San Mateo City Council
December 1, 2022

CITY OF SAN MATEO
City Council Special Meeting
December 1, 2022
6:00 PM
City Hall Council Chamber
Entrance is on O’Farrell Street

COUNCIL MEMBERS
Rick Bonilla, Mayor
Diane Papan, Deputy Mayor
Joe Goethals
Amourence Lee
Eric Rodriguez
AGENDA
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CALL TO ORDER
Pledge of Allegiance
Roll Call

PUBLIC HEARING
City Council action on the following public hearing(s) represents a final decision concluding all administrative proceedings. Judicial review may be had only if a petition is filed with the Court not later than the 90th day following the date the decision is made.

Judicial review of environmental determinations may be subject to a time period for litigation as short as 30 days following the date the decision is made.

1. 222 E. 4th Avenue (Draeger’s Market) – New Five-Story Retail/Office/Residential Mixed-Use Building (PA-2021- 071)
Adopt a Resolution to approve the Site Plan and Architectural Review (SPAR) and Site Development Planning Application (SDPA) for construction of a new five-story mixed-use building consisting of 10 below market rate (BMR) residential units, 17,658 square feet of retail use for a grocery store, and 104,554 square feet of office use at 222 E. 4th Avenue; to approve an Affordable Housing Plan; and to adopt an Addendum to the 2010 General Plan Environmental Impact Report (EIR) and 2009 Downtown Area Specific Plan Initial Study/Mitigated Negative Declaration (IS/MND) under the California Environmental Quality Act (CEQA), based on the Findings for Approval and as conditioned.

ADJOURNMENT
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CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 1 Section Name: PUBLIC HEARING Account Number: 10-3111 File ID: 22-6886 TO: City Council
FROM: Drew Corbett, City Manager
PREPARED BY: Community Development Department
MEETING DATE: December 1, 2022
SUBJECT:
222 E. 4th Avenue (Draeger’s Market) – New Five-Story Retail/Office/Residential Mixed-Use Building (PA-2021-071) RECOMMENDATION:

Adopt a Resolution to approve the Site Plan and Architectural Review (SPAR) and Site Development Planning Application (SDPA) for construction of a new five-story mixed-use building consisting of 10 below market rate (BMR) residential units, 17,658 square feet of retail use for a grocery store, and 104,554 square feet of office use at 222 E. 4th Avenue; to approve an Affordable Housing Plan; and to adopt an Addendum to the 2010 General Plan Environmental Impact Report (EIR) and 2009 Downtown Area Specific Plan Initial Study/Mitigated Negative Declaration (IS/MND) under the California Environmental Quality Act (CEQA), based on the Findings for Approval and as conditioned.

BACKGROUND:

On November 15, 2021, Lane Partners, the applicant, submitted a formal Planning Application to demolish the existing 60,965 square-foot commercial structure on the block bounded by E. 4th Avenue, S. B Street, E. 5th Avenue, and S.

Ellsworth Avenue, to construct a new five-story mixed-use building consisting of 10 low-income studio and one-bedroom residential rental units, 17,658 square feet of retail use for a grocery store, and 104,554 square feet of office use with two levels of underground parking. In accordance with Municipal Code Sections 27.06.050(d) and 27.06.060, this project is subject to City Council approval because the building height exceeds 55 feet.

The Planning Commission reviewed the preliminary application for this project at a study session on September 14, 2021.

The items discussed at this study session were focused on the project’s preliminary building design, adding residential units with multiple bedrooms, and the on-street truck loading zone. During the formal application process, the applicant made some minor alterations to the building design and eliminated the Class IV physically-separated bike lane along South B Street, in response to a City Council resolution adopted on July 18, 2022 regarding modifications to the City’s Bicycle Master Plan. The Class III bike route on B Street will be retained, in conjunction with the proposed on-street truck loading zone along the project’s frontage. The final design and associated planning application were heard by the Planning Commission on November 17, 2022, and the Commission recommended City Council approval by a vote of 3-2, including a recommendation for the project to include 10 parking spaces for the residential units. The Planning Commission packet can be accessed at this link.

Site Description
The project site consists of four parcels totaling approximately 1.135 acres or 48,478 square-feet. The project site is bounded by East 4th Avenue to the north, South B Street to the east, East 5th Avenue to the south, and South Ellsworth Avenue to the west. The project site is designated as Downtown Retail Core in the General Plan Land Use Plan and is zoned CBD/R (Central Business District/Residential Mixed-Use Overlay). The project site is also located within the Required Retail Frontage Zone as defined in the Downtown Area Plan. The northern half of the project site is located within the Central Parking Improvement District (CPID) Limited Parking Zone (LPZ) subject to SMMC Section 27.64.100. 3 of 1252

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A two-story grocery store with both at-grade and below-grade parking currently occupies the site. Commercial uses, including restaurants and retail stores, are located to the north, east, and west, in single- and two-story structures. A 145- unit residential building of six stories tall is located to the south. The San Mateo Downtown Caltrain Station is located approximately one-quarter of a mile north of the project site. A location map showing the project site’s vicinity is included as Attachment 2.

Project Description
The proposed project is a five-story, mixed-use building with a total floor area of 152,533 square-feet and total building height of 74 feet, 3 inches to the top of the 5th floor roof plate. The building consists of 17,658 square feet of retail on the ground floor, and 104,554 square-feet of office located primarily on the second through fourth floors. The project also includes 8,997 square feet of residential space on the fifth floor, which includes eight one-bedroom and two studio apartment units. The applicant proposes to designate all 10 units as affordable at the low-income level. Since 100% of the units are affordable, the project is eligible for a building height increase of up to three additional stories or 33 feet under Assembly Bill 1763, as well as four incentives and unlimited waivers from development standards. The applicant is requesting a total of six incentive and waiver requests, which are discussed further in the Affordable Housing section below.

The project includes a three-level parking garage with ground floor and two levels of below-grade parking for a total of 221 spaces. 184 spaces would be for office use, and 37 spaces would be for retail use. The project did not originally propose any residential parking spaces; however, the applicant is now proposing to provide a limited number of such spaces. A discussion on residential parking is described further below in the Affordable Housing Commercial Linkage Fee section. In addition, a shared parking agreement with the City of San Mateo would allow the general public to use some parking spaces during weekday evenings and weekends, as conditioned and agreed to by the applicant.

A two-way driveway access to the parking garage is proposed along E. 5th Avenue. The pedestrian entrance to the grocery store, office, and residences are located respectively along E. 4th Avenue, S. Ellsworth Avenue, and S. B Street. The project also proposes outdoor terraces for office use and a roof deck for the residential units. A 1,450 square foot outdoor dining space and a 2,070 square foot community open space is proposed at the corner of Ellsworth Avenue and East 4th Avenue at the pedestrian level.

The building design incorporates traditional building elements such as brick siding, recessed windows, and fabric awnings.

The building also includes building design and materials typically associated with contemporary style such as strong angular forms, wood and metal window systems; metal or glass canopies; glass guardrails; as well as vegetated living or aluminum paneled walls. Project plans showing the proposed site plan, floor plans, and elevations are included in Attachment 3.

Applicable Code and Policy Review
General Plan and Zoning Code
The General Plan Land Use Plan designates the project site as Downtown Retail Core. A list of applicable General Plan policies and a discussion of the project’s conformance is included in the resolution (Attachment 1). The project is consistent with applicable General Plan policies, specifically because the project proposes a mix of commercial retail and office uses with residential uses in an area well served by public transit, furthering the General Plan intent for the downtown as the social, cultural, and economic center of the City.

Consistent with its land use designation, the project site is zoned CBD/R (Central Business District/Residential Mixed-Use Overlay), which permits both residential and commercial uses. The CBD/R zone is subject to development standards in Municipal Code Chapter 27.29 and 27.38, including floor area ratio (FAR) limit of 3.0, residential density of 50 dwelling units per acre, setbacks, and open space requirements for both office and residential uses. The project’s maximum height limit is 55 feet to 75 feet, based on provisions of community contributions and outstanding building design. The project requests several waivers, including from height, FAR, and loading zone requirements as discussed below under the 4 of 1252

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“Affordable Housing’ section. A project data table listing the applicable Zoning Code standards and the project’s conformance to them is included in Attachment 4.

A total of 221 off-street parking spaces are proposed for office and retail use. The parking demand study (Attachment 5) determined that 208 parking spaces would be necessary. The study did not include parking needs for the residential use since residential parking is not required for this project under State Density Bonus Law.

Downtown Area Plan
The project is subject to the Downtown Area Plan, which establishes goals and policies to implement the overall vision of the downtown. The site is specifically located within the Downtown Retail Core Sub-Area in the Downtown Area Plan.

Applicable goals that pertain to the project include:
• Enhance Downtown’s Role as the City Center and Maintain Its Unique Sense of Place • Enhance the Vitality and Activity of Downtown by Incorporating an Overall Good Mix and Diversity of Uses • Enhance the Downtown’s Pedestrian Environment and Enhance the Safety and Attractiveness of Downtown In conformance with the Downtown Area Plan, the project provides retail, residences, and offices at a high intensity that would support existing commercial uses in the downtown, thus creating and maintaining downtown’s unique sense of place with a good mix and diversity of uses. The project enhances the downtown pedestrian environment, safety, and attractiveness by proposing new street trees, streetlights, and sidewalk paving that is compatible with development in the same vicinity. A full list of applicable Downtown Area Plan policies and a discussion of the project’s conformance is included in Attachment 1.

Downtown Retail Core Design Guidelines
The project is located within the Downtown Retail Core Sub-Area and therefore is subject to the downtown design guidelines. The project is consistent with multiple downtown design guidelines by incorporating large retail display windows to provide visual interest to pedestrians, awnings above retail storefronts, and recessed entryways as suggested by the guidelines. Outdoor seating is provided through a 3,520 square foot outdoor plaza at the corner of Ellsworth Avenue and E. 4th Avenue to invite pedestrian activity. In addition, street trees are provided along all four building frontages, which would improve the outdoor pedestrian experience.

Site Plan and Architectural Review
The new mixed-use building requires a Site Plan and Architectural Review (SPAR) approval for the proposed site improvements and building design in accordance with Municipal Code Section 27.08.030. To grant the SPAR, the City Council must make certain findings, which are discussed in detail within the resolution (Attachment 1). To summarize, the building complements the existing architectural character of the neighborhood in its use of materials, colors, and building form, and the proposed uses are compatible with the surrounding restaurants and stores. Therefore, the project meets the SPAR findings, which require the project to be in scale and harmonious with the character of the neighborhood, the development to not be detrimental to the growth of the city, the development to not impair the desirability of investment or occupation in the vicinity, the development to meet all applicable standards, and the development to not adversely affect matters regarding police protection, crime prevention, and security.

Site Development Planning Application
The project requires a Site Development Planning Application (SDPA) approval for removal of major vegetation in conjunction with the development of a parcel, in accordance with Municipal Code Section 23.40. The project proposes the removal of 39 trees, of which 38 qualify as protected trees. The project proposes planting of 37 new trees, including 33 street trees along all four frontages and will pay an in-lieu fee toward the City’s Tree Planting Fund as necessary. Thus, as conditioned, the SDPA findings for approval, discussed in greater detail within Attachment 1, can be made.

Citywide Pedestrian Master Plan
Appendix A of the Citywide Pedestrian Master Plan provides guidelines for sidewalk designs and types specific to a project’s land use and street parking configuration. Along the project’s E. 4th Avenue and E. 5th Avenue frontages, the 5 of 1252

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project provides an overall sidewalk width of 16 feet, which is in conformance with the Pedestrian Master Plan. The project does not meet the overall sidewalk widths for its S. Ellsworth Avenue frontage as it proposes overall sidewalk widths of up to 15’-6”, which is short by six inches. For the S. B Street frontage, although the project proposes an overall sidewalk width of 16’-0”, it does not meet the sidewalk width guideline as it proposes a smaller Planting Zone and Through Zone due to the proposed loading zone ramp. The applicant has requested these reductions in sidewalk width as a density bonus waiver (Attachment 6), although a waiver is not necessary for these guidelines.

Bicycle Master Plan
The City’s Bicycle Master Plan provides policies and recommendations to implement citywide infrastructure improvements to support bicycle use. The Bicycle Master Plan also lays out a proposed bicycle network of various bike lanes, paths and routes. Along the project’s E. 5th Avenue frontage, the Bicycle Master Plan proposes a buffered bicycle lane (Class II) along 5 th Avenue, with which the project plans are consistent. The applicant now proposes to retain the Class III bicycle lane along their B Street frontage consistent with recent City Council action to eliminate Class IV Bike Path requirements on B Street.

Lastly, in conformance with the Municipal Code Section 27.64.262, the project exceeds the minimum number of long-term bicycle parking spaces required (22 spaces provided, and 21 spaces required) and exceeds the minimum number of shortterm bicycle parking (20 spaces provided, and 15 spaces required), and has been conditioned to conform to all bike parking requirements.

Affordable Housing
State Density Bonus Law
California Government Code 65915 outlines density bonus standards for residential and mixed-use projects that include certain percentages of below market rate (BMR) housing units. The applicant proposes to designate all 10 of the residential units (100%) as BMR, with affordability at the Low-Income level (80% Area Median Income). For reference, the 2022 Area Median Income (AMI) in San Mateo County for an individual is $116,200 and a family of four is $166,000.

Concession and Waiver Requests
State Density Bonus Law permits the applicant to request up to four concessions for projects with 100% affordable units as well as an unlimited number of waivers from development standards. The applicant’s density bonus request letter detailing the project’s concession and waiver requests is included as Attachment 6. As listed in the density bonus letter, the applicant is requesting a total of six waivers, although only five are applicable as the waiver from the Pedestrian Master Plan is not necessary:

1. Exceed the maximum bulk standards from 150’ to 197’-6” for lineal building dimension and from 170’ to 256’-7” for diagonal dimension.

2. Increase the distance for the street wall build-to-line standards from the 0’ setback requirement (to build up to the property line) to a 4’-6” setback instead.

3. Increase the build-to-line exception from 25% to 30% along the Ellsworth Avenue frontage.

4. Increase the maximum floor area ratio (FAR) from 3.0 to 3.1.

5. Not provide the required off-street loading spaces on the private property.

State Density Bonus Law provides that waivers are reductions from standards that would otherwise physically preclude the construction of the development at the proposed density. The City shall grant the waiver requests unless findings can be made that granting of the waivers would have an adverse impact on any historical resource or would be contrary to state or federal law or would have a specific unmitigable adverse impact on public health or safety. Staff has evaluated the waiver requests and has not found any evidence to support any of these findings. In addition to the waiver requests, the applicant has made one concession request:

1. Reduce the required retail frontage from 75% to 47% along S. B Street and along S. Ellsworth Avenue.

In accordance with Government Code Section 65915(d)(1), the City shall grant incentive requests unless findings can be 6 of 1252

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made that the incentive 1) would not result in identifiable and actual cost reductions to provide the affordable housing units, 2) would have a specific adverse impact upon public health and safety, or 3) would be contrary to state or federal law. Staff has evaluated the incentive request and has not found any evidence to support any of these findings to deny the concession request. As discussed in the applicant’s density bonus request letter, the partial relief from the retail frontage requirements would result in approximately $3.5 million in cost savings that would help offset the cost of constructing the 10 BMR units.

Other Housing Laws
The project is in compliance with the City’s Inclusionary Housing Requirement because the project is below the 11-unit threshold for the 15% inclusionary requirement and is designating 100% of the proposed 10 residential units as BMR. This project is not subject to the Housing Accountability Act (HAA) because less than two-thirds of the mixed-use building’s floor area is for residential uses.

Affordable Housing Commercial Linkage Fee and Residential Parking To mitigate the impacts of increased affordable housing demand associated with new commercial retail and office development, and to meet the City’s affordable housing goals, the project is required to comply with SMMC Chapter

23.61, which requires the payment of a commercial linkage fee. In-lieu of paying the linkage fee, the project is proposing to construct 10 new BMR residential units, affordable at the Low-Income level, as part of the project as outlined in the applicant’s Affordable Housing Plan (Attachment 7). This proposal would meet the Affordable Housing Commercial Linkage Fee requirements per SMMC Section 23.61.050, which provides alternatives to paying the fees, subject to certain findings discussed in detail in Attachment 1, and associated conditions of approval. The conditions of approval include entering into a BMR Agreement with the City to ensure the units meet the City’s BMR requirements and have adequate access to all amenities, such as residential open space and parking.

Resolution No. 84 (2016), adopted by the City Council on January 5, 2015, requires eight BMR units per 100,000 net new square feet of office and one unit per 100,000 net new square feet of retail development. A total of eight Low-Income units are required for this project, which the project is exceeding with the 10 proposed BMR units.

The project did not originally propose any residential parking spaces. However, the residential units are proposed to meet the commercial linkage fee requirements and would require an Affordable Housing Agreement. Per Resolution No. 14 (2020) regarding the City’s BMR Housing Program, BMR units shall be provided with access to all on-site amenities. Staff has interpreted this requirement to mean the residential units should also have equitable access to parking on-site, similar to the commercial users. The applicant proposed six residential spaces in order to provide equitable access to the parking.

At the November 17, 2022 public hearing, the Planning Commission recommended 10 spaces for the residential units, one for each unit, and a draft condition is proposed to dedicate 10 residential parking spaces. The draft conditions of approval (No. 35 and 54) allow for flexibility in the number of residential spaces and security closure requirements, the latter of which will be determined later during the building permit stage.

Design Review
The City’s design review consultant, Larry Cannon of Cannon Design Group, completed a design review of an initial submittal of the proposed design. Larry Cannon’s design review letter is included as Attachment 9. In response to the letter, the applicant had modified the building design, including changing the material above the office and residential entrances to ensure they are more prominent and modifying the awning materials to the current proposal.

Transportation Analysis
Vehicle Miles Traveled Impact Analysis
The City’s transportation consultant, Kittelson & Associates, prepared a Transportation Impact Analysis (TIA), included as Attachment 10, Appendix L, to analyze the project’s transportation impacts in accordance with the standards of the California Environmental Quality Act (CEQA) and the City’s General Plan. Vehicle Miles Traveled (VMT) is the metric established by CEQA for determining the significance of transportation impacts.

Based on the City’s adopted TIA guidelines, the TIA concludes that the project will not cause a significant VMT impact as it 7 of 1252

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meets screening criteria to exempt from the project from further VMT analysis. Specifically, the project is within a one-half mile of a high-quality transit area, and is located within a low VMT area, which is presumed to have a less than significant VMT impact.

Level of Service Impact Analysis
In addition to analyzing the project’s VMT impact, Kittelson & Associates conducted a Level of Service (LOS) analysis at various study-intersections. In accordance with the City’s General Plan criteria, the City shall maintain a LOS no worse than mid LOS D at all signalized intersections within the City, and no worse than LOS E for all unsignalized intersections. The TIA estimates that the project would generate a total of 169 vehicle trips during the weekday AM peak hour, which is 135 fewer vehicle trips compared to the existing use. The project is estimated to generate a total of 201 vehicle trips during the weekday PM peak hour, which is 231 fewer vehicle trips compared to the existing use. The project would also generate a total of 2,904 weekday daily trips, which is 3,645 fewer weekday daily trips compared to the existing use. The TIA concluded that the project would not result in any adverse LOS effects.

Transportation Demand Management Plan
The project will implement a Transportation Demand Management (TDM) Plan, prepared by the City’s TDM consultant, Steer, to formalize trip reduction strategies with the Downtown Area Plan and Sustainable Streets Plan goal of further reducing overall single-occupancy vehicle trips.

The core TDM measures that the applicant proposes to integrate into the project include design measures related to the physical attributes of the site as well as programmatic measures to encourage the use of sustainable forms of transportation. These measures include transit passes for employees and monthly subsidies for residents, an on-site TDM Coordinator, informational packets for new hires and new residents, multimodal wayfinding signage, and TDM communications such as websites, bulletin boards, and social media to promote sustainable travel options. The TDM Plan is included as Attachment 10, Appendix M. Overall, Steer estimates that implementation of all core measures would reduce trips by an additional 8.78 – 27.42%.

PUBLIC COMMENTS:

Approximately 31 public comments were submitted to staff during the formal planning application review and are included in Attachment 11.

Many comments supported maintaining a full-service grocery store and expressed concerns regarding the proposed reduction in retail square footage. The proposed roughly 17,000 square feet of retail space is considered adequate to function as a full-service grocery store based on other similarly sized uses such as the Draeger’s in Los Altos and the Trader Joe’s in San Mateo.

There were mixed reactions regarding the building design from members of the public. While the revised design does not incorporate all the suggestions in Larry Cannon’s design letter, several significant modifications have been made, such as expanding the materials along the office and residential lobbies from one-story to two to strengthen its appearance. The building is not located within the City’s historic downtown district, and therefore the downtown historic design guidelines do not apply. The building incorporates a combination of traditional elements such as brick siding as well as contemporary elements such as metal or glass canopies, glass railings, and living walls. The Planning Commission discussed the design at the November 17th public hearing and recommended approval.

There were also comments regarding environmental review that are addressed in the CEQA section below.

Public comments after publication of this report will be forwarded to the City Council for review and consideration at the public hearing and posted to this item on the City’s Agendas & Minutes Public Meeting Portal as “Post Packet Public Comments.”
ENVIRONMENTAL DETERMINATION:

On May 1, 2009, the San Mateo City Council adopted the Downtown Area Specific Plan (DASP) and its associated Initial 8 of 1252

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Study/Mitigated Negative Declaration (IS/MND). On October 18, 2010, the City of San Mateo certified the General Plan Environmental Impact Report (EIR). The EIR analyzed the General Plan’s framework for all zoning and land use decisions within the City through 2030, including the estimation of 48,360 residential units and 30.7 million square feet of nonresidential development. As a result, in accordance with the California Environmental Quality Act, an Addendum to the EIR and IS/MND has been prepared, and is intended to provide project-level, site-specific environmental clearance for the proposed mixed-use project at 222 E. 4th Avenue. The addendum demonstrated that the proposed project would not result in any significant impacts not already considered under the previously certified 2030 General Plan EIR and DASP IS/MND, nor would there be a substantial increase in the severity of the significant impacts previously disclosed. No new impacts or new mitigation measures necessitating a Supplemental EIR were found. Furthermore, the implementation of appropriate mitigation measures for air quality, biological resources, cultural resources, and noise already included in the EIR and project conditions of approval relating to acoustics, parks, and hazardous materials would reduce all potential impacts to a less than significant level. The addendum is included in Attachment 10. The project’s Mitigation Monitoring and Reporting Program (MMRP) is included as Exhibit B in Attachment 1, which is in place to ensure compliance with the Mitigation Measures analyzed and required by the addendum.

Once the addendum was published, comments regarding environmental impacts were received, which were focused on air quality, traffic, and noise and are addressed below.

Air Quality: Concerns regarding air quality impacts focused on how toxic air contaminants (TACs) from neighboring projects would add to the cumulative health risks disclosed in the addendum. The Bay Area Air Quality Management District (BAAQMD) recommends considering stationary and mobile sources within 1,000 feet of the project site. Three development projects, either approved or under construction, are located within this range. However, all three of these cumulative projects have completed their own site-specific CEQA review, which demonstrated that each would result in a less-than-significant TAC emissions through their use of construction equipment. Given that each project would have varying construction schedules and each project would be implementing TAC control measures, the cumulative impact resulting from combined construction emissions would be less than significant.

Traffic: Public comments focused on concerns regarding cumulative traffic impacts as well as safety concerns due to truck trips on 5th Avenue. Anticipated cumulative conditions for the study intersections for the year 2040 and the effect the addition of the project trips would have on them are analyzed on page 28 of the TIA, included as Appendix L of Attachment

10. Noise: The public comments were concerned regarding construction and cumulative noise impacts. The project will be incorporating building design and construction measures to ensure compliance with the City’s noise standards.

NOTICE PROVIDED:

In accordance with Government Code Section 65091 and the City’s Municipal Code noticing requirements, this public hearing was noticed to the following parties more than ten days in advance of this City Council meeting:
• Property owners, residential tenants and business tenants within 1,000 feet of the project site; • The City’s “900 List”, which contains nearly 100 Homeowner Associations, Neighborhood Associations, local utilities, media, and other organizations interested in citywide planning projects; • The City’s Planning “Notify Me” email list; and,
• The interested parties list, which includes interested individuals who contacted the City and requested to be added to the project notification list.

ATTACHMENTS
Att 1 – Proposed Resolution
Exhibit A – Conditions of Approval
Exhibit B – Mitigation Monitoring and Reporting Program Att 2 – Location Map
Att 3 – Project Plans
Att 4 – Project Data Sheet
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Att 5 – Parking Demand Study
Att 6 – Density Bonus Request Letter
Att 7 – Affordable Housing Plan
Att 8 – Planning Commission Meeting Minutes – September 14, 2021 and November 17, 2022 Att 9 – Design Review Report
Att 10 – CEQA – Addendum
Appendix A – Mitigation Monitoring and Reporting Program and Conditions of Approval Appendix B – Air Quality and Health Risk Assessment
Appendix C – Tree Inventory, Assessment, and Protection Report Appendix D – Geotechnical Investigation
Appendix E – Greenhouse Gas Emissions Assessment
Appendix F – Climate Action Plan Consistency Checklist
Appendix G – Phase I Environmental Site Assessment
Appendix H – Pre-construction Site Investigation Report Appendix I – Pre-Construction Site Investigation Report Conclusions and Responses Appendix J – Environmental Document Review Letter
Appendix K – Noise and Vibration Assessment
Appendix L – Transportation Impact Analysis
Appendix M – Transportation Demand Management Plan
Att 11 – Public Comments

STAFF CONTACT
Wendy Lao, AICP, Associate Planner
[email protected]
(650) 522-7219
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RESOLUTION NO. ____ (2022)

RESOLUTION APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW AND SITE DEVELOPMENT PLANNING APPLICATION FOR A PROPERTY LOCATED AT 222 E. 4TH AVENUE FOR CONSTRUCTION OF A FIVE-STORY MIXEDUSE BUILDING CONSISTING OF 10 RESIDENTIAL UNITS, 17,658 SQUARE-FEET OF RETAIL USE, AND 104,554 SQUARE-FEET OF OFFICE USES; APPROVING AN AFFORDABLE HOUSING PLAN; AND ADOPTING AN

ADDENDUM TO THE GENERAL PLAN ENVIRONMENTAL IMPACT REPORT (EIR) PREVIOUSLY CERTIFIED BY THE

CITY COUNCIL AND DOWNTOWN AREA SPECIFIC PLAN INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (IS/MND) PREVIOUSLY ADOPTED BY THE CITY COUNCIL.
(PA-2021-071, 222 E. 4TH AVE. MIXED-USE PROJECT)
WHEREAS, Lane SM LLC (herein referred to as the “Applicant”) submitted planning application PA-2021- 071 with the Planning Division for a property located at 222 E. 4th Avenue in the City of San Mateo (“City”) for a Site Plan and Architectural Review (SPAR) for construction of a five-story mixed-use building consisting of 10 residential units, 17,658 square-feet of retail uses, and 104,554 square-feet of office uses, and a Site Development Planning Application (SDPA) for the removal of substantial vegetation (collectively referred to as the “Project”); and
WHEREAS, the proposed Project is designated as Downtown Retail Core in the General Plan Land Use Plan, zoned CBD/R (Central Business District/Residential Mixed-use Overlay), located within the Downtown Area Plan study area, and predominantly located within the Central Parking Improvement District (CPID) Limited Parking Zone (LPZ); and
WHEREAS, the San Mateo City Charter and Municipal Code Section 27.06.050 requires the City Council to take final action on Site Plan and Architectural Review for buildings exceeding 55 feet in height; and WHEREAS, the applicant is proposing 122,212 square feet of commercial space and is required to comply with Municipal Code Section 23.61.030 to mitigate the impacts of its project on the need for affordable housing and pay an Affordable Housing Commercial Linkage Fee, or provide an alternative method of compliance through Municipal Code Section 23.61.050; and
WHEREAS, the applicant is proposing ten (10) residential units at the low-income level in lieu of paying the Affordable Housing Commercial Linkage Fee, in accordance with Municipal Code Section 23.61.050 and per the requirement to develop eight low-income units per 100,000 square feet of office development and one lowincome unit per 100,000 square feet of retail development, as adopted by City Council through Resolution 84 (2016) on August 15, 2016; and,
WHEREAS, the City has prepared an Addendum to the General Plan Environmental Impact Report (EIR), which was previously certified by the City Council on October 18, 2010, and the Downtown Area Specific Plan Initial Study/Mitigated Negative Declaration (IS/MND) which was previously adopted by the City Council on May 1, 2009; and,
WHEREAS, the City finds the Project consistent with the applicable policies of the General Plan and other applicable policies;
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WHEREAS, the Conditions of Approval are attached as Exhibit A, the Mitigation Monitoring and Reporting Program (MMRP) is attached as Exhibit B, and the Affordable Housing Plan is attached as Attachment 7 of the Agenda Report; and
WHEREAS, on November 17, 2022, the Planning Commission held a public hearing and recommended that the City Council approve the Project; and,
WHEREAS, on December 1, 2022, the City Council held a public hearing and considered the Project.

NOW, THEREFORE BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA AS FOLLOWS:

1. The City Council finds on the basis of the whole record before it that there is no substantial evidence that the project will have a significant effect on the environment under the California Environmental Quality Act (CEQA) and the EIR Addendum reflects the lead agency’s independent judgment and analysis.

2. The custodian of the documents or other material which constitute the record of the proceeding upon which this decision is based is the Community Development Department, located at City Hall, 330 West 20th Avenue, San Mateo, California.

3. The Addendum to the EIR and IS/MND, and the Mitigation Monitoring and Reporting Program, are recommended for adoption.

BE IT FURTHER RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA AS FOLLOWS:

1. The Project conforms to applicable policies of the Land Use, Circulation, Urban Design, Housing, Conservation and Open Space, and Noise Elements of the City’s General Plan. a. The Project conforms to Policy LU 1.8 of the Land Use Element, which encourages allowance of mixed-use developments that include multi-family dwellings in non-residential land use categories. The Project combines retail, office uses, and multi-family residential uses which also complement the existing commercial uses in the vicinity and in the adjacent downtown core. In conformance with Policies LU 2.4 and 3.1, the Project proposes these uses at high intensities and densities that enhance the downtown area as the social, cultural, and economic center of the City.
b. In conformance with Policies C2.5 and C2.10 of the Circulation Element, a Transportation Impact Analysis and Transportation Demand Management Plan have been prepared for the Project. The Transportation Impact Analysis concludes that the Project will not result in a significant impact caused by increased Vehicle Miles Traveled (VMT). The Applicant will also implement a Transportation Demand Management Plan that includes specific trip-reduction measures for the life of the Project.
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c. The Project conforms to Policy UD2.3 in the Urban Design Element in that the materials complement the style of the Project and incorporate common materials of the area, including brick, metal, and concrete.
d. The Project conforms to Policies H2.4, H2.6, and H2.12 of the Housing Element in that the Project includes 10 below-market rate rental housing units in a commercial neighborhood. e. Policy C/OS 6.6 of the Conservation and Open Space Element requires that new developments provide street trees, which this Project conforms to in that a total of 33 new street trees are proposed.
f. The Project conforms to Policies N1.1 and N1.2 of the Noise Element in that an acoustical analysis will be required for the Project at the building permit stage of the process ensuring that interior noise levels will not exceed noise limits. In addition, the Project shall conform to Policy N2.1 in that noise measures and monitoring during construction have been included as conditions of approval.

2. The Project conforms to applicable policies of the City’s Downtown Area Plan. a. While the Project does not meet the minimum required retail frontage requirements via the State Density Bonus Law, the Project integrates a significant amount of retail on the ground floor and includes retail frontages in substantial conformance to Policies II.1 and II.2 which encourages preserving the downtown core shopping area and supports retail frontages to enhance the pedestrian scale and allow for a compact walking environment. b. The Project conforms to Policies II.5, II.6, II.8, and II.10 in that the Project integrates retail, office, and residential uses in the CBD/R zoning district that complements the downtown CBD zone.
c. The Project conforms to Policy II.9 in that the Project provides 10 residential units that will support downtown businesses and are located in close proximity to the transit station to help reduce vehicle trips and vehicle ownership.
d. While the Project exceeds the maximum bulk and building height provisions of the Zoning Code via State Density Bonus Law, the Project integrates building stepbacks and open spaces on several upper floors in substantial conformance with Policy III.3. e. A Parking Demand Study has been prepared for the project, which conforms to Policy V.8 in that the Project, which is within one-half mile of the Downtown Transit Center, includes a reduced parking ratio for office uses.

NOW, THEREFORE, BE IT RESOLVED THAT CITY COUNCIL OF THE CITY OF SAN MATEO, DOES HEREBY APPROVE THE 222 E. 4TH AVENUE MIXED-USE PROJECT, PA-2021-071 AT 222 E. 4TH AVENUE BASED UPON THE

FOLLOWING FINDINGS FOR APPROVAL, THE CONDITIONS OF APPROVAL INCLUDED IN EXHIBIT A TO THIS

RESOLUTION, AND THE MITIGATION MONITORING AND REPORTING PROGRAM INCLUDED IN EXHIBIT B TO THIS RESOLUTION:

1. The Site Plan and Architectural Review (Municipal Code Section 27.08.030) application for construction of a multi-family residential building and associated Conditions of Approval are approved based on the following findings:
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a. The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood in that:
i. The Project employs a high-quality building design with strong angular forms and materials including brick, metal, glass, wood, and vegetated living or aluminum paneled walls that enhance the existing architectural character of the surrounding area; ii. The Project provides a cohesive transition between the downtown to the north, east, and west which consist of commercial uses including restaurants and stores, as well as to the existing multi-family residences to the south;
iii. The pedestrian improvements including the street trees along all four building frontages, outdoor plaza, and sidewalks ranging from 15 feet 6 inches up to 16 feet wide create a walkable and inviting pedestrian realm that substantially conform with the City’s guidelines relating to sidewalks; and,
iv. The Project incorporates new landscaping throughout the project’s open space areas to further enhance the pedestrian realm.
b. The development will not be detrimental to the harmonious and orderly growth of the City in that:
i. The Project provides retail, office, and residential uses at intensities that would complement existing commercial uses in the vicinity and in the downtown core; ii. The Project is consistent with the General Plan and Zoning Code excepting standards modified via State Density Bonus Law;
iii. The Project is in substantial conformance with the Downtown Area Plan, Bicycle Master Plan, and Pedestrian Master Plan.
c. The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare in that:
i. The Project consists of a new mixed-use building with office uses at a high intensity and retail and residential uses in an area well-served by public transit; ii. The Project provides new, well-designed housing units, particularly rental housing that provides opportunities for those unable to manage the expense of ownership housing; and
iii. The Project optimizes the project vicinity’s development potential for commercial uses furthering the downtown as the economic center of the City. d. The development meets all applicable standards as adopted by the Planning Commission and City Council, substantially conforms with the General Plan and Downtown Retail Core Design Guidelines, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site.
e. The development will not adversely affect matters regarding police protection, crime prevention, and security in that the buildings, paths of travel, and parking facilities will be required to conform to the City’s current Security Ordinance through conditions of approval.

2. The Site Development Planning Application (Municipal Code Section 23.40.040(a)(4)) for the removal of major vegetation and associated Conditions of Approval are approved based on the finding that all concerns relating to landscaping and tree removal have been addressed as follows:
a. The Project will result in the removal of 39 existing trees, of which 38 are Protected Trees. The removal of these trees is necessary to accommodate the development of the proposed Project. 14 of 1252
All trees will be removed and replaced with appropriate landscaping to enhance the site and pedestrian realm including planting of new street trees along all four frontages of the Project. b. All concerns regarding tree removal on the site have been addressed as conditions of approval requiring conformance to the City's landscape regulations, through the provision of extensive landscaping, including planting of 37 new trees (33 street trees and 4 on site), as shown on the project plans, and/or through the payment of a fee to the City’s tree planting fund.

3. The Affordable Housing Plan and on-site construction of ten (10) low-income units to satisfy the Affordable Housing Commercial Linkage Fees are approved, subject to the following findings as specified in Municipal Code Section 23.61.050(c):
a. The proposed affordable units comply with the City's below market rate standards adopted by City Council resolution, including that the affordable units be made available for occupancy concurrently with the market-rate units. The project proposes 10 low-income units when eight units (rounded up from 7.58) are required. Similar to other inclusionary housing projects, the project has been conditioned to enter into an agreement with the City, including to ensure the 10 BMR rental units remain affordable for the life of the project and have access to similar indoor and outdoor amenities enjoyed by the other uses (including open space and parking). Although the project does not provide market-rate units, the residential units are located on the rooftop of the building and will be constructed and provided occupancy at the same time as the office and retail spaces as there is only one building proposed.
b. The affordable units will mitigate the impact of the project on the need for affordable housing as adopted by City Council resolution. The on-site construction of ten low-income units in lieu of a Commercial Linkage Fee payment will meet the requirements under Resolution 84 (2016), which utilized a September 2015 report entitled “Commercial Linkage Fee Nexus Study” when determining that eight slow-income units are appropriate for each 100,000 square feet of office space and one residential unit is appropriate for each 100,000 square feet of retail space in order to ensure that nonresidential development projects will mitigate their impact on their need for affordable housing.
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EXHIBIT A

CITY OF SAN MATEO PLANNING APPLICATION

CONDITIONS OF APPROVAL
PA-2021-071, 222 E. 4TH AVE.,
SITE PLAN AND ARCHITECTURAL REVIEW (SPAR) + SITE DEVELOPMENT PLANNING APPLICATION (SDPA) 400 S B ST, SAN MATEO, CA 94401; 222 4TH AVE, SAN MATEO, PARCEL # 034176070, 034176080, 034176090, 034176050
AS APPROVED BY THE CITY COUNCIL ON _________
The following conditions of approval apply to the project referenced above. The conditions of approval are grouped under specific headings that relate to the timing of required compliance.

Additional language within a condition may further define the timing of required compliance. Types of Building permits include Demolition, Shoring/Excavation, Foundation, and Superstructure.

The following conditions shall be satisfied prior to issuance of a DEMOLITION PERMIT, BUILDING PERMIT FOR SHORING OR FOUNDATION, or SITE DEVELOPMENT PERMIT, whichever is issued first, or prior to the deadline specified in that condition.

Planning Division (PA)
1 APPROVED PLANNING APPLICATION CONFORMANCE – All building permit plans, details, and subsequent construction shall substantially conform with the approved planning application. This includes but is not limited to plans, materials, project description, and other items submitted as part of the approved planning application. Any proposed modifications to the approved planning application shall be reviewed and approved by the Community Development Director, or his/her designee, prior to construction of the proposed modifications. The Community Development Director, or his/her designee, shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is required to be submitted to permit the proposed modifications, as required by Municipal Code Section

27.08.080 Modifications. (PLANNING)
2 ARCHAEOLOGICAL MONITORING PLAN – The applicant shall submit an Archaeological Monitoring Plan prepared by a qualified project archaeologist (meeting or exceeding the Secretary of the Interior’s professional qualification standards) that includes provisions for, including but not limited to:
(A) Procedures for the appropriate identification and treatment of archaeological resources if any are discovered during grading or construction activities; (B) Halting work in the immediate area, approximately 33' in diameter or larger, as determined by the cultural resources monitor, in the event of a discovery to allow for resource evaluation; and,
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(C) Monitoring by a cultural resources specialist and detailed guidance outlining when and for what activities monitors must be present.

The Archaeological Monitoring Plan shall be subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
3 CONDITIONS OF APPROVAL – This complete list of Conditions of Approval shall be reproduced onto the second sheet of all building permit plan sets. (PLANNING) 4 CULTURAL RESOURCES MONITOR – Should construction monitoring be required by the Archaeological Monitoring Plan, the applicant shall submit a scope of work with a cultural resources monitor. The scope of work shall indicate that, in the event of a discovery, the monitor:
(A) Has stop-work authority to halt all construction activities within 33 feet or greater of the discovery, as determined to be necessary for protection and evaluation of the resource;
(B) Will notify the Planning Manager and/or Project Planner; (C) Will evaluate the discovery to determine whether additional treatment is warranted; and,
(D) Will determine adequacy of the evaluation of the discovery prior to authorization of construction activities to resume. (PLANNING)
5 EXCAVATED CONTAMINATED SOILS – The applicant shall submit an approval letter, with or without conditions, from San Mateo County Groundwater Protection Program to the Planning Division. The letter shall indicate that a comprehensive site management plan that addresses waste management and all potential environmental conditions has been reviewed and approved by that agency, and the letter shall be subject to the satisfaction of the Community Development Director, or his/her designee. In addition, the applicant shall demonstrate that site soils have been tested prior to disposal to confirm that the concentration of constituents present in site soils do not exceed hazardous waste criteria of local, state and federal regulations. If the concentration of constituents in the project site soils exceed hazardous waste criteria, the applicant shall also confirm that the soils will be disposed of in accordance with local, state, and federal regulations. (PLANNING) 6 MULTIPLE LOTS – The applicant shall complete either a lot tie agreement or a lot merger in order to allow a building across lot lines. (PLANNING)
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7 PAYMENT OF OUTSTANDING PLANNING APPLICATION FEES – The applicant shall pay all outstanding planning application fees. (PLANNING)
8 SITE DEVELOPMENT PERMIT FOR TREE REMOVAL – The applicant shall obtain a Site Development Permit for tree removal from the Planning Division for removal of existing trees with a diameter of 6 inches or larger at 54” above grade. The Site Development Permit for tree removal shall authorize the applicant to replace on-site and street trees equivalent or greater than the Landscape Unit (LU) value of trees to be removed by planting on-site and street trees, pay a fee in lieu of planting trees at the rate established in the annual Comprehensive Fee Schedule upon permit issuance, or a combination of both. (PLANNING)
9 SITE MANAGEMENT PLAN & HEALTH AND SAFETY PLAN - Prior to conducting earthwork activities at the project site, a Site Management Plan (SMP) and Health and Safety Plan (HSP) shall be prepared. The purpose of these documents will be to establish appropriate management practices for handling impacted soil, soil vapor and groundwater that may be encountered during construction activities. Based on the history of the project site, areas of impacted soil, soil vapor, and/or groundwater may be encountered during construction activities. The SMP shall be submitted to the County of San Mateo Health Service Agency (CSMHSA) for review, and CSMHSA approval shall be obtained prior to commencing earthwork activities at the project site. Proof of CSMHSA approval shall be provided to the City Community Development Department prior to issuance of an excavation permit. Prior to dewatering during project construction, a Discharge Plan shall be prepared and submitted to the satisfaction of the Director of Public Works for approval. The Discharge Plan shall evaluate and implement if necessary groundwater treatment to meet regulatory discharge requirements.

In addition, for the SMP, the following shall be adhered to, subject to the satisfaction of the City:
• If groundwater dewater activities will be conducted during the planned redevelopment, the need for treatment of groundwater shall be determined during the required discharge permitting process. A Groundwater Waste Discharge Permit shall be obtained from the City of San Mateo Public Works Department prior to any discharge to the sanitary sewer system. A National Pollutant Elimination System (NPDES) permit shall be obtained prior to any discharge to the storm sewer system.
• The SMP shall establish appropriate protocols for profiling of soil to be removed from the 18 of 1252
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Site for off-Site disposal. The profiling protocols shall be consistent with regulatory guidance from Department of Toxic Substances Control (DTSC) such that if samples are composited, they shall be from the same soil layer, and that compositing samples for volatile and semi-volatile constituents is not acceptable. The SMP shall also require that the profiling protocols meet the requirements of the facility that will be accepting the soil for disposal or reuse.
• To reduce the potential for vapor intrusion, either use a dual-purpose waterproofing membrane that provides: 1) required waterproofing protection; 2) chemical degradation protection; and 3) serves as an effective vapor barrier; OR conduct soil vapor sampling that shall be performed within the proposed building envelop to confirm the presence or absence of VOCs above residential screening levels. If the sampling confirms the presence of VOCs above residential screening levels, then appropriate membrane installation shall be required as approved in writing by an overseeing regulatory agency, such as the County of San Mateo Environmental Health Services, Department of Toxic Substances Control or the San Francisco Bay Regional Water Quality Control Board. (PLANNING/PUBLIC WORKS)
10 VECTOR CONTROL PLAN – The applicant shall enter into a contract with a pest control specialist and develop a vector control plan to be submitted for review and approval by the Community Development Director and the San Mateo County Mosquito and Vector Control District. The plan shall describe measures which shall be taken by the applicant to prevent rodent and pest infestation to adjacent sites, specify pest control measures, cover all phases of demolition, landscaping removal, and construction plus for a minimum period of six months after the completion of construction. The plan shall also specify that modifications will be developed and implemented should additional pest control measures be required during construction or demolition activity, subject to approval by the Community Development Department Director or his/her designee. (PLANNING) Building Division (PA)
11 APPLICABLE BUILDING STANDARDS AND LOCAL CODES – All building permit plans shall demonstrate compliance with the applicable California Building Standards Codes and local amendments as adopted by the Building Division at the time of filing the building permit application. (BUILDING)
12 BAAQMD JOB NUMBER – The applicant shall submit an asbestos demolition and renovation notification job number (J#) from Bay Area Air Quality Management District. (BAAQMD). (BUILDING)
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13 DEMOLITION – A building permit for demolition shall be issued in accordance with Section

23.06.100 of the San Mateo Municipal Code, to the satisfaction of the Building Official or his/her designee. (BUILDING)
14 LOT TIE AGREEMENTS AND LOT MERGERS: The applicant shall submit a Request for Code Modification and Alternate Methods according to California Building Code Section 104.11, and shall receive written approval from the Building Official and Fire Marshall if a lot tie agreement is to be executed between the property owners, and if the building is to be built across lot lines and if exterior wall openings are proposed at interior lot lines. The Lot Tie Agreement shall be recorded with the County of San Mateo. (BUILDING) In lieu of a Lot Tie Agreement, a lot merger may occur and shall comply with the procedures outlined in SMMC 26.57.010, Mergers, and the Subdivision Map Act. (PUBLIC WORKS)
15 PRE-CONSTRUCTION CONFERENCE FOR LARGE PROJECTS- A pre-construction conference shall be held at a time and location agreed upon by the City and applicant for the purpose of reviewing Conditions of Approval and construction-site procedures. The applicant shall be represented by his design and construction staffs, which include any sub-contractors.

Departments having conditions of approval for the project will represent the City. This meeting shall be held prior to issuance of the Demolition Permit, Building Permit or Site Development Permit, and shall be satisfied prior to issuance of whichever permit is issued first. (BUILDING)
16 SITE SURVEY – The applicant shall provide a full site survey stamped and signed by a Land Surveyor licensed by the State of California. The survey shall include, but not be limited to:
location and dimensions of property lines, location of streets and easements, existing buildings, topographic contour lines, trees/landscape, and other structures. (BUILDING) 17 SOILS REPORT AND INVESTIGATION LETTER – The applicant shall submit a stamped, signed, and dated soils investigation report containing design recommendations and integrate recommendations into the plans as-appropriate, to the satisfaction of the Building Official or his/her designee. The applicant shall also submit a letter stamped and signed by the Geotechnical engineer of-record stating the plans and specifications substantially conform to the recommendations in the soil report, subject to the satisfaction of the Building 20 of 1252
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Official or his/her designee. (BUILDING)
Fire Department (PA)
18 FIRE FLOW – The applicant shall provide fire flow information to the Fire Plan Checker, which is subject to the review and approval of the Fire Marshal or his/her designee. (FIRE) Parks and Recreation Department (PA)
19 LANDSCAPE PLAN CORRECTIONS - The Landscape plans and renderings shall be updated to reflect the accurate number of trees to be planted as replacement trees as required by section 27.71 and 13.40 of the Municipal Code. (CDD ARBORIST) 20 STREET TREES – The landscape plans shall specify installation of street trees in accordance with the City of San Mateo Street Tree Master Plan. In accordance with Municipal Code Section 27.71.120(a)(1), 24-inch box shall be the minimum size for street trees planted along public streets and shall include tree grates and root barriers as specified by the City Standard Drawings 3-1-847 and 3-1-933. The landscape plans shall be subject to the review and approval of the Community Development Director, or his/her designee. (CDD

ARBORIST)
Public Works Department (PA)
21 ADDRESS PLAN – The applicant shall submit to the Public Works Department a final address plan. The plan shall be substantially in conformance with the address plan approved with the planning application. Said submittal shall be approved by the Director of Public Works or designee prior to the submittal of plans for any demolition permit, building permit, or site development permit and shall be satisfied prior to issuance of whichever permit is issued first. (PUBLIC WORKS)
22 CHARGES FOR PUBLIC WORKS SERVICES – Prior to plan checking, the applicant shall be required to deposit with the City, funds to pay for, at the adopted rate, all engineering, inspection and survey services that may be required during plan check and construction of the project. The amount of the deposit shall be $60,000. Public Works plan checking of the plans submitted with the building permit plans cannot proceed until the deposit is submitted. The applicant shall be required to increase the deposit at the discretion of the City, for any costs in excess of the deposit. Invoices shall not become delinquent (shall be paid within 30 days of receipt). Prior to final occupancy the bill shall be paid in full. The City 21 of 1252
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will refund any portion of the deposit not utilized. (PUBLIC WORKS) 23 DOWNTOWN CPID PARKING – The applicant shall demonstrate that the parking required by the San Mateo Municipal Code 27.64.100(a) has been fulfilled by any combination of the following prior to the issuance of the building permit for the superstructure:
a. Established credit for previous uses;
b. Parking provided on-site;
c. Off-site parking provided with a Special Use Permit and secured lease; d. Increase in CPID parking-deficiency assessments; and/or e. Payment of a prorated CPID parking fee in lieu of providing parking on site, for the loss of a minimum of five (5) street parking spaces on Ellsworth Avenue between the hours of 8:00am-10:00am Monday through Saturdays. (PUBLIC WORKS) 24 ENCROACHMENT PERMITS, BONDS, AND INSURANCE – The applicant shall obtain an encroachment permit, posting the required bonds and insurance, and provide a one (1) year warranty for all work to be done in the City's right of way or easements prior to any work being done. (PUBLIC WORKS)
25 GRADING AND DRAINAGE PLANS – All grading and drainage plans shall identify the vertical elevation datum, date of survey, and surveyor. Grading plans shall show existing topo and features at least 50’ beyond the project boundary. Plan shall show existing topography, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances. (PUBLIC WORKS)
26 NOTICE OF INTENT – For construction activities that will disturb one (1) acre or more, the project applicant shall obtain coverage under the General Construction Activity Storm Permit (General Construction Permit) issued by the State Water Resources Control Board (SWRCB) for stormwater discharges associated with construction activity. To obtain coverage, the project applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board to obtain coverage under the State General Construction Activity NPDES Permit. Proof of permit shall be provided to the Public Works Department along with a Storm Water Pollution Prevention Plan (SWPPP) prepared by a qualified SWPPP designer prior to issuance of the STOPPP Construction permit. (PUBLIC WORKS) 27 PARCEL MAP – If applicant chooses to prepare a Parcel Map instead of the proposed Lot Tie Agreement, it shall be the applicant's responsibility to have a parcel map, prepared by 22 of 1252
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a person authorized to practice land surveying in California, delineating all parcels created or deleted and all changes in lot lines in conformance with San Mateo Municipal Code Chapter 26.56.

The parcel map shall be approved by the Department of Public Works and recorded with the County Recorder’s Office prior to the issuance of the Super Structure permit. A parcel map guarantee shall be submitted to the City, by the applicant’s title company, prior to release of the parcel map to the title company for recordation.

Prior to the City’s release of the parcel map to the title company, the applicant may, at the discretion of the Director of Public Works or designee, be required to submit to the City an electronic copy of the map in PDF and the AutoCAD Version being used by the City at the time of recordation. It is the applicant's responsibility to check with their title company and the County Recorder’s Office to determine the time necessary to have the map recorded after City approval. (PUBLIC WORKS)
28 POLYCHLORINATED BIPHENYLS (PCB) SCREENING ASSESSMENT FORM – As per Stormwater Municipal Regional Permit requirements and San Mateo Municipal Code Chapter 7.39, Demolition Permit Applicants shall complete the PCBs Screening Assessment Form located here: https://www.cityofsanmateo.org/160/Demolition-Requirements The Form shall be reviewed and approved by the Director of Public Works or his/her designee. (PUBLIC WORKS)
29 PUBLIC IMPROVEMENT AGREEMENT (PIA) – If the applicant wishes to have the Building Permit for the superstructure issued prior to the completion of the project’s public improvements, the applicant shall enter into a Public Improvement Agreement (PIA) with the City and shall arrange to provide security for the remaining public improvements to be completed. The PIA will be forwarded to the City Council for approval. (PUBLIC WORKS) 30 TIE-BACK AGREEMENT – If the shoring system required to perform the excavation for the project includes tie-backs that encroach into the public right-of-way, the Applicant shall execute and record the City's standard tie-back agreement prior to the issuance of the shoring building permit. (PUBLIC WORKS)
31 TRAFFIC CONTROL & SITE LOGISTICS PLANS – The applicant shall submit traffic control plans for any impact to the right-of-way for each phase of operation, including pedestrian and bicycle detour plans as applicable. The traffic control plan shall comply with the most 23 of 1252
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recent version of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and the City’s Traffic Control Plan Requirements.

The applicant shall also submit a site logistics plan for each phase of operation. The plan, at a minimum, shall include estimated timeframes for implementation, duration, construction operations. (PUBLIC WORKS)
32 VOLUNTARY SHARED PARKING AGREEMENT FOR PUBLIC USE – The applicant shall execute a voluntary shared parking agreement with the City of San Mateo as approved by the Public Works Director or designee. The applicant shall provide a Parking Operations Plan, outlining how the shared parking arrangement will operate, to the City of San Mateo prior to the issuance of the first permit. The agreement and the Parking Operations Plan shall be subject to approval of the Principal Transportation Planner. This agreement shall be executed prior to the issuance of a building permit for the superstructure. (PUBLIC WORKS)
The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE SUPERSTRUCTURE.

Planning Division (PA)
33 ACOUSTICAL ANALYSIS – The applicant shall provide an acoustical analysis prepared by a qualified acoustical consultant which shall contain recommendations to ensure the building’s interior noise levels comply with the levels established in the General Plan or Building Code, whichever is more restrictive, subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
34 ACOUSTICAL TREATMENTS - The applicant shall specify acoustical treatments in the building permit plans for the superstructure in compliance with State Building Codes, the City’s Noise Ordinance, and General Plan. The applicant shall also submit an acoustical analysis prepared by a professional acoustical consultant to ensure that the design incorporates controls to reduce interior noise levels to 45 dBA Ldn or lower within the residential units and to 50 dBA Leq(1-hr) or lower within nonresidential interiors subject to the satisfaction of the Community Development Director, or his/her designee. The applicant shall conform with any special building construction techniques noted in the project’s acoustical analysis, which may include sound-rated windows and doors, soundrated wall constructions, and acoustical caulking. The acoustical analysis and building permit plans shall specify the following noise insulation features to reduce interior noise levels to 45 dBA Ldn or less at residential interiors:
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• Provide a suitable form of forced-air mechanical ventilation, subject to the satisfaction of the Community Development Director, or his/her designee, for all residential units on the project site, so that windows can be kept closed at the occupant’s discretion to control interior noise and achieve the interior noise standards. • Preliminary calculations indicate that all residential units would require windows and doors with a minimum rating of 30 STC with adequate forced-air mechanical ventilation to meet the interior noise threshold of 45 dBA Ldn.
(PLANNING)
35 BELOW MARKET RATE (BMR) AGREEMENT – In accordance with Municipal Code Section

27.16.050, the applicant shall enter into and record a BMR Affordability Restriction Agreement to provide BMR unit(s) and, if applicable, pay an in-lieu fee for fractional unit(s) as outlined in the adopted Comprehensive Fee Schedule. The BMR unit(s) shall:
(A) Have access to all on-site amenities for residential uses; (B) In phased development projects, be constructed proportionately in each phase; (C) Have interior unit amenities that are, at a minimum, UL (Underwriter's Laboratory) or AGA -listed ; and
(D) Include 10 units at the Low Income Level (80% AMI) for the life of the project, of which two units shall be a studio, and eight units shall be one-bedroom units. (E) There shall be at least ten (10) parking spaces dedicated to residents, contingent upon meeting Municipal Code Section 23.54.030 or provide an alternative consistent with Municipal Code Section 23.54.120. If compliance with these code sections cannot be obtained, then the applicant shall not be required to provide dedicated residential parking.

The BMR Affordability Restriction Agreement shall be subject to the satisfaction of the Housing Manager, or his/her designee. (PLANNING)
36 BICYCLE PARKING – Prior to issuance of the building permit for the superstructure, the plans shall demonstrate conformance to the bicycle parking standards per SMMC

27.64.262. (PLANNING)
37 CHILD CARE DEVELOPMENT FEE – The applicant shall pay a Child Care Development Fee subject to the rate established in the annual Comprehensive Fee Schedule in effect at the time of building permit issuance. (PLANNING)
38 COMMERCIAL LINKAGE FEE – The applicant shall construct below-market-rate residential units on-site at the low-income level in accordance with the Affordable Housing 25 of 1252
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Commercial Linkage Fee requirements per Municipal Code Section 23.61 and Resolution 84 (2016). These units, proposed as an alternative to the payment of the affordable housing commercial linkage fee, shall be subject to the requirements described in the City’s Below Market Rate Housing Program. (PLANNING)
39 LANDSCAPING AGREEMENT – The applicant shall provide proof of an agreement with a licensed landscape contractor or General Contractor for the duration of the project’s Plant Establishment Maintenance Period, which consists of three (3) growing season months (March through October) for all proposed landscaped areas. (PLANNING) 40 LOCATION AND SCREENING OF ABOVE GROUND UTILITIES AND EQUIPMENT – All screening for any ground-level utilities, equipment, and other project related operational/utility devices shall be shown on the building permit plans in substantial conformance with the approved planning application. All above ground utilities and equipment shall be screened with landscaping, fencing, and/or other solid materials to the satisfaction of the Community Development Director, or his/her designee. (PLANNING) 41 MECHANICAL VENTILATION – All exterior mechanical ventilation designs for subterranean garages shall be shown on the building permit plans in substantial conformance with the approved planning application. All mechanical ventilation shall be incorporated into the building design or landscaped areas and be screened to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
42 SCREENING OF ROOFTOP MECHANICAL EQUIPMENT – All rooftop mechanical equipment shall be shown on the building permit plans in substantial conformance with the approved planning application. All equipment shall be painted and/or screened by a solid enclosure or parapet wall with materials compatible with the building design subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING) 43 SIGNAGE – Preliminary signage shown in the approved planning application plans are for information only. Final signage shall be reviewed and approved in accordance with Title 25 of the Municipal Code. (PLANNING)
44 TRASH AND RECYCLING ENCLOSURES – All above-grade trash and recycling enclosures shall be shown on the building permit plans in substantial conformance with the approved planning application and be screened to the satisfaction of the Community Development 26 of 1252
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Director, or his/her designee. (PLANNING)
Building Division (PA)
45 CALGREEN – The building permit plans shall incorporate the applicable CALGreen Checklist noting the green building measures the project will incorporate in accordance with the California Green Building Standards Code and City of San Mateo Reach Codes subject to the review and approval by the Building Official, or his/her designee. Current City of San Mateo CALGreen checklists are located on Building Division webpage or will be provided by Community Development Department staff, if requested. (BUILDING) 46 FOOD SERVICE FACILITIES AND PUBLIC POOLS AND SPAS – If the project includes food service, public pools, and/or spas, the applicant shall submit an approval letter from the County of San Mateo Health Department. (BUILDING)
47 WATER CONSERVATION IN LANDSCAPING – The applicant shall submit a completed Water Conservation in Landscaping Screening Form. If the screening form indicates the project is subject to the Water Conservation in Landscaping Ordinance pursuant to Municipal Code Section 23.72.030, additional documentation prescribed by the screening form shall also be included with the site plan. City of San Mateo Water Conservation in Landscaping forms are located on Building Division webpage. The applicant shall submit the required landscape documentation package with building permit application subject to the review and satisfaction of the Building Official, or his/her designee. (BUILDING) Fire Department (PA)
48 CODE CONFORMANCE – The applicant shall indicate on all building permit plans that all construction shall meet current code standards at the time of building permit submittal.

The building permit plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE)
49 FIRE CONTROL ROOM – The plans shall show a fire control room with direct access from the exterior of the building subject to the requirements listed in the Fire Department’s local Ordinance and subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)
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50 FIRE DEPARTMENT SUBMITTALS – The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE) 51 REMOTE POWER DISCONNECT – The plans shall show a key switch/shunt trip to disconnect the solar photovoltaic system by Fire Department personnel. The key switch/shunt trip location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)
Parks and Recreation Department (PA)
52 PARK IMPACT FEE - The applicant shall pay a park impact fee (SMMC Section 13.05.070) or a fee in-lieu of dedication of lands for park and recreation purposes (park in-lieu fee) (SMMC Chapter 26.64). The final fee shall be determined upon approval of the final map for the park In-lieu fee or prior to the issuance of the building permit for the park impact fee. The park in-lieu fee shall be paid prior to the release of the final map for recordation and the park impact fee shall be paid prior to the issuance of the building permit. If a project with an approved tentative map is issued a building permit prior to the approval of the final map, the applicant shall be subject to the payment of the park impact fee only prior to the issuance of the first building superstructure permit. (PARKS AND RECREATION) Police Department (PA)
53 BUILDING SECURITY CODE COMPLIANCE – The building permit plans shall comply with the City’s Building Security Code (San Mateo Municipal Code Chapter 23.54). (POLICE) 54 PARKING GARAGE SECURITY – The building permit plans for the superstructure shall show:
(A) Restricted access to the parking garage outside of standard business hours (restricted hours defined as bank holidays, Saturday, Sunday, and Monday through Friday from 6:00pm to 6:00am, or 30 minutes before and after the grocery store hours, or as defined in a Shared Use Agreement that the City is a party to). Outside of standard business hours this parking garage shall include electrically operated closures to allow passage of motor vehicles. The closures, whether overhead, sliding or swinging shall be provided with reopening devices which will function to stop and reopen the closure in case the closure is obstructed when closing. Openings into the garage which are not for vehicular or human passage shall be provided with security grilles or screens. 28 of 1252
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If residential parking spaces are provided, per condition No. 35 entitled "Below Market Rate (BMR) Agreement", they shall be compliant with Municipal Code Section 23.54.030 or provide an alternative consistent with Municipal Code Section 23.54.120.  Any design changes to accommodate these safety requirements shall be completed through the building plan check process to the satisfaction of the Police Department and the Community Development Director.
(B) Digital keypads and/or wireless “click to enter” systems complying with SECURED BUILDING ACCESS BY EMERGENCY PERONNEL shall be provided to allow for entry into the garages when it is secured. Exterior doors or gates providing access into the secure areas of the parking garage shall remain locked outside of standard business hours, and shall only be accessible through the use of keys, key fob or remote keyless entry system devices furnished to the building occupants. All storage, maintenance, and trash rooms within parking garages shall have doors which cannot be locked from the inside, and that close and lock quickly and automatically upon exit.
(C) Lighting in the parking garage shall be in conformance with the Security Ordinance as it applies to SITE LIGHTING. No dark areas shall exist inside the parking garage. (POLICE) 55 PHOTOMETRIC PLAN SUBMITTAL REQUIREMENT – The building permit plans for the superstructure shall include a photometric plan showing the installation of lighting fixtures and lighting levels to be reviewed and approved by the Chief of Police or his/her designee.

The photometric plan shall include point-by-point lighting levels in foot-candles for the entire plot and ten feet beyond the project property lines. The point-by-point photometric plan shall provide lighting levels on a grid not to exceed five feet by five feet across the entire site. Each point shall report the illuminance to the nearest 0.1 foot-candles.

Photometric calculations including maximum foot-candles, average foot-candles, minimum foot-candles, average to minimum uniformity, and maximum to minimum uniformity shall be included on the plan submitted. Select specifications for fixtures selected shall be provided on the photometric plan sufficient to ensure compliance with the SITE LIGHTING STANDARDS. (POLICE)
56 PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS – The building permit plans for the superstructure shall show compliance with Security Code SMMC “23.54.020 CITY COMMUNICATION SYSTEMS – HIGH RISE BUILDINGS”, by providing for the following allowances for the placement of emergency communications equipment on the building permit plans:
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(A) Enough enclosed space for the equivalent of one dedicated server rack in a locked server room that is clean, dry, and well-ventilated (this does not need to be a fire control room);
(B) One 4” conduit from the designated server rack through the roof. The conduit shall be provided with wide radius bends, a weatherhead on the roof, and a pull string and ring; (C) Authorization to mount antennas on the roof. The maximum allowable distance from the designated server rack to the antenna mounting location shall be 100 feet; (D) One 20 amp, 120 VAC dedicated electrical circuit on the building's emergency generator. An uninterruptable power supply (UPS) may be installed by the City if the building is not provided with an emergency generator;
(E) 12 copper cable pairs to the building's main telephone terminal; and, (F) Ground buss bar bonded to the building grounding system.

This requirement is in addition to the requirement of the California Fire Code to supply a functional emergency responder radio coverage system. (POLICE) 57 SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL – The building permit plans for the superstructure shall show the detailed specifications for and the installation of telephone entry pads (TEPs) and/or wireless “click to enter” systems at the main exterior building entrance(s) and parking garage entrance(s) for secured buildings. These access systems must allow emergency personnel to access all levels of the interior of the building.

The access systems must also be installed at exterior gate locations that lead to secured areas of the site, such as interior courtyards. Access system placement location is subject to the review and approval of the Chief of Police or his/her designee, prior to the approval of the first building permit for the project. Police access codes shall be as provided by the Chief of Police or his/her designee at the time of installation. (POLICE) 58 SITE FURNITURE – The building permit plans for the superstructure shall show permanent site furniture accessible to the public designed and installed to prevent an adult from laying down by installing arm rests not more than 4' apart, or by designing elevation changes 4" or more on horizontal surfaces every 4'. Temporary site furniture shall be secured at the close of each business day. (POLICE)
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59 STAIRWELL & EXTERIOR DOORS – The building permit plans for the superstructure shall show the maximum allowable viewing panel in egress doors from stairwells and exterior doors leading to exterior areas, parking garages, and basement levels. (POLICE) 60 VIDEO SURVEILLANCE SUBMITTAL REQUIREMENT – The building permit plans for the superstructure shall include a plan showing the installation of cameras and approximate viewing fields of surveillance cameras to be reviewed and approved by the Chief of Police or his/her designee. The plan shall include cameras placed to view areas as required by VIDEO SURVEILLANCE STANDARDS, and include select specifications for cameras and storage equipment to ensure compliance with the VIDEO SURVEILLANCE STANDARDS. (POLICE)
Public Works Department (PA)
61 CLEAN, INSPECT AND REPAIR SANITARY SEWER – The applicant shall clean and inspect (via remote TV camera) the mainline sewer from the manhole upstream to the manhole downstream of the project lateral connection (MH13H-28X to MH13H-02X). The video inspection shall be done by a professional sanitary sewer video inspection company, to City standards and the Sewer System Management Plan (SSMP), and be completed prior to issuance of the building permit for the superstructure. The video of the inspection shall be reviewed with the Department of Public Works and any cracked or broken areas of the line along the project frontage shall be repaired by the applicant at their expense. The required repairs (spray foam-RazoRooter or flushing, or removal of roots, or replacement), as determined by the Public Works Department, shall appear on the building permit plans for the superstructure submitted by the applicant for permit plan check. All necessary repairs to the sewer shall be completed and approved prior to connection of the project lateral to the sewer. The building permit plans for the superstructure shall show all sanitary sewer lines to be clean and inspected. (PUBLIC WORKS)
62 CLEAN, INSPECT AND REPAIR STORM LINE – The applicant shall clean and inspect (via remote TV camera) the storm line from the manhole upstream to the manhole downstream of the project area (MH 13H-31 to MH 14H-03). The video inspection shall be done by a professional video inspection company, to City standards and the Sewer System Management Plan (SSMP), and be completed prior to issuance of the building permit for the superstructure. The video of the inspection shall be reviewed with the Department of Public Works and any cracked or broken areas of the line along the project frontage shall be repaired by the applicant at their expense. The required repairs, as determined by the 31 of 1252
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Public Works Department, shall appear on the building permit plans for the superstructure submitted by the applicant for permit plan check. All necessary repairs to the storm line shall be completed and approved prior to connection from the project site. The building permit plans for the superstructure shall show all storm drain lines to be clean and inspected. (PUBLIC WORKS)
63 DRAINAGE – The building permit plans show drainage designed into landscaping with the purpose of reducing volume or improving quality of runoff from the site shall be implemented, to the extent feasible, subject to the approval of the Director of Public Works or designee. Where necessary, sidewalk drains per City Standard Drawing 3 1 120 shall be provided to direct the water under the sidewalk and through the curb. No increase to the peak discharge shall be permitted downstream. In addition, discharge shall conform to any non point source permit issued by the Regional Water Quality Control Board.

Drainage improvements made on-site shall conform to standard engineering practices and shall not allow any site drainage to impact adjacent properties. All drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed engineer’s stamp shall appear on the calculations sheets and shall be submitted to the City for review and approval with the project civil plans submitted as part of the building permit for the superstructure. The applicant shall install storm drain (SD) improvements, including but not limited to following: 290 LF of 18" SD line and 3 SDMH along S. Ellsworth Avenue from an existing MH on E 5th Avenue, and extend 62 LF of 18" SD line connecting to a MH collecting the site flow onto 4th Avenue; and, 213 LF of 18" SD line and 2 MH along S B Street; and the project will install 7 CB collecting street and site flows via 12" SD lines along all frontages as shown on the Preliminary Utility Plan sheet C4.00. Projects that include permanent structural controls for stormwater treatment, shall comply with requirements of Section C.3 of the Municipal Regional Stormwater Permit for San Mateo County (MRP).

The O&M (operation and maintenance) procedures for such control features shall be submitted for review and approval prior to occupancy and specify the owner’s responsibility to ensure their ongoing effective operation and maintenance. Such O&M responsibility requirements shall be recorded with the County of San Mateo Recorder’s Office. The building permit plans for the superstructure shall show drainage. (PUBLIC WORKS)
64 FENCES AND OTHER PERMANENT STRUCTURES – The applicant shall locate all project fencing and foundations of a permanent nature within the project’s property and out of the City right-of-way. (PUBLIC WORKS)
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65 FOOD SERVICE EQUIPMENT CLEANING – The applicant of any food service facilities shall have any sink or other floor mat, container, and equipment cleaning area, connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. The cleaning area shall be indoors or in a covered outdoor area; either areas being plumbed to the sanitary sewer. Outdoor cleaning areas shall be designed to prevent stormwater runon from entering the sanitary sewer and to prevent stormwater run-off from carrying pollutants to the site storm drains. Signs shall be posted indicating that all food service equipment washing activities shall be conducted in this area. Regular maintenance and cleaning of the grease interceptor is required. The building permit plans for the superstructure shall show connection to grease interceptors. (PUBLIC WORKS) 66 GARBAGE/RECYCLE/COMPOSTING STORAGE AND SERVICE – The applicant shall provide an adequate area for the purposes of storing garbage, recycling, composting collection containers for scheduled servicing by the franchise solid waste collection service. The containers shall be placed at the service location allowing enough room for the truck to safely approach the containers. The collection containers shall be brought to the service area and returned to the storage enclosure by the property owner. The containers are not to be in public view or in the public right-of-way prior to, or beyond the scheduled service times. A letter shall be provided from the City’s franchise solid waste collection service provider stating that service is available to the project as designed. The building permit plans for the superstructure shall show garbage and recycling areas. (PUBLIC WORKS) 67 INTERIOR FLOOR DRAINS – The building permit plans for the superstructure shall show all interior floor drains and shall be plumbed to connect to the sanitary sewer system and shall not be connected to stormwater collection system per the San Mateo Countywide Water Pollution Prevention Program’s C.3 requirements. (PUBLIC WORKS) 68 LOADING ZONE(S) IN THE PUBLIC ROW – The applicant shall install a loading zone as shown on the approved plans by obtaining an encroachment permit from the Department of Public Works and approval from the City Manager pursuant to San Mateo Municipal Code Chapter 11.48. (Public Works)
69 PUBLIC IMPROVEMENTS – An Encroachment Permit shall be required for all public improvements in the public right-of-way or easements. All public improvements shall be completed prior to the Certificate of Occupancy.
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The developer shall repair or replace all existing improvements not designated for removal and all new improvements that are damaged or removed because of developer's operations. Developer shall request a walk-through with the Public Works Construction Inspector before the start of construction to verify existing conditions.

The applicant shall have improvement plans prepared for all work in the public right of way or easements by a licensed civil engineer, whose signed engineer’s stamp shall appear on the plans. The improvement plans shall be included in the superstructure building permit submittal and substantially conform to the approved planning application. Any changes to the improvements shall be approved by the Director of Public Works or designee at their sole discretion. All design assumptions and criteria shall be submitted. Project specifications shall be included for review.

All work shown on the improvement plans shall be inspected and approved by Public Works.

Quantities for items below are provided only to determine minimum bonding requirements for the encroachment permit. The building permit plans for the superstructure shall show the following public improvements in the public right of way:
(A) STREET MARKINGS – The applicant shall install necessary street markings of a material and design approved by the Director of Public Works or designee and replace any that are damaged during construction. These include but are not limited to all pavement markings, painted curbs and handicap markings. All permanent pavement markings shall be thermoplastic. Color and location of painted curbs shall be shown on the plans and subject to approval by the Director of Public Works or designee. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, sand blasting if in paint. Once installed, the applicant shall coordinate with City crews to mark any red curb within the proposed City right-of-way with a City seal. (PUBLIC WORKS) (B) SIDEWALK, CURB, AND GUTTER – The applicant shall replace to existing City standards all sidewalk, curb, and gutter surrounding the project site limited to the project site frontage, or as shown on the approved public improvement plan. Sidewalk, curb, and gutter replacement shall be constructed per City Standard Drawing 3-1-141A. (PUBLIC WORKS)
(C) CURB RAMP(S) – The applicant shall construct curb ramp(s) in accordance with State Standard Drawing No. A88A along all frontages. The actual ramp "Case" shall be identified on the plans and shall be approved by the Director of Public Works or designee or 34 of 1252
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designee. (PUBLIC WORKS)
(D) DRIVEWAY APPROACH– The applicant shall install a City Standard Commercial driveway approach as shown on the approved plans. The new commercial driveway approach shall be constructed per City Standard Drawing 3-1-148. (PUBLIC WORKS) (E) SEWER LATERAL – The applicant shall install as a minimum a six (6) inch City Standard sewer lateral connection from the property line to the sewer main located in the street right of way. The installation shall be done in accordance with City Standard Drawing 3 1 101. (PUBLIC WORKS)
(F) STORM MAIN - The applicant shall install new 18 inch storm drain mainline and apparatuses, along S Ellsworth Avenue and S. B Street frontages from E 4th to E 5th Avenue, to serve the development as shown on the approved plan and in accordance with City Standards established by the Director of Public or designee. The new storm lines shall be RCP or as approved by the City Engineer or designee. Applicant shall submit plans, drawings and storm calculations for review and approval by the Public Works Director or designee prior to submitting the first building permit. Construction of the new mainline shall be completed prior to issuance of the certificate of occupancy. (PUBLIC WORKS) (G) SANITARY AND STORM SEWER MANHOLES – The applicant shall install approximately six (6)standard storm and two (2) sanitary sewer manhole, per approved plans and in accordance with City Standard Drawing. (PUBLIC WORKS)
(H) STORM WATER CATCH BASIN(S) – The applicant shall install approximately seven (7) standard storm water catch basins, per approved plans and in accordance with City Standard Drawing. (PUBLIC WORKS)
(I) GREEN INFRASTRUCTURE – In accordance with San Mateo Municipal Code Chapter 7.39, the applicant shall install and maintain green infrastructure (GI) improvements per approved plan. The improvements shall be in accordance with the guidance and specifications provided by San Mateo Countywide Water Pollution Prevention Program or City of San Mateo GI Plan design and shall be approved by the Director of Public Works or designee. Drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed Engineer’s stamp shall appear on the calculations sheets, and shall be submitted to the City for review and approval with the project superstructure plans. GI improvements shall be maintained by the adjacent property owner and included in the stormwater treatment O&M (operation and maintenance) agreement that is recorded with the County of San Mateo Recorder’s Office. (PUBLIC WORKS) 35 of 1252
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(J) TRAFFIC SIGNAL INFRASTRUCTURE – Signal modifications may be required as part of the project off-site improvements. Traffic signal modification work will be limited to new poles/signal equipment on the project corners per the planned frontage improvements and modifications to other intersection corners only in instances where existing traffic signal poles or pull boxes will interfere with proposed curb ramps on those corners, or as required by the project Transportation Impact Analysis (TIA).

If required, the applicant shall submit all necessary traffic signal design plans, including pole and conductor schedules where necessary, to the Director of Public Works or designee or designee for review and approval as part of the Building Permit for the Superstructure. The plans shall show all traffic signal equipment upgrades to comply with latest California Manual on Uniform Traffic Control Devices (CA MUTCD), Caltrans, and City standards requirements. Improvements shall include, but are not limited to, accessible pedestrian signals (APS) and pushbuttons (PPB), emergency vehicle preemption signal equipment, video detection equipment, 12” LED signal diodes, intersection PTZ camera, signal head backplates, internally illuminated street name signs, traffic signal interconnect or fiber optic communications.

If required, during construction applicant shall provide equipment submittals, signal timing and/or configuration changes, and testing documentation to the Director of Public Works or designee or designee for review and approval prior to installation. The developer shall be responsible for development and implementation of any new required signal timing.

Where traffic signals within the City of San Mateo right-of-way are owned by other agencies, the developer shall be responsible for obtaining all necessary approvals and permits and pay all fees associated with bringing the traffic signal up to latest standards and requirements. (PUBLIC WORKS)
(K) STREETLIGHTS AND INFRASTRUCTURE – The applicant shall submit both a lighting plan and streetlight improvement plan.

Lighting Plan:

The lighting plan shall include a design for lighting all public streets, intersections, sidewalks, pedestrian paths, and bicycle facilities located in the public roadway right-ofway adjacent to the project site. The lighting plan shall be designed to meet the lighting levels recommended in the Illuminating Engineering Society’s (IES) Recommended Practice For Design And Maintenance Of Roadway And Parking Facility Lighting (ANSI/IES RP-8-18), and shall be based on photometric analysis prepared using lighting design software. The lighting plan shall show the location and type of all luminaires, luminaire mounting heights, luminaire arm lengths, photometric analysis zones, and all calculated point illuminance values. The analysis in the lighting plan shall utilize the Illuminance Method described in 36 of 1252
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ANSI/IES RP-8-18. Separate analysis zones shall be used for each street, each sidewalk by frontage, and each intersection. Analysis zones and calculation points shall be configured according to the City’s standard practice in use at the time the analysis is begun. The analysis zone for each street fronting the project site shall include the entirety of the roadway from curb face to curb face. The design for the lighting plan shall achieve the required lighting levels using the least number of luminaires possible, using a consistent pattern of luminaire placement, and shall include luminaires on both sides of the street if such a pattern reduces the number of luminaires required, unless otherwise approved by the City. The design shall also include pedestrian scale lighting if pedestrian scale lighting is already in use on the block of the project frontage, or if the City’s Pedestrian Master Plan recommends pedestrian scale lighting on the project frontage. Pedestrian scale lights shall be placed at a minimum spacing of 50 feet between poles on the same side of the street.

Cobra head lights shall be placed at a minimum spacing of 100 feet between poles on the same side of the street. There shall be a minimum spacing of 50 feet between cobra head and pedestrian scale lights on the same side of the street, if a mix of both types of lighting is used. Reduced spacing may be approved by the City if the photometric analysis indicates it is necessary to meet the required lighting levels. The design may incorporate existing luminaires. The City will provide the applicant with information about the type and approximate location of existing streetlights near the project site that are to be included in the photometric analysis. All new luminaires shall be selected from the City’s list of standard luminaires at the time of design. Only City owned streetlights within the public right-of-way, or located in an easement on private property, may be used, unless otherwise approved by the City. The applicant shall implement the lighting plan from their project frontage to the roadway centerline.

The photometric analysis in the lighting plan shall utilize the following parameters for this project as defined in ANSI/IES RP-8-18.
4th Avenue: Major roadway, High pedestrian activity level 5th Avenue: Major roadway, High pedestrian activity level B Street: Collector roadway, High pedestrian activity level Ellsworth Avenue: Collector roadway, High pedestrian activity level Streetlight Improvement Plan:

The applicant shall implement the lighting plan from their project frontage to the roadway centerline and as necessary to create a functioning lighting system. The applicant shall submit a streetlight improvement plan showing all work necessary to construct the streetlight improvements for which they are responsible to implement. The plan shall include all electrical calculations (i.e. voltage drop) required for design of a functional streetlight system that complies with all applicable codes and standards. It shall be the applicant’s responsibility to field verify the location of all existing streetlight equipment 37 of 1252
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and infrastructure, including, but not limited to, underground conduits, pull boxes, poles, and electrical service connections, as needed for the preparation of the photometric analysis and streetlight improvement plans.

The applicant shall prepare all documents needed as attachments to applications to the serving electrical utility for new, or modifications to existing, electrical service connections.

The City will submit the application to the serving utility.

The applicant shall pay all fees, permits, dues, etc., associated with implementing the streetlight improvements.

The applicant shall consult with the City for additional guidance on preparing the lighting plan and streetlight improvement plan, prior to beginning preparation of said both plans.

If any changes to streetlight locations or quantities are proposed during the building permit phase, a new photometric analysis shall be prepared by the applicant for review and approval by the Director of Public Works or designee and the lighting shall be furnished and installed in accordance with the new photometric analysis as approved. (PUBLIC WORKS)
70 SEPARATE WATER METERS – When a development includes multiple uses, there shall be a separate water meter for each development use. The building permit plans for the superstructure shall show the separate water meters. (PUBLIC WORKS) 71 SEWER CHARGE – The applicant shall pay a charge proportional to the project’s share of the increased amount of sewage generated by the project, as established by San Mateo Municipal Code Chapter 3.54.060. The charge will be based upon the City Council resolution in effect at the time of building permit issuance. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the fee schedule in effect on January 13, 2022. (PUBLIC

WORKS, BUILDING)
72 STORM DRAIN INLETS AND WATERWAYS – The building permit plans shall show the marking of the words “No Dumping! Flows to Bay,” or equivalent, on all storm inlets surrounding and within the project site using methods approved by the City standards, consistent with the San Mateo Countywide Water Pollution Prevention Program’s C.3 requirements (PUBLIC WORKS)
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73 TRANSPORTATION IMPROVEMENT FEE – The applicant shall pay a fee proportional to the project's share of transportation improvements needed to serve cumulative development within the City of San Mateo, as established by San Mateo Municipal Code Chapter 27.13.

The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the fee schedule in effect on January 13, 2022. (PUBLIC WORKS)
74 TRASH CAPTURE DEVICES – The building permits shall show installation of trash capture devices in storm drain systems that lead directly to the off-site storm drain system or outfall. Devices shall be approved by the Director of Public Works or designee or designee.

Trash capture devices are required on site consistent with the State Water Resources Control Board definition of Full Capture System. All on-site trash capture devices shall be cleaned routinely and maintained by the Owner per the Stormwater Treatment Facilities Maintenance Agreement. The building permit plans for the superstructure shall show trash capture devices. (PUBLIC WORKS)
75 TRIANGULAR AREA OF VISIBILITY – The building permit plans for the superstructure shall show that the installation of landscaping and permanent structures located within the 10' triangular area of visibility at the driveway, and 25' triangular area of visibility at any project corner meets the requirements of a minimum vertical clearance of 7', and/or are less than 3' in height. This includes all PG&E above ground structures and other utility facilities. (PUBLIC WORKS)
76 UNDERGROUND PARKING GARAGE DRAINAGE – The building permit plans for the superstructure shall show that water from the underground parking garage shall not be discharged onto the public street. The applicant shall direct discharge from underground garage to the City's sanitary sewer system. Stormwater runoff from the roof or other exposed areas of the project shall not discharge to these garage drains. The design shall be done by a licensed Civil Engineer who shall provide hydraulic calculations and drawings subject to the approval of the Director of Public Works or designee. (PUBLIC WORKS) 77 UNDERGROUND UTILITIES – The building permit plans for the superstructure shall show the installation of all new, and upgraded, utility services, including telephone, electric power, and other communications lines underground to the building in accordance with City of San Mateo Municipal Code 26.32.020. Transformers and switch gear cabinets shall be placed on private property or within a utility easement. (PUBLIC WORKS) 39 of 1252
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78 UTILITIES – Utility plans shall be submitted as part of the building permit plans for the superstructure and shall show appropriate line types and labels to identify different type of utilities and pipe sizes. Clearly identify both public and private utilities.

The Developer shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television, and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures.

Sanitary sewer laterals and/or water meters located in driveways shall have traffic rated boxes and lids.

Developer is required to confirm the location of existing utility lines along the project frontage by potholing. Prior to any potholing, developer shall obtain an encroachment permit and submit a pothole plan for City review and approval. Developer shall provide the pothole results to the Director of Public Works or designee or designee prior to final design. Any utility conflicts shall be the responsibility of the developer to rectify. (PUBLIC WORKS)
79 WASTEWATER TREATMENT PLANT PHASE II IMPACT FEE – In order to meet the increased demands on the Wastewater Treatment Plant created by this project, the applicant shall contribute fees toward the Plant expansion based upon the average projected sanitary flow, as established by City Council Resolution No. 24 (2006). The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the fee schedule in effect on January 13, 2022. . (PUBLIC WORKS)
80 WILL SERVE LETTER FOR WATER – A Will Serve Letter from the water company shall be supplied to the Director of Public Works or designee. (PUBLIC WORKS) The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, ISSUANCE OF A TEMPORARY CERTIFICATE OF OCCUPANCY, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first.

Planning Division (PA)
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letter to the Project Planner written and signed by the project acoustical consultant indicating all recommendations incorporated into the project to reach compliance with the noise limits listed in Tables N-1 and N-2 of the Noise Element of the General Plan. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING) 82 FINAL ARCHAEOLOGICAL REPORT – The applicant shall submit a final report on the monitoring results prepared by the project archaeologist subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING) 83 LANDSCAPE VERIFICATION LETTER – The applicant shall submit a landscape verification letter to the Project Planner written, signed, and stamped by the project landscape architect indicating that all on-site and off-site landscape improvements (including on-site trees, street trees, shrubs, and irrigation systems) have been installed in compliance with the approved landscape plans. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)
84 PLANNING FINAL INSPECTION – Upon completion of all construction and landscaping, the applicant shall request the Project Planner conduct a Planning Final inspection for verification of compliance with all outstanding conditions of approval. The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING)
Building Division (PA)
85 ART IN PUBLIC PLACES – The applicant shall comply with Section 23.60 of the San Mateo Municipal Code for Art in Public Places. (BUILDING)
86 SOIL FINAL REPORT – The Geotechnical Engineer or Civil Engineer who prepared the soil investigation, or an equally qualified professional, shall issue a final report stating the completed pad, foundation, finish grading and associated site work substantially conform to the approved plans, specifications and investigations, to the satisfaction of the Building Official or his/her designee. (BUILDING)
87 WATER CONSERVATION IN LANDSCAPING – In accordance with the City’s Water Conservation in Landscaping Ordinance in Municipal Code Section 23.72.030, a licensed landscape architect, a licensed landscape contractor, or a certified irrigation designer shall 41 of 1252
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complete the “Certification of Completion” in the City of San Mateo Water Conservation in Landscaping form. Upon completion of the work, the certification of completion shall be submitted to the City’s Building Inspector subject to the review and approval of the Building Official, or his/her designee. (BUILDING)
Fire Department (PA)
88 EMERGENCY RESPONDER RADIO COVERAGE – An Emergency Responder Radio Coverage system may be required for this project. Testing shall occur during construction due to circuit protection requirements that will affect building design. The applicant shall provide a third-party testing grid report to the Fire Department subject to the review and approval by the Fire Marshal or his/her designee prior to the Fire Final Inspection. (FIRE) 89 FIRE HYDRANTS – The applicant shall install the approved number of public/private fire hydrant(s) spaced as per the Fire Department’s local Ordinance. All fire hydrants used for fire flow for the project site shall be upgraded to a Clow model 960 or equivalent consisting of (2) 2-½ inch and (1) 4-½ inch outlets. Each hydrant shall be capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water purveyor’s specifications. The water supply shall be tested, flushed and approved operable prior to any combustible construction materials being placed on the site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. (FIRE) Public Works Department (PA)
90 DEDICATIONS – The applicant or owner shall dedicate adequate Sidewalk Easement (SWE) along its frontages, one and half foot (1.5') along S. B Street, three foot (3') along E. 4TH Avenue, and half foot (0.5') along S. Ellsworth Avenue, as shown on the approved plan.

Applicants shall provide plat and legal for City review and approval prior to building permit issuance for the super structure and provide recorded document prior to final inspection or occupancy permit issuance. (PUBLIC WORKS)
91 RECORD DRAWINGS – The applicant shall submit one full set of original record drawings and construction specifications for all off-site improvements to the Department of Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The applicant shall also provide the City with an electronic copy of the as-builts in 42 of 1252
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PDF and the AutoCAD Version being used by the City at the time of completion of the work. (PUBLIC WORKS)
92 RESTORATION OF ROADWAY – Due to the anticipated project’s truck traffic, the applicant shall grind and overlay with 2.5 inches of asphalt concrete of the roadways damaged directly as a result of construction activities within the general area of the project or along the designated haul route. If the street abutting the property has been classified as being in a failed condition or a Pavement Condition Index (PCI) of 50 or below, the applicant shall reconstruct the street. Limits of the roadway repair shall be curb to curb width of all street frontages including the entire intersections and is subject to the review and approval of the Director of Public Works or designee. (PUBLIC WORKS) 93 STORM WATER TREATMENT FACILITIES MAINTENANCE AGREEMENT – The applicant shall execute a maintenance agreement with the City’s Director of Public Works or designee as specified in San Mateo Municipal Code Chapter 7.39 of the Stormwater Management and Discharge Control ordinance and the San Mateo Countywide Water Pollution Prevention Program C.3 Program Technical Guidance. The agreement shall outline the continuous operation and maintenance (O&M) plan for the permanent storm water treatment facilities including irrigation and landscape maintenance of Green Infrastructure elements constructed in the public right-of-way and shall be recorded with the County Recorder’s Office. This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS)
94 TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM – A Transportation Demand Management (TDM) Program has been prepared for this project (refer to the 222 E. 4th Avenue TDM Plan, dated October 2022). The property owner or designee shall submit a written letter to the Public Works Director on an annual basis with an assessment of compliance with the Transportation Demand Management Plan, including mode split survey results, by the end of every calendar year (December 31st). (PUBLIC WORKS) The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.

Planning Division (PA)
95 ARCHAEOLOGICAL RESOURCES – In the event of the discovery of archaeological resources whether on-site or in the public right-of-way, the applicant shall halt all construction activities within 33 feet of the discovery or larger, as determined by a qualified 43 of 1252
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archaeologist, notify the Planning Manager and/or Project Planner, and retain a qualified archaeologist. The archaeologist shall evaluate the uniqueness of the find, contact local Native American and Historical organizations for proposed recommendations for continuing construction, and submit a summary of findings to the Project Planner. The applicant shall incorporate the recommendations of the local Native American and Historical organizations when continuing construction. (PLANNING) 96 CULTURAL RESOURCES – In the event of the discovery of human remains whether on-site in the public right-of-way, the applicant shall halt all activity within 50 feet of the discovery and 33 feet for every subsequent discovery, or an appropriate distance as determined by the cultural resource monitor, and notify the Planning Manager and/or Project Planner.

The applicant shall also immediately notify San Mateo County Coroner to have a determination made as to whether the remains are of Native American origin or whether an investigation into the cause of death is required. Treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws. If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission (NAHC) immediately. Once the NAHC identifies the most likely descendants, the descendants will make recommendations regarding proper burial, which will be implemented in accordance with Section 15064.5(e) of the CEQA Guidelines. (PLANNING) 97 FRAME/PLANNING ROUGH INSPECTION – Upon completion of all framing and prior to the installation of exterior sheathing and windows, the applicant shall request the Project Planner conduct a Rough Frame inspection to verify items including, but not limited to, window locations, window sizes, and massing. The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING)
98 PALEONTOLOGICAL RESOURCES – In the event of the discovery of paleontological resources (fossils) whether on-site or in the public right-of-way, the applicant shall halt all construction activities within 50 feet of the discovery, notify the Planning Manager and/or Project Planner, and retain a qualified paleontologist to determine the significance of the discovery. The paleontologist shall evaluate the uniqueness of the find, prepare a written report documenting the find and recommending further courses of action, and submit a summary of findings to the Project Planner. The applicant shall incorporate the recommendations of the paleontologist when continuing construction. (PLANNING) 44 of 1252
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Building Division (PA)
99 CONSTRUCTION WORK HOURS – Construction shall occur only between the hours of 7:00 a.m. and 7:00 p.m. on Monday through Friday, between 9:00 a.m. and 5:00 p.m. on Saturday, and between 12:00 noon and 4:00 p.m. on Sundays and holidays. These hours do not apply to construction that takes place inside a completely enclosed building and does not exceed the exterior ambient noise level as measured 10 feet from the exterior property lines. The applicant shall conform to the construction work hours to control traffic congestion, noise, and dust unless an exemption is granted in accordance with Municipal Code Section 23.06.061. (BUILDING)
Fire Department (PA)
100 ADDRESS NUMBERS – The applicant shall post temporary address numbers on each building at the project site that must be easily visible from the street or fire access road. (FIRE)
101 BARRICADES ACROSS EMERGENCY ACCESS ROADS – Prior to the installation or use of barricades, fences, or gates across emergency vehicle access roads during construction, the applicant submit plans to the Fire Plan Checker subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)
102 DEMOLITION – The applicant shall comply with the California Fire Code Chapter 33 during all phases of construction of the project. (FIRE)
103 EGRESS – The applicant shall maintain required egress for all adjacent buildings/properties. (FIRE)
104 STANDPIPES – For projects that require standpipes by California Fire Code Section 905.3.1, the applicant shall provide not less than one standpipe for use during construction or demolition. (FIRE)
Public Works Department (PA)
105 ARCHITECTURAL COPPER – Per the San Mateo Countywide Water Pollution Prevention Program’s requirements, the applicant shall follow the specific best management practices for the installation of the Architectural Copper. For detailed information please distribute the flyer to all construction personnel involved in the fabrication and installation of the 45 of 1252
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Architectural Copper that is located at: https://www.flowstobay.org/preventingstormwater-pollution/with-new-redevelopment/construction-best-practices/ (PUBLIC

WORKS/BUILDING)
106 BEST MANAGEMENT PRACTICES (BMP) – The applicant shall perform all construction activities in accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations (SMMC 7.39), and the San Mateo Countywide Water Pollution Prevention Plan (SMCWPPP) by reference. Detailed information can be located at:
https://www.flowstobay.org/preventing-stormwater-pollution/with-newredevelopment/construction-best-practices/ (PUBLIC WORKS)
107 CONSTRUCTION WORKER PARKING – The applicant shall provide a construction-parking plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Director of Public Works or designee prior to issuance of City permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the City permits. (PUBLIC WORKS) 108 GROUND WATER DISCHARGE – In accordance with the Director of Public Works Groundwater Discharge Policy, discharge of contaminated groundwater to the sanitary sewer is only allowed on a temporary basis and will not be permitted for a period greater than 6 months. Discharges for longer than 6 months shall obtain an NPDES permit from the State Water Board to discharge to the storm drain system. Discharge of uncontaminated groundwater to the storm drain is permissible if the applicant can provide analytical data to support the claim. No discharge to the storm drain shall be allowed without prior approval from the Public Works Department. All discharges to the sanitary sewer (contaminated and uncontaminated) require a Waste Discharge Permit and shall comply with the City’s discharge limits. (PUBLIC WORKS)
109 HOLIDAY CONSTRUCTION MORATORIUM – Due to concerns for businesses within the vicinity of Hillsdale Mall and within the Downtown area during the holiday season (Monday prior to Thanksgiving to January 1), there shall be no construction activities within the right-of-way which would create lane closures, eliminate parking, create pedestrian detours, or other activities that may create a major disturbance as determined by the 46 of 1252
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Director of Public Works or designee. Exceptions to this condition shall be made in writing to the Public Works Director or designee. Prohibition on El Camino Real shall be along its entire length within the City limits. For purposes of this condition, the limits of the Downtown area shall be defined as: between El Camino Real on the west and Delaware Street on the east, Tilton Avenue on the north, and Fifth Avenue on the south. The prohibition shall also include the 3rd and 4th Avenue corridors between Delaware Street and U.S. 101. (PUBLIC WORKS)
110 MATERIAL HAULING – For material delivery vehicles equal to, or larger than two-axle, sixtire single unit truck (SU) size or larger as defined by FHWA Standards, the applicant shall submit a truck hauling route that conforms to City of San Mateo Municipal Code Chapter

11.28.040 for the approval of the Director of Public Works or designee. The project sponsor shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project shall be: HWY-101, 3rd Avenue and 4th Avenue, or as approved by the Director of Public Works or designee. A letter from the applicant confirming the intention to use this hauling route shall be submitted to the Department of Public Works, and approved, prior to the issuance of any City permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the applicant. All storage and office trailers shall be kept off the public right-of-way. Tracking of dirt onto City streets and walks will not be allowed. Entry and exit from the site will use rock or rumble strips to prevent tracking. The applicant shall provide an approved method of cleaning tires and trimming loads on site.

Any job related dirt and/or debris that impacts the public right of way shall be removed immediately. No wash down of dirt into storm drains is allowed. Use of a sweeper is permissible as long as it operates dry (no water used, only vacuum). All material hauling activities shall be done in accordance with applicable City ordinances and conditions of approval. Violation of such may be cause for suspension of work. (PUBLIC WORKS) 111 PUBLIC WORKS CONSTRUCTION ACTIVITIES – The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading and construction:
(A) Construction activities related to the issuance of any Public Works permit shall be restricted to the weekday between 7:00 a.m. and 7:00 p.m. Please note, however, that no work shall be allowed to take place within the City right-of-way after 5:00 p.m. In addition, no work being done under the issuance of a Public Works encroachment permit may be performed on the weekend unless prior approvals have been granted by Public Works. 47 of 1252
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Earth haul and materials delivery to and from the site, including truck arrivals and departures to and from the site, will be prohibited between the weekday hours of 4:00 p.m. 5:30 p.m. Signs outlining these restrictions shall be posted at conspicuous locations on site. The signs shall be per the City Standard Drawing for posting construction hours.

The sign shall be kept free of graffiti at all times. Contact the Public Works Department to obtain sample City Standard sign outlining hours of operation.

The allowed hours of Public Works construction activities may be waived or modified through an exemption, for limited periods, if the Director of Public Works or designee finds that:
(i) The following criteria are met:
(a) Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or
(b) Permitting extended hours of construction are required to accommodate design or engineering requirements, such as a large concrete pour. Such a need would be determined by the project's design engineer and require approval of the Director of Public Works or designee.
(c) An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below.
(ii) The exemption will not conflict with any other condition of approval required by the City to mitigate significant impacts.
(iii) The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours of construction activity which may impact the area. This notification shall be provided three days prior to the start of the extended construction activity.
(iv) The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public.

The Director of Public Works or designee may revoke the exemption at any time if the 48 of 1252
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contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. The waiver application shall be submitted to the Public Works Construction Inspector ten (10) working days prior to the requested date of waiver. (B) All construction vehicles shall be properly maintained and equipped with exhaust mufflers that meet State standards.
(C) Newly disturbed soil surfaces shall be watered down regularly by a water trucks or by other approved method maintained on site during all grading operations. Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems. Wash down of dirt and debris into storm drain systems will not be allowed. (D) Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. (E) All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site. (F) Prior to issuance of any permit, the applicant shall submit any applicable pedestrian or traffic detour plans, to the satisfaction of the Director of Public Works or designee, for any lane or sidewalk closures. The detour plan shall comply with Part 6, Temporary Traffic Control, of the State of California Manual of Uniform Traffic Control Devices (MUTCD), 2012, and standard construction practices. (PUBLIC WORKS) The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.

Planning Division (PA)
112 APPROVED PLANNING APPLICATION CONFORMANCE AT ALL TIMES – All physical improvements, uses, and operational requirements authorized by the approved planning application shall, at all times that the use permitted by this planning application occupies the premises, substantially conform with the approved planning application. This includes but is not limited to plans, materials, project description, and other items submitted as part of the approved planning application. Any proposed modifications to the approved planning application shall be reviewed and approved by the Community Development Director, or his/her designee, prior to construction of the proposed modifications. The 49 of 1252
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Community Development Director, or his/her designee shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is required to be submitted to permit the proposed modifications, as required by Municipal Code Section 27.08.080 Modifications. (PLANNING)
113 CONSTRUCTION STAGING AND PARKING PLAN (PRIVATE PROPERTY): The project currently proposes construction staging and stockpiling on site. If construction staging or stockpiling is required on another private property, then a Special Use Permit may be required. (PLANNING)
114 GROCERY STORE USE –The purpose of the retail ground space is for a grocery store use for the life of the project. All efforts shall be made to ensure that this purpose is met. If the project seeks to provide uses other than a grocery store, the applicant shall provide documentation that evidences a reasonable and diligent good-faith effort to have utilized the space for a grocery store, subject to the approval of the Community Development Director and the City's Economic Development Manager. (PLANNING) 115 ONGOING LANDSCAPE MAINTENANCE – All landscaped areas shall be maintained free of litter, debris and weeds. All plantings shall be permanently maintained in a healthy growing condition and, whenever necessary, replaced with equivalent plant materials to ensure continued conformance with approved plans. (PLANNING) City Attorney (PA)
116 INDEMNIFICATION – The applicant will defend, indemnify, and hold harmless the City of San Mateo, its elected and appointed officials, employees, and agents from and against any costs, claims, or liabilities arising out of the approval of this planning application, including, without limitation, any award of attorney fees that might result from third party challenge. If applicant is required to defend the City, the City shall retain the right to select the counsel who shall defend the City. (CITY ATTORNEY)
117 PENALTY – In accordance with San Mateo Municipal Code section 27.02.210-Violations of Planning Application Conditions, any violation of any of the conditions of approval is unlawful and will subject the applicant to the penalties set forth in Chapter 1.04-General Penalty of the San Mateo Municipal Code as well as any other available legal remedies. (CITY ATTORNEY)
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Police Department (PA)
118 PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS, ACCESS AND SECURITY – The applicant shall allow 24 hour, 7 day per week access to the dedicated public safety communications radio server rack and antenna(s) for maintenance purposes at all times that the use permitted by this planning application occupies the premises. If the City installs radio equipment, applicant shall take reasonable measures to secure and safeguard City equipment from theft or vandalism. (POLICE)
119 RESPONSIBLE BEVERAGES SERVICE TRAINING – If the sale of alcoholic beverages for on-site consumption is proposed, the applicant shall require that employees and supervisors responsible for the sale or service of alcoholic beverages complete Responsible Beverage Service training provided by the California Department of Alcoholic Beverage Control, or a service provider listed with ABC. (POLICE)
120 SITE LIGHTING STANDARDS – Exterior security lighting in compliance with the Building Security Code “Exterior Security Lighting” (San Mateo Municipal Code Section 23.54.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. Site lighting shall comply with the requirement of an average illuminance of 1 foot-candle, a minimum illuminance of 0.3 foot-candle, and a uniformity ratio not to exceed 4:1 average to minimum. Light sources shall be capable of producing a “bright white” light with a color temperature between 3000K and 4000K and a color rendering index (CRI) of at least 65 unless otherwise approved. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. (POLICE)
121 VIDEO SURVEILLANCE STANDARDS – The applicant shall install and operate for the life of the project a video surveillance system subject to the following requirements:
(A) The information shall be maintained and retrievable for a minimum of 30 days. The captured video material shall be accessible to investigating police personnel through some form of facility management during regular business hours. The applicant shall provide proof of registration of the video surveillance camera system with the City through the City’s Neighborhood Eyes Security Team web form
(https://www.cityofsanmateo.org/forms.aspx?FID=134).
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(B) Cameras shall be placed and maintained to view common areas of the property accessible to the public such as lobbies, parking lots, parking garages and entrances and exits to all parking garages, gates dividing different uses inside mixed-use parking garages, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. This condition is not intended to require Applicant to install pole mount cameras on the property, cameras to view these areas may be installed on the building facing out.
(C) The cameras in this system shall be megapixel or better CCTV cameras that shall be capable of operating in all lighting conditions anticipated at project completion. Cameras viewing locations intended to allow routine vehicle passage onto the sites and/or garages shall additionally be capable of capturing the front and rear of all entering and exiting vehicles that use the sites and/or garages, and be of sufficient quality to identify the make and model of vehicles accessing the site, clearly read both front and rear license plates of vehicles, and clearly depict faces of occupants through the front windshield. (POLICE) Public Works Department (PA)
122 POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – In accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations, San Mateo Municipal Code Chapter 7.39, and the San Mateo Countywide Stormwater Management Plan (SWMP) by reference, the applicant shall:
(A) Owner/occupant shall inspect private stormwater treatment devices and GI features in the public right-of-way at least two (2) times per year and sweep parking lots immediately prior to and once during the storm season.
(B) The applicant shall pay a fee on a yearly basis for cost associated with, but not limited to, City inspection of the private stormwater treatment facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer able to meet performance standards or has deteriorated. The fee shall be based upon the Comprehensive Fee Schedule, established by the City Council, in effect at the time.
(C) Label new and redeveloped storm drain inlets with the phrase “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available from the Department of Public Works.
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(D) All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. (PUBLIC WORKS) 123 TRANSPORTATION DEMAND MANAGEMENT (TDM) PLAN – Once implemented, the Transportation Demand Management Plan shall be monitored and assessed annually for the occupied life of the development. The program shall be recorded with the County. The assessment of compliance with the Transportation Demand Management Plan, including mode split survey results, shall be submitted to Public Works by the end of every calendar year (December 31st). (PUBLIC WORKS)
The following conditions are MITIGATION MEASURES that mitigate adverse environmental effects identified in the environmental document. Monitoring and reporting procedures are contained within each condition. A change in the condition of approval may affect the validity of the current environmental document, and a new or amended environmental document may be required.

Planning Division (PA)
124 COMPLIANCE WITH MMRP – The Mitigation Measures identified in the conditions of approval and in the adopted Addendum to the General Plan Environmental Impact Report (EIR) and Downtown Area Specific Plan Initial Study/Mitigated Negative Declaration (IS/MND) (Addendum) Mitigation Monitoring and Reporting Program (MMRP) shall be completed in accordance with the timelines for project construction and operation within each mitigation measure. The applicant shall provide documentation demonstrating compliance to the Planning Division. In the event of any inconsistencies between the mitigation measures as set forth in the Addendum and the MMRP, the MMRP shall control. (PLANNING)
125 MM AIR 3.1: - Prior to issuance of a demolition permit, the applicant shall submit a construction management plan to the Building Division that demonstrates that all cranes, forklifts, generator sets, and welders used in project construction shall be equipped with Tier 4 diesel engines or better (e.g., natural gas generators or electric welders).

Prior to issuance of a demolition permit, the applicant shall also submit an emissions reduction plan to the Planning Division that details the equipment to be used during construction and be signed by a qualified air quality specialist, verifying that the equipment included in the plan meets the standards set forth in this measure (i.e., Tier 4 53 of 1252
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or better).

Alternatively, if use of Tier 4 equipment is not available, the applicant may propose use of equipment that meets U.S. EPA emission standards for Tier 3 engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices Alternatively, the project may also use electrical or non-diesel fueled equipment. All construction vehicles shall be properly maintained and equipped with exhaust mufflers that meet State standards.

The construction management plan and emissions reduction plan are subject to review and approval of the Community Development Director, or his/her designee. (PLANNING) 126 MM BIO-1.1: Prior to the issuance of the first building permit or site development permit for tree removal (whichever occurs first), the applicant shall submit a phasing plan to the City’s Planning Division with a schedule of both on-site and off-site demolition and construction activities to review the activities that may occur during the nesting season subject to the satisfaction of the Community Development Director, or his/her designee.

The nesting season for most birds, including most raptors in the San Francisco Bay area, extends from February 1 through August 31 (inclusive). (PLANNING) 127 MM BIO-1.2: If any demolition and construction are scheduled during the nesting season, between September 1 and January 31 (inclusive), the applicant shall engage a qualified ornithologist to complete a pre-construction survey for nesting birds to ensure that no nests are disturbed during demolition or construction. During this survey, the ornithologist shall inspect all trees and other possible nesting habitats immediately adjacent to the construction areas for nests. This survey shall be completed no more than 14 days prior to the initiation of any construction or demolition activities during the early part of the breeding season (February 1 through April 30 inclusive) and no more than 30 days prior to the initiation of these activities during the late part of the breeding season (May 1 through August 31 inclusive).

If an active nest is found sufficiently close to work areas to be disturbed by construction (typically 300 feet for raptors and 100 feet for other species), the ornithologist, in consultation with the California Department of Fish and Wildlife, shall determine the extent of a construction free buffer zone to be established around the nest to ensure that bird nests shall not be disturbed during project construction.

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removal (whichever occurs first), the ornithologist shall submit a report indicating the results of the survey and any designated buffer zones to the City’s Planning Division subject to the satisfaction of the Director of Community Development, or his/her designee should demolition and construction activities occur during the nesting season. (PLANNING)
128 MM CUL-2.1: Prior to the issuance of any building permit involving excavation, shoring, foundation, or the superstructure, the project applicant shall hire a qualified Professional Archaeologist to develop a Worker’s Environmental Awareness Program (WEAP) to train the construction crew on the legal requirements for the treatment of cultural resources as well as procedures to follow in the event of a cultural resources discovery. This training program shall be given to the crew before ground disturbing work commences and shall include handouts to be given to new workers. (PLANNING) 129 MM CUL-2.2: The applicant shall note on all construction plans that require ground disturbing activities that there is a potential for exposing buried cultural resources including prehistoric Native American burials. (PLANNING) 130 MM CUL-2.3: If any prehistoric or significant historic period cultural materials are exposed during construction grading and/or excavation whether on-site or off-site, the applicant shall halt all construction activities within 33 feet of the find or larger as determined by the cultural resources monitor, and the Professional Archaeologist shall provide identification, evaluation, and further recommendations consistent with CEQA and City of San Mateo requirements.

If the Professional Archaeologist determines that any cultural resources exposed during construction constitute a historical resource and/or unique archaeological resource under CEQA, the applicant shall notify the Community Development Director, or his/her designee, and provide avoidance, preservation in-place, recordation, additional archaeological testing and data recovery measures to reduce impacts to a less than significant level. The applicant shall also complete a formal Archaeological Monitoring Plan (AMP) and/or Archaeological Treatment Plan (ATP) that includes data recovery if significant archaeological deposits are exposed during ground disturbing construction.

The applicant shall submit the AMP and/or ATP to the City’s Planning Division subject to the satisfaction of the Community Development Director, or his/her designee.

Development and implementation of the AMP and ATP and treatment of significant cultural resources will be determined by the applicant in consultation with the California Office of Historic Preservation and the City of San Mateo. (PLANNING) 55 of 1252
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131 MM CUL-3.1: In the event that human remains are discovered during excavation and/or grading whether on-site or within the public right-of-way, the applicant shall halt all activity within a 50 feet of the discovery and 33 feet for every subsequent discovery, or an appropriate distance as determined by the cultural resource monitor, and notify the Community Development Director, or his/her designee. The applicant shall also immediately notify San Mateo County Coroner to have a determination made as to whether the remains are of Native American origin or whether an investigation into the cause of death is required. Treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws (i.e., Native American burials, Chapter 1492, Section 7050.5 to the Health and Safety Code, Sections 5097.94, 5097.98 and 5097.99 of the Public Resources Code). If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission (NAHC) immediately. Once the NAHC identifies the most likely descendants, the descendants will make recommendations regarding proper burial, which will be implemented in accordance with Section 15064.5(e) of the CEQA Guidelines. (PLANNING) 132 MM NOI-1.1: The applicant and contractor shall place and operate construction equipment to minimize the impact of construction noise on existing sensitive receptors.

Construction equipment shall be well-maintained and used judiciously to be as quiet as possible. Additionally, the applicant and contractor shall incorporate the following best management practices to reduce noise from construction activities on nearby sensitive land uses:
(A) The applicant and/or contractor shall prepare a detailed construction plan identifying the schedule for major noise-generating construction activities. The construction plan shall identify a procedure for coordination with adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance. This construction plan shall be submitted to the Building Division subject to the review and satisfaction of the Community Development Director, or his/her designee prior to the issuance of a demolition permit.
(B) The applicant and/or contractor shall designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise and vibrations.

The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that measures be implemented to reduce the noise impact.

The applicant and/or contractor shall conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule.
(C) Construction staging areas shall be established at locations that will create the greatest 56 of 1252
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distance between the construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. (D) Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. (E) Unnecessary idling of internal combustion engines shall be strictly prohibited. (F) Locate stationary noise-generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors and property lines. If they must be located within 35 feet of receptors and property lines, adequate muffling (with barriers or enclosures where feasible and appropriate) shall be used to reduce noise levels at the adjacent sensitive receptors.
(G) Construction contractors and subcontractors shall utilize “quiet” air compressors and other stationary noise sources where technology exists. (H) Control noise from construction workers’ radios to a point where they are not audible at existing residences surrounding the project site, the nearest of which are 90 feet to the southeast. (PLANNING)
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MITIGATION MONITORING AND REPORTING PROGRAM
and
Conditions of Approval
222 E. 4th Avenue Mixed-Use Project
PA-2021-071

CITY OF SAN MATEO
November 2022

EXHIBIT B
58 of 1252

P R E F A C E
Section 21081 of the California Environmental Quality Act (CEQA) requires a Lead Agency to adopt a Mitigation Monitoring and Reporting Program whenever it approves a project for which measures have been required to mitigate or avoid significant effects on the environment. The purpose of the monitoring and reporting program is to ensure compliance with the mitigation measures during project implementation.

The Addendum for the 222 E. 4th Avenue Mixed-Use Project concluded that the implementation of the project could result in significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval. This Mitigation Monitoring and Reporting Program addresses those measures in terms of how and when they will be implemented.

This document also includes the City’s Conditions of Approval identified in the CEQA analysis as measures that would minimize potential adverse effects that could result from implementation of the project, and to ensure these conditions are implemented and monitored.
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
Mitigation Measures

AIR QUALITY
MM AIR-3.1: Prior to issuance of a demolition permit, the applicant shall submit a construction management plan to the Building Division that demonstrates that all cranes, forklifts, generator sets, and welders used in project construction shall be equipped with Tier 4 diesel engines or better (e.g., natural gas generators or electric welders).

Prior to issuance of a demolition permit, the applicant shall also submit an emissions reduction plan to the Planning Division that details the equipment to be used during construction and be signed by a qualified air quality specialist, verifying that the equipment included in the plan meets the standards set forth in this measure (i.e., Tier 4 or better).

Alternatively, if use of Tier 4 equipment is not available, the applicant may propose use of equipment that meets U.S. EPA emission standards for Tier 3 engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices Alternatively, the project may also use electrical or non-diesel fueled equipment. All construction vehicles shall be properly maintained and equipped with exhaust mufflers that meet State standards.

The construction management plan and emissions reduction plan are subject to review and approval of the Community Development Director, or his/her designee.

Prior to issuance
of any demolition
or construction
permits.

Project
applicant/project
contractors
Director of
Community
Development or
the Director’s
designee
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MITIGATION MONITORING AND REPORTING PROGRAM AND CONDITIONS OF APPROVAL 222 E. 4TH AVENUE MIXED-USE PROJECT (PA21-071)
Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation

BIOLOGICAL RESOURCES
MM BIO-1.1: Prior to the issuance of the first building permit or site development permit for tree removal (whichever occurs first), the applicant shall submit a phasing plan to the City’s Planning Division with a schedule of both on-site and off-site demolition and construction activities to review the activities that may occur during the nesting season subject to the satisfaction of the Community Development Director, or his/her designee. The nesting season for most birds, including most raptors in the San Francisco Bay area, extends from February 1 through August 31 (inclusive).

MM BIO-1.2: If any demolition and construction are scheduled during the nesting season, between February 1 and August 31 (inclusive), the applicant shall engage a qualified ornithologist to complete a pre-construction survey for nesting birds to ensure that no nests are disturbed during demolition or construction. During this survey, the ornithologist shall inspect all trees and other possible nesting habitats immediately adjacent to the construction areas for nests. This survey shall be completed no more than 14 days prior to the initiation of any construction or demolition activities during the early part of the breeding season (February 1 through April 30 inclusive) and no more than 30 days prior to the initiation of these activities during the late part of the breeding season (May 1 through August 31 inclusive).

If an active nest is found sufficiently close to work areas to be disturbed by construction (typically 300 feet for raptors and 100 feet for other species), the ornithologist, in consultation with the California MM BIO-1.1:

Prior to the
issuance of the
first building
permit or site
development
permit for tree
removal.

MM BIO-1.2:

Prior to the
issuance of any
demolition- or
constructionrelated permits.

Project Applicant;
Project Contractor
Director of
Community
Development or
the Director’s
designee
California
Department of
Fish and Wildlife
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
Department of Fish and Wildlife, shall determine the extent of a construction free buffer zone to be established around the nest to ensure that bird nests shall not be disturbed during project construction.

Prior to the issuance of the first building permit or site development permit for tree removal (whichever occurs first), the ornithologist shall submit a report indicating the results of the survey and any designated buffer zones to the City’s Planning Division subject to the satisfaction of the Director of Community Development, or his/her designee should demolition and construction activities occur during the nesting season.

CULTURAL RESOURCES
MM CUL-2.1: Prior to the issuance of any building permit involving excavation, shoring, foundation, or the superstructure, the project applicant shall hire a qualified Professional Archaeologist to develop a Worker’s Environmental Awareness Program (WEAP) to train the construction crew on the legal requirements for the treatment of cultural resources as well as procedures to follow in the event of a cultural resources discovery. This training program shall be given to the crew before ground disturbing work commences and shall include handouts to be given to new workers.

MM CUL-2.2: The applicant shall note on all construction plans that require ground disturbing activities that there is a potential for exposing buried cultural resources including prehistoric Native American burials.

Prior to the
issuance of any
building permit
involving
excavation,
shoring,
foundation, or the
superstructure
Project Applicant;
Professional
Archaeologist
Director of
Community
Development or
the Director’s
designee
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
MM CUL-2.3: If any prehistoric or significant historic period cultural materials are exposed during construction grading and/or excavation whether on-site or off-site, the applicant shall halt all construction activities within 33 feet of the find or larger as determined by the cultural resources monitor, and the Professional Archaeologist shall provide identification, evaluation, and further
recommendations consistent with CEQA and City of San Mateo requirements.

If the Professional Archaeologist determines that any cultural resources exposed during construction constitute a historical resource and/or unique archaeological resource under CEQA, the applicant shall notify the Community Development Director, or his/her designee, and provide avoidance, preservation in-place, recordation, additional archaeological testing and data recovery measures to reduce impacts to a less than significant level. The applicant shall also complete a formal Archaeological
Monitoring Plan (AMP) and/or Archaeological Treatment Plan (ATP) that includes data recovery if significant archaeological deposits are exposed during ground disturbing construction. The applicant shall submit the AMP and/or ATP to the City’s Planning Division subject to the satisfaction of the Community Development Director, or his/her designee. Development and implementation of the AMP and ATP and treatment of significant cultural resources will be determined by the applicant in consultation with the California Office of Historic Preservation and the City of San Mateo.

MM CUL-2.3:

During
construction
grading and/or
excavation.

Project Applicant;
Professional
Archaeologist
Director of
Community
Development or
the Director’s
designee
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
MM CUL-3.1: In the event that human remains are discovered during excavation and/ or grading whether on-site or within the public right-of-way, the applicant shall halt all activity within a 50 feet of the discovery and 33 feet for every subsequent discovery, or an appropriate distance as determined by the cultural resource monitor, and notify the Community Development Director, or his/her designee. The applicant shall also immediately notify San Mateo County Coroner to have a determination made as to whether the remains are of Native American origin or whether an investigation into the cause of death is required.

Treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws (i.e., Native American burials, Chapter 1492, Section 7050.5 to the Health and Safety Code, Sections 5097.94, 5097.98 and 5097.99 of the Public Resources Code). If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission (NAHC) immediately. Once the NAHC identifies the most likely descendants, the descendants will make recommendations regarding proper burial, which will be implemented in accordance with Section 15064.5€ of the CEQA Guidelines.

During
construction
Project Applicant;
Project
Contractor;
Director of
Community
Development or
the Director’s
designee
San Mateo
County Coroner
Native American
Heritage
Commission
NOISE
MM NOI-1.1: The applicant and contractor shall place and operate construction equipment to minimize the impact of construction noise on existing sensitive receptors. Construction equipment shall be well-maintained and used judiciously to be as quiet as possible. Additionally, the applicant and contractor shall incorporate the following best management practices to reduce noise from construction activities on nearby sensitive land uses:

Construction plan
prior to the
issuance of any
demolition
permits.

Project Applicant;
Project Contractor
Director of
Community
Development or
the Director’s
designee
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
(A) The applicant and/or contractor shall prepare a detailed construction plan identifying the schedule for major noisegenerating construction activities. The construction plan shall identify a procedure for coordination with adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance. This construction plan shall be submitted to the Building Division subject to the review and satisfaction of the Community Development Director, or his/her designee prior to the issuance of a demolition permit.
(B) The applicant and/or contractor shall designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise and vibrations. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that measures be implemented to reduce the noise impact. The applicant and/or contractor shall conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule. (C) Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction.
(D) Use of exceptionally loud equipment such as jackhammers and concrete saws within 35 feet of shared property lines shall be prohibited.

Prior to issuance of
a demolition
permit
During
construction
During
construction
During
construction
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
(E) Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment.
(F) Unnecessary idling of internal combustion engines shall be strictly prohibited.
(G) Locate stationary noise-generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors and property lines. If they must be located within 35 feet of receptors and property lines, adequate muffling (with barriers or enclosures where feasible and appropriate) shall be used to reduce noise levels at the adjacent sensitive receptors. (H) Construction contractors and subcontractors shall utilize “quiet” air compressors and other stationary noise sources where technology exists.
(I) Control noise from construction workers’ radios to a point where they are not audible at existing residences surrounding the project site, the nearest of which are 90 feet to the southeast.

During
construction
During
construction
During
construction
During
construction
During
construction
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
Conditions of Approval

AIR QUALITY
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. • Construction grading activities shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems.
• All haul trucks transporting soil, sand, or other loose material to and from the project site shall be covered in accordance with Section 23114 of the California Vehicle Code.
• All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
• All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). • All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
• Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.
• All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.

Prior to issuance
of any demolition
or construction
permits.

Project
applicant/project
contractors
Director of
Community
Development or
the Director’s
designee
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
• Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.

BIOLOGICAL RESOURCES
Prior to issuance to of building permits for demolition, shoring, foundation, or site development (whichever occurs first), the applicant shall obtain a Site Development Permit for tree removal from the Planning Division for removal of existing trees with a diameter of six inches or larger at 54” above grade. The Site Development Permit for tree removal shall authorize the applicant to replace on-site and street trees equivalent or greater than the Landscape Unit (LU) value of trees to be removed by planting on-site and street trees, pay a fee in lieu of planting trees at the rate established in the annual Comprehensive Fee Schedule upon permit issuance, or a combination of both.

Prior to issuance
to of building
permits for
demolition,
shoring,
foundation, or site
development
(whichever occurs
first)
Project Applicant;
Project Contractor
Director of
Community
Development or
the Director’s
designee

GEOLOGY AND SOILS
For construction activities that will disturb one (1) acre or more, the project applicant shall obtain coverage under the General Construction Activity Storm Permit (General Construction Permit) issued by the State Water Resources Control Board (SWRCB) for stormwater discharges associated with construction activity. To obtain coverage, the project applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board to obtain coverage under the State General Construction Activity NPDES Permit. Proof of permit must be provided to the Public Works Department along with a Storm Water Pollution Prevention Plan (SWPPP) prepared by a qualified SWPPP designer prior to issuance of the STOPPP Construction permit.

The applicant must obtain a Stormwater Pollution Prevention (STOPPP) Construction permit, paying the required fees and posting the required cash deposit, for all work Prior to the
issuance of any
building permit
involving
excavation,
shoring,
foundation, or the
superstructure
Project Applicant Director of
Public Works or
the Director’s
designee
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
associated with the stormwater pollution prevention program in accordance with San Mateo Municipal Code Chapter 7.39.170. The fee amount will be based upon the City Council resolution in effect at the time the building permit application is made.

In the event of the discovery of paleontological resources (fossils) on the project site or in the public right-of-way, the applicant shall halt all construction activities within 50 feet of the discovery, notify the Planning Manager and/or Project Planner, and retain a qualified paleontologist to determine the significance of the discovery. The paleontologist shall evaluate the uniqueness of the find, prepare a written report documenting the find and recommending further courses of action, and submit a summary of findings to the Project Planner. Following City acceptance of the report and proposed recommendations, the applicant shall incorporate the recommendations of the paleontologist when continuing construction.

During
construction
grading and/or
excavation.

Project Applicant Director of
Community
Development or
the Director’s
designee

HAZARDS AND HAZARDOUS MATERIALS
Prior to conducting earthwork activities at the project site, a Site Management Plan (SMP) and Health and Safety Plan (HSP) shall be prepared. The purpose of these documents will be to establish appropriate management practices for handling impacted soil, soil vapor and groundwater that may be encountered during construction activities.

Based on the history of the project site, areas of impacted soil, soil vapor, and/or groundwater may be encountered during construction activities. The SMP shall be submitted to the County of San Mateo Health Service Agency (CSMHSA) for review, and CSMHSA approval shall be obtained prior to commencing earthwork activities at the project site. Proof of CSMHSA approval shall be provided to the City Community Development Department prior to issuance of an excavation permit. Prior to dewatering during project construction, a Discharge Plan shall be prepared and submitted to the satisfaction of the Director of Public Works for approval. The Discharge Plan shall Prior to the
issuance of any
building permit
involving
excavation,
shoring,
foundation, or the
superstructure
Project Applicant Director of
Community
Development or
the Director’s
designee
County of San
Mateo Health
Service Agency
Discharge Plan:

Director of
Public Works or
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Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
include the carbon treatment of groundwater on-site to remediate the presence of TPHd prior to discharge to the storm or sanitary sewer drains. the Director’s
designee;

HYDROLOGY AND WATER QUALITY
Construction best management practices (BMPs) shall be implemented for reducing the volume of runoff and pollution in runoff to the maximum extent practicable during site excavation, grading, and construction. In accordance with the City’s standards, these BMPs will include, but will not be limited to:
• Avoid or minimize excavation and grading activities during wet weather, unless the City approves a winter erosion control plan submitted by the applicant.
• Use effective, site-specific erosion and sediment control methods during the construction periods. Provide temporary cover of all disturbed surfaces to help control erosion during construction.
• Provide permanent cover as soon as is practical to stabilize the disturbed surfaces after construction has been completed.
• Protect existing storm drain inlets in the project area from sedimentation with filter fabric fences gravel bags block and gravel filters. • Cover and stabilize stockpiled soil and materials with tarps, geotextile fabric, hydroseeding and/or erosion control blankets
• Install berms or silt fencing around stockpiled materials to prevent stormwater runoff from transporting sediment off-site
The applicant shall comply with the Stormwater Pollution Prevention Program (STOPPP) Construction permit requirements and prepare a Stormwater Pollution Prevention Plan (SWPPP) (San Mateo Municipal Code Section 7.39).

During project
construction;
Project Applicant Director of
Public Works or
the Director’s
designee
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MITIGATION MONITORING AND REPORTING PROGRAM AND CONDITIONS OF APPROVAL 222 E. 4TH AVENUE MIXED-USE PROJECT (PA21-071)
Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
The design groundwater level on-site is assumed to be 18 feet bgs. The project would excavate to a depth of approximately 25 feet to accommodate the proposed below-grade parking garage. Therefore, it is likely that the project would require dewatering of subsurface groundwater during construction. In accordance with the City’s Municipal Code (SMMC 7.38.150), the Director of Public Works may approve the discharge of ground waters to the sanitary sewer if the source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of disposal is available. As required by MM HAZ-2.2 to be implemented during dewatering, carbon treatment of groundwater shall be required to remediate the presence of TPHd prior to discharge to the storm or sanitary sewer drains. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the Public Works Department.

Discharge Plan
approved prior to
the issuance of
any building
permit involving
excavation,
shoring,
foundation
Project Applicant Director of
Public Works or
the Director’s
designee
The project applicant shall obtain coverage under the General Construction Activity Storm Permit (General Construction Permit) issued by the State Water Resources Control Board (SWRCB) for stormwater discharges associated with construction activity. To obtain coverage, the project applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board to obtain coverage under the State General Construction Activity NPDES Permit. Proof of permit must be provided to the Public Works Department along with a Storm Water Pollution Prevention Plan (SWPPP) prepared by a qualified SWPPP designer prior to issuance of the STOPPP Construction permit.

In accordance with the Director of Public Works Groundwater Discharge Policy, discharge of contaminated groundwater to the sanitary sewer is only allowed on a temporary basis and will not be permitted for a period greater than six months.

Discharges for longer than six months must obtain an NPDES permit from the State Water Board to discharge to the storm drain system. No discharge to the storm drain is allowed without prior approval from the Public Works Department. All discharges to the Proof of permit
provided prior to
the issuance of
any building
permit involving
excavation,
shoring,
foundation
Project Applicant Director of
Public Works or
the Director’s
designee
71 of 1252
222 E. 4th Avenue Mixed-Use Project
Mitigation Monitoring and Reporting Program and Conditions of Approval Page 13

MITIGATION MONITORING AND REPORTING PROGRAM AND CONDITIONS OF APPROVAL 222 E. 4TH AVENUE MIXED-USE PROJECT (PA21-071)
Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
sanitary sewer (contaminated and uncontaminated) require a Waste Discharge Permit and must comply with the City’s discharge limits.

The project shall implement site design and source control BMPs for minimizing the volume of runoff and pollution in runoff to the extent practicable, per the MRP. These BMPs may include the following:
• Disconnected downspouts that are directed into landscape areas; • Minimization of impervious surfaces and increased use of permeable pavement where feasible;
• Location of all storm drain inlets to be stenciled with, “No Dumping! Flows to Bay” to discourage illegal dumping;
• Location and design of trash enclosures (all shall be covered) and materials handling areas;
• Use of effective, site-specific erosion and sediment control methods during postconstruction periods.

BMPs to be
implemented
during project
construction
Project Applicant Director of
Public Works or
the Director’s
designee
NOISE
The applicant shall specify acoustical treatments in the building permit plans for the superstructure in compliance with State Building Codes, the City’s Noise Ordinance, and General Plan. The applicant shall also submit an acoustical analysis prepared by a professional acoustical consultant to ensure that the design incorporates controls to reduce interior noise levels to 45 dBA Ldn or lower within the residential units and to 50 dBA Leq(1-hr) or lower within nonresidential interiors subject to the satisfaction of the Community Development Director, or his/her designee. The applicant shall conform with any special building construction techniques noted in the project’s acoustical analysis, which may include sound-rated windows and doors, sound-rated wall constructions, and acoustical caulking. The acoustical analysis and building permit plans shall specify the Prior to issuance of
building permit
Project Applicant Director of
Community
Development or
the Director’s
designee
72 of 1252
222 E. 4th Avenue Mixed-Use Project
Mitigation Monitoring and Reporting Program and Conditions of Approval Page 14

MITIGATION MONITORING AND REPORTING PROGRAM AND CONDITIONS OF APPROVAL 222 E. 4TH AVENUE MIXED-USE PROJECT (PA21-071)
Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation
following noise insulation features to reduce interior noise levels to 45 dBA Ldn or less at residential interiors:
• Provide a suitable form of forced-air mechanical ventilation, subject to the satisfaction of the Community Development Director, or his/her designee, for all residential units on the project site, so that windows can be kept closed at the occupant’s discretion to control interior noise and achieve the interior noise standards.
• Preliminary calculations indicate that all residential units would require windows and doors with a minimum rating of 30 STC with adequate forced-air mechanical ventilation to meet the interior noise threshold of 45 dBA Ldn.

PUBLIC SERVICES
The following Condition of Approval would be implemented by the project to ensure the project does not result in significant impacts to park facilities in the City:
• The applicant shall pay a park impact fee (SMMC Section 13.05.070) or a fee inlieu of dedication of lands for park and recreation purposes (park in-lieu fee) (SMMC Chapter 26.64). The final fee shall be determined upon approval of the final map for the park In-lieu fee or prior to the issuance of the building permit for the park impact fee. The park in-lieu fee shall be paid prior to the release of the final map for recordation and the park impact fee shall be paid prior to the issuance of the building permit. If a project with an approved tentative map is issued a building permit prior to the approval of the final map, the applicant shall be subject to the payment of the park impact fee only prior to the issuance of the first building superstructure permit.

Prior to issuance of
building permit
Project Applicant Director of
Community
Development or
the Director’s
designee
73 of 1252
222 E. 4th Avenue Mixed-Use Project
Mitigation Monitoring and Reporting Program and Conditions of Approval Page 15

MITIGATION MONITORING AND REPORTING PROGRAM AND CONDITIONS OF APPROVAL 222 E. 4TH AVENUE MIXED-USE PROJECT (PA21-071)
Mitigation/Condition of Approval Timeframe for
Implementation
Responsibility
for
Implementation
Oversight of
Implementation

UTILITIES AND SERVICE SYSTEMS
In order to meet the increased demands on the Wastewater Treatment Plant created by this project, the applicant shall contribute fees toward the Plant expansion based upon the average projected sanitary flow, as established by City Council Resolution No. 24 (2006).

The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the fee schedule in effect on January 13, 2022.

The applicant shall pay a charge proportional to the project’s share of the increased amount of sewage generated by the project, as established by San Mateo Municipal Code Chapter 3.54.060. The charge will be based upon the City Council resolution in effect at the time of building permit issuance. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the fee schedule in effect on January 13, 2022.

Prior to issuance of
building permit
Project Applicant Director of
Public Works or
the Director’s
designee
SOURCE: City of San Mateo. 222 E. 4th Avenue Mixed-Use Addendum to the General Plan EIR and Downtown Area Specific Plan IS/MND. November 2022. 74 of 1252

LOCATION MAP
PA-2020-025
222 E. 4th AVE., PRE-APPLICATION
Address(es): 222 E. 4th Ave.

San Mateo, CA 94401
Parcel Number(s): 034-176-050, -070, -080, -090
Project Site
75 of 1252

PLANNING APPLICATION RESUBMITTAL SET
06/15/22
222 EAST 4TH AVENUE
76 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
A-001

SHEET INDEX
222 EAST 4TH

LANE PARTNERS
Sheet Index
Sheet Number Sheet Name
1-ARCHITECTURE
A-000 COVER SHEET
A-001 SHEET INDEX
A-002 GENERAL NOTES AND PROJECT INFORMATION
A-003A EGRESS AND OCCUPANCY
A-003B EGRESS AND OCCUPANCY
A-004 PLUMBING FIXTURE CALCULATIONS
A-005 PARKING DETAILS
A-101 SITE PLAN
A-102 CONTEXT IMAGES
A-103 SHADOW STUDIES
A-201 LEVEL 1 FLOOR PLAN
A-202 LEVEL 2 FLOOR PLAN
A-203 LEVEL 3 FLOOR PLAN
A-204 LEVEL 4 FLOOR PLAN
A-205 LEVEL 5 FLOOR PLAN
A-206 LEVEL B1 FLOOR PLAN
A-207 LEVEL B2 FLOOR PLAN
A-210 RESIDENTIAL UNIT PLANS
A-220 DESIGN CONTEXT PLAN
A-231 LEVEL 1 VEHICLE TURNING ANALYSIS
A-232 LEVEL B1 & B2 VEHICLE TURNING ANALYSIS
A-301 RENDERING
A-302 RENDERING
A-303 RENDERING
A-304 RENDERING
A-305 RENDERING
A-306 MATERIALS
A-307 LINE OF SIGHT DIAGRAMS
A-311 BUILDING ELEVATIONS
A-312 BUILDING ELEVATIONS
A-321 BUILDING SECTIONS
A-322 BUILDING SECTIONS
A-401 ENLARGED ELEVATIONS AND SECTIONS
A-402 ENLARGED ELEVATIONS AND SECTIONS
2-CIVIL
C1.00 EXISTING CONDITIONS PLAN
C1.01 DEMOLITION PLAN
C2.00 PRELIMINARY STREET LAYOUT PLAN
C2.01 TYPICAL SECTIONS
C3.00 PRELIMINARY GRADING AND DRAINAGE PLAN
C4.00 PRELIMINARY UTILITY PLAN
C5.00 PRELIMINARY STORMWATER QUALITY CONTROL PLAN
C5.01 PRELIMINARY STORMWATER QUALITY CONTROL NOTES
C5.02 PRELIMINARY LOW IMPACT DEVELOPMENT REDUCION CALCULATIONS C6.00 VEHICLE TURNING ANALYSIS
C6.01 VEHICLE TURNING ANALYSIS
C6.02 DELIVERY TRUCK ARRIVAL ANALYSIS
3-LANDSCAPE
L-002 TREE PROTECTION PLAN
L-003 TREE INVENTORY
L-004 TREE INVENTORY
L-005 TREE INVENTORY
L-006 TREE INVENTORY
L-100 LEVEL 1 LANDSCAPE PLAN
L-101 LEVEL 3 LANDSCAPE PLAN
L-102 LEVEL 4 LANDSCAPE PLAN
L-103 ROOFTOP LANDSCAPE PLAN
L-200 STREETSCAPE SECTIONS
L-201 LANDSCAPE RENDERINGS
L-202 LANDSCAPE RENDERINGS
L-203 LANDSCAPE RENDERINGS
L-204 LANDSCAPE RENDERINGS
L-205 LANDSCAPE MATERIALS AND FURNISHING IMAGES
L-300 SITE FURNISHING DETAILS
4-TRASH MANAGEMENT
T0.1 SITE PLAN LEVEL 1
T0.2 KEY PLAN TYPICAL UPPER LEVEL
T0.3 STAGING DETAILS OFFICE / CAFETERIA
T0.4 STAGING DETAILS RESIDENTIAL AND GROCERY
T1.0 OFFICE / CAFETERIA TRASH COLLECTION ROOM LAYOUT
T1.1 RESIDENTIAL TRASH CLOSET LAYOUT
T1.2 GROCERY TRASH ROOM PROTOTYPE
5-CONSTRUCTION
DEV-101 PRELIMINARY SITE LOGISTICS PLAN
6-ELECTRICAL
EP-1 SITE LIGHTING PHOTOMETRIC CALCS
EP-2 LIGHT FIXTURE CUT SHEETS
EP-3 LIGHT FIXTURE CUT SHEETS
TOTAL SHEETS: 73
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 02/04/22 Planning Resubmittal
77 of 1252

BUILDING INFORMATION

PROJECT DIRECTORY ABBREVIATIONS
OWNER
LANE PARTNERS MARCUS GILMOUR [email protected]
644 MENLO AVENUE, 2ND FLOOR 650-665-7085
MENLO PARK, CA 94025

CONSTRUCTION MANAGEMENT
COMPASS SOLUTIONS JASON SCHLUTT [email protected] 408-718-9614

ARCHITECT
KORTH SUNSERI HAGEY ARCHITECTS TED KORTH [email protected] 349 SUTTER ST 415-954-1960 X 230
SAN FRANCISCO, CA 94108 JORDAN BLUM [email protected]
415-954-1960 X 234

GEOTECHNICAL ENGINEER
CORNERSTONE EARTH GROUP NICHOLAS DEVLIN [email protected] 1259 OAKMEAD PARKWAY 408-245-4600
SUNNYVALE, CA 94085

CIVIL ENGINEER
KIER AND WRIGHT MARK KNUDSEN [email protected]
3350 SCOTT BLVD, BLDG 22 408-727-6665
SANTA CLARA, CA 95054

LANDSCAPE ARCHITECT
ANDREA COCHRAN LANDSCAPE ARCH EMILY RYLANDER [email protected] 2325 THIRD STREET, #210 415-503-0060
SAN FRANCISCO, CA 94107
TRASH MANAGEMENT CONSULTANT SCOTT BROWN [email protected] AMERICAN TRASH MANAGEMENT 415-292-5401
1900 POWELL STREET, SUITE 220
EMERYVILLE, CA 94608

1. ALL WORK SHALL CONFORM TO THE CONTRACT DOCUMENTS WHICH INCLUDE THE

OWNER/CONTRACTOR AGREEMENT, THE DRAWINGS, AND ALL ADDENDA AND MODIFICATIONS ISSUED BY THE ARCHITECT.

2. THE CONTRACTOR SHALL REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN. ANY CONFLICTS OR

OMISSIONS SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO THE PERFORMANCE OF ANY WORK IN QUESTION.

3. IN CASE OF CONFLICT BETWEEN ARCHITECT'S AND ENGINEER'S DRAWINGS IN LOCATING MATERIALS AND/OR EQUIPMENT, THE ARCHITECT'S DRAWINGS SHALL GOVERN.

4. "ALIGN" SHALL MEAN TO ACCURATELY LOCATE FINISH SURFACES IN THE SAME PLANE.

5. "TYPICAL" OR "TYP" SHALL MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT. DETAILS ARE USUALLY KEYED AND NOTED "TYP" ONLY ONCE, WHEN THEY FIRST OCCUR.

6. "SIMILAR" OR "SIM" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED.

VERIFY DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS.

7. WORK AREAS TO REMAIN SECURE AND LOCKABLE DURING CONSTRUCTION. CONTRACTOR SHALL COORDINATE WITH LANDLORD AND TENANT TO ENSURE SECURITY.

8. THE CONTRACTOR SHALL OBTAIN ALL PERMITS AND INSPECTIONS AND COMPLY WITH ALL

CODES, LAWS, ORDINANCES, RULES AND REGULATIONS OF ALL PUBLIC AUTHORITIES (FEDERAL, STATE OR LOCAL) GOVERNING THE WORK. THE MOST STRINGENT SHALL APPLY.

9. ALL WORK NOTED "BY OTHERS" OR "N.I.C." SHALL BE PROVIDED BY THE OWNER OR TENANT UNDER SEPARATE CONTRACT. INCLUDE SCHEDULE REQUIREMENTS FOR THIS "OTHER" WORK IN

THE CONSTRUCTION PROGRESS SCHEDULE AND COORDINATE AS REQUIRED TO ASSURE ORDERLY SEQUENCE OF INSTALLATION.

10. DO NOT SCALE THE DRAWINGS.

11. CONTRACTOR SHALL REPAIR OR REPLACE ALL LANDSCAPE PLANTING AND IRRIGATION

DAMAGED THROUGH THE COURSE OF CONSTRUCTION, REPLACE CONTAMINATED OR

COMPACTED SOILS, PROTECT ALL TREES TO REMAIN WITH RIGID METAL FENCING, AND REPAIR ALL DAMAGED PAVING SURFACES IN KIND. CONTRACTOR RESPONSIBLE FOR THE HEALTH AND PROTECTION OF ALL PLANTS WITHIN THE PROJECT FENCE LINE.

12. ALL DIMENSIONS SHALL BE TO THE FACE OF FINISH UNLESS OTHERWISE NOTED.

13. DESIGN OF AUTOMATED SPRINKLER SYSTEM, SMOKE DETECTION SYSTEM, AND FIRE ALARM & COMMUNICATION SYSTEM SHALL BE PER CODE. SEE MECHANICAL, ELECTRICAL, PLUMBING AND FIRE PROTECTION DRAWINGS AND DOCUMENTS.

14. THE BUILDING FIRE SPRINKLER SYSTEM SHALL BE MAINTAINED AND OPERATIONAL AT ALL TIMES DURING CONSTRUCTION ONCE COMPLETED. WHEN RENOVATIONS REQUIRE

MODIFICATION OF A PORTION OF A FIRE PROTECTION SYSTEM, THE REMAINDER OF THE SYSTEM SHALL BE KEPT IN SERVICE. WHEN IT IS NECESSARY TO SHUT DOWN THE ENTIRE SYSTEM, A FIRE

WATCH SHALL BE KEPT ON SITE UNTIL THE SYSTEM IS RETURNED TO SERVICE IN COMPLIANCE WITH CFC SECTION 3304.5 & NFPA 241 SECTION 10.8.

15. EXIT SIGNS, EMERGENCY LIGHTING, ADDRESS POSTING, FIRE LANE MARKING, FIRE EXTINGUISHERS AND KNOX BOX LOCATION(S) TO BE FIELD VERIFIED BY FIRE INSPECTOR.

SCOPE OF WORK
DEMOLISH THE EXISTING BUILDING AT 222 E. 4TH AVENUE BETWEEN ELLSWORTH AVENUE AND B STREET. CONSTRUCT A NEW FIVE-STORY BUILDING WITH TWO LEVELS OF BELOW-GRADE PARKING.

THE BUILDING HOUSES 104,554 SF OF OFFICE SPACE, 17,658 SF OF RETAIL SPACE, AND 8,997 SF OF RESIDENTIAL SPACE (INCLUDING 10 RESIDENTIAL UNITS). THE PARKING GARAGE INCLUDES 12,392 SF ABOVE GRADE AND 89,519 SF BELOW GRADE, AND PROVIDES A TOTAL OF 221 PHYSICAL PARKING SPACES. THERE ARE TWO OUTDOOR TERRACES AT LEVEL 3, TWO TERRACES AT LEVEL 4, AND A ROOF DECK TOTALING 14,821 SF. THERE IS ALSO 1,515 SF OF COMMON USABLE OPEN SPACE ON THE ROOF LEVEL FOR THE RESIDENTIAL TENANTS.

A.C. ASPHALTIC CONCRETE
ACCD'G. ACCORDING
ACOUS. ACOUSTICAL
A.D. AREA DRAIN

ADD'L ADDITIONAL
ADJ. ASJACENT
A.F.F. ABOVE FINISH FLOOR
ALUM. ALUMINUM
ANOD. ANODIZED
BD. BOARD
BDLG. BUILDING

BLK'G BLOCKING
B.O. BOTTOM OF
B.U. BUILT UP
CAB. CABINET
CER. CERAMIC
CLG. CEILING
CLR. CLEAR
C.M.U. CONCRETE MASONRY UNIT
C.O. CLEANOUT
COL. COLUMN
CONC. CONCRETE
COND. CONDITION
CONTR. CONTRACTOR
CPT. CARPET
C.T. CERAMIC TILE
C.W. COLD WATER
DET. DETAIL
D.F. DOUGLAS FIR
DIA. DIAMETER
DIM. DIMENSION
D.S. DOWNSPOUT
DWG. DRAWING

EA EACH
ELEC. ELECTRICAL OR ELECTRIC
ELEV. ELEVATOR
ENCL. ENCLOSURE
EQ. EQUAL
(E) EXISTING
EXH. EXHAUST
EXT. EXTERIOR
F.A. FIRE ALARM PULL STATION
FDN. FOUNDATION
FIN. FINISH
F.D. FLOOR DRAIN
FLUOR. FLUORESCENT
F.O. FACE OF
F.O.W. FACE OF WALL
F.R. FIRE RATED
FRMG. FRAMING
FSTNRS. FASTENERS
FTG. FOOTING
GA. GAUGE
GALV. GALVANIZED
GDN. GARDEN
GL. GLASS
G.S.M. GALVANIZED SHEET METAL
GYP. BD. GYPSUM BOARD
H.C. HANDICAP
HDR. HEADER
HDWR. HARDWARE
HDWD. HARDWOOD
H.M. HOLOW METAL
HT. HEIGHT
H.W. HOT WATER
INSUL. INSULATION
JT. JOINT
LAM. LAMINATE
L.O. LINE OF
MAT. MATERIAL
MAX. MAXIMUM
MECH. MECHANICAL
MEMB. MEMBRANE
MFR. MANUFACTURER
MFY. MODIFY
MIN. MINIMUM
MTL. METAL
N.I.C. NOT IN CONTRACT
N.T.S. NOT TO SCALE
(N) NEW
O.C. ON CENTER
O.D. OVERFLOW DRAIN
OPP. OPPOSITE
P.G. PAINT GRADE
PLAS. PLASTIC
P-LAM. PLASTIC LAMINATE
PLY. PLYWOOD
POL. POLISHED
P.T. PRESSURE TREATED
PTD. PAINTED
PTN. PARTITION
R. RADIUS
R.D. ROOF DRAIN
RREINF. REINFORCED
REQ'D. REQUIRED
R.O. ROUGH OPENING
RM. ROOM
S.C.D. SEE CIVIL DRAWINGS
S.E.D. SEE ELECTRICAL DRAWINGS
S.L.D. SEE LANDSCAPE DRAWINGS
S.M.D SEE MECHANICAL DRAWINGS
S.P.D. SEE PLUMBING DRAWINGS
S.S.D. SEE STRUCTURAL DRAWINGS
SCHED. SCHEDULE
S.G. STAIN GRADE
S.S. STAINLESS STEEL
SIM. SIMILAR
SPEC. SPECIFICATIONS
STL. STEEL
STRUCT. STRUCTURAL
TEMP. TEMPERED
THK. THICK
TRANS. TRANSPARENT
T.O. TOP OF
T.O.P. TOP OF PLATE
T.S. TOP OF STEEL
T.W. TOP OF WALL
TYP. TYPICAL
U.O.N. UNLESS OTHERWISE NOTED
V.I.F. VERIFY IN FIELD
WD. WOOD

PLANNING INFORMATION

BIKE PARKING SUMMARY
FLOOR AREA*

GENERAL NOTES

VICINITY MAP

1.SITE
ASSESSOR'S PARCEL NUMBERS 034-176-050, 034-176-070, 034-176-080, 034-176-090

ZONING CBD/R

DOWNTOWN AREA PLAN DOWNTOWN RETAIL CORE

PARKING LIMITED PARKING ZONE
SITE AREA 49,478 SF

2.BUILDING HEIGHT
ALLOWABLE BUILDING HEIGHT 55'-0" MAX*
PROPOSED BUILDING HEIGHT 72'-0"

3.PARCEL COVERAGE AND OPEN SPACE
ALLOWABLE PARCEL COVERAGE 100%
PROPOSED PARCEL COVERAGE SEE "PARCEL COVERAGE"
REQUIRED OPEN SPACE 1,317 SF
1% OF FAR AREA EXCLUDING RESIDENTIAL AND PARKING)
PROPOSED OPEN SPACE 1,455 SF
REQUIRED COMMON USABLE OPEN SPACE 120 SF PER UNIT = 1,200 SF PROPOSED COMMON USABLE OPEN SPACE 1,515 SF

4.FLOOR AREA
MAX F.A.R. 3.0
ALLOWABLE FLOOR AREA 148,434 SF
PROPOSED FLOOR AREA SEE "FLOOR AREA"

5. PARKING TOTAL EVCS-READY EVCS
OFFICE REQUIRED 171 18 9
RETAIL REQUIRED 37 4 2
TOTAL REQUIRED 208 22 11
TOTAL PARKING PROVIDED SEE "PARKING SUMMARY"

6. BIKE PARKING SHORT TERM LONG TERM TOTAL
TOTAL
OFFICE REQUIRED 5 10 15
RETAIL REQUIRED 9 1 10
RESIDENTIAL REQUIRED 1 10 11
TOTAL REQUIRED 15 21 36
TOTAL BIKE PARKING PROVIDED SEE "BIKE PARKING SUMMARY"
*AN ADDITIONAL 33' OR 3 STORIES IS ALLOWED PER GOVERNMENT CODE § 65915(d)(2)(D) * PER SAN MATEO MUNICIPAL CODE SECTION 27.04.200:

1. FLOOR AREA IS MEASURED FROM THE EXTERIOR FAÇADE OF THE BUILDING’S WALL PLANES, FROM THE CENTERLINE OF PARTY WALLS, OR FROM A LINE THREE FEET FROM THE EDGE OF AN EAVE, WHICHEVER PRODUCES THE LARGEST FLOOR AREA. STORIES EXCEEDING 15 FEET IN HEIGHT SHALL BE COUNTED AS ADDITIONAL FLOOR AREA, WITH THE EXCEPTION THAT GROUND FLOOR RETAIL MAY BE UP TO 18 FEET IN HEIGHT MEASURED FROM FIRST FINISH FLOOR TO SECOND FINISH FLOOR BEFORE BEING COUNTED AS ADDITIONAL FLOOR AREA. FLOOR AREA ALSO INCLUDES ALL ACCESSORY STRUCTURES ON THE SITE AND BASEMENTS THAT MEET THE DEFINITION IN SUBSECTION (C)(5). 2. EXCLUSIONS. THE FOLLOWING ARE NOT COUNTED AS FLOOR AREA: a. COVERED OR OPEN COURTS, AND ATRIUMS, ON THE GROUND FLOOR, PROVIDED THAT THE AREA IS NOT USED AS DWELLING, OFFICE, RETAILING, OR REQUIRED ACCESS;
b. IN MULTIPLE-LEVEL BUILDINGS, COVERED COURTS, IF THE RETAILING USES ARE OPEN TO THE PUBLIC. MULTIPLE-LEVEL STAIRWELLS AND ELEVATORS SHALL BE COUNTED ONLY AS GROUND FLOOR AREA; c. COVERED WALKWAYS AND BALCONIES; d. FIRST FLOORS, MECHANICAL AREAS, PENTHOUSE, AND TOP FLOORS ARE COUNTED ONLY ONCE AS FLOOR AREA, REGARDLESS OF HEIGHT; e. BICYCLE PARKING FACILITIES;
f. FLOOR AREA DESIGNATED FOR DAY CARE CENTERS ACCESSORY TO AND INTENDED TO SERVE A MULTI-FAMILY, COMMERCIAL, OFFICE OR MANUFACTURING USE. SUCH FLOOR AREA MAY BE LOCATED WITHIN THE PRIMARY STRUCTURE OR MAY BE IN A FREESTANDING STRUCTURE ACCESSORY TO THE PRIMARY STRUCTURE;
g. COVERED PARKING FOR OFFICE USE SHALL NOT BE COUNTED AS FLOOR AREA IN AREAS DELINEATED FOR EXCLUSION WITHIN AN ADOPTED PLAN, SUCH AS THE MARINER’S ISLAND SPECIFIC PLAN OR THE BAY MEADOWS SPECIFIC PLAN.

3. OFF-STREET PARKING AND LOADING. FLOOR AREA FOR DETERMINING OFF-STREET PARKING AND LOADING REQUIREMENTS AS CONTAINED IN CHAPTER 27.64, SHALL BE BASED ON PHYSICAL FLOOR SPACE AND SHALL NOT INCLUDE THE FOLLOWING: a. STORAGE AREAS EXCEPT FOR AREAS LOCATED WITHIN SELLING OR WORKING SPACE SUCH AS COUNTERS, RACKS, AND CLOSETS; b. UTILITY AREAS INCLUDING, BUT NOT LIMITED TO, ELEVATOR SHAFTS, TELEPHONE SWITCHING ROOMS, STAIRWELLS, REST ROOMS, AND HEATING AND COOLING ROOMS;
c. ACCESSORY FACILITIES TO BE USED ONLY BY EMPLOYEES OF THE PRINCIPAL USES; d. OFF-STREET PARKING AND LOADING FACILITIES, INCLUDING AISLES, RAMPS, AND MANEUVERING SPACE; e. BASEMENT, ATTIC, OR MEZZANINE FLOOR AREA OTHER THAN AREA DEVOTED TO RETAILING ACTIVITIES, TO THE PRODUCTION OF PROCESSING OF GOODS, OR TO BUSINESS OR PROFESSIONAL OFFICES; f. FLOOR AREA DESIGNATED FOR DAY CARE CENTERS ACCESSORY TO AND INTENDED TO SERVE A MULTI-FAMILY, COMMERCIAL, OFFICE OR MANUFACTURING USE. SUCH FLOOR AREA MAY BE LOCATED WITHIN THE PRIMARY STRUCTURE OR MAY BE IN A FREESTANDING STRUCTURE ACCESSORY TO THE PRIMARY STRUCTURE;
g. FLOOR AREA COMPUTED FOR BUILDING VOLUME. ADDITIONAL PARKING SHALL BE REQUIRED IN THE EVENT OF CHANGE OF EXCLUDED FLOOR AREAS INTO USES GENERATING PARKING.

PARKING SUMMARY

1.CONSTRUCTION TYPE (CBC CH. 6) TYPE 1B

2.USE AND OCCUPANCY (CBC CH. 3) A-3, B, M, R-2, S-2

3.ALLOWABLE HEIGHT (CBC TABLE 504.3+4) 180' / 12 STORIES (A-3) TABULATED MAX HEIGHT: 180' / 12 STORIES (B)
(NO HEIGHT INCREASE REQURIED) 180' / 12 STORIES (M)
180' / 12 STORIES (R-2)
180' / 12 STORIES (S-2)

4.ALLOWABLE AREA (CBC TABLE 506.2) UL (A-3)
TABULATED MAX AREA: UL (B)
(NO AREA INCREASE REQUIRED) UL (M)
UL (R-2)
237,000 SF (S-2) - MOST RESTRICTIVE

5.ALLOWABLE BUILDING AREA (CBC SEC 506) UNLIMITED
PER CBC 503.1.4, THE AREA OF OCCUPIED ROOFS SHALL NOT BE INCLUDED IN THE BUILDING AREA AS REGULATED BY SECTION 506.

PER CBC 506.1.3, LEVELS B1 AND B2 ARE CONSIDERED BASEMENTS. THE CUMULATIVE AREA OF THE TWO BASEMENT LEVELS ARE LESS THAN THE ALLOWABLE AREA FOR A SINGLE STORY GROUP S-2 OCCUPANCY AND THEREFORE NEED NOT BE INCLUDED IN THE TOTAL ALLOWABLE FLOOR AREA OF A BUILDING.

6.PROPOSED HEIGHT AND GROSS FLOOR AREA (CBC CHAPTER 2)
STORIES ABOVE GRADE: 5 STORIES
MAXIMUM HEIGHT ABOVE GRADE: 72'-0"
GROSS FLOOR AREA:

7.RATING REQUIREMENTS (CBC TABLE 601)
PRIMARY STRUCTURAL FRAME: 2 HOURS
EXTERIOR BEARING WALLS: 2 HOURS
INTERIOR BEARING WALLS: 2 HOURS
EXTERIOR NONBEARING WALLS: 0 HOURS
INTERIOR NONBEARING WALLS: 0 HOURS
FLOOR CONSTRUCTION: 2 HOURS
ROOF CONSTRUCTION: 2 HOURS
SHAFT ENCLOSURES 2 HOURS
PER CBC 713.4, SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED, BUT NEED NOT EXCEED 2 HOURS.

8.REQUIRED SEPARATIONS (CBC CH. 5)
OCCUPANCY SEPARATION (LEVELS B2-4) 0 HOURS
PER CBC 508.3.2, THE PROPOSED BUILDING HEIGHT AND AREA FALLS WITHIN THE ALLOWABLE LIMITS OF THE MOST RESTRICTIVE USE, SO ALL OCCUPANCIES CAN BE CONSIDERED NONSEPARATED OCCUPANCIES. PER CBC 508.3.3, NO SEPARATION IS REQUIRED BETWEEN NONSEPARATED OCCUPANCIES.

SEPARATIONS WALLS (LEVEL 5) 1 HOUR
PER CBC 420.2, WALLS SEPARATING DWELLING UNITS IN THE SAME BUILDING SHALL BE CONSTRUCTED AS FIRE PARTITIONS PER CBC 708.

9.FIRE PROTECTION (CBC CH. 9)
THIS BUILDING IS PROVIDED WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH CBC 903.

THIS BUILDING IS PROVIDED WITH AN EMERGENCY VOICE/ALARM COMMUNICATIONS SYSTEM IN ACCORDANCE WITH CBC 907.

PARCEL COVERAGE

THE GENERAL CONTRACTOR IS RESPONSIBLE FOR COMPLETING THE CONSTRUCTION

REQUIREMENTS OF THIS PROJECT IN ACCORDANCE WITH THE FOLLOWING FEDERAL, STATE AND LOCAL CODES, INCLUDING THEIR MOST RECENT AMENDMENTS AND REVISIONS.

THE CITY OF SAN MATEO ADOPTS THE FOLLOWING CODES, ORDINANCES, RULES AND REGULATIONS (INCLUDING ERRATA AND SUPPLEMENTS OF THE BELOW CODES):
2019 CALIFORNIA BUILDING CODE
2019 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA PLUMBING CODE
2019 CALIFORNIA ELECTRICAL CODE
2019 CALIFORNIA GREEN BUILDING CODE (CALGREEN)
2019 CALIFORNIA FIRE CODE (WITH LOCAL AMENDMENTS)
2019 STATE OF CALIFORNIA TITLE 24 ENERGY REGULATIONS

APPLICABLE CODES
• EMERGENCY RESPONDER RADIO COVERAGE - AN EMERGENCY RESPONDER RADIO COVERAGE SYSTEM MAY BE REQUIRED FOR THIS BUILDING. TESTING SHOULD OCCUR PRIOR TO CONSTRUCTION DUE TO CIRCUIT PROTECTION REQUIREMENTS THAT WILL AFFECT BUILDING DESIGN. A THIRD PARTY TESTING GRID REPORT SHALL BE PROVIDED TO THE SAN MATEO CONSOLIDATED FIRE DEPARTMENT BEFORE THE FINAL INSPECTION. (FIRE) • BARRICADES ACROSS EMERGENCY ACCESS ROADS - THE INSTALLATION OR USE OF BARRICADES, FENCES, OR

GATES ACROSS EMERGENCY VEHICLE ACCESS ROADS DURING CONSTRUCTION SHALL HAVE PRIOR APPROVAL OF THE SAN MATEO CONSOLIDATED FIRE CHIEF, OR HIS/HER DESIGNEE. (FIRE) • FIRE SPRINKLER SYSTEM - THE APPLICANT SHALL INSTALL A FIRE SPRINKLER SYSTEM THROUGHOUT THE SINGLEFAMILY DWELLING IN ACCORDANCE WITH NFPA 13D OR THE CALIFORNIA RESIDENTIAL CODE. FIRE SPRINKLER PLANS SHALL BE A DEFERRED SUBMITTAL. THE FIRE SPRINKLER PLANS ARE SUBJECT TO REVIEW AND APPROVAL BY THE FIRE MARSHAL OR HIS/HER DESIGNEE PRIOR TO ISSUANCE OF A FIRE SPRINKLER PERMIT. (FIRE) • REMOTE POWER DISCONNECT - PROVIDE A KEY SWITCH TO DISCONNECT (SHUNT) THE BUILDING ELECTRICAL POWER BY FIRE DEPARTMENT PERSONNEL. CONTACT THE BUREAU OF FIRE PROTECTION AND LIFE SAFETY TO COORDINATE THE EXACT LOCATION FOR SUCH DEVICES. THE KEY SWITCH LOCATION SHALL BE SUBMITTED TO THE FIRE MARSHAL OR HIS/HER DESIGNEE FOR REVIEW AND APPROVAL PRIOR TO THE FINAL INSPECTION. (FIRE) • CODE CONFORMANCE - THE APPLICANT SHALL INDICATE ON ALL BUILDING PERMIT PLANS THAT ALL CONSTRUCTION SHALL MEET CURRENT CODE STANDARDS AT THE TIME OF BUILDING PERMIT SUBMITTAL. THE BUILDING PERMIT

PLANS ARE SUBJECT TO REVIEW AND APPROVAL BY THE FIRE MARSHAL OR HIS/HER DESIGNEE PRIOR TO ISSUANCE OF THE BUILDING PERMIT. (FIRE)
• WATER SUPPLY - ALL CITY/DISTRICT OWNED WATER SYSTEMS AND ON-SITE WATER SYSTEMS SHALL BE LOOPED WITH TWO POINTS OF CONNECTION TO THE SATISFACTION OF THE CITY ENGINEER. THEY SHALL MEET THE REQUIREMENTS OF STATE DEPARTMENT OF HEALTH SERVICES, CITY PUBLIC WORKS AND THE FIRE MARSHAL. THE

WATER SUPPLY INFORMATION SHALL BE SUBMITTED TO THE FIRE MARSHAL OR HIS/HER DESIGNEE FOR REVIEW AND APPROVAL PRIOR TO THE ISSUANCE OF THE BUILDING PERMIT. (FIRE) • DEMOLITION - BUILDING(S) UNDER CONSTRUCTION OR DEMOLITION SHALL COMPLY WITH THE CALIFORNIA FIRE CODE CH. 33 DURING ALL PHASES OF CONSTRUCTION OF THE PROJECT. (FIRE) • EGRESS - ADJACENT BUILDINGS/PROPERTIES SHALL NOT HAVE THEIR REQUIRED EGRESS RESTRICTED OR COMPROMISED AT ANY TIME DURING THE CONSTRUCTION OF THIS PROJECT. (FIRE) • SUBMITTALS - THE APPLICANT SHALL SUBMIT ALL FIRE PLANS IN CONJUNCTION WITH THE SUPERSTRUCTURE BUILDING PERMIT PLANS. THE PLANS ARE SUBJECT TO REVIEW AND APPROVAL BY THE FIRE MARSHAL OR HIS/HER DESIGNEE PRIOR TO ISSUANCE OF THE SUPERSTRUCTURE BUILDING PERMIT PLANS. (FIRE) • STANDPIPES - IN BUILDINGS REQUIRED TO HAVE STANDPIPES BY SECTION 905.3.1, NOT LESS THAN ONE STANDPIPE SHALL BE PROVIDED FOR USE DURING CONSTRUCTION OR DEMOLITION. (FIRE) • FIRE HYDRANTS - THE APPLICANT SHALL INSTALL ______ PUBLIC/PRIVATE FIRE HYDRANT(S) SPACED AS PER THE SMC FIRE ORDINANCE. ALL FIRE HYDRANTS USED FOR FIRE FLOW FOR THE PROJECT SITE SHALL BE UPGRADED TO A CLOW MODEL 960 OR EQUIVALENT CONSISTING OF (2) 2½ INCH AND (1) 4½ INCH OUTLET. EACH HYDRANT SHALL BE CAPABLE OF PROVIDING A MINIMUM FIRE FLOW OF 1500 GPM AT 20 PSI RESIDUAL PRESSURE. WATER SUPPLY FOR FIRE PROTECTION IS REQUIRED TO BE INSTALLED IN ACCORDANCE WITH WATER PURVEYOR’S SPECIFICATIONS. THE

WATER SUPPLY SHALL BE TESTED, FLUSHED AND APPROVED OPERABLE PRIOR TO ANY COMBUSTIBLE CONSTRUCTION MATERIALS BEING PLACED ON THE SITE. STAGED CONSTRUCTION SHALL INSURE THAT THE NECESSARY WATER SUPPLY IS MAINTAINED FROM STAGE TO STAGE IN THE CONSTRUCTION PLANNING. THE LETTER

SHALL BE SUBMITTED TO THE FIRE MARSHAL OR HIS/HER DESIGNEE FOR REVIEW AND APPROVAL BEFORE THE ISSUANCE OF A FIRE SPRINKLER PERMIT. (FIRE)
• FIRE FLOW - THE APPLICANT SHALL PROVIDE A FIRE FLOW OF _____ GPM FOR _____ HOURS. THE FIRE FLOW

INFORMATION SHALL BE SUBMITTED TO THE FIRE MARSHAL OR HIS/HER DESIGNEE FOR REVIEW AND APPROVAL PRIOR TO THE ISSUANCE OF THE BUILDING PERMIT. (FIRE)
• ADDRESS NUMBERS - THE APPLICANT SHALL POST TEMPORARY ADDRESS NUMBERS ON EACH BUILDING AT THE

PROJECT SITE THAT MUST BE EASILY VISIBLE FROM THE STREET OR FIRE ACCESS ROAD DURING ALL PHASES OF CONSTRUCTION OF THE PROJECT. (FIRE)
• FIRE CONTROL ROOM - AN APPROVED FIRE CONTROL ROOM SHALL BE PROVIDED FOR THIS BUILDING. THERE SHALL BE DIRECT ACCESS TO THE ROOM DIRECTLY FROM THE EXTERIOR OF THE BUILDING. REFER TO LOCAL ORDINANCE FOR DETAILS. THE FIRE CONTROL ROOM SHALL BE INDICATED ON THE BUILDING PERMIT SET OF PLANS SUBMITTED

TO THE FIRE MARSHAL OR HIS/HER DESIGNEE FOR REVIEW AND APPROVAL PRIOR TO THE ISSUANCE OF THE BUILDING PERMIT. (FIRE)

FIRE DEPARTMENT NOTES

RESIDENTIAL UNIT SUMMARY

ISSUE HISTORY

DATE DESCRIPTION
05/05/20 PRE-APPLICATION SET
10/21/20 PRE-APPLICATION RESUBMITTAL SET
03/19/21 PRE-APPLICATION RESUBMITTAL SET
10/15/21 PLANNING APPLICATION SET
02/04/22 PLANNING APPLICATION RESUBMITTAL SET
04/22/22 PLANNING APPLICATION RESUBMITTAL SET
06/15/22 PLANNING APPLICATION RESUBMITTAL SET

DATE DESCRIPTION
Ellsworth Avenue
B Street
San Mateo Drive
Claremont Street
Railroad Avenue
4th Avenue
3rd Avenue
5th Avenue
6th Avenue
2nd Avenue

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
As indicated
A-002

GENERAL NOTES AND PROJECT

INFORMATION
222 EAST 4TH

LANE PARTNERS
FAR Floor Area
Level Area
OFFICE
LEVEL 1 5,258 SF
LEVEL 2 39,968 SF
LEVEL 3 29,995 SF
LEVEL 4 29,332 SF
104,554 SF

PARKING
LEVEL 1 12,392 SF
12,392 SF

RESIDENTIAL
LEVEL 1 1,240 SF
LEVEL 5 7,757 SF
8,997 SF
RETAIL
LEVEL 1 17,658 SF
17,658 SF

SHARED (ALL USES)
LEVEL 1 4,296 SF
LEVEL 5 4,637 SF
8,932 SF
TOTAL FAR AREA 152,533 SF
Gross Floor Area (Per CBC Ch. 2)
Level Area
LEVEL 5 12,205 SF
LEVEL 4 30,684 SF
LEVEL 3 31,087 SF
LEVEL 2 40,841 SF
LEVEL 1 39,380 SF
TOTAL 154,196 SF
1-BED
501 UNIT 1 568 SF
502 UNIT 2 568 SF
503 UNIT 3 568 SF
504 UNIT 4 568 SF
505 UNIT 5 597 SF
508 UNIT 8 597 SF
509 UNIT 9 568 SF
510 UNIT 10 568 SF
1-BED: 8
STUDIO
506 UNIT 6 439 SF
507 UNIT 7 439 SF
STUDIO: 2
TOTAL UNITS: 10
Building Footprint Parcel Coverage
40,844 SF 83%
Bike Parking Schedule
Count
COMMERCIAL - LONG TERM 10
COMMERCIAL - SHORT TERM 5
RESIDENTIAL - LONG TERM 10
RESIDENTIAL - SHORT TERM 1
RETAIL - LONG TERM 1
RETAIL - SHORT TERM 14
TOTAL 41
(575 SF AVERAGE)
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 02/04/22 Planning Resubmittal
F 04/22/22 Planning Resubmittal
G 06/15/22 Planning Resubmittal
H 07/27/22 Planning Resubmittal
Office Parking Schedule
Count Dimensions
LEVEL 1
ACCESSIBLE STALL - VAN 1 9'-0" x 18'-0"
COMPACT STALL 3 8'-0" x 17'-0"
STANDARD STALL 16 8'-6" x 18'-0"
LEVEL B1
ACCESSIBLE STALL - STANDARD 5 9'-0" x 18'-0"
ACCESSIBLE STALL - VAN 1 9'-0" x 18'-0"
COMPACT STALL 14 8'-0" x 17'-0"
EVCS - ACCESSIBLE 1 9'-0" x 18'-0"
EVCS - AMBULATORY 1 10'-0" x 18'-0"
EVCS - VAN ACCESSIBLE 1 12'-0" x 18'-0"
STANDARD STALL 31 8'-6" x 18'-0"
LEVEL B2
COMPACT STALL 33 8'-0" x 17'-0"
EVCS - STANDARD 24 8'-6" x 18'-0"
STANDARD STALL 53 8'-6" x 18'-0"
TOTAL 184
Retail Parking Schedule
Count Dimensions
LEVEL B1
RETAIL - ACCESSIBLE STALL - STANDARD 1 9'-0" x 18'-0"
RETAIL - ACCESSIBLE STALL - VAN 1 9'-0" x 18'-0"
RETAIL - COMPACT STALL 12 8'-0" x 17'-0"
RETAIL - EVCS - ACCESSIBLE 1 9'-0" x 18'-0"
RETAIL - EVCS - STANDARD 4 8'-6" x 18'-0"
RETAIL - EVCS - VAN ACCESSIBLE 1 12'-0" x 18'-0"
RETAIL - STANDARD STALL 17 8'-6" x 18'-0"
TOTAL 37
H
H
H
78 of 1252
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W
W
W
W
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D

EGRESS SUMMARY

EGRESS LEGEND

PATH OF TRAVEL

POINT OF DECISION
(END OF COMMON PATH OF TRAVEL)
FEC
FIRE EXTINGUISHER CABINET WITH MINIMUM 4A-40B:C

FIRE EXTINGUISHER
FE
FIRE EXTINGUISHER (MINIMUM 4A-40B:C)

FIRE INSPECTOR TO VERIFY LOCATION AT TIME OF

ROUGH INSPECTION

COMMON PATH OF TRAVEL
CBC TABLE 1006.3.1 NUMBER OF EXITS PER STORY

TWO EXITS OR EXIT ACCESS DOORWAYS SHALL BE PROVIDED FROM ANY STORY WITH AN OCCUPANT LOAD GREATER THAN 1 AND LESS THAN 500. THREE EXITS OR

EXIT ACCESS DOORWAYS SHALL BE PROVIDED FROM ANY SPACE WITH AN OCCUPANT LOAD GREATER THAN 500 AND LESS THAN 1,000.

CBC TABLE 1006.2.1 COMMON PATH OF EGRESS TRAVEL
MAX ALLOWABLE (SPRINKLERED):
75' FOR GROUP "A-3" AND "M" OCCUPANCIES
100' FOR GROUP "B" OCCUPANCY
125' FOR GROUP "R-2" OCCUPANCY
100' FOR GROUP "S-2" OCCUPANCY
CBC TABLE 1017.2 EXIT ACCESS TRAVEL DISTANCE
MAX ALLOWABLE (SPRINKLERED):
250' FOR GROUP "A-3" AND "M" OCCUPANCIES
300' FOR GROUP "B" OCCUPANCY
250' FOR GROUP "R-2" OCCUPANCY
400' FOR GROUP "S-2" OCCUPANCY
CBC 1005 MEANS OF EGRESS SIZING

IN BUILDINGS EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM AND AN EMERGENCY VOICE/ALARM COMMUNICATIONS SYSTEM:

1. THE CAPACITY OF EGRESS STAIRWAYS = 0.2" PER OCCUPANT SERVED*

2. THE CAPACITY OF ALL OTHER EGRESS COMPONENTS = 0.15" PER OCCUPANT SERVED**
* PER CBC 1020.2 AND 1024.2, THE MINIMUM WIDTH OF ALL CORRIDORS AND EXIT PASSAGEWAYS SHALL BE 44". PER CBC 1010.1.1, ALL MEANS OF EGRESS DOORS SHALL PROVIDE A MINIMUM CLEAR OPENING OF 32" AND A MAXIMUM DOOR LEAF WIDTH OF 48". ALL MEANS OF EGRESS DOORS SHALL PROVIDE A MINIMUM CLEAR OPENING HEIGHT OF 80". ** PER CBC 1011.2, THE MINIMUM WIDTH OF ALL EGRESS STAIRWAYS SHALL BE 44".

CBC TABLE 1004.5

MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT
26 SF
1 OCCUPANTS

JANITOR
211
@ 300 SF/OCC
S-2
293 SF
2 OCCUPANTS
STAIR #1
204
@ 150 SF/OCC
B
266 SF
1 OCCUPANTS

ELECTRICAL
202
@ 300 SF/OCC
S-2
297 SF
2 OCCUPANTS
WOMEN
205
@ 150 SF/OCC
B
302 SF
3 OCCUPANTS
MEN
206
@ 150 SF/OCC
B
269 SF
2 OCCUPANTS
WOMEN
207
@ 150 SF/OCC
B
269 SF
2 OCCUPANTS
MEN
208
@ 150 SF/OCC
B
436 SF
3 OCCUPANTS
STAIR #3
209
@ 150 SF/OCC
B
436 SF
3 OCCUPANTS
STAIR #2
210
@ 150 SF/OCC
B
31,017 SF
207 OCCUPANTS
OFFICE
201
@ 150 SF/OCC
B
MAX EATD = 216'
139' - 6"
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

35.6"
40"
210
237
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

35.6"
40"
209
237
7,254 SF
484 OCCUPANTS
20% A-OCC

ALLOWANCE
215
@ 15 SF/OCC
A-3*
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

35.6"
40"
204
237
STAIR #3: 237 OCCUPANTS
REQUIRED WIDTH**: 47.4"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
STAIR #2: 237 OCCUPANTS
REQUIRED WIDTH**: 47.4"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
STAIR #1: 237 OCCUPANTS
REQUIRED WIDTH**: 47.4"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
1/3 DIAGONAL = 97'-6"
292' - 5"
484 SF
4 OCCUPANTS
STAIR #3
309
@ 150 SF/OCC
B
484 SF
4 OCCUPANTS
STAIR #2
310
@ 150 SF/OCC
B
22,621 SF
151 OCCUPANTS
OFFICE
301
@ 150 SF/OCC
B
4,118 SF
275 OCCUPANTS

TERRACE
313
@ 15 SF/OCC
A-3
1,912 SF
128 OCCUPANTS

TERRACE
312
@ 15 SF/OCC
A-3
EATD
=
78'
MAX EATD = 196'
EAT
D
= 19
7'
105' - 2"
199' - 7"
139' - 4"
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

38.6"
40"
310
257
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

27.3"
40"
309
182
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

20.9"
40"
313A
139
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

9.6"
40"
312A
64 *119+138+64
SEE 1/-
5,778 SF
386 OCCUPANTS
20% A-OCC

ALLOWANCE
315
@ 15 SF/OCC
A-3*
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

48.2"
70"
304
321
STAIR #3: 321 OCCUPANTS
REQUIRED WIDTH**: 64.2"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR) STAIR #2: 321 OCCUPANTS
REQUIRED WIDTH**: 64.2"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
STAIR #1: 321 OCCUPANTS
REQUIRED WIDTH**: 64.2"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

20.7"
40"
313B
138
1/3 DIAGONAL = 81'-4"
244' - 0"
1/3
DIAG
ONAL
=
45'-0"
135' - 1"
1/3 DIAGONAL = 86'-5"
259' - 6"
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

9.6"
40"
312B
64 483 SF
4 OCCUPANTS
STAIR #3 410
@ 150 SF/OCC
B
484 SF
4 OCCUPANTS
STAIR #2 409
@ 150 SF/OCC
B
382 SF
26 OCCUPANTS
TERRACE 413
@ 15 SF/OCC
B
MAX EATD = 196' 148' - 5"
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

24.9"
40"
410
166 DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

24.9"
40"
409
166
SEE 1/-
4,391 SF
293 OCCUPANTS
20% A-OCC

ALLOWANCE
415
@ 15 SF/OCC
A-3*
255 SF
2 OCCUPANTS
STAIR #5 416
@ 150 SF/OCC
B
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

24.9"
40"
404
166
STAIR #3: 166 OCCUPANTS
REQUIRED WIDTH**: 33.2"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
STAIR #2: 166 OCCUPANTS
REQUIRED WIDTH**: 33.2"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
STAIR #1: 166 OCCUPANTS
REQUIRED WIDTH**: 33.2"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

24.3"
34"
416
162
23,351 SF
156 OCCUPANTS
OFFICE 543
@ 150 SF/OCC
B
1/3 DIAGONAL = 85'-6"
256' - 7"
568 SF
3 OCCUPANTS
UNIT 10 510
@ 200 SF/OCC
R-2
568 SF
3 OCCUPANTS
UNIT 9 509
@ 200 SF/OCC
R-2
597 SF
3 OCCUPANTS
UNIT 8 508
@ 200 SF/OCC
R-2
439 SF
3 OCCUPANTS
UNIT 7 507
@ 200 SF/OCC
R-2
470 SF
3 OCCUPANTS
STAIR #1 513
@ 200 SF/OCC
R-2
123 SF
1 OCCUPANTS
TRASH 521
@ 300 SF/OCC
S-2
1,439 SF
96 OCCUPANTS
TERRACE 519
@ 15 SF/OCC
A-3
1,479 SF
8 OCCUPANTS
CORRIDOR 511
@ 200 SF/OCC
R-2
439 SF
3 OCCUPANTS
UNIT 6 506
@ 200 SF/OCC
R-2
597 SF
3 OCCUPANTS
UNIT 5 505
@ 200 SF/OCC
R-2
568 SF
3 OCCUPANTS
UNIT 4 504
@ 200 SF/OCC
R-2
568 SF
3 OCCUPANTS
UNIT 3 503
@ 200 SF/OCC
R-2
568 SF
3 OCCUPANTS
UNIT 2 502
@ 200 SF/OCC
R-2
568 SF
3 OCCUPANTS
UNIT 1 501
@ 200 SF/OCC
R-2
187 SF
1 OCCUPANTS
LAUNDRY 512
@ 300 SF/OCC
S-2
4,119 SF
14 OCCUPANTS
PENTHOUSE 516
@ 300 SF/OCC
S-2
2,094 SF
7 OCCUPANTS

MECHANICAL

ENCLOSURE
517
@ 300 SF/OCC
S-2
3,367 SF
225 OCCUPANTS
TERRACE 520
@ 15 SF/OCC
A-3
211 SF
15 OCCUPANTS

ELEVATOR
LOBBY
518
@ 15 SF/OCC
A-3
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

5.1"
34"
513
34 MAX EATD = 235'
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

5.1"
34"
511A
34 DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

25.2"
34"
520A
168
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

18.0"
34"
520B
120
DOOR #

OCC LOAD
REQ WIDTH*

PRO WIDTH

25.2"
34"
519
168
STAIR #5: 202 OCCUPANTS
REQUIRED WIDTH**: 40.4"
PROVIDED WIDTH: 51"
(ACCESSIBLE EXIT STAIR)
STAIR #1: 202 OCCUPANTS
REQUIRED WIDTH**: 40.4"
PROVIDED WIDTH: 65"
(ACCESSIBLE EXIT STAIR)
MAX EATD = 102'
114' - 5"
134 SF
1 OCCUPANTS
BIKE STORAGE 511
@ 300 SF/OCC
S-2
1/3 DIAGONAL
=
55'-2"
165' - 7"
1/3

DIAGONAL
=
20'-8"
61' - 11"
23'-1"
12 168
34 168
48 12
120
34 (48+120)
(48+120)
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
As indicated
A-003B

EGRESS AND OCCUPANCY
222 EAST 4TH

LANE PARTNERS
1" = 30'-0" 1
LEVEL 2 EGRESS PLAN
1" = 30'-0" 2
LEVEL 3 EGRESS PLAN
1" = 30'-0" 3
LEVEL 4 EGRESS PLAN
Egress Schedule Levels 2-Roof
Occupancy Area Load Factor Occupant Load
LEVEL 5
A-3 5,016 SF 15 336
R-2 7,431 SF 200 41
S-2 7,173 SF 300 26
19,620 SF 403
LEVEL 4
A-3* 4,391 SF 15 293
B 382 SF 15 26
B 26,003 SF 150 177
S-2 291 SF 300 2
31,066 SF 498
LEVEL 3
A-3 6,030 SF 15 403
A-3* 5,778 SF 15 386
B 25,018 SF 150 170
S-2 291 SF 300 2
37,117 SF 961
LEVEL 2
A-3* 7,254 SF 15 484
B 33,318 SF 150 224
S-2 291 SF 300 2
40,863 SF 710
1" = 30'-0" 4
LEVEL 5 EGRESS PLAN
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 02/04/22 Planning Resubmittal
E 04/22/22 Planning Resubmittal
STAIR OCCUPANT LOAD CALCULATIONS STAIR #1 STAIR #5
RESIDENTIAL UNITS (INCLUDING AUXILIARY SPACES): 22 OCCUPANTS 22 OCCUPANTS MECHANICAL ROOMS: 12 OCCUPANTS 12 OCCUPANTS
TERRACE 520 (AND ELEVATOR LOBBY 518): 120 OCCUPANTS 120 OCCUPANTS TERRACE 519: 48 OCCUPANTS 48 OCCUPANTS
TOTAL: 202 OCCUPANTS 202 OCCUPANTS
*NOTE: THIS A-3 OCCUPANCY ALLOWANCE IS A PLACEHOLDER FOR CONFERENCE ROOMS, BREAK ROOMS, ETC THAT MAY BE PART OF A FUTURE TI. IT IS INCLUDED

HERE TO ENSURE THAT ALL EGRESS COMPONENTS ARE SIZED APPROPRIATELY FOR THIS FUTURE USE. IT HAS NOT BEEN USED TO DETERMINE OCCUPANCY SEPARATIONS.
79 of 1252

PLUMBING FIXTURE SUMMARY

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/16" = 1'-0"
A-004

PLUMBING FIXTURE

CALCULATIONS
222 EAST 4TH
Plumbing Fixture Occupant Load LANE PARTNERS
Occupancy Area
P Load
Factor
P Occupant
Load
P Occupant
Load Per
Sex
LEVEL 5
A-3 3,367 SF 30 113 56.5
3,367 SF 113 56.5
LEVEL 4
A-3* 4,391 SF 30 147 73.5
B 382 SF 30 13 6.5
B 23,351 SF 200 117 58.5
28,123 SF 277 138.5
LEVEL 3
A-3 6,030 SF 30 202 101
A-3* 5,778 SF 30 193 96.5
B 22,621 SF 200 114 57
34,429 SF 509 254.5
LEVEL 2
A-3* 7,254 SF 30 242 121
B 31,017 SF 200 156 78
38,271 SF 398 199
LEVEL 1
B 1,751 SF 200 9 4.5
1,751 SF 9 4.5
CPC TABLE 422.1 MINIMUM PUMBING FACILITIES

PLUMBING FIXTURES PROVIDED
LEVEL 1
1 SINGLE OCCUPANCY RESTROOM*
*PER CPC 422.2 EXCEPTION 2, ONE TOILET FACILITY FOR USE BY NO MORE THAN ONE PERSON AT A TIME SHALL BE PERMITTED FOR USE BY BOTH SEXES IN OCCUPANCIES WITH AN OCCUPANT LOAD OF 10 OR LESS.

NOTE: RESTROOMS FOR M-OCCUPANCY ARE NOT PROVIDED IN BASE BUILDING AND WILL BE INCLUDED UNDER SEPERATE TI PERMIT.

LEVEL 2
WATER CLOSETS (M): 4 FIXTURES
WATER CLOSETS (F): 8 FIXTURES
URINALS: 4 FIXTURES
LAVATORIES (M): 4 FIXTURES
LAVATORIES (F): 4 FIXTURES
DRINKING FOUNTAINS: 3 FIXTURES
LEVEL 3
WATER CLOSETS (M): 4 FIXTURES
WATER CLOSETS (F): 8 FIXTURES
URINALS: 4 FIXTURES
LAVATORIES (M): 4 FIXTURES
LAVATORIES (F): 4 FIXTURES
DRINKING FOUNTAINS: 3 FIXTURES
LEVEL 4
WATER CLOSETS (M): 4 FIXTURES
WATER CLOSETS (F): 8 FIXTURES
URINALS: 4 FIXTURES
LAVATORIES (M): 4 FIXTURES
LAVATORIES (F): 4 FIXTURES
DRINKING FOUNTAINS: 3 FIXTURES
LEVEL 5
WATER CLOSETS (M): NONE
WATER CLOSETS (F): NONE
URINALS: NONE
LAVATORIES (M): NONE
LAVATORIES (F): NONE
DRINKING FOUNTAINS: NONE
*PER CBC 2902.3.3, THE REQUIRED TOILET FACILITIES SHALL BE LOCATED NOT MORE THAN ONE STORY ABOVE OR BELOW THE SPACE REQUIRED TO BE PROVIDED WITH TOILET FACILITIES. THE TOILET FACILITIES FOR THE OFFICE ROOF DECK ARE PROVIDED ON LEVEL 4, AND THE CALCULATIONS FOR THE REQUIRED NUMBER OF FIXTURES ON LEVEL 4 INCLUDE THE COMBINED OCCUPANT LOADS OF LEVELS 4 AND 5.

No. Date Description
A 04/22/22 Planning Resubmittal
80 of 1252
6"
TYP
8'-6" 17'-6"
9'-0" MIN
9'-0" CLR

RESTRICTED STALLS
(STANDARD)
1'-0" 1'-0" 2'-0" 2'-0"
1'-6"
1'-6"
1'-6"
1'-6"
6"
TYP
8'-0"
TYP
8'-0"
TYP
8'-0" 6" 1'-0"
TYP
8'-0" 1'-0"
8'-0" MIN
8'-6" CLR
8'-0" MIN
8'-6" CLR

RESTRICTED STALLS
(COMPACT)

CONFINED STALL
(COMPACT)
9'-0" MIN
10'-0" CLR
1'-0"
2'-0"2'-0"
1'-0"

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/8" = 1'-0"
A-005

PARKING DETAILS
222 EAST 4TH

LANE PARTNERS
1/8" = 1'-0" 1 STALL CLEARANCES - STANDARD
1/8" = 1'-0" 2 STALL CLEARANCES - COMPACT
No. Date Description
A 03/19/21 Pre-App Resubmittal
81 of 1252
PK
PK

FIFTH AVENUE

B STREET

FOURTH AVENUE

ELLSWORTH AVENUE

LOADING
0' - 0"
-1' - 0" -2' - 0"
0' - 0"
-1' - 10"
5'-0" 19'-6" 170'-0" 19'-6" 6'-0"
1'-0" 5'-0" 212'-0" 6'-10"

COMMUNITY

OPEN SPACE
2,070 SF

OUTDOOR DINING
SPACE
1,450 SF

ACCESSIBLE PATH OF

TRAVEL, TYPICAL

ACCESSIBLE PATH OF

TRAVEL, TYPICAL
6'-10" 60'-9" 151'-3" 5'-0" 1'-0"
5'-0" 47'-0" 162'-0" 6'-0"

COMMUNITY

PARKLET

COMMUNITY

PARKLET
-2' - 9"
-2' - 9"
-3' - 0"
-0' - 4" -2' - 9"
0' - 0"
-2' - 9"
0' - 0"
1 1
2 2
2 2
3 4
4%
2 2
2 2
2 2
5 5
5 3'-0"
22'-6" 22'-6" 3'-0"
4'-0"
4'-0"
54'-0"
15'-6"
4'-0"
21'-9"
4'-0"
4'-0"
23'-6"
17'-9"
22'-6"
12'-9"
23'-6"
31'-6" 22'-6" 21'-9" 22'-6"
3'-0"
4'-0"4'-0"
3'-0"
4'-0"
4'-0"
51'-0"
51'-0"
4'-0"
22'-6"
3'-0"
22'-6" 21'-9"
4'-0"
4'-0"
26'-6"
15'-6"
4'-0"
22'-6" 22'-6"
1 5

GENERAL NOTES

1. ACCESSIBLE PATHS OF TRAVEL:

A. ARE CONTINUOUSLY ACCESSIBLE
B. HAVE MAX. 1/2" CHANGES IN ELEVATION WITH A 1:2 BEVEL OR A RAMP PER CBC 11B-405
C. 48" MIN. WIDE
D. HAVE A MAX. RUNNING SLOPE OF 1:20 (5%) AND A MAX. CROSS SLOPE OF 1:50 (2%) PER CBC 403.3.

E. SHALL COINCIDE WITH OR BE LOCATED IN THE SAME AREA AS GENERAL CIRCULATION PATHS. WHERE CIRCULATION PATHS ARE INTERIOR, REQUIRED ACCESSIBLE ROUTES SHALL ALSO BE INTERIOR.

2. PER CBC 11B-502.4 MAX. PERMITTED SLOPE OF ACCESSIBLE PARKING SPACE AND ACCESS AISLES IS 2% IN ANY DIRECTION

SHEET NOTES
LEGEND

ACCESSIBLE PATH OF TRAVEL

APPROXIMATE EXTENT OF LIMITED

PARKING ZONE
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/16" = 1'-0"
A-101

SITE PLAN
222 EAST 4TH

LANE PARTNERS
1/16" = 1'-0" 1
LEVEL 1 SITE PLAN
Key Value Keynote Text
1 THE PROJECT PROPOSES A LOT TIE AGREEMENT

BETWEEN THE PROPERTY OWNERS OF THE FOUR
LOTS THAT MAKE UP THE PROJECT SITE. THEREFORE,

THE INTERIOR LOT LINES SHALL NOT BE USED TO

DETERMINE THE FIRE SEPARATION REQUIREMENTS
OF THE CALIFORNIA BUILDING CODE.
2 EXTENT OF CANOPY (ABOVE)
3 EXTENT OF FLOOR (ABOVE)
4 AUDIO/VISUAL PEDESTRIAN WARNING SIGN MOUNTED

TO FACE OF BUILDING COLUMN, CALIBRATED TO NOT
DISTURB RESIDENTIAL TENANTS ACROSS 5TH
AVENUE.
5 BIKE RACK, S.L.D.

No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 02/04/22 Planning Resubmittal
F 06/15/22 Planning Resubmittal
F
82 of 1252
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
A-102

CONTEXT IMAGES
222 EAST 4TH

LANE PARTNERS
5 4 3 2 1
6 7
8 9 10
11 12
1 5 4 3 2
6 7
8 9 10 11
12 4TH AVENUE

ELLSWORTH AVENUE
5TH AVENUE

B STREET
No. Date Description
A 05/05/20 Pre-Application Set
83 of 1252

OPEN SPACE
TOTAL AREA: 1,455 SF
UNSHADED AREA: 1,290 SF
UNSHADED %: 89%

OPEN SPACE
TOTAL AREA: 1,455 SF
UNSHADED AREA: 1,455 SF
UNSHADED %: 100%

OPEN SPACE
TOTAL AREA: 1,455 SF
UNSHADED AREA: 1,280 SF
UNSHADED %: 88%

OPEN SPACE
TOTAL AREA: 1,455 SF
UNSHADED AREA: 1,455 SF
UNSHADED %: 100%

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1" = 40'-0"
A-103

SHADOW STUDIES
222 EAST 4TH

LANE PARTNERS
1" = 40'-0" 1 Fall, 12PM
1" = 40'-0" 2 Fall, 2PM
1" = 40'-0" 3 Spring, 12PM
1" = 40'-0" 4 Spring, 2PM
No. Date Description
A 10/15/21 Planning Application Set
84 of 1252
RETAIL
OFFICE
LOBBY

KITCHEN SERVICES SHAFT

FOR GROCERY (ABOVE)

REFRIGERANT SHAFT FOR

GROCERY

SUPPLY/EXHAUST SHAFT

FOR OFFICE (ABOVE)

EXHAUST SHAFTS FOR
GARAGE

OFFICE ELEVATORS

SUPPLY SHAFT FOR GARAGE
RAMP DN 15%
GARAGE ENTRY / EXIT.

PROVIDE VERTICAL
CLEARANCE BAR OVERHEAD.

PARKING
2' x 3' OPENING
2' x 3' OPENING

DAS RISER

ELEC RISER
1 A-321
2 A-321
1 A-322
2 A-322
-1' - 0"
-2' - 0"
0' - 0"
-1' - 0"
BIKE

STORAGE

POTENTIAL RETAIL

ENTRANCE

RETAIL LOADING/TRASH ACCESS
STAIR #2 STAIR #3

ELEV CTRL WATER PUMP

FIRE PUMP/
FIRE

CONTROL
MPOE

BACK FLOW

PREVENTERS
TRASH

CORRIDOR
MAIN

ELECTRICAL

TRANSFORMER
MEP
GARAGE
LOBBY

DAS/BMS
OFFICE

PARKING

RESIDENTIAL
RETAIL

SHARED (ALL USES)
S002
RETAIL
S003
RETAIL
S004
RETAIL
S005
RETAIL
S006
RETAIL
S007
RETAIL
S008
RETAIL
S009
RETAIL
S010
RETAIL
S011
RETAIL
S012
RETAIL
S013
RETAIL
A002
RETAIL
S001
RETAIL
C001
RETAIL
A001
RETAIL
C002
RETAIL
C003
RETAIL
C004
RETAIL
12'-0" 3'-3" 17'-0" 24'-0" 18'-0"
17'-0" 23'-0" 25'-6" 18'-0"

SHOWERS
ELEV
EL: 0' - 0"
EL: -2' - 9" EL: -0' - 4"
EL: -1' - 10"
ELEV

PUBLIC PARKING ACCESS

RESIDENTIAL ELEVATOR

PUBLIC ELEVATOR
STAIR #1
SUB

ELECTRIC

RESIDENTIAL
LOBBY
ELEV
EL: -2' - 9"
EXIT

PASSAGEWAY

FACILITIES
EL: -2' - 9"
-2' - 9"
VAN

VESTIBULE
* NOT INCLUDED IN GROSS FLOOR AREA
-0' - 8"
-0' - 8"
5%
6%
1" / 12"
CLEAR
22'-0"
1' - 8" 1'-4" 2'-1" 3'-6"
6'-10" 19'-6" 191'-0" 1'-6" 5'-0" 1'-0"
5'-0" 47'-0" 142'-6" 19'-6" 6'-0"
6'-10" 60'-9" 151'-3" 5'-0" 1'-0"
5'-0" 11'-6" 8'-0" 170'-0" 8'-0" 11'-6" 6'-0"
-1' - 6"
-1' - 6"
-1' - 6"
-2' - 0"
-2' - 9"
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-201
LEVEL 1 FLOOR PLAN
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1
LEVEL 1
STALLS
19 No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 02/04/22 Planning Resubmittal
F 04/22/22 Planning Resubmittal
G 06/15/22 Planning Resubmittal
G
85 of 1252
TENANT
SPACE

ELECTRICAL
5' x 3' OPENINGS
2' x 5' OPENINGS
1 A-321
2 A-321
1 A-322
2 A-322
OFFICE
* NOT INCLUDED IN GROSS FLOOR AREA
1'-0" 5'-0" 82'-6" 22'-6" 87'-6" 19'-6" 6'-10"
5'-0" 24'-6" 22'-6" 60'-0" 22'-6" 60'-0" 19'-6" 6'-0"
1'-0" 5'-0" 82'-6" 22'-6" 46'-3" 16'-9" 44'-0" 6'-10"
5'-0" 19'-6" 60'-0" 50'-0" 60'-0" 19'-6" 6'-0"
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-202
LEVEL 2 FLOOR PLAN
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1
LEVEL 2
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
86 of 1252
TENANT
SPACE

TERRACE TERRACE

ELECTRICAL
5' x 3' OPENINGS
2' x 5' OPENINGS
1 A-321
2 A-321
1 A-322
2 A-322
OFFICE
TERRACE*
* NOT INCLUDED IN GROSS FLOOR AREA
24'-6" 5'-0" 22'-6" 60'-0" 22'-6" 60'-0" 25'-6"
1'-0" 5'-0" 82'-6" 22'-6" 46'-3" 16'-9" 24'-6" 26'-4"1'-0" 5'-0" 82'-6" 22'-6" 87'-6" 26'-4" 24'-6" 60'-0" 50'-0" 60'-0" 25'-6"
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-203
LEVEL 3 FLOOR PLAN
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1
LEVEL 3
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
87 of 1252
TENANT
SPACE
5' x 3' OPENINGS

ELECTRICAL
2' x 5' OPENINGS

TERRACE
1 A-321
2 A-321
1 A-322
2 A-322
OFFICE
TERRACE*
* NOT INCLUDED IN GROSS FLOOR AREA
1'-0" 87'-6" 22'-6" 87'-6" 26'-4"
24'-6" 60'-0" 50'-0" 60'-0" 25'-6"
26'-4" 24'-3" 17'-0" 46'-3" 22'-6" 87'-6" 1'-0"
24'-6" 4'-9" 22'-9" 60'-0" 22'-6" 60'-0" 25'-6"
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-204
LEVEL 4 FLOOR PLAN
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1
LEVEL 4
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
88 of 1252
W W
W
W W
W
W
W
W
W
W D W
D
1 A-321
2 A-321
1 A-322
2 A-322
1,430 SF
COMMON
USABLE

OPEN SPACE
(EXCLUSIVE
TO
RESIDENTIAL)*
OFFICE

ROOF DECK
4,637 SF

MECHANICAL

PENTHOUSE

RESIDENTIAL
EGRESS PATHWAY*
PLANTING*

RESIDENTIAL

RESIDENTIAL COMMON
OPEN SPACE*

SHARED (ALL USES)
TERRACE*
1,000 SF

SOLAR ZONE
5KV MIN

OFFICE VRF COMPRESSORS

MAKE-UP AIR

FIRST FLOOR

MAKE-UP AIR

KITCHEN
GREASE

EXHAUST

KITCHEN
GARAGE

EXHAUST
GARAGE

EXHAUST

MAKE-UP AIR
OFFICE

ELEVATOR

TO ROOF
DECK

OFFICE VRF COMPRESSORS
1ST FLR VRF COMPRESSORS

MAKE-UP AIR
OFFICE
1 BR
600 SF
1 BR
600 SF
1 BR
600 SF
1 BR
600 SF
S
460 SF
S
460 SF
1 BR
630 SF
1 BR
630 SF

EGRESS PATHWAY
1 BR
600 SF
1 BR
600 SF

EGRESS PATHWAY

BIKE STORAGE
* NOT INCLUDED IN GROSS FLOOR AREA

LAUNDRY
TRASH
60'-0"
OC
64G CART COMPOST
96G CART RECYCLE
96G CART RECYCLE
96G CART RECYCLE
96G CART WASTE
96G CART WASTE
96G CART WASTE 8" 8" 3'-6"
1'-4"
65'-5 1/2" 88'-1" 6'-3" 7'-2 1/2" 53'-0"
28'-6" 7'-2 1/2" 6'-3" 115'-7" 13'-5 1/2" 53'-10"
52'-0" 7'-2 1/2" 6'-3" 88'-1" 6'-3" 7'-2 1/2" 53'-0"
53'-10" 7'-2 1/2" 6'-3" 115'-7" 6'-3" 7'-2 1/2" 28'-6"
18'-8 1/2" 15'-0"
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-205
LEVEL 5 FLOOR PLAN
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1
LEVEL 5
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 02/04/22 Planning Resubmittal
F 04/22/22 Planning Resubmittal
89 of 1252

PARKING
RAMP UP 15%

POTENTIAL

FUTURE GREASE

INTERCEPTOR

LOCATION

POTENTIAL

FUTURE GREASE

INTERCEPTOR

LOCATION
1 A-321
2 A-321
1 A-322
2 A-322
PARKING*
S124
OFFICE
S101
OFFICE
S102
OFFICE
S103
OFFICE
S104
OFFICE
S105
OFFICE
S106
OFFICE
EV104
OFFICE
EV105
OFFICE
EV109
OFFICE
S120
RETAIL
S121
RETAIL
S122
RETAIL
S123
RETAIL
EV119
OFFICE
EV120
OFFICE
EV121
OFFICE
EV122
OFFICE
EV126
OFFICE
EV128
OFFICE
EV129
OFFICE
EV130
OFFICE
A103
OFFICE
A105
OFFICE
EV131
OFFICE
EV132
OFFICE
EV133
OFFICE
EV134
OFFICE
EV135
OFFICE
EV136
OFFICE
S125
OFFICE
S126
OFFICE
C101
OFFICE
C102
OFFICE
C103
OFFICE
C104
OFFICE
C105
OFFICE
C106
OFFICE
C107
RETAIL
C108
RETAIL
C109
RETAIL
C110
RETAIL
C111
RETAIL
C112
RETAIL
C113
RETAIL
C114
OFFICE
C115
OFFICE
C116
OFFICE
C117
OFFICE
C118
OFFICE
C119
OFFICE
C120
OFFICE
C132
OFFICE
C131
OFFICE
C130
OFFICE
C129
OFFICE
C126
OFFICE
C125
OFFICE
C124
OFFICE
C123
OFFICE
C122
OFFICE
C121
OFFICE
C127
OFFICE
C128
OFFICE
VAN
EV125
OFFICE
18'-0" 24'-0" 18'-0" 2'-0" 22'-0" 2'-0" 17'-0" 22'-0" 17'-0" 17'-0" 24'-0" 18'-0" EV106
OFFICE
EV108
OFFICE
EV107
OFFICE

GENERATOR
S116
OFFICE
S117
OFFICE
S118
OFFICE
EV101
OFFICE
A104
OFFICE
EV102
OFFICE
EV103
OFFICE
9'-0" 12'-0"
9'-0"
TYP
8'-0"
EV116
RETAIL
24'-0" 18'-0"
A-005
1 A-005
2 TYP
17'-0"
9'-0"
S119
RETAIL
EV110
OFFICE
EV111
OFFICE
EV112
OFFICE
EV113
RETAIL
EV114
RETAIL
EV115
RETAIL
* NOT INCLUDED IN GROSS FLOOR AREA
CLEAR
22'-0"
EV117
RETAIL
EV118
RETAIL
A101
OFFICE
A102
OFFICE
EV123
OFFICE
EV124
OFFICE
A106
OFFICE
EV127
OFFICE
10'-0" 5'-0"
5'-0" 9'-0" 9'-0" 5'-0" 5'-0" 9'-0"
8'-0" 9'-0"
TYP
8'-6"
TYP
18'-0"
24'-0"
5'-0" 12'-0"
9'-0" 5'-0"
S107
OFFICE
S108
OFFICE
S109
OFFICE
S110
OFFICE
S111
OFFICE
S112
OFFICE
S113
OFFICE
S114
OFFICE
S115
OFFICE
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-206
LEVEL B1 FLOOR PLAN
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1
LEVEL B1
STALLS
100
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 02/04/22 Planning Resubmittal
E 04/22/22 Planning Resubmittal
90 of 1252

PARKING
1 A-321
2 A-321
1 A-322
2 A-322
PARKING*
S273
OFFICE
S201
OFFICE
S202
OFFICE
S203
OFFICE
S204
OFFICE
S205
OFFICE
S206
OFFICE
S216
OFFICE
S217
OFFICE
S218
OFFICE
S222
OFFICE
S223
OFFICE
S227
OFFICE
S234
OFFICE
S235
OFFICE
S236
OFFICE
S237
OFFICE
S238
OFFICE
S239
OFFICE
S240
OFFICE
S241
OFFICE
S242
OFFICE
S243
OFFICE
S244
OFFICE
S245
OFFICE
S246
OFFICE
S247
OFFICE
S248
OFFICE
S249
OFFICE
S251
OFFICE
S252
OFFICE
S253
OFFICE
S254
OFFICE
S255
OFFICE
S256
OFFICE
S258
OFFICE
S260
OFFICE
S261
OFFICE
S262
OFFICE
S263
OFFICE
S264
OFFICE
S266
OFFICE
S277
OFFICE
S267
OFFICE
S268
OFFICE
S269
OFFICE
S270
OFFICE
S271
OFFICE
S272
OFFICE
S274
OFFICE
S275
OFFICE
S276
OFFICE
C201
OFFICE
C202
OFFICE
C203
OFFICE
C204
OFFICE
C205
OFFICE
C206
OFFICE
C207
OFFICE
C208
OFFICE
C209
OFFICE
C210
OFFICE
C211
OFFICE
C212
OFFICE
C213
OFFICE
C214
OFFICE
C215
OFFICE
C216
OFFICE
C217
OFFICE
C218
OFFICE
C219
OFFICE
C220
OFFICE
C233
OFFICE
C232
OFFICE
C231
OFFICE
C230
OFFICE
C226
OFFICE
C225
OFFICE
C224
OFFICE
C223
OFFICE
C222
OFFICE
C221
OFFICE
C227
OFFICE
C228
OFFICE
S259
OFFICE
S278
OFFICE
S279
OFFICE
S280
OFFICE
S257
OFFICE
S265
OFFICE
S250
OFFICE
C229
OFFICE
18'-0" 24'-0" 18'-0" 26'-0" 17'-0" 22'-0" 17'-0" 17'-0" 24'-0" 18'-0" S224
OFFICE
S225
OFFICE
S226
OFFICE
S281
OFFICE
S282
OFFICE
S209
OFFICE
S210
OFFICE
S213
OFFICE
S214
OFFICE
S1215
OFFICE
S211
OFFICE
S212
OFFICE
S207
OFFICE
S208
OFFICE
S219
OFFICE
S220
OFFICE
S221
OFFICE
TYP
8'-6"
TYP
8'-0"
S228
OFFICE
S229
OFFICE
S230
OFFICE
S231
OFFICE
S232
OFFICE
S233
OFFICE
18'-0" 24'-0"
24'-0" 18'-0"
TYP
18'-0"
TYP
17'-0"
* NOT INCLUDED IN GROSS FLOOR AREA
CLEAR
22'-0"
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-207
LEVEL B2 FLOOR PLAN
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1
LEVEL B2
STALLS
115
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 02/04/22 Planning Resubmittal
E 04/22/22 Planning Resubmittal
91 of 1252
W
W
W
9'-9 1/2" 11'-6 1/2"
11'-10 1/2" 4'-5" 10'-3"
1 BR
590 SF
6'-3" 10'-9 1/2" 5'-8 1/2" 11'-3"
3'-5" 8'-2" 6'-6 1/2" 5'-8" 7'-2 1/2"
1 BR
630 SF
14'-1"
7'-0" 10'-6 1/2" 13'-9"
S
460 SF
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/4" = 1'-0"
A-210

RESIDENTIAL UNIT PLANS
222 EAST 4TH

LANE PARTNERS
1/4" = 1'-0" 1
1-BED TYPE A
1/4" = 1'-0" 2
1-BED TYPE B
1/4" = 1'-0" 3 STUDIO
No. Date Description
A 10/21/20 Pre-App Resubmittal
92 of 1252
TYPE 1
TYPE 2
TYPE 3

LIVING WALL
TYPE 4
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1" = 20'-0"
A-220

DESIGN CONTEXT PLAN
222 EAST 4TH

LANE PARTNERS
SEE SHEETS A-401 - A-404 FOR MORE INFORMATION ON FACADE TYPES VIEW 1: FACADE TYPE 1
SEE SHEET A-301 FOR MORE INFORMATION
VIEW 2: FACADE TYPE 2
SEE SHEET A-302 FOR ADDITIONAL INFORMATION
VIEW 3: FACADE TYPE 3
SEE SHEET A-303 FOR MORE INFORMATION
VIEW 4: FACADE TYPE 4
SEE SHEET A-304 FOR MORE INFORMATION
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
93 of 1252

16.833

3.65 9.41
NPA Design Vehicle Overall Length 16.833ft Overall Width 6.583ft Overall Body Height 6.069ft Min Body Ground Clearance 0.840ft Track Width 6.583ft Lock-to-lock time 4.00s
Curb to Curb Turning Radius 19.357ft
NPADesignVehicle
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/16" = 1'-0"
A-231
LEVEL 1 VEHICLE TURNING

ANALYSIS
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 04/22/22 Planning Resubmittal
1/16" = 1'-0" 1
LEVEL 1 - VEHICLE TURNING ANALYSIS
94 of 1252

16.833

3.65 9.41
NPA Design Vehicle Overall Length 16.833ft Overall Width 6.583ft Overall Body Height 6.069ft Min Body Ground Clearance 0.840ft Track Width 6.583ft Lock-to-lock time 4.00s
Curb to Curb Turning Radius 19.357ft

16.833

3.65 9.41
NPA Design Vehicle Overall Length 16.833ft Overall Width 6.583ft Overall Body Height 6.069ft Min Body Ground Clearance 0.840ft Track Width 6.583ft Lock-to-lock time 4.00s
Curb to Curb Turning Radius 19.357ft
NPA Design Vehicle
N

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/16" = 1'-0"
A-232
LEVEL B1 & B2 VEHICLE TURNING

ANALYSIS
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 04/22/22 Planning Resubmittal
1/16" = 1'-0" 1
LEVEL B1 - VEHICLE TURNING ANALYSIS
1/16" = 1'-0" 2
LEVEL B2 - VEHICLE TURNING ANALYSIS
95 of 1252
1A 1B 1C 1B 1A

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-301

RENDERING
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1 VIEW FROM FOURTH AVENUE
FACADE TYPE 1
1A. WOOD STOREFRONT WINDOW SYSTEM WITH METAL AND WOOD CANOPY 1B. WOOD STOREFRONT WINDOW SYSTEM WITH DIVIDED TRANSOM LITES AND FABRIC AWNING
1C. RECESSED METAL STOREFRONT WINDOW SYSTEM WITH PROFILED METAL HEADERS AND

JAMBS AND GLASS CANOPY
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
96 of 1252
2E 2D 2A 2B 2C 2B 2A

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-302

RENDERING
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1 VIEW FROM ELLSWORTH AVENUE
FACADE TYPE 2
2A. WOOD STOREFRONT WINDOW SYSTEM WITH METAL AND WOOD CANOPY 2B. WOOD STOREFRONT WINDOW SYSTEM
2C. RECESSED METAL STOREFRONT WINDOW SYSTEM WITH PROFILED METAL

HEADERS AND JAMBS AND GLASS CANOPY
2D. WOOD "NANAWALL" SYSTEM WITH WOOD SOFFIT AND CLADDING 2E. VINE-COVERED WALL
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
97 of 1252
3A 3C 3B 3A

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-303

RENDERING
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1 VIEW FROM FIFTH AVENUE
FACADE TYPE 3
3A. WOOD STOREFRONT WINDOW SYSTEM WITH DIVIDED TRANSOM LITES AND FABRIC AWNING 3B. WOOD STOREFRONT WINDOW SYSTEM
3C. RECESSED VINE-COVERED WALL
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
98 of 1252
4C 4A 4C 4B 4A

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-304

RENDERING
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1 VIEW FROM B STREET
FACADE TYPE 4
4A. RECESSED METAL STOREFRONT WINDOW SYSTEM WITH PROFILED METAL HEADERS

AND JAMBS AND GLASS CANOPY
4B. WOOD WINDOW SYSTEM WITH METAL AND WOOD CANOPY
4C. WOOD STOREFRONT WINDOW SYSTEM WITH DIVIDED TRANSOM LITES AND FABRIC AWNING
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 04/22/22 Planning Resubmittal
99 of 1252
RETAIL BAY TYPE 4 RETAIL BAY TYPE 1A RETAIL BAY TYPE 2 RETAIL BAY TYPE 3 RETAIL BAY TYPE 2 RETAIL BAY TYPE 1

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-305

RENDERING
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1 VIEW OF FOURTH AVENUE RETAIL
No. Date Description
A 03/19/21 Pre-App Resubmittal
B 10/15/21 Planning Application Set
100 of 1252
BR-1
CON-1
BR-1
GL-4
GL-1
GL-2
GL-1
GL-1
WD-1
BR-1
GL-1
WD-1
GL-1
BR-1
BR-1
GL-3
MTL-2
BR-1
GL-2
GL-1
GL-2
BR-1
MTL-2
BR-1

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/16" = 1'-0"
A-306

MATERIALS
222 EAST 4TH

LANE PARTNERS
MTL-1: PAINTED ALUMINUM TRIM CON-1: CONCRETE BASE
WD-1: WOOD
BR-1: RED BRICK
GL-2: SPANDREL GLASS GL-1: CLEAR GLASS
MTL-2: PAINTED ALUMINUM PANELS
GL-4: RESIDENTIAL WINDOWS
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
101 of 1252

RESIDENTIAL
OFFICE
OFFICE
OFFICE
RETAIL
4th STREET 5th STREET
ROW
80'-0" 224'-10"
ROW
60'-0"

SIGHT LINE SIGHT LINE

RESIDENTIAL
OFFICE
OFFICE
OFFICE
RETAIL

ELLSWORTH

B STREET
ROW
70'-0" 220'-0"
ROW
70'-0"

SIGHT LINE SIGHT LINE

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/16" = 1'-0"
A-307

LINE OF SIGHT DIAGRAMS
222 EAST 4TH

LANE PARTNERS
1/16" = 1'-0" 1 Site Section 1
1/16" = 1'-0" 2 Site Section 2
No. Date Description
A 10/21/20 Pre-App Resubmittal
B 03/19/21 Pre-App Resubmittal
102 of 1252
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 9 8 7 6 5 4 3 2 1
16'-0" 14'-0" 14'-0" 14'-0" 14'-0" 4'-0"
ROOF
101.20

PROPERTY LINEPROPERTY LINE
LEVEL 5

89.20 T.O. SCREEN
105.20
58'-0"
76'-0"

RETAIL ENTRANCE
A-402
1 A-401
1 PLATE HEIGHT MEASURED FROM (E) GRADE
74' - 3"

TOTAL HEIGHT MEASURED FROM (E) GRADE
78' - 3"

26.93 *
* (E) ELEVATION TO REMAIN
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 1 2 3 4 5 6 7 8 9
4'-0" 14'-0" 14'-0" 14'-0" 14'-0" 16'-0"
ROOF
101.20

PROPERTY LINEPROPERTY LINE
LEVEL 5

89.20 T.O. SCREEN
105.20
58'-0"
76'-0"

VEHICLE ENTRY

PLATE HEIGHT MEASURED FROM (E) GRADE
75' - 3"

TOTAL HEIGHT MEASURED FROM (E) GRADE
79' - 3"

26.05 *
* (E) ELEVATION TO REMAIN

GENERATOR EXHAUST

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-311

BUILDING ELEVATIONS
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1 North - 4th Street
3/32" = 1'-0" 2 South - 5th Street
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 02/04/22 Planning Resubmittal
F 04/22/22 Planning Resubmittal
G 06/15/22 Planning Resubmittal
G
103 of 1252
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 J H G E D C B A
ROOF
101.20

PROPERTY LINEPROPERTY LINE
4'-0" 14'-0" 14'-0" 14'-0" 14'-0" 16'-0"
LEVEL 5

89.20 T.O. SCREEN
105.20
58'-0"
76'-0"

PUBLIC PARKING ENTRANCE RESIDENTIAL ENTRANCE RETAIL LOADING/TRASH RETAIL ENTRANCE

26.05 *
PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
75' - 2"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
79' - 2"
* (E) ELEVATION TO REMAIN
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 A B C D E G H J
4'-0" 14'-0" 14'-0" 14'-0" 14'-0" 16'-0"
ROOF
101.20

PROPERTY LINEPROPERTY LINE
LEVEL 5

89.20 T.O. SCREEN
105.20
58'-0"
76'-0"

OFFICE ENTRANCE PGE TRANSFORMER BIKE STORAGE TRASH ROOM

28.96 *
PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
72' - 3"
T
O
T
AL B
UILDIN
G
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
76' - 3"
* (E) ELEVATION TO REMAIN

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
3/32" = 1'-0"
A-312

BUILDING ELEVATIONS
222 EAST 4TH

LANE PARTNERS
3/32" = 1'-0" 1 East - B Street
3/32" = 1'-0" 2 West - Ellsworth
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 10/15/21 Planning Application Set
E 02/04/22 Planning Resubmittal
F 04/22/22 Planning Resubmittal
104 of 1252
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 LEVEL B1

16.20 LEVEL B2

6.20 35'-0" 35'-0" 150'-0" 35'-0" 35'-0"
ROOF
101.20
4'-0" 12'-0" 2'-0" 14'-0" 14'-0" 14'-0" 16'-0" 13'-0" 10'-0"

ELLSWORTH

B STREET

PROPERTY LINEPROPERTY LINE
LEVEL 5

89.20 T.O. SCREEN
105.20

28.96 26.05
PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
72' - 3"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
76' - 3"
PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
75' - 2"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
79' - 2"
45°
1:1 SLOPE
36'
75' HEIGHT LIMIT
70'
1:1 SLOPE
36'
75' HEIGHT LIMIT
70'
45°
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 LEVEL B1

16.20 LEVEL B2

6.20 ROOF
101.20
4'-0" 12'-0" 2'-0" 14'-0" 14'-0" 14'-0" 16'-0" 13'-0" 10'-0" 35'-0" 35'-0" 150'-0" 35'-0" 35'-0"

ELLSWORTH

B STREET

PROPERTY LINEPROPERTY LINE
LEVEL 5

89.20 T.O. SCREEN
105.20

26.05 28.96
PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
72' - 3"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
76' - 3"
PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
75' - 2"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
79' - 2"
45°
1:1 SLOPE
36'
75' HEIGHT LIMIT
45°
70'
1:1 SLOPE
36'
75' HEIGHT LIMIT
70'

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/16" = 1'-0"
A-321

BUILDING SECTIONS
222 EAST 4TH

LANE PARTNERS
1/16" = 1'-0" 1 Section 1
1/16" = 1'-0" 2 Section 2
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 02/04/22 Planning Resubmittal
105 of 1252
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 LEVEL B1

16.20 LEVEL B2

6.20 ROOF
101.20
12'-0" 2'-0" 14'-0" 14'-0" 14'-0" 16'-0" 13'-0" 10'-0"
4TH AVENUE 5TH AVENUE PROPERTY LINE PROPERTY LINE
LEVEL 5

89.20 T.O. SCREEN
105.20

26.93 40'-0" 35'-0"

26.05 PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
75' - 2"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
79' - 2"
PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
74' - 3"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
78' - 3"
5%
C
15%
LR
9' - 6"
5%
15%
5%
1:1 SLOPE
45°
40'
75' HEIGHT LIMIT
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 LEVEL B1

16.20 LEVEL B2

6.20 ROOF
101.20
12'-0" 2'-0" 14'-0" 14'-0" 14'-0" 16'-0" 13'-0" 10'-0"
4TH AVENUE 5TH AVENUE PROPERTY LINE PROPERTY LINE
LEVEL 5

89.20 T.O. SCREEN
105.20

26.05 PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
75' - 2"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
79' - 2"

26.93 PLA
T
E
H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
74' - 3"
T
O
T
AL H
EIG
H
T
M
E
A
S
U
R
E
D
F
R
O

M (E) G
R
A
D
E
78' - 3"
1:1 SLOPE
45°
40'
75' HEIGHT LIMIT

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
1/16" = 1'-0"
A-322

BUILDING SECTIONS
222 EAST 4TH

LANE PARTNERS
1/16" = 1'-0" 1 Section 3
1/16" = 1'-0" 2 Section 4
No. Date Description
A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
D 02/04/22 Planning Resubmittal
106 of 1252
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 6 5
LEVEL 5

89.20 2
A-401
GL-2
GL-1
GL-2
BR-1
BR-2
GL-1
GL-2
BR-2
MTL-1
MTL-1
GL-2
GL-1
BR-1
MTL-1
MTL-2
MTL-2
GL-1
GL-1
BR-1
MTL-2
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 B A
LEVEL 5

89.20 A-401
6 A-401
5 A-401
4 A-401
3 A-402
3 9" 3"
2 1/2"

FULL BRICK COURSING, TYP

THIN BRICK COURSING, TYP

0.125" PAINTED ALUMINUM
COPING

0.25" PAINTED ALUMINUM
FRAME

PAINTED ALUMINUM WINDOW

MULLIONS

INSULATED FURRED WALL
(BY TENANT)
6" PRECAST CONCRETE
PANEL
2 1/2"
3" 9"

FULL BRICK COURSING, TYP

THIN BRICK COURSING, TYP

0.25" PAINTED ALUMINUM
FRAME

PAINTED ALUMINUM WINDOW

MULLIONS

0.25" PAINTED ALUMINUM
FRAME

PAINTED ALUMINUM WINDOW

MULLIONS
PAINTED ALUMINUM "SHADOW
BOX" BEHIND CLEAR VISION
GLASS

CLEAR VISION GLASS

INSULATED FURRED WALL
(BY TENANT)
6" PRECAST CONCRETE PANEL
6"
3"
6"

0.125" PAINTED ALUMINUM
"C-CHANNEL"

PAINTED ALUMINUM WINDOW

MULLIONS

PAINTED ALUMINUM WINDOW

MULLIONS

PAINTED ALUMINUM WINDOW

MULLIONS

CLEAR VISION GLASS

STEEL POST AS NEEDED TO

SUPPORT GLASS GUARDRAIL
PAINTED ALUMINUM "SHADOW
BOX" BEHIND CLEAR VISION
GLASS

INSULATED FURRED WALL
(BY TENANT)
6"
3"
6"

0.125" PAINTED ALUMINUM
"C-CHANNEL"

PAINTED ALUMINUM WINDOW

MULLIONS

PAINTED ALUMINUM WINDOW

MULLIONS

CLEAR VISION GLASS

CLEAR VISION GLASS

INSULATED FURRED WALL
(BY TENANT)

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
As indicated
A-401

ENLARGED ELEVATIONS AND

SECTIONS
222 EAST 4TH

LANE PARTNERS
1/4" = 1'-0" 1 ENLARGED ELEVATION - SKIN TYPE A1/4" = 1'-0" 2 ENLARGED SECTION - SKIN TYPE A 1" = 1'-0" 6 TYPICAL BRICK CORNICE DETAIL
1" = 1'-0" 5 TYPICAL LEVEL 3 SPANDREL DETAIL
1" = 1'-0" 4 ALUMINUM C-CHANNEL AND GUARDRAIL DETAIL
1" = 1'-0" 3 ALUMINUM C-CHANNEL SPANDREL DETAIL
No. Date Description
A 03/19/21 Pre-App Resubmittal
B 04/22/22 Planning Resubmittal
Key Value Keynote Text
BR-1 BRICK CLADDING
BR-2 RIBBED BRICK CLADDING
GL-1 VISION GLASS
GL-2 VISION GLASS WITH SHADOW BOX
MTL-1 PAINTED METAL TRIM/CLADDING
MTL-2 PAINTED METAL CLADDING
107 of 1252
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 LEVEL 5

89.20 2
A-402
BR-1
GL-2
GL-1
MTL-1
GL-2
BR-2
GL-2
GL-1
GL-2
BR-2
BR-1
GL-1
GL-1
WD-1
BR-1
BR-1
GL-1
GL-1
BR-1
BR-2
LEVEL 1

29.20 LEVEL 2

45.20 LEVEL 3

59.20 LEVEL 4

73.20 ROOF DECK

87.20 LEVEL 5

89.20 A-401
6 Sim
A-401
5 Sim
A-402
6 A-402
5 A-402
4 3" 6"
2 1/2"

FULL BRICK COURSING, TYP

THIN BRICK COURSING, TYP

0.125" PAINTED ALUMINUM
COPING

WOOD WINDOW FRAME AND

MULLIONS

INSULATED FURRED WALL
(BY TENANT)
6" PRECAST CONCRETE
PANEL
1 1/2" 10 1/2" 6"
2 1/2"

FULL BRICK COURSING, TYP

THIN BRICK COURSING, TYP

WOOD WINDOW FRAME AND

MULLIONS

WOOD WINDOW FRAME AND

MULLIONS

CLEAR VISION GLASS

CLEAR VISION GLASS

INSULATED FURRED WALL
(BY TENANT)
6" PRECAST CONCRETE PANEL
5'-0"
10"

0.125 PAINTED ALUMINUM CLADDING

WOOD SOFFIT
5'-0"

PAINTED STEEL SUPPORT

TRANSLUCENT GLASS

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
As indicated
A-402

ENLARGED ELEVATIONS AND

SECTIONS
222 EAST 4TH

LANE PARTNERS
1/4" = 1'-0" 1 ENLARGED SECTION - SKIN TYPE B1/4" = 1'-0" 2 ENLARGED SECTION - SKIN TYPE B 1" = 1'-0" 6 TYPICAL LEVEL 3 CORNICE DETAIL
1" = 1'-0" 5 TYPICAL LEVEL 2 SPANDREL DETAIL
1" = 1'-0" 4 TYPICAL PAINTED ALUMINUM AND WOOD CANOPY DETAIL 1" = 1'-0" 3 TYPICAL GLASS CANOPY DETAIL
No. Date Description
A 03/19/21 Pre-App Resubmittal
B 04/22/22 Planning Resubmittal
Key Value Keynote Text
BR-1 BRICK CLADDING
BR-2 RIBBED BRICK CLADDING
GL-1 VISION GLASS
GL-2 VISION GLASS WITH SHADOW BOX
MTL-1 PAINTED METAL TRIM/CLADDING
WD-1 WOOD TRIM/CLADDING
108 of 1252
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X PARCEL 1 (69 M 22) E 5TH AVENUE (60' R/W) LOT 3 BLOCK 5 (1 M 45) PORTION LOT 4 BLOCK 5 (1 M 45) S. ELLSWORTH AVENUE
(70' R/W) E 4TH AVENUE (80' R/W)

SOUTH B STREET
(70' R/W)
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< SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal C1.00EXISTING CONDITIONS PLAN

NORTH NOTES
<
< LEGEND ZONING CBD ZONING CBD ZONING CBD ZONING CBD/R ZONING C1-3/R5 ZONING R6-D ZONING OS ZONING CBD/R ZONING CBD/R G 06/15/2022 Pre-App Resubmittal
109 of 1252
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< SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal C1.01 DEMOLITION PLAN

NORTH LEGEND NOTES
S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET
G 06/15/2022 Pre-App Resubmittal
110 of 1252
X UP
X SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal G 06/15/2022 Pre-App Resubmittal C2.00 PRELIMINARY STREET LAYOUT PLAN S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET PROPOSED PARKING SUMMARY EXISTING PARKING SUMMARY NORTH KEYNOTES ZONING CBD ZONING CBD ZONING CBD ZONING CBD/R ZONING C1-3/R5 ZONING R6-D ZONING OS ZONING CBD/R ZONING CBD/R STRIPING NOTES S. ELLSWORTH
AVENUE E. 5TH AVENUE TRASH STAGING AREA
111 of 1252
TYPICAL SECTION B - E ELLSWORTH AVENUE SCALE H: 1" = 10' V: 1" = 5' TYPICAL SECTION E - S. B STREET SCALE H: 1" = 10' V: 1" = 5' TYPICAL SECTION F - E. 5TH AVENUE SCALE H: 1" = 10' V: 1" = 5' TYPICAL SECTION A - S. ELLSWORTH AVENUE SCALE H: 1" = 10' V: 1" = 5' TYPICAL SECTION C - E. 4TH AVENUE SCALE H: 1" = 10' V: 1" = 5' TYPICAL SECTION D - E. 4TH AVENUE SCALE H: 1" = 10' V: 1" = 5' TYPICAL SECTION G - S. B STREET AT RAMP SCALE H: 1" = 10' V: 1" = 5' SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal G 06/15/2022 Pre-App Resubmittal C2.01TYPICAL SECTIONS
112 of 1252
UP
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< FF=26.2 GFF=27.7 FF=29.2 FF=29.2 FF=27.2 FF=29.2 SUBSLAB=28.2 SUBSLAB=27.7 GFF B1=16.2 GFF B2=6.2 SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal G 06/15/2022 Pre-App Resubmittal C3.00 PRELIMINARY GRADING, DRAINAGE PLAN NORTH
S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET LEGEND
113 of 1252
UP
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< SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal G 06/15/2022 Pre-App Resubmittal C4.00 PRELIMINARY UTILITY PLAN NORTH
S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET
PROPOSED PROJECT SEWER FLOWS NOTE: PROPOSED PROJECT WATER FLOWSEXISTING PROJECT SEWER FLOWSNET PROJECT SEWER FLOWS LEGEND 114 of 1252
X DN DN TCM 01 DMA 17 DMA 16 DMA 09 DMA 15 DMA 12 DMA 05 DMA 02 DMA 13 DMA 14 DMA 04 DMA 10 DMA 11 DMA 03 DMA 06 DMA 08 DMA 07 DMA 01 DMA 01 TCM 08 TCM 03 TCM 02 TCM 09 TCM 07 TCM 05 TCM 15 TCM 12 TCM 13 TCM 14 TCM 04 TCM 10 TCM 11 TCM 06 SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal C5.00 PRELIMINARY STORM WATER QUALITY CONTROL PLAN NORTH
S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET LEGEND DMA TCM NOTES FLOW-THROUGH PLANTER (ABOVE GRADE) 2 BIOTREATMENT POND (LINED) SECTION VIEW
1 VARIES VARIES
3:1 MAX
18" VARIES-SEE PLAN VARIES-SEE PLAN FLOW-THROUGH PLANTER INSPECTION AND MAINTENANCE CHECKLIST NON-PROPRIETARY MEDIA FILTER INSPECTION AND MAINTENANCE CHECKLIST G 06/15/2022 Pre-App Resubmittal
115 of 1252
SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal C5.01 PRELIMINARY STORMWATER QUALITY CONTROL NOTES, DETAILS & CALCULATIONS MEDIA FILTRATION SYSTEM DETAIL 1 G 06/15/2022 Pre-App Resubmittal
116 of 1252
SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal C5.02 PRELIMINARY LOW IMPACT DEVELOPMENT REDUCTION CALCULATIONS SAN MATEO TRAIN STATION PROJECT SITE 34 DU/AC 2.7 FAR 14 MILE RADIUS FROM 50% OF PROJECT SITE
G 06/15/2022 Pre-App Resubmittal
117 of 1252
UP UP SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal C6.00VEHICLE TURNING ANALYSIS S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET
NORTH
S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET FIRE TRUCK TURNING SU-30 TRUCK TURNING LEGEND G 06/15/2022 Pre-App Resubmittal
118 of 1252
UP
NORTH SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal C6.01 S. ELLSWORTH AVENUE E. 4TH AVENUE E. 5TH AVENUE
S. B STREET GARBAGE TRUCK TURNING VEHICLE TURNING ANALYSIS LEGEND G 06/15/2022 Pre-App Resubmittal
119 of 1252
UP UP
NORTH SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER A19538-1 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description AS SHOWN 3350 Scott Boulevard, Building 22 Santa Clara, California 95054 Phone: (408) 727-6665 www.kierwright.com A 05/05/2020 Pre-Application Set
B 10/21/2020 Pre-App Resubmittal
C 03/19/2021 Pre-App Resubmittal
D 10/15/2021 Pre-App ResubmittalE 02/04/2022 Pre-App ResubmittalF 04/22/2022 Pre-App Resubmittal G 06/15/2022 Pre-App Resubmittal C6.02 E. 4TH AVENUE E. 5TH AVENUE S. B STREET DELIVERY TRUCK ARRIVAL ANALYSIS E. 4TH AVENUE E. 5TH AVENUE S. B STREET BOX TRUCK ENTERING FIRST WB-67 TRUCK ENTERING FIRST Steering Angle Lock to Lock Time Articulating Angle
WB-67
Trailer TrackTractor TrackTrailer WidthTractor Width

4.00 19.50
feet

8.50 : 8.50

8.008.00
:::

0.00 3.00 45.50

15.00 53.00
::: 6.0

28.475.0 Lock to Lock Time
SU-30WidthTrackSteering Angle

4.00 20.00
feet:::

6.08.008.00
: 31.8

30.00 18.00 24.00
120 of 1252
39 38
10 4 3
2 1
9 8 7 6 5
11 12
13 37
36 35
34 33
32 30 31 26 27 28 29
25 24
23 22
21 20
19 18
17 16
15 14

LEGEND OF SYMBOLS

EXISTING TREE TO BE PROTECTED

EXISTING TREE TO BE RELOCATED

EXISTING TREE TO BE REMOVED

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-002

TREE PROTECTION PLAN
1/16"=1'-0"
121 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal

TREE INVENTORY
NA
L-003
122 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
$5&+,7(&76
.257+6816(5,+$*(<
($677+

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set
!.$2%!#/#(2!.
,!.$3#!0%!2#()4%#452%
4HIRD3TREETÚ
3AN&RANCISCO#!ˇ
 B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
SCALE

NA SHEET TITLE
TREE INVENTORY L-004
123 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-005

TREE INVENTORY
NA
L-005
124 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-006

TREE INVENTORY
NA
125 of 1252
E. 4TH AVE.

E. 5TH AVE. S. ELLSWORTH AVE.

UP S. B ST.
608 sf
110
sf
119
sf
57 sf
56 sf
127
sf
23 sf
91 sf
140 sf
57 sf
243 sf
20 sf 411 sf
86 sf 169 sf 167 sf
197 sf 31 sf 31 sf
367 sf
56 sf 56 sf 56 sf
858 sf
280 sf
368 sf
248 sf
20 sf 20 sf 20 sf 20 sf 20 sf
110 sf
115 sf
2 200
4 200
1 200
3 200
2-01
2-02
2-03
3-01
5-03
2-02
5-01
0-01
5-11
5-11
3-01
2-01
2-03
2-03
0-01
7-02
2-01
2-02
5-11
7-01
7-01
7-01
0-01
2-02
2-02
5-08
5-07
2-01
0-01
2-03
2-01
7-01
0-01
7-01
2-02
2-02
5-07
5-08
2-02
0-01
0-01 2-02
2-01
7-01
7-01
7-01
7-02
7-02
7-01 7-01
7-01
8-01
5-03
2-01 5-11
8-01
8-01
8-01
8-01
8-01
8-01
8-01 8-01
8-01 8-01
8-01
8-01
8-01
7-01
7-01
8-01
7-01 8-01
TYP 5-06 5-04
5-04
TYP TYP 5-02 TYP TYP
5-02
TYP
2-02
5-05
5-05
TYP
5-02
2-02
5-07
5-07 3'-2" 3'-2" 3'-2" 6'-6" 6'-6" 3'-2" 3'-2" 3'-2" 2'-7" 10'-5" 3'-0" 2'-0"2'-0" 3'-0"
2'-0"2'-0"
7-02
0-01
3'-0"
1'-6" 1'-8"
3'-0"
1'-6" 2'-3"

TREES CODE BOTANICAL NAME COMMON NAME CONT QTY REMARKS
Os OLEA EUROPAEA 'SWAN HILL' TM SWAN HILL OLIVE --- 4
Qh QUERCUS HYPOLEUCOIDES SILVERLEAF OAK --- 10
Qs QUERCUS VIRGINIANA `SKY CLIMBER` SKY CLIMBER SOUTHERN LIVE OAK --- 23

PLANT SCHEDULE
0 GENERAL

SYMBOL DESCRIPTION

CURB CUT,
S.C.D.
2 PAVING +
EDGES

SYMBOL DESCRIPTION NOTES SOURCE
CONC. PAVING C.I.P. INTEGRAL COLOR CONC. PAVING
CONC. UNIT
PAVING TYPE I 3"X12" PRECAST CONC. PAVERS - COLOR: PORCELAIN STEPSTONE, INC CONC. UNIT
PAVING TYPE II 3"X12" PRECAST CONC. PAVERS - COLOR: FRENCH GREY STEPSTONE, INC 3 SITE WALLS

AND STAIRS

SYMBOL DESCRIPTION NOTES SOURCE

RAISED METAL
PLANTER CUSTOM POWDERCOATED PLANTERS - COLOR: CHARCOAL STREETLIFE, LLC 5 SITE

FURNISHINGS

SYMBOL DESCRIPTION NOTES SOURCE

WOOD BENCH
TYPE I 7`-8" WOOD BENCH WITH ARMREST, GALV. BASES STREETLIFE, LLC

WOOD BENCH
TYPE II 9`-10" WOOD BENCH WITH ARMRESTS, GALV. STEEL BASES STREETLIFE, LLC

WOOD BENCH
TYPE III 23"X23" WOOD CUBE BENCH, GALV. STEEL BASE STREETLIFE, LLC

WOOD BENCH

TYPE IV CUSTOM WOOD BENCH WITH ARMRESTS AT RAISED METAL PLANTERS STREETLIFE, LLC

WOOD BENCH

TYPE V WOOD BENCH AT TREE GRATE, STEEL BASES TO MATCH GRATES STREETLIFE, LLC

WOOD DINING
TABLE WOOD TABLE AND BECH WITH ARMREST, GALV. STEEL BASES STREETLIFE, LLC

BIKE RACK WELLE CIRCULAR RACK - STAINLESS FINISH PALMER GROUP, LLC

TREE GRATE POWDERCOATED STEEL TREE GRATE STREETLIFE, LLC

MOVABLE SITE

FURNISHING TBD FF&E BY OTHERS, SHOWN FOR REFERENCE
7 PLANTING

SYMBOL DESCRIPTION

NATIVE OR

ADAPTED

PLANTING

BIOTREATMENT

PLANTING
8 SITE LIGHTING

SYMBOL DESCRIPTION DESCRIPTION

SITE LIGHTING SEE LIGHTING DRAWINGS
0-01
2-01
2-02
2-03
3-01
5-01
5-02
5-03
5-04
5-05
5-06
5-07
5-08
5-11
7-01
7-02
8-01

REFERENCE NOTES SCHEDULE
NOTES:

1. SEE L-205 FOR MATERIALS AND FURNISHINGS IMAGES

2. SEE L-300 FOR FURNISHING DETAILS

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-100
LEVEL 1 LANDSCAPE PLAN
1/16"=1'-0"
126 of 1252
E. 4TH AVE.

E. 5TH AVE. S. ELLSWORTH AVE. S. B ST.

DN UP
LEVEL 1
BELOW
LEVEL 1 BELOW
7-01
2-04
2-05
5-11
5-11
7-01
7-01
2-04
5-11
2-05
7-01
7-01
7-01
2-04
5-11
7-01
2-04
LEVEL 1
BELOW
5-11
5-11
5-11
2-05
5-01
2-05
5-01
7-01
5-01
7-01
7-01
5-11
5-01
2-04
5-11
7-01
2-04
2-05
5-11
5-11
7-01
5-01
2-04
LEVEL 1
BELOW
2-07
2-07
2-07 2-07
2-07
2-07
2-08
2-08
2-08
2-08
2-08
2-08
2-08
2-08
2-08
294 sf
162 sf
62 sf
179 sf
154 sf
409 sf
294 sf
172 sf
295 sf
128 sf
123 sf
107 sf
146 sf
123 sf
86 sf
123 sf
4 sf 5 sf 5 sf 4 sf
7-01
2 PAVING + EDGES

SYMBOL DESCRIPTION NOTES SOURCE

PEDESTAL PAVING
TYPE I 18"X36" PRECAST CONC. PAVERS - COLOR: FRENCH GREY STEPSTONE, INC.

PEDESTAL PAVING
TYPE II 18"X36" PRECAST CONC. PAVERS - COLOR: PORCELAIN STEPSTONE, INC.

PEDESTAL PAVING
TYPE IV 24"X48" THERMALLY MODIFIED ASH DECKING TILES THERMORY

ACCESS GRATING STAINLESS STEEL PRESSED GRATING
5 SITE FURNISHINGS

SYMBOL DESCRIPTION NOTES SOURCE
WOOD BENCH TYPE I 7`-8" WOOD BENCH WITH ARMREST, GALV. BASES STREETLIFE, LLC

MOVABLE SITE

FURNISHING TBD FF&E BY OTHERS, SHOWN FOR REFERENCE
7 PLANTING

SYMBOL DESCRIPTION

NATIVE OR ADAPTED

PLANTING
2-04
2-05
2-07
2-08
5-01
5-11
7-01

REFERENCE NOTES SCHEDULE

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-101
LEVEL 3 LANDSCAPE PLAN
1/16"=1'-0"
127 of 1252
E. 4TH AVE.

E. 5TH AVE. S. ELLSWORTH AVE. S. B ST.
1,912 SF
TERRAC
312
4,118 SF

TERRACE
313
DN
UP
LEVEL 1
BELOW
2-07
LEVEL 3
BELOW
2-07
LEVEL 1
BELOW
LEVEL 1
BELOW
LEVEL 1
BELOW
LEVEL 3
BELOW
LEVEL 3
BELOW
2 PAVING + EDGES

SYMBOL DESCRIPTION NOTES SOURCE

PEDESTAL PAVING
TYPE IV 24"X48" THERMALLY MODIFIED ASH DECKING TILES THERMORY 2-07

REFERENCE NOTES SCHEDULE

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-102
LEVEL 4 LANDSCAPE PLAN
1/16"=1'-0"
128 of 1252
DN
DN
A-210
1 A-210
3 A-210
2 E. 4TH AVE.

E. 5TH AVE. S. ELLSWORTH AVE. S. B ST.

START MODULE

START MODULE
269 sf
247 sf
259
sf
333
sf
177 sf
439 sf
438 sf
943 sf
762 sf
144
sf
1014 sf
LEVEL 1
BELOW
LEVEL 3
BELOW
LEVEL 1
BELOW
TRELLIS, S.A.D.
2-04
5-11
5-11
5-01
2-04
5-11
5-11
5-11
LEVEL 1
BELOW
LEVEL 3
BELOW
5-01
2-07
2-07
2-06
5-11
2-05
LEVEL 3
BELOW
LEVEL 1
BELOW
5-09
3-01
3-01
3-01
3-01
3-01
3-01
3-01
3-01
5-11
5-11
5-10
2-08
2-08
2-08
2-08
2-08
5-10
2 PAVING + EDGES
SYMB

OL DESCRIPTION NOTES SOURCE

PEDESTAL PAVING
TYPE I 18"X36" PRECAST CONC. PAVERS - COLOR: FRENCH GREY STEPSTONE, INC.

PEDESTAL PAVING
TYPE II 18"X36" PRECAST CONC. PAVERS - COLOR: PORCELAIN STEPSTONE, INC.

PEDESTAL PAVING
TYPE III 30"X30" PRECAST CONC. PAVERS - COLOR: PORCELAIN STEPSTONE, INC.

PEDESTAL PAVING
TYPE IV 24"X48" THERMALLY MODIFIED ASH DECKING TILES THERMORY

ACCESS GRATING STAINLESS STEEL PRESSED GRATING
3 SITE WALLS AND
STAIRS
SYMB

OL DESCRIPTION NOTES SOURCE

RAISED METAL
PLANTER CUSTOM POWDERCOATED PLANTERS - COLOR: CHARCOAL STREETLIFE, LLC 5 SITE FURNISHINGS
SYMB

OL DESCRIPTION NOTES SOURCE
WOOD BENCH TYPE I 7`-8" WOOD BENCH WITH ARMREST, GALV. BASES STREETLIFE, LLC

BBQ CUSTOM BBQ AREA

SCREEN SEE ARCH DRAWINGS

MOVABLE SITE

FURNISHING TBD FF&E BY OTHERS, SHOWN FOR REFERENCE
2-04
2-05
2-06
2-07
2-08
3-01
5-01
5-09
5-10
5-11

REFERENCE NOTES SCHEDULE

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-103

ROOF LANDSCAPE PLAN
1/16"=1'-0"
129 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-200

STREETSCAPE SECTIONS

AS NOTED
SCALE:

ELLSWORTH AVENUE

TYPICAL SECTION
1/4" = 1'-0
TRAVEL
LANE(S) S.C.D.

TRAVEL LANE
S.C.D.

PARKING
ZONE
S.C.D.

GUTTER
S.C.D.

TREE BEYOND
6" CURB
4'-0"

FURNISHING

ZONE BEHIND
6'-6"

THROUGH

ZONE BEHIND
4'-6"

FRONTAGE

ZONE BEHIND

PLANTING
BEYOND
1'-6"

PROPERTY LINE
10'-6" 5'-0"
SCALE:

B-STREET

TYPICAL SECTION
1/4" = 1'-0
GUTTER
S.C.D.

TRAVEL
LANE(S) S.C.D.
6" CURB

LOADING
ZONE
S.C.D.

PROPERTY LINE
6'-0" 10"-0"
1'-6" 11'-0"

THROUGH ZONE
4'-6"
TREE

PLANTING
1'
SCALE:
0 2' 4' 8'
E 4TH AVENUE

TYPICAL SECTION
1/4" = 1'-0

TRAVEL LANE(S)
S.C.D.

PARKING ZONE S.C.D. 4'-0"

FURNISHING
ZONE
4'-0"

FRONTAGE
ZONE
7'-4"

THROUGH
ZONE
6"
CURB
GUTTER
S.C.D.
1'-6"

TREE BEYOND

PLANTING
BEYOND

PROPERTY LINE
9'-0" 6'-10"
1'
SCALE:
0 2' 4' 8'
E 5TH AVENUE

TYPICAL SECTION
1/4" = 1'-0
4'-0"

FRONTAGE
ZONE

BIKE LANE
S.C.D. TRAVEL LANE
S.C.D.

TRAVEL LANE(S)
S.C.D.
4'-0"

FURNISHING
ZONE GUTTER S.C.D.
6" CURB
7'-6"

THROUGH
ZONE
1'-6"

PROPERTY LINE
1'-0" 15'-0"
130 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
L-201

LANDSCAPE RENDERINGS
N.A.
4TH & ELLSWORTH AERIAL
PARKLET FROM 4TH & ELLSWORTH

CONCEPTUAL LANDSCAPE SHOWN AT ROOFTOP TERRACES
131 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
L-202

LANDSCAPE RENDERINGS
N.A.

AERIAL OF PARKLET AT 4TH & ELLSWORTH
PARKLET AT 4TH AND ELLSWORTH FROM ELLSWORTH

CONCEPTUAL LANDSCAPE SHOWN AT ROOFTOP TERRACES
132 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
L-203

LANDSCAPE RENDERINGS
N.A.

ELLSWORTH STREETSCAPE AND BUILDING ENTRY
STREETSCAPE AND ENTRY AT 4TH & B STREET
133 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
L-204

LANDSCAPE RENDERINGS
N.A.
4TH AVE & B STREET AERIAL
B STREET STREETSCAPE & 5TH AVE
134 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
L-205

LANDSCAPE MATERIALS AND

FURNISHING IMAGERY
N.A.

BENCH T<PES I II
BENCH T<PE III RAISED METAL PLANTER BENCH T<PE IV
:OOD DININ* TABLE
CONCRETE PAVIN* PEDESTAL PAVIN* T<PE III
BI.E RAC. AT UNIT PAVIN*
UNIT PAVIN* T<PE I II PRECAST PAVER COLORS
BENCH T<PE I II :OOD DININ* TABLE BENCH T<PE V
PEDESTAL PAVIN* T<PE I II
PEDESTAL PAVIN* T<PE IV
135 of 1252

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE

ARCHITECTS

KORTH SUNSERI HAGEY
222 EAST 4TH

LANE PARTNERS
No. Date Description
A 05/05/20 Pre-Application Set

ANDREA COCHRAN

LANDSCAPE ARCHITECTURE
2325 Third Street #210
San Francisco CA 94107
415.503.0060
B 10/21/20 Pre-Application Resubmittal
C 03/19/21 Pre-Application Resubmittal
D 10/15/21 Pre-Application Resubmittal
E 02/04/22 Pre-Application Resubmittal
F 04/22/22 Pre-Application Resubmittal
G 06/15/22 Pre-Application Resubmittal
L-300

SITE FURNISHING DETAILS

AS NOTED
2'
SCALE:
0 1' 3'

WOOD BENCH TYPE I

TYPICAL SECTION
1"=1'-0"

FRONT SIDE

COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
3/8" THREADED ROD,

EPOXIED INTO FOOTING
ADJACENT CONC. UNIT
PAVING

FASTEN PER

MANUFACTURERS SPEC

SEE MATERIALS PLANS

AND SPECS FOR BENCH
MODEL
10"
1'-0"
3"
MIN
10"
2'-0"
3"
MIN
3"
MIN
3"

MIN COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
3/8" THREADED ROD,

EPOXIED INTO FOOTING
ADJACENT CONC. UNIT
PAVING

FASTEN PER

MANUFACTURERS SPEC

SEE MATERIALS PLANS

AND SPECS FOR BENCH
MODEL

ARMREST
7'-8 1/8"
2'
SCALE:
0 1' 3'

WOOD BENCH TYPE II

TYPICAL SECTION
1"=1'-0"

FRONT SIDE

COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
3/8" THREADED ROD,

EPOXIED INTO FOOTING
ADJACENT CONC. UNIT
PAVING

FASTEN PER

MANUFACTURERS SPEC

SEE MATERIALS PLANS

AND SPECS FOR BENCH
MODEL
1'-0"
3"
MIN
10"
2'-0"
3"
MIN
3"
MIN
3"

MIN COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
3/8" THREADED ROD,

EPOXIED INTO FOOTING
ADJACENT CONC. UNIT
PAVING

FASTEN PER

MANUFACTURERS SPEC

SEE MATERIALS PLANS

AND SPECS FOR BENCH
MODEL
10"
9'-10 1/8"

ARMREST ARMREST
2'
SCALE:
0 1' 3'

WOOD BENCH TYPE III

TYPICAL SECTION
1"=1'-0"
SIDE

COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
3/8" THREADED ROD,

EPOXIED INTO FOOTING
CONC. UNIT PAVING

FASTEN PER

MANUFACTURERS SPEC

SEE MATERIALS PLANS

AND SPECS FOR BENCH
MODEL
10"
1'-6"
3"
MIN
3"
MIN
FRONT

COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
3/8" THREADED ROD,

EPOXIED INTO FOOTING
CONC. UNIT PAVING

FASTEN PER

MANUFACTURERS SPEC

SEE MATERIALS PLANS

AND SPECS FOR BENCH
MODEL
10"
1'-6"
3"
MIN
3"
MIN
1'-5 3/4"
1'-11 1/4"
1'-5 3/4"
1'-11 1/4"
2'
SCALE:
0 1' 3'

PICNIC TABLE AND BENCH

TYPICAL SECTION
1"=1'-0"
FRONT
10"
2'-6 1/4"
3"
MIN
3"
MIN

COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
3/8" THREADED ROD,

EPOXIED INTO FOOTING
ADJACENT CONC. UNIT
PAVING

FASTEN PER

MANUFACTURERS SPEC

SEE MATERIALS PLANS

AND SPECS FOR TABLE

ARMREST
3'-11 1/4"
PLAN

SEE MATERIALS PLANS

AND SPECS FOR TABLE

ARMREST
3'-7 1/4"
1'-3 1/2"
3'-7 1/8"

TABLE FOOTING, BEHIND
2'
SCALE:
0 1' 3'

WOOD BENCH TYPE V

TYPICAL SECTION
1"=1'-0"
FRONT
10"
1'-0"

COMPACTED CLASS II

AGGREGATE BASE,
S.C.D.

REINFORCED CONC.

FOOTING
ADJACENT CONC. UNIT
PAVING

METAL TREE GRATE, SEE

MATERIALS PLAN AND
SPECS.

SEE MATERIALS PLANS

AND SPECS FOR BENCH
MODEL

ARMREST
4'-6"
MULCH

TREE PLANTING SOIL
136 of 1252
UP

OFFICE/CAFETERIA TRASH ROOM
SEE SHEET T1.0
GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR

SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND

SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF

FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES.

FIFTH AVENUE ELLSWORTH AVENUE B STREET GROCERY
TRASH
ROOM

SEE SHEET
T1.2

DRAWING TITLE
PROJECT NO.
1/30" = 1'-0"

SITE PLAN
LEVEL 1 T0.1
AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410 [email protected]

DRAWING TITLE
PROJECT NO.

PROJECT
PH
DRAWN

APPROVED

DATE SCALE
DRAWING NO. SB
06/03/2022

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KSH
KSH-222 E 4th-San Mateo

LANE PARTNERS
137 of 1252
W
W
W
W
1 7 9 A
C
D
E
F
J
2 3 4 6 8
H
B
5 G

RESIDENTIAL TRASH ROOM
SEE SHEET TR1.1
GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR

SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND

SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF

FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES. B STREET ELLSWORTH AVENUE 1/20" = 1'-0"

KEY PLAN
TYPICAL UPPER LEVELT0.2
AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410 [email protected]

DRAWING TITLE
PROJECT NO.

PROJECT
PH
DRAWN

APPROVED

DATE SCALE
DRAWING NO. SB
06/03/2022

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KSH
KSH-222 E 4th-San Mateo

LANE PARTNERS
138 of 1252

OFFICE/CAFETERIA STAGING
GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR

SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND

SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF

FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES.

PROJECTED OFFICE/CAFETERIA COLLECTION SCHEDULE/WK
WASTE

RECYCLING
1 x 4CY FL COMPACTOR CONTAINER
SERVICE: CONTAINER VOL / TYPE: FREQUENCY:
2x/wk
COMPOST 1 X 2CY FL COMPACTOR

CONTAINER
3x/wk
2x/wk
1 x 4CY FL COMPACTOR CONTAINER
UP

FIFTH AVENUE ELLSWORTH AVENUE B STREET

BIN PATH OF TRAVEL
35ft Front End Loader
35ft Front End Loader
35ft Front End Loader
35ft Front End Loader
Note: Per Recology's feedback, this
area will be serviced from 3am-12pm,
if there are no delays. A sign will be
placed in front of the 5 parking spaces
noting these will not be available
during trash service hours. For
example, the sign will state "No
Parking on Mondays-Fridays from
10pm-12pm. Garbage Pick-Up Zone".

Once these bins are picked up by
Recology, building staff will
immediately bring back the containers
to free up these parking spaces for
public use.

ATTEMP
J
D
E
F
H

G ELLSWORTH AVENUE
BIN PATH OF TRAVEL 35ft Front End Loader
35ft Front End Loader
35ft Front End Loader
1/50" = 1'-0" T0.3
AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410 [email protected]

DRAWING TITLE
PROJECT NO.

PROJECT
PH
DRAWN

APPROVED

DATE SCALE
DRAWING NO. SB
06/03/2022

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KSH
KSH-222 E 4th-San Mateo

LANE PARTNERS

STAGING DETAILS OFFICE & CAFETERIA
1/16" = 1'-0" 139 of 1252

RESIDENTIAL & GROCERY STAGING

BIN/CART PATH OF
TRAVEL

FRONT LOAD

PICK UP VEHICLE
GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR

SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND

SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF

FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES.

PROJECTED RESIDENTIAL COLLECTION SCHEDULE/WK WASTE RECYCLING 3 x 96G LOOSE TOTER CARTS SERVICE: CONTAINER VOL / TYPE: FREQUENCY: 1x/wk COMPOST 1 X 64G LOOSE TOTER CARTS 1x/wk 1x/wk 3 x 96G LOOSE TOTER CARTS PROJECTED GROCERY COLLECTION SCHEDULE/WK WASTE RECYCLING 1 x 4CY FL COMPACTOR CONTAINER SERVICE: CONTAINER VOL / TYPE: FREQUENCY: 3x/wk COMPOST 1 X 2CY FL COMPACTOR

CONTAINER
3x/wk 2x/wk 1 x 4CY FL COMPACTOR CONTAINER
UP
FIFTH AVENUE ELLSWORTH AVENUE B STREET 35ft Front End Loader 35ft Front End Loader
ATTEMP

BIN/CART PATH OF
TRAVEL

FRONT LOAD
PICK UP VEHICLE B STREET 35ft Front End Loader
35ft Front End Loader
1/50" = 1'-0"
STAGING DETAILS RESIDENTIAL & GROCERY T0.4
AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410 [email protected]

DRAWING TITLE
PROJECT NO.

PROJECT
PH
DRAWN

APPROVED

DATE SCALE
DRAWING NO. SB
06/03/2022

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KSH
KSH-222 E 4th-San Mateo

LANE PARTNERS
1/16" = 1'-0"
140 of 1252
1 H
4CY COMPACTOR

CONTAINER RECYCLING
64G CART
PP
PP
64G CART
4CY COMPACTOR

CONTAINER WASTE
APOLLO
A1000 COMPACTOR
APOLLO
A1000 COMPACTOR
P200 VERTICAL COMPACTOR W/2CY CONTAINER
COMPOST 14'-3" ROLL UP DOOR
CONCRETE CURB WALL PROTECTION TYP U.O.N.
120V 15A SERVICE OUTLET, TYP U.O.N.

ELEC. PALLET JACK
OC

DISCONNECT
(TYP)

DISCONNECT (TYP)

DISCONNECT (TYP)

OFFICE/CAFETERIA TRASH ROOM PLAN
LEVEL 1
B-B
-
A-A
- FD
HB
SHEET NOTES:

COMMERCIAL TRASH COLLECTION ROOM - LEVEL 1

1. CENTRAL TRASH COLLECTION AREA IS 1HR FIRE-RATED - RESTRICTED ACCESS.

2. FLOOR SHALL BE FINISHED WITH WATERPROOF DECK COATING. FLOOR TO HAVE MINIMAL SLOPE (1° MAX) AND FLOOR DRAIN. FLOOR LEVEL UNDER COMPACTOR.

3. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH-GLOSS ENAMEL PAINT, 8'-0" AFF.

4. INSTALL WALL PROTECTION: 12"Hx6"W CONCRETE CURB AT BASE OF ALL NON-CONCRETE WALLS.

5. 14'-3" ROLL-UP DOOR, 6'-0" DOUBLE-SWING DOOR, AND 3'-0" EXIT DOOR.

6. (2) A1000 SELF CONTAINED COMPACTORS FOR WASTEAND RECYCLING. PROVIDE 4CY COMPACTOR CONTAINERS.

7. (1) P200 COMPACTOR WITH INTERNAL P0WER PACK AND 2CY BIN FOR COMPOST. 2HP, 115/230V, 1 PHASE SERVICE REQUIRED. DISCONNECT MOUNTED 60" AFF.

8. PP: COMPACTOR POWER PACKS AND LIFT POWER PACKS SHALL BE STACKED & FLOOR-MOUNTED. SEE DETAIL FOR HP PER POWER PACK. EACH PACK IS 3-PHASE, 208/230/460V. EACH PP NEEDS 30A DISCONNECT, 60" AFF.

9. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. REQUIRES 120V 15A SERVICE OUTLET. 10. HB: HOT AND COLD HOSE BIB SHALL BE WALL-MOUNTED 60" AFF.

15. (1) UNDEDICATED 120V 15A SERVICE OUTLET REQUIRED FOR STAFF MAINTENANCE PURPOSE.

GENERAL NOTES:

1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR SPECIFICATION, WHICH ARE DIRECT

OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION.

2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK,

WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS,

OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.

3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION.

THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES.
2CY CONTAINER
4CY CONTAINER
4" BOLLARD
(TYP) POWER PACK
2HP 1PH 115/230V
APOLLO A 1000 COMPACTOR
W/ 64 GAL CART AND

BAYNE TASKMASTER HI-LIFT DUMPER
A1000 COMPACTOR
APOLLO A 1000 COMPACTOR
W/ 64 GAL CART AND

BAYNE TASKMASTER HI-LIFT DUMPER
P200 COMPACTOR
W/ 2CY CONTAINER
6'-0" DOUBLE-SWING
DOOR
C-C

PROJECTED OFFICE/CAFETERIA COLLECTION SCHEDULE/WK
WASTE

RECYCLING
1 x 4CY FL COMPACTOR CONTAINER
SERVICE: CONTAINER VOL / TYPE: FREQUENCY:
2x/wk
COMPOST 1 X 2CY FL COMPACTOR

CONTAINER
3x/wk
2x/wk
1 x 4CY FL COMPACTOR CONTAINER
3/16" = 1'-0"
Office/Cafeteria Trash Collection Room Layout
T1.0
AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410 [email protected]

DRAWING TITLE
PROJECT NO.

PROJECT
PH
DRAWN

APPROVED

DATE SCALE
DRAWING NO. SB
06/03/2022

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KSH
KSH-222 E 4th-San Mateo

LANE PARTNERS
141 of 1252
3 G
SHEET NOTES:

RESIDENTIAL TRASH CLOSET - LEVEL 1:

1. FLOOR SHALL BE FINISHED WITH WATERPROOF DECK COATING.

2. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH GLOSS ENAMEL PAINT, 8'-0" AFF.

3. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. REQUIRES 120V 15A SERVICE OUTLET. 4. PROVIDE 3' ACCESS DOOR.

GENERAL NOTES:

1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR

SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES,

DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND

SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION.

2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE

DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY

TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR

WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF

FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.

3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES. 3'-0"
ACCESS
DOOR
120V 15A SERVICE
OUTLET, TYP U.O.N.

OC

RESIDENTIAL TRASH CLOSET PLAN
LEVEL 5
64G CART

COMPOST
96G CART

RECYCLE
96G CART

RECYCLE
96G CART

RECYCLE
96G CART
WASTE
96G CART
WASTE
96G CART
WASTE

PROJECTED RESIDENTIAL COLLECTION SCHEDULE/WK
WASTE

RECYCLING
3 x 96G LOOSE TOTER CARTS
SERVICE: CONTAINER VOL / TYPE: FREQUENCY:
1x/wk
COMPOST 1 X 64G LOOSE TOTER CARTS
1x/wk
1x/wk
3 x 96G LOOSE TOTER CARTS
3/8" = 1'-0"
Residential Trash Closet Layout
T1.1
AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410 [email protected]

DRAWING TITLE
PROJECT NO.

PROJECT
PH
DRAWN

APPROVED

DATE SCALE
DRAWING NO. SB
06/03/2022

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KSH
KSH-222 E 4th-San Mateo

LANE PARTNERS
142 of 1252
SHEET NOTES: BUILDING 1. COMMERCIAL TRASH ROOM. LEVEL 1

1. TRASH COLLECTION ROOM IS 1HR FIRE-RATED - RESTRICTED ACCESS. 2. FLOORS SHALL BE FINISHED WITH WATERPROOF DECK COATING WITH MINIMAL SLOPE AND FLOOR DRAIN. LEVEL FLOOR UNDER COMPACTORS. 3. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH-GLOSS ENAMEL PAINT 8'-0" AFF. 4. WALL PROTECTION: 1 4" THICK STEEL DIAMOND TREAD BACKING
ALONG WALL BEHIND COMPACTORS 6'-0" AFF. 5. (2) 10'-0" WIDE ROLL-UP DOORS FOR TRANSFERRING CONTAINERS. 6. ROOM SHALL BE MECHANICALLY VENTILATED WITH (1) CFM/SF PER 2019 CBC. 7. APOLLO MODEL A1000 SINGLE-SIDE LATCH HAND-FED STATIONARY COMPACTORS FOR WASTE AND RECYCLING. 8. PP: POWER PACKS SHALL BE COMPACTOR- MOUNTED. (2) 5HP 3-PHASE, 208/230/460V. 30A DISCONNECTS 60" AFF. PROVIDE 4CY FL COMPACTOR CONTAINERS FOR DISPOSAL. 9. AC: 2HP CHUTE AIR COMPRESSOR SHALL BE FLOOR-MOUNTED. 10. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. 11. HB: HOT AND COLD HOSE BIBB SHALL BE WALL-MOUNTED 60" AFF. 12. PROVIDE ELECTRIC PALLET TRUCK FOR TRANSFERRING CONTAINERS. 4000LB CAPACITY WITH 45.5" TURNING RADIUS. STORE IN BUILDING 1 RESIDENTIAL TRASH ROOM. 13. 120V 15A SERVICE OUTLETS REQUIRED FOR ALL EQUIPMENT (U.O.N.). 14. STORE CARDBOARD BALES ELSEWHERE. GENERAL NOTES. 1. ANY DESIGNS OR SOLUTIONS SHOWN IN DRAWING, EITHER DIRECT OR IMPLIED, ARE HEREBY CLARIFIED AS EXAMPLES AND SHALL NOT BE CONSIDERED COMPLETE DESIGNS FOR CONSTRUCTION. THESE DRAWINGS ARE INTENDED TO SUPPLEMENT THE SUBMITTAL PACKAGE FROM ARCHITECT. 2. ANY PARTIAL INFORMATION, OMISSIONS, OR INACCURATE

DESCRIPTIONS OF WORK SHOWN IN DRAWINGS, WHICH ARE
NECESSARY TO PERFORM THE SCOPE OF WORK, SHALL NOT RELIEVE THE CONTRACTOR FROM COMPLETION OF WORK. ALL WORK SHALL BE PERFORMED TO SATISFY THE MINIMUM REQUIREMENTS OF THE CURRENT APPLICABLE BUILDING CODES. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE PROMPTLY NOTIFIED OF ANY INCONSISTENCIES AND/OR DISCREPANCIES.

COMMERCIAL TRASH ROOM PLAN

PROTOTYPE ONLY

PROJECTED GROCERY COLLECTION SCHEDULE/WK
WASTE

RECYCLING
1 x 4CY FL COMPACTOR CONTAINER
SERVICE: CONTAINER VOL / TYPE: FREQUENCY:
3x/wk
COMPOST 1 X 2CY FL COMPACTOR

CONTAINER
3x/wk
2x/wk
1 x 4CY FL COMPACTOR CONTAINER
1HR FIRE-RATED WALL BY OTHERS (S.A.D.) SEE NOTE 3
HB
120V 15A

SERVICE OUTLET
460V 20A SERVICE OUTLET, TYP U.O.N.

FD
P200 VERTICAL COMPACTOR W/ 2CY CONTAINER COMPOST 14'-0" WIDE ROLL-UP DOOR OC
C-C
- SIM
4CY FL COMPACTOR

CONTAINER WASTE
APOLLO MODEL A1000 SSL HF STATIONARY COMPACTOR
(2) TOTAL, SEE NOTE 7
PP
1 4" THICK STEEL DIAMOND TREAD
BACKING, SEE NOTE 4

GROCERY TRASH ROOM

RESTRICTED AREA
SEE NOTE 1
TVB-60 CARDBOARD
BALER
30A DISCONNECT
4CY FL COMPACTOR

CONTAINER RECYCLING
PP

GROCERY BOH

SHOWN FOR REFERENCE ONLY
(S.A.D.)
30A DISCONNECT
(2) TOTAL
60 x 48

CARDBOARD
BALE
60 x 48

CARDBOARD
BALE
60 x 48

CARDBOARD
BALE
SCALE 3/16" = 1'-0"
Grocery Trash Room Prototype
T1.2
AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410 [email protected]

DRAWING TITLE
PROJECT NO.

PROJECT
PH
DRAWN

APPROVED

DATE SCALE
DRAWING NO. SB
06/03/2022

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KSH
KSH-222 E 4th-San Mateo

LANE PARTNERS
143 of 1252

FIFTH AVENUE

B STREET

FOURTH AVENUE

ELLSWORTH AVENUE

LOADING
0' - 0"
-1' - 0" -1' - 6" -2' - 0"
0' - 0"
-1' - 6"
5' - 0" 19' - 6" 170' - 0" 19' - 6" 6' - 0"
1' - 0" 5' - 0" 212' - 0" 6' - 10"

COMMUNITY

OPEN SPACE
2,070 SF

OUTDOOR DINING
SPACE
1,450 SF

ACCESSIBLE PATH OF

TRAVEL, TYPICAL

ACCESSIBLE PATH OF

TRAVEL, TYPICAL
6' - 10" 60' - 9" 151' - 3" 5' - 0" 1' - 0"
5' - 0" 47' - 0" 162' - 0" 6' - 0"

COMMUNITY

PARKLET

COMMUNITY

PARKLET

SHEET NUMBER

ISSUES AND REVISIONS

PROJECT NUMBER
16010.00
SCALE

SHEET TITLE
1/16" = 1'-0"
A-101

SITE PLAN
222 EAST 4TH

LANE PARTNERS
1/16" = 1'-0" 1
LEVEL 1 SITE PLAN

TRUE NORTH
N
No. Date Description
A 5/5/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
B
B
B
B
6'-10"
Tower
Crane Manlift
Delivery Staging Area
Man Gate
Devcon Trailer Perimeter
Fencing
De-watering
Filtration and
Generators Restrooms
Material Staging
Areas
De-watering
wells (located
schematically)
5'-0" 3'-0"
Devcon to
maintain bike
lane access DEV-101 A 05/05/20 Pre-Application Set
B 10/21/20 Pre-App Resubmittal
C 03/19/21 Pre-App Resubmittal
144 of 1252
Image Quantity Manufacturer Catalog Number Description Number Lamps Lumens Per Lamp Light Loss Factor Wattage Plot 17 King Luminaire K100WR-B3AR-IV- 100(SST)-1054 1 5376 1 104 47 LEDRA BRANDS NU6-QD-XTM19-13LM-30K-83-D70-120- DIM10-RET-WH-WH1 1045 1 13.67 3 WILLIAMS INDOOR 75S-4-L50-835-DIM- UNV 4' LED STRIP LUMINAIRE WHITE REFLECTOR w/FROSTED ACRYLIC SQUARE LENS 1 4862 0.2 33
0 King Luminaire K100WR-B3AR-IV- 100(SST)-1054
1 5376 1 104
1 King Luminaire K100WR-B3AR-IV- 100(SST)-1054
1 5376 1 104
1 CREE, INC. XSPAx3HA-U or BXSPAx3HA-U DOUBLE LED MODULE TYPE III 4000K XSP2 10 960 1 99.51 CREE, INC. XSPAx3HA-U or BXSPAx3HA-U DOUBLE LED MODULE TYPE III 4000K XSP2 10 960 1 99.51 CREE, INC. XSPAx3HA-U or BXSPAx3HA-U DOUBLE LED MODULE TYPE III 4000K XSP2 10 960 1 99.51 CREE, INC. XSPAx3HA-U or BXSPAx3HA-U DOUBLE LED MODULE TYPE III 4000K XSP2 10 960 1 99.51 Cree Inc BXSP-B-xx-3ME-B-40K- UL XSP LED Streetlight, Double module, Version B, Type III Medium, 4000K CCT 1 10073 1 99.37
1 CREE, INC. STR-LWY-2M-**-06-E- UL-525-40K (525mA) CONFIGURED FROM STR- -LWY-2M-**-06-E-UL- 700-40K or BXSL*206E- UD7 (700mA) CONFIGURED FROM 60 LED Type II Medium Optic, 700mA 4000K LEDway Streetlight 60 150 1 1001 Cree Inc BXSP-B-xx-3ME-B-40K- UL XSP LED Streetlight, Double module, Version B, Type III Medium, 4000K CCT 1 10073 1 99.37
1 Leotek Electronics USA Corp, San Jose CA 95131. GC1-80F-MV-NW-3-GY- 530 Scaled from GC1- 80F-MV-NW-3-GY-700 LLI-14304-1 Leotek Spigot-mounted 80 LED Street light. Cat No. GC1-80F-MV-NW-3-GY-530 Gray powder coated cast aluminum housing with vertical cooling fins above LEDs. Removable, hinged, gear housing door. 80 "Luxeon 'T' LED's" in 10x8 arrangement, luminous opening 9.5"L x 7.5"W. Two Lite- On Power LED Drivers, Model No: PA-1101- 18SL 100-277Vac 50/60Hz. Tested at 120V 60Hz with luminous opening horizontal. Dimming set to 530mA 80 177 1 133.51 Leotek Electronics USA Corp, San Jose CA 95131. GC1-80F-MV-NW-3-GY- 530 Scaled from GC1- 80F-MV-NW-3-GY-700 LLI-14304-1 Leotek Spigot-mounted 80 LED Street light. Cat No. GC1-80F-MV-NW-3-GY-530 Gray powder coated cast aluminum housing with vertical cooling fins above LEDs. Removable, hinged, gear housing door. 80 "Luxeon 'T' LED's" in 10x8 arrangement, luminous opening 9.5"L x 7.5"W. Two Lite- On Power LED Drivers, Model No: PA-1101- 18SL 100-277Vac 50/60Hz. Tested at 120V 60Hz with luminous opening horizontal. Dimming set to 530mA 80 177 0.75 133.51 Leotek Electronics USA Corp, San Jose CA 95131. GC1-80F-MV-NW-3-GY- 530 Scaled from GC1- 80F-MV-NW-3-GY-700 LLI-14304-1 Leotek Spigot-mounted 80 LED Street light. Cat No. GC1-80F-MV-NW-3-GY-530 Gray powder coated cast aluminum housing with vertical cooling fins above LEDs. Removable, hinged, gear housing door. 80 "Luxeon 'T' LED's" in 10x8 arrangement, luminous opening 9.5"L x 7.5"W. Two Lite- On Power LED Drivers, Model No: PA-1101- 18SL 100-277Vac 50/60Hz. Tested at 120V 60Hz with luminous opening horizontal. Dimming set to 530mA 80 177 1 133.51 Leotek Electronics USA Corp, San Jose CA 95131. GC1-80F-MV-NW-3-GY- 530 Scaled from GC1- 80F-MV-NW-3-GY-700 LLI-14304-1 Leotek Spigot-mounted 80 LED Street light. Cat No. GC1-80F-MV-NW-3-GY-530 Gray powder coated cast aluminum housing with vertical cooling fins above LEDs. Removable, hinged, gear housing door. 80 "Luxeon 'T' LED's" in 10x8 arrangement, luminous opening 9.5"L x 7.5"W. Two Lite- On Power LED Drivers, Model No: PA-1101- 18SL 100-277Vac 50/60Hz. Tested at 120V 60Hz with luminous opening horizontal. Dimming set to 530mA 80 177 1 133.51 King Luminaire K803-P4RAD-III- 100(SSL)-8060 NVLAP LOGO AND LAB ID NUMBER SHALL NOT BE USED BY THE CLIENT TO CLAIM THE PRODUCT CERTIFICATION, APPROVAL, OR ENDORSEMENT BY NVLAP, NIST, OR ANY GOVERNMENT AGENCY 1 11896 0.75 90
1 King Luminaire K803-P4RAD-III- 100(SSL)-8060 NVLAP LOGO AND LAB ID NUMBER SHALL NOT BE USED BY THE CLIENT TO CLAIM THE PRODUCT CERTIFICATION, APPROVAL, OR ENDORSEMENT BY NVLAP, NIST, OR ANY GOVERNMENT AGENCY 1 11896 1 90
1 CREE, INC. STR-LWY-2M-**-08-E- UL-525-40K (525mA) CONFIGURED FROM STR- -LWY-2M-**-06-E-UL- 700-40K or BXSL*206E- UD7 (700mA) CONFIGURED FROM 60 LED Type II Medium Optic, 700mA 4000K LEDway Streetlight 80 150 1 1351 CREE, INC. STR-LWY-2M-**-08-E- UL-525-40K (525mA) CONFIGURED FROM STR- -LWY-2M-**-06-E-UL- 700-40K or BXSL*206E- UD7 (700mA) CONFIGURED FROM 60 LED Type II Medium Optic, 700mA 4000K LEDway Streetlight 80 150 1 1351 CREE, INC. STR-LWY-2M-**-08-E- UL-525-40K (525mA) CONFIGURED FROM STR- -LWY-2M-**-06-E-UL- 700-40K or BXSL*206E- UD7 (700mA) CONFIGURED FROM 60 LED Type II Medium Optic, 700mA 4000K LEDway Streetlight 80 150 1 1351 CREE, INC. STR-LWY-2M-**-08-E- UL-525-40K (525mA) CONFIGURED FROM STR- -LWY-2M-**-06-E-UL- 700-40K or BXSL*206E- UD7 (700mA) CONFIGURED FROM 60 LED Type II Medium Optic, 700mA 4000K LEDway Streetlight 80 150 1 1351 Cree Inc BXSPCxx3MEF40K-UL CONFIGURED FROM BXSPCxx3MEF30K- xxxxxx CONFIGURED FROM Cree XSP Series Area/Street Luminaire, Double Module, Type III Medium, 3000K, F Input Power Designator 1 13433 1 1391 Cree Inc BXSPCxx3MEF40K-UL CONFIGURED FROM BXSPCxx3MEF30K- xxxxxx CONFIGURED FROM Cree XSP Series Area/Street Luminaire, Double Module, Type III Medium, 3000K, F Input Power Designator 1 13433 1 1390 Cree Inc XSPSM-D-HT-2ME-5L- 30K7-Ux-xx-N CONFIGURED FROM XSPSM-D-HT-2ME-5L- 40K7-UL-SV-N CONFIGURED FROM XSPSM LED Street/Area Luminaire - Small, 5L Lumen Package, Type II Medium Optic Distribution, 40k CCT, 70 CRI 1 5075 1 470 Cree Inc XSPMD-D-HT-2ME-12L- CONFIGURED FROM XSPLG LED 1 11475 1 95 222 E 4th Ave,
San Mateo, CA Designer 2.5 2.7 2.7 2.6 2.8 3.2 3.4 3.4 3.3 3.1 2.8 2.5 2.9 3.2 3.1 2.9 2.9 3.2 3.4 3.6 3.7 3.6 3.3 2.9 3.3 3.4 3.3 3.0 2.8 3.0 3.4 3.8 4.1 4.2 3.8 3.1 3.4 3.5 3.3 3.0 2.9 3.0 3.4 4.0 4.6 4.8 3.4 3.5 3.5 3.3 3.1 3.1 3.3 3.8 4.6 5.1 5.3 3.5 3.6 3.5 3.4 3.4 3.5 3.9 4.4 5.2 5.7 5.6 3.5 3.5 3.7 3.9 4.2 4.6 5.1 5.8 5.8 3.6 3.8 4.2 4.6 5.1 5.6 6.0 5.9 3.6 4.0 4.4 5.0 5.4 5.4 2.1 6.1 0.3 0.3 0.4 0.6 0.7 0.4 0.5 0.6 0.8 1.2 1.5 1.6 0.6 0.8 1.1 1.6 2.2 2.8 3.2 0.8 1.0 1.4 2.0 2.7 3.5 3.8 0.9 1.1 1.4 2.0 2.8 3.3 3.3 1.0 1.3 1.7 2.2 3.9 3.2 1.2 1.5 2.0 3.2 3.4 3.1 2.1 1.1 1.5 2.0 3.3 2.7 0.2 4.4 2.7 2.5 3.4 3.7 2.8 3.3 2.6 3.2 2.9 3.8 3.5 3.0 3.8 2.2 2.9 3.3 3.4 3.2 3.7 3.9 3.9 3.4 2.8 3.4 3.6 3.5 3.7 3.6 3.9 3.0 3.0 3.4 3.7 3.8 3.5 3.7 2.2 2.8 3.4 3.4 3.4 3.3 3.4 3.4 2.1 2.4 3.0 3.1 2.9 3.2 3.7 3.3 2.6 2.4 2.9 3.4 2.9 2.3 2.1 3.3 3.1 2.4 1.9 4.7 4.7 3.0 2.7 2.5 2.3 2.1 2.1 2.2 2.1 1.9 1.9 1.8 1.9 2.1 2.4 2.5 2.8 2.8 4.1 3.9 3.5 3.5 3.8 3.1 2.7 2.8 2.6 2.2 2.4 2.5 2.0 1.8 1.8 1.9 2.3 2.4 2.2 2.6 2.9 2.8 3.0 3.7 3.8 3.5 3.0 2.6 2.5 4.2 4.4 3.6 3.0 3.1 3.2 3.5 3.3 3.2 3.1 2.4 2.2 2.0 1.6 1.6 1.9 2.2 2.3 3.0 3.4 3.5 3.7 3.4 3.4 3.5 2.8 2.6 2.7 2.8 3.9 3.1 2.5 2.5 2.4 3.0 4.4 4.2 4.4 3.8 2.0 1.7 1.8 1.4 1.4 1.8 1.7 2.0 3.8 4.7 4.3 3.4 2.6 2.7 2.5 2.6 2.9 3.1 2.2 1.8 1.6 1.6 1.6 1.6 1.8 2.3 3.3 4.1 2.8 1.2 1.2 4.8 3.0 3.5 3.5 3.3 3.1 2.8 2.6 3.1 3.6 3.7 3.7 3.9 3.8 2.9 2.7 3.4 4.0 4.4 4.3 4.4 4.8 4.1 3.1 3.0 2.9 3.3 4.1 4.7 5.0 5.1 4.9 4.0 3.2 3.0 3.1 3.1 3.4 4.5 5.3 5.0 4.1 3.2 2.6 3.1 3.1 3.2 4.2 4.9 4.7 4.7 4.5 3.3 2.5 2.9 2.9 3.0 3.9 3.9 3.6 3.6 3.6 2.9 2.2 2.5 2.9 3.1 3.2 3.3 3.1 2.6 2.2 2.6 3.0 2.0 2.0 5.4 4.1 3.9 3.6 3.5 2.7 2.8 2.6 2.1 1.9 1.7 1.5 1.5 1.7 2.5 3.4 3.7 4.0 3.0 3.0 2.2 2.7 2.2 3.2 1.7 1.3 1.4 1.6 1.8 2.0 2.4 3.2 3.6 2.9 2.8 3.3 2.9 2.2 1.8 1.7 1.4 1.3 1.2 1.7 3.1 4.7 5.8 6.1 5.9 5.7 4.7 4.2 4.4 4.9 4.9 5.3 5.6 5.1 4.1 2.5 1.2 1.2 1.3 1.5 1.9 2.2 1.9 1.4 1.1 1.2 1.4 2.1 2.7 2.5 2.6 2.5 2.9 2.9 3.1 2.2 1.7 1.6 1.5 1.5 1.6 1.7 2.4 2.9 2.8 2.7 2.7 3.1 3.1 3.2 2.3 1.9 1.9 1.9 1.8 2.1 2.8 2.9 2.9 2.7 2.9 3.1 3.3 3.1 2.3 2.2 2.2 2.2 2.8 3.9 4.5 4.6 3.3 3.5 3.7 3.9 3.9 2.9 3.0 3.0 3.0 2.9 2.5 2.5 2.6 2.5 2.3 2.1 1.7 2.1 2.1 2.0 1.9 1.6 1.4 1.9 2.0 1.8 1.7 1.5 1.4 2.4 2.3 2.0 1.9 1.7 1.4 3.8 2.7 2.5 2.2 1.9 1.6 3.1 3.0 2.8 2.6 2.3 1.9 2.3 2.6 2.8 2.9 2.9 2.8 2.4 1.6 1.8 2.1 2.5 2.9 3.2 3.3 3.0 1.3 1.5 1.8 2.2 2.8 3.4 3.7 3.4 1.2 1.3 1.6 2.1 2.7 3.5 3.8 3.5 1.2 1.2 1.5 2.0 2.6 3.3 3.7 3.3 1.3 1.1 1.4 1.9 2.4 3.0 3.3 3.1 1.0 1.0 1.4 1.8 2.3 2.6 2.8 2.5 1.0 1.3 1.7 2.0 2.2 2.2 1.9 1.3 1.1 1.3 1.6 1.7 1.8 1.7 1.4 1.5 1.4 1.4 1.6 1.7 1.6 1.5 1.3 1.7 1.7 1.7 1.7 1.7 1.6 1.4 1.3 2.1 2.1 2.0 1.9 1.8 1.6 1.5 1.4 3.5 2.5 2.2 2.0 1.9 1.7 1.6 1.4 3.5 3.2 2.3 2.2 2.1 2.0 1.9 1.7 3.6 2.7 2.4 2.3 2.3 2.3 2.0 3.5 3.1 2.7 2.3 2.3 2.5 2.4 3.5 3.0 2.5 2.2 2.2 2.5 3.5 3.2 2.9 2.6 2.3 2.2 3.5 3.4 3.3 3.0 2.6 2.3 0.9 4.0 4.0 3.2 5.1 8.8 11.8 14.2 14.5 13.9 12.5 9.5 6.8 4.7 3.6 3.5 3.4 3.2 3.5 4.0 3.7 3.6 3.3 3.8 4.0 4.8 5.1 5.7 6.4 6.4 6.1 5.2 4.0 3.0 3.1 3.3 3.3 3.1 3.1 3.5 3.6 3.7 2.9 2.7 3.3 5.3 8.6 12.0 13.9 13.6 12.2 10.4 9.4 10.1 10.8 10.5 9.3 6.9 5.4 2.6 14.7 2.0 3.4 4.8 5.9 6.5 6.6 6.3 5.4 6.1 7.2 8.0 8.3 7.7 7.2 5.6 4.3 2.7 2.1 1.9 1.7 1.6 1.6 1.7 1.9 2.1 2.6 3.5 3.4 3.4 3.1 3.4 3.5 3.8 4.2 5.3 7.1 8.1 6.8 5.1 3.7 3.4 3.9 4.3 4.1 3.8 4.2 4.0 3.5 3.4 3.5 3.6 4.1 5.1 1.5 1.5 8.4 1.8 1.5 1.2 1.0 1.1 1.4 1.6 1.6 1.6 1.5 1.3 1.1 1.0 1.0 1.2 1.4 1.5 1.6 1.7 1.6 1.7 2.0 2.3 2.5 2.5 2.5 2.9 2.4 1.9 1.6 1.6 1.8 2.2 2.6 2.7 2.6 2.3 2.0 1.7 1.6 1.7 1.9 1.9 1.8 1.8 1.9 2.2 2.3 2.4 2.6 2.8 2.8 2.7 3.2 2.7 2.2 1.9 1.9 2.1 2.5 2.9 3.0 2.9 2.6 2.2 1.9 2.0 2.1 2.2 2.0 2.0 2.0 2.0 2.3 2.5 2.6 2.7 2.9 2.9 2.9 3.1 2.5 2.0 1.7 1.7 1.9 2.3 2.6 2.7 2.7 2.3 2.0 1.9 2.0 2.2 2.1 2.0 2.1 2.1 2.1 2.0 2.3 2.5 2.6 2.8 3.0 3.1 2.4 2.0 1.7 1.5 1.5 1.6 1.9 2.1 2.1 2.1 1.9 1.7 1.7 1.8 1.9 1.9 2.1 2.3 2.4 2.2 2.0 2.0 2.2 2.4 2.7 3.0 3.3 2.0 1.8 1.6 1.4 1.4 1.5 1.7 1.8 1.8 1.8 1.7 1.6 1.6 1.7 1.7 1.9 2.2 2.4 2.5 2.3 2.1 2.0 2.0 2.2 2.5 3.0 3.4 1.8 1.6 1.5 1.4 1.4 1.5 1.6 1.6 1.6 1.6 1.5 1.4 1.4 1.5 1.7 2.1 2.3 2.5 2.6 2.6 2.6 2.3 1.8 2.3 2.7 3.0 1.6 1.6 1.6 1.6 1.5 1.4 1.7 1.7 1.5 1.5 1.4 1.4 1.5 1.6 1.6 2.0 2.4 2.6 0.9 3.5 1.0 1.3 1.6 1.7 2.0 1.6 0.8 0.9 1.0 1.1 1.1 1.1 0.5 0.5 0.6 0.7 0.7 0.7 0.7 0.3 0.4 0.4 0.4 0.4 0.4 0.6 0.3 0.3 0.6 0.6 0.5 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.4 0.7 0.7 0.7 0.7 0.5 0.5 0.5 0.9 1.1 1.2 1.0 0.8 0.6 0.5 0.8 2.1 1.6 1.3 0.9 0.7 0.6 0.8 2.6 2.6 1.4 1.0 0.8 0.6 0.9 2.6 2.7 1.4 1.1 0.8 0.6 0.9 3.1 2.7 1.6 1.2 0.8 0.6 0.5 2.0 1.8 1.5 1.1 0.8 0.6 0.9 1.3 1.4 1.2 0.9 0.7 0.7 1.0 0.8 0.9 0.8 0.7 0.6 0.6 0.9 0.6 0.6 0.6 0.6 0.5 0.6 0.9 0.5 0.5 0.6 0.5 0.5 0.6 1.0 0.6 0.6 0.6 0.6 0.6 0.6 0.9 0.7 0.8 0.8 0.7 0.7 0.6 0.6 1.0 1.0 1.0 1.0 0.9 0.9 1.1 1.2 1.4 1.4 1.3 1.2 1.2 1.4 1.8 1.6 1.3 1.1 1.3 1.7 1.6 1.8 1.8 1.4 1.5 2.1 1.7 2.2 3.0 2.6 1.7 2.2 2.1 2.5 2.9 2.8 2.7 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 3.2 P1 @ 14' P1 @ 14' A @ 12' A @ 12' A @ 12' A @ 12'A @ 12'A @ 12' A @ 12'A @ 12'A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' A @ 12' P1 @ 14' B @ 12' B @ 12' B @ 12' P1 @ 14' C @ 30' D @ 30' E @ 30' F @ 30' II @ 30' HH @ 30' CC @ 30' Z @ 30' AA @ 30' BB @ 30' Y @ 27' O @ 30' N @ 30' M @ 30' L @ 30' J @ 30' H @ 30' P1 @ 14'P1 @ 14' P1 @ 14' P1 @ 14' P1 @ 14' P1 @ 14' P1 @ 14' P1 @ 14'P1 @ 14' P1 @ 14' P1 @ 14' JJ @ 30' NN @ 14' P1 @ 14' P1 @ 14' X @ 27' Statistics Description Symbol Avg Max Min Max/Min Avg/Min E. 4TH AVE - SIDEWALK 3.1 fc 6.1 fc 1.2 fc 5.1:1 2.6:1 E. 4TH AVE / S. B ST. 3.5 fc 5.4 fc 2.0 fc 2.7:1 1.8:1 E. 4TH AVE / S. ELLSWORTH AVE 3.8 fc 6.1 fc 2.1 fc 2.9:1 1.8:1 E. 5TH AVE - SIDEWALK 2.4 fc 4.6 fc 1.1 fc 4.2:1 2.2:1 E. 5TH AVE / S. B ST. 3.2 fc 4.7 fc 1.9 fc 2.5:1 1.7:1 S. ELLSWORTH AVE / E. 5TH AVE 1.8 fc 4.4 fc 0.2 fc 22.0:1 9.0:1 S. B ST. - SIDEWALK 6.6 fc 14.7 fc 2.6 fc 5.7:1 2.5:1 S. ELLSWORTH AVE - SIDEWALK 4.3 fc 8.4 fc 1.5 fc 5.6:1 2.9:1 S. B ST. - ROAD 2.7 fc 4.8 fc 1.2 fc 4.0:1 2.3:1 E. 4TH AVE - ROAD 2.3 fc 4.0 fc 0.9 fc 4.4:1 2.6:1 E. 5TH AVE - ROAD 1.0 fc 3.2 fc 0.2 fc 16.0:1 5.0:1 S. ELLSWORTH AVE - ROAD 2.0 fc 3.5 fc 0.9 fc 3.9:1 2.2:1 SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER 16010.00 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description A 2/14/20 Pre-Application Set EP-1SITE LIGHTING PHOTOMETRIC CALKS LIGHTING FIXTURE SCHEDULE TYPE SYMBOL TYPE / LOCATION MANUFACTURER / CATALOG NO. LAMPS WATTS VOLTAGE NOTES A LED POLE LIGHT LED 92W 120/277 LED DOWNLIGHT ALPHABET: NU6-QD-XTM19-13LM-30K-83-D70-120- DIM10-RET-WH-WH LED 14W 120/277 BP1 4' LED STRIP WILLIAMS: 75S-4-L50-835-DIM-UNV LED 33W 120/277 DIMMABLE, WET LISTED DIMMABLE, WET LISTED DIMMABLE, WET LISTED King Luminaire: K118-B3AR-IV-100(SSL) 145 of 1252
SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER 16010.00 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description A 2/14/20 Pre-Application Set EP-2LIGHT FIXTURE CUT SHEETS 146 of 1252
SHEET NUMBER ISSUES AND REVISIONS PROJECT NUMBER 16010.00 SCALE SHEET TITLE ARCHITECTS KORTH SUNSERI HAGEY 222 EAST 4TH LANE PARTNERS No. Date Description A 2/14/20 Pre-Application Set EP-3LIGHT FIXTURE CUT SHEETS 147 of 1252

MULTI-FAMILY RESIDENTIAL DATA FORM
NAME:
222 E. 4th Ave. Office, Retail
and Residential Planning
Application
PA:

PA 2021-071
ADDRESS:
222 East 4th Avenue
LOT SIZE:
49,478 SF (1.13 acre)
ZONING: CBD/R (Central
Business District/Residential
Mixed-Use Overlay)
APN:
034-176-050, -070, -080, -090

FLOOR AREA
Office:

Retail:

Residential:

Common Area/Other1
:

TOTAL FLOOR AREA:

Underground Parking:

PROPOSED
104,554 SF
17,658 SF
8,997 SF
21,324 SF
152,533 SF
80,519 SF (Excluded)

MAXIMUM ALLOWED
148,434 SF
FLOOR AREA RATIO (F.A.R.): 3.1 3.0
BUILDING HEIGHT: 74’-3” 88’ (AB 1743)
55’ – 75’ (General Plan)
SETBACKS/BUILD-TO LINE:

North Side (4th Ave): CBD
South Side (5th Ave): R6-D
East Side (B St.): CBD/R*
West Side (Ellsworth): CBD/R*
*/R overlay is not considered residential

PROPOSED
6’-10”
1’-0”
6’-0”
6’-0”

REQUIRED BY ZONING CODE
SB: 0’
SB: 0’
SB: 0’
SB: 0’
PARKING:

Office/Retail:

Retail:

Residential:

TOTAL PARKING:

PROPOSED
184 spaces
37 spaces
0 spaces
221 spaces

MINIMUM REQUIRED
171 spaces
37 spaces
0 spaces
182 spaces
LOADING SPACES: (1) 11’ x 25’-6” street
(1) 11 x 73’-3” street
(1) 11 x 28’-3” street
(3) 10’x25’ on-site spaces

BICYCLE PARKING
Office:

Retail:

Residential:

TOTAL BICYCLE PARKING:

Short Term
5 9
1 15
Long Term
10 1
10 21
Short Term

5.23 (1/20,000 sf)

8.82 (1/2,000 sf)

0.5 (0.05/unit)
15 Long Term

10.47 (1/10,000 sf)

1.47 (1/12,000 sf)
10 (1.0/unit)
21 OPEN SPACE - PUBLIC PROPOSED
2,070 SF

MIMIMUM REQUIRED
1,477 SF

COMMON USABLE OPEN

SPACE - RESIDENTIAL
1,515 SF 1,200 SF
FOOTNOTES:

1. Includes ground-floor parking, lobby, mechanical rooms, trash rooms, enclosed covered corridors, storage areas.
148 of 1252
Kittelson & Associates, Inc.

Technical Memorandum
This memorandum presents the findings of a parking study conducted for the 222 East 4th Avenue Project at the existing Draeger’s site in San Mateo, CA (Project). The Project is located within the Central Parking and Improvement District (CPID) and hence, requires a City-commissioned project-specific parking demand study.

The purpose of this study is to determine the peak parking demand for the Project. In lieu of using the City’s Municipal Code requirements for parking, this study demonstrates the parking demand based on ITE Parking Generation Manual, 5th Edition data adjusted to localized conditions and Urban Land Institute (ULI) Shared Parking methodologies, accounting for the land-use mix and for the ability to share parking throughout the day. This memorandum provides a summary of these three different parking methodologies that support the parking study findings.

PROJECT DESCRIPTION
The Project is proposing to replace the existing Draeger’s retail grocery store with 17,658 SF of retail space on the ground floor; 104,722 SF of office space on levels 2-4; and 10 residential units on level 5. The site plan also includes community open space and a loading zone on B Street. The project currently proposes 239 parking spaces throughout the surface-level parking lot and two levels of below-grade parking garage.

Figure 1 shows the proposed parking layout for the Project.

Access and Pedestrian Circulation: The below-grade parking spaces can be accessed through two stairs and three elevators that connect all the floors. The stairs and elevators are placed centrally to minimize the vehicle-pedestrian conflict in the parking garage.

Drive Aisles: The one-way drive aisles near the passenger parking stalls are 22-26 feet wide for the cars to maneuver in and out of the perpendicular parking stalls which exceed the City “Standard Drawings and Specifications” requirement of 22-24 feet wide parking aisle for one-way aisle along perpendicular parking1. The proposed parking layout conforms with the requirements mentioned in SMC 27.64.125(d).

Parking Stalls Dimensions: The project meets the minimum parking stalls dimension of 8 feet by 17 feet for compact spaces and 8.5 feet by 18 feet for standard parking spaces. 1 City of San Mateo Parking Standards: https://www.cityofsanmateo.org/DocumentCenter/View/8009/PW_Parking_StandardSpecifications?bidId= 155 Grand Avenue, Suite 505
Oakland, CA 94612
P 510.839.1742
April 19, 2022 Project# 24837.008
To: Wendy Lao, AICP
Associate Planner – Community Development
City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403
From: Mychal Loomis and Dhawal Kataria
RE: 222 East 4th Ave Project – Parking Study
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April 19, 2022 Page 2
222 East 4th Ave Project – Parking Study Project Description Kittelson & Associates, Inc.

Figure 1 Parking Layout Plans
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222 East 4th Ave Project – Parking Study Parking Requirements Kittelson & Associates, Inc.

Vehicle Clearance: The proposed vertical clearance is 13 feet for Level B1 and 10 feet for Level B2, which again exceeds the SMC 27.64.120(f) requirement of seven (7) foot clearance.

Affordable Housing Parking Reduction: Since the Project is located within a half-mile of a major transit stop, the state density bonus law exempts parking for 100% affordable projects. Therefore, the affordable housing portion of the project has zero drive-alone trips attributed to it for the purpose of this evaluation2.

PARKING REQUIREMENTS
Kittelson calculated the parking demand using the following three references:
 City of San Mateo Municipal Code Requirements
 ITE Parking Generation, 5th edition, released in January 2019  Urban Land Institute, Shared Parking Model, 3rd Edition, released in March 2020

STANDARD PARKING RATIO EVALUATIONS
Table 1 Parking Requirement Calculation as per Municipal Code, ULI Shared Parking Manual and ITE Parking Generation Manual
Land Use
(ITE Land
Use Code)
Size Unit
San Mateo Municipal Code ITE Parking Generation, 5th Edition ULI Shared Parking Manual
Type Requirement Number
of
Required
Spaces
Requirement Number of
Required Spaces
Requirement Number
of
Required
Spaces
Retail
Space
(850)

17.6 KSF
Employee 0.5 Stalls per
KSF GFA 9

2.09 Stalls per
KSF GFA 37

0.7 Stalls per
KSF GFA 13
Visitor 1.4 Stalls per
KSF GFA 25 2.9 Stalls per KSF GFA 52
Office
Space
(710)
104.7 KSF
Employee 2.4 Stalls per
KSF GFA 251

1.63 Stalls per
KSF GFA 171

3.15 Stalls
per KSF GFA 330
Visitor 0.2 Stalls per
KSF FGA 21 0.25 Stalls per KSF GFA 27
Total 306 208 422
Note: KSF – 1,000 Square Feet; GFA – Gross Floor Area
Table 1 shows the parking requirement for each land use using the City of San Mateo Municipal Code, ITE Parking Generation, 5th Edition and ULI Shared Parking Manual.

Per the SMC 27.64.100(a)(1), the minimum parking required for the proposed development is calculated as 306 parking spaces.

The latest ITE Parking Generation manual, 5th edition, estimates parking demand based on the location of a project. The Project is assumed to be in the ‘Dense Multi-use Urban’ location, which has lower average parking rates requirements than a ‘General Urban/Suburban Location’. The expanded database includes new and reclassified land uses such as affordable housing units. The minimum number of parking spaces 2 California Government Code § 65915
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222 East 4th Ave Project – Parking Study Parking Requirements Kittelson & Associates, Inc.
required as per the ITE Parking Generation, 5th edition, is 208. The ITE parking generation rates are based on survey of similar land uses and does not provide different parking ratios for employees and visitors.

ULI Shared Parking Model, 3rd edition, parking ratios are based on the ITE Trip Generation manual 5th but assume that the project is located in general urban/suburban location. The initial minimum number of parking spaces required under the model is 422. However, the ULI database adds information on different user types (employees and visitors), time-of-day patterns, and day-of-week patterns. Because of this additional information, the ULI Shared Parking Model helps in estimating the parking requirements for mixed-use projects such as this project. The model considers that while each land use generates demand for a certain number of parking spaces, these parking demands fluctuate hour-by-hour and day-by-day and shared parking between land uses can minimize the amount of space and resources devoted to parking. Additionally, the ULI Shared Parking Model allows for nonvehicular mode (trips such as walking, biking, transit, and rideshare) and internal trip capture (trips between land uses internal to the site, between office and retail for instance) adjustments to be made for mixed-use developments to account for trips generated by the site that do not require parking.

Comparing the three methods, it appears that the ITE Parking Generation is the most suitable method to estimate the number of required parking spaces for the project context. However, additional information from the ULI Shared Parking Manual should also be applied to evaluate how the mix of uses will interact throughout a typical day to determine shared parking demand.

SHARED PARKING EVALUATION
The ITE parking requirements calculated above assumes individual use and does not account for the reduction of parking due to shared parking, alternate modes, or internal capture. This section expands on the baseline parking rates to evaluate internal capture, parking by user type and time-of-day and resulting parking demand.

Internal Trip Capture
Kittelson utilized the NCHRP Report 684: Enhancing Internal Trip Capture Estimation for Mixed-Use Developments tool to estimate the number of internal trips that will be generated through mixed-use development. Typically, the tool is used to estimate peak hour internal capture percentages. Kittelson adjusted the tool to obtain weekday daily estimates. Appendix 1 shows the NCHRP Internal Trip Capture calculations for the project.

These assumptions reduce overall parking demand due to trips that do not require a vehicle to leave the site and are applied to the base parking ratios to estimate the adjusted number of parking spaces required. Parking rates and adjustment percentages are summarized in Table 2.

Table 2 Parking Requirement Calculation as per ULI Shared Parking Model Land Use Size Unit Weekday Peak
Ratio
Requirement
(Visitor +
Employees)
Number of
Required
Spaces
Internal
Trip
Capture
Adjusted
Number
of
Required
Spaces
Retail Space 17.6 KSF 2.09 Stalls per KSF
GFA 37
13%
33 Office Space 104.7 KSF 1.63 Stalls per KSF
GFA 171 149
Total 208 182
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222 East 4th Ave Project – Parking Study Parking Requirements Kittelson & Associates, Inc.

Note: KSF – 1,000 Square Feet; GFA – Gross Floor Area
Mode Adjustment
Given the location, the Project is estimated to have higher trips by walking, bicycling and transit than rest of the City. The San Mateo Downtown Caltrain Station is located 0.3 miles from the Project and will be a major alternative to driving for the visitors and employees. SamTrans also operates two bus routes – 59 and 295 on the East 4th Avenue providing connections to
Redwood City, Belmont, Hillsborough, and
Foster City. Route 59 is a School Days Only
Route which operates only on Tuesdays and
Thursdays primarily providing connection to
Aragon High School. Route 295 runs along El
Camino Real and Alameda connecting
major Caltrain Transit Stations along the
route. Effective January 16, 2022, the bus
operates from 6 am to 6 pm at a frequency
of one bus every two hours3. The Project also
provides a loading zone on B Street that
could be utilized for drop-off and pick-up as
shown in Figure 2.

Due to the lack of reliable data, the impact on required number of parking spaces due to mode adjustment cannot be estimated without surveying additional nearby locations. However, it is relevant to acknowledge these connections that help reduce parking demand and confirm a dense multi-use urban environment is appropriate assumption for the project.

Time-of-Day Needs
Different land-uses have varying parking demand across the day, the ULI Shared Parking Model provides the time-of-day rates for each land uses to estimate the staggered peak or to identify the peak parking period. Ratio of employee and visitor demands were applied to the ITE rates to estimate the parking user type. Table 3 shows the time-of-day factors for the weekday. It is observed that retail and office use will not have 100 percent occupancy for the same hour.

Table 3 Time-of-Day Factors for Weekday Demand
Land Use Type 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Retail Space
Employee 100% 100% 80% 50% 35% 20% 15% 15% 10% 0%
Visitor 100% 100% 100% 85% 55% 35% 30% 30% 10% 0%
Office Employee 40% 20% 10% 5% 0% 0% 0% 0% 0% 0%
3 Source: SamTrans, 2022: https://www.samtrans.com/schedulesandmaps/maps.html Land Use Type 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM Retail Space
Employee 20% 30% 40% 80% 90% 100% 100% 100% 100%
Visitor 5% 20% 30% 50% 60% 67% 85% 90% 95%
Office
Employee 0% 20% 60% 80% 90% 100% 90% 80% 60%
Visitor 0% 20% 60% 80% 90% 100% 90% 80% 60%
Figure 3 Loading Zone rendering at B-Street
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222 East 4th Ave Project – Parking Study Parking Requirements Kittelson & Associates, Inc.

Visitor 40% 20% 10% 5% 0% 0% 0% 0% 0% 0%
Source: ULI Shared Parking Manual, 3rd edition
Reviewing the employee percent assumptions for retail space throughout the day, an adjustment was made to better reflect anticipated employee demand for a grocery store that is operating from 7:00 AM to 9:00 PM. When calculating demand, the retail employee percent was changed to 100% between 6:00 AM and 10:00 PM.

Table 4 provides the resulting weekday parking demands by hour and Figure 3 illustrates it in graph format.

The peak hour parking demand for the Project occurs at 11 AM with a peak demand of 173. The projected parking demand does not exceed the parking supply of 239 spaces throughout the day. The peak number of parking spaces by user is summarized below.
 Retail employees: 6 spaces (all day)
 Retail visitors: 27 spaces (3:00 – 6:00 PM)
 Office employees: 138 spaces (11:00 AM)
 Office visitors: 11 spaces (11:00 AM)
Table 4 Time-of-Day Weekday Demand
Land Use Type 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM Retail Space
Employee 6 6 6 6 6 6 6 6 6
Visitor 1 5 8 14 16 18 23 24 26
Office
Employee 0 28 83 110 124 138 124 110 83
Visitor 0 2 7 9 10 11 10 9 7
Land Use Type 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Retail Space
Employee 6 6 6 6 6 6 6 6 1 0
Visitor 27 27 27 23 15 9 8 8 3 0
Office
Employee 55 28 14 7 0 0 0 0 0 0
Visitor 4 2 1 1 0 0 0 0 0 0
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222 East 4th Ave Project – Parking Study Bicycle Parking Kittelson & Associates, Inc.

Figure 4 Weekday Parking Demand by Hour

BICYCLE PARKING
SMC 27.64.262 requires all new development to provide short-term and long-term bicycle parking facilities.

This would require the project to provide 15 short-term and 21 long-term bicycle spaces. The bicycle storage space is located near the entrance on S. Ellsworth Avenue and provides more than the required number. Table 4 provides a summary of required and proposed bicycle parking for both short and longterm.

Table 5 Proposed and Required Bicycle Parking
Land Use Size Unit Short-Term
Bicycle
Parking
Requirement
Long-Term
Bicycle
Parking
Requirement
Required
Number
of ShortTerm
Spaces
Required
Number
of LongTerm
Spaces
Proposed
Number
of ShortTerm
Spaces
Proposed
Number
of LongTerm
Spaces
Retail Space 17.6 KSF 1 per 2 KSF 1 per 12 KSF 9 1 12 1 Office Space 104.7 KSF 1 per 20 KSF 1 per 10 KSF 5 10 5 10 Affordable Housing 10 DU 0.05 per unit 1 per unit 1 10 0 10 15 21 17 21
0 50
100
150
200
250
300
6 AM7 AM8 AM9 AM
10 AM11 AM
12 PM
1 PM2 PM3 PM4 PM5 PM6 PM7 PM8 PM9 PM
10 PM11 PM
12 AM
Number of Parking Spaces
Retail Employee Retail Visitor Office Employee Office Visitor Proposed Parking Supply 155 of 1252
April 19, 2022 Page 8
222 East 4th Ave Project – Parking Study Conclusion and Recommendations Kittelson & Associates, Inc.

CONCLUSION AND RECOMMENDATIONS
Based on the ITE Parking Generation ratios for a dense multi-use urban location, the Project is expected to generate a parking demand of 208 parking spaces. The demand would be less than the proposed supply by 31 parking spaces.

Applying internal capture and ULI Shared Parking Model information on time of day, the Project is expected to generate a peak parking demand of 173 parking spaces during weekdays around 11 AM. The peak number of parking spaces required by user is summarized below.  Retail employees: 6 spaces (all day)
 Retail visitors: 27 spaces (3:00 – 6:00 PM)
 Office employees: 138 spaces (11:00 AM)
 Office visitors: 11 spaces (11:00 AM)
Kittelson concludes that the parking provided by the applicant is sufficient and would meet the parking demand needs for the proposed project. The projected demand will not exceed the proposed parking supply throughout the day. The project also provides more than the required number of short-term and long-term bicycle parking.
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222 East 4th Ave Project – Parking Study Appendix 1 NCHRP Internal Trip Capture Estimation Kittelson & Associates, Inc.

APPENDIX 1 NCHRP INTERNAL TRIP CAPTURE ESTIMATION
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Project Name: Organization:

Project Location: Performed By:

Scenario Description: Date: 20-Mar-22
Analysis Year: Checked By:

Analysis Period: Date:

ITE LUCs1 Quantity Units Total Entering Exiting
Office 710 105 KSF 1134 567 567
Retail 850 18 KSF 1652 826 826
Restaurant 0
Cinema/Entertainment 0
Residential 223 10 DU 4 2 2
Hotel 0
All Other Land Uses2 0
Total 2790 1395 1395
Veh. Occ. % Transit % Non-Motorized Veh. Occ. % Transit % Non-Motorized Office 1.30 12% 3% 1.30 12% 3%
Retail 1.30 12% 3% 1.30 12% 3%
Restaurant
Cinema/Entertainment
Residential 1.00 12% 3% 1.00 12% 3%
Hotel
All Other Land Uses2
Office Retail Restaurant Residential Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
Office Retail Restaurant Residential Hotel
Office 206 0 0 0
Retail 29 0 0 0
Restaurant 0 0 0 0
Cinema/Entertainment 0 0 0 0 0
Residential 0 0 0 0
Hotel 0 0 0 0
Total Entering Exiting Land Use Entering Trips Exiting Trips All Person-Trips 3,626 1,813 1,813 Office 4% 28%
Internal Capture Percentage 13% 13% 13% Retail 19% 3%
Restaurant N/A N/A
External Vehicle-Trips3 2,066 1,033 1,033 Cinema/Entertainment N/A N/A External Transit-Trips4 378 189 189 Residential 0% 0%
External Non-Motorized Trips4 94 47 47 Hotel N/A N/A
NCHRP 8-51 Internal Trip Capture Estimation Tool
Table 1-A: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate) 0 0
Cinema/Entertainment
Development Data (For Information Only )
0 0
0 Estimated Vehicle-Trips Land Use
222 East 4th Avenue Project
Table 2-A: Mode Split and Vehicle Occupancy Estimates
Table 4-A: Internal Person-Trip Origin-Destination Matrix* Destination (To) Origin (From)
Origin (From) Destination (To)
Cinema/Entertainment
Land Use Entering Trips Exiting Trips
Table 3-A: Average Land Use Interchange Distances (Feet Walking Distance) Estimation Tool Developed by the Texas Transportation Institute Table 5-A: Computations Summary Table 6-A: Internal Trip Capture Percentages by Land Use 2 Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator 3 Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A 1 Land Use Codes (LUCs) from Trip Generation Informational Report , published by the Institute of Transportation Engineers. 4 Person-Trips
*Indicates computation that has been rounded to the nearest whole number.

San Mateo, CA
Weekday
Kittelson & Associates, Inc.

Dhawal Kataria
2022
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June 15, 2022
Via Email
Wendy Lao, Associate Planner
Planning Division, Community Development Department
City of San Mateo
330 West 20th Avenue
San Mateo, CA 94403
Re: 222 E. 4th Avenue, San Mateo – Density Bonus Law Project Dear Ms. Lao,
This correspondence revises and supplements applicant Lane Partners’ March 24, 2021, July 10, 2021, February 8, and April 28, 2022 correspondence to you regarding the application of the state Density Bonus Law to the project. This correspondence is in response to comments and questions from City Staff set forth in its , 2022 incompleteness letter. Except as revised herein, the content of the April 28 letter is unchanged.

Your cover letter states that “there may be additional information requested by the Development Review Board, Planning Commission, or City Council during the review process.” Please note that open-ended information requests cannot serve as a basis to determine that a development application is incomplete. (Gov. Code, § 65943.) Following the submission by applicant, the City must determine the application to be complete.

A. Density Bonus
The project’s ten rental residential units will be available to lower income households (80% AMI), thus Lane Partners submits that the project automatically qualifies for a density bonus of up to 80% above the maximum allowable residential density of an FAR of 3.0.1 However, we recognize that the City requires a waiver to exceed the 3.0 FAR, so the project’s increase to a 3.1 FAR is addressed in the development waiver section (D) below.

B. AB 1763 Automatic Height Increase
Because the project will provide 100% of the residential units to lower income households and is located within a half-mile of a major transit stop, AB 1763 mandates that the project receive a building height increase of up to three additional stories or 33 feet.1 This point was confirmed by Staff in its September 14, 2021 Agenda Report. At this point, the project seeks only a height increase from four to five stories, which is necessary to accommodate the project’s affordable units.
1 Gov. Code § 65915(d)(2)(D).
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C. Requested Incentives
Per the amendments to the DBL enacted by AB 1763, the project is entitled up to four incentives.2Under the DBL, the definition of an “incentive” includes, but is not limited to, a reduction in site development standards or a modification of zoning code requirements, or other regulatory incentives proposed by the developer, that result in identifiable and actual cost reductions to provide for affordable housing costs.3
A local agency must grant the incentive request unless it can make a written finding, based on substantial evidence, that: (1) the incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs; (2) the incentive would have a specific, adverse impact on the public health, safety, or physical environment or upon an historical resource; or (3) would be contrary to state or federal law.4 We submit that none of those findings can be made in this case.

As we have discussed with Staff, recent case law confirms that an applicant is not required to establish that the requested incentive will result in cost reductions. In Schreiber v.

City of Los Angeles (2021) 69 Cal.App.5th 549, 555, the court explained that there is a presumption that an incentive will result in cost reductions and that an applicant “is not required to establish that cost reductions will result.” Instead, a city must approve the request unless it makes one of the written findings set forth in Section 65915(d)(1). (Ibid.) “By requiring the city to grant incentives unless it makes particular findings, the statute places the burden of proof on the city to overcome the presumption that incentives will result in cost reductions.” (Id. at 556.) As such, a city is “not required to make an affirmative finding that the incentives would result in cost reductions, or to cite evidence to establish a fact presumed to be true.” (Id. at 560.) That said, Lane Partners provides additional information in response to the City’s requests, with the expectation that the City will refrain from seeking information beyond what is legally required.

Therefore, Staff’s claims in Item 6 that applicant must provide further information to demonstrate an ”identifiable and actual cost reduction” are not warranted. Applicant has provided more than what is required under the Schreiber case, and there is no basis upon which the City can claim that additional information is necessary in order to determine application completeness. If you have not yet reviewed the Schreiber case, please do so and consider modifying your policies accordingly.

In light of the City Council’s recent direction to eliminate the concept of a bike lane along B Street, and as requested in Item 6.f of your letter, we are eliminating the second incentive request identified in our April 28 letter, and seek only the incentive immediately below. 2 Ibid. The project’s eligibility for four incentives is recognized in the September 14, 2021 Agenda Report.

In our October 27 correspondence, we requested an incentive regarding the City’s onsite parking requirements. Per the amendments to Government Code section 65915(p)(3) effective January 1, 2021, we request that the City not impose any vehicular parking standards upon the project. As such, an incentive is no longer necessary for relief from a city’s parking standards. 3 Gov. Code § 65915(k).
4 Gov. Code § 65915(d)(1).
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The incentive seeks partial relief from the retail frontage requirements set forth in Zoning Code section 27.38.110. As depicted in the Downtown Area Plan’s “Required Retail Frontage Zones” map (Fig. 11), the project site is required to establish retail or similar uses along its South Ellsworth Avenue, East 4th Avenue, and South B Street frontages. Our incentive request is to except the retail requirement along the S. Ellsworth Avenue and S. B Street frontages of the project site. Due to the location of the project’s parking garage, office and residential lobbies, bike storage, and trash rooms, the minimum 75% retail frontage requirement along these two frontages cannot be met. This requested modification of the City’s Zoning Code requirements would result in actual project cost reductions that would help offset the costs of providing the affordable housing units. It is widely recognized that the economic effects of the Covid-19 pandemic include the devastation of the urban retail sector. Requiring the project to comply with Section 27.38.110 would make the project economically infeasible to construct and operate.

Reducing the retail requirement from three frontages to one would yield cost savings to help offset the costs of providing the affordable units. The costs associated with the build out of shell retail space would greatly exceed the cost of providing grade level parking stalls for the project.

Although not related to the cost saving issue, it is worth considering that removal of some or all of the grade level parking will impair customer access to Draeger’s. We will maintain pedestrianfriendly ground floor frontages along S. Ellsworth Avenue and B Street. (The project design contemplates typical retail and a transparent office lobby along S. Ellsworth and typical retail and the affordable residential lobby along B Street.) Please note that the project will provide retail frontages of 47% along South B Street and 47% along South Ellsworth Avenue.

While we believe that the request above is better suited as an incentive rather than a development standard waiver, Lane Partners reserves the right to change the incentive request into a waiver request in response to further comments from the City. Zoning Code section

27.38.110 regarding retail frontage constitutes a development standard to which Section 65915(e) of the DBL may be applied. Development standard waivers are discussed in the section immediately below.

D. Requested Development Standard Waivers
Regarding development standard waivers, they are unlimited, and AB 1763’s partial limitation on waivers is restricted to situations involving the use of waivers from maximum density controls, which is not applicable here.

As with incentives, recent case law has clarified the legal principles regarding waivers.

The Schreiber case confirms that a city may refuse a request to waive or reduce development standards only if it makes written findings that the waiver or reduction would have a specific adverse impact on the public health or safety. (Id. at 556; Gov. Code § 65915(e)(1).) In addition, another new case upholding a city’s approval of a density bonus project confirmed that waivers are based on the project as proposed by the developer: “even if we assume the Project as designed is inconsistent with some of the City’s design standards, the Density Bonus Law would preclude the City from applying those standards to deny this project.” (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.) Therefore, a local agency may not respond to a 161 of 1252
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waiver request that a project could be redesigned to avoid the need for a waiver. (Id. at 774-775 [rejecting argument that the project “could have been built more horizontally” to comply with design standards.”].)
Also, please note that Staff’s request that the applicant articulate a connection between the waiver and the project’s proposed density is not a DBL requirement. The DBL provision regarding waivers provides: “an applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section,” (Gov. Code, § 65915(e)(1).) Thus, what some cities refer to as the “bonus project” may seek waivers or reductions of local development standards that are in conflict with that project. In this case, the project’s dimensions are clear, and the City’s development standards that would otherwise preclude the development of the project as proposed are set forth below. There is no requirement in the statute or the case law that an applicant provide the granularity requested in your letter. As with incentives, and in the spirit of cooperation with the City, Lane Partners has provided the City with information in response to Staff’s request for a greater showing of connectivity.

Despite applicant’s provision of additional information, Item 6.c of your letter claims that further information is necessary to qualify for the requested waivers. Please note that, for the reasons set forth above, there is no justification to demand further information. As explained in Bankers Hill, “a city must offer a waiver or reduction of development standards that would have the effect of physically precluding the construction of a development at the density, or with the requested incentives, permitted by the Density Bonus Law.” (74 Cal.App.5th at 770.) We have made a prima facie showing of same. In addition, “unless one of the statutory exceptions applies, so long as a proposed housing development project meets the criteria of the Density Bonus Law by including the necessary affordable units, a city may not apply any development standard that would physically preclude construction of that project as designed, even if the building includes ‘amenities’ beyond the bare minimum of building components.” (Id. at 775.) Again, the project meets the threshold affordability requirement under the DBL, thus the City cannot apply any development standards that would preclude construction of the project. In other words, even if Lane Partners did not affirmatively request any waivers, 5the City is prohibited from imposing any development standards that would physically preclude construction of the project (unless the City makes a finding that the waiver would have a specific, adverse impact on the public health or safety). (Gov. Code, § 65915(e)(1).) The project’s development standard waivers that are identified at this point of the entitlement process are as follows:
• City Code section 27.38.080 limits structures in the CBD zoning district to the maximum bulk limits in Chapter 27.40. In order to accommodate the new 5 If an applicant requests a waiver, however, and it the local agency wrongfully denies it, the court will award attorney’s fees to the applicant. (Ibid.)
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residential units, the project will exceed the bulk standards set forth in Section

27.40.030, which, if applied, would physically preclude development of the project. Please see Exhibit A, attached hereto, which depicts the project’s exceedance of the codified maximum bulk limits.
• City Code section 27.38.100(a) requires new developments to be built to the property line to a minimum height of 26 feet, up to the maximum height as permitted in the street wall area or to the maximum height permitted for parcels outside the street wall area, except where a setback is required to meet ground floor open space requirements or where a setback buffer is required adjacent to a residential district pursuant to the Building Height and Bulk Plan in the Downtown Plan. Should Staff determine that this development standard applies to the project’s street wall areas, the project cannot meet this standard because the building must be set back from the property line in order to provide the sidewalk widths required by the City's Pedestrian Master Plan. Therefore, application of this standard would therefore physically preclude development of the project. Please see Exhibit B, attached hereto.
• City Code section 27.38.100(b) requires at least 75% of a project’s building line to be built to the property line. The project will not meet this requirement along its Ellsworth frontage (70% of the building line is built to the property line) as the project is designed to provide a large public plaza in this area which is designed to engage the community and activate the pedestrian realm. Without the requested waiver, this development standard would physically preclude development of the project. Please see Exhibit C, attached hereto. When considering this waiver request please note the following from the Bankers Hill case (at p. 775): “nothing in the Density Bonus Law ‘requires the applicant to strip the project of amenities, such as an interior courtyard, that would require a waiver of development standards. Standards may be waived that physically preclude construction of a housing development meeting the requirements for a density bonus, period.’”
• Sidewalk width requirements on B Street and 5th Avenue are required to meet sidewalk type A10 in Appendix A of the Pedestrian Master Plan. The project cannot meet this requirement along the B Street frontage due to the proposed loading zone configuration on B Street, nor can it meet the 8-foot Through Zone requirement along the 5th Avenue frontage. Please see Sheet L-200 of our plan set that illustrates where the project’s required streetscape improvements would otherwise conflicts with the A10 standards. As shown in these plans, compliance with either of these development standards would physically preclude construction of the project because the project could not comply with the applicable setback requirements that would reach further into the parcel due to these frontage requirements.
• City Code section 27.71.120 requires street trees to be planted along public street at a spacing not to exceed 30 feet except to allow for utilities, street 163 of 1252
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furnishings and driveways. The project can only partially meet this requirement along the B Street frontage due to the loading zone configuration on B Street.

Please see Sheet L-100 of our plan set. Full compliance with this development standard would physically preclude construction of the project, thus a reduction of this standard is necessary.
• As noted in Section A above, Lane Partners submits the project’s FAR increase from 3.0 to 3.1 as a waiver request, per your direction.6It is self-explanatory that without this FAR increase, the project could not be constructed as proposed, thereby meeting the criterion for a waiver request. This FAR increase is necessary to accommodate the project’s residential units.

Lane Partners reserves its rights to seek additional waivers or reductions from otherwise applicable development standards that would preclude development of the project that may arise as a result of the entitlement process.

We look forward to working with Staff on our proposed project and should you have any questions or please do not hesitate to contact me.

Regards,
Marcus Gilmour
6 The September 14, 2021 Agenda Report also recognizes that the “larger floor area ratio may be permitted as a density bonus waiver as requested by the applicant.” 164 of 1252
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EXHIBIT A
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EXHIBIT B
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EXHIBIT C
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Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
Three Embarcadero Center, 12th Floor | San Francisco, CA 94111-4074 Telephone: 415.837.1515 | Facsimile: 415.837.1516
www.allenmatkins.com
David H. Blackwell
E-mail: [email protected]
Direct Dial: 415.273.7463 File Number: 390677.00001/4894-1159-6076.2 Los Angeles | Orange County | San Diego | Century City | San Francisco Allen Matkins
Via Electronic Mail
August 1, 2022
Wendy Lao, AICP
Associate Planner
Community Development Department
330 W. 20th Avenue
San Mateo, CA 94403
[email protected]
Re: 222 E. 4th Avenue, San Mateo - Density Bonus Law Project Dear Ms. Lao:

This correspondence incorporates and supplements applicant Lane Partners’ June 15, 2022 correspondence regarding the application of the state Density Bonus Law (Gov. Code § 65915) to the above-referenced project. During my telephone conversation last week with you and Assistant City Attorney Mazarin Vakharia, I agreed to provide additional information that you requested regarding the project’s requested incentive and development standard waivers. For brevity, this letter incorporates by reference the contents of the June 15 correspondence on this topic, yet restates certain contents of that letter herein to emphasize certain points.

One of those points already raised in the June 15 letter and reiterated during our conference call, but worthy of repeating here, is that it is important to recognize that although Lane Partners is providing this additional information in the spirit of cooperation and to move this project forward, recent case law makes it quite clear that this information is not necessary for the City to approve the incentive and waiver requests. Schreiber v. City of Los Angeles (2021) 69 Cal.App.5th 549, 555, emphasizes that there is a statutory presumption that an incentive will result in actual cost reductions and that an applicant is not required to establish that cost reductions will result.

Similarly, a waiver request must be granted if the development standard would otherwise physically preclude development of the project as proposed. As the state Department of Housing and Community Development recently advised another local agency, “the courts have made it very clear that if a project qualifies under [the Density Bonus Law], and if waivers are needed to physically allow that project to go forward with the incentives and concessions granted, the waivers must be granted.” (1/20/22 Notice of Violation to City of Encinitas.) 168 of 1252
Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
Wendy Lao, AICP
August 1, 2022