMETRIC PLAN
SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;449&nbsp;

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C1.0

TITLE SHEET & GENERAL NOTES
Know what's
R

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November 14, 2022

Packet Pg. 450

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C2.0

GENERAL NOTES
Know what's
R

8.a
November 14, 2022

Packet Pg. 451

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C3.0

EXISTING CONDITIONS

8.a
November 14, 2022

Packet Pg. 452

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C4.0

DEMOLITION PLAN

8.a
November 14, 2022

Packet Pg. 453

C5.0

SITE PLAN
plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

8.a
November 14, 2022

Packet Pg. 454

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C6.0

GRADING PLAN

8.a
November 14, 2022

Packet Pg. 455

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C7.0

UTILITY PLAN

8.a
November 14, 2022

Packet Pg. 456

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C8.0

STORMWATER MANAGEMENT PLAN

8.a
November 14, 2022

Packet Pg. 457

plot date : 12/22/2021 11:47:32 AM SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C9.0

FIRE TRUCK TURNING TEMPLATE

8.a
November 14, 2022

Packet Pg. 458

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C10.0

DETAILS

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November 14, 2022

Packet Pg. 459

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C11.0

EROSION CONTROL PLAN

8.a
November 14, 2022

Packet Pg. 460

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C12.0

EROSION CONTROL DETAILS

8.a
November 14, 2022

Packet Pg. 461

C13.0

PEDESTRIAN BRIDGE PLAN
plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00

8.a
November 14, 2022

Packet Pg. 462

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C14.0

BEST MANAGEMENT PRACTICES

8.a
November 14, 2022

Packet Pg. 463

plot date : 12/22/2021 11:47:32 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE: 08/08/22
PROJECT #2202032.00
C15.0

CROSS SECTIONS

8.a
November 14, 2022

Packet Pg. 464

26'-0"
20'-0"
6'-0" TYP
5'-0"
PA

SIDEWALK

PEDESTRIAN
ACCESS

VEHICULAR DROP OFF,

W/ SPECIAL PAVING
PA
PA
8' GREEN FENCE
@ PROPERTY LINE
6' PRIVACY FENCE
@ PROPERTY LINE
6' PRIVACY FENCE
@ PROPERTY LINE
8' GREEN FENCE
@ PROPERTY LINE

SCREENING PLANTS
6' FENCE
@ PROPERTY LINE

PROPERTY LINE

PEDESTRIAN
CROSSING8' PRIVACY FENCE
FENCE
PATH

BOLLARD LIGHTING

PEDESTRIAN

POLE LIGHT

STEP LIGHT ON PLANTER

PLANTER W/ LIGHT

BIKE RACKS

LIGHT ON COLUMN

STORM DRAIN LINE

GARAGE BELOW

SANITARY SEWER LINE

FIRE WATER LINE

BIKE RACKS
30'-6"
12'-8"8'-0" 4'-10"

CONCRETE PAVING

PEDESTRIAN

CROSSING

BUILDING OVERHEAD

GARAGE BELOW

BUILDING OVERHEAD

GARAGE BELOW
PA
PA
STPA
PA
PA
PA
PA
PA
FFE 11.0
PA
PA
PA
PA
STPA
STPA
STPA
STPA
STPA

BIKE RACKS
NOTES:

1. SEE SPECIFICATIONS FOR MATERIALS, COLORS, AND FINISHES.

2. ALL LIGHTING SHALL BE SHIELDED AS TO NOT PRODUCE

OBTRUSIVE GLARE ONTO THE PUBLIC RIGHT-OF-WAY OR

ADJOINING PROPERTIES IN COMPLIANCE WITH IESNA AND

FOLLOW ALL GUIDELINES AS LAID OUT IN THE SAN CARLOS
MUNICIPAL CODE 18.15.070.

3. SITE LIGHTING, PLANS, LAYOUT, LAMPING & PHOTOMETRICS TO BE PROVIDED BY OTHERS.

PROPOSED TREE

STEP LIGHT ON PLANTER

BOLLARD LIGHT

PEDESTRIAN POLE LIGHT

LIGHT ON COLUMN

PROPERTY LINE

BUILDING OVERHEAD

BASEMENT PODIUM, BELOW

PLANTING AREA

STORMWATER PLANTING AREA

SPECIAL PAVING - ACKERSTONE
8X8 HEAVY VEHICULAR PAVERS,
SEE SPECS.

CONCRETE PAVING W/ INTEGRAL

COLOR AND SAWCUT SCORE
JOINTS, SEE SPECS.

LEGEND
PA
STPA
SQUARE FEETACRE%
ON SITE LOT AREA1053422.41100

ONSITE LOT
COVERAGE970432.23 92

ONSITE LANDSCAPE
AREA82990.19 8

OFFSITE AREA
CALTRANS7320.02 100

OFFSITE LANDSCAPE
AREA CALTRANS7320.02 100

OFFSITE AREA CITY
OF SAN CARLOS28930.04 100

OFFSITE LANDSCAPE

AREA CITY OF SAN
CARLOS
17140.04 60
OVERALL AREA (ON +
OFF SITE)108967 2.50 100

OVERALL LANDSCAPE
AREA (ON + OFF SITE)103520.2410
LANDSCAPE CALCULATIONS:

LANDSCAPE:
plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L1.1
ANNOTATED LANDSCAPE PLAN:

GROUND FLOORSCALE: SEE PLAN
40' 20' 0 10'
SCALE: 1" = 20'
N

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November 14, 2022
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Packet Pg.&nbsp;465&nbsp;

PA

MOVEABLE FURNISHINGS
PA

PREFABRICATED PLANTERS,
42" HEIGHT
GRAVEL
45'-0"189'-8"

STPA STPA
14'-1"
17'-2"
PA
46'-6"
PA
3'-0"
9'-0"
2'-2"2'-6"
44'-0"
10'-0"
2'-6"
7'-0"

EXISTING TREE

PROPOSED TREE

PLANTING AREA

PAVERS ON

PEDESTAL

WOOD DECKING ON

PEDESTAL
LEGEND
PA
plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L1.2

ANNOTATED LANDSCAPE PLAN
ROOF TERRACESSCALE: SEE PLAN
40' 20' 0 10'
SCALE: 1" = 20'SCALE: 1" = 20'SCALE: 1" = 20'
N

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November 14, 2022
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plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L2.1

CONCEPT DESIGN IMAGERY
SCALE:

8.a
November 14, 2022
&nbsp;
Packet Pg.&nbsp;467&nbsp;

REMOTE CONTROL VALVES (PRESSURE REGULATING)
MEDIUM+HIGH FLOWLOW FLOW-DRIP ZONES
RAINBIRD PESB-PRS-DRAINBIRD 1ERIGATION CONTROL ZONE KITS PRESSURE REGULATING TYPE 1CZ-PRB-100-COM & 1CZ-PRB-150-COM LATERAL LINE: 1" AND LARGER, SCH 40 PVC.

IRRIGATION SCHEDULE
48-STATION 2-WIRE RAINMASTER DX2 IRRIGATION CONTROLLER OR EQUAL. INSTALL PER MANUFACTURER'S RECOMMENDATIONS.

SLEEVE: CLASS 200 PVC, SIZE AS SHOWN

SUB-SURFACE DRIP ZONE
RAINBIRD 1FS-09-12 SUB-SURFACE DRIP LINE (18" EMITTER SPACING) W/ RB 1FS DRIP SYSTEM OPERATION INDICATOR AT END OF EACH DRIP ZONE.

LINE SPACING TO BE COORDINATED WITH PLANT SPACING (12", 18" & 24" O.C.) *INSTALL TWO DRIP EMMITTERS AT ROOTBALL FOR SHRUBS SPACED GREATER THAN 24" O.C.

ROOT WATERING SYSTEM
2 HALF GALLON BUBBLERS PER TREE

GATE VALVE
NIBCO T113-IRR (LINE SIZE)
QUICK COUPLING VALVE:

RAINBIRD 5-LRC, BRASS, LOCKING COVER, 2-PIECE BODY

CONTROLLER / STATION NUMBER

FLOW RATE (GPM)

VALVE SIZE (INCHES)
C
CLASS 200 PVC LATERAL LINE SIZING
0 - 6 GPM: 0.75" 29 - 45 GPM: 2.0"
7 - 12 GPM: 1.0" 46 - 65 GPM: 2.5"
13 - 28 GPM: 1.5" 66 - 100 GPM: 3.0"

TYPICAL VALVE SIZING
00 - 25 GPM: 1.0" VALVE
26 - 35 GPM: 1.25"
36 - 50 GPM: 1.5"
51 - 100 GPM: 2"
MAINLINE: SCH 40 PVC, 2.5" W/ SCH 40 FITTINGS

FLOW SENSOR
BRASS, RAINMASTER FS-B150 (SIZE PER MANUFACTURER'S RECOMMENDATIONS AND FLOW RANGE OF IRRIGATED LANDSCAPE ZONES).

MASTER VALVE

LINE SIZE, BRASS, GRISWOLD, NORMALLY OPEN
S
MV

PRESSURE REDUCING BACKFLOW PREVENTION DEVICE LOCATED INSIDE A

MARINE-GRADE ALUMINUM BOX ENCLOSURE W/ THERMAL INSULATION COVER, SEE CIVIL

1. Refer to plans, details and specifications for irrigation system components, installation, maintenance, scheduling, and reporting requirements.

2. The contractor shall comply with local water district procedures & requirements, all City of San San Carlos requirements, and the State Water Efficient Landscape Ordinance. Ordinance criteria has been applied accordingly for the efficient use of water in the irrigation design plan.

3. These irrigation drawings are diagrammatic and indicative of the work to be installed. All piping, valves, and other irrigation components are to be installed within planting areas to the greatest extent possible. due to the scale of the drawings, it is not possible to indicate all offsets, fittings, sleeves, conduit, and other items which may be required.

4. The contractor is to investigate the existing and proposed finished condition of the work. The contractor shall immediate notify the owner's representative of any conflicts and/or discrepancies between existing and proposed conditions which will affect the work, before proceeding with the work. In the event these notifications are not performed, the contractor assumes full responsibility for required revisions.

5. The contractor shall coordinate all work with other trades, including the installation of all pipe, conduit and sleeves through or under walls, roadways, paving and structures.

6. Prior to trenching and digging, contact USA (800-227-2600) to locate all underground utilities. The contractor shall be responsible for minor changes in the irrigation layout due to obstructions not shown on the irrigation drawings such as underground utilities, vaults, etc. the contractor shall avoid conflicts with underground utilities, new planting, site or architectural elements, and existing trees; any damage to these caused by the installation of the irrigation system shall be repaired and/or replaced at no expense to the owner.

7. Do not trench or install irrigation piping or equipment in lime-treated soil.

6. No flow rate or line pressure was available during the design of this irrigation plan. The contractor shall verify flow rate and pressure at the point of connection prior to the installation of the irrigation system and notify the owner's representative of test results before construction begins. Notify landscape architect if pressure is greater or less than the static pressure stated on the plans to determine if pressure regulation or a booster pump is required.

7. Contractor to field verify condition of all existing irrigation equipment impacted by new construction and repair and replace as necessary.

8. Install all irrigation equipment per manufacturer's recommendations.

9. Install one spare common and control wire from each controller in a continuous loop through each valve box for future use.

10. Where pipe sizes have been omitted or there is a conflict, refer to the lateral pipe sizing chart for sizes. As changes in layout occur during staking and construction, pipe sizes may need to be adjusted accordingly. All lateral end runs shall be 1" size unless otherwise noted.

11. The remote control valves specified on the drawings are pressure reducing types.

Set the discharge pressure as recommended by manufacturer.

12. Contractor to assume (4) additional control valves to be installed as needed.

13. Large areas of ornamental grasses are to be irrigated by a dedicated control valve.

14. All irrigation boxes and lids to be black.

15. Locate bubblers and emitters on uphill side of plant or tree.

16. Contractor to maintain existing planted areas throughout construction and coordinate operations to keep existing planting areas alive and healthy. Existing and new irrigation systems shall be installed, adjusted and maintained to provide 100% coverage of planting areas and to prevent misting, overspray and runoff onto buildings, walls windows, paved areas, etc.

17. Flush and adjust irrigation emitters, nozzles and outlets for optimum performance and to prevent spray onto walks, roadways, and/or buildings. Select the best degree of arc and radius to fit the existing site conditions and throttle the flow control at each valve to obtain the optimum operating pressure for each control zone.

18. Contractor shall make final connection between electrical supply and the controller, and between the main line and water source at the point of connection(s).

19. The intent of this irrigation system is to provide the minimum amount of water required to sustain good plant health. It is the responsibility of the landscape maintenance contractor to program the irrigation controller(s) to provide the minimum amount of water needed to sustain good plant health. This includes making adjustments to the program for seasonal weather changes, plant material, water requirements, mounds and slopes, sun, shade and wind exposure.

20. The contractor shall coordinate valve numbering, controller operations and programming with owner's representative.

21. Station operation times shall not deliver water exceed the soil infiltration rate(s).

REFERENCES
·California Department of Environmental Health: "title 22", division 4 of the administrative code.
·California Regional Water Quality Control Board requirements. ·General installation of irrigation system to conform with all local, county, state, and federal provisions and codes.
·Latest edition of the uniform plumbing code and the national electric code. ·California 1881 model water landscape ordinance or adopted local ordinance.

IRRIGATION SCHEDULE

INDUSTRIAL WAY

HOLLY STREET
N46*51'36''F 476.39'
L=174.16' R=553.00'
= 18*02'41''
N24*42'40''W 117.72'
L=62.88' R=347.00'
= 10*23'00''
L=123.53' R=147.00'
= 48*08'54''
N33*49'14''W 105.32'
N43*08'24''W 366.26'
N46*51'36''E 136.74'
N42*08'24''W 53.01'

STORM DRAIN

EASEMENT TO CITY

OF SAN CARLOS
PER 7768 OR 394
CALTRANS HIGHWAY 101

DELIVERIES

TRASH ROOM MAIN ELECTRICAL ROOM

EMERGENCY ELECTR ROOMFIRE PUMP ROOM
405 INDUSTRIAL ROAD
APN 046-051-080

PROPERTY LINE

PROPERTY LINE PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
C

POC, SEE CIVIL

BFP, SEE CIVIL

FLOW SENSOR, MASTER VALVE
1X.X
1"
4X.X
1"
8X.X
1"
7X.X
1"
10X.X
1"
11X.X
1"
4 4
4 4
5X.X
1"
6X.X
1"
9X.X
1"
4 4

CALTRANS ROW

IRRIGATION AND MAINTENANCE

PROVIDED BY CITY OF SAN CARLOS
12X.X
1"
13X.X
1"
4 4
4 4
4 S
MV
plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L3.1
IRRIGATION ZONE DIAGRAM:

GROUND FLOORSCALE: SEE PLAN
40' 20' 0 10'
SCALE: 1" = 20'
N

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Xref P:\2020\2202032\drawings\outgoing\consultants\civil (BKF)\211110-Backgrounds\211110 - 6th lvl Plan-Floor Plan - LEVEL 6 - Export-2202032-00_405 Industrial Rd San Carlos_TI_R21-rvt-1-LEVEL 6 - Export.dwg DN
405 INDUSTRIAL ROAD
APN 046-051-080
ROOF
TT T

STUB OUT FOR

IRRIGATION,

POC, SPD
15X.X
1"
16X.X
1"
14X.X
1"
TT
TTTT 4
4 4

HOLLY STREET
CALTRANS HIGHWAY 101

INDUSTRIAL WAY
NOTES:

SEE SHEET L4.1 FOR SCHEDULE AND LEGEND
plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L3.2
IRRIGATION ZONE DIAGRAM:

ROOF TERRACESSCALE: SEE PLAN
40' 20' 0 10'
SCALE: 1" = 20'
40' 20' 0 10'
SCALE: 1" = 20'
N

8.a
November 14, 2022
&nbsp;
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INDUSTRIAL WAY

HOLLY STREET
N46*51'36''F 476.39'
L=174.16' R=553.00'
= 18*02'41''
N24*42'40''W 117.72'
L=62.88' R=347.00'
= 10*23'00''
L=123.53' R=147.00'
= 48*08'54''
N33*49'14''W 105.32'
N43*08'24''W 366.26'
N46*51'36''E 136.74'
N42*08'24''W 53.01'

STORM DRAIN

EASEMENT TO CITY

OF SAN CARLOS
PER 7768 OR 394
CALTRANS HIGHWAY 101

DELIVERIES

TRASH ROOM MAIN ELECTRICAL ROOM

EMERGENCY ELECTR ROOMFIRE PUMP ROOM
SS
SD
SD
SD

PLA RAC
1 36" BOX

PLA RAC
1 36" BOX

PRU LAU
25 15 GAL
PA
PA
STPA

CER OCC
3 36" BOX

PLA RAC
2 36" BOX

CALTRANS ROW
PA
STPA
STPA
STPA
STPA

PLANTING AREA
STORMWATER PLANTER AREA;

FLOW THROUGH PLANTER
LEGEND
PA
STPA
SHRUBS
ACA GOGACACIA COGNATACOUSIN ITT ACACIANO 5 GAL3' 5'L

BAC PILBACCHARIS PILULARIS 'TWIN
PEAKS'

TWIN PEAKS DWARF COYOTE
BRUSHYES5 GAL2'8'L
HET ARBHETEROMELES ARBUTIFOLIATOYONNO 5 GAL12'7'L
MAH EURMAHONIA EURYBRACTEATASOFT CARESS MAHONIANO 5 GAL3'5'M MYR CAL MYRICA CALIFORNICA PACIFIC WAX MYRTLEYES 5 GAL17'15'M OLE MONOLEA MONTRA 'LIL OLLIE'DWARF OLIVENO5 GAL3'4'L
RHA LILRHAMNUS 'LITTLE SUR'LITTLE SUR COFFEE BERRY YES10 GAL3' 3'L

RHA LEARHAMNUS 'LEATHERLEAF'LEATHERLEAF COFFEE
BERRYNO10 GAL54'L
FERNS
POL MUNPOLYSTICHUM MUNITUMWESTERN SWORD FERNYES5 GAL6' 6'M WOO FIMWOODWARDIA FIMBRIATAGIANT CHAIN FERNYES10 GAL6' 9'M

GRASSES & RUSHES
DIE IRIDIETES IRIOIDESFORTNIGHT LILYYES1 GAL3' 3'L

BOU BLOBOUTELOUA 'BLONDE

AMBITION'

BLONDE AMBITION GRAMA
GRASSYES1 GAL30" 30"L
CAR TUMCAREX TUMILICOLABERKELEY SEDGEYES4" POT12" 12"L
*FES MAI FESTUCA MAREIMAIRE'S FESCUENO1 GAL2' 2'L
*JUN PATJUNCUS PATENSSPREADING RUSHYES
1 GAL3' 3'L
*CHO TECCHONDROPETALUM TECTORUMCAPE RUSHYES5 GAL5' 5'L

GROUNDCOVERS

ARC EMEARCTOSTAPHYLOS 'EMERALD

CARPET'

EMERALD CARPET
MANZANITAYES1 GAL-12"30"L
*ARC PACARCTOSTAPHYLOS 'PACIFIC
MIST'PACIFIC MIST MANZANITA NO1 GAL2' 8'L
SAT DOUSATUREJA DOUGLASIIYERBA BUENAYES4" POT6" 3'L

PERENNIALS

ACH MILACHILLEA MILLEFOLIUM
'SALMON'YARROWYES4" POT1' 1'L
HEU MAXHEUCHERA MAXIMAISLAND ALUM ROOTYES1 GAL1' 2'M
IRI DOUIRIS DOUGLASIANNADOUGLAS IRISYES1 GAL2'3'L

VER LIL
VERBENA LILACINA 'DE LA MINA' VERBENA DE LA MINA YES1 GAL2'30"L VINES
BIG CAP BIGNONIA CAPREOLATACROSSVINENO 15 GAL60'- - -M
CAM RAD CAMPSIS RADICANSTRUMPET VINENO 15 GAL40'- - -L

VIT CALVITIS CALIFORNICA 'ROGERS
RED'ROGERS RED WILD GRAPE NO 5 GAL15'- - -L
QTYSYMBOL ABBR.SCIENTIFIC NAMECOMMON NAMESTPA (Y/N)SIZEMATURE HEIGHT
MATURE

WIDTHWUCOLS
TREES
3CER OCCCERCIS OCCIDENTALISWESTERN REDBUDNO 36" BOX20' 15'L 4PLA RACPLATANUS RACEMOSACALIFORNIA SYCAMORENO 36" BOX50' 35'M 25PRU LAUPRUNUS LAUROCERASUSENGLISH LAURELYES 15 GAL30' 15'M

PLANTING SCHEDULE - GROUND FLOOR
plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L4.1
CONCEPTUAL PLANTING PLAN:

GROUND FLOORSCALE: SEE PLAN
40' 20' 0 10'
SCALE: 1" = 20'
N

THIS PLANS MEETS WATER-EFFICIENT LANDSCAPING REQUIREMENTS PER THE MODEL WATER EFFICIENCY LANDSCAPE ORDINANCE (MWELO) CONTAINED WITH CHAPTER 2.7, DIVISION 2, TITLE 23, CALIFORNIA CODE OF REGULATIONS.

SOIL MANAGEMENT NOTES

1.CONTRACTOR TO STRIP TOPSOIL TO DEPTH
ENCOUNTERED AND NO MORE THAN 12” IN A MANNER

TO PREVENT INTERMINGLING WITH UNDERLYING
SUBSOIL OR OTHER WASTE MATERIALS. REMOVE

SUBSOIL AND NONSOIL MATERIALS FROM TOPSOIL,

INCLUDING CLAY LUMPS, GRAVEL, AND OTHER OBJECTS
LARGER THAN 2 INCHES (50 MM) IN DIAMETER; TRASH,
DEBRIS, WEEDS, ROOTS, AND OTHER WASTE MATERIALS.

2.CONTRACTOR TO STOCKPILE TOPSOIL AWAY FROM EDGE

OF EXCAVATIONS WITHOUT INTERMIXING WITH SUBSOIL
OR OTHER MATERIALS. GRADE AND SHAPE STOCKPILES
TO DRAIN SURFACE WATER. COVER TO PREVENT
WINDBLOWN DUST AND EROSION BY WATER. LIMIT
HEIGHT OF TOPSOIL STOCKPILES TO 72 INCHES. DO NOT
STOCKPILE TOPSOIL WITHIN PROTECTION ZONES.

3.ALL SOILS & AMENDMENTS TO BE TESTED FOR

AGRICULTURAL SUITABILITY BY ONE OF THE FOLLOWING

ACCREDITED SOIL TESTING LABORATORY (OR APPROVED
EQUAL). COMPONENTS OF THE TEST SHALL INCLUDE ALL

MAJOR NUTRIENTS, PH, SALINITY, BORON, SODIUM,

MICRONUTRIENTS, COPPER, ZINC, MANGANESE AND

IRON, ADSORPTION RATE, ORGANIC CONTENT AND
TEXTURE. THE LABORATORY REPORT SHALL INCLUDE

RECOMMENDATIONS FOR ADJUSTING FERTILIZER AND
AMENDMENT QUANTITIES.

WAYPOINT ANALYTICAL, INC.
1101 SOUTH WINCHESTER BLVD, SAN JOSE CA 95128;
(408-727-0330)

4.UPON APPROVAL OF THE LABORATORY'S REPORT BY

THE LANDSCAPE ARCHITECT, THE RECOMMENDATIONS IN

THE REPORT SHALL BECOME A PART OF THE

SPECIFICATIONS AND THE SOIL PREPARATION

PROCEDURES, QUANTITIES OF SOIL AMENDMENT,

FERTILIZER AND OTHER ADDITIVES SHALL BE ADJUSTED

TO CONFORM WITH THE REPORT AT NO ADDITIONAL
COST TO THE OWNER.

5.SIGNIFICANT ISSUES WITH SOIL QUALITY WILL REQUIRE

SOIL TO BE RETESTED IN THE LOCATIONS IDENTIFIED ON

SOIL ANALYSIS PLAN, PRIOR TO PROCEEDING WITH

PLANT INSTALLATION, TO ENSURE THAT THE

RECOMMENDATIONS IN THE REPORT HAVE BEEN

FOLLOWED AND THE IN-SITU TOPSOIL IS
AGRICULTURALLY SUITABLE.

6.EXISTING PLANTING SOIL IS DEFINED AS ON-SITE

TOPSOIL THAT IS EITHER TO BE REMOVED AND

STOCKPILED FOR REUSE OR TO REMAIN IN PLACE
DURING CONSTRUCTION. SATISFACTORY PLANTING SOIL

SHALL BE FREE OF SUBSOIL, CLAY, LUMPS, STONES, AND
OTHER OBJECTS OVER 4" IN DIAMETER, AND WITHOUT
WEEDS, ROOTS, AND OTHER OBJECTIONABLE MATERIAL.

THE SOIL SHALL BE FERTILE, FRIABLE, NATURAL,

PRODUCTIVE SOIL CONTAINING A NORMAL AMOUNT OF

HUMUS, AND SHALL BE CAPABLE OF SUSTAINING
HEALTHY PLANT LIFE. SOIL SHALL NOT BE INFESTED

WITH NEMATODES OR WITH OTHER NOXIOUS ANIMAL LIFE
OR TOXIC SUBSTANCES. SOIL SHALL BE OBTAINED FROM

WELL-DRAINED, ARABLE LAND, AND SHALL BE OF AN
EVEN TEXTURE. SOIL SHALL NOT BE TAKEN FROM AREAS

ON WHICH ARE GROWING ANY NOXIOUS WEEDS SUCH AS

MORNING GLORY, EQUISETUM, OR BERMUDA GRASS,
ETC.

7.IF SUFFICIENT ON-SITE SURFACE TOPSOIL IS NOT

AVAILABLE, CONTRACTOR TO PROVIDE IMPORTED
PLANTING SOIL AS SPECIFIED BELOW. PLACEMENT OF

DISSIMILAR SOILS SHALL BE COORDINATED WITH

IRRIGATION ZONES BY THE CONTRACTOR TO MAINTAIN
SEPARATE VALVES FOR DISSIMILAR SOILS.

8.IMPORTED PLANTING SOIL SHALL BE SCREENED AND

SHALL BE FREE OF SUBSOIL, HEAVY OR STIFF CLAY,

ROCKS, GRAVEL, BRUSH, ROOTS, WEEDS, NOXIOUS

SEEDS, STICKS, TRASH, AND OTHER DELETERIOUS
SUBSTANCES.

9.THE SILT AND CLAY CONTENT OF IMPORTED PLANTING

SOIL SHALL NOT EXCEED THAT OF THE EXISTING SOIL IT
IS TO BE PLACED OVER. EXCEPT WHERE OTHERWISE
REQUIRED, IT SHALL BE A "SANDY LOAM" AS CLASSIFIED

IN ACCORDANCE WITH USDA STANDARDS WITH A
COMBINED TOTAL OF BETWEEN 25% TO 40% CLAY AND
SILT.

10.PLANTING SOIL FOR STORMWATER TREATMENT SHALL

BE USED IN LANDSCAPE AREAS DESIGNED FOR

INFILTRATION AND THE FILTRATION OF STORMWATER

RUNOFF BEFORE ENTERING THE STORM DRAIN SYSTEM
AS SPECIFIED BELOW AND AS SHOWN IN DRAWINGS.

11.ALL MATERIAL SHALL BE FREE OF TRASH AND DEBRIS,

EXPANSIVE CLAYS OR ANY OTHER DELETERIOUS
MATERIALS.

12.MATERIAL SHALL BE FREE OF SEEDS.

13.THE MINERAL COMPONENT SHALL BE CLASSIFIED AS

USDA SAND OR LOAMY SAND

14. PERCOLATION RATE MUST FALL IN THE RANGE OF 10
INCHES PER HOUR INITIAL RATE AND 5 INCHES

SUSTAINED RATE AS DETERMINED BY SPL METHOD
A06-2, UNLESS OTHERWISE SPECIFIED BY CIVIL
ENGINEER.

PLANTING NOTES

1. CONTRACTOR TO REFER TO PLANT LIST FOR PLANT SIZE
AND SPACING. USE TRIANGULAR SPACING UNLESS
OTHERWISE NOTED.

2. CONTRACTOR TO SUBMIT PLANT SAMPLES FOR
APPROVAL BY LANDSCAPE ARCHITECT, SEE SPECS.

3. CONTRACTOR TO VERIFY LOCATION AND DEPTH OF ALL

UTILITIES, STRUCTURES, AND IRRIGATION LINES BEFORE
DIGGING.

4. GROUNDCOVERS ARE TO EXTEND UNDER TREE AND
SHRUB PLANTINGS FOR FULL COVERAGE. SPACE
GROUNDCOVER 18" AWAY FROM TREES AND 12" AWAY
FROM SHRUBS.

5. SEE GRADING PLAN FOR FINISH GRADES. ALL FINISH

GRADES REFER TO FINISH GRADE OF MULCHED
LANDSCAPE.

6. ALL PLANTING AREAS, PLANTERS, AND POTS TO RECEIVE
3” OF MULCH, SEE SPECS.

7. PER SCMC, A MINIMUM OF FIFTEEN PERCENT OF THE

TREES PLANTED SHALL BE TWENTY-FOUR-INCH BOX OR
GREATER IN SIZE. ALL OTHER TREES SHALL BE A

MINIMUM OF FIFTEEN GALLONS IN SIZE WITH A ONE-INCH
DIAMETER AT FORTY-EIGHT INCHES FROM GRADE.

NEWLY PLANTED TREES SHALL BE SUPPORTED WITH
STAKES OR GUY WIRES.
*PLANTS USED IN CALTRANS ROW

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OLE EUR
Xref P:\2020\2202032\drawings\outgoing\consultants\civil (BKF)\211110-Backgrounds\211110 - 6th lvl Plan-Floor Plan - LEVEL 6 - Export-2202032-00_405 Industrial Rd San Carlos_TI_R21-rvt-1-LEVEL 6 - Export.dwg DN
405 INDUSTRIAL ROAD
APN 046-051-080
ROOF
PA

ARB MAR
STPA
PA
STPA

PAPAPAPAPAPAPAPA
PA PA
STPA
QTYSYMBOL ABBR.SCIENTIFIC NAMECOMMON NAMESTPA (Y/N)SZEMATURE HEIGHT
MATURE

WIDTHWUCOLS
TREES
ARB MARARBUTUS 'MARINA'STRAWBERRY TREEYES 24" BOX25'30'L OLE EUROLEA EUROPAEA 'SWAN HILL'OLIVENO 24" BOX35'30'VL

PLANTING SCHEDULE - ROOF TERRACES
QTYSYMBOL ABBR. SCIENTIFIC NAMECOMMON NAMESTPA (Y/N)SIZE SPACINGMATURE HEIGHT
MATURE

WIDTHWUCOLS
SHRUBS
ACA COGACACIA COGNATA 'COUSIN ITT'COUSIN ITT ACACIANO 5 GAL 3' O.C. 30" 3'L

CAL LILCALLISTEMON 'LITTLE JOHN'LITTLE JOHN DWARD BOTTLE BRUSHYES 5 GAL 30" O.C. 2'3'L
GAR ELLGARRYA ELLIPTICASILK TASSELYES 10 GAL 5' O.C.6' 6'L LAV ASSLAVATERA ASSURGENTIFLORATREE MALLOWNO 10 GAL 5' O.C.6' 6'L MEL NESMELALEUCA NESOPHILAPINK MELALEUCANO 10 GAL 3' O.C.6' 6'L OLE MONOLEA MONTRA 'LIL OLLIE'DWARF OLIVENO 5 GAL 3' O.C.3'4'L GAL SPEGALVEZIA SPECIOSAISLAND SNAPDRAGONNO 5 GAL 3' O.C.3' 3'L

GROUNDCOVERS

ARC EMEARCTOSTAPHYLOS 'EMERALD

CARPET'

EMERALD CARPET
MANZANITAYES1 GAL 12" O.C.
6"3'L
ERI GLAERIGERON GLAUCUSBEACH ASTERYES 1 GAL 18" O.C.12" 2'L SEN MANSENECIA MANDRIALISCAEBLUE CHALK FINGERSNO 1 GAL 18" O.C. 12" 2'L

GRASSES & RUSHES

CAL KARCALAMAGROSTIS 'KARL

FOERSTER'

KARL FOERSTER FEATHER
REED GRASSYES 4" POT 3' O.C.3' 3'M
JUN PATJUNCUS PATENSCALIFORNIA GREY RUSH YES 1 GAL 3' O.C.3' 3'L

MUH CAPMUHLENBERGIA CAPILLARIS
'WHITE CLOUD'WHITE CLOUD GRASS YES 4" POT 3' O.C.3' 3'L

SUCCULENTS
AGA BLUAGAVE 'BLUE GLOW'BLUE GLOW AGAVENO 5 GAL 18" O.C. 18" 18"VL

YUC BRIYUCCA 'BRIGHTSTAR'BRIGHT STAR SPANISH
DAGGERNO 5 GAL 3' O.C.3' 3'VL

EXISTING TREE

PROPOSED TREE

PLANTING AREA

STORMWATER

PLANTING AREA - FLOW

THROUGH PLANTER
LEGEND
PA
STPA
plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L4.2
CONCEPTUAL PLANTING PLAN:

ROOF TERRACESSCALE: SEE PLAN
N
40' 20' 0 10'
SCALE: 1" = 20'

THIS PLANS MEETS WATER-EFFICIENT LANDSCAPING REQUIREMENTS PER THE MODEL WATER EFFICIENCY LANDSCAPE ORDINANCE (MWELO) CONTAINED WITH CHAPTER 2.7, DIVISION 2, TITLE 23, CALIFORNIA CODE OF REGULATIONS.

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plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L4.3

CONCEPTUAL PLANTING IMAGERY
SCALE:

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plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L4.4

PLANT PALETTE
GROUND FLOORSCALE: SEE PLAN

PINUS CANARIENSIS

CANARY ISLAND PINE
*PLATANUS RACEMOSA

CALIFORNIA SYCAMORE

PRUNUS LAUROCERASUS

ENGLISH LAUREL

ACACIA COGNATA
"COUSIN IT" ACACIA
*BACCHARIS PILULARIS 'TWIN PEAKS'

TWIN PEAKS DWARF COYOTE BRUSH

MAHONIA EURYBRACTEATA

SOFT CARESS MAHONIA
TREES
SHRUBS

OLEA MONTRA

DWARF OLIVE

RHAMNUS 'LITTLE SUR'

LITTLE SUR COFFEE BERRY

RHAMNUS 'LEATHERLEAF'

LEATHERLEAF COFFEE BERRY
FERNS

POLYSTICHUM MUNTUM

WESTERN SWORD FERN

WOODWARDIA FIMBRIATA

GIANT CHAIN FERN

DIETES IRIOIDES

FORTNIGHT LILY

BOUTELOUA 'BLONDE AMBITION'

BLONDE AMBITION GRAMA GRASS

CAREX TUMILICOLA

BERKELEY SEDGE

JUNCUS CALIFORNICA
JUNCUS

GRASSES & RUSHES

CHONDROPETALUM TECTORUM

CAPE RUSH

ARCTOSTAPHYLOS 'EMERALD CARPET'

EMERALD CARPET MANZANITA
*ARCTOSTAPHYLOS 'PACIFIC MIST'

PACIFIC MIST MANZANITA

GROUNDCOVERS

SATUREJA DOUGLASII

YERBA BUENA

PERENNIALS

ACHILLEA MILLEFOLIUM 'SALMON'
YARROW

HEUCHERA MAXIMA

ISLAND ALUM ROOT
VERBENA LILACINA "DE LA MINA"

VERBENA DE LA MINA

BIGNONIA CAPREOLATA

CROSSVINE

CAMPSIS RADICANS

TRUMPET VINE

VITIS CALIFORNICA 'ROGERS RED'

ROGERS RED WILD GRAPE
VINES

IRIS DOUGLASIANNA

DOUGLAS IRIS

CERCIS OCCIDENTALIS

WESTERN REDBUD
*FESTUCA MAIREI

ATLAS FESCUE
*MYRICA CALIFORNICA

PACIFIC WAX MYRTLE
*HETEROMELES ARBUTIFOLIA
TOYON
* PLANTS USED IN CALTRANS ROW

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plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L4.5

PLANT PALETTE
ROOF TERRACESSCALE: SEE PLAN

ARBUTUS MARINA

STRAWBERRY TREE

OLEA EUROPAEA
OLIVE "SWAN HILL"

ACACIA COGNATA
"COUSIN IT" ACACIA

GARRYA ELLIPTICA

SILK TASSEL

LAVATERA ASSURGENTIFLORA

TREE MALLOW
TREES
SHRUBS

OLEA MONTRA

DWARF OLIVE

GALVEZIA SPECIOSA

ISLAND SNAPDRAGO

ERIGERON GLAUCUS

BEACH ASTER

GRASSES & RUSHES

CALAMAGROSTIS 'KARL FOERSTER'

KARL FOERSTER FEATHER REED GRASS

MUHLENBERGIA CAPILLARIS 'WHITE CLOUD'

WHITE CLOUD GRASS

AGAVE 'BLUE GLOW'

BLUE GLOW AGAVE

YUCCA 'BRIGHTSTAR'

BRIGHTSTAR SPANISH DAGGER

CALLISTEMON

LITTLE JOHN DWARF BOTTLE BRUSH

MELALEUCA NESOPHILA

PINK MELALEUCA

GROUNDCOVER

ARCTOSTAPHYLOS 'EMERALD CARPET'

EMERALD CARPET MANZANITA

SENECIA MANDRIALISCAE

BLUE CHALK FINGERS

JUNCUS CALIFORNICA
JUNCUS

SUCCULENTS
SHRUBS

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INDUSTRIAL WAY

HOLLY STREET
N46*51'36''F 476.39'
L=174.16' R=553.00'
= 18*02'41''
N24*42'40''W 117.72'
L=62.88' R=347.00'
= 10*23'00''
L=123.53' R=147.00'
= 48*08'54''
N33*49'14''W 105.32'
N43*08'24''W 366.26'
N46*51'36''E 136.74'
N42*08'24''W 53.01'

STORM DRAIN

EASEMENT TO CITY

OF SAN CARLOS
PER 7768 OR 394
CALTRANS HIGHWAY 101

DELIVERIES

TRASH ROOM MAIN ELECTRICAL ROOM

EMERGENCY ELECTR ROOMFIRE PUMP ROOM
405 INDUSTRIAL ROAD
SS
SD
APN 046-051-080

PROPERTY LINE

PROPERTY LINE PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
SD
SD

PLA RAC
1 PLA RAC
1 PLA RAC
2 CER OCC
3PRU LAU
25 TREES

QTYABBR SCIENTIFIC NAMECOMMON NAMENATIVE (Y/N)MATURE
HEIGHT
MATURE

WIDTHWUCOLS
3CER OCCCERCIS OCCIDENTALISWESTERN REDBUDYES20' 15'L
4 PLA RACPLATANUS RACEMOSACALIFORNIA SYCAMOREYES50' 50'M 25 PRU LAUPRUNUS LAUROCERASUSENGLISH LAURELYES30' 15'M
TOTAL32

PLANT PALETTE - TREE CANOPY

TREE CANOPY LEGEND

NEW TREE CANOPY AT PLANTING
NEW TREE CANOPY AT 15 YEARS AFTER PLANTING
NEW TREE CANOPY AT 30 YEARS AFTER PLANTING
plot date : 6/17/2021 9:54:23 AM
SCALE:

SAN CARLOS, CA 94070
405 INDUSTRIAL ROAD
DATE:

PROJECT #2202032.00
DATE: 08/08/2022L5.1

TREE CANOPY STUDY
SCALE: SEE PLAN
40' 20' 0 10'
SCALE: 1" = 20'
40' 20' 0 10'
SCALE: 1" = 20'
N

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Exhibit C

CITY COUNCIL FINDINGS
405 INDUSTRIAL ROAD PROJECT

Planned Development Zoning and Planned Development Plan Findings:

A. The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply.

Basis for Finding: The City does not have an adopted Specific Plans, however the East Side Innovation District Vision Plan is considered a guiding document for development in the area.

The project is consistent with the East Side Vision planning strategies within the area, including enhancing Industrial Road as a green boulevard, locating taller buildings along Industrial Road and provision of community benefits. The project is consistent with the General Plan as described in the section above and the General Plan classification of General Commercial/Industrial does not have an intensity limitation. The project complies with the LC Zoning District development standards except for height, floor area and on-site landscaped area.

B. The subject site is physically suitable for the type and intensity of the land use being proposed;

Basis for Finding: The proposed project is consistent with the General Plan land use classification, which seeks to allow retail service, office, research and development and industrial uses. This designation offers maximum flexibility for non-residential use. The research and development use would be compatible with other research and development uses in the surrounding area. The 2.41-acre site is large enough to accommodate the intensity of development while providing limited landscaping, adequate on-site circulation and adequate emergency access.

C. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of PD plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;

Basis for Finding: The City has undertaken an environmental review of the project as required by the California Environmental Quality Act (CEQA), including a complete Initial Study/Mitigated Negative Declaration and a separate Transportation Impact Analysis. The analysis concluded that there will not be a significant reduction in traffic levels of service associated with the project.

There are no anticipated public service concerns associated with the project that would be detrimental to the public health, safety, or welfare.

D. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;

Basis for Finding: The project includes demolition of the existing buildings and construction of a new research and development office/lab. The project has been designed to be in scale with other newer developments in the area including PAMF and Meridian 25 (825/835 Industrial Road). The upper level of the building steps back from Industrial Road to reduce the apparent

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Packet Pg. 476

mass of the building. Planting is proposed to screen the balcony level and along the western side of the site as a green screen of the lower building levels.

E. The development generally complies with applicable adopted design guidelines; and

Basis for Finding: The City does not have adopted design guidelines. The project has undergone review by City staff to ensure quality architecture. The project site is at a key location identified as a Landmark and Gateway site in the General Plan and Zoning Code. The consistent theme is that this site is a “gateway” to the City of San Carlos intended to be redeveloped with a substantial building. The building design along the rear of the site adjacent to US Highway 101 provide visual interest with the step backs and alternating glass finishes.

F. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered:

1. Appropriateness of the use(s) at the proposed location.

2. The mix of uses, housing types, and housing price levels.

3. Provision of units affordable to persons and families of low and moderate income or to lower income households.

4. Provision of infrastructure improvements.

5. Provision of open space.

6. Compatibility of uses within the development area.

7. Creativity in design and use of land.

8. Quality of design, and adequacy of light and air to the interior spaces of the buildings.

9. Overall contribution to the enhancement of neighborhood character and the environment of San Carlos in the long term.

Basis for Finding: The proposed development complies with the development standards in the zoning code with the exception of height, floor area and landscaped area. The property is located between Industrial Road, Holly Street and US Highway 101 and is appropriate for higher intensity land use. The project includes contribution of community benefit that may be utilized to benefit the adjacent neighborhood.

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ORDINANCE NO. ___

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS APPROVING A DEVELOPMENT AGREEMENT WITH MENLO BCSP 405
PROPERTY, LLC FOR THE 405 INDUSTRIAL PROJECT
The City Council of the City of San Carlos does ordain as follows:

SECTION 1:

WHEREAS, pursuant to Title 18 of the City of San Carlos Municipal Code Menlo BCSP 405 Property LLC filed an application for approval of a Development Agreement in conjunction with its application for a Planned Development Plan and accompanying Zoning Map Amendment, Design Review, Grading and Dirt Haul Certificate, and Transportation Demand Management Plan to facilitate the development of the 405 Industrial Life Science/Research & Development Project (“Project”); and
WHEREAS, the City has determined that the Project is a development for which a development agreement is appropriate in order to: 1) eliminate uncertainty in the City’s land use planning for the project and provide for the orderly development of the project; 2) assure installation of necessary improvements on the property; 3) provide for the public infrastructure and services appropriate to the development of the project; 4) secure City improvements that benefit the community; 5) provide for the developer to deliver community benefits in excess of those that the City could require as conditions of approval; and 6) otherwise achieve the goals and purposes of Chapter 18.37 of the SCMC; and
WHEREAS, by Resolution PC2022-09, adopted on September 19, 2022, the Planning Commission recommended the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in the Mitigated Negative Declaration; and
WHEREAS, by Resolution PC2022-10, adopted on September 19, 2022, the Planning Commission recommended the City Council approve the Zoning Map Amendment to change the site from Landmark Commercial (LC) Zoning District to Planned Development (PD) Zoning District and adopt the Planned Development Plan; and
WHEREAS, the Planning Commission discussed the specific terms of the Development Agreement and recommended the City Council adopt the Development Agreement by Resolution PC2022-10, adopted on September 19, 2022; and
WHEREAS, at a duly noticed public hearing held on September 19, 2022, the Planning Commission approved the Design Review, Grading and Dirt Haul Certificate, and the Transportation Demand Management Plan, subject to approval of the Planned Development Plan and effective on the effective date of the Planned Development Plan; and WHEREAS, by Resolution 2022-XX, adopted November 14, 2022, the City Council adopted the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in Mitigated Negative Declaration; and

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WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing on November 14, 2022 and introduced an ordinance amending the Zoning Map to change the site from Landmark Commercial Zoning District (LC) to Planned Development Zoning District (PD) and adopted the Planned Development Plan; and
WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing regarding the adoption of the Development Agreement on November 14, 2022.

SECTION 2: The City Council finds that the Development Agreement is consistent with the General Plan as described in Exhibit A.

SECTION 3: The City Council hereby approves the Development Agreement included as Exhibit B and the City Manager is hereby authorized to execute the Development Agreement on behalf of the City. The City Manager is further authorized, with concurrence of the City Attorney, to approve minor, non-monetary amendments to the Development Agreement that are necessary for the development of the 405 Industrial Project as contemplated in the Development Agreement and Project Approvals.

SECTION 4: Severability. The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.

SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
****

I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 14 th day of November, 2022 and passed and adopted as an Ordinance of the City of San Carlos at a regular meeting thereof held on the _____ day of _________, 2022 by the following vote:

AYES, COUNCILMEMBERS: __________________________________________________ NOES, COUNCILMEMBERS: _________________________________________________ ABSENT, COUNCILMEMBERS: _______________________________________________ ______________________________
CITY CLERK of the City of San Carlos
APPROVED:

MAYOR of the City of San Carlos
Exhibits:

A. Consistency with the General Plan
B. Development Agreement

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EXHIBIT A

GENERAL PLAN POLICIES
The site at 405 Industrial Road has a General Plan land use designation of General Commercial/Industrial. The proposed life science/research and development project is consistent with the following General Plan Polices
•LU-5.2: Implement the City’s adopted Economic Development Plan, which is updated annually as it relates to supporting the local economy. •LU-5.3: Support and encourage businesses and land uses that contribute to the City’s financial viability.
•LU-5.7: Support high-wage industries that provide quality jobs for workers at all education levels.
•LU-5.9: Encourage new commercial development on parcels fronting Highway 101 to expand the City’s tax base and to be of high-quality design. •LU-5.13: Consider use of multiple level parking facilities to provide increased space where available land is limited.
•LU-5.15: Promote economic revitalization on underutilized parcels designated for higher intensity land uses.
•LU-6.1: Support commercial/industrial activity and businesses on the East Side. •LU-6.2: Prohibit the conversion of property designated for industrial/commercial land on the East Side to non-industrial/commercial uses. ·Ensure proposed new uses in the East Side do not introduce land use conflicts that would adversely impact industrial/commercial activities.
•LU-6.3: Support the expansion of key growth industries while maintaining the overall diversity of land uses within East Side employment areas. •LU-6.4: Encourage the development of the Landmark sites at the intersection of Industrial Road and Holly Street.
•LU-6.6: Encourage new development on the East Side to feature high quality architecture that reinforces the character of the area.
•LU-8.1: Require all development to feature high quality design that enhances the visual character of San Carlos.
•LU-8.3: Encourage design features and amenities in new development and redevelopment, including, but not limited to:
oVisual buffers.
oFacilitation of pedestrian activity.
oDistinctiveness and variety in architectural design
•LU-8.4: Promote pedestrian-scaled design through site planning, building design, finish details and landscaping for all types of development by requiring height and locational transitions between buildings of varied levels that are sensitive to the interrelationships of surrounding uses and structures, especially residential. •LU-8.5: Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic detailing, such as balconies and window trims. •LU-8.8: Encourage design of convenient pedestrian walkways with shade and minimal tripping hazards, preferably with landscape buffers.
•LU-8.10: On all sides of buildings, require the incorporation of quality architectural design elements for all building façades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines.

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•LU-8.18: Encourage “green building” practices in new development and redevelopment, such as those that make a building more energy efficient and reduces its effect on human health and the environment through better siting, design, construction, maintenance and operation.
•LU-11.1: Require high quality design for buildings at visually significant locations in gateway areas.
•LU-11.2: Encourage design features, such as landscaping, art and displays in gateway areas that are welcoming, attractive and contribute to a unique sense of place. •LU-11.3: Encourage distinctive architectural features, such as tower elements or a plaza at building entry, for buildings located at visually significant locations within gateway areas. •LU-11.5: Limit the visibility of surface parking within gateway areas through landscaping and architectural treatments such as low decorative walls or trellises. •LU-11.6: Discourage the use of sound walls within gateway areas. If sound walls cannot be avoided, ensure that soundwalls are designed to be attractive and well landscaped. •LU-11.9: Ensure that new development on the Landmark sites at the northeast and southeast corners of Holly Street and Industrial Road function as the primary gateway features for the Holly Street Gateway area. Site planning, building treatments, pedestrian improvements and landscape features shall exhibit exceptional design and respect integrity of adjacent uses including nearby residential properties. •LU-11.11: Ensure that new development or redevelopment on the northwest and southwest corners of Holly Street and Industrial Road complies with the policies set forth in Land Use Goal 5.
•LU-11.12: Develop welcoming gateway areas that emphasize the unique qualities of San Carlos.
•CSH-3.1: Strive to reduce base-line and development-related traffic by 20 percent through public-private partnership efforts.
•CSH-3.2: Support city-wide efforts to reduce vehicular trips within and through the community.
•CSH-3.3 Support the incorporation of Transportation Demand Measures in new development to reduce traffic impacts.
•CSH-3.11: New developments and businesses shall be required to provide adequate loading, unloading and delivery areas, and/or shall be required to conduct such activities during nonbusiness/ peak hours
•EM-11.9 Coordinate with major employers, neighboring municipalities, transit agencies and providers to enhance regional transit and shuttle service.

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DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (“Agreement”) dated for reference purposes as of _____________, 2022 (“Agreement Date”), is entered into by and between MENLO BCSP 405 Property LLC_, a Delaware limited liability company (“Developer”) and the CITY OF SAN CARLOS, a California municipal corporation (“City”). Developer and City are sometimes referred to individually herein as a “Party” and collectively as the “Parties.”

R E C I T A L S
This Agreement is entered into on the basis of the following facts, understandings and intentions of the Parties. The following recitals are a substantive part of this Agreement; capitalized terms used herein and not otherwise defined are defined in Article 1 of this Agreement.

A. In order to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic costs and risks of development, the Legislature of the State of California enacted section 65864 et seq. of the Government Code (“Development Agreement Statute”), which authorizes a city and a developer having a legal or equitable interest in real property to enter into a binding, long-term development agreement, establishing certain development rights in the property.

B. In accordance with the Development Agreement Statute, the City Council has adopted a development agreement ordinance codified as Chapter 18.37 of the City’s Municipal Code (“Development Agreement Ordinance”), which authorizes the execution of development agreements and sets forth the required contents and form of those agreements. The provisions of the Development Agreement Statute and the City’s Development Agreement Ordinance are collectively referred to herein as the “Development Agreement Law.” C. Developer is the fee owner of that certain real property located at 405 Industrial Road designated as APN 046-051-080 and more particularly described and depicted in Exhibits A and B attached hereto and incorporated herein (“Property”). The Property is currently developed with public storage buildings.

D. Developer intends to develop the Property with a 6-story building with four stories of life science office/research and development space (206,708 square feet) above 2 levels of above grade parking (89,907 square feet) and two levels of below grade parking as more particularly shown in those certain Planned Development Plans, prepared by RMW,dated Aug.

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8, 2022, entitled “Planning Package for 405 Industrial Road” (“Project”).

E. This Agreement sets forth, among other things, the applicable fees, policies and zoning requirements that apply to development of the Project, and provides Developer with a vested right to develop the Project on the Property in accordance with the Planned Development Zoning and the Planned Development Plan approved by the City for the Project as well as the City’s General Plan, and the other relevant land use designations and zoning provisions applicable to the Property, each as in effect as of the Effective Date, and more particularly defined in Recital H, below as “Existing Approvals” and this Agreement.

F. The City has prepared a draft Initial Study and Mitigated Negative Declaration report for the Project (“MND”) and held hearings pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code section 21000 et seq.). On August 9, 2022, the City circulated the Initial Study/Mitigated Negative Declaration for public review and comment for a period through September 8, 2022. City published the Response to Comments together with the Initial Study/Mitigated Negative Declaration on September 15, 2022.

G. The Planning Commission on September 19, 2022, recommended the following action by adoption of Resolutions Nos. PC2022-09 and PC 2022-10 to the City Council:
certification of the Initial Study/Mitigated Negative Declaration (MND), approval of the Planned Development Zoning and Planned Development Plan and this Agreement. The Planning Commission approved the Design Review and Transportation Demand Management Plan subject to the approval of the Planned Development Zoning and Plan.

H. Prior to or concurrently with approval of this Agreement, the City has taken or will take the following actions to review and plan for the future development and use of the Project (collectively, the “Existing Approvals”):

1. Certification of the MND by Resolution No. _______ adopted by the City Council on _______________;

2. Approval of rezoning by Ordinance No. ________ adopted by the City Council on _____________;
I. Under this Agreement, Developer will provide substantial public benefits in connection with the Project including off-site landscape improvements along Industrial Road and a contribution of $4,200,000 to the City in community benefits, all as more specifically described in Article 6 and Exhibit D to this Agreement.

J. City has determined that by entering into this Agreement, City will further the purposes set forth in the Development Agreement Ordinance and City will benefit from public benefits provided by the Developer to complete improvements within the GESC neighborhood, with specific projects yet to be determined by the City Council.

K. For the reasons recited herein, City and Developer have determined that the Project is a development for which this Agreement is appropriate. This Agreement will eliminate uncertainty regarding Project Approvals, thereby encouraging planning for, investment in, and commitment to use and development of the Property. Development of the Property in

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accordance with the terms of this Agreement will in turn provide substantial public benefits to the City, thereby achieving the goals and purposes for which the Development Agreement Law was enacted.

L. The terms and conditions of this Agreement have undergone review by City staff, the Planning Commission and the City Council at publicly noticed meetings, and have been found to be fair, just and reasonable, in conformance with the Development Agreement Law and the goals, policies, standards and land use designations specified in the General Plan, and consistent with the requirement under Government Code Section 65867.5, and further, the City Council finds that the economic interests of City’s citizens and the public health, safety and welfare will be best served by entering into this Agreement.

M. City has approved this Agreement by Ordinance No. __________, adopted by the City Council on _________________ (“Enacting Ordinance”).

NOW, THEREFORE, in consideration of the mutual promises, covenants and provisions set forth herein, the receipt and adequacy of which are hereby acknowledged, the Parties agree as follows:

A G R E E M E N T
ARTICLE 1.

DEFINITIONS

1.1 Definitions.
“Administrative Amendment” is defined in Section __.
“Advanced Costs” is defined in Section 5.3.2.
“Agreement” means this Development Agreement.
“Agreement Date” means the reference date identified in the preamble to this Agreement.
“Annual Review Form” is defined in Section 7.2.1.
“Applicable City Regulations” means (a) the permitted uses of the Property, the maximum density and/or total number of residential units, the intensity of use, the maximum height and size of the proposed buildings, provisions for reservation or dedication of land for public purposes, the conditions, terms, restrictions, and requirements for subsequent discretionary actions, the provisions for public improvements and financing of public improvements, and other terms and conditions of development applicable to the Property as set forth in the General Plan of the City on the Effective Date, the Municipal Code of the City on the Effective Date, and the other ordinances, policies, rules, regulations, standards and specifications of the City in effect on the Effective Date; (b) New City Laws that apply to the Property as set forth in Section 4.3.3, 4.3.4 or 4.3.6 herein; and (c) regulations that apply to the Property as set

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forth in Section 4.3.1 and 4.3.2 herein.
“Applicable Law” means (a) all State and Federal laws and regulations applicable to the Property and the Project as enacted, adopted and amended from time to time and (b) the Applicable City Regulations.
“CEQA” is defined in Recital F.
“Changes in the Law” is defined in Section 4.3.6.
“City” means city of San Carlos, a California municipal corporation. “City Council” means City Council of the City of San Carlos. “Claims” means liabilities, obligations, orders, claims, damages, fines, penalties and expenses, including attorneys’ fees and costs.
“Connection Fees” means those fees charged by City or by a utility provider to utility users as a cost for connecting to water, sanitary sewer and other applicable utilities. “Default” is defined in Section 12.1.
“Developer” means MENLO BCSP 405 Property LLC .
“Development Agreement Law” is defined in Recital B.
“Development Agreement Ordinance” is defined in Recital B. “Development Agreement Statute” is defined in Recital A. “Effective Date” is defined in Section 3.1.
“Enacting Ordinance” is defined in Recital M.
“Exactions” means exactions imposed by City as a condition of developing the Project as more particularly set forth in Section 5.2 and in connection with Subsequent Project Approvals, as set forth in 11.2 of this Agreement which may include requirements for acquisition, dedication or reservation of land; and obligations to construct on-site or off-site public and private infrastructure improvements such as roadways, utilities or other improvements necessary to support the Project, whether such exactions constitute subdivision improvements, mitigation measures in connection with environmental review of the Project, or impositions made under Applicable City Regulations. For purposes of this Agreement, Exactions do not include Impact Fees.
“Existing Approvals” is defined in Recital H.
“General Plan” means the General Plan of the City of San Carlos in effect as of the Effective Date.

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“Impact Fees” means the monetary fees and impositions more particularly set forth in Section 5.1.1, below and in Exhibit C, attached, hereto, other than taxes and assessments, charged by City in connection with a development project for the purpose of defraying all or a portion of the cost of mitigating the impacts of a development project or development of the public facilities and services related to a development project, including any “fee” as that term is defined by Government Code section 66000(b). For purposes of this Agreement, a monetary fee or imposition that meets both the definition of an Impact Fee and the definition of an Exaction will be considered an Impact Fee.
“Initial Term” is defined in Section 3.2.1.
“Insubstantial Amendment” is defined in Section 9.2.
“Litigation Challenge” is defined in Section 11.6.2.
“Mitigated Negative Declaration (MND)” is defined in Recital F. “MMRP” means the Mitigation Monitoring and Reporting Program adopted by the City Council in connection with its certification of the MND. “Mortgage” is defined in Section 8.1.
“Mortgagee” is defined in Section 8.1.
“Municipal Code” means the Municipal Code of the City of San Carlos in effect as of the Effective Date.
“New City Laws” means and includes any ordinances, resolutions, orders, rules, official policies, standards, specifications, guidelines or other regulations, which are promulgated or adopted by the City (including but not limited to any City agency, body, department, officer or employee) or its electorate (through the power of initiative or otherwise) after the Effective Date. “Notice” is defined in Section 13.7.
“Other Agency Fees” is defined in Section 5.1.4.
“Other Agency Subsequent Project Approvals” means Subsequent Project Approvals to be obtained from entities other than City.
“Party/Parties” is defined in the introductory paragraph preceding the Recitals of this Agreement.
“Permitted Delay” is defined in Section 13.2.
“Planning Commission” means the Planning Commission of the City of San Carlos. “Prevailing Wage Components” is defined in Section 5.3.2. “Prevailing Wage Laws” is defined in Section 5.3.

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“Processing Fees” means all fees charged on a City-wide basis to cover the cost of City processing of development project applications, including any required supplemental or other further environmental review, plan checking (time and materials) and inspection and monitoring for land use approvals, design review, grading and building permits, General Plan maintenance fees, and other permits and entitlements required to implement the Project, which are in effect at the time those permits, approvals or entitlements are applied for, and which fees are intended to cover the City’s actual and reasonable costs of processing the foregoing. “Project” is defined in Recital D.
“Project Approvals” means the Existing Approvals and, when and as approved in accordance with the terms of this Agreement, the Subsequent Project Approvals. “Property” is defined in Recital C.
“Subsequent Project Approvals” is defined in Section 11.1. “Term” is defined in Section 3.2.1.

ARTICLE 2.

GENERAL PROVISIONS

2.1 Ownership of Property The Parties hereby acknowledge that, as of the Effective Date, Developer has a a fee interest in the Property.

ARTICLE 3.

EFFECTIVE DATE; OPERATIVE DATE; TERM; FORCE MAJEURE;

REPRESENTATIONS

3.1 Effective Date. This Agreement shall become effective the date that is thirty (30) days after the date the Enacting Ordinance is adopted (“Effective Date”).

3.2 Term.

3.2.1 Term of Agreement. The “Term” of this Agreement shall commence on the Effective Date and shall expire on the tenth (10th) anniversary of the Effective Date, unless extended or earlier terminated as provided herein.

3.2.2 Effect of Termination. Upon the expiration of the Term, this Agreement shall be deemed terminated and of no further force and effect, subject, however, to the provisions set forth in Section 12.7

3.3 City Representations and Warranties. City represents and warrants to Developer that:

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3.3.1 City is a municipal corporation, and has all necessary powers under the laws of the State of California to enter into and perform the undertakings and obligations of City under this Agreement.

3.3.2 The execution and delivery of this Agreement and the performance of the obligations of City hereunder have been duly authorized by all necessary City Council action and all necessary approvals have been obtained.

3.3.3 This Agreement is a valid obligation of City and is enforceable in accordance with its terms.

3.3.4 The foregoing representations and warranties are made as of the Agreement Date.

During the Term of this Agreement, City shall, upon learning of any fact or condition which would cause any of the warranties and representations in this 3.3 not to be true, immediately give written Notice of such fact or condition to Developer.

3.4 Developer Representations and Warranties. Developer represents and warrants to City that:

3.4.1 Developer is duly organized, validly existing and in good standing under the laws of the State of California and has all necessary powers under the laws of the State of California to own property interests and in all other respects enter into and perform the undertakings and obligations of Developer under this Agreement.

3.4.2 The execution and delivery of this Agreement and the performance of the obligations of Developer hereunder have been duly authorized by all necessary corporate, partnership or company action and all necessary shareholder, member or partner approvals have been obtained.

3.4.3 This Agreement is a valid obligation of Developer and is enforceable in accordance with its terms.

3.4.4 Developer has not (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary petition in bankruptcy or suffered the filing of any involuntary petition by Developer’s creditors, (iii) suffered the appointment of a receiver to take possession of all, or substantially all, of Developer’s assets, (iv) suffered the attachment or other judicial seizure of all, or substantially all, of Developer’s assets, (v) admitted in writing its inability to pay its debts as they come due, or (vi) made an offer of settlement, extension or composition to its creditors generally.

The foregoing representations and warranties are made as of the Agreement Date.

During the Term of this Agreement, Developer shall, upon learning of any fact or condition which would cause any of the warranties and representations in this 3.4 not to be true, immediately give written Notice of such fact or condition to City.

ARTICLE 4.

DEVELOPMENT OF PROPERTY

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4.1 Vested Rights. City hereby grants to Developer a vested right to develop and construct the Project at the Property, including all on-site and off-site improvements authorized by, and in accordance with, the Project Approvals. Except as otherwise provided in this Agreement, no New City Laws that conflict with this Agreement, the Applicable City Regulations, or the Project Approvals shall apply to the Project or the Property. For purposes of this Section and Section 4.3, the word “conflict” means any modifications that purport to: (i) limit the Project Approvals, including but not limited to the permitted uses of the Property, the maximum density and intensity of use (including but not limited to floor area ratios of buildings and the overall maximum number of residential units), or the maximum height and size of proposed buildings; (ii) impose requirements for reservation or dedication of land for public purposes or requirements for infrastructure, public improvements, or public utilities, other than as provided in the Project Approvals; (iii) impose conditions upon development of the Property other than as permitted by Applicable Law, Changes in the Law, and the Project Approvals; (iv) limit the timing, phasing, sequencing, or rate of development of the Property; (v) limit the location of building sites, grading or other improvements on the Property in a manner that is inconsistent with the Existing Approvals; (vi) limit or control the ability to obtain public utilities, services, infrastructure, or facilities (provided, however, nothing herein shall be deemed to exempt the Project or the Property from any water use rationing requirements that may be imposed on a City-wide basis from time to time in the future or be construed as a reservation of any existing sanitary sewer or potable water capacity); (vii) require the issuance of additional permits or approvals by the City other than those required by Applicable Law and the Existing Approvals; (viii) increase the permitted Impact Fees or add new Impact Fees, except as permitted by Section 5.1 of this Agreement; (ix) establish, enact, increase, or impose against the Project or the Property any special taxes or assessments other than those specifically permitted by this Agreement, including Section 5.5 (x) apply to the Project any New City Laws that are not uniformly applied on a City-wide basis to all substantially similar types of development projects and project sites (i.e., to all for sale residential projects, to all rental residential projects, to all office projects, to all mixed-use projects etc.); or (xi) impose against the Project any condition, dedication or other Exaction not specifically authorized by Applicable Law or the Project Approvals. To the extent that New City Laws conflict with the vested rights granted pursuant to this Agreement, they shall not apply to the Property or the Project, except as provided in 4.3, below.

4.2 Development and Design Standards. The Project shall be developed in conformance with the Existing Approvals and Applicable City Regulations, including the General Plan and the zoning in effect as of the Effective Date. The design, permitted uses, FAR, maximum height and size of buildings and development standards shall all be in accordance with the Existing Approvals and Applicable City Regulations.

4.3 Reservations of Authority. Notwithstanding any other provision of this Agreement to the contrary, the following regulations and provisions shall apply to the development of the Project:

4.3.1 Procedural Rules. Regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure then applicable in City at the time of building permit application;

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4.3.2 Uniform Construction Codes. Regulations governing construction standards and specifications, including City’s building code, plumbing code, mechanical code, electrical code, fire code and grading code, and all other uniform construction codes then applicable in City at the time of building permit application;

4.3.3 New City Laws Not in Conflict. New City Laws applicable to the Property or Project, which do not conflict with this Agreement, including Developer’s vested rights under Error! Reference source not found. above;

4.3.4 New City Laws- Health and Safety. New City Laws which may be in conflict with this Agreement, but which are necessary to protect the physical health and safety of the public.

4.3.5 Exactions. Exactions for Subsequent Project Approvals, if applicable, permitted by Section 11.2.

4.3.6 Changes in the Law. As provided in Section 65869.5 of the Development Agreement Law, this Agreement shall not preclude the applicability to the Project of changes in laws, regulations, plans or policies, to the extent that such changes are specifically mandated and required by changes in State or Federal laws or by changes in laws, regulations, plans or policies of special districts or other governmental entities, other than the City, created or operating pursuant to the laws of the State of California (“Changes in the Law”). In the event Changes in the Law prevent or preclude compliance with one or more provisions of this Agreement, the Parties shall meet and confer in good faith in order to determine whether such provisions of this Agreement shall be modified or suspended, or performance thereof delayed, as may be necessary to comply with Changes in the Law. Following the meeting between the Parties, the provisions of this Agreement may, to the extent feasible, and upon mutual agreement of the Parties, be modified or suspended, but only to the minimum extent necessary to comply with such Changes in the Law. In such event, this Agreement together with any required modifications shall continue in full force and effect. Nothing in this Agreement shall preclude Developer from contesting by any available means (including administrative or judicial proceedings) such Changes in the Law or their applicability to the Project and, in the event that such challenge is successful, this Agreement shall remain unmodified and in full force and effect, unless the Parties mutually agree otherwise.

4.4 Regulation by Other Public Agencies. Developer acknowledges and agrees that other public agencies not within the control of City may possess authority to regulate aspects of the development of the Property separately from or jointly with City, and this Agreement does not limit the authority of such other public agencies. Developer shall, at the time required by Developer in accordance with Developer’s construction schedule, apply for all such other permits and approvals as may be required by other governmental or quasi-governmental entities in connection with the development of, or the provision of services to, the Project. Developer shall also pay all required fees when due to such public agencies. Developer acknowledges that City does not control the amount of any such fees. City shall reasonably cooperate with Developer in Developer’s effort to obtain such permits and approvals; provided, however, City shall have no obligation to incur any costs, without compensation or reimbursement by Developer, or to amend any policy, regulation or ordinance of City in connection therewith.

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4.5 Life of Project Approvals. The term of any and all Project Approvals shall automatically be extended for the longer of the Term of this Agreement or the term otherwise applicable to such Project Approvals.

4.6 Initiatives. If any New City Law is enacted or imposed by an initiative or referendum, which New City Law would conflict with the Project Approvals or this Agreement or reduce the development rights or assurances provided by this Agreement, such New City Law shall not apply to the Property or Project; provided, however, the Parties acknowledge that City’s approval of this Agreement is a legislative action subject to referendum. Without limiting the generality of the foregoing, no moratorium or other limitation (whether relating to the rate, timing, phasing or sequencing of development, whether imposed by ordinance, initiative, resolution, policy, order or otherwise, and whether enacted by the City Council, an agency of City, the electorate, or otherwise) affecting subdivision maps, use permits, building permits, occupancy permits, or other entitlements to use that are approved or to be approved, issued or granted by City shall apply to the Property or Project. Developer agrees and understands that City does not have authority or jurisdiction over any other public agency’s ability to grant governmental approvals or permits or to impose a moratorium or other limitations that may affect the Project. City shall reasonably cooperate with Developer and, at Developer’s expense, shall undertake such actions as may be necessary to ensure this Agreement remains in full force and effect. City, except to submit to vote of the electorate initiatives and referendums required by law to be placed on a ballot and fulfill any legal responsibility to defend a ballot measure passed by its voters, shall not support, adopt or enact any New City Law, or take any other action which would violate the express provisions or spirit and intent of this Agreement.

4.7 Timing of Development. Developer shall meet its obligation to provide the public benefits described in Article 6 within the times provided therein. However, and not in limitation of any of the foregoing, since the California Supreme Court held in Pardee Construction Co. v.

City of Camarillo, 37 Cal.3d 465 (1984), that the failure of the parties therein to consider, and expressly provide for, the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over such parties’ agreement, it is the desire of the Parties hereto to avoid that result. Therefore, notwithstanding the adoption of an initiative after the Effective Date by City’s electorate to the contrary, the Parties acknowledge that, except as otherwise provided for in the Existing Approvals, Developer shall have the vested right (but not the obligation) to develop the Project in such order and at such rate and at such times as Developer deems appropriate in the exercise of its business judgment.

4.8 Expansion of Development Rights. If any New City Laws or Changes in Law expand, extend, enlarge or broaden Developer’s rights to develop the Project, then, (a) if such law is mandatory, the provisions of this Agreement shall be modified as may be necessary to comply or conform with such new law, and (b) if such law is permissive, the provisions of this Agreement may be modified, upon the mutual agreement of Developer and City. Immediately after enactment of any such new law, upon Developer’s request, the Parties shall meet and confer in good faith for a period not exceeding sixty (60) days (unless such period is extended by mutual written consent of the Parties) to prepare such modification in the case of a mandatory law or to discuss whether to prepare a proposed modification in the case of a permissive law.

Developer shall have the right to challenge City’s refusal to apply any new law mandating expansion of Developer’s rights under this Agreement, and in the event such challenge is

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successful, this Development Agreement shall be modified to comply with, or conform to, the new law.

4.9 No Reservation of Sanitary Sewer or Potable Water Capacity. City has found the Project to be consistent with the General Plan which anticipates that there will be sufficient potable water and sanitary sewer capacity to serve future development contemplated by the General Plan, including the Project. However, nothing in this Agreement is intended to exempt the Project from any water use rationing requirements that may be imposed on a City-wide basis from time to time in the future or be construed as a reservation of any existing sanitary sewer or potable water capacity.

ARTICLE 5.

OTHER RIGHTS AND OBLIGATIONS OF THE PARTIES

5.1 Fees.

5.1.1 Impact Fees. City and Developer understand and agree that the Impact Fees associated with the Project are as set forth in Exhibit C, attached below, are a material consideration for Developer agreeing to develop the Project, whereby the Developer shall pay the Impact Fees prior to issuance of the building permit for the Existing Approvals. Once the Impact Fees are paid Developer shall not be required to re-pay the Impact fees in the event of an act of God which requires re-construction of the project according to the Existing Approvals. For the period commencing on the Effective Date and continuing until expiration of the Impact Fee Limitation Period (defined below), Developer shall pay when due all existing Impact Fees applicable to the Project in accordance with this Agreement in effect as of the Agreement Date at the lower of (i) the rates in effect as of the Agreement Date, including all existing fee escalation provisions or (ii) the rates in effect when such existing Impact Fees are due and payable, and shall not be required to pay any escalations in such Impact Fees in excess of the fee escalation provisions in any Impact Fee in effect as of the Agreement Date or new Impact Fees enacted or established after the Agreement Date. As used herein the term (“Impact Fee Limitation Period”) means the period commencing on the Effective Date and expiring on the 10th anniversary thereof. Except as otherwise provided in this Section 5.1.1, Developer agrees to pay when due any and all existing, , increased or modified Impact Fees, at the rates then in effect at the time building permits are issued on any or all portions of the Project so long as any new fees or increases in existing fees from the amount existing as of the Agreement Date are uniformly applied by City to all substantially similar types of development projects and properties (i.e., to all for-sale residential projects, to all rental residential projects, to all office projects, etc.) and are consistent with the provisions of applicable California law, including the provisions of Government Code Section 66000 et seq., and all applicable nexus and rough proportionality tests and other legal requirements. Developer retains all rights to protest an imposition, fee, dedication, reservation, or other exaction, as set forth in California Government Code Section 66020.

5.1.2 Processing Fees. Subject to Developer’s right to protest and/or pursue a challenge in law or equity to any new or increased Processing Fees, City may charge and Developer agrees to pay all Processing Fees which are in effect on a City-wide basis at the time permits, approvals or entitlements are applied for.

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5.1.3 Connection Fees. Developer shall pay connection fees assessed by utility providers and other agencies assessing such fees at the rates in effect from time to time.

5.1.4 Other Agency Fees. Nothing in this Agreement shall preclude City from collecting fees from Developer that are lawfully imposed on the Project by another agency having jurisdiction over the Project, which the City is required to collect pursuant to Applicable Law (“Other Agency Fees”).

5.2 Exactions. City may impose and Developer shall comply with those Exactions required by this Agreement, the Existing Approvals, and Subsequent Project Approvals, if applicable, in accordance with Section 11.2 below.

5.3 Prevailing Wage.

5.3.1 Prevailing Wage Indemnity. Developer shall defend (with counsel reasonably acceptable to the City), indemnify, assume all responsibility for, and hold harmless City Parties from and against any and all present and future Claims arising out of or in any way connected with Developer’s or its contractors' or subcontractors’ obligations to comply with all Prevailing Wage Laws, including all Claims that may be made by contractors, subcontractors or other third party claimants pursuant to Labor Code sections 1726 and 1781.

5.3.2 Release of City. Developer hereby waives and releases City Parties from any and all manner of Claims or other compensation whatsoever, in law or equity, of whatever kind or nature, whether known or unknown, direct or indirect, foreseeable or unforeseeable, absolute or contingent, now existing or which may in the future arise, including lost business opportunities or economic advantage, and special and consequential damages, arising out of, directly or indirectly, or in any way connected with Developer’s obligation to comply with all Prevailing Wage Laws in connection with the Prevailing Wage Components. Developer is aware of and familiar with the provisions of Section 1542 of the California Civil Code which provides as follows:

A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE

CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO

EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE

RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE

MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE
DEBTOR OR RELEASED PARTY.

INITIALS: DEVELOPER _______

5.4 Other Financing Mechanisms. Without limitation of and in addition to the provisions of this Agreement, upon Developer’s request, City will give good faith consideration to establishing any other mechanism that is legal and available to the City to aid in financing the construction of Project facilities and infrastructure. These mechanisms may include, without limitation, direct funding of condemnation costs and construction costs, acquisition of improvements, establishing reserve accounts to fund capital improvement program projects, Landscaping and Lighting Districts, Geological Hazard Abatement Districts or other similar mechanisms. Any such request by Developer must be made to the City Manager in written form

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and must outline the purposes for which any such mechanism will be established or issued, the general terms and conditions upon which it will be established or issued and a proposed timeline for its establishment or issuance. City reserves full and complete discretion with respect to consideration of any proposed alternative funding mechanisms and nothing in this Agreement is intended to or shall limit City’s ability to approve or disapprove such mechanisms in its sole discretion and nothing in this Agreement is intended to or shall prejudge or commit to City regarding the findings and determinations to be made with respect thereto.

5.5 Taxes and Assessments. Developer covenants and agrees to pay prior to delinquency all existing taxes and assessments and any and all new taxes or assessments that are adopted after the Effective Date and which conform to the terms of this Agreement, including this Section. As of the Agreement Date, City is unaware of any pending efforts to initiate, or consider applications for new or increased special taxes or assessments covering the Property, or any portion thereof. City shall retain the ability to initiate or process applications for the formation of new assessment districts or imposition of new taxes covering all or any portion of the Property. City may impose new taxes and assessments, other than Impact Fees, on the Property in accordance with the then applicable laws, but only if such taxes or assessments are adopted by or after Citywide voter approval, or approval by landowners subject to such taxes or assessments, and are imposed on other land and projects of the same category within the jurisdiction of City in a reasonably proportional manner as determined by City, and, as to assessments, only if the impact thereof does not fall disproportionately on the Property as compared to the benefits accruing to the Property as indicated in the engineers report for such assessment district. Nothing herein shall be construed so as to limit Developer from exercising whatever rights it may otherwise have in connection with protesting or otherwise objecting to the imposition of taxes or assessments on the Property.

5.5.1 Tax Localization Plan and Requirements.

1. Developer shall use best efforts to require the incorporation of requirements substantially in the form set forth in Exhibit H in its contracts with general contractors performing work at the Project Site, in connection with causing sales and use tax arising from purchases of materials, fixtures or equipment for the Project to be allocated to the City, to the extent allowed by law (the “Tax Localization Plan”). Developer shall use best efforts to direct its general contractors to comply with the Tax Localization Plan. In order to monitor compliance with the Tax Localization Plan, Developer shall designate a representative for the purpose of semiannual review with the City of relevant documents and filings with the State Board of Equalization.

2. Subject to the succeeding sentence, as between Developer and City, Developer shall be responsible for the administrative expenses incurred in connection with the implementation of the Tax Localization Plan.

3. Developer will assist City at Developer’s sole expense in defending against any administrative proceedings instituted by the State Board of Equalization or the California Department of Tax and Fee Administration (CDTFA) relating to whether the City is the proper point-of -sale location.

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ARTICLE 6.

PUBLIC BENEFITS
In consideration of the rights and benefits conferred by City to Developer under this Agreement, upon issuance of a certificate of occupancy for the Existing Approvals, Developer shall perform and provide the Public Benefit obligations described in Exhibit D, some of which exceed those dedications, conditions, and exactions which may be imposed under Applicable Law. Once the Public Benefits are paid, Developer shall not be required to re-pay the Public Benefit fees in the event of an act of God which requires re-construction of the project according to the Existing Approvals.

ARTICLE 7.

ANNUAL REVIEW

7.1 Periodic Review. As required by California Government Code Section 65865.1 and the Development Agreement Ordinance, City and Developer shall review this Agreement and all actions taken pursuant to the terms of this Agreement with respect to the development of the Project every twelve (12) months to determine good faith compliance with this Agreement.

Specifically, City’s annual review shall be conducted for the purposes of determining good faith compliance by Developer with its obligations under this Agreement. Each annual review shall also document Developer’s progress toward completion of Project components.

7.2 Process. The annual review shall be conducted as provided in the Development Agreement Law and City’s Development Agreement Ordinance as follows.

7.2.1 By the anniversary of the Effective Date each year, the Developer shall provide documentation of its compliance with the Agreement during the previous calendar year, including a completed Annual Review Form in the form provided in Exhibit E (“Annual Review Form”). Promptly upon receipt of Developer’s completed Annual Review Form, the City’s Community Development Director shall review the Annual Review Form and shall reasonably determine, on the basis of substantial evidence, whether the Developer has complied with the provisions of this Agreement.

7.2.2 If the City’s Community Development Director reasonably finds good faith compliance by Developer with the terms of this Agreement, the City’s Community Development Director or his or her designee shall so notify Developer in writing in a form that may be recorded at Director’s discretion. If the City’s Community Development Director reasonably finds that Developer has not complied in good faith with the terms of this Agreement, the City’s Community Development Director shall notify Developer in writing in a form that may be recorded when final and that specifies the respects in which Developer has failed to comply, reasonable terms of compliance, and a reasonable time for Developer to meet the terms of compliance. If Developer does not act in good faith to comply with any terms of compliance within the prescribed time limits, this Agreement shall be subject to termination or modification pursuant to Section 7.2.3.

7.2.3 Within seven (7) days after issuance of a finding of compliance or a finding of noncompliance, any interested person may file a written appeal of the finding with the City Council. The

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appellant shall pay fees and charges for the filing and processing of the appeal in amounts established by resolution of the City Council. The appellant shall specify the reasons for the appeal. The issuance of a finding of compliance or finding of noncompliance by the City’s Community Development Director and the expiration of the appeal period without appeal, or the confirmation by the City Council of the issuance of the finding on such appeal, shall conclude the review for the applicable period and such determination shall be final.

7.2.4 If a finding of noncompliance does not include terms of compliance, or if Developer does not act in good faith to comply with the terms of compliance within the time specified for compliance, the City’s Community Development Director may refer the development agreement to the City Council for termination or modification. The City Council shall conduct a public hearing after the time specified for compliance. After the public hearing, the City Council may terminate the development agreement, modify the finding of noncompliance, or rescind the finding of noncompliance, and issue a finding of compliance.

7.3 No Waiver. Failure of City to conduct an annual review shall not constitute a waiver by the City of its rights to otherwise enforce the provisions of this Agreement nor shall Developer have or assert any defense to such enforcement by reason of any such failure to conduct an annual review.

ARTICLE 8.

MORTGAGEE PROTECTION

8.1 Mortgagee protection. This Agreement shall not prevent or limit Developer in any manner, at Developer’s sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property (“Mortgage”). This Agreement shall be superior and senior to any lien placed upon the Property or any portion thereof after the date of recording the Agreement, including the lien of any Mortgage. Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but all of the terms and conditions contained in this Agreement shall be binding upon and effective against and shall run to the benefit of any person or entity, including any deed of trust beneficiary or mortgagee (“Mortgagee”), who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise.

8.2 Mortgagee Not Obligated. No Mortgagee (including one who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise) shall have any obligation to construct or complete construction of improvements, or to guarantee such construction or completion; provided, however, that unless a new entitlement application for a new project is approved, a Mortgagee shall not be entitled to devote the Property to any use except in full compliance with this Agreement and the other Project Approvals nor to construct any improvements thereon or institute any uses other than those uses or improvements provided for or authorized by this Agreement, or otherwise under the Project Approvals. Except as otherwise provided in this Section 8.2, all of the terms and conditions contained in this Agreement and the other Project Approvals shall be binding upon

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and effective against and shall run to the benefit of any person or entity, including any Mortgagee, who acquires title or possession to the Property, or any portion thereof.

8.3 Notice of Default to Mortgagee. If City receives a notice from a Mortgagee requesting a copy of any Notice of Default given Developer hereunder and specifying the address for service thereof, then City agrees to use its diligent, good faith efforts to deliver to such Mortgagee, concurrently with service thereon to Developer, any Notice of Default given to Developer.

8.4 Right to Cure. In the event of a Default by Developer, any Mortgagee shall have the right to remedy, or cause to be remedied, such Default within sixty (60) days following the later to occur of (i) the date of Mortgagee’s receipt of the Notice of Default referred to in Error! Reference source not found. above, or (ii) the expiration of the period provided herein for Developer to remedy or cure such Default, and City shall accept such performance by or at the insistence of the Mortgagee as if the same had been timely made by Developer; provided, however, that (a) if such Default is not capable of being cured within the timeframes set forth in this Section 8.4 and Mortgagee commences to cure the Default within such timeframes, then Mortgagee shall have such additional time as is required to cure the Default so long as Mortgagee diligently prosecutes the cure to completion and (b) if possession of the Property (or portion thereof) is required to effectuate such cure or remedy, the Mortgagee shall be deemed to have timely cured or remedied if it commences the proceedings necessary to obtain possession thereof within sixty (60) days after receipt of the copy of the notice, diligently pursues such proceedings to completion, and, after obtaining possession, diligently completes such cure or remedy.

8.5 No Supersedure. Nothing in this Article 8 shall be deemed to supersede or release a Mortgagee or modify a Mortgagee’s obligations under any subdivision or public improvement agreement or other obligation incurred with respect to the Project outside this Agreement, nor shall any provision of this Article 8 constitute an obligation of City to such Mortgagee, except as to the notice requirements of Section 8.3.

8.6 Technical Amendments to Article 8. City agrees to reasonably consider and approve interpretations and/or technical amendments to the provisions of this Agreement that are required by lenders for the acquisition and construction of the Project on the Property or any refinancing thereof and to otherwise cooperate in good faith, at Developer's expense, to facilitate Developer’s negotiations with lenders.

ARTICLE 9.

AMENDMENT

9.1 Amendment of Agreement By Mutual Consent. This Agreement may be amended in writing from time to time by mutual consent of the Parties hereto or their successors- in-interest or assigns.

9.2 Insubstantial Amendments to Agreement. Any amendment to this Agreement which, in the context of the overall Project contemplated by this Agreement, does not substantially affect (i) the Term of this Agreement; (ii) permitted uses of the Property; (iii)

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provisions for the reservation or dedication of land, if applicable; (iv) conditions, terms, restrictions or requirements for subsequent discretionary actions; (v) the approved FAR; (vi) Property or the maximum height or size of proposed buildings; or (vi) the nature, timing of delivery, or scope of public improvements required by the Existing Approvals or Subsequent Project Approvals (if applicable) , shall be deemed an “Insubstantial Amendment” and shall not, except to the extent otherwise required by law or this Agreement, require notice or public hearing before the parties may execute an amendment hereto. The Director shall have the authority to execute an Insubstantial Amendment or, in his or her reasonable discretion, seek approval of an Insubstantial Amendment by City resolution.

9.3 Requirement for Writing. No modification, amendment or other change to this Agreement or any provision hereof shall be effective for any purpose unless specifically set forth in a writing which refers expressly to this Agreement and is signed by duly authorized representatives of both Parties or their successors.

9.4 Amendments to Development Agreement Statute. This Agreement has been entered into in reliance upon the provisions of the Development Agreement Statute as those provisions existed as of the Agreement Date. No amendment or addition to those provisions which would materially affect the interpretation or enforceability of this Agreement shall be applicable to this Agreement, unless such amendment or addition is specifically required by the California State Legislature, or is mandated by a court of competent jurisdiction. In the event of the application of such a change in law, the Parties shall meet in good faith to determine the feasibility of any modification or suspension that may be necessary to comply with such new law or regulation and to determine the effect such modification or suspension would have on the purposes and intent of this Agreement. Following the meeting between the Parties, the provisions of this Agreement may, to the extent feasible, and upon mutual agreement of the Parties, be modified or suspended but only to the minimum extent necessary to comply with such new law or regulation. If such amendment or change is permissive (as opposed to mandatory), this Agreement shall not be affected by same unless the Parties mutually agree in writing to amend this Agreement to permit such applicability. Developer and/or City shall have the right to challenge any new law or regulation preventing compliance with the terms of this Agreement, and in the event such challenge is successful, this Agreement shall remain unmodified and in full force and effect.

9.5 Operating Memoranda. The provisions of this Agreement require a close degree of cooperation between City and Developer and development of the Property hereunder may demonstrate that refinements and clarifications are appropriate with respect to the details of performance of City and Developer. If and when, from time to time, during the Term of this Agreement, City and Developer agree that such clarifications are necessary or appropriate, City and Developer may effectuate such clarifications through operating memoranda approved by City and Developer, which, after execution, shall be attached hereto as addenda and become a part hereof, and may be further clarified from time to time as necessary with future approval by City and Developer. No such operating memoranda shall constitute an amendment to this Agreement requiring public notice or hearing. The City Manager, in consultation with the City Attorney, shall make the determination on behalf of City whether a requested clarification may be effectuated pursuant to this Section 9.5 or whether the requested clarification is of such a character to constitute an amendment hereof pursuant to Section 9.1 or Section 9.2 above. The

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City Manager shall be authorized to execute any operating memoranda hereunder on behalf of City.

ARTICLE 10.

ASSIGNMENT

10.1 Assignment. Because of the necessity to coordinate development of the entirety of the Property pursuant to plans for the Project, particularly with respect to the provision of on- and off-site public improvements and public services and benefits, certain restrictions on the right of Developer to assign or transfer its interest under this Agreement with respect to the Property, or any portion thereof, are necessary in order to assure the achievement of the goals, objectives and public benefits of the Project and this Agreement. Developer agrees to and accepts the restrictions set forth in this Article 10 as reasonable and as a material inducement to City to enter into this Agreement.

10.2 Notice of Assignment. Developer shall provide the City with written notice of any proposed transfer or assignment of Developer’s rights or obligations hereunder (each, an “Assignment”) at least thirty (30) days prior to such Assignment and request City’s reasonable consent to such Assignment, as provided herein. Each such notice of proposed Assignment shall be accompanied by reasonable (non-confidential) evidence of the corporate, limited liability company or other legal entity’s existence and good standing and a proposed form of Assignee’s assumption of Developer’s obligations hereunder substantially in the form of Exhibit F, which would be recorded in the Official Records of San Mateo County concurrent with the transfer.

Developer shall pay the actual costs borne by City in connection with its review of the proposed Assignment, including the costs incurred by the City Attorney’s Office.

10.3 Release of Developer. Notwithstanding any sale, transfer or assignment of all or a portion of the Property, Developer shall continue to be obligated under this Agreement as to all or the portion of the Property so transferred unless City has consented to the Assignment as provided above. If the required City consent is given, then Developer shall be released from any further liability or obligation under this Agreement related to the transferred Property provided:
(i) neither Developer nor Assignee is in default under this Agreement at the time of such transfer; (ii) Developer and Assignee have executed and acknowledged and delivered to City for recordation in the Official Records of the County of San Mateo an assignment and assumption agreement substantially in the form of Exhibit _G attached hereto; and (iii) the Assignee has expressly assumed for the benefit of City the obligations of Developer as to the portion of the Property so transferred. No release of Developer shall be effective unless and until each of the above conditions have been met. Notwithstanding anything to the contrary contained in this Agreement, if an Assignee Defaults under this Agreement, such Default shall not constitute a Default by Developer (or any other Assignee) with respect to any other portion of the Property hereunder and shall not entitle City to terminate or modify this Agreement with respect to such other portion of the Property.

10.4 Partial Assignment. Subject to the limitations set forth in this Article 10, in the event of a transfer of a portion of the Property, Developer shall have the right to assign its rights, duties and obligations under this Agreement that are applicable to the transferred portion, and retain all rights, duties and obligations applicable to the retained portions of the Property. Upon

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Developer’s request, City, at Developer’s expense, shall cooperate with Developer and any proposed Assignee to allocate rights, duties and obligations under this Agreement and the Project Approvals between the assigned portion of the Property and the retained Property. Assignee shall succeed to the rights, duties and obligations of Developer only with respect to the parcel or parcels, or portion of the Property so purchased, transferred, ground leased or assigned, and Developer shall continue to be obligated under this Agreement with respect to any remaining portions of the Property retained by Developer and not assigned.

10.5 Successive Assignment. In the event there is more than one Assignment under the provisions of this Article 10, the provisions of this Article 10 shall apply to each successive Assignment and Assignee.

10.6 Other Permitted Transfers. The provisions in this Article 10 shall not be deemed to prohibit or otherwise restrict Developer from (i) granting easements or licenses or modifying existing easements to facilitate development of the Property consistent with the Project Approvals; (ii) encumbering the Property or any portion hereof or of the improvements thereon by a Mortgage securing financing with respect to the Property or Project; (iii) transferring all or a portion of the Property pursuant to a foreclosure, conveyance in lieu of foreclosure, or other remedial action in connection with a Mortgage, or to any transferee from a Mortgagee or owner of the Property upon foreclosure or after a conveyance in lieu of foreclosure; (iv) transferring any completed components of the Project, provided the City has issued an Occupancy Permit for such components and all Impact and Public Benefit fees have been paid according to this Agreement.

ARTICLE 11.

COOPERATION AND IMPLEMENTATION

11.1 Subsequent Project Approvals. Certain subsequent land use approvals, entitlements, and permits other than the Existing Approvals, may be necessary or desirable for implementation of the Project (“Subsequent Project Approvals”). The Subsequent Project Approvals may include, the following: major amendments of the Existing Approvals that are not Insubstantial Amendments as described in Section 9.2, above, , grading permits, building permits, sewer and water connection permits, certificates of occupancy, lot line adjustments, site plans, development plans, land use plans, building plans and specifications, parcel maps and/or subdivision maps, conditional use permits, variances, design review, demolition permits, improvement agreements, encroachment permits, and any amendments to, or repealing of, any of the foregoing. As required by Government Code Section 65867.5, any tentative map prepared for the Project shall comply with the water supply verification requirements set forth in Government Code Section 66473.7.

11.2 Scope of Review of Subsequent Project Approvals. With the Existing Approvals, City has made a final policy decision that the Project is in the best interests of the public health, safety and general welfare. Applications for Subsequent Project Approvals that are consistent with this Agreement and the Existing Approvals shall be processed and considered in a manner consistent with the vested rights granted by this Agreement and shall be deemed to be tools to implement those final policy decisions, and shall be reasonably approved by City so long as they are consistent with this Agreement and the Existing Approvals. While City expressly reserves its

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discretion with respect to all Subsequent Project Approvals, City agrees that it shall not use its authority in considering any application for a Subsequent Project Approval to change the policy decisions reflected by the Existing Approvals, including by reducing the density or changing the permitted uses of the Property or the permitted rate of development, or otherwise to prevent development of the Project as set forth in the Existing Approvals.

City reserves reasonable discretion to impose appropriate reasonable future Exactions in connection with issuance of Subsequent Project Approvals, provided that in exercising its discretion in connection with consideration of Subsequent Project Approvals, City agrees that City shall not revisit the fundamental policy decisions reflected by the Existing Approvals or impose any Exactions that would (i) conflict with the Applicable City Regulations or the Existing Approvals as set forth in Section 4.1 herein unless expressly permitted by Sections 4.3 or Section 11.6.6 Subject to the foregoing, Exactions imposed on Subsequent Project Approvals shall be reasonable and may include dedications of land for public uses and requirements that Developer construct or cause the construction of ancillary public rights-of-way and internal streets, utilities, and public facilities, including all applicable in-tract subdivision improvements.

At such time as any Subsequent Project Approval applicable to the Property is approved by City, then such Subsequent Project Approval shall become subject to all the terms and conditions of this Agreement applicable to Project Approvals and shall be treated as a “Project Approval” under this Agreement.

11.3 Processing.

11.3.1 Developer Covenant. Developer acknowledges that City cannot begin processing applications for Subsequent Project Approvals until Developer submits complete applications on a timely basis. Developer shall use diligent good faith efforts to (i) provide to City in a timely manner any and all documents, applications, plans, and other information necessary for City to carry out its obligations hereunder; and (ii) cause Developer’s planners, engineers, and all other consultants to provide to City in a timely manner all such documents, applications, plans and other materials required under Applicable Law.

It is the express intent of Developer and City to cooperate and diligently work to obtain any and all Subsequent Project Approvals.

11.3.2 City Covenant. Upon submission by Developer of all appropriate applications and Processing Fees for any pending Subsequent Project Approval, City shall, to the full extent allowed by Applicable Law, promptly and diligently, subject to City ordinances, policies and procedures regarding hiring and contracting, commence and complete all steps necessary to act on Developer’s currently pending Subsequent Project Approval applications including: (i) providing at Developer’s expense and subject to Developer’s request and prior approval, reasonable overtime staff assistance, additional staff and/or staff consultants for concurrent, expedited planning and processing of each pending Subsequent Project Approval application; (ii) if legally required, providing notice and holding public hearings; and (iii) acting on any such pending Subsequent Project Approval application.

11.4 Other Agency Approvals. Other public agencies not within the control of City may possess authority to regulate aspects of the development of the Property separately from or jointly with City, and this Agreement does not limit the authority of such other public agencies.

Nevertheless, City shall be bound by, and shall abide by, its covenants and obligations under this Agreement in all respects when dealing with any such agency regarding the Property. City shall

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cooperate with Developer, at Developer’s expense, to the extent appropriate and as permitted by law, in Developer’s efforts to obtain, as may be required, Other Agency Subsequent Project Approvals.

11.5 Mitigation Measures. Developer shall, at its sole cost and expense, comply with the MMRP requirements as applicable to the Property and Project.

11.6 Cooperation in the Event of Legal Challenge.

11.6.1 No Delay. The filing of any third party lawsuit(s) against City or Developer relating to this Agreement, the Project Approvals or construction of the Project shall not delay or stop the development, processing or construction of the Project or approval of any Subsequent Project Approvals, unless the third party obtains a court order preventing the activity, and in such case, the Term shall toll unless or until the dispute is resolved City shall not stipulate to or cooperate in the issuance of any such order.

11.6.2 Cooperation by Parties. City and Developer shall cooperate in the defense of any court action or proceeding instituted by a third party or other governmental entity or official challenging the validity of any provision of this Agreement or the Project Approvals (“Litigation Challenge”), and the Parties shall keep each other informed of all developments relating to such defense, subject only to confidentiality requirements that may prevent the communication of such information. If Developer opts not to contest or defend such Litigation Challenge, City shall have no obligation to do so, but shall have the right to do so at its own expense.

11.6.3 Potential Joint Defense. If Developer desires to contest or defend a Litigation Challenge and the Parties determine to undertake a joint defense or contest of such Litigation Challenge: i) the Parties will cooperate in the joint defense or contest of such challenge; ii) Developer shall select the attorney(s) to undertake such defense, subject to City’s approval, which shall not be unreasonably withheld; iii) Developer will take the lead role in defending such Litigation Challenge; iv) upon Developer’s request, City shall enter into a joint defense agreement in a form reasonably acceptable to the City Attorney to facilitate the sharing of materials and strategies related to the defense of such Litigation Challenge without waiver of attorney client privilege; v) Developer shall reimburse City, within forty-five (45) days following City’s written demand therefor, which may be made from time to time during the course of such litigation, all reasonable costs incurred by City in connection with the Litigation Challenge.

11.6.4 Potential Separate Defense. If Developer desires to contest or defend any Litigation Challenge and if at any time one or both of the Parties determine that they require separate representation: i) Developer shall take the lead role in defending such Litigation Challenge; ii) Developer shall be separately represented by legal counsel of its choice; iii) in any action or proceeding, City shall be separately represented by the legal counsel of its choice, selected after consultation with Developer, with reasonable costs of such representation to be paid by Developer; iv) Developer shall reimburse City, within forty-five (45) days following City’s written demand therefor, which may be made from time to time during the course of such litigation, all reasonable costs incurred by City in connection with the Litigation Challenge; and v) upon Developer’s request, City shall enter into a joint defense agreement in a form reasonably acceptable to the City Attorney to facilitate the sharing of materials and strategies related to the defense of such Litigation Challenge without waiver of attorney client privilege.

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11.6.5 Cost Awards and Proposed Settlements. Developer shall indemnify, defend, and hold harmless City Parties from and against any damages, attorneys’ fees or cost awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against City by way of judgment, settlement, or stipulation. Any proposed settlement of a Litigation Challenge by a Party shall be subject to the approval of the other Party, such approval not to be unreasonably withheld, conditioned or delayed. If the terms of the proposed settlement would constitute an amendment or modification of this Agreement or any Project Approvals, the settlement shall not become effective unless such amendment or modification is approved by City in accordance with Applicable Law, and City reserves its full legislative discretion with respect thereto.

11.6.6 Revision to Project. In the event of a court order issued as a result of a successful Litigation Challenge, the City shall, to the extent permitted by law or court order, in good faith seek to comply with the court order in such a manner as will maintain the integrity of the Project Approvals and avoid or minimize to the greatest extent possible (i) any impact to the development of the Project as provided for in, and contemplated by, the Project Approvals, or (ii) any conflict with the Project Approvals or frustration of the intent or purpose of the Project Approvals.

11.7 Subsequent CEQA Review. The City has prepared and certified the MND, which evaluates the environmental effects of the Project, and has imposed all feasible mitigation measures to reduce the significant environmental effects of the Project. The Parties understand that the MND is intended to be used not only in connection with the Existing Approvals, but also, to the extent legally permitted, in connection with any necessary Subsequent Project Approvals. However, the Parties acknowledge that certain Subsequent Project Approvals may legally require additional analysis under CEQA. Nothing contained in this Agreement is intended to prevent or limit the City from complying with CEQA. In acting on Subsequent Project Approvals, City will rely on the MND to the fullest extent permissible by CEQA as determined by City in its reasonable discretion. In the event supplemental or additional review is required for a Subsequent Project Approval, City shall limit such supplemental or additional review to the scope of analysis mandated by CEQA in light of the scope of City’s reasonable discretion to be exercised in connection with the Subsequent Project Approval. Developer acknowledges that, if the City determines based upon supplemental or additional CEQA review that the Project will result in new significant effects or substantially increase the severity of effects that were identified in the MND, City may require additional feasible mitigation measures necessary to mitigate such impacts. In the event further mitigation measures are identified by such additional environmental review, City may require, and Developer shall comply at its expense with, all feasible mitigation measures necessary to substantially lessen new or substantially more severe significant environmental impacts of the Project, which were not foreseen at the time of execution of this Agreement.

ARTICLE 12.

DEFAULT; REMEDIES; TERMINATION

12.1 Breach and Default. Subject to Permitted Delay and a Mortgagee’s right to cure under Section 8.4, failure by a Party to perform any material action or covenant required by this Agreement (not including any failure by Developer to perform any term or provision of any

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other Project Approval) within thirty (30) days following receipt of written Notice from the other Party specifying the failure shall constitute a “Default” under this Agreement; provided, however, that if the failure to perform cannot be reasonably cured within such thirty (30) day period, a Party shall be allowed additional time as is reasonably necessary to cure the failure so long as such Party commences to cure the failure within the thirty (30) day period and thereafter diligently prosecutes the cure to completion. Any Notice of Default given hereunder shall specify in detail the nature of the failures in performance that the noticing Party claims constitutes the Default, all facts constituting evidence of such failure, and the manner in which such failure may be satisfactorily cured in accordance with the terms and conditions of this Agreement. During the time periods herein specified for cure of a failure of performance, the Party charged therewith shall not be considered to be in Default for purposes of (a) termination of this Agreement, (b) institution of legal proceedings with respect thereto, or (c) issuance of any approval with respect to the Project. The waiver by either Party of any Default under this Agreement shall not operate as a waiver of any subsequent breach of the same or any other provision of this Agreement.

12.2 Termination. In the event of a Default by a Party, the non-defaulting Party shall have the right to institute legal proceedings pursuant to Section 12.3 and/or terminate this Agreement upon giving notice of intent to terminate pursuant to Government Code Section 65868. Following notice of intent to terminate, the matter shall be scheduled for consideration and review in the manner set forth in Government Code Section 65867. Following consideration of the evidence presented in said review before the City Council, a Party alleging Default by the other Party may give written notice of termination of this Agreement to the other Party.

Termination of this Agreement shall be subject to the provisions of Section 12.7 hereof. In the event that this Agreement is terminated pursuant to Section 7.2.4 herein or this Section 12.2 and the validity of such termination is challenged in a legal proceeding that results in a final decision that such termination was improper, then this Agreement shall immediately be reinstated as though it had never been terminated.

12.3 Legal Actions.

12.3.1 Institution of Legal Actions. In addition to any other rights or remedies, a Party may institute legal action to cure, correct or remedy any Default, to enforce any covenants or agreements herein, to enjoin any threatened or attempted violation thereof, or to obtain any other remedies consistent with the terms of this Agreement.

12.3.2 Acceptance of Service of Process. In the event that any legal action is commenced by Developer against City, service of process on City shall be made by personal service upon the City Clerk of City or in such other manner as may be provided by law. In the event that any legal action is commenced by City against Developer, service of process on Developer shall be made by personal service upon Developer’s registered agent for service of process, or in such other manner as may be provided by law.

12.4 Rights and Remedies Are Cumulative. The rights and remedies of the Parties are cumulative, and the exercise by a Party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the

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same Default or any other Default by the other Party, except as otherwise expressly provided herein.

12.5 No Damages. In no event shall a Party, or its boards, commissions, officers, agents or employees, be liable in damages for any Default under this Agreement, it being expressly understood and agreed that the sole legal remedy available to a Party for a breach or violation of this Agreement by the other Party shall be an action in mandamus, specific performance or other injunctive or declaratory relief to enforce the provisions of this Agreement by the other Party, or to terminate this Agreement. This limitation on damages shall not preclude actions by a Party to enforce payments of monies or the performance of obligations requiring an obligation of money from the other Party under the terms of this Agreement, including, but not limited to, obligations to pay attorneys’ fees and obligations to advance monies or reimburse monies. In connection with the foregoing provisions, each Party acknowledges, warrants and represents that it has been fully informed with respect to, and represented by counsel of such Party’s choice in connection with, the rights and remedies of such Party hereunder and the waivers herein contained, and after such advice and consultation has presently and actually intended, with full knowledge of such Party’s rights and remedies otherwise available at law or in equity, to waive and relinquish such rights and remedies to the extent specified herein, and to rely to the extent herein specified solely on the remedies provided for herein with respect to any breach of this Agreement by the other Party.

12.6 Resolution of Disputes. With regard to any dispute involving the Project, the resolution of which is not provided for by this Agreement or Applicable Law, a Party shall, at the request of the other Party, meet with designated representatives of the requesting Party promptly following its request. The Parties to any such meetings shall attempt in good faith to resolve any such disputes. Nothing in this Section 12.6 shall in any way be interpreted as requiring that Developer and City reach agreement with regard to those matters being addressed, nor shall the outcome of these meetings be binding in any way on City or Developer unless expressly agreed to in writing by the Parties to such meetings.

12.7 Survival. In the event this Agreement expires or is terminated, neither Party shall have any further rights or obligations hereunder, except for those obligations of Developer set forth in Section 5.4 (Prevailing Wage Requirements), Section 11.6 (Cooperation in the Event of Legal Challenge) or expressly set forth herein as surviving the expiration or termination of this Agreement. The termination or expiration of this Agreement shall not affect the validity of the Project Approvals (other than this Agreement).

12.8 Effects of Litigation. In the event litigation is timely instituted, and a final judgment is obtained, which invalidates in its entirety this Agreement, neither Party shall have any obligations whatsoever under this Agreement, except for those obligations which by their terms survive termination hereof.

12.9 California Claims Act. Compliance with the procedures set forth this ARTICLE 12 shall be deemed full compliance with the requirements of the California Claims Act (Government Code Section 900 et seq.) including, but not limited to, the notice of an event of default hereunder constituting full compliance with the requirements of Government Code Section 910.

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ARTICLE 13.

MISCELLANEOUS

13.1 Incorporation of Recitals; Introductory Paragraph; Exhibits. The Recitals contained in this Agreement, the introductory paragraph preceding the Recitals and the Exhibits attached hereto are hereby incorporated into this Agreement as if fully set forth herein.

13.2 Permitted Delay. Performance by either of the Parties of an obligation hereunder shall be excused during any period of “Permitted Delay.” Permitted Delay shall mean delay beyond the reasonable control of a Party caused by (a) calamities, including without limitation earthquakes, floods, and fire; (b) civil commotion; (c) riots or terrorist acts; (d) strikes or other forms of material labor disputes; (e) shortages of materials or supplies; or (f) vandalism. A Party’s financial inability to perform or obtain financing or adverse economic conditions generally shall not be grounds for claiming a Permitted Delay. The Party claiming a Permitted Delay shall notify the other Party of its intent to claim a Permitted Delay, the specific grounds of the same and the anticipated period of the Permitted Delay within thirty (30) business days after the occurrence of the conditions which establish the grounds for the claim. If notice by the Party claiming such extension is sent to the other Party more than thirty (30) days after the commencement of the cause, the period shall commence to run only thirty (30) days prior to the giving of such notice. The period of Permitted Delay shall last no longer than the conditions preventing performance (“Duration of Permitted Delay”). The Permitted Delay shall extend the Term of this Agreement by the Duration of Permitted Delay.

13.3 Indemnity. Developer shall indemnify, at City’s request defend, and hold the City Parties harmless from and against any and all Claims arising directly as a result of Developer’s acts, omissions, negligence or willful misconduct in connection with Developer’s performance under this Agreement or arising directly as a result of Developer’s (or Developer’s contractors, subcontractors, agents, or employees) work performed in connection with the development of the Property or the Project, including without limitation, Claims involving bodily injury, death or property damage. Developer’s indemnification obligations set forth in this Section shall not apply to the extent any such Claims are the result of the active negligence or willful misconduct of any City Party.

13.4 Severability. If any term or provision of this Agreement, or the application of any term or provision of this Agreement to a particular situation, is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining terms and provisions of this Agreement, or the application of this Agreement to other situations, shall continue in full force and effect unless amended or modified by mutual consent of the Parties.

13.5 Construction. Each reference herein to this Agreement or any of the Existing Approvals or Subsequent Project Approvals shall be deemed to refer to the Agreement, Existing Approval or Subsequent Project Approval as it may be amended from time to time, whether or not the particular reference refers to such possible amendment. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants or conditions of this Agreement. This Agreement has been reviewed and revised by legal counsel for City and Developer, and no presumption or rule that ambiguities shall be construed against the drafting party shall apply to the interpretation or enforcement of

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this Agreement. Unless the context clearly requires otherwise, (i) the plural and singular numbers shall each be deemed to include the other; (ii) the masculine, feminine, and neuter genders shall each be deemed to include the others; (iii) “shall,” “will,” or “agrees” are mandatory, and “may” is permissive; (iv) “or” is not exclusive; (v) “include,” “includes” and “including” are not limiting and shall be construed as if followed by the words “without limitation,” and (vi) “days” means calendar days unless specifically provided otherwise.

13.6 Covenants Running with the Land. Except as otherwise more specifically provided in this Agreement, this Agreement and all of its provisions, rights, powers, standards, terms, covenants and obligations, shall be binding upon the Parties and their respective successors (by merger, consolidation, or otherwise) and assigns, and all other persons or entities acquiring the Property, or any interest therein or portion thereof, and shall inure to the benefit of the Parties and their respective successors and assigns, as provided in Government Code section 65868.5.

13.7 Notices. Any notice or communication required hereunder between City and Developer, or assignee, if applicable (“Notice”) must be in writing, and may be given either personally, by registered or certified mail (return receipt requested), or by Federal Express or other similar courier promising overnight delivery. If personally delivered, a Notice shall be deemed to have been given when delivered to the party to whom it is addressed. If given by registered or certified mail, such Notice shall be deemed to have been given and received on the first to occur of (i) actual receipt by any of the addressees designated below as the Party to whom Notices are to be sent, or (ii) five (5) days after a registered or certified letter containing such Notice, properly addressed, with postage prepaid, is deposited in the United States mail. If given by Federal Express or similar courier, a Notice shall be deemed to have been given and received on the date delivered as shown on a receipt issued by the courier. Any Party hereto may at any time, by giving ten (10) days written Notice to the other Party hereto, designate any other address in substitution of the address to which such Notice shall be given. Such Notices shall be given to the Parties at their respective addresses set forth below.

To City:

With a copy to:

To Developer: Jane Vaughan, Menlo Equities
2765 Sand Hill Road, Menlo Park, CA 94025
With a copy to:

Cathy Mossman, Beacon Capital Partners

13.8 Counterparts and Exhibits; Entire Agreement. This Agreement may be executed in one or more counterparts, each of which shall be deemed to be an original. This Agreement, together with the Project Approvals and attached Exhibits, constitutes the final and exclusive understanding and agreement of the Parties and supersedes all negotiations or previous agreements of the Parties with respect to all or any part of the subject matter hereof.

13.9 Recordation of Agreement. Pursuant to California Government Code Section 65868.5, no later than ten (10) days after the Effective Date, the City Clerk shall record an

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executed copy of this Agreement in the Official Records of the County of San Mateo. Thereafter, if this Agreement is terminated, modified or amended, the City Clerk shall record notice of such action in the Official Records of the County of San Mateo.

13.10 No Joint Venture or Partnership. It is specifically understood and agreed to by and between the Parties hereto that: (i) the subject development is a private development; (ii) City has no interest or responsibilities for, or duty to, third parties concerning any public improvements until such time, and only until such time, that City accepts the same pursuant to the provisions of this Agreement or in connection with the various Existing Approvals or Subsequent Project Approvals; (iii) Developer shall have full power over and exclusive control of the Project herein described, subject only to the limitations and obligations of Developer under this Agreement, Existing Approvals, Subsequent Project Approvals, and Applicable Law; and (iv) City and Developer hereby renounce the existence of any form of agency relationship, joint venture or partnership between City and Developer and agree that nothing contained herein or in any document executed in connection herewith shall be construed as creating any such relationship between City and Developer.

13.11 Waivers. Notwithstanding any other provision in this Agreement, any failures or delays by any Party in asserting any of its rights and remedies under this Agreement shall not operate as a waiver of any such rights or remedies, or deprive any such Party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert or enforce any such rights or remedies. A Party may specifically and expressly waive in writing any condition or breach of this Agreement by the other Party, but no such waiver shall constitute a further or continuing waiver of any preceding or succeeding breach of the same or any other provision. Consent by one Party to any act by the other Party shall not be deemed to imply consent or waiver of the necessity of obtaining such consent for the same or similar acts in the future.

13.12 Headings. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants, or conditions of this Agreement.

13.13 California Law; Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of California, without reference to choice of law provisions. The exclusive venue for any disputes or legal actions shall be the Superior Court of California in and for the County of San Mateo, except for actions that include claims in which the Federal District Court for the Northern District of the State of California has original jurisdiction, in which case the Northern District of the State of California shall be the proper venue.

13.14 City Approvals and Actions. Whenever reference is made herein to an action or approval to be undertaken by City, the City Manager or his or her designee is authorized to act on behalf of City, unless specifically provided otherwise or the context requires otherwise.

13.15 Estoppel Certificates. A Party may, at any time during the Term of this Agreement, and from time to time, deliver written Notice to the other Party requesting such Party to certify in writing that, to the best of knowledge of the certifying Party, (i) this Agreement is in

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full force and effect and a binding obligation of the Parties; (ii) this Agreement has not been amended or modified either orally or in writing, or if amended, identifying the amendments; (iii) the requesting Party is not in default in the performance of its obligations under this Agreement, or if in default, to describe therein the nature and amount of any such defaults; and (iv) any other information reasonably requested. The requesting Party shall be responsible for all reasonable costs incurred by the Party from whom such certification is requested and shall reimburse such costs within thirty (30) days of receiving the certifying Party’s request for reimbursement. The Party receiving a request hereunder shall execute and return such certificate, or give a written, detailed response explaining why it will not do so, within twenty (20) days following the receipt thereof. The failure of either Party to provide the requested certificate within such twenty (20) day period shall constitute a confirmation that this Agreement is in full force and effect and no modification or default exists. The City Manager shall have the right to execute any certificate requested by Developer hereunder. City acknowledges that a certificate hereunder may be relied upon by transferees and Mortgagees.

13.16 No Third Party Beneficiaries. Notwithstanding Articles 8 and 10, City and Developer hereby renounce the existence of any third party beneficiary to this Agreement and agree that nothing contained herein shall be construed as giving any other person or entity third party beneficiary status.

13.17 Signatures. The individuals executing this Agreement represent and warrant that they have the right, power, legal capacity, and authority to enter into and to execute this Agreement on behalf of the respective legal entities of Developer and City and that all necessary board of directors’, shareholders’, partners’, city councils’ or other approvals have been obtained.

13.18 Time of the Essence. Time is of the essence of this Agreement. All references to time in this Agreement shall refer to the time in effect in the State of California.

13.19 Limitation on Liability. In no event shall: (a) any partner, officer, director, member, shareholder, employee, affiliate, manager, representative, or agent of Developer or any general partner of Developer or its general partners be personally liable for any breach of this Agreement by Developer, or for any amount which may become due to City under the terms of this Agreement; or (b) any member, officer, agent or employee of City be personally liable for any breach of this Agreement by City or for any amount which may become due to Developer under the terms of this Agreement.
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IN WITNESS WHEREOF, this Agreement has been entered into by and between Developer and City as of the day and year first above written.

CITY:

CITY OF SAN CARLOS, a California
municipal corporation
By:

Jeff Maltbie, City Manager
APPROVED AS TO FORM: [signature must be notarized]
By:

Gregory Rubens, City Attorney
ATTEST:

By:

Crystal Mui, City Clerk
DEVELOPER:
__________________________,
a _________ _________________
By: Menlo BCSP 405 Holdings LLC, a Delaware limited liability company, its Sole Member
By: Menlo BCSP 405 JV LLC,

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a Delaware limited liability company,
its Sole Member
By: Menlo Equities Development Company XI LLC,
a Delaware limited liability company,
its Manager
By: ME Manager Holdings LLC,
a Delaware limited liability company,
its Managing Member
By: Omega Point LLC,
a California limited liability company,
its Sole Member
By: Diamant Investments LLC,
a Delaware limited liability company,
its Sole Member
By: _______________________________
Name: Richard Holmstrom
Title: Manager

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Exhibit A: LEGAL DESCRIPTION
Real property in the City of San Carlos, County of San Mateo, State of California, described as follows:

PARCEL 2, AS SHOWN ON THE PARCEL MAP ENTITLED, "PARCEL MAP, BEING A PORTION OF THE LANDS CONVEYED BY DEED RECORDED IN BOOK 2903 OF OFFICIAL RECORDS AT PAGE 125", WHICH MAP WAS FILED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA ON APRIL 5, 1973 IN BOOK 20 OF PARCEL MAPS AT PAGE 23.

APN: 046-051-080 JPN: 046-005-051-08A
Exhibit B: Plat Map

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Exhibit C: Impact Fees as of Effective Date
Note: Per Section 5.1.1 of the Agreement, the amount of the Impact Fees listed below are effective as of the date of the Agreement and are to be paid at time of building permit. The City annually reviews and/or adjusts its impact fees, thus the amount of the fees are based upon the City’s impact fees in effect at the time plans are submitted for a building permit.

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.

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Exhibit D: Public Benefits
Community Benefits: Contribute $4,200,000 to the City in community benefits. The use of the funds to be determined by the City Council with input from the neighborhood.

Offsite Improvements:
•New landscaping at the northeast corner of Industrial Road and Holly Street on City owned property, consistent with the East Side Innovation District Plan goals of a green boulevard along Industrial Road.
•Replacement planting of 17 trees along the western side of Industrial Road from Holly Street to Taylor Way, installed within the existing planters.

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Exhibit E: Annual Review Form
[City to provide]
Exhibit F: Form Notice of Assignment
[City to provide]
Exhibit G: Form Assignment and Assumption Agreement
[City to provide]
Exhibit H

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TAX LOCALIZATION PLAN

California Sales and Use Tax. As Owner so directs, Contractor and all Subcontractors shall take measures to ensure that, to the fullest extent permitted by applicable laws and regulations, all sales, purchases, and uses of tangible personal property subject to sales or use tax are located at the Site for purposes of state and local sales and use tax law, with the objective of maximizing the allocation to the City of construction sales and use tax revenues derived from the Project.

The measures taken by the Contractor or Subcontractors to satisfy this provision shall be subject to Developer’s prior review and approval, and all calculations and payments are subject to an audit by City. Without limiting the generality of the foregoing, Contractor shall:

(i) obtain all permits and licenses necessary to maximize the City’s allocation of construction sales and use taxes derived from the Project, including but not limited to California Seller’s Permits, Use Tax Direct Payment Permits, and any other license or permit necessary or desirable to maximize the City’s allocation of sales and use taxes derived from the Project;

(ii) designate, and require all Subcontractors to designate, the Site as the place of sale of all “fixtures” furnished and/or installed as part of the Project;

(iii) designate, and require all Subcontractors to designate, the Site as the place of use of all “materials” used in the construction of the Project; and

(iv) allocate, and require all Subcontractors to allocate, the local sales and use taxes derived from the Construction Contract and all Subcontracts directly to the City.

If required by Developer, Contractor shall establish a purchasing entity or purchasing office located in the City. Contractor shall complete and file, and require all Subcontractors to complete and file, any forms the State Board of Equalization (the “SBOE”) or the California Department of Tax and Fee Administration (CDTFA) required to affect the allocation of sales and use tax required by this Section pursuant to applicable regulations of the SBOE/CDTFA, as amended or supplemented from time to time. If required by Developer, Contractor shall, and shall cause its Subcontractors to, maintain a monitoring report or other documentation, in such detail as Owner may specify, tracking the amount and categories of construction sales and use tax revenues allocated to the City under this Section.

In this clause the “City” means the City San Carlos and “Site” means the Property. “Owner” means Developer.

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CITY HALL
600 ELM STREET
SAN CARLOS CA 94070-3085

PLANNING DIVISION
TELEPHONE (650) 802-4263
FAX (650) 595-6763
WEB: http://www.cityofsancarlos.org

CODE COMPLIANCE CERTIFICATE
DESIGN REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN and GRADING

AND DIRT HAUL CERTIFICATE
This is to certify that the San Carlos Planning Commission at the regular meeting thereof, held on September 19, 2022 , 2022, granted approval of a Request for Design Review , Transportation Demand Management Plan and Grading and Dirt Haul Certificate to Menlo Equities, (hereafter "Applicant") to allow for the construction of a new 292,615 square foot life science building at 405 Industrial Road (APN: 046 -051-080). The application was approved subject to the following conditions:

1. All structures, parking areas, and landscaping shall be in substantial compliance with the plans prepared by RMW Architecture & Interiors dated April 15, 2022 and consisting of seventy-two (72) sheets, as presented to and approved by the Planning Commission on September 19, 2022, 2022. Any changes determined to be substantive by Planning Staff shall require review and approval by the Planning Commission.

2. The project shall be subject to the Mitigation Measures approved with the certified 405 Industrial Road Project Environmental Impact Report, included as Exhibit A.

3. Construction of this project shall be in strict conformance with the plans approved by the Planning Commission on September 19 , 2022 . If the Building Division's set of drawings, or other subsequent plans, differ substantially as determined by Planning Staf f from the approved drawings, the set of drawings shall require re-review by the Planning Commission.

4. The developer shall apply and request for Design Review of a Sign Program and obtain a Sign Program Permit in compliance with San Carlos Municipal Code C hapter 18.22 prior to the issuance of a building permit. Any signs that are visible from U.S. Highway 101 shall require approval by the Planning Commission.

5. Prior to the issuance of a Final Certificate of Occupancy, a Landscape Architect shall certify in writing that the landscaping and irrigation systems are installed in accordance with the approved landscape and irrigation plan.

6. A final exterior lighting plan with specifications in conformance with the approved plans is subject to review and approval by the Planning Division prior to Building Permit issuance.

7. The property owner shall be responsible for the maintenance of all the on-site landscaping within the project and shall maintain the landscape in proper growing condition for the life of the project to the satisfaction of the Community Development Director.

8. All new Fire Department Connections proposed shall be as unobtrusive as possible. All fire water plumbing shall be aesthetically placed behind a design element to screened to the extent feasible. Final design and placement shall be subject to Planning Division review and approval prior to Building Permit issuance.

9. Efficient irrigation systems shall be used throughout all landscaped areas in accordance with

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the Model Water Efficient Landscape Ordinance.

10. Whenever feasible, project shall incorporate landscaping that minimizes irrigation and runoff, promotes surface infiltration, minimizes the use of pesticides and fertilizers, and incorporates other appropriate sustainable landscaping practices such as Bay-Friendly Landscaping.

11. Prior to issuance of a building permit, a preconstruction meeting shall be held with Community Development Department staff, the architect, applicant, and contractor to review the plans and conditions of approval.

12. The project shall comply with all conditions and requirements of the Airport Land Use Commission (ALUC) and Federal Aviation Administration (FAA). The structure heights shall not exceed the heights approved by the ALUC or FAA at any time for the life of the project.

At the time of Building Permit submittal, the applicant shall demonstrate compliance with Airspace Protection Policy 6 of the Airport Land Use Compatibility Plan for the Environs of San Carlos Airport (SQL ALUCP).

13. The applicant shall comply with all requirements of the Building Division, including, but not limited to the following:
a. Garage Vertical Clearance: A 98” minimum vertical clearance is required from the garage entrance to the accessible parking space per CBC 11B-502.5. b. Accessible Means of Egress : CBC 1009.2.1 requires elevators to be part of the accessible means of egress in buildings where a required accessible floor is four or more stories above the level of exit discharge. Further, CBC 1009.4 requires standby power f or the elevators. Provide compliance with these code sections or the exceptions to these code sections.
c. Accessible Electric Vehicle Parking : Provide accessible electric vehicle charging stations in accordance with CBC 11B-228.3.
d. Sand Oil Separate: Sand oil separator shall be provided for the parking garage. CPC 1016.
e. Green Building : Building shall comply with the current California Green Building Standards Code Mandatory Measures.
f. Solar Ready Buildings: The building shall be solar ready per CEnergyC 110.10. g. Energy Compliance Measures: The addition and alterations to the building shall comply with the requirements of the California Energy Code.

14. Accessible Parking: Each parking facility (such as the parking lot and parking garage) shall be provided with the minimum required accessible parking spaces per CBC Table 11B-208.2

15. Generator Exhaust: Generator exhaust termination to be in accordance with NFPA 37 or as follows per CMC 502.2.

16. A Construction Operations and Staging Plan shall be submitted, reviewed, and approved by the Building Division and Planning Division prior to building permit issuance.

17. The applicant shall comply with all requirements of the Fire Department, including but not limited to the following:

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a. Fire Department Access Plan - A Fire Department access plan that indicates all routes of Fire Department road access required to within 150 feet of all portions of the exterior of the building at the time of building plans submittal.
b. Automatic Fire Sprinklers Required - This building is requi red to be equipped with a standpipe/fire sprinkler system. The building plans must list the design and installation as a deferred submittal on the cover sheet of the plans.
c. Gurney Accommodating Elevator Required – Elevator shall be designed to accommodate an ambulance stretcher per CBC 3002.4
d. Ladder Access to Building – The building plans must indicate points of access where fire service ladders can safely access all building rescue windows at the correct climbing angle of 75 degrees.

18. The applicant shall comply with all requirements of the Engineering Division, including but not limited to the following:
a. The landscape plan shows the existing tree wells on the southwest side of Industrial Road (northwest of the site) to be replanted. The City is currently assessing the tree wells and any replanting will need to be coordinated with the City’s plans, in the event that a permanent irrigation line is installed.
b. Storm Drain Outfall: The storm drain system should include full-trash capture measures meeting the Municipal Regional Permit for Stormwater C.10 requirements (5-mm. screen, treating 1-year, 1-hour storm). A trash capture insert is shown for one inlet on the northerly property line (per Keynote 20); confirm that all inlets will have trash capture measures c. The proposed bridge is located in Caltrans right-of-way. If the applicant elects to construct the bridge, an encroachment permit will be needed from Caltrans for the bridge. d. Environmental Sampling: The environmental sampling report notes the presence of chromium in the soil. Earthwork operations shall follow the recommendations of the ENGEO letter dated January 24, 2022.
e. Photometrics: Additional lighting may be required due to dark spots on the west side of the building near coordinate D-2 of the photometric study submitted April 26, 2022. f. Haul Route: Flaggers will be required at the site entry/exit.

19. The applicant shall pay the sewer connection , storm water fee and Transportation Impact Mitigation Fee prior to the issuance of a building permit as calculated by the Public Works Department. The applicant shall pay the commercial linkage and child care fee as calculated by the Community Development Director.

20. A sewer permit shall be obtained from the Public Works Department prior to starting of any sewer construction work.

21. A grading/hauling permit shall be obtained from the Public Works Department prior to start of construction. Grading shall only be permitted between the hours of 8:00 a.m. and 4:00 p.m.

Monday through Friday. No grading work permitted on Saturdays, Sundays and holidays. Dirt hauling shall only be permitted between the hours of 9:00 a.m. and 4:00 p.m. No hauling shall occur on Saturdays, Sundays and holidays. The City Engineer has the distraction to grant exceptions to the grading and hauling times.

22. An encroachment permit shall be obtained from the Public Works Department prior to start of any work within the public street right-of-way or public utility easements.

23. Prior to demolition and/or permit issuance, Developer shall obtain approval from the City the solid

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waste handling plan and City debris recycling regulation in accordance with the City Municipal Code Regulations, Title 8. Chapters 8.04 and 8.05.

24. Developer shall submit with the building permit application a title report (less than 6 months old) and an existing condition plan showing the following information:
a. Topographic information, existing contours, elevations, trees, structures and above- ground features
b. Resolved boundary
c. Existing public and private easements
d. Existing curb lines, sidewalk, signal pole, street light utility boxes, driveways, underground utilities or frontage streets
e. Existing lot line and lot areas.

25. Developer shall submit with the building permit application a utility plan showing all existing utilities in Industrial Road. The plan shall show all existing sanitary sewer laterals, domestic, fire and irrigation services and meters and specify the disposition of these existing services.

The utility plan shall show locations, sizes and inverts of the proposed utilities and services for the proposed building and parking area.

26. Developer shall submit with the building permit application a fire access plan showing the required fire turning path and radii. The plan shall show the required fire access route, setbacks, ladder pads, fire access road width, fire department connection, backflow device, post indicator valve, proposed and existing fire hydrants.

27. Provide an ADA accessibility plan showing ADA path of travel from a public access way and the proposed ADA parking to the proposed building front entry. This plan shall show the proposed grades and slopes along the ADA path.

28. Prior to issuance of a Grading Permit, Developer shall submit a design-level geotechnical investigation prepared by a qualified geologist and approved by a third party reviewer selected by the City Engineer. All recommendations in the approved geotechnical investigation shall be incorporated into the project design. The geotechnical investigation shall address, at a minimum, the following issues:
a. compressible soils,
b. liquefaction,
c. expansive soils,
d. loose surficial soils,
e. shallow groundwater, and
f. sulfates in soil.

29. Developer shall submit with the building permit application projected sewer flow calculations and a sanitary sewer study analyzing potential impact to the existing sanitary sewers as directed by the City Engineer. Any costs associated with the analysis shall be paid by the Developer.

30. Developer shall submit with the building permit application a water demand and pressure calculations demonstrating available supply and pressure to provide adequate domestic and fire services to the building.

31. Prior to issuance of any first permit by any department, Developer shall submit a grading and drainage plan and a drainage study prepared by a registered Civil Engineer. The drainage study shall analyze the existing and ultimate conditions and facilities and provide a complete on-site storm drain study for the 10-year and 100-year storm events. The grading and drainage

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plans shall include overland release for the 100-year storm event and any localized flooding areas. Existing off-site storm drain improvements, if needed, will be at Developer’s expense.

The study shall be reviewed and approved by the City Engineer and Developer shall satisfy the conclusions and recommendations of the approved drainage study.

32. Developer shall submit with the building permit application a landscape plan showing proposed landscape treatment within the C.3 storm water treatment areas for review.

32. Developer shall submit with the building permit application joint trench plans showing proposed transformers, primary underground boxes and joint trench services to the proposed building.

33. Prior to issuance of any grading and/or building permit, Developer shall obtain approval from the City Engineer of the water, sewer, and storm drain studies for this development. These studies shall provide detailed calculations to confirm adequate design of these utilities.

34. Prior to any first Engineering and/or Building permit issuance, Developer shall obtain approval from the City Engineer the Stormwater Management Plan demonstrating how the project site would comply with the latest Municipal Regional N.P.D.E.S. Permit.

35. Developer shall submit a Storm Water Management Plan in accordance with the following timeline:
a) At the time of building permit plan check submittal, Developer shall submit a “final” Stormwater Management Plan and Report. Site grading, drainage, landscaping and building plans shall be consistent with the approved Stormwater Management Plan.

The Plan and Report shall be prepared by a licensed Civil Engineer and certify that measures specified in the report meet the C.3 requirements of the Regional Water Quality Control Board (RWQCB) Order, and shall be implemented as part of the site improvements.
b) Prior to building permit issuance, Developer shall submit an Operation and Maintenance (O&M) Plan for the long-term operation and maintenance of C.3 treatment facilities. c) Prior to Final occupancy, Developer shall execute and record an O&M Agreement with the City for the operation, maintenance and annual inspection of the C.3 treatment facilities.

36. Developer shall comply with the requirements of the National Pollution Elimination Discharge System (NPDES) permit as administered by the California State Water Resources Control Board (State Board) and the San Francisco Bay Regional Water Quality Control Board (Regional Board). Prior to the issuance of any building, demolition, or grading permit, Developer shall submit an Erosion and Sediment Control Plan as a part of the improvement plan submittal. The erosion and sediment control plan shall show all construction best management practices (BMPs) and shall comply with the requirements of the NPDES, the Municipal Regional Permit Order R2-2009-0074 (MRP), and the City's stormwater and urban runoff pollution control standards and guidelines (City's Clean Water Program). Developer shall ensure that all contractors and subcontractors install and regularly maintain all construction BMPs as required by the approved erosion and sediment control plan.

37. Developer shall comply with the requirements of the Construction General Permit as administered by the State and Regional Boards. Developer shall obtain a Construction Activities Storm Water General Permit (State Permit) from the State Board. Prior to any construction activities and prior to the issuance of any building, demolition, or grading permit, Developer shall submit:

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a) a complete Storm Water Pollution Prevention Plan (SWPPP) with the project Waste Discharge Identification Number (WDID) displayed on the cover, b) a copy of the approved Notice of Intent (NOI) from the State Board, and c) an erosion and sediment control plan and a site monitoring plan meeting the satisfaction of the City Engineer.

Developer shall ensure that all contractors and sub-contractors install and regularly maintain all storm water quality control measures as required by the approved SWPPP, the approved erosion and sediment control plan.

38. All existing utilities shall be properly disconnected before the existing building can be demolished. Developer shall demonstrate to City Engineer how the existing water service(s), sewer service(s) and storm service(s) will be disconnected prior to doing so. All existing utilities shall be disconnected and/or abandoned as directed and to the satisfaction of the City Engineer.

39. Developer shall own, operate and maintain all on-site (private) utilities. The separation between public and private shall be indicated by water meters & backflows (potable water), cleanouts (sewer), and manholes as directed by the City Engineer.

40. Developer shall submit plans showing proposed water, sanitary sewer, and fire services for the proposed building connected to a public main in the public right-of-way to the satisfaction of the City Engineer. Different types of water use (domestic, irrigation, or fire) should be served by separate water services each separately tapped at the water main.

41. All storm water inlets shall be marked with appropriate stormwater pollution prevention message such as “no dumping – flows to bay.” Developer is responsible to add these markings upon construction.

42. The property owner shall disclose public or private easements on their property and shall graphically represent such easements on plans submitted to the Building Division for property improvements. Other than those improvements as shown on the approved plans, the property owners shall not build structures or add impervious surfaces over sewer, storm drains, or public utility easements without written permission from the Director of Public Works.

43. Provide root barriers along back of sidewalk on Industrial Road where new trees are planted.

Root barriers for sidewalk protection shall be 16' long or extend to drip line of the mature tree, whichever is greater and centered on trees.

44. Storm drain, sanitary sewer laterals, and water services shall be outside the drip line of mature trees or 10’ clear of the matured tree trunk.

45. Damaged curb, gutter, and sidewalk within the public right-of-way shall be repaired or replaced (to the nearest score mark) in a manner acceptable to the City Engineer or his designee. The extents of said repair or replacement shall be at the discretion of the City Engineer or his designee.

46. All traffic striping, symbols, and messages shall be placed in accordance with the City standards.

47. Submit traffic control and construction staging plan for review and approval by the City Engineer prior to starting any work in the public street right-of-way.

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48. The City may stop work on this project if any construction-related activities violate project conditions of approval or any part of the San Carlos Municipal Code.

49. The project shall implement BAAQMD’s Construction Fugitive Dust Best Management Practices and shall provide notes on the plans submitted to the Building Division for permits

50. The Transportation Demand Management Plan, prepared by TDM Specialists, Inc, shall be implemented for the life of the project as presented to and approved by the Planning Commission on September 19, 2022. As new more efficient and effective TDM measures become available to reduce vehicle trips, these measures may be included or substituted to maintain the trip reduction levels described in the Plan. Any such substitutions shall be to the satisfaction of the Community Development Director. Any changes determined to be substantive or inconsistent with the TDM Plan by the Community Development Director shall require review and approval by the Planning Commission.

51. The developer and/or operators shall be responsible for supplying Planning Staff with the contact information for the Designated TDM Contact person.

52. The developer shall comply with the Mitigation Monitoring and Reporting Program.

52. If a Transportation Management Association (TMA) is established in San Carlos that can serve the project site, the property owner shall participate in the TMA. The level of financial contribution of the participants in the TMA shall be based on an equitable measure such as square footage (or similar metric) as agreed upon by the participants and the City.

53. Applicant shall ensure there is sufficient sight distance at the Industrial Road driveway per San Carlos Municipal Code. The Applicant shall provide all proposed planting heights and distances from the driveway to ensure compliance with San Carlos Municipal Code at the time of Building Permit submittal.

54. This Certificate shall not be effective until the effective date of the Planned Development Ordinance governing the site.

Lisa Porras, Planning Manager
Effective Date:

September 19, 2022

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405 Industrial Road/Life Science
Support Statement Updated 8.25.22

EXISTING CONDITIONS
405 Industrial Road is a 2.41-acre site at the “Gateway” to t he City of San Carlos, at the northwest corner of Highway 101 and Holly Street. There is a 55,000 square foot, 5-building mini-storage facility surrounded by pavement on the site. The site is zoned Landmark Commercial within the Gateway Overlay district.

The property has limited access – a single drive aisle off Industrial Road. There is no possibility for a new building to have street front age or visibility on Indus trial Road since the property is located behind an In-N-Out burger which dominates the Industrial Road street frontage. The site is recessed beneath the Highway 101 off ramp and Holly Street on the east and south sides. The adjacent Caltrans property has a plethora of unmaintained trees and a fence topped with razor wire creating an unattractive view from the first and second floors of any future building on the site.

The Holly Street overpass on Highway 101 impedes visibility from the south. Future planned improvements at Holly Street/Highway 101 will create additional obstructions. 405 Industrial Rd

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The existing mini-storage buildings were co nstructed in the 1970’s and are the only known use on the site. Demolition and removal of the existing structures and pavement will not impact any biological or cultural resources since t he site contains fill over Bay Mud with pavement and existing buildings covering the entire property. There is only one undersized tree on the property that grows out of the middle of the pavement.

A Geotech investigation done by Langan Engineering shows the wate r table at 4 to 10 feet below grade and fill over Bay Mud to about 12 feet. Soil and water testing done by environmental engineering firm ENGEO in Januar y 2021 found no evidence of “recognized environmental conditions” that would require remediation as defined by the State of California Regional Water Quality Control Board.

While a number of properties along the east side of San Carlos have contaminants that require remediation, not all properties are the same. Contaminants are largely from industrial uses on a site versus within the fill ma terial that was brought in. All sites must be tested and the mitigation, if needed, must correspond to the specif ic situation as required by the California Regional Water Quality Control Board (RWQCB). 405 Industrial Road has had a mini-storage on the property since the later part of 1970s. Prior to that it was undeveloped land. There were no industrial uses on the property.

In conjunction with our purchase of the property,
testing of the soil and water was done by ENGEO
Environmental Engineering in January 2021. Except
for naturally occurring arsenic, no contaminants were
found above the RWQCB Environmental Screening
Levels (ESL). Since the le vel of arsenic was within
the background concentrations for the San Francisco
Bay Area, no remediation is required.

Our proposed project has two levels of underground
parking requiring removal of a substantial amount
soil. Approximately 24’ of soil will be removed from the center of the site to enable construction of the
project’s underground parking as noted by the grey
area in the diagram. The soil to be excavated was
tested by ENGEO in Apr il 2022 for the purpose of
providing the soil characteristics to the off hauler for bidding purposes, as is typically done when soil is off Sutter Health - Palo Alto
Medical Foundation

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hauled. The April 2022 testing results were consistent with the January 2021 results.

The soil to be excavated and removed, the soil remaining on the site during construction, and the soil retained in the landscaping on site poses no human health or environmental risk, per ENGEO Environmental Engineering.

PROJECT DESIGN AND GATEWAY FEATURE

The proposed project is a sing le building with the square f ootage needed to attract a life science company seeking a headquarters location. The lack of visibility at grade resulted in a design which has four levels of office/lab space over two levels of above grade parking and two levels of below grade parking. This design creates views from the occupied floors at Levels 3-6, over the In-N-Out Burger and drive thru, the freeway ramp, unmaintained Caltrans trees, and razor wire fencing. Vi ews from the elevated occupiab le floors will provide a more appealing environment to the future occupants ensuring the long term viability of the building.

Site Plan
Entry View from Industrial Road

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The In-N-Out burger and a small row of industrial buildings on Industrial Road create a buffer between the 405 Industrial building and the east side residential neighborhood. The building design is mindful of the views from the nearby residences. The west façade of the top floor is setback, and a line of trees is proposed at grade behind the In-N-Out parking lot and drive thru lane. These two design elements serve to lower the height and so ften the look of the western façade of the building as viewed from Industrial Road and the residences beyond.

Glare studies were completed and then design features were subsequently added to reduce the amount of light that will emanate from the building. The bu ilding will have interior light fixtures that direct the light vertically and motorized fabric shades on all windows which will lower automatically at sunset, significantly reducing glare from interior building lighting. There will be no illuminated building signage on the top of the western façade facing the neighboring residences. The building does not cast shadows on the residential neighbors as shown below.

Shadow Study - Industrial Road at the Bottom
Night View from Industrial Road

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A more vertical expression is planned for the east/south façades, facing the freeway and Holly Street. The zoning code has designated this site as a Primary Gateway to the City which should create a “sense of entry” to the City. The building articulation along the freeway follows the shape of the site and curve of the fr eeway off ramp on Holly Street, creating a contemporary structure that curves into the City of San Carlos.

HEIGHT AND SQUARE FOOTAGE
The proposed height is driven by the site constraints. The property is surrounded by Caltrans fencing with razor wire or a queue of vehicles at In-N-Out. Neither creates an attractive environment at grade. The solution is to raise the occupied levels of the building above grade and put two parking levels underneath.

View from Highway 101
Highway 101 at Grade In-N-Out at Grade

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The proposed height is appropriate for a “Gateway/Landmark” site on the freeway at the entry point to the City of San Carlos and flagged in the General Plan and Zoning Code for special treatment. The upper level of the western façade is recessed, reducing the overall height as viewed from the east side residential neighborhood. The 6 th floor terrace within the recessed
area does not overlook any residential property.

The total office/lab building square footage on Levels 3-6 is 206,706 square feet or 1.97 FAR, which is within the permitted 2.0 FAR if the above ground parking square footage is excluded, which is requested due to the site
constraints.

The proposed building has a two-story 22’
lobby entrance at grade in front of two
levels of parking and tucked under the
building, meeting the sp irit of the City’s
ground floor height minimum of 16’. Since
there is no building street frontage this
requirement is not directly applicable.

2 Story Entry 2 Levels of Parking
Industrial Road

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Having the office/lab “occupiable” floors abov e two parking levels also addresses future climate change challenges due to rising sea levels which could cause potential flooding. It also alleviates any concerns about flooding from the adjacent drainage ditch along Holly Street and the freeway. Water damage due to flooding will be manageable because the office/lab space is two levels above grade.

The proposed building height is significantly less than the 152’ maximum allowable height set by the Airport Land Use Commission for the San Carlos Airport, but it is within their 60-64dB noise contour which prohibits rezoning to re sidential use due to concerns about noise from the airport. The negative impacts of noise from both the airport and freeway were studied and factored into the building envelope design to bring the noise level inside the building down to acceptable levels.

PROJECT AMENITIES

PEDESTRIAN/BICYCLE PATHWAY/LANDSCAPING TO INDUSTRIAL AND HOLLY A pedestrian/bicycle pathway from the 405 Industrial site over Ca ltrans’ right-of-way to City property at the corner of Ho lly Street and Industrial Way is proposed. The Industrial Road/Holly Street corner will be landscaped, and the sidewalk will be upgraded. Due to the drainage ditch within Caltrans ri ght-of-way, the pathway will br idge over the ditch. All improvements within Caltrans right-of-way require Caltrans review and approval.

View of Pathway to Building Entry
View into 2-Story Lobby
View of Pedestrian and Bicycle Pathway to Holly/Industrial Corner Id t il

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This proposed pedestrian/bike pathway will allo w 405 Industrial office/lab workers direct access to the corner, reducing the time to walk or bike to the Caltrain Station, the adjacent hotels south of Holly Street, Downtown businesses and the Bay Trail (when the Holly Overcrossing is built), all of which connect the site to the community.

The Project is proposing to allow
neighboring hotels of f hours use of the
building parking for larger hotel functions,
creating viable spaces for graduation
parties, weddings, etc. without impacting
surrounding neighborhood parking. Direct
access to the corner makes this option
easier for both the hotel guests and the
hotel valet.

The fire department would prefer that there
be a secondary way to vacate the site in the
event of a fire. As fire trucks drive into the
only drive aisle on the north side, workers in
the building could safely exit the site on the
south side via this pathway.

Should Caltrans not approve the bridge
pathway over their right-of-way, the landscapi ng at the corner of Industrial Way and Holly Street will proceed since this land is City owned.

The Holly/Industrial corner landscaping includes bench seating, contributing to the green boulevard concept and open space goals of the East Side Innovation District Vision Plan.

View of Holly/Industrial Corner Landscaping

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TENANT AMENITIES
The ground floor will have showers and a bike storage room, supporting cycling to and from work, the Caltrain Station, Downtown and nearby hotels and businesses on the East Side.

Ground floor space adjacent to the main lobby at grade is for a future café and fitness, to be designed by the full building tenant to their specific requirements. Should there be more than one tenant, the main lobby and café/fitness will be designed and constructed by the building owner for all occupants to use. There will be an outdoor spac e for dining between the café and the walkway to the main lobby, shielded by planters.

View from corner of Holly and Industrial

View of Outdoor Seating
Future Interior Café or Fitness
Customized b
y Tenant

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Open outdoor space along the entire length of 6th floor on the west side of the building provides meeting, dining and relaxation options for the o ffice/lab users. Due to the prevailing winds and noise from the freeway, outdoor space on the freeway side of the building is not viable.

TRAFFIC/TRANSIT
One of the advantages of biotechnology companies is that a sizable portion of their square footage is laboratory space which does not have 100% permanent occupants. The scientists in the lab space often also have an office elsewher e in the building. The result is that there are less occupants in a Life Scie nce building than a typical office building, and less traffic to and from the building.

We have designed the base building HVAC to accommodate 60% lab use and 40% office use. Based upon life science in dustry standards and the City’s requirement for 1 space for every 800sf of lab use and 300sf of office use, 431 parking spaces are required. 474 parking spaces are provided to ensure enough spaces and avoid overflow into the surrounding areas.

With a 20% TDM reduction, there could be as many as 593 occupants. The people count can vary as some companies have larger areas of communal gathering space or conference rooms, cafeterias and fitness centers, larger unoccupied lab or storage space or allocate more or less office or lab space per person or work from home. Covid has result in companies allocating more space per person, reducing the overall occupancy of the building.

The building is designed to be attractive to one larger biotech company which is more capable of coordinating transit measur es, supporting shuttles, encouraging biking to work and other TDM directives which reduce travel to the site in a single automobile. A TDM plan has been submitted for review and anticipates that 20% of the occupants will use alternative ways to commute, reducing the need for parking. The pr oximity to the Caltrans Station and the potential for future housing north in the Northeast Area will reduce traffic and parking.

This site is particularly advantageous from a traffic perspective because access to the freeway is just south on Industrial Road at the Holly Street/101 inters ection. There is no significant added traffic on Industrial Road beyond the stretch to get from the freeway to the site. There is no reason to drive through the neighboring residential streets.

View from 6th Floor East Side Terrace

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Office/lab use does not add to the northbound Industrial Road In-N-Out traffic queue because office peak travel times and directions of travel do not overlap with In-N-O ut’s traffic queue.

Peak office traffic is in the morning entering in to the site north on Indus trial Road. In-N-Out does not open until 10:30 am, after t he office peak traffic in this di rection. At the end of the office day, traffic is flowing ou t of the office building north on Industrial Road, away from the In-N-Out, and south on Industrial Road, in the opposite direction of the In-N-Out queue. At lunchtime, occupants at 405 Industr ial can walk to In-N-Out sinc e it is just outside the front door of the building providing lunchtime business without any additional traffic.

COMMUNITY BENEFITS
The project will contribute $4,200,000 in Communi ty Benefits anticipated to be used by the City of San Carlos for improvements to Laureola Park, acquisition of future parkland, traffic and offsite improvements within the immediate neighborhood.

Mitigation fees to be paid are estimated to be: $7,660,474 as follows:

Housing: $4,134,102
Sewer: $1,414,752
Traffic: $ 941,646
Child Care: $1,033,530
School: $136,426

SALES TAX: Per the Gener al Plan, the City of San Carlos has about 12% industrial land.

The sales tax revenues presented by Perkins & Will in the East Side Innovation District Vision Plan show that 89% comes from the East Side and t he Harbor Industrial areas of the City.

Given pressure to build more housing in
the Northeast Moratorium Area of the City,
the industrial land base will shrink,
reducing revenues and adding expenses.

Development of this prominent corner is a
unique opportunity fo r the City of San
Carlos to upgrade from mini-storage to a
Life Science building of a size that will
attract a biotech headquarters company,
increasing the City’s tax base.

ALIGNMENT WITH THE EAST SIDE INNOVATION DISTRICT VISION PLAN 405 Industrial Road is the sole pr operty north of Holly Street with no direct street frontage in the East Side Innovation District Vision Plan area. This 2.4 acre site is surrounded by freeway, the Holly Street off ramp and the back of the In-N-Out, limiting the options for participation in the Vision Plan’s “10 Big Moves” or Planning Strategies:

1. Establish Industrial Road as a Green Boulevard

2. Establish an Open Space Network

3. Promote Environmental Stewardship

4. Integrate Recycled Water Infrastructure

5. Support Distinct District Subareas

6. Prioritize Activity Hubs

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7. Foster an Inclusiv e Business Environment

8. Invest in Multi-Modal Streets

9. Reduce Congestion Through Coordinated Transportation

10. Adopt a Shared District Parking Strategy

Nevertheless, the proposed proj ect at 405 Industrial Road aims to contribute to the Green Boulevard by landscaping the City property at the corner of I ndustrial Way and Holly Street.

This is a key corner in San Carlos and having attractive landscaping will have a material impact on visitor’s impression of the City. The area will be planted with drought tolerant plants and ready to accept recycled water once available.

A public seating area is to be provided at the corner, contributing to the “Open Space” along Industrial Road.

The Project is also proposing to replant 17 trees that are missing in the tree wells on the west side of Industrial Road from Holly Street to Taylor Way.

Existing Condition
Proposed Landscaping at Holly and Industrial

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After hours use of 405 Industrial’s parking spaces or “shared parking” is an effective way to create event space opportunities in San Carlos at non-peak hour traffic times without adding additional parking spaces or creating overflowing parking problems in the adjacent residential neighborhoods.

SUMMARY
The proposed building creates an attractive location for a biot ech company, bringing stable high-quality jobs, contributing $4. 2M in community benefits and $7 .66M impact fees as well as long term sales tax dollars in a location that has been slated by the City for redevelopment for years. The prohibition of residential use by the Air port Land Use Commission removes this site from consideration for housing. There are already e nough hotel rooms in the immediate area - two hotels south of Holly Street, one existing and one proposed, and another hotel on the east side of Highway 101. Due to the limited access and no visibility at street level, retail uses are not attracted to this site.

The project design for the proposed Life Sci ence building compensates for the hardship created by the physical impediment s of the site – no street fr ontage, no visibility at lower levels, unattractive fencing/ queuing surrounding the site and lim ited access from Industrial Road. Elevating the occupied levels of the building creates an archit ecturally attractive building at the entrance to the city, per the City’s vision for this “Gateway” site. The design of the west façade with a recessed top floor, glar e reducing interior lighting and mecho shades and the prohibition of illuminated west façade si gnage reduces the impact of the building on the east side residential neighborhood. The landscaped corner at Holly Street /Industrial Road at the entrance to the City of San Carlos and the replanting of 17 street trees will be a major addition to the “greening” of Industrial Road.

Open Space with Public Seating

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GENERAL PLAN POLICIES
The site at 405 Industrial Road has a General Plan land use designation of General Commercial/Industrial. The proposed life science/research and development project is consistent with the following General Plan Polices
 LU-5.2: Implement the City’s adopted Economic Development Plan, which is updated annually as it relates to supporting the local economy.  LU-5.3: Support and encourage businesses and land uses that contribute to the City’s financial viability.
 LU-5.7: Support high-wage industries that provide quality jobs for workers at all education levels.
 LU-5.9: Encourage new commercial development on parcels fronting Highway 101 to expand the City’s tax base and to be of high-quality design.  LU-5.13: Consider use of multiple level parking facilities to provide increased space where available land is limited.
 LU-5.15: Promote economic revitalization on underutilized parcels designated for higher intensity land uses.
 LU-6.1: Support commercial/industrial activity and businesses on the East Side.  LU-6.2: Prohibit the conversion of property designated for industrial/commercial land on the East Side to non-industrial/commercial uses. ·Ensure proposed new uses in the East Side do not introduce land use conflicts that would adversely impact industrial/commercial activities.
 LU-6.3: Support the expansion of key growth industries while maintaining the overall diversity of land uses within East Side employment areas.  LU-6.4: Encourage the development of the Landmark sites at the intersection of Industrial Road and Holly Street.
 LU-6.6: Encourage new development on the East Side to feature high quality architecture that reinforces the character of the area.  LU-8.1: Require all development to feature high quality design that enhances the visual character of San Carlos.
 LU-8.3: Encourage design features and amenities in new development and redevelopment, including, but not limited to:
o Visual buffers.
o Facilitation of pedestrian activity.
o Distinctiveness and variety in architectural design
 LU-8.4: Promote pedestrian-scaled design through site planning, building design, finish details and landscaping for all types of development by requiring height and locational transitions between buildings of varied levels that are sensitive to the interrelationships of surrounding uses and structures, especially residential.  LU-8.5: Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic detailing, such as balconies and window trims.  LU-8.8: Encourage design of convenient pedestrian walkways with shade and minimal tripping hazards, preferably with landscape buffers.
 LU-8.10: On all sides of buildings, require the incorporation of quality architectural design elements for all building façades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines.  LU-8.18: Encourage “green building” practices in new development and redevelopment, such as those that make a building more energy efficient and reduces its effect on

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human health and the environment through better siting, design, construction, maintenance and operation.
 LU-11.1: Require high quality design for buildings at visually significant locations in gateway areas.
 LU-11.2: Encourage design features, such as landscaping, art and displays in gateway areas that are welcoming, attractive and contribute to a unique sense of place.  LU-11.3: Encourage distinctive architectural features, such as tower elements or a plaza at building entry, for buildings located at visually significant locations within gateway areas.
 LU-11.5: Limit the visibility of surface parking within gateway areas through landscaping and architectural treatments such as low decorative walls or trellises.  LU-11.6: Discourage the use of sound walls within gateway areas. If sound walls cannot be avoided, ensure that soundwalls are designed to be attractive and well landscaped.  LU-11.9: Ensure that new development on the Landmark sites at the northeast and southeast corners of Holly Street and Industrial Road function as the primary gateway features for the Holly Street Gateway area. Site planning, building treatments, pedestrian improvements and landscape features shall exhibit exceptional design and respect integrity of adjacent uses including nearby residential properties.  LU-11.11: Ensure that new development or redevelopment on the northwest and southwest corners of Holly Street and Industrial Road complies with the policies set forth in Land Use Goal 5.
 LU-11.12: Develop welcoming gateway areas that emphasize the unique qualities of San Carlos.
 CSH-3.1: Strive to reduce base-line and development-related traffic by 20 percent through public-private partnership efforts.
 CSH-3.2: Support city-wide efforts to reduce vehicular trips within and through the community.
 CSH-3.3 Support the incorporation of Transportation Demand Measures in new development to reduce traffic impacts.
 CSH-3.11: New developments and businesses shall be required to provide adequate loading, unloading and delivery areas, and/or shall be required to conduct such activities during nonbusiness/ peak hours
 EM-11.9 Coordinate with major employers, neighboring municipalities, transit agencies and providers to enhance regional transit and shuttle service.

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September 9,2022
Attn: San Carlos Planning Commission
subject 405 lndustrial Road - Mitigated Negative Declaration Dear Planning Commissioners,
I have read the Mitigated Negative Declaration and would like to comment. l'm a bit confused by the fact that the development is apparently in the East Side lnnovation District despite being told north of Holly Street was not included, and that there was a moratorium on development north of Holly Street, which does not appear to apply to this development.

First please ensure the environmental remediation occurs and is completed on this site, which is adjacent to the Palo Alto Medical Foundation that had significant toxic legacy issues that had to be remediated. We want the site completely cleaned and remediated of toxic chemicals and not capped. While sea level rise can be partially managed by raising levees it does not prohibit rising groundwater from emerging with toxics and this was an issue at the Landmark Hotel site prior to construction located on the South side of Holty Street and lndustrial Road.

While there was one workshop about the proposal held months ago there were no details shared about what was proposed in the noticing. Many residents in the Greater East San Carlos neighborhood are unaware of the proposed development, which will impact their residences. Noticing about this development with an accurate project description shodld have been distributed to all homes in the neighborhood for full disclosure, but primarily those located north of Holy Street who will be most impacted by the size of this building and increased traffic.

The height, bulk and overall size of this development is way too large and out of character with surrounding commercial development and definitely the adjacent Greater East Side neighborhood of primarily single-family residences. This development appears to be maxing out it's development potential, and then some with exceptions being requested. A penthouse is proposed for entertaining staring down at residential homes to the west of it. This development is much too large and intrusive as proposed' Parking demand appears to be in part of driving the height of this structure with a two- story garage underneath the building. lf this development is in the East Side lnnovation District than I would encourage the Planning Commission to try and encourage a dialogue and agreement with the adjacent Palo Alto Medical Foundation because the East Side lnnovation District recommends that shared parking be encouraged.

Reducing two levels of parking would significantly lower the height and the Pato Alto

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Medical Foundation has significant vacant lands directly adjacent to this site. Reducing the structure in height by two stories would make it much more acceptable.

I am greatly concerned that there appears only one way in and out of this dense Biotech building, which could be catastrophic if there was an emergency and it will create traffic problems. l'm sure the Police and Fire Chief's share these public safety concerns.

I understand there is a Tratfic Study that has been done for this development that is being peer reviewed; however, I don't see are any community benefits of this development in terms of cumulative traffic or pedestrian/bicycle improvements. The Holly Street Overpass with bicycle and pqdestrian improvements has been delayed for over 5 years now, and there are significant bike and pedestrians crossing concerns at the Holly Street and lndustrial intersection with many red-light runners observed currently on a daily basis. There is already a significant amount of traffic at all hours of the day and night from ln and Out Burger. This single development will create a tremendous amount of new traffic, and if more properties are to be developed north of Holly in the Harbor/lndustrial area traffic capacities will quickly exceed capacity as developments are rapidly being proposed faster than anticipated in the East Side lnnovation District, and certainly faster than traffic, or pedestrian and bicycle improvements are being made to anticipate development. The Holly Street and lndustrial Road intersection is a good candidate for a roundabout in order to allow traffic to flow while also allowing safe pedestrian and bicycle crossings by improving visibility. l've heard the city has studied this in the past, and would like to know why it is not being pursued at this time, and if this development could encourage that improvement? I would also like to see traffic and pedestrian/bicycle improvements made at the Holly Street and Old County Road and El Camino Real intersections, which will experience increased traffic with folks headed to the downtown for transit and meals. Bulb outs at intersections should be considered for increase public safety as well as street trees that are watered by recycled water per the East Side lnnovation Plan recommendations.

I am concerned about the type of biotech and level of risk of this building so close to a residential neighborhood, and would like to ensure that only the lower safer classifications for biotech testing are allowed, and that all necessary precautions are taken, and then some additional precautions are added for good measure.

I would like to see the exterior design of this building be further refined so it does not appear so visually impactful. l'd like to ensure that lighting faces down and not out, and that shade trees maintained for 5 years be added to dissipate by 50% heat island impacts. These should be watered with recycled water per the East Side lnnovation District Plan recommendation.

I am not opposed to this development, but do want to ensure it fits into the rest of the /city, and not at the expense of the rest of the city and its residents and other business uses. I certainly see opportunities for solutions to address community concerns as

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Sincerely,
Sam Herzberg
outlined in this letter, but this will require modifications to the development and additional mitigations. Thank you for the opportunity to comment.

Board Member, Greater East San Carlos Neighborhood
CC: Al Savay, Community Services Manager
Lisa Costa Sanders, Planner
Sarah McDowell, Mayor
Adam Rak, Vice Mayor
Laura Parmer Lohan, City Council
John Dugan City Council
Ron Collins, City Council
GESC Board
a
o
o
.e
a

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405 Industrial Road Project Feedback
Here is my feedback for the405 Industrial Road Project:
● Traffic- How will this project have a direct and cumulative impact on current and future trafficconditions in the surrounding area? There is only one extremely choked off access point forthis huge development. How will we mitigate traffic from the site trying to turn left ontoindustrial to get directly to the 101/Holly interchange through In&Out traffic? This is already ahighly impacted area for traffic and will constitute a major safety issue. There are too manyparking areas/levels (See building height comments). To mitigate the massive increase ofcars that will be coming into this project, there should be parking elsewhere ie: across 101and employees shuttled to the site and/or a new parking structure built on the PAMF site thathas plenty of vacant land. This should also include the proposed Hotel across Holly asalternative parking. ● Building Height/Bulk Impacts- This proposed project is far too big in both height and bulk forthe surrounding neighborhood and will have severe negative impacts as proposed. As usualthis developer is trying to max out every square inch of mass and height regardless of itsnegative impacts on the surrounding community. Our neighborhood is a sensitive use areaand needs to be treated as such. The project is proposed to be TALLER than PAMF but lessthan 100 yards from neighborhood homes. We are already being surrounded by massivebuildings and need height buffers so we can retain some blue sky, horizon and sense ofopenness from our homes. This is a direct quality of life issue! Why does there need to be alevel with a penthouse for entertaining that will stare down directly into our neighborhood?The project has 4 levels of parking including two levels above ground! We do not need thatmany cars coming into such a small area. In the spirit of the Eastside Innovation District,there needs to be dialogue between the city, developer of this project and PAMF to build aparking structure on the PAMF site that has plenty of vacant land. This should also includethe proposed Hotel across Holly as alternative parking. There should also be other areasacross 101 for parking and shuttles to the site. The developer needs to have one of theseparking levels removed or have a floor taken from one of the other levels to replace a parkinglevel. A parking structure built at PAMF and/or elsewhere would mitigate this issue. ● Visual Impacts- Regardless of the height, this project will have extreme visual impacts to thecommunity and surrounding neighborhood. The developer needs to utilize exterior materialsincluding window glass that blends in with the surrounding sky during the day as to mitigatethe visual impact it will have on the surrounding community. At night the building will need tohave the interior lights off or automatic shades that will block ALL interior light to mitigatethose visual impacts. Interior and exterior lighting including illuminated signage should not beable to be seen from anywhere in the surrounding neighborhoods. ● Environmental- Will this building be utilizing LEAD Certified building including use of Solarpanels? I do not see any solar proposed in the plans yet see plenty of roof space for it. With

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increasing severity and occurrence of heat waves like the one we just had, it is imperative that San Carlos require all new building projects to include a minimum amount of solar installation and use to mitigate impact on our power grid and local rolling blackouts. All Environmental Remediation on this site needs to be completed before building occurs. Any and all toxins in the dirt need to be removed to the point where our groundwater and water table will not emit toxins when it rises from flooding and/or sea level rise. What assurances do we have that this building will not be emitting offensive odors and smells from projects going on there? We were assured that In&Out scrubbers would be sufficient to mitigate their stink but that is not the case, especially when offshore winds send the smells directly into our neighborhood.
● Community Safety- The city needs to require that this project/building and any BioTech building in San Carlos not exceed work beyond Biosafety Level 2. Anything beyond this, especially so close to the surrounding neighborhood is unacceptable. ● Community Outreach and Contact- The outreach by both the City and Developer has been less than acceptable. Both the city and developer need to come together to create a packet that has accurate visuals, pictures and building specifics including height and visual impacts that are mailed out or hand delivered to the communities/neighborhoods most impacted by this project including a date for another community meeting at the Laureola building at Laureola park. The packet should have input/approval from GESC neighborhood board members before going out.
● Community Benefits- I am asking that San Carlos work with all existing and proposed developments, especially on the Eastside of El Camino to search out, select, purchase and build another park with fields on the Greater East Side area. NOT just a park fund! Laureola park can no longer keep up with the numbers of people utilizing it for personal, recreational and community use. Especially on weekends. We also need this to happen with building some pocket parks throughout the area. We need more green space on the East Side! Thank you for your consideration.

Tim Hilborn
San Carlos

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CITY COUNCIL

STAFF REPORT
MEETING DATE: November 14, 2022
ITEM TITLE: Receive an Update and Provide Direction on the San Carlos Avenue Pedestrian Safety Improvement Project – Phase III.

RECOMMENDATION:

Receive a presentation on the San Carlos Avenue Pedestrian Safety Improvement Project - Phase III (“Project”) and provide staff with any comments or feedback on the proposed design.

FISCAL IMPLICATIONS:

There are no fiscal implications associated with receiving this update.

Funding for the Project comes from C1806, which has remaining funds available in the amount of approximately $1,274,900 that was previously approved by the City Council.

BACKGROUND:

In 2016, the Project was prioritized to address pedestrian safety after an incident resulted in a pedestrian fatality. The City Council approved the improvements in 2018 with the goals of addressing pedestrian safety along all of San Carlos Avenue, improving intersections and roadway safety, encouraging alternate modes of transportation, and improving connectivity for residents to Downtown.

The Project along the north side of San Carlos Avenue was composed of three phases. Phase I included improvements between Wellington Drive to Alameda de las Pulgas, Phase II included improvements from Alameda de las Pulgas to Prospect Street, and Phase III included improvements from Beverly Drive to Wellington Drive.

Construction for Phases I and II began in late 2019, and was completed in early 2021.

Improvements for these phases included constructing sidewalk along the north side of San Carlos Avenue, constructing new curb extensions and curb ramps at various intersections along the corridor, constructing new traffic signals, improving existing bicycle facilities in accordance with the Bicycle and Pedestrian Master Plan, installing new traffic signage, traffic striping, and pavement markings, and constructing green infrastructure with minor landscape improvements.

On November 7, staff introduced and presented the Project to the Planning and Transportation Commission (“Commission”) to obtain additional input and feedback on the conceptual plan.

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ANALYSIS:

In 2021, staff started design for the final phase of the Project with the intent to construct similar improvements as Phases I and II along San Carlos Avenue. Phase III would complete the sidewalk gap, which would then provide a continuous stretch of sidewalk that connects from Downtown San Carlos to the City limits in the west.

Staff retained Bellecci & Associates, Inc. (“Consultant”) to provide engineering services and prepare the construction documents for Phase III. The Consultant provided a conceptual design in March 2022 (see Attachment 1). Shortly after, individual one-on-one meetings were held with directly affected residents who live along San Carlos Avenue between Beverly Drive and Wellington Drive to discuss the design and gather feedback to prepare the conceptual design.

Staff held two citywide virtual community outreach meetings in June and September to gather feedback and comments from the community. Staff also hosted an online survey for those who could not attend the meetings to provide their feedback and comments.

Based on the feedback and comments that were collected from the directly affected residents, community meetings, and survey results, the following proposed improvements were identified:
•Construct new sidewalk along the north side of San Carlos Avenue; •Replace the existing asphalt walkway along the south side of San Carlos Avenue with concrete improvements due to existing roadway conditions, installing buffered bicycle lanes with green paint along both the north and south sides; •Install low-level shrubs along with flow-through planters to collect and treat surface stormwater runoff;
•Remove existing street parking along the north side of San Carlos Avenue; and •Relocate existing structures such as decorative walls, landscaping, or other permanent structures, within the existing right-of-way to incorporate all proposed improvements.

During the Commission meeting, staff received support for the Project as well as additional input and feedback including a motion to plant new street trees as part of beautification within the Project limits similar to Phases I and II. Outside of the Project scope of work, the Commission also made a motion for City Council to consider and prioritize a capital improvement project advancing the buffered bicycle lanes from Beverly Drive towards the westerly city limits during the next budget cycle.

ALTERNATIVES:

Options available to the City Council include:

1. Provide staff with additional feedback and comments; or

2. Proceed with the current design; or

3. Provide staff with alternative direction.

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Respectfully submitted by:

Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. San Carlos Avenue Pedestrian Safety Improvement Project – Phase III Conceptual Plan (dated August 15, 2022)

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SAN CARLOS AVENUE PEDESTRIAN SAFETY PROJECT
August 15, 2022

PROPOSED CONCEPT PLAN AND SITE PHOTOS
LEGEND
0 10’ 20’ 40’
2204
2212
2228
2200
1 2208
2220
2236
2244
2308
2324
2342
2300
2316
2330
2350

SAN CARLOS AVENUE
WELLINGTON DR.

DEVONSHIRE
BLVD.

CAMBRIDGE ST.

CHARLTON ST.

PLYMOUTH AVE.

BEVERLY DR.
2350
2400
2342
2330
2324
2316
2308
2300
2244
2236
2228
2220
2212
2208
2204
1 8
3 3
10 3
2 2
2 2200
remove and
replace curb ramp
remove, replace
and relocate
storm drain inlet
remove asphalt
concrete and
replace with
concrete, typ.
18” bike
buffer, typ.
green bike
lane, typ.
remove and
replace curb
and gutter, typ.
curb
ramp,
typ.
concrete
driveway, typ.
18” bike
buffer, typ.
relocate
water
meters
new curb, gutter and
sidewalk
green bike lane
flow through planter
driveway conform, exact
limits to be confirmed
driveway apron per city
standards
remove and relocate
decorative retaining wall
backfill with soil and
mulch
install retaining
wall to protect
signal post
curb and
gutter, typ.
valley gutter,
typ.
protect in place
transformer and
pad remove asphalt
concrete berm,
typ.

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CITY COUNCIL

STAFF REPORT
MEETING DATE: November 14, 2022
ITEM TITLE: Consideration of Introducing an Ordinance Repealing and Replacing San Carlos Municipal Code Section 10.32.224 Parking Restriction– 700 Block of Laurel Street (during the Farmers’ Market) with Section

10.32.224 Parking Restriction–During Farmers’ Market.

RECOMMENDATION:

Staff recommends that the City Council introduce an Ordinance repealing and replacing San Carlos Municipal Code Chapter 10.32.224 Parking restriction –700 Block of Laurel Street (during the farmers’ market) with Section 10.32.224 Parking Restriction – During Farmers’ Market.

FISCAL IMPLICATIONS:

There are no fiscal implications associated with the introduction of the Ordinance.

BACKGROUND:

In 2005, the City Council adopted Section 10.32.224 in the Municipal Code to prohibit parking on the 700 block of Laurel Street during the Farmers’ Market held each Thursday from May 1 st to September 30 th. This action would close the block to vehicular traffic while the market was in operation and to accommodate the Farmers’ Market setup.

In 2010, the City Council amended this section of the Code by adding the following passage: “The non-accessible public parking spaces behind Laurel Street Park shall be reserved for the event organizers during this period. The accessible parking space shall remain available to the public during the Farmers’ Market event.” The passage references Laurel Street Park which is now known as Harrington Park.

Over the years, the location, days, and times of the Thursday Farmers’ Market have changed multiple times. Staff recommends updating the code section to reflect the actual practice.

ANALYSIS:

The San Carlos Municipal Code Section 10.32.224 currently reads as follows:

10.32.224 Parking restriction—700 block of Laurel Street (during the farmers’ market).

No person shall park or leave standing any vehicle in the 700 block of Laurel Street from May 1st to September 30th, on each Thursday, between the hours of two-thirty p.m. to nine p.m. The non-accessible public parking spaces behind Laurel Street Park shall be

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reserved for event organizers during this period. The accessible parking space shall remain available to the public during farmers’ market events. (Ord. 1423 § 1, 2010: Ord. 1357 § 1, 2005)
Staff proposes new code language that would (1) allow the City Council flexibility to establish the location, time, and date of the Farmers’ Market, (2) enable these parameters be adopted by Resolution, in lieu of an Ordinance revision, when changes occur in the market, and (3) establish a No Parking and Tow Away Zone at the Farmers’ Market to ensure that staff will have the ability to secure the location.

The proposed code language is:

10.32.224 Parking Restriction—During Farmers’ Market
No person shall park or leave standing any vehicle in the area designated by the City Council for the Farmers’ Market. The time, place, and duration of the Farmers’ Market will be established by a City Council Resolution. The Council also establishes a No Parking and Tow Away Zone at the Farmers’ Market location reflecting the days and time where it resides.

Next Steps
Should the City Council introduce the Ordinance as proposed or with amendments, a second reading of the Ordinance would be held on November 28, 2022. If passed, the proposed Ordinance would become effective on December 28, 2022.

ALTERNATIVES:

Options available to the City Council include:

1. Introduce an Ordinance Repealing and Replacing the San Carlos Municipal Code Section

10.32.224 Parking restriction–700 Block of Laurel Street (during the farmers’ market) with Section 10.32.224 Parking Restriction–During Farmers’ Market; or

2. Do not introduce the Ordinance; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Ordinance

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ORDINANCE NO. ____

AN ORDINANCE OF THE CITY OF SAN CARLOS REPEALING AND REPLACING SAN CARLOS MUNICIPAL CODE SECTION 10.32.224 PARKING RESTRICTION – 700 BLOCK OF LAUREL STREET (DURING FARMERS’ MARKET) WITH SECTION

10.32.224 PARKING RESTRICTION – DURING FARMERS’ MARKET.

SECTION 1. Findings. The City Council of the City of San Carlos does hereby finds and declares as follows:

WHEREAS, San Carlos Municipal Code Chapter 10.32.224 establishes the parking restriction on the 700 block of Laurel Street during the Farmers’ Market; and WHEREAS, in 2005, the City Council adopted the Section 10.32.224 in the Municipal Code to require no parking on the 700 block of Laurel Street during the Farmers’ Market each Thursday from May 1st to September 30th; and
WHEREAS, in 2010, the City Council amended this section of the Code by adding the following passage: The non-accessible public parking spaces behind Laurel Street Park shall be reserved for the event organizers during this period. The accessible parking space shall remain available to the public during the Farmers’ Market event; and WHEREAS, over the years, the location, days and times of the Thursday Farmers’ Market have changed multiple times; and
WHEREAS, the City Council has determined that San Carlos Municipal Code Section

10.32.224 should be updated to reflect the actual practice; and NOW, THEREFORE, the City Council of the City of San Carlos does ordain as follows:

SECTION 2: The City Council hereby repeals Chapter 10.32.224 Parking restriction—700 block of Laurel Street (during the farmers’ market) and replacing it with Section 10.32.224 Parking Restriction-During Farmers’ Market as follows (new language is shown with bold underline and repealed language is shown in strikethrough):

10.32.224 Parking restriction—700 Block of Laurel Street (during Farmers’ Market.

No person shall park or leave standing any vehicle in the 700 block of Laurel Street from May 1st to September 30th, on each Thursday, between the hours of two-thirty p.m. to nine p.m. The non-accessible public parking spaces behind Laurel Street Park shall be reserved for event organizers during this period. The accessible parking space shall remain available to the public during farmers’ market events. (Ord. 1423 § 1, 2010: Ord. 1357 § 1, 2005)

10.32.224 Parking Restriction—During Farmers’ Market
No person shall park or leave standing any vehicle in the area designated by the City Council for the Farmers’ Market. The time, place and duration of the Farmers’ Market will be established by a City Council Resolution. The Council also

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establishes a No Parking and Tow Away Zone at the Farmers’ Market location reflecting the days and time where it resides.

SECTION 3: CEQA. this Ordinance is exempt from additional environmental review pursuant to California Environmental Quality Act (“CEQA”) Guidelines Section 15061(b)(3); under the general rule that CEQA applies only to projects, which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

SECTION 4: Severability. That the City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable, and, if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.

SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 14th day of November, 2022 and passed and adopted as an Ordinance of the City Council of the City of San Carlos at a regular meeting thereof held on the ______day of ________, 2022 by the following vote:

AYES, COUNCILMEMBERS: ___________________________________________________ NOES, COUNCILMEMBERS: __________________________________________________ ABSENT, COUNCILMEMBERS: ________________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:
____________________________
MAYOR of the City of San Carlos

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